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Home My WebLink About06-05-2023 ARC Agenda Packet Architectural Review Commission AGENDA Monday, June 5, 2023, 5:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo The City of San Luis Obispo has returned to in-person meetings. Zoom participation will not be supported. For those attending in-person, City facilities will be at limited capacity and masks are strongly recommended. INSTRUCTIONS FOR PUBLIC COMMENT: Public Comment prior to the meeting (must be received 3 hours in advance of the meeting): Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401. Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting. Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to members, however, submissions received after the deadline will not be processed until the following day. Public Comment during the meeting: Meetings have returned to an in-person format. To provide public comment during the meeting, you must be present in the Council Chambers. Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation are encouraged to provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at cityclerk@slocity.org or (805) 781-7114. Pages 1.CALL TO ORDER Vice Chair Pineda will call the Regular Meeting of the Architectural Review Commission to order. 2.OATH OF OFFICE On March 21, 2023, the City Council approved the annual appointment to City Advisory Bodies, which re-appointed Kelley Abbas to an additional 4-year term and John Carrion to a new 4-year term to the Architectural Review Commission, commencing April 1, 2023. Deputy City Clerk Kevin Christian will administer the Oath of Office to newly-appointed Commissioner, John Carrion. 3.ELECTION OF CHAIR AND VICE CHAIR As required by the Architectural Review Commission Bylaws, hold the annual election of Chair and Vice Chair to a one-year term. 4.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. 5.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. 5.a CONSIDERATION OF MINUTES - NOVEMBER 14, 2022 ARCHITECTURAL REVIEW COMMISSION MINUTES 5 Recommendation: To approve the Architectural Review Commission Minutes of November 14, 2022. 6.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. 6.a 1440 HIGUERA ST. (ARCH-0542-2022) CONSTRUCTION OF A NEW RESIDENTIAL BUILDING TO CREATE A MIXED-USE PROJECT 9 Recommendation: Provide direction to the applicant regarding application of Community Design Guidelines to the proposed project, particularly those pertaining to transitions between the street and a project, definition of building entries, proportion and balance of building form, and reduction of apparent mass through horizontal or vertical articulation. 7.COMMENT AND DISCUSSION 7.a STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Senior Planner Rachel Cohen. 8.ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for June 19, 2023 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. 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) 781-7114 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, under the Public Meeting Agendas web page: https://www.slocity.org/government/mayor- and-city-council/agendas-and-minutes. Meeting video recordings can be found on the City’s website: http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl erk 1 Architectural Review Commission Minutes November 14, 2022, 5:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Architectural Review Commissioners Present: Commissioner Kelley Abbas, Commissioner Robert Arens, Commissioner Jacob Domine, Vice Chair Brian Pineda Architectural Review Commissioners Absent: Commissioner Michael Clark, Commissioner Michael DeMartini, Chair Ashley Mayou City Staff Present: Senior Planner Rachel Cohen, Deputy City Clerk Kevin Christian _____________________________________________________________________ 1. CALL TO ORDER A Special Meeting of the San Luis Obispo Architectural Review Commission was called to order on November 14, 2022 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Vice Chair Pineda. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT 3.a CONSIDERATION OF MINUTES - OCTOBER 17, 2022 ARCHITECTURAL REVIEW COMMISSION MINUTES Motion By Commissioner Arens Second By Commissioner Domine To approve the Architectural Review Commission Minutes of October 17, 2022. Ayes (3): Commissioner Arens, Commissioner Domine, and Vice Chair Pineda Abstained (1): Commissioner Abbas (abstentions count as yes votes per Advisory Body Bylaws) Absent (3): Commissioner Clark, Commissioner DeMartini, and Chair Mayou CARRIED (4 to 0) Page 5 of 37 2 4. PUBLIC HEARINGS 4.a 2730 MCMILLAN AVE. REVIEW OF A FOUR-STORY MIXED-USE DEVELOPMENT CONSISTING OF 44 RESIDENTIAL UNITS, 490 SQUARE FEET OF COMMERCIAL SPACE, A SIGN PROGRAM, AND SITE IMPROVEMENTS. THE PROJECT IS SUBMITTED UNDER SB 330 AND INCLUDES A DENSITY BONUS REQUEST. Associate Planner Hannah Hanh presented the staff report and responded to Commission inquiries. Applicant representative, Thom Jess, Arris Studio Architects, provided a brief overview of the project and responded to questions raised. Vice Chair Pineda opened the Public Hearing Public Comments: None --End of Public Comment-- Vice Chair Pineda closed the Public Hearing Motion By Vice Chair Pineda Second By Commissioner Domine Find the project consistent with the Community Design Guidelines and Sign Regulations and recommend approval of the project to the Community Development Director with the following considerations:  Improve proposed fencing along the northeast property line to provide security and screening of the railroad tracks  Add architectural elements to break up the proposed stucco walls on the north and east elevations that are not street-facing Ayes (4): Commissioner Abbas, Commissioner Arens, Commissioner Domine, and Vice Chair Pineda Absent (3): Commissioner Clark, Commissioner DeMartini, and Chair Mayou CARRIED (4 to 0) Page 6 of 37 3 5. COMMENT AND DISCUSSION 5.a CONTINUED REVIEW OF THE 2023-2025 ARCHITECTURAL REVIEW COMMISSION GOAL-SETTING AND THE FINANCIAL PLAN/BUDGET PROCESS Senior Planner Rachel Cohen reviewed the past meeting discussion on setting commission goals, reviewed the 2019-2021 goals and provided direction and feedback to Commission inquiries. By consensus, the Commission agreed on the following goals for the 2023-2025 fiscal year: Expand the City Design Guidelines to provide additional design requirements for more types of residential developments to include standards and definitions for:  Specific types of residential developments (single family, duplexes, triplexes, multifamily, mixed-use, etc.).  Overall Site Design (parking areas, outdoor spaces, landscaping, pedestrian access, lighting, privacy, etc.).  Transitions between residential and commercial zones and high- density residential and low-density residential zones.  Conversion of commercial buildings into residential development.  And include images and reference photos. Complete a comprehensive update of the Community Design Guidelines for commercial development and other design guidelines including:  Strengthen and more clearly define guidelines for storefronts and windows in commercial areas to maintain transparency and prevent the installation of opaque film and interior signs and displays that obstruct views into stores.  Update CDG for neighborhood compatibility to address transitions between neighborhood commercial development and adjacent residential neighborhoods (LUCE §3.5.7.9).  Overall site design (pedestrian scale, walkability, bicycle infrastructure, outdoor spaces, landscaping, etc.)  Include more images and reference photos to highlight guideline language. Page 7 of 37 4 5.b STAFF UPDATES AND AGENDA FORECAST Senior Planner Rachel Cohen provided an update of upcoming projects and Deputy City Clerk Kevin Christian informed the commission that the City's Annual Advisory Body recruitment begins in late November. 6. ADJOURNMENT The meeting was adjourned at 6:23 p.m. The next Regular Meeting of the Architectural Review Commission is scheduled for December 5, 2022 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. _________________________ APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2023 Page 8 of 37 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: CONSTRUCTION OF A NEW RESIDENTIAL BUILDING TO CREATE A MIXED-USE PROJECT (ARCH-0542-2022) BY: Walter Oetzell, Assistant Planner FROM: Rachel Cohen, Senior Planner Phone Number: (805) 781-7593 Phone Number: (805) 781-7574 Email: woetzell@slocity.org Email: rcohen@slocity.org APPLICANTS: Anthony and Olivia Bozzano REPRESENTATIVE: Dana Hunter RECOMMENDATION Provide direction to the applicant regarding application of Community Design Guidelines to the proposed project, particularly those pertaining to transitions between the street and a project, definition of building entries, proportion and balance of building form, and reduction of apparent mass through horizontal or vertical articulation. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project creates a small Mixed- Use Development (as defined in Zoning Regulations § 17.156.028) by adding residential units behind an existing commercial building on a 6,500 square-foot site. A new three-story residential building is proposed to be constructed, which will accommodate parking on the ground floor, and the new residential units, one dwelling and one Accessory Dwelling Unit, on the upper floors. A project description has been provided by the applicant, including discussion of the project’s design intent, and is attached to this report (see Project Description and Project Plans, Attachments A and B). General Location: North Side of Higuera Street between the Union Pacific Railroad Right-of-Way and California Boulevard. Zoning: Office (O) General Plan: Office Surrounding Uses: East, West, South: Residential; Single- and Multi-Family North: Commercial: Bed & Breakfast, Restaurant, Barber, Retail Meeting Date: 6/5/2023 Item Number: 6a Time Estimate: 30 Minutes Figure 1: 1440 Higuera St Page 9 of 37 Item 6a ARCH-0542-2022 (1440 Higuera) Architectural Review Commission Report – June 5, 2023 2.0 PROPOSED DESIGN Architecture: Spanish Revival Style Design Details: The design of the new building is informed by the existing Spanish Revival single-story office building on the site, its simple form, smooth stucco exterior walls, horizontal massing, low-pitch tile roof, and the manner in which windows and lintels become decorative elements along the elevations. Materials: Smooth Stucco exterior; Spanish Tile Roofing; Wrought Iron stairway and balcony railing details. Colors: White exterior; Green accent trim; Black Powder Coating railings and metal 3.0 FOCUS OF REVIEW Mixed-Use Developments comprised of ten or fewer units are subject to Minor Development Review, with final action taken on an application by the Community Development Director (Zoning §17.106.030). The Director may elevate the level of review per Zoning § 17.102.020 (A). In this case the Director has referred consideration of this application to the Architectural Review Commission for advice on application of the City’s Community Design Guidelines to the proposed project, particularly those for site design and function, proportion, balance, and mass of building design, and discussed in further detail within this report. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 COMMUNITY DESIGN GUIDELINES / DISCUSSION ITEMS The City’s Community Design Guidelines describe expectations and preferences for the quality and character of new development, including general design principles related to building entries, balance and proportion in building design, and use of detailing and articulation to visually reduce the apparent mass of a building (summarized in Table 1, below). Figure 2: Proposed new building: front (left); east side (center); rear (right) Page 10 of 37 Item 6a ARCH-0542-2022 (1440 Higuera) Architectural Review Commission Report – June 5, 2023 Table 1: General Design Principles (Ch. 2) § 2.1 (D) Provide pleasing transitions Attention should be given to the transition between the street and the project through definition of the building entry, walkways and landscaping. § 2.1 (E) Coordinate site elements with buildings Proportion, continuity, harmony, simplicity, rhythm and balance should prevail in building design. Building elements should be balanced and in proportion to one another. § 2.2 (A) Keep building elements in proportion The City encourages well-articulated, but not cluttered building elevations. Large roof and wall planes unrelieved by shadow or texture interest are generally not acceptable. However, too many elevation details can overwhelm, and appear awkward, gaudy, and/or chaotic. § 2.2 (B) Strive for interest, not clutter Attention to detailing, and emphasis on vertical and horizontal articulation, are encouraged as tools to visually reduce the apparent mass of a building. More focused guidelines for Infill Development and development of Multi-Family dwellings echo this general guidance, encouraging attention to neighb orhood pattern, design of entries and stairways, and consideration of the impact of taller buildings on their surroundings (Table 2, below). Table 2: Residential Project Design (Ch. 5) § 5.3 (A.2) General principles--Patterns Continue existing neighborhood patterns. For example, patterns such as … entries facing the street § 5.3 (C) Visual impacts from building height The height of infill projects should be consistent with of surrounding residential structures. Where greater height is desired, an infill structure should set back upper floors from the edge of the first story to reduce impacts on adjacent smaller homes, and to protect solar access. § 5.4 (C.5) Multi-family project architecture--Exterior stairways Stairways providing access to the upper levels of multi-family structures should be located mostly within the buildings themselves. Where exterior stairways are necessary, they should provide residents and visitors protection from weather, and should be of stucco, plaster or wood, with accent trim to match the main structure. Thin-looking, open metal, prefabricated stairs that are not integrated with the design of the structure are discouraged. Page 11 of 37 Item 6a ARCH-0542-2022 (1440 Higuera) Architectural Review Commission Report – June 5, 2023 Entries, Relation to Street. Plans for the proposed new dwellings depict a building located at the rear of the site, behind an existing building, with a course of pervious pavers leading from the street to the building, but with no entry visible from the street (see Figure 3). Entry to the building is from stairs at the rear of the building, such that it is necessary to walk to the back of the building to access stairways to the dwelling entries. The Commission should consider whether this arrangement provides appropriate definition of the building entry and transition to the new building from the street, according to Guidelines § 2.1 (D), § 5.3 (A), and § 5.4 (C) regarding pleasing transitions and entry features and provide relevant direction on application of these guidelines. Following these guidelines, the building entry (or entries) should be situated at the front of the building, oriented toward the street, well - defined and recognizable as the entry, and clearly linked to pedestrian walkway. Balance, Proportion, Scale. In plan drawings, the proposed new building exhibits considerable apparent mass as viewed from the front and rear, with a projecting cantilever feature over the ground-level garage that creates an unbalanced appearance (see Fig. 4). The site slopes downward by about five feet in elevation, away from the street, and site fencing screens much of the view of three sides of building’s first floor, but the building rises to nearly the maximum allowed height (35 feet height in the Office Zone) and the upper two floors of the building will be highly visible above fencing. The low roof pitch, broad horizontal wall planes and three-story building height are elements that appear to contribute to the building’s apparent mass, resulting in an appearance that could be described as “boxy.” While the architect aims for simplicity in building form and detailing, for compatibility with the existing Spanish Revival Style building on the property (see Applicant Statement, Attachment A, pg. 2), the Commission should consider whether opportunity exists to introduce vertical or horizontal elements of articulation to the building form that could visually reduce its apparent mass, consistent with Guidelines § 2.2 (A) and (B), and to refine the building design to better Figure 3: Front elevation of building Figure 4: Rear (left) and side (right) of building Page 12 of 37 Item 6a ARCH-0542-2022 (1440 Higuera) Architectural Review Commission Report – June 5, 2023 balance its upper levels with its ground-floor garages, as encouraged by Guidelines § 2.1 (E). These elements may be introduced through at least minor variations in building forms, such as wall-plane offsets, recesses, setbacks and step-backs, or minor variations in the configuration of the roof form and roof lines, with the intent of reducing its apparent mass, without introducing superfluous or nonfunctional decoration that would compromise the overall simplicity of the design. