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Item 4a. 3805 Orcutt Rd. (ARCH-0455-2022) Project Plans_High Resolution
REQUESTED EXCEPTIONS EXCEPTION FROM 5 FT OASP GARAGE SETBACK STANDARD FROM THE FRONT OF THE HOUSE (LOT 6) JUSTIFICATION: LOT 6 IS A CONSTRAINED SHALLOW LOT WITH A CURVED STREET FRONTAGE, AS A RESULT OF THE CUL-DE-SAC. STRICT ADHERENCE TO THE SETBACK STANDARD CREATES ADDITIONAL HARDSHIP ON AN ALREADY CHALLENGING LOT. THE GOAL OF THE OASP STANDARD IS TO ENSURE THAT QUALITY HOMES WITH ARTICULATED MASSING ARE ACHIEVED WITHIN THE NEIGHBORHOOD. THE PROPOSED HOME SATISFIES THE INTENT OF THE OASP STANDARDS BY PROVIDING A WELL-ARTICULATED MASSING WHILE ALSO PROVIDING A 26'-10” SETBACK AT THE GARAGE, WHERE ONLY A 20'-0” SETBACK IS REQUIRED. THE OASP GARAGE SETBACK IS NOT A STANDARD THAT HAS BEEN REQUIRED ON OTHER HOMES WITHIN THE SAME SUBDIVISION. THE DEVELOPER OF THE ADJACENT HOMES IN THE TRACT IS IN SUPPORT OF OUR REQUESTED EXCEPTION. EXCEPTION FROM 5 FT OASP GARAGE SETBACK STANDARD FROM THE FRONT OF THE HOUSE (LOT 1) JUSTIFICATION: LOT 1 IS CONSTRAINED BY A LARGE ELEVATION CHANGE BETWEEN THE BUILDING PAD AND PARSONS WAY, THE PIE-SHAPED PARCEL, AND ITS PROXIMITY TO THE ENTRANCE TO THE SUBDIVISION. THE CONSTRAINTS NECESSITATE PLACING THE GARAGE ON THE DEEPEST PART OF THE LOT IN ORDER TO KEEP THE DRIVEWAY APRON AWAY FROM THE STREET CORNER. LOCATING THE GARAGE CLOSER TO THE CORNER COULD POSE CONGESTION SAFETY CONCERNS WITH INGRESS AND EGRESS FROM THE GARAGE AS CARS TURN AND DRIVE INTO THE NEIGHBORHOOD. ADDITIONALLY, THE GRADE/ELEVATION OF PARSONS WAY WOULD CREATE AN OVERLY STEEP DRIVEWAY IF THE GARAGE WAS MOVED TO THE OTHER SIDE OF THE PROPERTY. AS DESIGNED THE GARAGE IS THE MOST SUITABLE LOCATION AND A 25'-10" GARAGE SETBACK IS PROPOSED, EXCEEDING THE MINIMUM STANDARD BY 5'-10". THE GOAL OF THE OASP STANDARD IS TO ENSURE THAT QUALITY HOMES WITH ARTICULATED MASSING ARE ACHIEVED WITHIN THE NEIGHBORHOOD. THE PROPOSED DESIGN ACHIEVES THE DESIRED MASSING WITH A FAÇADE THAT IS NOT DOMINATED BY A GARAGE. THE OASP GARAGE SETBACK IS NOT A STANDARD THAT HAS BEEN REQUIRED ON OTHER HOMES WITHIN THE SAME SUBDIVISION. THE DEVELOPER OF THE ADJACENT HOMES IN THE TRACT IS IN SUPPORT OF OUR REQUESTED EXCEPTION. EXCEPTION FROM 10 FT STREET SIDE YARD SETBACK (LOT 1) JUSTIFICATION: A 10'-0" STREET TREE EASEMENT WAS ALREADY INCORPORATED INTO THE TRACT IMPROVEMENT PLANS. WHEN COMBINED WITH THE 5'-0" SIDE YARD SETBACK, THE PROPOSED DESIGN EXCEEDS THE INTENT OF THE STREET YARD SETBACK BY 5'-0" AS DESIGNED THE BUILDABLE AREA IS 35'-0" AWAY FROM THE ROAD. THIS 35'-0” BUFFER ADEQUATELY SATISFIES THE NEEDS FOR ANY ADDITIONAL VISUAL SHIELDING AND/OR LINE-OF-SIGHT REQUIREMENTS AT THE CORNER INTERSECTION. THE LAYERING OF ADDITIONAL SETBACKS IS NOT NECESSARY TO ACHIEVE THE DESIRED GOALS OF THE OASP. SEE SHEET ARC1.1 WHICH SHOWS THE AMPLE LANDSCAPING THAT WILL BE PROVIDED BETWEEN ORCUTT ROAD AND LOT 1. PROJECT DATA - LOT 1 PARKING 2 SPACES REQUIRED 2 SPACES PROVIDED LOT SIZE 