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Front Side (W) Side (E) Rear 100 ft. 8 ft. 5 ft. – 8 ft. 5 ft. – 11 ft. 15 ft. 5 ft. – 8 ft. 5 ft. – 8 ft. 5 ft. – 9 ft. Maximum Height of Structures 32 feet 35 feet Max Lot Coverage 30% 60% Minimum Floor Area Ratio 0.4 1.5 Vehicle and Bicycle Parking Number of Vehicle Spaces Residential Commercial 6 2 4 6 2 4 Number of Bicycle Spaces Short-term Long-term 3 1 (office) 2 (dwelling) 3 1 (office) 2 (dwelling) Residential Density 1 density unit 2 density units Environmental Status Exempt from CEQA Environmental Review * Zoning Regulations (SLOMC Title XVII) 6.0 ACTION ALTERNATIVES 6.1 Provide direction to the applicant regarding application of Community Design Guidelines to the proposed project, particularly those pertaining to transitions between the street and a project, definition of building entries, proportion and balance of building form, and reduction of apparent mass through horizontal or vertical articulation. Page 13 of 37 Item 6a ARCH-0542-2022 (1440 Higuera) Architectural Review Commission Report – June 5, 2023 6.2 Recommend that the Community Development Director find the project to be consistent with applicable Development Standards and Community Design Guidelines. This alternative is not recommended because the project design does not appear to be consistent with Community Design Guidelines regarding transitions between the street and a project, definition of building entries, proportion and balance of building form, or reduction of apparent mass through horizontal or vertical articulation. 6.3 Recommend that the Community Development Director find the project to be inconsistent with applicable Development Standards and Community Design Guidelines, based upon specific findings of inconsistency. This alternative is not recommended at this time because opportunity may exist for project design revisions that could achieve consistency with standards and guidelines, in light of direction provided by the Commission. 7.0 ATTACHMENTS A - Applicant’s Project Description (ARCH-0542-2022) B - Project Plans (ARCH-0542-2022) Page 14 of 37 March 17, 2023 To:Walter Oetzell Assistant Planner, City of San Luis Obispo From:Logan Hunter Hunter Smith Architecture RE:1440 Higuera (ARCH-0542-2022), Infill Residential Development in Office Zone This correspondence is intended to fully communicate our design intent in presenting a project proposal that meets both the objective standards set forth in the Municipal Code and the spirit and intent of the City’s Community Design Guidelines. PROJECT INTENT This proposal is for the development of a three-story,(2)two-bedroom living units on a site where a single story home -converted to an office -currently exists.The project applicant and owner of the property runs his business from this office space. These living units have been proposed at their current size and specification to meet a clear need within the City of San Luis Obispo,while allowing the property owner to realize rental income from this property.Providing new housing,intended for a mix of income levels and familial structures,is a Major City Goal.This project will provide two units that are of appropriate size,and with sufficient parking,to provide two households a good place to live. This is an important and reasonable incremental step towards the infill development that is sorely needed to help our city achieve this goal. DESIGN INTENT Our design for this proposed multi-family structure is informed by the existing Spanish Revival single-story office building at the front of the site.This structure is Spanish Revival architecture, characterized by its simple form,smooth stucco exterior walls,horizontal massing,and a low-pitch tile roof.The windows and lintels,then,become the decorative elements along the 860 Walnut Street, Suite B. San Luis Obispo CA 93401 | (O) (805) 544-3380 1 Page 15 of 37 elevations of Spanish Revival architecture.The beauty in this structure is,in our opinion,its simplicity. The proposed multi-family building respects and mimics this simplicity.Where in isolation the proposed building may seem to have design as an afterthought,in the context of the front building,it is clear that great attention has been paid to ensuring its design is complementary and in character. Chapter 1.2 of the Community Design Guidelines informs our strategy: “These guidelines frequently speak of the need to consider the architectural context of the site (the style, character, and form of existing buildings around the site) when designing a new building or remodeling an existing building.” This proposal is an example of good design executed with respect to the existing building on the property.Ar ticulation or other add-ons,provided solely as a nod to the vague and subjective standards of the Community Design Guidelines,and not as a contributing element to good architecture,would compromise our design.The spirit and intent of the Community Design Guidelines clearly allows for this:“The City encourages excellence,creativity,and innovation in architectural design1.”We submit that simplicity is not mutually exclusive with excellence, creativity,and innovation,particularly as this proposal is evaluated with the context of the existing building on site. SITE CHARACTERISTICS The property is 50 feet wide by 130 feet -6 inches deep.This site slopes down 10 feet from its Higuera Street frontage.There is a large and established redwood tree toward the South-West corner of the property.The existing office building is sandwiched between the driveway, providing access to the rear portion of the lot, and the side yard setback. The slab elevation of the multi-family building is proposed to be eight feet lower than the finished floor elevation of the existing office building. PARKING REQUIREMENTS The parking space count and layout is compliant,as proposed.By virtue of its size,the office space portion of the lot is to have four parking spaces.One of the proposed 2-bedroom dwellings requires 1.5 parking spaces -rounded up to two.The second 2-bedroom dwelling is an Accessory Dwelling Unit,and requires no parking.Six parking spaces are required,and six parking spaces are proposed. 1 Chapter 1.2 - A Note on Innovation 2 Page 16 of 37 In the double-loaded aisle configuration,with average car sizes,an overall bay width of 60.1 feet is required2.We have proposed an overall bay width of 60.625 feet.This provides very little space to move the proposed multi-family building from its proposed location toward Higuera Street. BUILDING SIZE & MASS As previously discussed,the building’s simple form is an informed design decision made in deference to the existing building on site. The proposed three story building is set back from the front property line by 100 feet and is thirty feet tall,where thir ty-five feet is allowed in the Municipal Code.The base level of this building is proposed to be 8 feet lower than the Higuera Street frontage.From this elevation,the proposed building will appear to be 22 feet tall, as shown in this representative rendering. Figure 1: View from Higuera Street 2 Engineering Standard Detail 2240 3 Page 17 of 37 Along Higuera Street,both neighboring properties are two stories and placed in close proximity to the Higuera Street frontage.As shown in the photos below,this project proposal has far less visual impact than the neighboring properties when viewed from the Higuera Street frontage. Figure 2: Neighboring property to the North Figure 3: Neighboring property to the South As proposed,the building cantilevers slightly over the garage along the front elevation.Parking requirements -particularly overall bay width -informed our placement of the building on the site. Each living unit is proposed to be 2 bedrooms and 778 square feet.With good interior design, these will be comfortable living spaces for their future occupants.Still,they are small two-bedroom units.Providing this cantilever increases the interior square footage to its current comfortable, albeit small, level. 4 Page 18 of 37 The following photos show the existing conditions and a rendering of the proposed building as seen from the rear and side of the lot,along California Street.This proposal is matched in height and in visual impact by its neighbor.While the neighboring property shown in Figure 5 is a two story structure,the finished floor elevation of it is approximately 8 feet higher than the finish floor elevation of our proposal.This results in equal visual impact.The articulation and architectural differentiation shown on the neighboring structure is more characteristic of that style, and should not be an example by which to evaluate this Spanish Revival proposal. Figure 4: View from the rear of the property, approaching from California. Figure 5: Representative rendering of the view from the rear of the property. Simplicity is a feature of the project and meets our design intent.The following photo shows an elevation of the existing building that is substantially similar to the proposed elevations shown in Figure 5. 5 Page 19 of 37 Figure 6: Side elevation of the existing office building The properties immediately across the alley,fronting Monterey Street,are in a different zone. Though currently under-developed,these lots can support buildings 45 feet tall -a full 15 feet taller than what is reflected in Figure 5.With affordable housing incentives,it is possible (in light of recent history,even likely)that these properties be developed with buildings higher than 45’, dwarfing this proposal in their shadow.The City is actively supporting these kinds of developments,so this eventuality should be taken into consideration when evaluating the apparent mass and scale of this project proposal. PROPERTY ACCESS Some attention has been paid to the means of entry into the proposed dwellings.Our proposed layout provides interior access by stairs at the rear of the structure,with access to the stairs through the front-facing garage doors,or via walkway around the building.This method of entry is a necessity based upon the site constraints previously identified, summarily: 1.The parking layout as proposed is a compliant solution that allows the proposed project to provide the number of parking spaces required by code.We have not identified an alternate layout that would comply with Engineering standards,and provide the level of parking required. 2.Providing three parking spaces as the base floor of the proposed building does not leave adequate room for a joint entry,or two separate entries,directly into the living units from the front elevation. 3.Each living unit in this project is proposed to be 778 square feet.Bringing in the exterior walls in such a way that may allow for stairway access from the front of the property 6 Page 20 of 37 would necessitate reducing the living spaces to uncomfortable levels and compromise the full and reasonable use of this proper ty. Access to the front door of each living unit is achieved in two ways: 1.Through the front-facing garage doors, to the stairways at the rear of the structure. 2.By walking down the side yard setbacks to the stairways at the rear of the structure. While this access arrangement may be somewhat unique,it is not without precedent that enjoyed the support of the City Planning Department. 1136 Iris Street features a duplex behind a historic residence,with a substantially similar method of entry,both through the garage and around the building with rear-entry stairs providing interior access.This project (ARCMI 30-14)was reviewed and approved in 2014,with Findings 1 and 3 noting the project as “conform(ing)to applicable General Plan Policies”and as “Consistent with the intent and spirit of the City’s Community Design Guidelines.”Furthermore, this project was presented to the Cultural Heritage Committee,where City Staff recommended approval. The Committee approved the project as presented in a 5-0 vote. The duplex at 1136 Iris Street is shown below.The middle door does not provide access to either one of the living units.Access to each unit is solely from the rear of the structure.The presence of a door may be perceived to be significant in establishing a front-facing nature of a building,but it does not change the reality of its layout and access.A similar feature may be included in our proposal for 1440 Higuera Street,whereby the middle garage door can be differentiated in style or function to create a similar appearance. Figure 7: Front elevation of 1136 Iris Street. The duplex at 1359 Phillips Lane (ARCH-1501-2015)is a second,more recent,example of similar access provided to both living units in a duplex.The Conditions of Approval for this 7 Page 21 of 37 project include the finding that “This project is consistent with Community Design Guidelines, Section 5.3,because it proposes a design that is compatible with the scale,detailing,and overall character of other residential structures in the immediate neighborhood.” The City’s Community Design Guidelines are dated June 2010.It was in effect in its current form for both 1136 Iris Street and for 1359 Phillips Lane.1440 Higuera is proposed to be a mixed-use property,where 1136 Iris Street and 1359 Phillips Lane are multi-family residential properties. Despite this,we are aware of no standard by which similar findings relating to access may not be made on this project proposal.This is particularly true when considering that the garage spaces,accessible only from the primary street frontage,provide direct access to the entry stairs for each unit. CONCLUSION Changing the middle garage door to a different style may provide an opportunity for some differentiation to provide the illusion of a more front-facing building layout,similar in fashion to what is shown in Figure 6.Though,as shown in Figure 1,this would be only marginally visible from the street frontage. This project,as proposed,is a clear and concerted effor t to design a building that is both inspired by its neighbor on the property and respectful of neighboring properties.Site constraints -namely the parking requirements and the desire to have comfortable two-bedroom living units -have informed the building's placement on the property and the means of access provided to its future residents.Every element of this project proposal has been well and fully considered. We are confident that a comprehensive evaluation of this proposal will result in a conclusion that it is a reasonable means of providing two housing units on a constrained site,fully respecting the letter and spirit of relevant codes and guidelines. 8 Page 22 of 37 HIGUERA RESIDENTIAL DUPLEX1440 HIGUERA STREETSAN LUIS OBISPO, CA 93401SHEET INDEXCODE COMPLIANCECODES:ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES:-2019CALIFORNIA BUILDING CODE (CBC), BASED ON THE2018 IBC-2019CALIFORNIA MECHANICAL CODE (CMC), BASED ON THE2018 UMC-2019CALIFORNIA PLUMBING CODE (CPC), BASED ON THE2018 UPC-2019CALIFORNIA ELECTRICAL CODE (CEC), BASED ON THE2017 NEC-2019CALIFORNIA GREEN BUILDING STANDARDS CODE(CALGREEN)-2019CALIFORNIA ENERGY CODE-2019CALIFORNIA FIRE CODE (CFC), BASED ON THE2018 IFC-2019CALIFORNIA HEALTH AND SAFETY CODE(H&SC)-2019CALIFORNIA BUSINESS AND PROFESSIONS CODE(B&PC)-NATIONAL FIRE PROTECTION ASSOCIATIONS STANDARDS(NFPA)-PROJECT CONDITIONS OF APPROVAL-CITY OF SAN LUIS OBISPOSTANDARD CONDITIONS, MUNICIPAL CODES,AMENDMENTS AND SELECTED CODE REQUIREMENTS ON FILE AT THECOMMUNITY DEVELOPMENT DEPARTMENT, PLANNING AND BUILDING DIVISION-ALL OTHER CODES AND ORDINANCES ADOPTED BY THECITY OF SAN LUISOBISPOAGENCIES HAVING JURISDICTION OVER THIS PROJECTTITLET-1.0 TITLE SHEETT-1.1 GENERAL REQUIREMENTSARCHITECTURAL SITECA-0.0 TOPOGRAPHICAL SURVEYCA-1.0 SITE PLANCA-1.1 PARKING PLAN CALCULATION AND MANEUVERING SPACECA-2.0 PRELIMINARY GRADING AND DRAINAGE PLANCA-3.0 EROSION CONTROL MEASUREMENTSL-1.0 LANDSCAPE PLANAS-BUILTSAB-1.0 AS-BUILT FLOOR PLANDEMOLITIOND-1.0 DEMOLITION PLANARCHITECTURALA-0.0 OVERALL FLOOR PLANA-1.0 DIMENSIONAL FIRST FLOOR PLANA-1.1 FIRST FLOOR PLANA-2.0 DIMENSIONAL SECOND FLOOR PLANA-2.1 SECOND FLOOR PLANA-3.0 DIMENSIONAL THIRD FLOOR PLANA-3.1 THIRD FLOOR PLANA-7.0 ROOF PLANA-8.0 SECTIONSA-9.0 ELEVATIONSA-9.1 ELEVATIONSA-9.2 COLORED ELEVATIONSA-9.3 ELEVATIONSA-10.0 ARCHITECTURAL DETAILSA-10.1 ARCHITECTURAL DETAILSA-10.2 ARCHITECTURAL DETAILSTOTAL: 26 SHEETSPROJECT DIRECTORYOLIVIAAND ANTHONY BOZZANO672 HOWARD ST.SAN LUIS OBISPO,CA 93401PH:805-801-0517EMAIL: anthony@bozzanoandcompany.comOWNER/APPLICANTARCHITECTHUNTER SMITH ARCHITECTURE860 WALNUT STREET, SUITE 'B'SAN LUIS OBISPO, CA 93401CONTACT: DANA HUNTERPH: 805-544-3380FAX: 805-544-8625EMAIL: dana@huntersmitharchitecture.com041T-1.0TITLE SHEETANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFORCONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022PROJECT DESCRIPTIONTHIS PROJECT CONSISTS OF THE CONSTRUCTION OF A 3-STORY RESIDENTIALDUPLEX FOR A MIXED USED DEVELOPMENT. SCOPE OF WORK CONSIST OF A TWOBEDROOM DWELLING UNITAND A TWO BEDROOM ACCESSORY DWELLING UNIT ISBEING PROPOSED. A HEIGHT EXCEPTION FOR THE ACCESSORY DWELLING UNITIS BEING REQUESTED. NO WORK TO THE EXISTING OFFICE STRUCTURE IS BEINGPROPOSED.PROJECT STATISTICSPROJECTADDRESS:1440 HIGUERA ST., SAN LUIS OBISPO,CA 93401APN#001-231-019LEGAL DESCRIPTION:LOTS 23 & 24 OF BLOCK 3 OF THE CENTRALADDITION TO THE CITY OF SAN LUIS OBISPO ASSHOWN ON MAP FILED IN BOOK AAT PAGE 52, IN THECITY OF SAN LUIS OBISPO, COUNTY OF SAN LUISOBISPO, CALIFORNIAZONE:OFFICE (O)LOT SIZE (ACRES) :0.15 AC.6,532.77 S.F.SURROUNDING PROPERTYUSES:O, C-R, C-TBUILDING SUMMARYUSE:RESIDENTIALOCCUPANCY:R-3CONSTRUCTION:V-B WITH FIRE SPRINKLER NFPA-13NUMBER OF STORIES:3MAX DENSITY:2DUALLOWED2-BEDROOM= 1 DU2-BEDROOM ADU = 0 DUDEVELOPMENT STANDARDSCODE REQUIREDPROPOSEDMAXIMUM BUILDING HEIGHT:35'-0"30'-0 3/4" < 35'-0"ADU MAX HEIGHT25'-0"30'-0 3/4" > 25'-0"MAXIMUM LOT COVERAGE:60%29.30%(E) OFFICE BUILDING:1,200.00 S.F.(E) OFFICE GARAGE:502.00 S.F.PROPOSED DEVELOPMENT(N) CARPORT AREA:713.40 S.F.(N) SECOND FLOOR AREA:776.04 S.F.(N) THIRD FLOOR:665.37 S.F.YARD REQUIREMENTSREQUIREDPROPOSEDFRONT YARD15-0"113'-7"SIDE YARDVARIES5'-0", 8'-1"REAR YARDVARIES11'-0", 5'-0" (@ STAIRS)PROJECTLOCATIONFH #2FH #1NORTHVICINITY MAP:879 MORRO STSAN LUIS OBISPO, CA 93401800-781-7215CITY OF SAN LUIS OBISPO AGENCIES & UTILITIES919 PALM STSAN LUIS OBISPO, CA 93401805-781-7180919 PALM STSAN LUIS OBISPO, CA 93401805-781-7172COUNTY OF SAN LUIS OBISPOPUBLIC HEALTH DEPARTMENT2191 JOHNSON AVESAN LUIS OBISPO, CA 93401805-781-5500COUNTY SHERIFF'S DEPT.1585 KANSAS AVE.SAN LUIS OBISPO, CA 93401805-781-4540UTILITIES DEPARTMENTCITY HALL990 PALM STSAN LUIS OBISPO, CA 93401805-781-7100PACIFIC GAS & ELEC.406 HIGUERA STREETSAN LUIS OBISPO, CA 93401800-743-5000CAL FIRE SAN LUIS OBISPOCOUNTY FIRE DEPARTMENT635 N. SANTA ROSA ST.SAN LUIS OBISPO, CA 93401805-543-4244UTILITY TELEPHONE994 MILL ST #200SAN LUIS OBISPO, CA 93401805-546-7003THE SOCAL GAS COMPANY2240 EMILY STSAN LUIS OBISPO,CA 93401805-427-2200SPECTRUMCOMMUNICATIONS270 BRIDGE STSAN LUIS OBISPO,CA 93401866-874-2389CITY PUBLIC WORKS919 PALM STSAN LUIS OBISPO, CA 93401805-781-7200SAN LUIS OBISPOPOLICE DEPARTMENT1042 WALNUT STSAN LUIS OBISPO, CA 93401805-781-7317CITY PLANNINGCITY BUILDINGPROPOSED UNIT BREAKDOWNPROPOSED ACCESSORY DWELLING UNIT 1TYPE ACCESSORY DWELLING UNITSIZE 778 SFBEDROOMS 2 BEDROOMSDENSITY UNITS 0PARKING 0 VEHICLE SPACE,*ADDITIONAL INFO *HEIGHT EXEMPTION REQUESTPROPOSED DWELLING UNITTYPE 2 BEDROOM DWELLING UNITSIZE 778 SFBEDROOMS 2 BEDROOMDENSITY UNITS 1PARKING 1.5 VEHICLE SPACE, 2-LONG TERM BICYCLE SPACEADDITIONAL INFO N/A*EXISTING OFFICE (NOT IN SCOPE)FLOOR 1STTYPE OFFICESIZE 1,200 SFBEDROOMS 0DENSITY UNITS 0PARKING 4 VEHICLE SPACE, 1 LONG-TERM BICYCLE SPACESADDITIONAL INFO N/AREQUIRED PARKING SPACE CALCULATION PER 17.72.030(AREAS ARE BASED ON PROJECT AREAS)TOTAL FLOORS.F. PERTOTAL PARKINGAREAPARKINGSPACEOFFICE1,200 S.F.300 S.F.4.004.00 SPACES2BEDROOMPARKINGTOTAL PARKINGSPACEACCESSORY DWELLING UNIT00NARESIDENTIAL UNIT (2-BEDROOM)2S.F.0.751.501.50 SPACESREQUIRED PARKINGTOTAL REQUIRED PARKING SPACES5.50 SPACES6SPACESPROPOSED PARKINGTOTAL PROPOSED ON-SITE PARKING SPACES6SPACESAVERAGE CARPARKINGSPACE5SPACESVAN ADA PARKING SPACE1SPACESPROPOSED BICYCLE PARKING PER 17.72.070OFFICE1SPACESACCESSORY DWELLING UNIT0SPACESRESIDENTIAL UNIT (2-BEDROOM)2SPACES"2 BEDROOM DWELLING UNIT & 2 BEDROOM ACCESSORYDWELLING UNIT . AN HEIGHT EXEMPTION FOR THE ACCESSORYDWELLING UNIT IS BEING REQUESTED"FIRE HYDRANT LOCATIONTHE THREE CLOSEST FIRE HYDRANTS FROM THE SITE IS LOCATED ON :-FIRE HYDRANT #1: 106 FEET FROM 1440 HIGUERA STREET-FIRE HYDRANT #2205 FEET FROM 1440 HIGUERA STREETADDITIONAL PROJECT DESCRIPTIONCONSTRUCTION OF A THREE STORY RESIDENTIAL DUPLEX FOR A MIXED USEDEVELOPMENT. THE PROPOSED DUPLEX WILL HAVE A HEIGHT OF 30'-0 3/4" ANDINCLUDE A TWO-BEDROOM DWELLING UNITAND A TWO-BEDROOM ACCESSORYDWELLING UNIT. A HEIGHT EXCEPTION FOR THE ACCESSORY DWELLING UNIT ISBEING REQUESTED.AN EXISTING GARAGE (501.34 S.F.) WILL BE DEMOLISHED. THIS IS THE LOCATIONFOR THE PROPOSED DUPLEX.THE PARKING ON THE SITE SHALL BE CALCULATED PER TABLE 3-4 IN MUNICIPALCODE SECTION 17.72.030. BICYCLE PARKING SHALL BE CALCULATED PER TABLE 3-6IN MUNICIPAL CODE SECTION 17.72.070. ADDITIONAL INFORMATION CAN BE FOUNDON SHEET CA-1.0THE PROJECT HAS BEEN DESIGNED TO COMPLY WITH ALL THE CONDITIONS FOUNDIN §17.70.130(E), MAKING SURE THAT PRIVACY IS ENHANCEDAND THE WAY THEBUILDING INTERACTS WITH THE SURROUNDING BUILDINGS, AS WELLAS ONAPEDESTRIAN LEVEL. WALKWAYS FROM THE DUPLEX TO THE DRIVEWAY WILL BEDESIGNED WITH PAVERS, WHICH IS IN LINE WITH §17.70.130(G) PEDESTRIANACCESS. THE BUILDING ALSO COMPLIES WITH §17.70.130(H) DUE TO THEDIFFERENT OFFSETS THE DUPLEX HAS ON ALL FOUR SIDES.NO WORK IS BEING PROPOSED FOR THE EXISTING OFFICE STRUCTURE.HEIGHT EXCEPTION STATEMENTHEIGHT LIMITS FOR THE ACCESSORY DWELLING UNIT IS 25'-0"AND WE AREPROPOSING TO INCREASE IT TO 30'-0 3/4" FOR OUR PROJECT.CALIFORNIA SPANISH ARCHITECTURE HAVE ANATTRACTIVE SIMPLICITY OF FORM.CHARACTERISTICS THAT DEFINE CALIFORNIA SPANISHARCHITECTURE ARE FOLLOWING:1. LOW PITCH VARIEGATED SPANISH ROOF TILES2. SMOOTH STUCCO EXTERIOR FINISH3. WROUGHT IRON GRILLE-WORK AT EXTERIORSTAIRCASE AND AT JULIETTE STYLE DECK4. HEAVY WOODEN DOORS APPLIED AT GARAGE DOORS5. ACCENT COLOR AT WINDOWS. DARK GREEN WINDOWSAND DOORS TO MATCH THE EXISTING STRUCTURE.6. EXTERIOR DECORATIVE TRIM BANDING AT UNDERSIDEOF ROOF EAVE, AND BETWEEN FIRST AND SECONDFLOOR7. DECORATIVE LINTELAT ALL WINDOWSCALIFORNIA SPANISH STYLEDESIGN ELEMENTSMIXED-USE DEVELOPMENT STATEMENTA MIXED-USE PROJECT REQUIRES A COMBINATION OF RESIDENTIAL USES WITHANY OTHER USE OR MULTIPLE USES ALLOWED IN THE APPLICABLE ZONE BYSECTION 17.10.020. MIXED USES, MULTI-UNIT RESIDENTIAL, AND BUSINESS &PROFESSIONAL OFFICE USES ARE ALLOWED IN THE OFFICE ZONE, AS INDICATEDIN THAT SECTION.THE EXISTING OFFICE SPACE IS USED AS A “BUSINESS & PROFESSIONAL OFFICE”BY THE APPLICANT/OWNER FOR HIS COMPANY,AND WILL REMAIN. THERE IS NOPUBLIC ACCESS FOR THIS OFFICE SPACE, AND IT EXPERIENCES VERY LITTLECLIENT TRAFFIC. PER SECTION 17.70.130.F(4), THE ALLOWED HOURS OFOPERATION FOR THE OFFICE SPACE WILL BE FROM 7:00AM - 8:00PM.PRIMARY ACCESS INTO THE RESIDENTIAL UNITS WILL BE THROUGH THEPROPOSED GARAGE SPACE, DIRECTLY ACCESSIBLE FROM THE DRIVEWAY OFFHIGUERA ST. PEDESTRIAN ACCESS WILL BE IDENTIFIED BYA DIFFERENT PAVINGMATERIAL, IN COMPLIANCE WITH SECTION 17.70.130.G.5(B) FOR WALKWAYSCROSSING DRIVEWAYS, PARKING AREAS, OR LOADING AREAS TO THE PUBLICSIDEWALK. SITE LIMITATIONS REQUIRE THAT THIS METHOD OF IDENTIFYINGPEDESTRIAN ACCESS BE UTILIZED FOR THIS PROJECT ALONG THE EXISTINGDRIVEWAY. THIS METHOD IS APPROPRIATE GIVEN THE MINIMAL TRAFFIC DEMANDSFOR THE PRIVATE OFFICE SPACE AND TWO RESIDENTIAL UNITS.THE ALLOWABLE BUILDING HEIGHT IN THE OFFICE ZONE IS 35’-0”. THIS PROJECTPROPOSES TO BE JUST OVER 30’-0”, WITH A STANDARD RESIDENTIAL UNITCOMPRISING ONE HALF, AND AN ACCESSORY DWELLING UNIT COMPRISING THEOTHER. AN ACCESSORY DWELLING UNIT HAS AN ALLOWABLE HEIGHT OF 25’, ASDEFINED IN SECTION 17.86.020 OF THE MUNICIPAL CODE.AN EXEMPTION TO THE MAXIMUM HEIGHT OF AN ACCESSORY DWELLING UNIT ISREQUESTED FOR THE PORTION OF THE PROPOSED BUILDING WITH THE ADU. THISEXEMPTION IS REQUESTED TO ALLOW FOR THE CREATION OF A SECONDHOUSING UNIT, WHERE PARKING REQUIREMENTS AND AVAILABLE SPACE ON THESITE WOULD PRECLUDE THE INCLUSION OF A SECOND “STANDARD” HOUSING UNITWITH THIS PROPOSAL. CLASSIFYING ONE OF THE RESIDENTIAL UNITS AS ANACCESSORY DWELLING UNIT DOES NOT RESULT IN AN EFFECTIVE RESIDENTIALDENSITY GREATER THAN WOULD OTHERWISE BE ALLOWED IN THIS OFFICE ZONEOF 2.0 DU.SURROUNDING PROPERTIES ARE IN THE OFFICE, RETAIL COMMERCIAL, ANDTOURIST COMMERCIAL ZONES. ALLOWABLE BUILDING HEIGHTS IN THESE ZONESARE INDICATED IN THE TABLE BELOW. THE TWO ADJOINING PARCELS TO THEREAR OF THE SUBJECT PROPERTY, IMMEDIATELY ADJACENT TO THE PROPOSEDRESIDENTIAL ELEMENT OF THIS PROPOSAL, ARE ZONED RETAIL COMMERCIALANDTOURIST COMMERCIAL ZONES, WHERE BUILDINGS AT LEAST 15’ HIGHER THANTHIS PROPOSAL MAY BE BUILT (FOR QUALIFYING PROJECT PROPOSALS, WAIVERSTO DEVELOPMENT STANDARDS CAN BE MADE TO ALLOW FOR BUILDING HEIGHTSGREATER THAN THOSE ALLOWED IN THE SUBJECT ZONE.)ZONE ALLOWABLE HEIGHT CODE REFERENCEOFFICE 35’ 17.20.020RETAIL COMMERCIAL 45’ 17.30.020TOURIST COMMERCIAL 45’ 17.34.020DESIGN STANDARDS IDENTIFIED IN SECTION 17.70.130.E REQUIRE THAT A MIXEDUSE PROJECT BE DESIGNED TO BE COMPATIBLE WITH THE ADJACENT ANDSURROUNDING BUILT ENVIRONMENT. THE PROPOSED RESIDENTIAL USECOMPONENT OF THIS PROJECT IS LOCATED TOWARDS THE REAR OF THE SITE, ATAN ELEVATION APPROXIMATELY 8’-0” LOWER THAN THE EXISTING OFFICE SPACE TOTHE FRONT OF THE SITE. ACCORDINGLY, THE VISUAL IMPACTS OF THIS BUILDINGFROM THE STREET ELEVATION AT THE PUBLIC RIGHT-OF-WAY WILL BE REDUCED TOAN EFFECTIVE VISUAL HEIGHT OF APPROXIMATELY 22’-0”. THIS IS COMPATIBLE WITHTHE SURROUNDING PROPERTIES, SOME OF WHICHARE TWO STORIES (GREATERTHAN 22’-0”) AND LOCATED NEAR THE ALLOWABLE FRONT SETBACK ON HIGUERASTREET. THE IMMEDIATELY ADJACENT PROPERTIES (1432 & 1460 HIGUERA ST.) ARETWO SUCH PROPERTIES. THE PROPOSED BUILDING HEIGHT FOR THIS PROJECTMEETS THE REQUIREMENTS FOR ITS ZONE, AND IS LESS THAN WHAT IS ALLOWEDIN ALL OTHER SURROUNDING ZONES.THE PROPOSED RESIDENTIAL STRUCTURE IS DESIGNED TO BE VISUALLYCOMPATIBLE WITH THE EXISTING SPANISH STYLE OFFICE STRUCTURE LOCATED ATTHE FRONT OF THE PROPERTY. DESIGN ELEMENTS INCLUDE THE LOW PITCH ROOFTO COMPLIMENT THE OFFICE’S FLATAND LOW PITCHED ROOF PLANES, STUCCOFINISHES, VARIEGATING SPANISH ROOF TILE, GREEN WINDOW AND DOOR FINISHES,WROUGHT IRON GRILLE-WORK AT EXTERIOR STAIRCASE & JULIET STYLE DECK,AND OTHER CHARACTERISTICALLY SPANISH STYLE ARCHITECTURAL DETAILS.Page 23 of 37 BENCH MARK:THE BENCH MARK FOR THIS PROJECT IS THE CITY OF SAN LUIS OBISPOBENCHMARK NO. 281, ELEVATION 272.44' (NAVD88)LOCAL BENCHMARK: CONTROL POINT #139 BEING A SET MAG NAIL FLUSH IN THEASPHALT WITH AN ELEVATION OF 247.79' AT THE NE CORNER OF THE PROPERTYTOPOGRAPHIC MAPLOTS 24 & 23 OF BLOCK 3 OF THE CENTRALADDITION TO THE CITY OF SAN LUISOBISPOASSHOWNONMAPFILEDINBOOKAATPAGE54,INTHECITYOFSANLUIS OBISPO, COUNTY OF SAN LUIS OBISPO, CALIFORNIAAT THE REQUEST OF ANTHONY BOZZANOMICHAEL B. STANTON, PLS 57023559 SOUTH HIGUERA ST.SAN LUIS OBISPO, CA 93401805-594-1960COSEWER CLEANOUTTELEPHONE MANHOLECABLE T.V. BOXTELEPHONE BOXRETAINING WALLSEWER MANHOLEWATER METERWATER VALVEFIRE HYDRANTSTORM DRAIN MANHOLEOVERHEAD ELECTRICFENCE LINESEWER MAINGAS MAINWATER MAINDROP INLET AT CURBELEC/TELEPHONE/CABLESWMWATER WELLWFHSDDROP INLETSYMBOL LEGEND:OHExSSGETCWSTREET LIGHTJOINT POLEJPGUY WIREPOWER POLEPPTELECTRIC BOXELECCATVSIGNAL BOXSIGTELGAS METERGMPG&E BOXPGEABBREVIATIONSAC ASPHALT CONCRETEAP ANGLE POINTBM BENCH MARKBLDG BUILDINGBOW BACK OF WALKCB CATCH BASINCF CURB FACECO CLEAN OUTCOL COLUMNCOR CORNERCONC CONCRETECMP CORRUGATED METAL PIPECMU CONCRETE MASONRY UNITSCRN CROWN OF STREETDI DROP INLETEG EXISTING GRADEEP EDGE OF PAVEMENTFD FOUNDFL FLOW LINEFF FINISH FLOORFOW FACE OF WALLHSE HOUSE CORGR GRASSGM GAS METERIPIRON PIPEIPIRON PIPEGB GRADE BREAKGM GAS METERHP HIGH POINTLT LIGHTMH MANHOLEPP POWER POLEPVC POLYVINYL PIPERB REBARRCP REINFORCED CONCRETE PIPER10 CANOPY RADIUSSD STORM DRAINSL POINT ON SLOPESS SEWERSTP STEPSTR STAIRSTOP TOP OF SLOPETOE TOE OF SLOPETW TOP OF WALLWWATERWL WALLWM WATER METERWV WATER VALVEDI-1.5FL TOP OF GRATE -1.5' FLOW LINESURVEYOR'S STATEMENT:THIS MAP REPRESENTS A FIELD SURVEY OF SURFACE FEATURESAND ELEVATIONS PERFORMED ON DECEMBER 20, 2021.MICHAEL B. STANTON, PLS 5702DATEBASIS OF BEARINGS:THE BASIS OF BEARINGS FOR THIS PROJECT WAS TAKEN FROM TWO ORIGINALSTONE MONNUMENTS ALONG PEPPER STREET BETWEEN MARSH & HIGUERASTREETSBEARING N 40° 15' 00" W.SITE DATA:ADDRESS: 1440 HIGUERA STREET, SAN LUIS OBISPOASSESSOR'S PARCEL NO. APN 001-231-019MONITORING WELLSURVEYOR'S NOTES:1. NO TITLE SEARCH (TITLE REPORT) WAS PROVIDED TO THE SURVEYOR.EASEMENTS WHICH MAY AFFECT THE SUBJECT PROPERTY HAVE NOT BEENPLOTTED.2. ONLY THE SURFACE EVIDENCE OF UNDERGROUND UTILITIES HAVE BEENMEASURED IN THE FIELD ON THIS SURVEY. IF APPROXIMATE UNDERGROUNDALIGNMENTS ARE SHOWN, I MAKE NO WARRANTY AS TO THE ACTUAL LOCATION,TYPE OR DEPTH OF THOSE UNDERGROUND UTILITIES. CALL UNDERGROUNDSERVICE ALERT (USA) AT 1-800-642-2444 TO VERIFY THE ACTUAL LOCATION OFUTILITIES PRIOR TO ANY EXCAVATION. THE SURVEYOR ALSO HAS MADE NOINVESTIGATION AS TO SUBSURFACE ENVIRONMENTAL CONDITIONS THATWOULD AFFECT THE USE OR DEVELOPMENT OF THIS PROPERTY.3. IT WILL BE THE ARCHITECT'S RESPONSIBILITY TO VERIFY SETBACK ANDHEIGHT RESTRICTIONS WITH THE LOCAL GOVERNING AGENCY.4. THE SIGNED AND SEALED ORIGINAL DRAWING OF THIS MAP CONSTITUTESTHE FINAL WORK PRODUCT. MBS LAND SURVEYS WILL NOT BE LIABLE FORELECTRONIC VERSIONS OF THIS MAP PROVIDED TO OTHER PARTIES.5. THE PROPERTY LINES SHOWN HEREON REPRESENT THE ACTUALBOUNDARY LINES BASED ON A BOUNDARY SURVEY WHICH IS CURRENTLY INPROGRESS. PERMANENT MONUMENTS WILL BE SET AT ALL PROPERTYCORNERS AND A CORNER RECORD MAP OR RECORD OF SURVEY MAP WILL BESUBMITTED TO THE COUNTY OF SAN LUIS OBISPO AS REQUIRED BY STATE LAW.25 7.50CRO S S ?139247.79SETMAG2 56.58S EW ER256.29SE W E R2 56 .97CN C256.93 CNC257.3 4C N C 257.36 C NC25 7.82 C NC2 57.85C N C258.42 C NC258 .4 0C N C258.73TC2582FL258 .9 2C N C AP 258 .79C N C AP258 .6 0C N C AP 2 58.79B W 2 58.4 7B W 25 8.34FW 2 58.27W M 258 .2 1T C257.66FL257 .7 0L IP 2 58.0 5T C-G A S DIR 25 7.52FL258.5 4B W -G A SD IR258.16CNCAP257.89W M257.97IC V2 57.8 4T W E LL2 57.74T W E LL25 7.96TW ELL2 57.78F IR E VLV25 7.24 FL257.73TC 257.45FL-LIP-END257 .9 9T C 257 .8 4B W A P2 58.11 B W258.14 C LP VRW LK-3 .5'2 58.5 6C LP V RAP 258 .97C LPV R259.00 C LP VR -E ND25 8.27W F+E ND@P VR 2 58.60ICV25 8.09G 257.87G2 57.85C N CAP 25 7.72 CNC A P257 .6 7B W A P257.9 4C N C -ST PS 257.86CN C -STP S257.95FS258 .56ST P259.18ST P25 9.78 STP259.8 3T O P-R A M P25 9.86 FS260.06FF260.01FS259.92E-STONE-BLD259.92E-STONE-BLD25 7.86W F-E N D258.0 9W FA P-12"C ONC 259 .85TO P-S TP25 8.70 STP258.09FS25 6.40LA NDIN G -CN C +2 .6STP 2 56.58W F AP257 .48W FB E G2 57.53B W257.928"O LIVE 2 57.584X4P ST25 7.61TW ELL25 7.49 TW EL L257 .51TW E LL257.7 3P V RCO R 257 .4 3P VRC O R 2 57.81P VR C O R258.15PVRCOR257.80WFBEG-12"CNC+3.5'AP258.91BT TM -R A M P258.18G2 58.39G 2 56.71G 257 .1 1G 2 56.64G +4'H V AC @ BL D257 .2 8P VRC O R 257.21 PVR FW 2 57.30T W E LL257 .2 9T W E LL 2 57.12T W E LL2 57.10T CGB256.67TC G B256 .62FL256 .6 1F L256.78FL256 .82TC G B257 .3 2T C G B256.81FL2 57.3 1T O PD W Y-RAM P 256 .74LIP256.71FL257.28CN C A P25 7.18CNC A P257 .2 1W F6"BE G 257.29 W F257.35W F257.38 W F -EN D +W F-12"CNC B EG2 56.5 3C N C256 .2 8C N C255.84 C NC +CNC 255.80CNC -STAIR S255.4 5C N C254.64 C NC2 53.6 5C N CNE W C O R253.62CNC N EW -BL DCO R 25 3.08 C NC@F N C C OR253.12 FL253.57FL254.21FL254.90 FL 25 4.89 CONC 2 55.20C O N C25 5.12FL2 55.5 4F L25 5.60 CONC 2 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252.87CO N C 253.01CNC-BLD252.60G2 52.75W F 252.72WF25 2.69G253 .0 3C N C252.94CNC252.6 2G 25 2.71 C NCC O R 252.71CN C 2 55.62G 255.99 G255.56 C NCW ALL-BLD 255.38CNCWALL-BLD255.26CN C W A LL -BLD255.48CNCWALL-BLD252.76 G 25 2.68EP251.92G2 51.3 7G 251.51WF252.03AC 25 1.76 AC250 .55AC 250 .5 2F S-C O N C -SLAB 2 50.8 1A C 2 50.72E P250.40WF250.35G24 9.66G249 .9 0E P 250.11AC250.32AC 250.53GAR-SLAB250.01A C250.04EP249.16 EP2 49.07A C 24 8.94AC24 8.89AC 24 7.57CNC 247.50CNC2 47.41C N C247 .19C N C -AC 247.06E PB R KN246.76 EPB R KN 246 .5 9E P BR K N2 46.44E PB R KN24 6.34 AC24 6.69 AC2 46.93A C2 47.11 C N CBR K N247.16CN C BRK N247.11 C N CB R KN2 47.13C N CBR KN24 7.15CONC247.24CO N C 247.71GUY247.44FLOUT24 7.85 TO P 6"M E TA L248.19WF12"CNC-BEG247.86W F12"C N C-B E G 24 7.82W F 246.96WF-1'247.44 FL247 .87T C BE G @ BLD247.96TC247 .46F L248.03TC-END247 .5 0F L24 7.49FL248.07TC-BEG248.25TC2 47.5 5F L248.10 FL 248.56TC-AP248 .5 7C N C248.26FL 247.90CO N C 247 .68C O N C 247 .48CO N C 24 7.32CON C 24 7.27CONC 247 .8 1P IPE -D IR 2 49.6 0G 2 50.37G 250.71 G 250.69 G 2 50.46G 25 0.74G 250 .8 8G251.04 W F 2A 8P14 C L2LP5V28V59R9702C 0 P R E 2A 88 PC9 79V 585LL655 VV 28C C P VVVV R2 5555.5555VVVR588889999L00000 888C222VVLL882 RPP88 CCC22EE PPPRRR M PP.CC252 CCC2222M888PPPPCCCCCCCLCLCC222PP22PVPPP558888VRRRRRR9RREEEE77755550LLRRRR MMMM25252255 PPPPCCCC 88 988 9PPPP7RRRRR 2222 CCCC8 LPLPLLPP V RV RVV RR22228888CCCCCC LLP 444 CC6R66R7EN00000E A1A22 25R4 O3 R W P 33R25 O73333 25 OOORRR44VV55VVVVRRRROOOO4 5555 22257575577 VVV4444 RRRROOOO 2222T56 4T27 55252 44TT77 252555 4444TTT2222577775 55 79 W555555 6667555522276T266666V5R C8 O I557T8 575VV88R CR O RO 2 F IT8T.P VRRRR OOOO R 2 5555.88887888T8TT577 III555R VV77PP22 VRR7777 C1 RRRRR IIII77788T WTTT5555 2222 PPPP7 VRVRVVRR C RRRR 2 557757555577II778787788TT2W2 W7L76WM598PV5R5R2PVPRCRRR775WW66CCLL252252 WW8 TT77MM ..W EW4TTTTWWWW22225777WWWWELLLLL5777796666WWWWMMMM222ICCC7PPPPRRRR8ORRRR888CC155VVV25599V7 TT5566WWTT .WW WW255EE55555 E99LL8666IIVVVV2WMWMW 7 575558888VVVVRR88CCCCOO5858558852VRVRVVRROOOO5555 77 TWTWTTWW9999IIII97979 EEEELLLL8885555W MMMM T WTWTTWW 22 2 SSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECELECEFINISHFLOOR260.06'STONESLABCONCRETERAMPCONC.WALKCONCRETESIDEWALKCONCRETESIDEWALKEXISTINGBUILDINGNEIGHBORINGBUILDINGEXISTINGGARAGESLAB250.53'SLAB252.90'ELECGMELEC12"MAGNOLIA8" OLIVECONC.DRIVEWAYASPHALTCONCRETECONCRETEHVACUNITS40°14'21"E 130.54'M N40°14'40"W 130.53'M N49°46'31"E 50.04'M122258.26SETSCX123255.69SETSCX126254.30SET-SCXBLOCK3AMAPS54LOT24LOT23LOT22LOT25ALLEYS49°45'56"W50.05'M3.00'R1.00'RCONCRETESIDEWALKELECELECELECELECELECELECELECELECELECELECELECELECEPPTREEWELLW6"MAPLE6"MAPLEDRIVEWAYAPPROACHPP50"REDWOODUNEVENGROUND/REDWOODDEBRI&DUFF12" CONC.WALL12"CONC.WALL12"CONC.WALL12"CONC.WALL &5'WOODFENCEEDGEOFBROKENASPHALTSET5/8"REBARWITHCAPSTAMPED"LS5702" PERRECORDOFSURVEYINPROGRESSFOUND.75" BRASSTAG"LS 8298" AT 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PLPLPLPLPLPLPLPL257258257256255254253252251250249248247252575557T7777EEETWLLLLLL70EEEEEEEECCCCC2VCC57F2W5752212T7FWW0WWLEELLECCCCLLLEECECCEEL2LEEECCCCEETLTTL7LEECECCEEEELLLLLLLLLLLLLLLEEEEEEEEEEEEEEETWWWWELEEEECCCCCCCCCCCCCCCCCCCCCCCCCCRFFFWWWW55552222CCCCCCCCCCCCCCCCEEEEEECCCCCLLEEEEEEFFLLLL2L2LLVEELLLP22LL000WW77722EEEEEEEETTLLLLLLLLLTTLLLL2222WEWEWWLLLLL252L227777LLLLLLLLLLL.L..LLLL0000EEEEEEEEEEEEEEEEEEEEEEEECCCCCCCCCCPCCCCCCCCCCCCCCCCCCCC255R CCCCCCCCCC7WW1112525225PPPP7 7777RRRR TTTT 0000FWFWFFWW EEEE LLLLEEELLLLLLLEEEEEEEEEEECCCCCCCCCCCCCCLLLLLLLLLLLLLLEEEEEEECECEECCCCCCCCCEEELLLLLLLEEEEEEEEEEECCCCCCCCCCCCCCEELLEC2ELEECELLECC57EEEEEE575577EEEEEEEEEEEEEEE10"MAPLEPPWM GGGGVICINITY MAPNO SCALE C ali for nia Pe pperMontereyHigueraSAN LUIS OBISPOHIGH SCHOOL UP RR March8,2022 JOB#/JobF1010201051 inch = feet0GRAPHIC SCALEPage 24 of 37 041CA-1.0SITE AND UTILITYPLANANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFORCONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 20221/8" = 1'-0"SITE PLANSCALE:UP17R@6-3/4"HT.UP17R@6-3/4"HTGARAGE/CARPORT708S.F.TRASHRECYCLESTOR.UNDERSTAIRSSTOR.UNDERSTAIRSWDSTORAGEF.S.