8,670 SF LOT COVERAGE ACTUAL 34% (2,975 SF) LESS THAN 40% THERFORE OK HEIGHT LIMIT CALCULATION LOW POINT 283.00' HIGH POINT 284.75' AVG. NATURAL GRADE 283.75' MAX HEIGHT CALC.283.75' + 25.00' = 308.75' BUILDING HEIGHT 24.75' ABOVE AVG N.G. TOP OF RIDGE 308.50' 308.50' < 308.75' THERFORE OK SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE 15'-0"26'-5" FRONT YARD GARAGE 20'-0"25'-10" REAR YARD 20-0"35'-2" SIDE YARD (EAST)5'-0"5'-3" SIDE YARD (WEST)5'-0"5'-0" BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED DECK LOWER FLOOR 2,389 SQ.FT.577 SQ.FT 0 SQ.FT UPPER FLOOR 1,938 SQ.FT. 0 SQ.FT 468 SQ.FT ROOF DECK 0 SQ.FT. 0 SQ.FT 0 SQ.FT TOTALS 4,327 SQ.FT. 577 SQ.FT. 468 SQ.FT. PROJECT DATA - LOT 26 PARKING 2 SPACES REQUIRED 3 SPACES PROVIDED LOT SIZE 6,965 SF LOT COVERAGE ACTUAL 39.9% (2,783 SF) LESS THAN 40% THERFORE OK HEIGHT LIMIT CALCULATION LOW POINT 286.05' HIGH POINT 299.35' AVG. NATURAL GRADE 292.70' MAX HEIGHT CALC.292.70' + 25.00' = 317.70' WITH 30 DEG. ROOF 317.70' + 2.50' = 320.20' BUILDING HEIGHT 25.66' ABOVE AVG N.G. TOP OF RIDGE 318.36' 318.36' < 320.20' THERFORE OK SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE 15'-0"15'-11" FRONT YARD GARAGE 20'-0"20'-0" REAR YARD 20-0"22'-6" SIDE YARD (EAST)5'-0"6'-8 1/2" SIDE YARD (WEST)5'-0"6'-9 1/2" BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED DECK LOWER FLOOR 1,366 SQ.FT.708 SQ.FT 0 SQ.FT UPPER FLOOR 2,342 SQ.FT. 0 SQ.FT 362 SQ.FT ROOF DECK 0 SQ.FT. 0 SQ.FT 540 SQ.FT TOTALS 3,708 SQ.FT. 708 SQ.FT. 900 SQ.FT. D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 COVER SHEET PROJECT INFO ARC 0.1 RIGHETTI RANCH, SAN LUIS OBISPO, CALIFORNIA ENCLAVE LOTS 1,6,25,26 PROJECT SCOPE NEW SINGLE FAMILY HOMES ON LOTS 1, 6, 25, AND 26 WITHIN THE ENCLAVE RIGHETTI SUBDIVISION. IN ORDER TO ACHIEVE A VARIED STREET SCAPE THE HOME PLANS WILL HAVE DISINCT COLOR SCHEMES AND ARCHITECTURAL STYLES. EACH OF THE PLANS WILL TAKE INTO CONSIDERATION THE PRIME LOCATION, VIEWS, LOT SIZE, AND ADJACNET HOMES WITHIN THE DEVELOPMENT. THE DESIGN INSPIRATION FOR EACH HOME IS DRAWN FROM THE CRAFTSMAN, CALIFORNIA BUNGALOW, AND CALIFORNIA MISSION STYLES. THESE STYLES ARE REPRESENTED THROUGH THE USE OF NATURAL STONE, STUCCO, AND WOOD SIDING. ATTENTION HAS BEEN TAKEN TO CONSIDER HOW THE PROPOSED DESIGNS TIE INTO THE ECLECTIC MIX OF HOMES RECENTLY GRANTED ARC APPROVAL WITHIN THE NEIGHBORHOOD, MOST NOTABLY THE TYPE 3C MODERN, AND TYPE 4A MODERN, AND TYPE 3A FARMHOUSE, THAT WERE DESIGNED BY THE RITNER GROUP. LOT 25 - KEY DESIGN CHARACTERISTICS THE DESIGN OF LOT 25 IS SIMILAR IN MASSING TO THE APPROVED TYPE 4A MODERN HOME, HOWEVER, TO PUSH THE DESIGN MORE TOWARDS THE CALIFORNIA MEDITERRANEAN / MISSION STYLE, WE HAVE ELECTED TO ADD ROOF EAVES INTO THE DESIGNS TO BETTER ALIGN WITH THE DG 3.8. THIS CREATES ADDITIONAL TEXTURE AND SHADE/SHADOW ON THE BUILDING FACADES. THE EAVES ARE ALSO LINED WITH STAINED WOOD AND EXPOSED HEAVY TIMBER RAFTER TAILS, OUR TAKE ON A CONTEMPORARY INTERPRETATION OF THE CALIFORNIA MISSION STYLES. • LOW-PITCHED ROOFS WITH LARGE OVERHANGING EAVES • LARGE FRONT PATIO AND ENTRY PORCH • EARTH TONE STUCCO FINISH, 2 COLORS PROPOSED TO CREATE VARIED MASSING • NATURAL LIMESTONE CLADDING ON BOTH THE EXTERIOR AND INTERIOR • WOOD TONED EXTERIOR T&G SOFFITS AND HOIZOINTAL WOOD SIDING • LARGE PICTURE WINDOWS AND A PRACTICAL OPEN FLOOR PLAN LOTS 1 AND 6 - KEY DESIGN CHARACTERISTICS AT LOT 6, THE MASSING OF THE HOME IS SIMILAR TO THE TYPE 3C MODERN, BUT A LOW ROOF PROFILE WAS INCORPORATED INTO OUR DESIGN, SIMILAR TO THOSE USED IN FRANK LLOYD WRIGHT'S PRAIRIE-STYLE CRAFTSMAN HOMES. THIS CREATES HELPS BREAK UP THE MASSING AND ADDS SHADE/SHADOW, COMPARED TO A BLOCKING MASSING TYPE WITHOUT EAVES. THE EAVES ARE LINED WITH STAINED T&G WOOD AND EXPOSED HEAVY TIMBER RAFTER TAILS. PULLING INFLUENCES FROM THE CRAFTSMAN STYLE. • LOW PITCHED ROOFS WITH LARGE OVERHANGING EAVES • 4 SIDED ARCHITECTURE • CAREFUL CONSIDERATION OF THE HOME'S APPREARACE FROM THE OPEN SPACE • COURTYARD PATIO FACING THE OPEN SPACE, BREAKS UP MASSING INTO SMALLER PIECES. • NATURAL LIMESTONE CLADDING ON BOTH THE EXTERIOR AND INTERIOR • EARTH TONE STUCCO FINISH, 2 COLORS PROPOSED TO CREATE VARIED MASSING • LARGE PICTURE WINDOWS AND A PRACTICAL OPEN FLOOR PLAN LOT 26 - KEY DESIGN CHARACTERISTICS THE DESIGN OF LOT 26 IS OUR TAKE ON A CRAFTSMAN FARMHOUSE. WITH A STRONG DOUBLE GABLE FORM, THIS HOME HAS SIMILAR MASSING TO THE TYPE 3A FARMHOUSE HOME DESIGNED BY THE RITNER GROUP. HOWEVER INSTEAD OF THE VERTICAL BOARD AND BATTEN SIDING AS THE ACCENT MATERIAL, WE ARE PROPOSING THE USE OF TUMBLED, WHITE-WASHED BRICK • GABLE ROOFS • LARGE FRONT PATIO AND ENTRY PORCH • NEUTRAL TONE STUCCO FINISH, 2 COLORS PROPOSED TO CREATE VARIED MASSING • WHITE WASHED BRICK ON BOTH THE EXTERIOR AND INTERIOR • WOOD TONED EXTERIOR T&G SOFFITS AND HOIZOINTAL WOOD SIDING • LARGE PICTURE WINDOWS AND A PRACTICAL OPEN FLOOR PLAN PROJECT REQUIREMENTS LOCATION ENCLAVE AT RIGHETTI, PHASE 3 / TRACT 3063, SAN LUIS OBISPO CA 93401 JURISDICTION CITY OF SAN LUIS OBISPO ZONE R-1 (ORCUTT AREA SPECIFIC PLAN) 2015 ZONING REGULATIONS PARKING REQUIRED 2 SPACES FLOOR AREA RATIO N/A LOT COVERAGE 40% HEIGHT LIMIT 25'-0" ABOVE AVG. GRADE SETBACKS REQUIRED FRONT YARD HOUSE 15'-0" FRONT YARD GARAGE 20'-0" REAR YARD HOUSE 20-0" REAR YARD GARAGE 5-0" SIDE YARD FIRST STORY 5'-0" SIDE YARD GARAGE 5'-0" PROJECT DATA - LOT 25 PARKING 2 SPACES REQUIRED 3 SPACES PROVIDED LOT SIZE 7,545 SF LOT COVERAGE ACTUAL 36% (2,777 SF) LESS THAN 40% THERFORE OK HEIGHT LIMIT CALCULATION LOW POINT 297.20' HIGH POINT 285.05' AVG. NATURAL GRADE 291.13' MAX HEIGHT CALC.291.13' + 25.00' = 316.13' BUILDING HEIGHT 23.42' ABOVE AVG N.G. TOP OF RIDGE 314.55' 314.55' < 316.13' THERFORE OK SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE 15'-0"29'-11" FRONT YARD GARAGE 20'-0"20'-0" REAR YARD 20-0"25'-0" SIDE YARD (EAST)5'-0"6'-9 1/2" SIDE YARD (WEST)5'-0"6'-8 1/2" BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED DECK LOWER FLOOR 1,366 SQ.FT.706 SQ.FT 0 SQ.FT UPPER FLOOR 