=252.0'GREEN456STORAGEWDWWWWWWWWWWWWELECELECELECELECELECELECELECELECELECEELECGMPL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PLPLPLPLPLPLPLPLPLPLX X X X X X X X X X X X X X X X X X X X X X X X X PPPPPP123XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXGMGMELECELEC WELECELECELECPPLL LPLLLLLL PPPPPPPPPLPLLLLLLLLPP PPPPPPPPLLLPLLLLPP PPPPPPPPPPPPLLLLL LLLLPPPPPPPPLLLLLPPLPPLLPPPPLLLLPL PPPPPPPPPPPPPPPPPPPPPPLPLPLPPPLPPLPLPPPPPPPP EEEECCCCCCPPPPPEEELLLPPPPPPPEEECCEEECCCCEELLEEECCEEELLEEEEEEEEEEEECCCCCCCCCCCCCCCCPPPPPPPPPPPPPEEEEEEEELLLLLLLLLLLLLLEEEEEEEEPPPCCCPPPPPCCCCCCCCPPPEEEEEECCEEEEEEEEEEEEEEEEEEEEECCCCCCCCCCCCCCCCPPPPPPPPPPPPPPPPPPPPPPEEEEEEEEEEEEEELLLLLLPPPPPPPPPPPPPPPPPPPPPPPPPEEEEEEECCCCCCCCCCCEEEEEEEEEEEECCCCCCCEEEEEEEELLLLLLLEEEEEEECCCCCCCCCCCEEEEEEELLLLLLLEEECCCCCCCCEEECCEECCCCEEEEEEEECCCCCCCCCCCCCCCCCCCCCCEEECCCCCEEEEEEEEEEEEEECCCCCCCCCCCCCCCCCCCCCCEEEEEEECCCCCCCCCCCEEEEEEEECCCCCCCEEEEEEEECCCEEELECELEEEECEEECCECCCCEEEEELLLEEECCEEEECCCEELLEECCEEEELLEECCCCCCCCCCCCEEEEEEEEEEEEEEEEEEEELLLLLLLLEEEEEEEEEEEELLLLLEEEEEELEEEECCCCCCCCCCCCCCCCCCCCCCEEEEEEEEEEEEEELLLLLLLLLLLLLEEEEECCCCCCCEEEEEEEEEEELLLLLEEEECCCCCCCCEEEEEEELLLLLLLEEEEEEEECCCCCEEEELLLEEEEECCCCCEELLEEECECCECECCEEELELLEECCCCEECCCCEELLEEECECCEEEECCCCCCCCCCCCEEEEEEEEEEEEEEEELLLLLLLLLLLLEEEEEEEEEEEEEEEEEEEECCCCCCCCCCCCCCCCCCCCCCCCCCCEEEEEECCLLLEEEEEEELLLLLEEEEEEECCCCCCEEECCCEEEEEECCCCCCCCCCCCCCCCEEEEEEEEEEEEEELLLLLLLLLLLLLLEEEEEEEEEEEEEECCCCCCCCCCCCCCCCCCCCCCCEEEEECCCCCCCCCCCEEEEEEELLLLLLLEEEEEEEECECEECCCCCCCCCECECEECCCCCCCCCEEEEEEEELELEELLLLLLEEEEEEECCCCCCCCCCCCCEELECELEECCCEELECCELCCCELEEECECCCECELECCSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGGGGGGPPLPPLLLPPPPLPLLLLLLPPLPPPPPPLLPPLPPLLLLLPPPLPPPPPPPLPPLPPLPPP 60'-7 1/2"OVERALL BAY WIDTHXXWWWWFINISHFLOOR260.06'STONESLABCONCRETERAMPCONC.WALKCONCRETESIDEWALKNEIGHBORINGBUILDINGSLAB252.90'12"MAGNOLIA8"OLIVECONC.DRIVEWAYHVACUNITPROPERTY LINE = S40°14'21"E 130.54'MPROPERTY LINE=N40°14'40"W130.53'MN49°46'31"E50.04'M10" MAPLELOT 22PROPERTY LINE = S49°45'56"W 50.05'MCONCRETESIDEWALKTREEWELL6" MAPLE6"MAPLEDRIVEWAYAPPROACH50"REDWOOD(E) 12" CONC.WALL12"CONC.WALL12" CONC.WALL&5'WOODFENCEPAVERWALKCURB&GUTTER6'WOODFENCE12"CONC.WALL(E)OFFICETOREMAIN(NOTPARTOFSCOPEOFWORK)1,200S.F.CONC.STEPSHIGUERASTREETCONC.STEPSFIREVALVEADAVANNOPARKINGPOC FOR FIRESUPPLY SYSTEMFDCWMTRASHRECYCLEGREEN(N) PLANTERBIOSWALE(N)FENCEWWWWWWWWWWWWWWWWW SSSSSSSSSSSSSSSS9101168711325143347151617181220192111'-0"S.B.TO DUPLEX5'-0"S.B.TO STAIR5'-0"S.B.TO DUPLEX8'-1"S.B.TO DUPLEXRES.OFF.RES.OFFICE229'-7 1/4"9'-7 1/4"9'-7 1/4"221923242025(E) PROPERTY LINEPLSYMBOL LEGEND:6'-0" HIGH FENCE ALONG PROPERTY LINESUTILITY GENERAL NOTES:1. PROVIDE ACCESSIBLE SEWER LATERAL CLEANOUT @ THE BUILDING2. COORDINATE WORK AFFECTING SITE UTILITIES WITH ALL LOCALAGENCIES AND UTILITY COMPANY REPRESENTATIVES3. NO GAS PIPING SHALL BE INSTALLED IN OR ON THE GROUND, UNDERANY BUILDING OR STRUCTURE. ALL EXPOSED GAS PIPING SHALL BEKEPT AT LEAST SIX INCHES ABOVE GRADE OR STRUCTURE.UPC 1211.34. PLACE NON-METALIC SEWER LATERAL PIPE A MINIMUM OF THREE FEETBELOW SURFACE SUBJECT TO VEHICULAR TRAFFIC5. SLOPE SEWER LATERALA MINIMUM OF 1/4 INCH PER FOOT (2%)TOWARD POINT OF DISPOSAL.UPC SECTION 708.06. PROVIDE APPROVED BACKFLOW PREVENTION DEVICES AT HOSE BIBBSAND LAWN SPRINKLER SYSTEMS.UPC SECTION 603.07. SEWER BACK WATER VALVE REQUIRED ON THE SEWER LATERAL8. ALL ELECTRICAL TELECOMMUNICATION & OTHER UTILITIES SHALL BEINSTALLED UNDERGROUND IN AN APPROVED METHOD OFCONSTRUCTION. (VERIFY LOCATIONS AND POINTS OF CONNECTIONS)9. PROVIDE WATER PRESSURE REGULATOR AS REQUIRED - 80 PSI MAX10. VERIFY LOCATION OF PG&E, CATV, AND TELEPHONE UNDERGROUNDSERVICE BOXES11. IF GAS METERS, ELECTRIC UTILITIES OR ANY PART OF THE FIREPROTECTION WATER SYSTEM ARE SUBJECT TO VEHICULAR DAMAGE,IMPACT PROTECTION SHALL BE PROVIDEDSITE GENERAL NOTES:1. PROJECT IMPROVEMENTS SHALL BE DESIGNED AND CONSTRUCTED INACCORDANCE WITHCITY OF SAN LUIS OBISPOSTANDARDS ANDSPECIFICATIONS AND IN ACCORDANCE WITH ALLAPPLICABLE COUNTYORDINANCES. WHERE NO STANDARD OR SPECIFICATION EXISTS, THESTANDARDS AND SPECIFICATIONS OFTHE CITY OF SAN LUIS OBISPOSHALL GOVERN. THE DECISION OF THE COUNTY ENGINEER SHALL BEFINAL REGARDING THE SPECIFIC STANDARDS THAT SHALLAPPLY.2. REVISIONS REQUIRED BY UNFORESEEN SITE CONDITIONS SHALL BEAPPROVED BY THE ARCHITECT PRIOR TO EXECUTION3. PROVIDE PLANTING TO PROTECT DISTURBED UNPAVED SURFACESFROM EROSION. PROVIDE TEMPORARY EROSION CONTROL DURINGCONSTRUCTION. REFER TO ERROSION MITIGATION PLAN.4. MINIMUM CONCRETE COMPRESSIVE STRENGTH SHALL BE 2,500 PSI AT28 DAYS FOR ALL FLAT WORK5. PRIOR TO EITHER ROOF NAIL OR FRAMING INSPECTION A LICENSEDSURVEYOR IS REQUIRED TO MEASURE THE HEIGHT OF THESTRUCTURE AND SUBMIT A LETTER TO THE BUILDING INSPECTOR,CERTIFYING THAT THE HEIGHT OF THE STRUCTURE IS IN ACCORDANCEWITH THE APPROVED PLANS AND COMPLIES WITH THE HEIGHTREQUIREMENT OFTHE CITY OF SAN LUIS OBISPO.6. VERIFY LOCATION OF RESIDENCE, GARAGE AND ALL SITEIMPROVEMENTS PER PLAN. NOTIFY ARCHITECT WITH DISCREPANCIES,PRIOR TO ANY CONSTRUCTION7. DRIVEWAYS SHALL BE LOCATED AND CONSTRUCTED PERTHE CITY OFSAN LUIS OBISPOSTANDARDS. DRIVEWAY SLOPES SHOULD CONFORMTO THETHE CITY OF SAN LUIS OBISPOSTANDARDS FORUPHILL/DOWNHILL DRIVEWAYS8. IT IS THE OWNER'S RESPONSIBILITY TO VERIFY LOT LINES. PRIOR TOFOUNDATION INSPECTION, THE LOT CORNERS SHALL BE STAKED ANDSETBACKS MARKED BY A LICENSED PROFESSIONAL(N) CONCRETE WALLPAVERSPERVIOUS PAVERS(E) GAS LINEGG(E) SEWER LINESS(E) WATER LINEWW(E) OVERHEAD ELECTRIC LINESELEC(N) SEWER LINESS(N) WATER LINEWW(N) GAS LINEGGPARKING NOTES:PERCITY OF SAN LUIS OBISPOENGINEERING STANDARD 2240, AND BYREFERING TO SHEET A-1.0 FOR PARKING STALL DIMENSIONS, THE PARKING ISCOMPLIANT.UTILITY NOTES:THE EXISITNG SEWER LATERAL IS GOING TO BE REPLACED BY A NEW SEWERLINE AND SEWER PUMP TO SERVE BOTH THE EXISTING OFFICE AND THEPROPOSED DWELLING UNIT AND ACCESSORY DWELLING UNITMIXED-USE DEVELOPMENT (§17.70.130)(F)(4)(a)C-N AND O ZONES.THE COMMERCIAL COMPONENT OF A MIXED-USEPROJECT SHALL BE ALLOWED TO OPERATE FROM SEVEN A.M. TO EIGHT P.M.OPERATION OUTSIDE OF THESE ALLOWED HOURS SHALL REQUIRE A MINORUSE PERMIT TO ENSURE THAT THE COMMERCIAL USE WILL NOT NEGATIVELYIMPACT THE RESIDENTIAL USES WITHIN THE PROJECT.(F)(5)RESIDENTIAL NOISE NOTICE.RESIDENTS OF NEW MIXED-USEPROJECTS, WHETHER OWNERS OR TENANTS, SHALL BE NOTIFIED IN WRITINGBEFORE TAKING UP RESIDENCE THAT THEY WILL BE LIVING IN AN URBAN-TYPEENVIRONMENT AND THAT THE NOISE LEVELS MAY BE HIGHER THAN ASTRICTLY RESIDENTIALAREA.(G)(3)TO ADJACENT AREAS.DIRECT AND CONVENIENT ACCESS SHALL BEPROVIDED FROM MIXED-USE PROJECTS TO ADJOINING RESIDENTIALANDCOMMERCIALAREAS TO THE MAXIMUM EXTENT FEASIBLE WHILE STILLPROVIDING FOR SAFETY AND SECURITY.(H)(1)(a)ORIENTATION.THE PRINCIPAL BUILDING OF A DEVELOPMENT SHALLBE ORIENTED TO FACE A PUBLIC STREET. BUILDING FRONTAGES SHALL BEGENERALLY PARALLEL TO STREETS. FOR ALL RESIDENTIAL, RETAIL, ANDOFFICE USES, AT LEAST ONE PRIMARY ENTRANCE TO A GROUND FLOOR USESHALL FACE THE ADJACENT STREET RIGHT-OF-WAY. GROUND-LEVEL RELATEDENTRANCES INCLUDE ENTRANCES TO GROUND FLOOR USES, RESIDENTIALUNITS, CLUSTERS OF RESIDENTIAL UNITS, LOBBIES, OR PRIVATECOURTYARDS.SITE REFERENCE NOTES:12345678910111213141516171819202122232425PROPERTY LINEDIMENSIONS INDICATION SETBACK FROM PROPERTY LINES(N) PARKING SPACES TO COMPLY WITH CITY OF SLO ENGINEERINGSTANDARDS- REFER TO SHEET CA-1.1(N) VAN ACCESSIBLE PARKING SPACE WITH 5'-0" ACCESSIBLE AISLE.CONCRETE BROOM FINISH - REFER TO SHEET CA-1.1(E) SEWER LATERAL THAT SERVES THE OFFICE SHALL BE REPLACEDAND/OR REPAIRED DUE TO ITS POOR CONDITION(N) CONCRETE PAVERS TO RESIDENTIAL UNITS(E) RETAINING WALL TO REMAIN - VERIFY CONDITION(E) 50" OAK TREE - TO BE REMOVED TO BE DETERMINED BY CITY ARBORIST(N) TWO TANKLESS WATER HEATER (EF 0.82, 4 GPM, 75o RISE) WITHRECIRC. INSTALL PRESSURE RELIEF VALVE WITH DRAIN TO EXTERIOR.(INSTALLATION OF WATER HEATER SHALL COMPLY WITH CHAPTER 5 OFTHE UFC) FOR ADDITIONAL INFORMATION(N)TWOGASMETERSWITHUNDERGROUNDGASLINE(VERIFYLOCATIONWITH UTILITY COMPANY)(N) TWO 200 AMP ELECTRICAL PANELS (VERIFY LOCATION WITH UTILITYCOMPANY)DASH LINE INDICATES OVERHANG OF SECOND FLOOR OF DUPLEX(N) TWO TELEPHONE CONNECTION (VERIFY LOCATION WITH UTILITYCOMPANY)(E) 3/4" WATER METER TO REMAIN TO SERVIE THE UNMODIFIED OFFICEUSE. (N) SEPARATE WATER METERS FOR RESIDENTIAL UNITS SHALL BEPROVIDED. VERIFY LOCATION OF WITH UTILITY CO.(N) RETAINING WALL. WALL TO MATCH (E)(N) PLANTER / BIOSWALE(N) OPEN EXTERIOR STAIR CASE (R:6.8" R:11") AND LANDING WITHDECORATIVE IRON GUARDRAIL (HANDRAIL @ 34"-38" @ STAIRS, WHEREOCCURS)(N) CONCRETE OR ASPHALT PAVING AT PARKING AREA. VERIFY FINISHWITH OWNER(N) SEPARATE WATER METER FOR RESIDENTAIL UNITS SHALL BEPROVIDED. SERVICE AND METER MANIFOLD TO BE INSTALLED PERSTANDARD 6260 FOR THE PROPOSED WATER METERS. VEIRFY WITHUITLITY CO.(N) CONCRETE LANDING @ EXTERIOR DOOR SHALL MEASURE IN THEDIRECTION OF TRAVEL OF NOT LESS THAN 36" (CBC 1008.1.5)- SLOPE 2%TO DRAIN AWAY FROM BUILDING- SMOOTH BROOM FINISH.(N) SEWER LATERAL LINE WITH SEWER PUMP FOR THE PROPOSEDRESIDENTIAL UNITS. PROPOSED LOCATION TO BE VERIFIED BY UTILITY CO.(N) TRASH / RECYCLING / GREEN WASTE STORAGE AREA (92"W X 36"D)ROLLING BINS SHALL BE SHARED BETWEEN THE RESIDENTIAL UNITSPROVIDED THAT THE BINS ARE SIZED CORRECTLY TO SERVE BOTH AREASPER THE CITY'S DEVELOPMENT STANDARDS FOR SOLID WASTE SERVICES.(E) OFFICE TRASH / RECYCLING / GREEN WASTE STORAGE OLLING BINSSHALL BE LOCATED ON PERVIOUS, PAVER AREA IN THE SIDEYARD OF THEOFFICE. BINS WILL BE ROLLED OUT TO THE CURB. REFER TO WILL SERVELETTER ON THIS PAGE(E) ONE-WAY DRIVEWAY TO REMAINLABEL (PAINT) PARKING SPACES TO DENOTE USE.A DIFFERENT PAVING MATERIAL SHALL BE INSTALLED FOR PEDESTRIANWALKWAY ON SITE THAT CROSSES DRIVEWAYS AND PARKING AREAS TOPUBLIC SIDWALK PER SLO MC 17.70.130.G.5.B VERIFY MATERIALAND/ORDIESGNATION WITH OWNERS22(E) OFFICEN.I.S.36'-1"OFFICE F.F.260.06'S.O.G.252.90'OFFICE F.F.250.00'SITE SECTION1 15.4514.4813.6412.9212.29 11.2610.8410.4710.149.849.369.168.998.838.708.438.678.638.61 27.527.928.428.729.431.132.032.733.634.335.836.537.237.938.540.040.641.342.042.642.943.944.845.5 48.849.950.951.752.454.154.955.556.156.7 57.958.558.959.459.7 35.435.836.336.737.138.038.338.739.039.4 40.140.440.841.141.4 42.042.342.642.943.151.052.753.3 55.255.856.356.7 57.858.258.558.859.059.559.759.859.960.0 46.4 51.953.957.18.50 AVERAGE CARS2240February 2014PARKINGANGLEWIDTHATCURBSINGLE LOADEDAISLESDOUBLE LOADEDAISLESONE-WAYTRAFFICTWO-WAYTRAFFICONE-WAYTRAFFICTWO-WAYTRAFFICBAY WIDTH *(feet)* See Engineering Standard 2220for clarification of "BAY WIDTH"Bay widths are based on 18.4' stall lengths. Stall widths as noted.$OWHUQDWHVWDOOZLGWKVPD\RQO\EHXVHGIRUSDUNLQJDQJOHVDQGmust have special approval of the Community Development Director.9'-0" width - Subtract 2 feet from bay width9'-6" width - Subtract 4 feet from bay width 8.6'8.3'REVISIONSBY APP DATESTANDARD CURRENT AS OF:76;;% &$$! +<6734;38/876/3;:8 '#54+5355&%#+#%%&%#%#%%&#;93&%%&% &$$! + <6734;38/877/66;3)539, 4773&# %ʹ$%%(%$%%#$% %$/#'%%# #% % $ ($%+#*+ #($% %,4773&#%+ &$$! ++<6734 ##%%&#% %/4-3' 44.4;.55 #(%%#$#%(%%%* &$$! + &$# !* (!# '&#$ % %%#($%$%#$%%$ % !#% ($&, $%, 4 <8+ 4)(*0*, 4 <8+ 4)(*0#$%, 4 98 + 4) (*00#' '$ % %#*' &$- ƚŚĞƉƌŽƉĞƌƚǇŽǁŶĞƌ͛ƐƌĞƐƉ $"" ! $ *#'( %!# !#%*!$%+%$! %% #($%$% #$#'$$&%-$ *#'( %!# !#%*!$%+%' & $ %!% #&$%%$!# !#%*$$&%-/ƚŝƐƚŚĞƉƌŽƉĞƌƚǇŽǁŶĞƌ͛ƐƌĞƐƉŽŶƐŝďŝůŝƚǇƚŽŝŶĐƌĞĂƐĞĨƌĞƋƵĞŶĐǇŽƌǀŽůƵŵĞŽĨƐĞƌǀŝĐĞŝĨŶĞĐĞƐƐĂƌǇ &"#"%" ! %$##',$%%#!#%$% %#$%&%$%%#$$-#(%( # &%$ $#'%%$#$$+%( #%%( #$%&%$ %)$% #% - # &%(#%$- %$%$ $(% # &%% %&#% $#' &#%- * &'*"&$% $ #*% #% +!$ %$%%% %%- !#% $&!#'$ #693/:;</3<<4Page 25 of 37 041CA-1.1PARKINGCALCULATION ANDMANEUVERINGSPACEANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFORCONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 20221/8" = 1'-0"PARKING CALCULATION AND MANEUVERING SPACESCALE:UP17R@6-3/4"HT.UP17R@6-3/4"HTGARAGE/CARPORT708S.F.TRASHRECYCLESTOR.UNDERSTAIRSSTOR.UNDERSTAIRSSTORAGEF.S.=252.0'GREEN456STORAGEELECELECELECELECELECELECELECELECELECEPL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PLPLPLPLPLPLPLPLPLPLX X X X X X X X X X X X X X X X X X X X X X X X X 123XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX PPLL LPLLLLLL PPPPPPPPPLPLLLLLLLLPP PPPPPPPPLLLPLLLLPP PPPPPPPPPPPPLLLLL LLLLPPPPPPPPLLLLLPPLPPLLPPPPLLLLPL PPPPPPPPPPPPPPPPPPPPPPLPLPLPPPLPPLPLPPPPPPPP EEEECCCCCCEEELLLEEECCEEECCCCEELLEEECCEEELLEEEEEEEEEEEECCCCCCCCCCCCCCCCEEEEEEEELLLLLLLLLLLLLLEEEEEEEECCCCCCCCCCCEEEEEECCEEEEEEEEEEEEEEEEEEEEECCCCCCCCCCCCCCCCEEEEEEEEEEEEEELLLLLLEEEEEEECCCCCCCCCCCEEEEEEEEEEEECCCCCCCEEEEEEEELLLLLLLEEEEEEECCCCCCCCCCCEEEEEEELLLLLLLEEECCCCCCCCEEECCEECCCCEEEEEEEECCCCCCCCCCCCCCCCCCCCCCEEECCCCCEEEEEEEEEEEEEECCCCCCCCCCCCCCCCCCCCCCEEEEEEECCCCCCCCCCCEEEEEEEECCCCCCCEEEEEEEECCCEEELECELEEEECEEECCECCCCEEEEELLLEEECCEEEECCCEELLEECCEEEELLEECCCCCCCCCCCCEEEEEEEEEEEEEEEEEEEELLLLLLLLEEEEEEEEEEEELLLLLEEEEEELEEEECCCCCCCCCCCCCCCCCCCCCCEEEEEEEEEEEEEELLLLLLLLLLLLLEEEEECCCCCCCEEEEEEEEEEELLLLLEEEECCCCCCCCEEEEEEELLLLLLLEEEEEEEECCCCCEEEELLLEEEEECCCCCEELLEEECECCECECCEEELELLEECCCCEECCCCEELLEEECECCEEEECCCCCCCCCCCCEEEEEEEEEEEEEEEELLLLLLLLLLLLEEEEEEEEEEEEEEEEEEEECCCCCCCCCCCCCCCCCCCCCCCCCCCEEEEEECCLLLEEEEEEELLLLLEEEEEEECCCCCCEEECCCEEEEEECCCCCCCCCCCCCCCCEEEEEEEEEEEEEELLLLLLLLLLLLLLEEEEEEEEEEEEEECCCCCCCCCCCCCCCCCCCCCCCEEEEECCCCCCCCCCCEEEEEEELLLLLLLEEEEEEEECECEECCCCCCCCCECECEECCCCCCCCCEEEEEEEELELEELLLLLLEEEEEEECCCCCCCCCCCCCEELECELEECCCEELECCELCCCELEEECECCCECELECCPPLPPLLLPPPPLPLLLLLLPPLPPPPPPLLPPLPPLLLLLPPPLPPPPPPPLPPLPPLPPP 60'-7 1/2"OVERALL BAY WIDTHXXFINISHFLOOR260.06'STONESLABCONCRETERAMPCONC.WALKCONCRETESIDEWALKNEIGHBORINGBUILDINGSLAB252.90'12"MAGNOLIA8"OLIVECONC.DRIVEWAYHVACUNITPROPERTY LINE = S40°14'21"E 130.54'MPROPERTY LINE=N40°14'40"W130.53'MN49°46'31"E50.04'M10" MAPLELOT 22PROPERTY LINE = S49°45'56"W 50.05'MCONCRETESIDEWALKTREEWELL6" MAPLE6"MAPLEDRIVEWAYAPPROACH50"REDWOOD(E) 12" CONC.WALL12"CONC.WALL12" CONC.WALL&5'WOODFENCEPAVERWALKCURB&GUTTER6'WOODFENCE12"CONC.WALL(E)OFFICETOREMAIN(NOTPARTOFSCOPEOFWORK)1,200S.F.CONC.STEPSHIGUERASTREETCONC.STEPSFIREVALVEADAVANNOPARKINGPOC FOR FIRESUPPLY SYSTEMFDCWMTRASHRECYCLEGREEN(N) PLANTERBIOSWALE(N)FENCE23'-3"AISLE9'-6 3/4"W9'-7 1/4"W9'-7 1/4"W12'-0"W5'-0"18'-5"D8'-7"W8'-7"W18'-5"DBIKE PARKINGREQUIRED PARKING SPACE CALCULATION PER 17.72.030(AREAS ARE BASED ON PROJECT AREAS)TOTAL FLOORS.F. PERTOTAL PARKINGAREAPARKINGSPACEOFFICE1,200 S.F.300 S.F.4.004.00 SPACES2 BEDROOMPARKINGTOTAL PARKINGSPACEACCESSORY DWELLING UNIT00NARESIDENTIAL UNIT (2-BEDROOM)2S.F.0.751.501.50 SPACESREQUIRED PARKINGTOTAL REQUIRED PARKING SPACES5.50 SPACES6SPACESPROPOSED PARKINGTOTAL PROPOSED ON-SITE PARKING SPACES6SPACESCOMPACT3SPACESAVERAGE2SPACESADA1SPACESPROPOSED BICYCLE PARKING PER 17.72.070OFFICE1SPACESACCESSORY DWELLING UNIT0SPACESRESIDENTIAL UNIT (2-BEDROOM)2SPACESUP17R @ 6-3/4" HT.UP17R@6-3/4"HTGARAGE/CARPORT708 S.F.TRASHRECYCLESTOR. UNDER STAIRSSTOR. UNDER STAIRSSTORAGEF.S. = 252.0'GREEN456STORAGEPL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PLPLPLPLPLPLXXXXXXXXXXXXXXXXXXXXXXXXX123 XXXXXXXXXXXXXXXXXXXX 60'-7 1/2" OVERALL BAY WIDTH NGSLAB252.90'PROPERTYLINE =N40°14'40"W 130.53'MLOT22PROPERTY LINE = S49°45'56"W 50.05'M50"REDWOOD(E) 12" CONC.WALL12"CONC.WALL&5'WOODFENCEWOODFENCE12"CONC.WALL(E) OFFICETO REMAIN(NOT PARTOF SCOPE OF WORK)1,200 S.F.ADAVANNOPARKINGPOCFORFIRESUPPLYSYSTEMFDC(N)PLANTERBIOSWALEMANEUVERING DIAGRAMScale: 1/8" = 1'-0"2SLAB252.90'(E)OFFICETOREMAIN(NOTPAPPRTOFSCOPEOFWORK)1,200S.F.111 & 21CA-1.1Page 26 of 37 041L-1.0LANDSCAPE PLANANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFORCONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022UP17R@6-3/4"HT.UP17R@6-3/4"HTGARAGE/CARPORT708S.F.TRASHRECYCLESTOR.UNDERSTAIRSSTOR.UNDERSTAIRSWDSTORAGEF.S.