2,432 SQ.FT. 0 SQ.FT 311 SQ.FT ROOF DECK 0 SQ.FT. 0 SQ.FT 540 SQ.FT TOTALS 3,708 SQ.FT. 706 SQ.FT. 851 SQ.FT. LOT 1 LOT 6 LOT 25 LOT 26 PROJECT DATA - LOT 6 PARKING 2 SPACES REQUIRED 2 SPACES + WORKSHOP PROVIDED LOT SIZE 7,460 SF LOT COVERAGE ACTUAL 39.8% (2,975 SF) LESS THAN 40% THERFORE OK HEIGHT LIMIT CALCULATION LOW POINT 263.41' HIGH POINT 265.51' AVG. NATURAL GRADE 264.46' MAX HEIGHT CALC.264.46' + 25.00' = 289.46' BUILDING HEIGHT 24.83' ABOVE AVG N.G. TOP OF RIDGE 289.29' 289.29' < 289.46' THERFORE OK SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE 15'-0"15'-0" FRONT YARD GARAGE 20'-0"26'-10" REAR YARD 20-0"20-0" SIDE YARD (EAST)5'-0"5'-0" SIDE YARD (WEST)5'-0"5'-2"" BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED DECK LOWER FLOOR 2,299 SQ.FT.669 SQ.FT 0 SQ.FT UPPER FLOOR 1,938 SQ.FT. 0 SQ.FT 468 SQ.FT ROOF DECK 0 SQ.FT. 0 SQ.FT 0 SQ.FT TOTALS 4,237 SQ.FT. 669 SQ.FT. 468 SQ.FT. SHEET INDEX COVER SHEET + PROJECT INFOARC 0.1 LOT 6 - SITE PLANARC 6.1 LOT 6 - FLOOR AND ROOF PLANSARC 6.2 LOT 6 - ELEVATIONS AND SITE SECTIONARC 6.3 LOT 6 - COLOR BOARD + RENDERINGSARC 6.4 LOT 6 - GRADING AND DRAINAGE PLANARC 6.C LOT 6 - LANDSCAPE PLANTING PLANARC 6.L LOT 25 - SITE PLANARC 25.1 LOT 25 - FLOOR AND ROOF PLANSARC 25.2 LOT 25 - ELEVATIONS AND SITE SECTIONARC 25.3 LOT 25 - COLOR BOARD + RENDERINGSARC 25.4 LOT 25 - GRADING AND DRAINAGE PLANARC 25.C LOT 25 - LANDSCAPE PLANTING PLANARC 25.L LOT 26 - SITE PLANARC 26.1 LOT 26 - FLOOR AND ROOF PLANSARC 26.2 LOT 26 - ELEVATIONS AND SITE SECTIONARC 26.3 LOT 26 - COLOR BOARD + RENDERINGSARC 26.4 LOT 26 - GRADING AND DRAINAGE PLANARC 26.C LOT 26 - LANDSCAPE PLANTING PLANARC 26.L TRACT CONDITIONS OF APPROVALARC 0.2 TRACT CONDITIONS OF APPROVALARC 0.3 LOT 1 - SITE PLANARC 1.1 LOT 1 - FLOOR AND ROOF PLANSARC 1.2 LOT 1 - ELEVATIONS AND SITE SECTIONARC 1.3 LOT 1 - COLOR BOARD + RENDERINGSARC 1.4 LOT 1 - GRADING AND DRAINAGE PLANARC 1.C LOT 1 - LANDSCAPE PLANTING PLANARC 1.L FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. PROJECT SITE ORCUTT RD. 23 6 1 25 26 OPEN SPACE VICINITY MAP PROJECT TEAM OWNER PAUL ABBOTT 3590 BROAD STREET, SUITE 130, SAN LUIS OBISPO, CA 93401 DESIGNER VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130, SAN LUIS OBISPO, CA 93401 CIVIL ENGINEER RRM DESIGN GROUP 3765 S. HIGUERA STREET, SUITE 102, SAN LUIS OBISPO, CA 93401 LANDSCAPE DESIGNER RRM DESIGN GROUP 3765 S. HIGUERA STREET, SUITE 102, SAN LUIS OBISPO, CA 93401 D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 TRACT CONDITIONS OF APPROVAL ARC 0.2 Resolution No. 10619 (2015 Series) Page 9 project construction, an orientation meeting shall be conducted by an archaeologist for construction workers associated with earth disturbing procedures. The orientation meeting shall describe the possibility of exposing unexpected archaeological resources and directions as to what steps are to be taken if such a find is encountered. An archaeologist shall monitor construction grading within 50 meters (164 feet) of the two isolated finds. In the event that prehistoric or historic archaeological resources are exposed during project construction, all earth disturbing work within 50 meters (164 feet) of the find must be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the area may resume. The City should consider retaining a Chumash representative to monitor any field work associated with Native American cultural material. If human remains are exposed, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. CR -1 d Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. DRAINAGE AND WATER QUALITY MITIGATION D -2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or biotechnical (also referred to as soil bioengineering) approaches to bank stabilization are preferred over structural approaches. Bank stabilization design must be consistent with the SLO Creek Stream Management and Maintenance Program Section 6. Streambank stabilization usually involves one or a combination of the following activities: Regrading and revegetating the streambanks to eliminate overhanging banks and create a more stable slope; Deflecting erosional water flow away from vulnerable sites; Reducing the steepness of the channel bed through installation of grade stabilization structures; Altering the geometry of the channel to influence flow velocities and sediment deposition; Diverting a portion of the higher flow into a secondary or by -pass channel; Armoring or protecting the bank to control erosion, particularly at the toe of slopes. The bank stabilization design will: Resolution No. 10619 (2015 Series) Page 10 Be stable over the long term; Be the least environmentally damaging and the "softest" approach possible; Not create upstream or downstream flooding or induce other local stream instabilities; Minimize impacts to aquatic and riparian habitat. D -2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be followed for riparian areas that are modified, created and /or managed for flood damage reduction, stream enhancement, and bank repair. Linear park terrace vegetation, streambank repair and channel maintenance projects may require stream channel modifications that include shaping, widening, deepening, straightening, and armoring. Many channel management projects also require building access roads for maintenance vehicles and other equipment. These construction activities can cause a variety of impacts to existing sensitive riparian and aquatic habitat that, depending on the selected design alternative, range from slight disturbances to complete removal of desirable woody vegetation and faunal communities. In urban areas within the SLO creek watershed, riparian vegetation often provides the only remaining natural habitat available for wildlife populations. D -5(a) Biofilters. The applicant shall submit to the Director of Community Development for review and approval a plan that incorporates grassed swales biofilters) into the project drainage system where feasible for runoff conveyance and filtering of