=252.0'GREEN456STORAGEWDECELECELECELECELECELECELECELECELECELECPL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PLPLPLPLPLPLPLPLPLPLX X X X X X X X X X X X X X X X X X X X X X X X X 123XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX60'-7 1/2"OVERALL BAY WIDTHXXFINISHFLOOR260.06'STONESLABCONCRETERAMPCONC.WALKCONCRETESIDEWALKNEIGHBORINGBUILDINGSLAB252.90'12"MAGNOLIA8"OLIVECONC.DRIVEWAYHVACUNITPROPERTY LINE = S40°14'21"E 130.54'MPROPERTY LINE =N40°14'40"W 130.53'MN49°46'31"E50.04'M10" MAPLELOT 2PROPERTY LINE=S49°45'56"W 50.05'MCONCRETESIDEWALKTREEWELL6"MAPLE6"MAPLEDRIVEWAYAPPROACH50"REDWOOD(E) 12"CONC.WALL12"CONC.WALL12"CONC.WALL & 5'WOODFENCEPAVERWALKCURB & GUTTER6" CURB BEGIN6'WOODFENCE12"CONC.WALL(E)OFFICETOREMAIN(NOTPARTOFSCOPEOFWORK)1,200S.F.CONC.STEPSHIGUERASTREETCONC.STEPSFIREVALVENOPARKINGPOC FOR FIRESUPPLY SYSTEMFDCWMTRASHRECYCLEGREEN(N) PLANTERBIOSWALE(N)FENCE2322PPPPPPLLLLPPPPPLLLPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPRRREEEEDDDWWWWWOOOOOOOOODDDDRRRRRREEEEEEEEDDDDDDWWWWWWWWWWOOOOOOOOOOOOOOOODDDDDDD555550000555500""PPPLLLPPPPPPLLPPPPPPPPPPPPPPPPPPPPLPPL PLPPL PPPPPPPPLLLPPLPPPPPPPLPPPPLLPPPPPPP LLPPLLLLLPPPPPPPPPPPPPPPPPPPPPPPP ((((BBBBBBIIOOOIIOOOOOOOOSSSOOOOSSSSLLLLLPPPPLLLLSSSWWWLLL SSSSWWWWLLLLLLLPPP LLLLAAAALLLLAAAAAWWWWAAAWWWLL WWWWAAWWWPPLLLPPPP AAAANNNNAAAANNNNAAALLLAAAALLNNNTTTTTNNNTTTTTLLLEEELLLEEEETTTEEEEETTTEEEEEEEEEEEEERRRRREEERRRRRRRRRRLLLLLLLLLLLLLLLLLLLLLLLLLLL FFDFFFDDDDCCCCCDDDCCCCCLLLLLLLLLLLLLLLLLLLLLLLLLLLLL LP PLPP PLPP PPPPPLLLPPPPPPPPPPPPPPPLPPPPPPPPPLLPPPPPPPPPPLLLLLLLLLLLLLLLLLLLL UUUUUNNNNNNIIITTTTTUUUUUUUNNNNNNNNNIIIITTTTTTTTHHHHHHHVVVVVVVVVAAAAAVVVVVVVVVAAACCCCCCCHHHHHVVVVVAAAVVVAACCCLLLLLLLLPPPLLLPPPLLLLPPPLLLPPPPPPPPPPPPPPPLLLLLLLLPPPLLPPPLLLLPPPLLLLPPPPPPPPPPPPPPPPPPPPLPPLPLPPLLPPPLPPPPPPPPPLPLLPPPPPPP (E) 50" OAK TREE(((BIIOOOOOOPPPPPPPPPLP FFCCCCCCCOOOOOOOOOOOOODDDDD00""0PLPLLLLLLLLLLLLLLLLLLLLPPLLLL WWWWWWWXRPPLPPLLL XXXXRXXXPPPPPPPLPLL XXXXXXXXXXXXXXXXXXXRXLLLLLPLPLPPPPPPPLLLPP XXXXXXXXXXRXRRRXLPPLLLLPPPPLPPPPPP XXXXXXXXXXXXXXXFINISHFLOOR260.06'SLAB252.90'(((EEE)))OOOFFFFFFIIICCCEEETOREMAIN(NOTPAPPRTOFSCOPEOFWORK)1,200S.F.(E) OFFICETO REMAINNOT PART OFSCOPE OF WORKSHRUBSBERKELEY SEDGEGROUND COVERMEDIUM REDWOOD BARK ( ALL PLANTER U.N.O.)TREESBLUE OATGRASS2.ALL PLANT MATERIAL SHALL BE CONSISTENT W/ NURSERY STANDARDS.3.THE LANDSCAPE DESIGN IS PLANNED TO CREATE EROSION CONTROL, LIMITRUNOFF, AND CONSERVE WATER.4.THE LANDSCAPE DESIGN INTENDED TO CREATE A BUFFER BETWEENPEDESTRIAN WALKWAYS AND THE PROPOSED STRUCTURES, PROVIDEOPENAREAS FOR TENANT TO USE, AND TO CREATE A NATURAL CALIFORNIALANDSCAPE.1.5.6.LOW LEVEL LANDSCAPE LIGHTING SHALL BE PROVIDED ALONG THEPEDESTRIAN WALKWAYS TO CREATE A SAFE ROUTE OF TRAVELAROUNDPROPERTYFORADEQUATESCREENING OF BACKFLOW, SURFACE DRAINAGE SYSTEMSTHAT INCLUDE BIOSWALES OR PLANTED AREAS SHALL BE DESIGNED.9.BIOSWALE ANDBIO-RETENTION LEVELER WILL CONFORM TO THE COUNTY LIDINITIATIVE GUIDELINES AND VEGETATION SPECIFICATION TO BE VERIFIED.THE LANDSCAPE SHALL BE CONTROLLED BY LOW FLOW DRIP IRRIGATION.LANDSCAPE TO BE COMPLIANT WITH CITY OF SAN LUIS OBISPO LANDSCAPESTANDARDS AND THE STATE MODEL WATER EFFICIENT LANDSCAPEORDINANCE.7.8.ALL LIGHTING FIXTURES SHALL BE SHIELDED SO THAT NEITHER THE LAMP ORTHE RELATED REFLECTOR INTERIOR SURFACE IS VISIBLE AND SO THAT NOLIGHT SHINES INTO THE BACKYARDS OF ADJACENT PROPERTIES. ALL LIGHTINGPOLES, FIXTURES, AND HOODS SHALL BE DARK COLORED.LANDSCAPE LEGEND:GENERAL LANDSCAPE NOTES:ALL PLANTS TO BE5 GALLON U.N.O.(N) CONCRETE10.CONTROLLER SHALL BE WEATHER- OR SOIL MOISTURE-BASED CONTROLLERSTHAT AUTOMATICALLY ADJUST IRRIGATIONIN RESPONSE TO CHANGES INPLANTS' NEED AS WEATHER CONDITIONS CHANGE.IRRIGATION NOTES:2.3.4.1.5.6.9.7.8.10.WEATHER BASED CONTROLLERS WITHOUTINTEGRAL RAIN SENSORS ORCOMMUNICATIONS SYSTEMS THAT ACCOUNT FOR LOCAL RAINFALL SHALL HAVEA SEPARATE WIRED OR WIRELESS RAIN SENSOR WHICH CONNECTS ORCOMMUNICATES WITH THECONTROLLERS. SOIL MOISTURE BASEDCONTROLLERS ARE NOT REQUIRED TO HAVE RAIN SENSOR INPUT.LOW WATER USING IRRIGATION SYSTEMS SHALL BE INSTALLED. DRIPIRRIGATION SHALL BE USED WHERE FEASIBLE.THE IRRIGATION DESIGN SHALL NOT EXCEED 65% OF E.T.O. TIMES THELANDSCAPE AREA.ALL LOW-WATER CONSUMPTION IRRIGATION SYSTEMS SHALL MINIMIZE ANY USEOF SPRAY TYPE HEADS.IRRIGATION SYSTEMS FOR SLOPE AREAS SHALL NOT APPLY WATER AT APRECIPITATION RATE OF OVER 0.8 INCHES PER HOUR.ALL IRRIGATION SHALL INCLUDE BACKFLOW PREVENTION SUCH AS A "REDUCEPRESSURE BACKFLOW PREVENTER"IRRIGATION SCHEDULES SHALL BE ADJUSTED QUARTERLY TO MEETREQUIREMENTS AND ADJUST FOR SEASONS.IRRIGATION SYSTEMS SHALL MINIMIZE RUNOFF AND DISCHARGE OF WATERONTO ADJACENT HARDSCAPE OR PROPERTIES.IRRIGATION CLOCK CONTROLLER SHOULD BE PROGRAMMEDTO OPERATEDURING LOW WATER DEMAND AND EVAPORATION PERIODS OF THE DAY, I.E. LATENIGHT OR EARLY MORNING.11.THE IRRIGATION SYSTEM SHALLAPPLY WATER SLOWLY TO REDUCE RUNOFF.11.ALL LANDSCAPE AREAS SHALL BE SEPARATED FROMASPHALT AREAS BY 6 INCHCONCRETE CURB.12.13.14.PERMANENT PLANTINGS RATHER THAN SEASON ONES SHALL BE USED15.MINIMUM PLANT SIZES: SITE TREES (15 GAL.), SHRUBS (1 GAL.), GROUNDCOVER (FLATS).IRRIGATION SYSTEM TO BE INSTALLED AS A PART OF SITE CONSTRUCTION.SYSTEM SHALL BE UNDERGROUND, AUTOMATIC DRIP EMITTER TYPE WITH"SMART" CONTROLLER AND AUTOMATIC RAIN SHUTOFF. LOW PRECIPITATIONRATED EMITTER TYPE TO BE USED TO MINIMIZE RUNOFF.POINT OF CONNECTION, FOR WATER SUPPLY, SHALL BE BY A NEW LANDSCAPESUB METER.ALL PLANTING AREAS SHALL RECEIVE A 3" LAYER OF MEDIUM BARK MULCHAFTER INSTALLATION.ALL PLANTING AND IRRIGATION SHALL BE INSTALLED PER THECITY OF SAN LUISOBISPOSTANDARDS AND APPLICABLE CODES.FOR SITE WORK, ARCHITECTURAL, AND GRADING / DRAINAGE INFORMATIONSEE PLANS ATTACHED AND/OR REFERENCED PLANS.ALLAREAS BEYOND THE AREA OF WORK THAT ARE DISTURBED BYCONSTRUCTION SHALL BE RETURNED TO ORIGINAL CONDITION.TREES PLANTED IN AN AREA LESS THAN 8' WIDE SHALL BE INSTALLED WITH AROOT BARRIER TO PROTECT AGAINST HARDSCAPE DAMAGEREFER TO THE HYDRO-ZONE PLAN, MAXIMUM APPLIED WATER ALLOWANCECALCULATIONS AND ESTIMATED TOTAL WATER USE TABLES FOR IRRIGATIONWATERING TYPES AND VOLUME.REFER TO THE ATTACHED WATER EFFICIENT WORKSHEET FOR MAXIMUM APPLIEDWATER ALLOWANCES TABLE AND ESTIMATED TOTAL WATER USE CALCULATIONSTHE LOW IMPACT DEVELOPMENT TIER SHALL BE A “TIER 1” DUE TO MODIFIEDIMPERVIOUS SURFACE AREA BEING LESS THEN 5,000 SF FOR A PRESCRIPTIVE,SINGLE (1) RUNOFF REDUCTION MEASURE. THE SELECTED MEASURE SHALL BE THEINSTALLATION OF POROUS PAVERS IN THE RESURFACED ANDRE-GRADED PARKINGAREAS (REFER TO SITE PLAN).16.17.18.19.STORM WATERCONTROL NOTES:1. THE LANDSCAPE WATER IRRIGATION SYSTEM IS TO BE A DESIGN/BUILDCONTRACT, BY A QUALIFIED AND LICENSED CONTRACTOR, THAT WILL REQUIREREVIEW AND APPROVAL BY THE ARCHITECT-OF-RECORD TO VERIFYCOMPLIANCE TO THE STATED AND MANDATORY CONDITIONS OF THECALIFORNIA TITLE 20 WATER EFFICIENCY STANDARD / CALGREEN CODE (2019EDITION).2. THE IRRIGATION DESIGN SHALL BE IN CONFORMANCE WITH THE PROVISIONSOF THE FOLLOWING SECTIONS OF THECALIFORNIA GREEN CODE (2019EDITION):A. SECTION 5.407.2.1 (IRRIGATION SPRINKLERS).B. SECTION 5.305.1.1 (WATER USAGE).C. SECTION A5-305.2 (IRRIGATION DESIGN FOR NON-MANDATORYELECTIVE USE).3. THE WATER EFFICIENCY DOCUMENTATION AUTHOR/RESPONSIBLE DESIGNERIS TO PROVIDE THE REQUIRED “DECLARATION” STATEMENT TO INCLUDE THEFOLLOWING:A. THAT ALL MANDATORY REQUIREMENTS HAVE BEEN PROVIDED.B. TIER 2 COMPLIANCE WITH STATEMENT OF CONFORMANCE OREXCEEDING CONFORMANCE REQUIREMENTS.4. PROVIDE THE REQUIRED APPLICANT CHECKLIST PER2019 CGC, APPENDIXA6.1, AND PERA5.407.4.2.5. QUALIFIED AND LICENSED CONTRACTOR TO VERIFY THE LOCATION OFLANDSCAPE IRRIGATION POINT-OF-CONNECTION IN THE PARKWAY, METERSIZING AND THE LOCATION OF THE REDUCED PRESSURE PRINCIPLE BACKFLOWDEVICE ON THE PLANS FOR REFERENCELANDSCAPE IRRIGATION DESIGNGENERAL NOTES:EXISTING TREES - TO REMAIN (REFER TO LANDSCAPEPLAN FOR TREE INFORMATION)(N) PERVIOUS PAVERSPLANT IMAGERY:BERKELEY SEDGEBLUE OAT GRASS(N) DRIP IRRIGATION1/8" = 1'-0"PERLIMINARY LANDSCAPE PLANSCALE:San Luis ObispoMaximum Applied Water Allowance / Estimated Total Water UseResidential Potable Watere Waterr43.80 ETo(inches/year) es/year) 0Overhead Landscape Area (ft2)d Landscape Area (fft2)464Drip Landscape Area (ft2)dscape Areea (ft2)0SLA (ft2)464 ft2HydrozonePlant Water Use Type (low, moderate, high)Plant Factor (PF)Hydrozone Area (HA) (ft2) Enter Irrigation Type (PF x HA (ft2))/IEZone 1 Low0.1 - 0.3464SLA0.00Zone 20.0000Zone 30.0000Zone 40.0000Zone 50.0000Zone 60.0000Zone 70.0000Zone 80.0000Zone 90.0000Zone 100.0000Zone 110.0000Zone 120.0000Zone 130.0000Zone 140.0000Zone 150.0000Zone 160.0000Zone 170.0000Zone 180.0000Zone 190.0000Zone 200.0000HA4640.00Total LA464MAWA= 6,930.2ETWU complies with MAWAETWU=0.0Gallons0.0HCF (Hundred Cubic Feet) per year0.000Acre-feet per yearPage 27 of 37 041A-0.0OVERALL FLOORPLANANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022 PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PLPLPLPLPLPLPLPLPLPL123XXFINISHFLOOR260.06'STONESLABCONCRETERAMPCONC.WALKCONCRETESIDEWALKEIGHBORINGUILDINGSLAB252.90'12"MAGNOLIA8"OLIVECONC.DRIVEWAYHVACUNITPROPERTYLINE= S 40°14'21"E 130.54'M PROPERTYLINE =N40°14'40"W130.53'M N49°46'31"E 50.04'M10"MAPLELPROPERTY LINE = S49°45'56"W 50.05'MCONCRETESIDEWALKTREEWELL6"MAPLE6"MAPLEDRIVEWAYAPPROACH(E) 12" CONC.WALL12"CONC.WALL12"CONC.WALL&5'WOODFENCPAVERWALK6'WOODFENCE12"CONC.WALL(E) OFFICETO REMAIN(NOT PARTOF SCOPE OF WORK)1,200 S.F.CONC.STEPSCONC.STEPSFIREVALVEADA VANNOPARKINGPOCFORFIRESUPPLYSYSTEMFDCWM(N)PLANTERBIOSWALE(N)FENCEUP17R @ 6-3/4" HT.UP17R@6-3/4"HTSITE PLANScale: 1/8" = 1'-0"1PROPOSEDLOCATION OFTHREE STORY DUPLEXFINISHFLOOR260.06'SLAB252.90'(((EEE)))OOOFFFFFFIIICCCEEETOREMAIN(NOTPAPPRTOFSCOPEOFWORK)1,200S.F.(E) OFFICETO REMAINNOT PART OFSCOPE OF WORK1/8" = 1'-0"OVERALL FLOOR PLANSCALE:Page 28 of 37 3/8" = 1'-0"FIRST FLOOR PLANSCALE:041A-1.1FIRST FLOOR PLANANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 20221155EEUP17R @ 6-3/4" HT.UP17R@6-3/4"HTGARAGE/CARPORT708 S.F.STOR. UNDER STAIRSSTOR. UNDER STAIRSWDSTORAGEF.S. = 252.0'306830682068206845660686068STORAGEWD111228181265336AABBD.1D.1314208212635126262035FLOOR PLAN REFERENCE NOTES1234567891011121-3/8" THICK SOLID CORE WOOD, 20-MINUTE FIRE RATED DOOR, PER2019 CRC R302.5.11-HOUR FIRE AND STC RATED INTERIOR WALL, DOUBLE WALLASSEMBLY- REFER TO WALL LEGEND ON THIS SHEET AND DETAIL #23/A-10.01-HOUR FIRE RATED EXTERIOR WALLASSEMBLY, STUCCO WALL. REFERTO WALL LEGEND ON THIS SHEET AND DETAIL #33/A-10.0200 AMP ELECTRIC METER (VERIFY LOCATION WITH UTILITY COMPANY)200 AMP ELECTRICAL PANELS (VERIFY LOCATION WITH UTILITYCOMPANY)ACRYLIC TUB WITH TILE WAINSCOT. PROVIDE ONE-PIECE WELDED TRAPOR ACCESS PANEL PER LOCAL CODEDASH LINE INDICATES ROOF EAVES ABOVEDOOR TO UNDER STAIRS STORAGEDRYER. PROVIDE 4" Ø VENT WITH LINT TRAP TO EXTERIOR. (VENT RUNSHALL COMPLY WITH MANUFACTURER AND THE CMC SECTION 504.4.2.1)DRYER/DOMESTIC MOISTURE EXHAUST VENT/DUCT. MAX LENGTH= 12'-0"WITH THREE 90º ELBOWS @ BASE PROVIDE A LINT TRAP AND BACKFLOWDAMPER @ BASE. PROPOSED DUCT LENGTH IS 4'-0"EXTERIOR LIGHT FIXTURE SHALL BE DARK SKY COMPLIANT - REFER TOELEVATION SHEETSEXTERIOR STAIRS @ 6 3/4" R. 11" T. REFER TO DETAILS #11 & 21/A-10.1131415161718192021222324INTERIOR WOOD FRAMED STAIRS @ 6 3/8" R. 11" T. 16 RISERS - REFERTO DETAIL #31 & 32/A-10.1INTERIOR WOOD STUD WALL - REFER TO WALL LEGEND ON THIS SHEETAND DETAIL #34/A-10.0LOW FLOW TOILET (1.28 GPF)MINIMUM 100 SQUARE INCH OPENING IN DOOR OF LAUNDRY CLOSETPER 2019 CMC 504.4.1(2)NON-RATED EXTERIOR WALLASSEMBLY - REFER TO WALL LEGEND ONTHIS SHEET AND DETAIL #44/A-10.0OUTLINE OF FLOOR OVERHANG ABOVEPEDESTAL SINK (VERIFY DIMENSIONS WITH MANUFACTURER)POTENTIAL LOCATION FOR STACKABLE WASHER/DRYERPROVIDE A RATED CEILING @ GARAGE BENEATH HABITABLE ROOMS.SHALL BE SEPARATED FROM ALL HABITABLE ROOMS ABOVE BY NOTLESS THAN 5/8" TYPE 'X' GYPSUM BOARD OR EQUIVALENT - REFER TODETAIL #41/A-10.0REFRIGERATOR AND ROUGH PLUMB FOR WATER IN RECESSED WALLBOX (VERIFY DIMENSIONS WITH MANUFACTURER)SINGLE POLE AND SHELF IN CLOSETSSLIDE-IN GAS RANGE (VERIFY DIMENSIONS WITH MANUFACTURER)2526272829303132333435SLIDING GLASS DOOR (VERIFY DIMENSIONS WITH MANUFACTURER)STORAGE AREASTOVE HOOD - VERIFY DIMENSIONS WITH MANUFACTURERTANKLESS WATER HEATER (EF 0.82, 4 GPM, 75o RISE) WITH RECIRC.INSTALL PRESSURE RELIEF VALVE WITH DRAIN TO EXTERIOR.(INSTALLATION OF WATER HEATER SHALL COMPLY WITH CHAPTER 5 OFTHE UFC.) FOR ADDITIONAL INFORMATION.UPPER CABINETS - VERIFY DIMENSIONS ON SITEVANITY WITH DROP-IN SINK (VERIFY DIMENSIONS WITHMANUFACTURER)WASHER. PROVIDE HOT & COLD WATER AND WASTE (VERIFYDIMENSIONS WITH MANUFACTURER)±36" COUNTER WITH CABINETS BELOW±42" BREAKFAST BAR WITH SEATING AND 1'-0" KNEE CLEARANCE±42" HIGH GUARD RAILAT JULIETTE BALCONYBICYLCLE LONG TERM PARKING FOR RESIDENTIAL UNITSGENERAL FLOOR PLAN NOTES:WALL LEGEND:1. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFYARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION.2. VERIFY ALLAPPLIANCE, FIXTURE & EQUIPMENT SIZES ANDLOCATIONS W/OWNER, PRIOR TO INSTALLATION.3. REFER TO STRUCTURAL PLANS FOR FURTHER INFORMATION.EXPOSED STEEL FRAMING TO PROTECTED4.REFER TO ELECTRICAL PLANS FOR FURTHER INFORMATION.5.REFER TO MECHANICAL PLANS FOR FURTHER INFORMATION.6.REFER TO PLUMBING PLANS FOR FURTHER INFORMATION.7.ALL FURNITURE AND EQUIPMENT IS BY OWNER AND IS SHOWN FORCOORDINATION PURPOSES ONLY.8. REFER TO FINISH PLAN AND SCHEDULE FOR INTERIOR WALLANDFLOOR FINSH INFORMATION.9. DIMENSIONS ARE TO FACE OF FRAMING UNLESS SPECIFICALLYNOTED OTHERWISE.10. PROVIDE ADEQUATE BLOCKING IN WALLS FOR CABINETS AND OTHERWALL MOUNTED ACCESSORIES INCLUDING BUT NOT LIMITED TOHANDRAILS, SHELVING AND BATHROOM FIXTURES.11. PROVIDE FIRE BLOCKING FOR WALL CAVITIES THAT EXCEED CBCHEIGHT LIMITATION.12. INTERIOR ELAVTIONS ARE IDENTIFIED ON FINISH PLANS13. REFER TO ENLARGED FLOOR PLANS FOR GUEST ROOMS FOR MOREINFORMATION14. ALL INTERIOR DOOR HEIGHTS SHALL BE 6'-8" U.N.O. VERIFY ROUGHOPENINGS PRIOR TO FRAMING15. ALL EXTERIOR DOOR DOOR AND WINDOW HEIGHTS SHALL BE 6'-8"U.N.O. VERIFY ROUGH OPENINGS PRIOR TO FRAMING16. ALLANGLES ARE 45°, U.N.O.17. SET BUILDING FOOTPRINT 3" MIN. AWAY FROM THE BUILDINGSETBACK LINES TO ALLOW FOR FINISH MATERIALS18. ALL FINISH CEILING HEIGHTS SHALL BE + 9'-0" TYP. U.N.O.- REFER TOFLOOR PLANSC.B.C. TABLE 720.1(3), ITEM 21-1.1ONE HOUR RATED CEILING (AT GARAGE ONLY)BASE LAYER 5/8" TYPE 'X' GYPSUM WALLBOARD APPLIEDAT RIGHTANGLES TO JOIST OR TRUSS 24" O.C. WITH 1 1/4" TYPE S OR TYPE WDRYWALL SCREWS 24" O.C.. FACE LAYER 5/8" TYPE 'X' GYPSUMWALLBOARD OR VENEER BASE APPLIED AT RIGHT ANGLES TO JOISTOR TRUSS THROUGH BASE LAYER WITH 1 7/8" TYPE S OR TYPE WDRYWALL SCREWS 12" O.C. AT JOINTS AND INTERMEDIATE JOIST ORTRUSS. FACE LAYER TYPE G DRYWALL SCREWS PLACED 2" BACK ONEITHER SIDE OF FACE LAYER END JOINTS, 12" O.C.ONE HOUR RATED PROVIDED ASSEMBLIES:HANDRAILS/GUARDRAILS:PER 2019 CRC SECTION R311 AND SECTION R312HANDRAILS WITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OFAT LEAST 1-1/4" AND NOT GREATER THAN 2". IF THE HANDRAILS IS NOT CIRCULAR, ITSHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6-1/4"WITH A MAXIMUM CROSS SECTION OF DIMENSION OF 2-1/4". EDGES SHALL HAVE AMINIMUM RADIUS OF 0.01" (2019 C.R.C. SECTION R311.7.8.5)4.STAIRWAYS SHALL HAVE HANDRAILS ON AT LEAST ONE SIDE AND SHALL COMPLY WITH2019 C.R.C. SECTION R311 THROUGH SECTION R3121.REQUIRED GUARDS AT OPEN SIDED WALKING SURFACES, INCLUDING STAIRS,PORCHES, BALCONIES OR LANDINGS, SHALL BE NOT LESS THAN 42" HIGH MEASUREDVERTICALLY ABOVE THE ADJACENT WALKING SURFACE, ADJACENT FIXED SEATING OFTHE LINE CONNNECTING THE LEADING EDGES OF THE TREADS (2019 C.R.C. SECTIONR312.1.1)6.7.HANDRAIL HEIGHT, MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THETREAD NOSING, OR FINISH SURFACE OF RAMP SLOPE SHALL BE NOT LESS THAN 34"AND NOT MORE THAN 38". (2019 C.R.C. SECTION R311.7.8.1)2.HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS ORSAFTEY TERMINALSAND RAILS ADJACENT TO A WALL SHALL HAVE A SAPCE OF NOTLESS THAN 1-1/2" BETWEEN THE WALLAND THE HANDRAILS.(2019 C.R.C. SECTIONR311.7.8.2)EXCEPTIONS:3.1. HANDRAILS SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL POST AT THETURN.2. THE USE OF A COLUTE, TURNOUT, STARTING EASING OR STARTING NEWEL SHALLBE ALLOWED OVER THE LOWEST TREAD.5.PROVIDE A MINIMUM OF 6'-8" CLEAR ABOVE ALL PORTIONS OF THE STAIRS ANDLANDINGS. THIS DIMENSION IS MEASURED FROM A PLANE TANGENT TO THESTAIRWAY TREAD NOSING (2019 C.R.C. SECTION R311.7.2)8.MAXIMUM STAIRWAY RISER HEIGHT SHALL BE 7-3/4" AND THE MINIMUM RUN (TREADDEPTH) SHALL BE 10" (2019 C.R.C. SECTION R311.7.5)9.REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM THE WALKING SURFACE TOTHE REQUIRED GUARD HEIGHT WHICH ALLOW PASSAGE OF A SPHERE 4" IN DIAMETER.(2019 C.R.C. SECTION R312.1.3)EXCEPTIONS:1. THE TRIANGULAR OPENINGS AT THE OPEN SIDE OF STAIRS,FORMED BY THE RISER, TREAD AND BOTTOM RAIL OF A GUARD, SHALLNOT ALLOW PASSAGE OF A SPHERE 6" IN DIAMETER.2. GUARDS ON THE OPEN SIDE OF STAIRS SHALL NOT HAVEOPENINGS WHICH ALLOW PASSAGE OF A SPHERE 4-3/8" INDIAMETER.HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF EACH CONTINUOUSRUN OF TREADS OF FLIGHT WITH FOUR OR MORE RISERS (2019 C.R.C. SECTIONR311.7.8)NOTE:IF SEPARATION IS FLOOR-CEILING ASSEMBLY, THE CEILING AND ALL SUPPORTING BEAMS,POSTS AND WALL MUST BE PROTECTED PER2019 C.B.C. SECTION 302.4(EXCEPTION: INR-1 USES , THE ASSEMBLY SHALL BE A FULL 1-HR. CONSTRUCTION.) THIS STRUCTUREFALLS UNDER R-1 OCCUPANCY PER U.B.C. APPENDIX 31. ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE, 1-3/8" THICK OR 20 MIN.FIRE RATED. ALL INTERIOR DOORS SHALL BE SOLID CORE.2. DOOR FROM RESIDENCE TO GARAGE SHALL BE 20 MIN. RATED ANDSELF-CLOSING.3. ALL INTERIOR DOORS SHALL HAVE DOOR STOPS AND (3) THREE BUTT HINGES,SUPPLY (4) FOUR BUTT HINGES FOR 8'-0" DOORS4. ALL GLAZING IN DOORS SHALL BE DUAL & TEMPERED UNLESS NOTEDOTHERWISE.5. PROVIDE AND INSTALL WEATHERSTRIPPING AT ALL EXTERIOR DOORS. (DOORSSHALL BE SEALED W/ AN APPROVED SEALER) ALL OUTSWING PATIO DOORS SHALLBE 'ANDERSON' EXTERIOR CLADDOORS.6. PROVIDE 'ANDERSON' RETRACTABLE INSECT SCREENS FOR OUTSWING DOORS.ALL GLAZING IN OUTSWING DOOR SHALL BE DOUBLE PANE HIGH PERFORMACEWITH A U-VALUE OF .33 & A S.H.G.C. OF .29.THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ITS ATTICAREA BY MEANS OF A MINIMUM 1/2" GYPSUM BOARD APPLIED TO THE GARAGE SIDE.GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED FROM ALL HABITABLEROOMS ABOVE BY NOT LESS THAN 5/8" TYPE 'X' GYPSUM BOARD OR EQUIVALENT. DOOROPENINGS BETWEEN A PRIVATE GARAGE AND THE DWELLING UNIT SHALL BE EQUIPPEDWITH EITHER SOLID WOOD DOORS, OR SOLID OR HONEYCOMB CORE STEEL DOORS,NOT LESS THAN 1-3/8 INCHES THICK, OR DOORS IN COMPLIANCE WITH2019 CRCSECTION 302.5.1. OPENINGS FROM A PRIVATE GARAGE DIRECTLY INTO A ROOM USEDFOR SLEEPING PURPOSES SHALL NOT BE PERMITTED. DOORS SHALL BE SELF-CLOSINGAND SELF-LATCHING.GARAGE / RESIDENCE SEPERATION2019 C.B.C 406.3.2.11. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES.2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WNDWS PERSCHEDULE.3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER.4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED,U.N.O.5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TOPURCHASE1. SUBCONTRACTOR TO FURNISH AND INSTALLALL ITEMS TO COMPLETETHE MIRRORS AND SHOWER DOORS PER THE APPROVED PLANS.2. MIRRORS SHALL BE 1/4" THICK3. ALL MOUNTING HEIGHTS SHOWN OM DRAWINGS SHOULD BE VERIFIEDBY OWNER.DOOR NOTES:WINDOW NOTES:1. ALL WINDOWS SHALL BE 'MILGARD' STYLELINE WINDOWS, OR EQUAL; ALL INTERIORFINISHES SHALL BE PAINT/ STAIN GRADE.2. ALL GLAZING SHALL BE DUAL, INSULATED, HIGH PERFORMANCE - REFER TOTITLE-24 FOR ADDITIONAL INFORMATION.3. ALL GLAZING SHALL BE CLEAR UNLESS NOTED OTHERWISE - REFER TO PLAN FORLOCATIONS.4. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SCREEN.5. REFER TO FLOOR PLAN FOR DESIGNATION OF TEMPERED GLAZING.6. THE MANUFACTURED WINDOWS SHALL HAVE A LABELATTATCHED CERTIFIED BYTHE NATIONAL FENESTRATION RATING COUNCIL (NFRC) & SHOWING COMPLIANCEWITH THE ENERGY CALCULATIONS.7. EGRESS WINDOWS SHALL HAVE A MIN. NET CLR. OPENABLE AREA OF 5.7 SQ.FT. THE MIN. NET CLR. OPENABLE HEIGHT DIM. SHALL BE 24". THE MIN. NET CLR.OPENABLE WIDTH DIM. SHALL BE 20". THE BOTTOM OF THE NET CLR. OPENINGSHALL BE NO HIGHER THAN 44" ABOVE THE FLOOR.MIRROR AND SHOWER NOTES:ADDITIONAL DOOR & WINDOW NOTES:NOTE: FIRESPRINKLERRISERS SHALLBE INSTALLEDINSIDE THEGARAGES IN APROTECTIVEENCLOSURE.INTERIOR TWO 2X6 1-HOUR FIRE RATEDWALLASSEMBLY @ 16" O.C.EXTERIOR 2X6 FRAMING WALL @ 16" O.C.WITH STUCCO FINISHEXTERIOR 2X6 1-HOUR FIRE RATEDEXTERIOR WALL @ 16" O.C. WITH STUCCOFINISHINTERIOR 2X6 FRAMING WALLS @ 16" O.C.INTERIOR 2X6 FRAMING WALLS @ 16" O.C.Page 29 of 37 3/8" = 1'-0"SECOND FLOOR PLANSCALE:041A-2.1SECOND FLOORPLANANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022POWDERKITCHENKITCHENMAINENTRYMAINENTRYPOWDERSTAIRSUPSTAIRSUPSTAIRSDNSTAIRSDNLIVINGDWELLING UNIT(2-BED)421 S.F.LIVINGACCESSORYDWELLING UNIT(2-BED)421 S.F.REF.REF.DWDW30683068403640362640506850682868286830802640264026402640264026402640 3080113366AABBEE557302831296322741714151618192203238GENERAL FLOOR PLAN NOTES:WALL LEGEND:1. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFYARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION.2. VERIFY ALLAPPLIANCE, FIXTURE & EQUIPMENT SIZES ANDLOCATIONS W/OWNER, PRIOR TO INSTALLATION.3. REFER TO STRUCTURAL PLANS FOR FURTHER INFORMATION.EXPOSED STEEL FRAMING TO PROTECTED4.REFER TO ELECTRICAL PLANS FOR FURTHER INFORMATION.5.REFER TO MECHANICAL PLANS FOR FURTHER INFORMATION.6.REFER TO PLUMBING PLANS FOR FURTHER INFORMATION.7.ALL FURNITURE AND EQUIPMENT IS BY OWNER AND IS SHOWN FORCOORDINATION PURPOSES ONLY.8. REFER TO FINISH PLAN AND SCHEDULE FOR INTERIOR WALLANDFLOOR FINSH INFORMATION.9. DIMENSIONS ARE TO FACE OF FRAMING UNLESS SPECIFICALLYNOTED OTHERWISE.10. PROVIDE ADEQUATE BLOCKING IN WALLS FOR CABINETS AND OTHERWALL MOUNTED ACCESSORIES INCLUDING BUT NOT LIMITED TOHANDRAILS, SHELVING AND BATHROOM FIXTURES.11. PROVIDE FIRE BLOCKING FOR WALL CAVITIES THAT EXCEED CBCHEIGHT LIMITATION.12. INTERIOR ELAVTIONS ARE IDENTIFIED ON FINISH PLANS13. REFER TO ENLARGED FLOOR PLANS FOR GUEST ROOMS FOR MOREINFORMATION14. ALL INTERIOR DOOR HEIGHTS SHALL BE 6'-8" U.N.O. VERIFY ROUGHOPENINGS PRIOR TO FRAMING15. ALL EXTERIOR DOOR DOOR AND WINDOW HEIGHTS SHALL BE 6'-8"U.N.O. VERIFY ROUGH OPENINGS PRIOR TO FRAMING16. ALLANGLES ARE 45°, U.N.O.17. SET BUILDING FOOTPRINT 3" MIN. AWAY FROM THE BUILDINGSETBACK LINES TO ALLOW FOR FINISH MATERIALS18. ALL FINISH CEILING HEIGHTS SHALL BE + 9'-0" TYP. U.N.O.- REFER TOFLOOR PLANSC.B.C. TABLE 720.1(3), ITEM 21-1.1ONE HOUR RATED CEILING (AT GARAGE ONLY)BASE LAYER 5/8" TYPE 'X' GYPSUM WALLBOARD APPLIEDAT RIGHTANGLES TO JOIST OR TRUSS 24" O.C. WITH 1 1/4" TYPE S OR TYPE WDRYWALL SCREWS 24" O.C.. FACE LAYER 5/8" TYPE 'X' GYPSUMWALLBOARD OR VENEER BASE APPLIED AT RIGHT ANGLES TO JOISTOR TRUSS THROUGH BASE LAYER WITH 1 7/8" TYPE S OR TYPE WDRYWALL SCREWS 12" O.C. AT JOINTS AND INTERMEDIATE JOIST ORTRUSS. FACE LAYER TYPE G DRYWALL SCREWS PLACED 2" BACK ONEITHER SIDE OF FACE LAYER END JOINTS, 12" O.C.ONE HOUR RATED PROVIDED ASSEMBLIES:HANDRAILS/GUARDRAILS:PER 2019 CRC SECTION R311 AND SECTION R312HANDRAILS WITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OFAT LEAST 1-1/4" AND NOT GREATER THAN 2". IF THE HANDRAILS IS NOT CIRCULAR, ITSHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6-1/4"WITH A MAXIMUM CROSS SECTION OF DIMENSION OF 2-1/4". EDGES SHALL HAVE AMINIMUM RADIUS OF 0.01" (2019 C.R.C. SECTION R311.7.8.5)4.STAIRWAYS SHALL HAVE HANDRAILS ON AT LEAST ONE SIDE AND SHALL COMPLY WITH2019 C.R.C. SECTION R311 THROUGH SECTION R3121.REQUIRED GUARDS AT OPEN SIDED WALKING SURFACES, INCLUDING STAIRS,PORCHES, BALCONIES OR LANDINGS, SHALL BE NOT LESS THAN 42" HIGH MEASUREDVERTICALLY ABOVE THE ADJACENT WALKING SURFACE, ADJACENT FIXED SEATING OFTHELINECONNNECTINGTHELEADINGEDGESOFTHETREADS(2019 C.R.C. SECTIONR312.1.1)6.7.HANDRAIL HEIGHT, MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THETREAD NOSING, OR FINISH SURFACE OF RAMP SLOPE SHALL BE NOT LESS THAN 34"AND NOT MORE THAN 38". (2019 C.R.C. SECTION R311.7.8.1)2.HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS ORSAFTEY TERMINALSAND RAILS ADJACENT TO A WALL SHALL HAVE A SAPCE OF NOTLESS THAN 1-1/2" BETWEEN THE WALLAND THE HANDRAILS.(2019 C.R.C. SECTIONR311.7.8.2)EXCEPTIONS:3.1. HANDRAILS SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL POST AT THETURN.2. THE USE OF A COLUTE, TURNOUT, STARTING EASING OR STARTING NEWEL SHALLBE ALLOWED OVER THE LOWEST TREAD.5.PROVIDE A MINIMUM OF 6'-8" CLEAR ABOVE ALL PORTIONS OF THE STAIRS ANDLANDINGS. THIS DIMENSION IS MEASURED FROM A PLANE TANGENT TO THESTAIRWAY TREAD NOSING (2019 C.R.C. SECTION R311.7.2)8.MAXIMUM STAIRWAY RISER HEIGHT SHALL BE 7-3/4" AND THE MINIMUM RUN (TREADDEPTH) SHALL BE 10" (2019 C.R.C. SECTION R311.7.5)9.REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM THE WALKING SURFACE TOTHE REQUIRED GUARD HEIGHT WHICH ALLOW PASSAGE OF A SPHERE 4" IN DIAMETER.(2019 C.R.C. SECTION R312.1.3)EXCEPTIONS:1. THE TRIANGULAR OPENINGS AT THE OPEN SIDE OF STAIRS,FORMED BY THE RISER, TREAD AND BOTTOM RAIL OF A GUARD, SHALLNOT ALLOW PASSAGE OF A SPHERE 6" IN DIAMETER.2. GUARDS ON THE OPEN SIDE OF STAIRS SHALL NOT HAVEOPENINGS WHICH ALLOW PASSAGE OF A SPHERE 4-3/8" INDIAMETER.HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF EACH CONTINUOUSRUN OF TREADS OF FLIGHT WITH FOUR OR MORE RISERS (2019 C.R.C. SECTIONR311.7.8)NOTE:IF SEPARATION IS FLOOR-CEILING ASSEMBLY, THE CEILING AND ALL SUPPORTING BEAMS,POSTS AND WALL MUST BE PROTECTED PER2019 C.B.C. SECTION 302.4(EXCEPTION: INR-1 USES , THE ASSEMBLY SHALL BE A FULL 1-HR. CONSTRUCTION.) THIS STRUCTUREFALLS UNDER R-1 OCCUPANCY PER U.B.C. APPENDIX 31. ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE, 1-3/8" THICK OR 20 MIN.FIRE RATED. ALL INTERIOR DOORS SHALL BE SOLID CORE.2. DOOR FROM RESIDENCE TO GARAGE SHALL BE 20 MIN. RATED ANDSELF-CLOSING.3. ALL INTERIOR DOORS SHALL HAVE DOOR STOPS AND (3) THREE BUTT HINGES,SUPPLY (4) FOUR BUTT HINGES FOR 8'-0" DOORS4. ALL GLAZING IN DOORS SHALL BE DUAL & TEMPERED UNLESS NOTEDOTHERWISE.5. PROVIDE AND INSTALL WEATHERSTRIPPING AT ALL EXTERIOR DOORS. (DOORSSHALL BE SEALED W/ AN APPROVED SEALER) ALL OUTSWING PATIO DOORS SHALLBE 'ANDERSON' EXTERIOR CLADDOORS.6. PROVIDE 'ANDERSON' RETRACTABLE INSECT SCREENS FOR OUTSWING DOORS.ALL GLAZING IN OUTSWING DOOR SHALL BE DOUBLE PANE HIGH PERFORMACEWITH A U-VALUE OF .33 & A S.H.G.C. OF .29.THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ITS ATTICAREA BY MEANS OF A MINIMUM 1/2" GYPSUM BOARD APPLIED TO THE GARAGE SIDE.GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED FROM ALL HABITABLEROOMS ABOVE BY NOT LESS THAN 5/8" TYPE 'X' GYPSUM BOARD OR EQUIVALENT. DOOROPENINGS BETWEEN A PRIVATE GARAGE AND THE DWELLING UNIT SHALL BE EQUIPPEDWITH EITHER SOLID WOOD DOORS, OR SOLID OR HONEYCOMB CORE STEEL DOORS,NOT LESS THAN 1-3/8 INCHES THICK, OR DOORS IN COMPLIANCE WITH2019 CRCSECTION 302.5.1. OPENINGS FROM A PRIVATE GARAGE DIRECTLY INTO A ROOM USEDFOR SLEEPING PURPOSES SHALL NOT BE PERMITTED. DOORS SHALL BE SELF-CLOSINGAND SELF-LATCHING.GARAGE / RESIDENCE SEPERATION2019 C.B.C 406.3.2.11. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES.2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WNDWS PERSCHEDULE.3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER.4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED,U.N.O.5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TOPURCHASE1. SUBCONTRACTOR TO FURNISH AND INSTALLALL ITEMS TO COMPLETETHE MIRRORS AND SHOWER DOORS PER THE APPROVED PLANS.2. MIRRORS SHALL BE 1/4" THICK3. ALL MOUNTING HEIGHTS SHOWN OM DRAWINGS SHOULD BE VERIFIEDBY OWNER.DOOR NOTES:WINDOW NOTES:1. ALL WINDOWS SHALL BE 'MILGARD' STYLELINE WINDOWS, OR EQUAL; ALL INTERIORFINISHES SHALL BE PAINT/ STAIN GRADE.2. ALL GLAZING SHALL BE DUAL, INSULATED, HIGH PERFORMANCE - REFER TOTITLE-24 FOR ADDITIONAL INFORMATION.3. ALL GLAZING SHALL BE CLEAR UNLESS NOTED OTHERWISE - REFER TO PLAN FORLOCATIONS.4. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SCREEN.5. REFER TO FLOOR PLAN FOR DESIGNATION OF TEMPERED GLAZING.6. THE MANUFACTURED WINDOWS SHALL HAVE A LABELATTATCHED CERTIFIED BYTHE NATIONAL FENESTRATION RATING COUNCIL (NFRC) & SHOWING COMPLIANCEWITH THE ENERGY CALCULATIONS.7. EGRESS WINDOWS SHALL HAVE A MIN. NET CLR. OPENABLE AREA OF 5.7 SQ.FT. THE MIN. NET CLR. OPENABLE HEIGHT DIM. SHALL BE 24". THE MIN. NET CLR.OPENABLE WIDTH DIM. SHALL BE 20". THE BOTTOM OF THE NET CLR. OPENINGSHALL BE NO HIGHER THAN 44" ABOVE THE FLOOR.MIRROR AND SHOWER NOTES:ADDITIONAL DOOR & WINDOW NOTES:NOTE: FIRESPRINKLERRISERS SHALLBE INSTALLEDINSIDE THEGARAGES IN APROTECTIVEENCLOSURE.INTERIOR TWO 2X6 1-HOUR FIRE RATEDWALL ASSEMBLY @ 16" O.C.EXTERIOR 2X6 FRAMING WALL @ 16" O.C.WITH STUCCO FINISHEXTERIOR 2X6 1-HOUR FIRE RATEDEXTERIOR WALL @ 16" O.C. WITH STUCCOFINISHINTERIOR 2X6 FRAMING WALLS @ 16" O.C.INTERIOR 2X6 FRAMING WALLS @ 16" O.C.FLOOR PLAN REFERENCE NOTES123456789101112131-HOUR FIRE RATED EXTERIOR WALLASSEMBLY, STUCCO FINISH. REFERTO WALL LEGEND ON THIS SHEET AND DETAIL #33/A-10.0NON-RATED EXTERIOR WALLASSEMBLY, STUCCO FINISH. REFER TOWALL LEGEND ON THIS SHEET AND DETAIL #33/A-10.01-HOUR FIRE AND STC RATED DOUBLE WALLASSEMBLY - REFER TOWALL LEGEND ON THIS SHEET AND DETAIL #23/A-10.0INTERIOR WOOD STUD WALL - REFER TO WALL LEGEND ON THIS SHEETAND DETAIL #34/A-10.01-3/8" THICK SOLID CORE WOOD, 20-MINUTE FIRE RATED DOOR, PER2019 CRC R302.5.1EXTERIOR STAIRS @ 6.9" R. 11" T WITH 42" H DECORATIVE IRONGUARDRAIL REFER TO DETAILS #11 & 21/A-10.1EXTERIOR LIGHT FIXTURE SHALL BE DARK SKY COMPLIANT - REFER TOELEVATION SHEETSTANKLESS WATER HEATER (EF 0.82, 4 GPM, 75o RISE) WITH RECIRC.INSTALL PRESSURE RELIEF VALVE WITH DRAIN TO EXTERIOR.(INSTALLATION OF WATER HEATER SHALL COMPLY WITH CHAPTER 5 OFTHE UFC.) FOR ADDITIONAL INFORMATION.LOCATION FOR STACKABLE WASHER/DRYERSTORAGE AREATRASH AREAPROVIDE A RATED CEILING @ GARAGE BENEATH HABITABLE ROOMS.SHALL BE SEPARATED FROM ALL HABITABLE ROOMS ABOVE BY NOTLESS THAN 5/8" TYPE 'X' GYPSUM BOARD OR EQUIVALENT - REFER TODETAIL #41/A-10.0OUTLINE OF FLOOR OVERHANG ABOVE14151617181920212223242526±36" COUNTER WITH CABINETS BELOWUPPER CABINETS. VERIFY FINISH WITH OWNERS±42" BREAKFAST BAR WITH SEATING AND 1'-0" KNEE CLEARANCEREFRIGERATOR AND ROUGH PLUMB FOR WATER IN RECESSED WALLBOX (VERIFY DIMENSIONS WITH MANUFACTURER)SLIDE-IN GAS RANGE INSTALL PER MANUF. SPEC.STOVE HOOD. INSTALL PER MANUF. SPEC.18" WIDE DISHWASER. INSTALL PER MANUF. SPEC.WASHER. PROVIDE HOT & COLD WATER AND WASTE. INSTALL PERMANUF. SPEC.DRYER. PROVIDE 4" Ø VENT WITH LINT TRAP TO EXTERIOR. (VENT RUNSHALL COMPLY WITH MANUFACTURER AND THE 2019 CMC SECTION504.4.2.1)DRYER/DOMESTIC MOISTURE EXHAUST VENT/DUCT. MAX LENGTH= 12'-0"WITH THREE 90º ELBOWS @ BASE PROVIDE A LINT TRAP AND BACKFLOWDAMPER @ BASE. PROPOSED DUCT LENGTH IS 4'-0"MINIMUM 100 SQUARE INCH OPENING IN DOOR OF LAUNDRY CLOSETPER 2019 CMC 504.4.1(2)ACRYLIC TUB WITH TILE WAINSCOT. PROVIDE ONE-PIECE WELDED TRAPOR ACCESS PANEL PER LOCAL CODEVANITY WITH DROP-IN SINK. INSTALL PER MANUF. SPEC.272829303132333435363738PEDESTAL SINK (VERIFY DIMENSIONS WITH MANUFACTURER)LOW FLOW TOILET (1.28 GPF)INTERIOR WOOD FRAMED STAIRS @ 6.9 R. 11" T. 16 RISERS - REFER TODETAILS #31 & 32/A-10.1SLIDING GLASS DOOR. INSTALL PER MANUF. SPEC.±42" HIGH DECORATIVE GUARD RAIL FOR JULIETTE BALCONYDASH LINE INDICATES ROOF EAVES ABOVELOCATION OF 200 AMP ELECTRIC PANEL. REFER TO SITE UTILITY PLANGAS METER WITH UNDERGROUND GAS LINE (VERIFY LOCATION WITHUTILITY COMPANY). REFER TO SITE UTILITY PLANPACIFIC BELL TELEPHONE CONNECTION (VERIFY LOCATION WITHUTILITY COMPANY). REFER TO SITE UTILITY PLANWINDOW. INSTALL PER MANUF. SPEC.SINGLE POLE AND SHELF IN CLOSETSKITCHEN SINK. INSTALL PER MANUF. SPEC.Page 30 of 37 3/8" = 1'-0"THIRD FLOOR PLANSCALE:041A-3.1THIRD FLOOR PLANANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE860 Walnut Street • Suite B • San Luis Obispo • CA 93401HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFORCONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022BATH #2BED #1BED #2STAIRSDNSTAIRSDNDWELLING UNITUPPER LEVEL354 S.F.ACCESSORYDWELLING UNITUPPER LEVEL354 S.F.BATH #2BED #1BED #2CLO.CLO.CLO.CLO.263026302640264026402640266826682668266826682668406840684068406830402640264026402640106.33 S.F. (NET)96.01 S.F. (NET)47.11 S.F. (NET)47.11 S.F. (NET)106.33 S.F. (NET)96.01 S.F. (NET)308030802640264026402640*EGRESSCASEMENT*EGRESSCASEMENT30401133BBEE553242527283524236363636GENERAL FLOOR PLAN NOTES:WALL LEGEND:1. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFYARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION.2. VERIFYALLAPPLIANCE, FIXTURE & EQUIPMENT SIZES ANDLOCATIONS W/OWNER, PRIOR TO INSTALLATION.3. REFER TO STRUCTURAL PLANS FOR FURTHER INFORMATION.EXPOSED STEEL FRAMING TO PROTECTED4.REFER TO ELECTRICAL PLANS FOR FURTHER INFORMATION.5.REFER TO MECHANICAL PLANS FOR FURTHER INFORMATION.6.REFER TO PLUMBING PLANS FOR FURTHER INFORMATION.7.ALL FURNITURE AND EQUIPMENT IS BY OWNER AND IS SHOWN FORCOORDINATION PURPOSES ONLY.8. REFER TO FINISH PLAN AND SCHEDULE FOR INTERIOR WALLANDFLOOR FINSH INFORMATION.9. DIMENSIONS ARE TO FACE OF FRAMING UNLESS SPECIFICALLYNOTED OTHERWISE.10. PROVIDE ADEQUATE BLOCKING IN WALLS FOR CABINETS AND OTHERWALL MOUNTED ACCESSORIES INCLUDING BUT NOT LIMITED TOHANDRAILS, SHELVING AND BATHROOM FIXTURES.11. PROVIDE FIRE BLOCKING FOR WALL CAVITIES THAT EXCEED CBCHEIGHT LIMITATION.12. INTERIOR ELAVTIONS ARE IDENTIFIED ON FINISH PLANS13. REFER TO ENLARGED FLOOR PLANS FOR GUEST ROOMS FOR MOREINFORMATION14. ALL INTERIOR DOOR HEIGHTS SHALL BE 6'-8" U.N.O. VERIFY ROUGHOPENINGS PRIOR TO FRAMING15. ALL EXTERIOR DOOR DOOR AND WINDOW HEIGHTS SHALL BE 6'-8"U.N.O. VERIFY ROUGH OPENINGS PRIOR TO FRAMING16. ALLANGLES ARE 45°, U.N.O.17. SET BUILDING FOOTPRINT 3" MIN. AWAY FROM THE BUILDINGSETBACK LINES TO ALLOW FOR FINISH MATERIALS18. ALL FINISH CEILING HEIGHTS SHALL BE + 9'-0" TYP. U.N.O.- REFER TOFLOOR PLANSC.B.C. TABLE 720.1(3), ITEM 21-1.1ONE HOUR RATED CEILING (AT GARAGE ONLY)BASE LAYER 5/8" TYPE 'X' GYPSUM WALLBOARD APPLIEDAT RIGHTANGLES TO JOIST OR TRUSS 24" O.C. WITH 1 1/4" TYPE S OR TYPE WDRYWALL SCREWS 24" O.C.. FACE LAYER 5/8" TYPE 'X' GYPSUMWALLBOARD OR VENEER BASE APPLIED AT RIGHT ANGLES TO JOISTOR TRUSS THROUGH BASE LAYER WITH 1 7/8" TYPE S OR TYPE WDRYWALL SCREWS 12" O.C. AT JOINTS AND INTERMEDIATE JOIST ORTRUSS. FACE LAYER TYPE G DRYWALL SCREWS PLACED 2" BACK ONEITHER SIDE OF FACE LAYER END JOINTS, 12" O.C.ONE HOUR RATED PROVIDED ASSEMBLIES:HANDRAILS/GUARDRAILS:PER 2019 CRC SECTION R311 AND SECTION R312HANDRAILS WITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OFAT LEAST 1-1/4" AND NOT GREATER THAN 2". IF THE HANDRAILS IS NOT CIRCULAR, ITSHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6-1/4"WITH A MAXIMUM CROSS SECTION OF DIMENSION OF 2-1/4". EDGES SHALL HAVE AMINIMUM RADIUS OF 0.01" (2019 C.R.C. SECTION R311.7.8.5)4.STAIRWAYS SHALL HAVE HANDRAILS ON AT LEAST ONE SIDE AND SHALL COMPLY WITH2019 C.R.C. SECTION R311 THROUGH SECTION R3121.REQUIRED GUARDS AT OPEN SIDED WALKING SURFACES, INCLUDING STAIRS,PORCHES, BALCONIES OR LANDINGS, SHALL BE NOT LESS THAN 42" HIGH MEASUREDVERTICALLY ABOVE THE ADJACENT WALKING SURFACE,ADJACENT FIXED SEATING OFTHE LINE CONNNECTING THE LEADING EDGES OF THE TREADS (2019 C.R.C. SECTIONR312.1.1)6.7.HANDRAIL HEIGHT, MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THETREAD NOSING, OR FINISH SURFACE OF RAMP SLOPE SHALL BE NOT LESS THAN 34"AND NOT MORE THAN 38". (2019 C.R.C. SECTION R311.7.8.1)2.HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS ORSAFTEY TERMINALSAND RAILS ADJACENT TO A WALL SHALL HAVE A SAPCE OF NOTLESS THAN 1-1/2" BETWEEN THE WALLAND THE HANDRAILS. (2019 C.R.C. SECTIONR311.7.8.2)EXCEPTIONS:3.1. HANDRAILS SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL POST AT THETURN.2. THE USE OF A COLUTE, TURNOUT, STARTING EASING OR STARTING NEWEL SHALLBE ALLOWED OVER THE LOWEST TREAD.5.PROVIDE A MINIMUM OF 6'-8" CLEAR ABOVE ALL PORTIONS OF THE STAIRS ANDLANDINGS. THIS DIMENSION IS MEASURED FROM A PLANE TANGENT TO THESTAIRWAY TREAD NOSING (2019 C.R.C. SECTION R311.7.2)8.MAXIMUM STAIRWAY RISER HEIGHT SHALL BE 7-3/4" AND THE MINIMUM RUN (TREADDEPTH) SHALL BE 10" (2019 C.R.C. SECTION R311.7.5)9.REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM THE WALKING SURFACE TOTHE REQUIRED GUARD HEIGHT WHICH ALLOW PASSAGE OF A SPHERE 4" IN DIAMETER.(2019 C.R.C. SECTION R312.1.3)EXCEPTIONS:1. THE TRIANGULAR OPENINGS AT THE OPEN SIDE OF STAIRS,FORMED BY THE RISER, TREAD AND BOTTOM RAIL OF A GUARD, SHALLNOT ALLOW PASSAGE OF A SPHERE 6" IN DIAMETER.2. GUARDS ON THE OPEN SIDE OF STAIRS SHALL NOT HAVEOPENINGS WHICH ALLOW PASSAGE OF A SPHERE 4-3/8" INDIAMETER.HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF EACH CONTINUOUSRUNOFTREADSOFFLIGHTWITHFOURORMORERISERS(2019 C.R.C. SECTIONR311.7.8)NOTE:IF SEPARATION IS FLOOR-CEILING ASSEMBLY, THE CEILING AND ALL SUPPORTING BEAMS,POSTS AND WALL MUST BE PROTECTED PER2019 C.B.C. SECTION 302.4(EXCEPTION: INR-1 USES , THE ASSEMBLY SHALL BE A FULL 1-HR. CONSTRUCTION.) THIS STRUCTUREFALLS UNDER R-1 OCCUPANCY PER U.B.C.APPENDIX 31. ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE, 1-3/8" THICK OR 20 MIN.FIRE RATED. ALL INTERIOR DOORS SHALL BE SOLID CORE.2. DOOR FROM RESIDENCE TO GARAGE SHALL BE 20 MIN. RATED ANDSELF-CLOSING.3. ALL INTERIOR DOORS SHALL HAVE DOOR STOPS AND (3) THREE BUTT HINGES,SUPPLY (4) FOUR BUTT HINGES FOR 8'-0" DOORS4. ALL GLAZING IN DOORS SHALL BE DUAL & TEMPERED UNLESS NOTEDOTHERWISE.5. PROVIDE AND INSTALL WEATHERSTRIPPING AT ALL EXTERIOR DOORS. (DOORSSHALL BE SEALED W/ AN APPROVED SEALER) ALL OUTSWING PATIO DOORS SHALLBE 'ANDERSON' EXTERIOR CLADDOORS.6. PROVIDE 'ANDERSON' RETRACTABLE INSECT SCREENS FOR OUTSWING DOORS.ALL GLAZING IN OUTSWING DOOR SHALL BE DOUBLE PANE HIGH PERFORMACEWITH A U-VALUE OF .33 & A S.H.G.C. OF .29.THE PRIVATE GARAGE SHALL BE SEPARATED FROM THE DWELLING UNIT AND ITS ATTICAREA BY MEANS OF A MINIMUM 1/2" GYPSUM BOARD APPLIED TO THE GARAGE SIDE.GARAGES BENEATH HABITABLE ROOMS SHALL BE SEPARATED FROM ALL HABITABLEROOMS ABOVE BY NOT LESS THAN 5/8" TYPE 'X' GYPSUM BOARD OR EQUIVALENT. DOOROPENINGS BETWEEN A PRIVATE GARAGE AND THE DWELLING UNIT SHALL BE EQUIPPEDWITH EITHER SOLID WOOD DOORS, OR SOLID OR HONEYCOMB CORE STEEL DOORS,NOT LESS THAN 1-3/8 INCHES THICK, OR DOORS IN COMPLIANCE WITH2019 CRCSECTION 302.5.1. OPENINGS FROM A PRIVATE GARAGE DIRECTLY INTO A ROOM USEDFOR SLEEPING PURPOSES SHALL NOT BE PERMITTED. DOORS SHALL BE SELF-CLOSINGAND SELF-LATCHING.GARAGE / RESIDENCE SEPERATION2019 C.B.C 406.3.2.11. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES.2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WNDWS PERSCHEDULE.3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER.4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED,U.N.O.5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TOPURCHASE1. SUBCONTRACTOR TO FURNISH AND INSTALLALL ITEMS TO COMPLETETHEMIRRORSANDSHOWERDOORSPERTHEAPPROVEDPLANS.2. MIRRORS SHALL BE 1/4" THICK3. ALL MOUNTING HEIGHTS SHOWN OM DRAWINGS SHOULD BE VERIFIEDBY OWNER.DOOR NOTES:WINDOW NOTES:1. ALL WINDOWS SHALL BE 'MILGARD' STYLELINE WINDOWS, OR EQUAL;ALL INTERIORFINISHES SHALL BE PAINT/ STAIN GRADE.2. ALL GLAZING SHALL BE DUAL, INSULATED, HIGH PERFORMANCE - REFER TOTITLE-24 FOR ADDITIONAL INFORMATION.3. ALL GLAZING SHALL BE CLEAR UNLESS NOTED OTHERWISE - REFER TO PLAN FORLOCATIONS.4. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SCREEN.5. REFER TO FLOOR PLAN FOR DESIGNATION OF TEMPERED GLAZING.6. THE MANUFACTURED WINDOWS SHALL HAVE A LABELATTATCHED CERTIFIED BYTHE NATIONAL FENESTRATION RATING COUNCIL (NFRC) & SHOWING COMPLIANCEWITH THE ENERGY CALCULATIONS.7. EGRESS WINDOWS SHALL HAVE A MIN. NET CLR. OPENABLE AREA OF 5.7 SQ.FT. THE MIN. NET CLR. OPENABLE HEIGHT DIM. SHALL BE 24". THE MIN. NET CLR.OPENABLE WIDTH DIM. SHALL BE 20". THE BOTTOM OF THE NET CLR. OPENINGSHALL BE NO HIGHER THAN 44" ABOVE THE FLOOR.MIRROR AND SHOWER NOTES:ADDITIONAL DOOR & WINDOW NOTES:NOTE: FIRESPRINKLERRISERS SHALLBE INSTALLEDINSIDE THEGARAGES IN APROTECTIVEENCLOSURE.INTERIOR TWO 2X6 1-HOUR FIRE RATEDWALLASSEMBLY @ 16" O.C.EXTERIOR 2X6 FRAMING WALL @ 16" O.C.WITH STUCCO FINISHEXTERIOR 2X6 1-HOUR FIRE RATEDEXTERIOR WALL @ 16" O.C. WITH STUCCOFINISHINTERIOR 2X6 FRAMING WALLS @ 16" O.C.INTERIOR 2X6 FRAMING WALLS @ 16" O.C.FLOOR PLAN REFERENCE NOTES1234567891011121-HOUR FIRE RATED EXTERIOR WALLASSEMBLY, STUCCO WALL. REFERTO WALL LEGEND ON THIS SHEET AND DETAIL #33/A-10.0NON-RATED EXTERIOR WALASSEMBLY - REFER TO WALL LEGEND ONTHIS SHEET AND DETAIL #44/A-10.01-HOUR FIRE AND STC RATED INTERIOR WALL, DOUBLE WALLASSEMBLY- REFER TO WALL LEGEND ON THIS SHEET AND DETAIL #23/A-10.0INTERIOR WOOD STUD WALL - REFER TO WALL LEGEND ON THIS SHEETAND DETAIL #34/A-10.01-3/8" THICK SOLID CORE WOOD, 20-MINUTE FIRE RATED DOOR, PER2019 CRC R302.5.1EXTERIOR STAIRS @ 6 3/4" R. 11" T. REFER TO DETAIL #11 & 12/A-10.1EXTERIOR LIGHT FIXTURE SHALL BE DARK SKY COMPLIANT - REFER TOELEVATION SHEETSTANKLESS WATER HEATER (EF 0.82, 4 GPM, 75o RISE) WITH RECIRC.INSTALL PRESSURE RELIEF VALVE WITH DRAIN TO EXTERIOR.(INSTALLATION OF WATER HEATER SHALL COMPLY WITH CHAPTER 5 OFTHE UFC.) FOR ADDITIONAL INFORMATION.POTENTIAL LOCATION FOR STACKABLE WASHER/DRYERSTORAGE AREATRASH AREAPROVIDE A RATED CEILING @ GARAGE BENEATH HABITABLE ROOMS.SHALL BE SEPARATED FROM ALL HABITABLE ROOMS ABOVE BY NOTLESS THAN 5/8" TYPE 'X' GYPSUM BOARD OR EQUIVALENT - REFER TODETAIL #41/A-10.0131415161718192021222324OUTLINE OF FLOOR OVERHANG ABOVE±36" COUNTER WITH CABINETS BELOWUPPER CABINETS - VERIFY DIMENSIONS ON SITE±42" BREAKFAST BAR WITH SEATING AND 1'-0" KNEE CLEARANCEREFRIGERATORANDROUGHPLUMBFORWATERINRECESSEDWALLBOX (VERIFY DIMENSIONS WITH MANUFACTURER)SLIDE-IN GAS RANGE (VERIFY DIMENSIONS WITH MANUFACTURER)STOVE HOOD - VERIFY DIMENSIONS WITH MANUFACTURERWASHER. PROVIDE HOT & COLD WATER AND WASTE (VERIFYDIMENSIONS WITH MANUFACTURER)DRYER. PROVIDE 4" Ø VENT WITH LINT TRAP TO EXTERIOR. (VENT RUNSHALL COMPLY WITH MANUFACTURER AND THE 2019 CMC SECTION504.4.2.1)DRYER/DOMESTIC MOISTURE EXHAUST VENT/DUCT. MAX LENGTH= 12'-0"WITH THREE 90º ELBOWS @ BASE PROVIDE A LINT TRAP AND BACKFLOWDAMPER @ BASE. PROPOSED DUCT LENGTH IS 4'-0"MINIMUM 100 SQUARE INCH OPENING IN DOOR OF LAUNDRY CLOSETPER 2019 CMC 504.4.1(2)ACRYLIC TUB WITH TILE WAINSCOT. PROVIDE ONE-PIECE WELDED TRAPOR ACCESS PANEL PER LOCAL CODE252627282930313233343536VANITY WITH DROP-IN SINK (VERIFY DIMENSIONS WITHMANUFACTURER)PEDESTAL SINK (VERIFY DIMENSIONS WITH MANUFACTURER)LOW FLOW TOILET (1.28 GPF)INTERIOR WOOD FRAMED STAIRS @ 6 3/8" R. 11" T. 16 RISERS - REFERTO DETAIL #31 & 32/A-10.1SLIDING GLASS DOOR TO BALCONY (VERIFY DIMENSIONS WITHMANUFACTURER)±42" HIGH GUARD RAILAT JULIETTE BALCONY200 AMP ELECTRIC METER (VERIFY LOCATION WITH UTILITY COMPANY)GAS METER WITH UNDERGROUND GAS LINE (VERIFY LOCATION WITHUTILITY COMPANY)PACIFIC BELL TELEPHONE CONNECTION (VERIFY LOCATION WITHUTILITY COMPANY)200 AMP ELECTRICAL PANELS (VERIFY LOCATION WITH UTILITYCOMPANY)SINGLE POLE AND SHELF IN CLOSETSALL EMERGENCY EGRESS OPENINGS SHALL HAVE A MINIMUM CLEARWIDET OF 20" AND A CLEAR OPENIGN HEIGHT OF 24" AND THE SILLHEIGHT TO BE A MAX 44" ABOVE THE FLOOR, COMPLIANT WITH CRC 2019SECTION 310.2. ALL OPENINGS TO FUCNTION HAS A VERTICAL SINGLEHUNG WINDOWPage 31 of 37 3/8" = 1'-0"ROOF PLANSCALE:041A-7.0ROOF PLANANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022STAIRSUPSTAIRSUPSTAIRSDNSTAIRSDNREF.REF.DWDW2% SLOPE2:12 SLOPE2:12 SLOPE2:12 SLOPERIDGE2:12 SLOPE113366AABBD.1D.1EE5518947510116489132324115123212ROOF REFERENCE NOTES123456789101112OUTLINE OF ROOFROOF, 2:12 SLOPE, WITH PVC MEMBRANE WITH SBS UNDERLAYMENTCLAY TILE SHINGLES OVER ROOF TRUSSESINDICATES FOOTPRINT OF BUILDINGLOW PROFILE ROOF VENTS, 16" X 16" VENTS MODEL #SB2021 FROMBRANDGUARD VENTS. NET FREE VENTILATION AREA (NFVA) = 86 SQUARE INCHES- REFER TO CALCULATIONS AND SPECIFICATIONS ON THIS SHEET - REFER TODETAIL #22/A-10.0UNDEREAVE VENT, 3" FIREPLUG VENT MODEL #FP2021 FROM BRANDGUARDVENTS. NET FREE VENTILATION AREA (NFVA) = 2 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON THIS SHEETSOFFIT VENT, 3" X 120" VENTS MODEL #CA2021-PG FROM BRANDGUARD VENTS.NET FREE VENTILATION AREA (NFVA) = 120 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON THIS SHEET - REFER TO DETAIL#12/A-10.0GALVANIZED METAL GUTTER, PAINT TO MATCH FASCIA - REFER TO EXTERIORFINISHES SECTION ON SHEET A-9.0/9.1GALVANIZED METAL DOWNSPOUT, PAINTED PAINT TO MATCH ADJACENT FINISH -REFER TO EXTERIOR FINISHES SECTION ON SHEET A-9.0/9.1OUTLINE OF THE EYEBROW ROOF BELOW - REFER TO DETAIL #42/A-10.0PLUMBING VENTOUTLINE OF THE EYEBROW ROOF AWNING OVER MAIN ENTRY BELOW - REFERTO DETAIL #42/A-10.0AREA A: ATTICREQUIRED:1016SQ. FT.x144SQ.IN./SQ.FT.x1= 975SQ.IN.150PROPOSED:ROOF VENTILATIONMANUFACTURER: BRANDGUARD VENTSMODEL: HIGH PROFILE CLAY TILE; DORMER VENTS, MODEL #DV2041 (FOR "S" TILES)86SQ.IN. / LOC.x10LOC.=860 SQ.IN.SOFFIT VENTILATIONMANUFACTURER: BRANDGUARD VENTSMODEL: 3" X 120" SOFFIT VENT MODEL #CS2011-PG120SQ.IN. / LOC.x1LOC.=120 SQ.IN.SOFFIT VENTILATIONMANUFACTURER: BRANDGUARD VENTSMODEL: 3" FIREPLUG VENT MODEL #FP20212SQ.IN. / LOC.x6LOC.=12 SQ.IN.TOTAL PROPOSED= 992SQ.IN. (MIN.)992SQ. IN.≥975SQ. IN.\O.K.2019 C.B.C. 1202.2.1:AMIN.OF1"OFAIRSPACE SHALL BE PROVIDEDB/WN THE INSULATION AND ROOFSHEATHING. THE NET FREEVENTILATING AREA SHALL NOT BELESS THAN 1/150 OF THE AREA OFTHE SPACE VENTILATED.VENTILATORS SHALL BE INSTALLEDIN ACCORDANCE WITHMANUFACTURER'S INSTALLATIONINSTRUCTIONS.GENERAL ROOFING NOTES:ROOF MATERIAL:ATTIC VENT CALCULATION:CLASS "A", 40 YEAR COMPOSITION ASPHALT SHINGLE BY ELK OR APPROVEDEQUAL. INSTALLED OVER ONE LAYER MINIMUM TYPE 90 FELTOR PER MFR.'SSPECIFICATIONS. ROOF COVERING AND INSTALLATION AS PER CBC 1507.ALLROOFING SHALL COMPLY WITH SECTION 4203, PUBLIC RESOURCES CODE.ROOFINGCONTRACTORSHALLPROVIDE CERTIFICATION OF ROOF COVERINGCLASSIFICATION TO THEGOVERNING JURISDICTIONPRIOR TO FINALINSPECTION.COMPOSITION SHINGLENOTE:FINAL COLOR PER APPROVED COLORBOARD ON FILE IN ARCHITECT'S OFFICE.1.2.3.4.5.6.8.ROOFING MATERIALS AND INSTALLATION SHALL BE IN ACCORDANCEWITHCHAPTER 15, 2019 C.B.C.A.B.UNDERLAYMENTROOFING:ROOF SLOPE:TYPE: REFER TO ROOF NOTE THIS SHEETTYPE: REFER TO NOTE THIS SHEETSLOPE: 2:12C.FLASH CRICKETS AND VALLEYS IN ACCORDANCE WITH2019 C.B.C.SECTION 1503 AND 1507.FLASH AND COUNTERFLASH JUNCTIONS OF ROOFS AND VERTICALSURFACES PER ROOFING MANUFACTURER'S RECOMMENDATIONS AND,WHEN OF METAL, SHALL NOT BE LESS THAN 26 GAGECORROSION-RESISTANT METALFLASH ALL PLUMBING, MECHANICAL, AND ELECTRICAL ROOFPENETRATIONS.PROVIDE ATTIC CROSS VENTILATION AS FOLLOWS(2019 C.B.C. SECTION 1203.1)NET FREE VENTING AREA: 1/150 OF ATTIC AREAA.B.FOR ATTIC VENTILATION CALCULATIONS-REFER TO TABLESPROTECT ATTIC VENTS AGAINST ENTRANCE OF RAIN AND SNOW.ALL WEATHER EXPOSED SURFACES SHALL HAVE A WEATHER-RESISTIVEBARRIER TO PROTECT THE INTERIOR WALL COVERING AND THAT EXTERIOROPENINGS SHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEMWEATHERPROOF.7.ALL FLASHING AT VALLEYS SHALL BE 28 GAGE MIN. CORROSION-RESISTANTMETALNOTE:R- VALUE IN ATTIC : R-30PER T-24 REPORT9.ROOF GUTTERS SHALL BE PROVIDED W/ MEANS TO PREVENTACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER.10.VAULTED CEILING @ PROCESSING SHALL UTILIZE VINYL FACED BLANKETINSULATION IN JOIST BAYS AND/OR SHALL BE IN COMPLIANCE W/ ENERGYREPORT REG.11. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECTWITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION.JOHNS MANSVILLE, (SP8RA)ULTRAGUARDPVC, FULLY ADHERED, SINGLE PLYMEMBRANE - CLASS 'A' MIN., INSTALL PER MANUFACTURER'S SPECIFICATIONS.ROOF COVERING AND INSTALLATION AS PER CBC 1507, TABLE 1507.10.2.ROOFING CONTRACTOR SHALL PROVIDE CERTIFICATION OF ROOF COVERINGCLASSIFICATION TO THE COUNTY OF SANTA BARBARA PRIOR TO FINALINSPECTION.SINGLE PLY PVC ROOF´#´!! KEY SPECIFICATION "! ! ^ϮϬϭϭͲW' ϯ͟ ǆϭϮϬ͟ϭϮϬWůĂƐƚĞƌ 'ƌŽƵŶĚ : ŚĂŶŶĞů ǁŝƚŚϳͬϴ͟ ^ĞƚďĂĐŬϭϭůďƐƵƐƚŽŵƐŝǌĞƐͬŵĂƚĞƌŝĂůƐs/>>E&/d^͗ǆƚĞƌŝŽƌsŝĞǁ^ŝĚĞsŝĞǁϳͬϴ͟ϳͬϴ͟ϯ͟ϯ͟ϯ͟x^ĂĨĞƚǇǀĞŶƚƐ ƚŚĂƚĂƌĞƵƐĞĚŝŶĂƌĞĂƐƉƌŽŶĞƚŽǁŝůĚĨŝƌĞƐ͕ǁŝŶĚ ĚƌŝǀĞŶƌĂŝŶ͕Žƌ ǁŝŶĚĚƌŝǀĞŶƐŶŽǁ͘xdƌŝƉůĞWƌŽƚĞĐƚŝŽŶ;WĂƚĞŶƚĞĚͿvKǀĞƌůĂƉƉŝŶŐďĂĨĨůĞƐƌĞƐŝƐƚĞŵďĞƌƐ͕ĨůĂŵĞƐĂŶĚƌĂĚŝĂŶƚŚĞĂƚv,ĞĂƚĂĐƚŝǀĂƚĞĚ/ŶƚƵŵĞƐĐĞŶƚ^ƚƌŝƉƐĞǆƉĂŶĚΘƐĞĂůŽƉĞŶŝŶŐƐĚƵƌŝŶŐĞǆƚƌĞŵĞĨŝƌĞĐŽŶĚŝƚŝŽŶƐvϭͬϭϲΗŵĞƐŚŽŶďĂĐŬƐŝĚĞŽĨǀĞŶƚĨŽƌĂĚĚŝƚŝŽŶĂůĞŵďĞƌĂŶĚďƵŐƉƌŽƚĞĐƚŝŽŶxth/ƉƉƌŽǀĞĚĨŽƌƵƐĞƚŚƌŽƵŐŚŽƵƚĂůŝĨŽƌŶŝĂĂŶĚďĞǇŽŶĚ;ĂůĨŝƌĞD>ƉƉƌŽǀĂůηϴϭϲϱͲϮϮϯϮ͗ϬϱϬϮͿxdĞƐƚĞĚĂŶĚ>ŝƐƚĞĚƚŽ^dDϮϴϴϲͬϮϵϭϮxϭŚŽƵƌ&ŝƌĞZĂƚĞĚƉĞƌ^dDϭϭϵxŝƌ&ůŽǁƐƚŚƌŽƵŐŚŶŽƌŵĂůůǇxůƐŽWƌĞǀĞŶƚƐZŽĚĞŶƚŶƚƌǇxĂƐǇƚŽ /ŶƐƚĂůů͕ZĞƚƌŽĨŝƚĂŶĚWĂŝŶƚ^dEZDdZ/>^^dDϲϱϯͬϲϱϯDͲ'ϵϬŚŽƚĚŝƉƉĞĚŐĂůǀĂŶŝǌĞĚƐƚĞĞů͕Ϯϲ'^dDϵϬϵϮͲŵŝůůƉŚŽƐƉŚĂƚŝǌĞĚĐŽĂƚŝŶŐĨŽƌƉĂŝŶƚŝŶŐ͘/&KEZ/^dDďϯϳϬͲ^ŚĞĞƚŽƉƉĞƌ͕ϭϲŽǌĂŶĚϮϬŽǌ/&'>sE/͘ϬϲϮϱǆ͘ϬϲϮϱŚŽƚĚŝƉƉĞĚŐĂůǀĂŶŝǌĞĚϮϯŐĂǁŝƌĞŵĞƐŚ /ŶƐƚĂůůůŝŬĞĂŶǇŽƚŚĞƌƐŝŵŝůĂƌsĞŶƚŝůĂƚŽƌWƌŽĚƵĐƚŽŶƚŚĞŵĂƌŬĞƚ͘$% # " KEY SPECIFICATION´$ #%! 9798ϮͲϳͬϴ͟!(&9'% "ϭͬϮΗ "&#"( "&#"(Ϭ͘ϱ '#"(")#)'#(")'(#! '.'2!(& ' x(-*"('((&)'"&'$&#"(#+ &'/+"&*"&"/#& +"&*"'"#+1xKǀĞƌůĂƉƉŝŶŐĂĨĨůĞWƌŽƚĞĐƚŝŽŶ;WĂƚĞŶƚĞĚͿƉůƵƐϭͬϭϲΗŵĞƐŚƉůĂƚĞŽŶƚŚĞďĂĐŬƐŝĚĞvŝƌ&ůŽǁƐƚŚƌŽƵŐŚŶŽƌŵĂůůǇvŽŵƉůŝĂŶƚǁŝƚŚ^dDϮϴϴϲͬϮϵϭϮdĞƐƚƐĨŽƌĨůĂŵĞƐ͕ĞŵďĞƌƐĂŶĚƌĂĚŝĂŶƚŚĞĂƚxƉƉƌŽǀĞĚĨŽƌƵƐĞƚŚƌŽƵŐŚŽƵƚĂůŝĨŽƌŶŝĂĂŶĚďĞǇŽŶĚ;ĂůĨŝƌĞD>ƉƉƌŽǀĂůηϴϭϲϱͲϮϮϯϮ͗ϬϱϬϭͿxŶƚŝͲůŽŐŐŝŶŐx&*"('#"("(&-x97&&&"(-x'-(# "'( /(&#(""(4#!'+($&3& # '5 <;:2<;:3>7#($$ *".'( /9<>7>93! $#'$(.#("#&$"("1 :=73(#$$&/8<#."97#. 179;,179;#($$ *".9:+&!' /ŶƐƚĂůůǁŝƚŚƚŚĞΗdΗĂƚƚŚĞƚŽƉ͘+'(0+++1&")&*"('1#!#&"'( (#""'(&)(#"'"*#1&#)('"("(#)'#" -)"&&###*&""'&("(#9, #"2&. #1 ('"#("("(#)'#"'+ +(#)($&#((*&###*&"1KEY SPECIFICATION$ $!!#$%$#$$"$$ !$ $"% #"'& ' "& # <"'%)&"$ $-'$!-"$"&$!&%6465ϭϲ͟ǆϭϲ͟=9 &!$ %")! 9%> ! &$% x&+(!&%&&$'%!$%#$"!&")$%-)!$(!$!-"$)!$(!%!").x ($##!$"&&"!1&!&2$")%&$"'!"$ +%%&%&!&$'%"!" ! $%-!$(!!!!$(!!")x> " #!&!)&"$!:'!"x!&0"! ($##!ĨĨůĞƐƉůƵƐϭͬϴ͟ŵĞƐŚŽŶďĂĐŬƐŝĚĞŽĨ(!&x$(!&%"!&!&$+x64$ > $$!&+x%+ &" !%&-$" !%"$"'&%&&& 987/9870;4"&##(!,%&-69;4;60 #"%#&,"&!"$ #!&!. 7:40&"##$-59",!64", .468*.468"&##(!,67)$ %Page 32 of 37 041A-8.0SECTIONANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022136245SECTIONScale: 1/4" = 1'-0"23156541112217131922101620211ATTICPOWDERROOMPOWDERROOMLIVING ROOMLIVING ROOMBED #2CLO.BED #2CLO.TENANT CARPORTSTO.8'-1"8'-1"8'-1"FINISHED FLOOR252.00'SECOND F.F.9'-3 1/8"THIRD F.F.18'-5 1/8"CLG. HEIGHT26'-6 1/8"ROOF HEIGHT30'-0 3/4"CLG. HEIGHT17'-4 1/8"CLG. HEIGHT8'-1"MAXIMUM BUILDING HEIGHT285.52'AVG. (E) GRADE250.52'30'-1"31'-6"35'-0"MAXIMUM BUILDING HEIGHT1. DOORS, WINDOWS AND STOREFRONT SYSTEMS TO BE PERAPPLICABLE SCHEDULE. REFER TO FLOOR PLANS FORIDENTIFICATION.2. WALLASSEMBLIES TO BE PER FLOOR PLAN.3. REFER TO ROOF PLAN FOR ROOF PITCH.4. ELEVATION MEASURED FROM GROUND FINISH FLOOR, UNO.GENERAL SECTION NOTES:FIRE BLOCK STUD WALLS (AT 10FT. INTERVALS [HORIZONTAL & VERTICAL]),ENCLOSED AND CONCEALED SPACES, AND AT OPENINGS AROUND VENTS,PIPES, DUCTS, CHIMNEYS, BETWEEN ATTIC AND CHIMNEY CHASE, AT STAIRSTRINGERS, AND SIMILIAR PLACES AT CEILING AND FLOOR LEVELS.WATERPROOFING OF THE EXTERIOR SURFACE OF THE RETAINING WALLS, TOBE BACKFILLED, SHALL RECEIVE (2) COATS PF AQUASEAL WATERPROOFFOUNDATION COATING & (2) BRUSHCOATS OF THOROSEAL.1. EACH COAT SHALL CONSIST OF (2 SACK) FOUNDATION COATS OF"THOROSEAL GRAY" WITH A MIXING OF (1) GAL. "ACRYL" TO (1) GAL. OF WATER.2. APPLY TO CLEAN WALL SURFACE W/ A 10 INCH BROWN HANDLE BRUSH ORBEAVER BRUSH PER "THORO SYSTEM" SPECIFICATIONS.3. LET APPLIED MATERIAL SET FOR 48 HRS.4. COVER FOUNDATION WALL W/ 2 PARTS EPOXY PRIMER.5. APPLY (2) COATS (90 MIL.) OF "AQUASEAL" (BLACK RUBBERIZED TAR) OVERPRIMER W/ 2:1 MIX OF (2) PARTS 'A' TO ONE PART 'B'.6. PLACE "MIRAFI" MIRADRAIN 6000 PROTECTION BOARD OVER AQUASEAL.LOS ANGELES RESEARCH REPORTS: 25494, 25164, 25302, 25094, 24783.7. BACKFILL W/ MIN. 12" GRAVEL FILL. NOTE: TAKE CARE NOT TO MOVE,DAMAGE OR DRAG PROTECTION BOARD.FIRE BLOCKING:MOISTURE BARRIER PROTECTION:INSULATION NOTE:R: 30 BATT INSULATION @ OPEN CEILING TRUSSESR: 30 BATT INSULATION @ CEILING OF ATTIC SPACESR: 13 BATT INSULATION @ WALLSSECTION REFERENCE NOTES12345678910111213141516171819202122231-HOUR FIRE RATED EXTERIOR WALLASSEMBLY, STUCCO WALL. REFER TO WALLLEGEND ON THIS SHEET AND DETAIL #33/A-10.0NON-RATED EXTERIOR WALLASSEMBLY - REFER TO WALL LEGEND ON THIS SHEETAND DETAIL #44/A-10.01-HOUR FIRE RATED WALLAND STC RATED INTERIOR WAL, DOUBLE WALLASSEMBLY - REFER TO DETAIL #23/A-10.0INTERIOR WOOD STUD WALL - REFER TO WALL LEGEND ON FLOOR PLANS ANDDETAIL #34/A-10.0DOOR PER PLAN - REFER TO FLOOR PLAN FOR MEASUREMENTSWINDOW PER PLAN - REFER TO FLOOR PLAN FOR MEASUREMENTSCONCRETE LANDING - SLOPE 2% MINIMUM AWAY FROM STRUCTURE - SMOOTHBROOM FINISHEXTERIOR WOOD STAIRCASE @ 6 3/4" R. 11" T. REFER TO DETAILS #11 & 21/A-10.1EXTERIOR WALL SCONCE, DARK SKY COMPLIANT - REFER TO EXTERIOR LIGHTINGSPECIFICATIONS ON A-9.0TANKLESS WATER HEATER (EF 0.82, 4 GPM, 75o RISE) WITH RECIRC. INSTALLPRESSURE RELIEF VALVE WITH DRAIN TO EXTERIOR. (INSTALLATION OF WATERHEATER SHALL COMPLY WITH CHAPTER 5 OF THE UFC) FOR ADDITIONALINFORMATIONCONCRETE FLOOR WITH GREENKOAT SURFACE COATING - 2% SLOPE MINIMUM TODRAIN AWAY FROM STRUCTUREPROVIDE A RATED CEILING @ GARAGE BENEATH HABITABLE ROOMS. SHALL BESEPARATED FROM ALL HABITABLE ROOMS ABOVE BY NOT LESS THAN 5/8" TYPE 'X'GYPSUM BOARD OR EQUIVALENT - REFER TO DETAIL #41/A-10.0METAL GUTTER AND DOWNSPOUT - PAINTED TO MATCH FASCIAAND EXTERIORWALLS.ROOF TRUSSES - REFER TO STRUCTURAL SHEETSCLAY TILE ON ROOF STRUCTURE - REFER TO ROOF PLAN ON SHEET A-7.0 FORMORE INFORMATIONROOF 2:12 SLOPE - REFER TO ROOF PLAN ON SHEET A-7.0 FOR MOREINFORMATIONINTERIOR WOOD FRAMED STAIRCASE @ 6 3/8" R. 11" T. 16 RISERS - REFER TODETAIL #31 & 32/A-10.1±42" HIGH GUARD RAILAT JULIETTE BALCONYATTIC AREA WITH R-30 BATT INSULATIONLOW PROFILE ROOF VENTS, 16" X 16" VENTS MODEL #SB2021 FROM BRANDGUARDVENTS. NET FREE VENTILATION AREA (NFVA) = 86 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON SHEET A-7.0 FOR MORE INFORMATION -REFER TO DETAIL #22/A-10.0UNDEREAVE VENT, 3" FIREPLUG VENT MODEL #FP2021 FORM BRANDGUARDVENTS. NET FREE VENTILATION AREA (NFVA) = 2 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON SHEET A-7.0 FOR MORE INFORMATIONSOFFIT VENT, 3" X 120" VENTS MODEL #CA2021-PG FROM BRANDGUARD VENTS.NET FREE VENTILATION AREA (NFVA) = 120 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON SHEET A-7.0 FOR MORE INFORMATION -REFER TO DETAIL #12/A-10.0EYEBROW ROOF - REFER TO ROOF PLAN ON SHEET A-7.0 FOR MOREINFORMATIONPOWDERKITCHENKITCHENMAINENTRYMAINENTRYPOWDERSTAIRSUPSTAIRSUPSTAIRSDNSTAIRSDNLIVINGDWELLING UNIT(2-BED)421 S.F.LIVINGACCESSORYDWELLING UNIT(2-BED)421 S.F.REF.REF.DWDW30683068403640362640506850682868286830802640264026402640264026402640 3080SECTION CUT KEYScale: 1/8" = 1'-0"13A-8.03A-8.02A-8.02A-8.0ABCD.1ED.2SECTIONScale: 1/4" = 1'-0"3815654111217131997162018231ATTICPOWDERROOMLIVING ROOMBATHROOM #2CARPORT2FINISHED FLOOR252.00'SECOND F.F.9'-3 1/8"THIRD F.F.18'-5 1/8"T.O. PLATE17'-4 1/8"T.O. PLATE8'-1"THIRD F.F.26'-6 1/8"THIRD F.F.30'-0 3/4"8'-1"8'-1"8'-1"MAXIMUM BUILDING HEIGHT285.52'AVG. (E) GRADE250.52'35'-0"MAXIMUM BUILDING HEIGHT1/4" = 1'-0"SECTIONSSCALE:Page 33 of 37 1/4" = 1'-0"ELEVATIONSSCALE:041A-9.0ELEVATIONANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022BD.1ENORTHEAST VIEWScale: 1/4" = 1'-0"348187171214621112692228245AVG. (E) GRADE250.52'5'-0"PROPERTY LINE6'-0"7'-0"8'-0"9'-0"35'-0"MAXIMUM BUILDING HEIGHTF.F.252.00'GARAGE CLG,8'-1"ROOF HEIGHT30'-0 3/4"SECOND F.F.9'-3 1/8"CEILING HEIGHT17'-4 1/8"THIRD F.F.18'-5 1/8"CEILING HEIGHT26'-6 1/8"8'-1"8'-1"8'-1"6'-8"MAXIMUM BUILDING HEIGHT285.52'1323252325192'-7"5'-0"PROPERTY LINE6'-0"7'-0"8'-0"9'-0"135NORTHWEST VIEWScale: 1/4" = 1'-0"1481819717121415621311102692728162451440A1440B1221227AVG. (E) GRADE250.52'5'-0"PROPERTY LINE6'-0"7'-0"8'-0"9'-0"35'-0"MAXIMUM BUILDING HEIGHTF.F.252.00'GARAGE CLG.8'-1"SECOND F.F.9'-3 1/8"THIRD F.F.18'-5 1/8"ROOF HEIGHT30'-0 3/4"CEILING HEIGHT26'-6 1/8"6'-8"SECOND F.F.17'-4 1/8"8'-1"8'-1"8'-1"MAXIMUM BUILDING HEIGHT285.52'6231316'-11"DWELLING UNIT16'-11"ADU2'-7"2'-7"EXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THE OWNERPRIOR TO APPLICATION, WHETHER SPECIFIED ON THE PLANS OR NOT.EXTERIOR ELEVATION GENERAL NOTES:EXTERIOR LIGHTING SPECIFICATION:STYLE # 66411-BLACK- METAL CONSTRUCTION-8.9WLED- MEASURES 14 1/2" HIGH. 12 5/8" WIDE- EXTENDS 13 1/2" FROM THE WALLNOTE: ALL LIGHTING FIXTURES SHALLBE SHIELDED OR RECESSED TOMINIMIZE LIGHT BLEED TO ADJOININGPROPERTIES. EACH LIGHT FIXTURESSHALL BE DIRECTED DOWNWARD ANDAWAY FROM ADJOINING PROPERTIESAND PUBLIC RIGHT OF WAY, SHALL BECONSISTENT WITH THE REQUIREMENTSOF THE CITY'S OUTDOOR LIGHTINGSTANDARDS.BEGA 14 1/2" HIGH BLACKOUTDOOR WALL LIGHT7.FLASHING: PROVIDE FLASHING AND COUNTER- FLASHING PER2019C.B.C. 1503.2.1AT CHIMNEYS, PARAPETS, BALCONIES, LANDINGS,EXTERIOR STAIRWAYS, ROOF TO WALL INTERSECTIONS, AND ANYOTHER VERTICAL TO HORIZONTAL INTERSECTIONS TO PROVIDE AWEATHER AND WATER TIGHT JOB. FLASHING ANDCOUNTER-FLASHING SHALL BE MIN. 26 GA. GALV. METAL. PAINT ALLGALV. METAL MATERIAL TO MATCH ADJACENT MATERIAL (I.E AT ROOFPENETRATIONS, LOUVERS,ETC.)LATH AND PLASTER: EXTERIOR PLASTER TO COMPLY WITH IBC ANDSHALL CONSIST OF A BASE (SCRATCH) COAT, FINISH (BROWN) COAT,AND A (FINAL) COLOR COAT. PROVIDE GALV. EXTERIOR CORNERBEADS AND INTERIOR CORNER REINFORCING. REFER TO STUCCOSECTION BELOWA WEEP SCREED SHALL BE INSTALLED AT THE BASE OF ALLEXTERIOR PLASTER WALLS TO ALLOW TRAPPED MOISTURE TOESCPAPE. SCREED SHALL BE MIN. 26. GALV. METAL WITH 3.5 IN.MOUNTING FLANGE. SCREED SHALL BE MIN. 4 INCHES ABOVE EARTHAND A MIN. 2 IN. ABOVE PAVINGPROVIDE TWO LAYERS OF GRADE D PAPER BEHIND EXTERIORPLASTER (WHERE IT OCCURS OVER PLYWOOD SHEAR PANELS) AS AWEATHER RESISTIVE BARRIER.ADDRESS NUMBERS, MIN. 6" HIGH ON A CONTRASTING BACKGROUNDSHALL BE POSTED ON THE BUILDING, PLAINLY VISIBLE FROM THESTREET FRONTING THE BUILDING. NUMBERS SHALL BE LARGER IFREQUIRED BY THE BUILDING DEPARTMENT. REFER TO ELEVATIONFOR LOCATION AND SIZE.ALL LIGHTING FIXTURES SHALL BE SHIELDED SO THAT NEITHER THELAMP OR THE RELATED REFLECTOR INTERIOR SURFACE IS VISIBLEAND SO THAT NO LIGHT SHINES INTO THE BACKYARDS OF ADJACENTPROPERTIES. ALL LIGHTING POLES, FIXTURES, AND HOODS SHALL BEDARK COLORED.8.9.10.11.12.ELEVATION MEASURED FROM GROUND FINISH FLOOR, UNO.EXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THEOWNER PRIOR TO APPLICATION, WHETHER SPECIFIED ON THEPLANS OR NOT.REFER TO ROOF PLAN FOR ROOF PITCH.WALLASSEMBLIES TO BE PER FLOOR PLAN.GUTTER AND DOWNSPOUTS SHALL BE INSTALLED ON ALL ROOFAREAS U.N.OALL EXTERIOR SIDING SHALL BE MIN. 3/8" UNLESS OVER SHEATHING.ALL SIDING JOINTS SHALL BE CENTERED OVER FRAMING MEMBERSWITH CONTINUOUS WOOD BATTS OR JOINTS SHALL BEWATERPROOFED. NAILALL SIDING WITH GALV. NAILS13.6.5.4.3.2.1.ELEVATION REFERENCE NOTES123456789101112131415161718192021222324252627281-HOUR FIRE RATED EXTERIOR WALLASSEMBLY, STUCCO WALL - REFER TO WALLLEGEND ON SHEET A-1.1 AND DETAIL #33/A-10.0NON-RATED EXTERIOR WALLASSEMBLY - REFER TO WALL LEGEND ON SHEET A-1.1AND DETAIL #44/A-10.03/4-HOUR FIRE RATED OPENING @ DOORWAY ALONG 1-HOUR FIRE RATED WALL PER2019 CBC 705.8.2DOOR - REFER TO SHEET A-1.1 FOR MEASUREMENTSWINDOW - REFER TO SHEET A-1.1 FOR MEASUREMENTSCONCRETE LANDING - SLOPE 2% MINIMUM AWAY FROM STRUCTURE; SMOOTHBROOM FINISHEXTERIOR STAIRS @ 6 3/4" R. 11" T. REFER TO DETAILS #11 & 21/A-10.1EXTERIOR LIGHT FIXTURE, DARK SKY COMPLIANT - REFER TO LIGHTINGSPECIFICATIONS ON THIS SHEET FOR MORE INFORMATIONTANKLESS WATER HEATER (EF 0.82, 4 GPM. 75o RISE) WITH RECIRC. INSTALLPRESSURE RELIEF VALVE WITH DRAIN TO EXTERIOR. (INSTALLATION OF WATERHEATER SHALL COMPLY WITH CHAPTER 5 OF THE UFC) FOR ADDITIONALINFORMATIONADDRESS MOUNTED ON BUILDING SURFACE. 5" HEIGHT MINIMUMEYEBROW ROOFROOF WITH 2:12 SLOPE. REFER TO SHEET A-7.0 FOR MORE INFORMATIONCLAY TILE ROOFLOW PROFILE ROOF VENTS, 16" X 16" VENTS MODEL #SB2021 FORM BRANDGUARDVENTS. NET FREE VENTILATION AREA (NFVA) = 86 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON SHEET A-7.0 - REFER TO DETAIL #22/A-10.0UNDEREAVE VENT, 3" FIREPLUG VENT MODEL #FP2021 FROM BRANDGUARD VENTS.NET FREE VENTILATION AREA (NFVA) = 2 SQUARE INCHES - REFER TO CALCULATIONSAND SPECIFICATIONS ON SHEET A-7.0SOFFIT VENT, 3" X 120" VENTS MODEL #CA2021-PG FROM BRANDGUARD VENTS. NETFREE VENTILATION AREA (NFVA) = 120 SQUARE INCHES - REFER TO CALCULATIONSAND SPECIFICATIONS ON SHEET A-7.0 - REFER TO DETAIL #12/A-10.0PLUMBING VENTGALVANIZED METAL GUTTER - PAINTED TO MATCH BUILDING FASCIAGALVANIZED METAL DOWNSPOUT - PAINTED TO MATCH EXTERIOR COLOR OF WALLSROOF EAVES, 1'-0" ALLAROUND BUILDINGSLIDING GLASS DOOR (VERIFY DIMENSIONS WITH MANUFACTURER)±42" HIGH GUARD RAILAT JULIETTE BALCONYSTUCCO FINISH - COLOR: TO MATCH EXISTING OFFICE STUCCOFASCIA FINISH - COLOR: DARK FOREST GREENRAILINGS AND METAL - COLOR: POWDER COATED BLACKGAS METER WITH UNDERGROUND GAS LINE (VERIFY LOCATION WITH UTILITYCOMPANY)200 AMP ELECTRICAL PANELS (VERIFY LOCATION WITH UTILITY COMPANY)PACIFIC BELL TELEPHONE CONNECTION (VERIFY LOCATION WITH UTILITY COMPANY)EXT-1EXT-2T-1Page 34 of 37 1/4" = 1'-0"ELEVATIONSSCALE:041A-9.1ELEVATIONANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 20221365SOUTHEAST VIEWScale: 1/4" = 1'-0"34818191712141521316269222728245F.F.252.00'T.O.P. @ DU30'-0 3/4"GARAGE CLG.8'-1"16'-11"DWELLING UNIT16'-11"ADU35'-0"MAXIMUM BUILDING HEIGHT7'-0"122122SECOND F.F.9'-3 1/8"THIRD F.F.18'-5 1/8"CEILING HEIGHT26'-6 1/8"CEILINGHEIGHT17'-41/8"5'-0"PROPERTY LINE6'-0"7'-0"8'-0"9'-0"AVG. (E) GRADE250.52'8'-1"8'-1"8'-1"MAXIMUM BUILDING HEIGHT285.52'211323255'-0"PROPERTY LINE6'-0"7'-0"8'-0"9'-0"11115'-0"PROPERTY LINE6'-0"7'-0"8'-0"9'-0"BESOUTHWEST VIEWScale: 1/4" = 1'-0"448181971712146220222711245135'-0"MAXIMUM BUILDING HEIGHTGARAGE CLG.8'-1"SECOND F.F.9'-3 1/8"CEILING HEIGHT17'-4 1/8"THIRD F.F.18'-5 1/8"THIRD F.F.26'-6 1/8"THIRD F.F.30'-0 3/4"AVG. (E) GRADE250.52'F.F.252.00'8'-1"8'-1"8'-1"MAXIMUM BUILDING HEIGHT285.52'13232523112'-7"2'-7"2'-7"2'-7"EXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THE OWNERPRIOR TO APPLICATION, WHETHER SPECIFIED ON THE PLANS OR NOT.EXTERIOR ELEVATION GENERAL NOTES:EXTERIOR LIGHTING SPECIFICATION:STYLE # 66411-BLACK- METAL CONSTRUCTION-8.9WLED- MEASURES 14 1/2" HIGH. 12 5/8" WIDE- EXTENDS 13 1/2" FROM THE WALLNOTE: ALL LIGHTING FIXTURES SHALLBE SHIELDED OR RECESSED TOMINIMIZE LIGHT BLEED TO ADJOININGPROPERTIES. EACH LIGHT FIXTURESSHALL BE DIRECTED DOWNWARD ANDAWAY FROM ADJOINING PROPERTIESAND PUBLIC RIGHT OF WAY, SHALL BECONSISTENT WITH THE REQUIREMENTSOF THE CITY'S OUTDOOR LIGHTINGSTANDARDS.BEGA 14 1/2" HIGH BLACKOUTDOOR WALL LIGHT7.FLASHING: PROVIDE FLASHING AND COUNTER- FLASHING PER2019C.B.C. 1503.2.1AT CHIMNEYS, PARAPETS, BALCONIES, LANDINGS,EXTERIOR STAIRWAYS, ROOF TO WALL INTERSECTIONS, AND ANYOTHER VERTICAL TO HORIZONTAL INTERSECTIONS TO PROVIDE AWEATHER AND WATER TIGHT JOB. FLASHING ANDCOUNTER-FLASHING SHALL BE MIN. 26 GA. GALV. METAL. PAINT ALLGALV. METAL MATERIAL TO MATCH ADJACENT MATERIAL (I.E AT ROOFPENETRATIONS, LOUVERS,ETC.)LATH AND PLASTER: EXTERIOR PLASTER TO COMPLY WITH IBC ANDSHALL CONSIST OF A BASE (SCRATCH) COAT, FINISH (BROWN) COAT,AND A (FINAL) COLOR COAT. PROVIDE GALV. EXTERIOR CORNERBEADS AND INTERIOR CORNER REINFORCING. REFER TO STUCCOSECTION BELOWA WEEP SCREED SHALL BE INSTALLED AT THE BASE OF ALLEXTERIOR PLASTER WALLS TO ALLOW TRAPPED MOISTURE TOESCPAPE. SCREED SHALL BE MIN. 26. GALV. METAL WITH 3.5 IN.MOUNTING FLANGE. SCREED SHALL BE MIN. 4 INCHES ABOVE EARTHAND A MIN. 2 IN. ABOVE PAVINGPROVIDE TWO LAYERS OF GRADE D PAPER BEHIND EXTERIORPLASTER (WHERE IT OCCURS OVER PLYWOOD SHEAR PANELS) AS AWEATHER RESISTIVE BARRIER.ADDRESS NUMBERS, MIN. 6" HIGH ON A CONTRASTING BACKGROUNDSHALL BE POSTED ON THE BUILDING, PLAINLY VISIBLE FROM THESTREET FRONTING THE BUILDING. NUMBERS SHALL BE LARGER IFREQUIRED BY THE BUILDING DEPARTMENT. REFER TO ELEVATIONFOR LOCATION AND SIZE.ALL LIGHTING FIXTURES SHALL BE SHIELDED SO THAT NEITHER THELAMP OR THE RELATED REFLECTOR INTERIOR SURFACE IS VISIBLEAND SO THAT NO LIGHT SHINES INTO THE BACKYARDS OF ADJACENTPROPERTIES. ALL LIGHTING POLES, FIXTURES, AND HOODS SHALL BEDARK COLORED.8.9.10.11.12.ELEVATION MEASURED FROM GROUND FINISH FLOOR, UNO.EXTERIOR FINISHES AND COLOR SHALL BE VERIFIED WITH THEOWNER PRIOR TO APPLICATION, WHETHER SPECIFIED ON THEPLANS OR NOT.REFER TO ROOF PLAN FOR ROOF PITCH.WALLASSEMBLIES TO BE PER FLOOR PLAN.GUTTER AND DOWNSPOUTS SHALL BE INSTALLED ON ALL ROOFAREAS U.N.OALL EXTERIOR SIDING SHALL BE MIN. 3/8" UNLESS OVER SHEATHING.ALL SIDING JOINTS SHALL BE CENTERED OVER FRAMING MEMBERSWITH CONTINUOUS WOOD BATTS OR JOINTS SHALL BEWATERPROOFED. NAILALL SIDING WITH GALV. NAILS13.6.5.4.3.2.1.ELEVATION REFERENCE NOTES123456789101112131415161718192021222324252627281-HOUR FIRE RATED EXTERIOR WALLASSEMBLY, STUCCO WALL - REFER TO WALLLEGEND ON SHEET A-1.1 AND DETAIL #33/A-10.0NON-RATED EXTERIOR WALLASSEMBLY - REFER TO WALL LEGEND ON SHEET A-1.1ADN DETAIL #44/A-10.03/4-HOUR FIRE RATED OPENING @ DOORWAY ALONG 1-HOUR FIRE RATED WALL PER2019 CBC 705.8.2DOOR - REFER TO SHEET A-1.1 FOR MEASUREMENTSWINDOW - REFER TO SHEET A-1.1 FOR MEASUREMENTSCONCRETE LANDING - SLOPE 2% MINIMUM AWAY FROM STRUCTURE; SMOOTHBROOM FINISHEXTERIOR STAIRS @ 6 3/4" R. 11" T. REFER TO DETAILS #11 & 21/A-10.1EXTERIOR LIGHT FIXTURE, DARK SKY COMPLIANT - REFER TO LIGHTINGSPECIFICATIONS ON THIS SHEET FOR MORE INFORMATIONTANKLESS WATER HEATER (EF 0.82, 4 GPM. 75o RISE) WITH RECIRC. INSTALLPRESSURE RELIEF VALVE WITH DRAIN TO EXTERIOR. (INSTALLATION OF WATERHEATER SHALL COMPLY WITH CHAPTER 5 OF THE UFC) FOR ADDITIONALINFORMATIONADDRESS MOUNTED ON BUILDING SURFACE. 5" HEIGHT MINIMUMEYEBROW ROOFROOF WITH 2:12 SLOPE. REFER TO SHEET A-7.0 FOR MORE INFORMATIONCLAY TILE ROOFLOW PROFILE ROOF VENTS, 16" X 16" VENTS MODEL #SB2021 FROM BRANDGUARDVENTS. NET FREE VENTILATION AREA (NFVA) = 86 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON SHEET A-7.0 - REFER TO DETAIL #22/A-10.0UNDEREAVE VENT, 3" FIREPLUG VENT MODEL #FP2021 FROM BRANDGUARD VENTS.NET FREE VENTILATION AREA (NFVA) = 2 SQUARE INCHES - REFER TOCALCULATIONS AND SPECIFICATIONS ON SHEET A-7.0SOFFIT VENT, 3" X 120" VENTS MODEL #CA2021-PG FROM BRANDGUARD VENTS. NETFREE VENTILATION AREA (NFVA) = 120 SQUARE INCHES - REFER TO CALCULATIONSAND SPECIFICATIONS ON SHEET A-7.0 - REFER TO DETAIL #12/A-10.0PLUMBING VENTGALVANIZED METAL GUTTER - PAINTED TO MATCH BUILDING FASCIAGALVANIZED METAL DOWNSPOUT - PAINTED TO MATCH EXTERIOR COLOR OF WALLSROOF EAVES, 1'-0" ALLAROUND BUILDINGSLIDING GLASS DOOR TO OUTSIDE (VERIFY DIMENSIONS WITH MANUFACTURER)±42" HIGH GUARD RAILAT JULIETTE BALCONYSTUCCO FINISH - COLOR: TO MATCH EXISTING OFFICE STUCCOFASCIA FINISH - COLOR: DEEP FOREST GREENRAILINGS AND METAL - COLOR: POWDER COATED BLACKGAS METER WITH UNDERGROUND GAS LINE (VERIFY LOCATION WITH UTILITYCOMPANY)200 AMP ELECTRICAL PANELS (VERIFY LOCATION WITH UTILITY COMPANY)PACIFIC BELL TELEPHONE CONNECTION (VERIFY LOCATION WITH UTILITY COMPANY)EXT-1EXT-2T-1Page 35 of 37 1/4" = 1'-0"COLORED ELEVATIONSSCALE:041A-9.2COLOREDELEVATIONSANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFORCONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022ELEVAVVTAAIONSNORTHEAST VIEWScale: 1/4" = 1'-0"6NORTHWEST VIEWScale: 1/4" = 1'-0"51440A1440B122122SOUTHEAST VIEWScale: 1/4" = 1'-0"7122122SOUTHWEST VIEWScale: 1/4" = 1'-0"8EXTERIOR LIGHTING SPECIFICATION:STYLE # 66411-BLACK- METAL CONSTRUCTION-8.9WLED- MEASURES 14 1/2" HIGH. 12 5/8" WIDE- EXTENDS 13 1/2" FROM THE WALLNOTE: ALL LIGHTING FIXTURES SHALLBE SHIELDED OR RECESSED TOMINIMIZE LIGHT BLEED TO ADJOININGPROPERTIES. EACH LIGHT FIXTURESSHALL BE DIRECTED DOWNWARD ANDAWAY FROM ADJOINING PROPERTIESAND PUBLIC RIGHT OF WAY, SHALL BECONSISTENT WITH THE REQUIREMENTSOF THE CITY'S OUTDOOR LIGHTINGSTANDARDS.BEGA 14 1/2" HIGH BLACKOUTDOOR WALL LIGHTEXTERIOR FINISHES:MANU:MATCH COLOR WITH EXISTINGOFFICE BUILDINGTYPE:PAINTCOLOR:OFF-WHITE/BEIGEEXTERIOR WALLSMANU:TBDTYPE:PAINTCOLOR:DARK FOREST GREENMANU:TBDTYPE:POWDER COATINGCOLOR:BLACKEXT-1EXT-2T-1EXTERIOR TRIMEXTERIOR RAILINGS & METALSPage 36 of 37 CALIFORNIA SPANISH ARCHITECTURE HAVE ANATTRACTIVE SIMPLICITY OF FORM.CHARACTERISTICS THAT DEFINE CALIFORNIASPANISH ARCHITECTURE ARE FOLLOWING:1. LOW PITCH VARIGATED SPANISH ROOF TILES2. SMOOTH STUCCO EXTERIOR FINISH3. WROUGHT IRON GRILLE-WORK AT EXTERIORSTAIRCASE AND AT JULIETTE STYLE DECK4. HEAVY WOODEN DOORS APPLIED AT GARAGEDOORS5. ACCENT COLOR AT WINDOWS. DARK GREENWINDOWS AND DOORS TO MATCH THE EXISTINGSTRUCTURE.6. EXTERIOR DECORATIVE TRIM BANDING ATUNDERSIDE OF ROOF EAVE, AND BETWEENFIRST AND SECOND FLOOR7. DECORATIVE LINTEL AT ALL WINDOWS8. CLASSIC RED CLAY TILE AT STAIR AND PATIOCALIFORNIA SPANISH STYLEDESIGN ELEMENTS041A-9.3ELEVATIONANTHONY AND OLIVIA BOZZANO672 HOWARD ST.SAN LUIS OBISPO, CA 93401805-801-0517HIGUERA DUPLEX1440 HIGUERA ST.SAN LUIS OBISPO, CA 93401These drawings are instrumentsof service and are the property ofHUNTER SMITHARCHITECTURE.All designs and other informationon the drawings are for use on thespecified project and shall not beused otherwise without theexpressed written permission ofHUNTER SMITHARCHITECTURE60 Walnut Street • Suite B • San Luis Obispo • CA 9340HUNTER SMITH & ASSOCIATES, INC.DBA HUNTER SMITH ARCHITECTURE©202210-31-2023C-38575NOTFOR CONSTRUCTIONMINOR ARCH SUB23 SEP 2022MINOR ARCH RE-SUB20 DEC 2022Page 37 of 37