pollutants. D -5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the applicant shall be encouraged to use pervious paving material to facilitate rainwater percolation. Parking lots and paved outdoor storage areas shall, where feasible, use pervious paving to reduce surface water runoff and aid in groundwater recharge. D -2a, D -2c, D -5a, D -5c Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of landscaping construction plan review and Engineering - Public Works staff at the time of tract construction. NOISE MITIGATION N -1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section 9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to, the following: Equipment Shielding. Stationary construction equipment that generates noise can be shielded with a barrier. Resolution No. 10619 (2015 Series) Page 11 Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped with factory- recommended mufflers. Electrical Power. Whenever feasible, electrical power can be used to run air compressors and similar power tools. Sound Blankets. The use of sound blankets on noise generating equipment. N -1 a Monitoring Program: Requirements for construction noise mitigation shall be clearly noted on all plans for project grading and construction. PUBLIC SERVICES MITIGATION PS -4 Wastewater Main System Extensions. Prior to recordation of a final map for Righetti Ranch (TR 3063), the improvement plans for the tract shall include connections to future improvements planned by Tract 3066 (Jones Ranch) to convey sanitary sewer service to the existing connection points on Tank Farm Road. PS -4 Monitoring Program: Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and accompanying final map prior to recordation of the final map. PUBLIC SAFETY MITIGATION S -2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants, Codes, and Restrictions (CC &R's) that disclose to potential buyers or leasers that aircraft over - flights occur, and that such flights may result in safety hazard impacts should an aircraft accident occur. In addition, prior to recordation of final map, avigation easements shall be recorded over the entire project site for the benefit of the SLO County Regional Airport. S -2b Monitoring Program: Monitoring will include Community Development, City Attorney and Engineering staff approvals of the Disclosure(s) prior to recordation of a final tract map. TRANSPORTATION MITIGATION T -1(a) Orcutt Road /Tank Farm Road Intersection Improvements. Applicant shall install a 200' right -turn lane on the southbound Orcutt Road approach to Tank Farm Road shall be installed with Phase 1 Tract 3063 improvements. T -1(a) Monitoring Program: Resolution No. 10619 (2015 Series) Page 12 Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -2(d) Orcutt Road /Tank Farm Road Intersection Signalization. Applicant shall provide right -of -way as necessary as a part of Phase 1 Tract 3063 improvements, and pay "fair share" OASP Impact Fee contributions. T -2(d) Monitoring Program: Compliance will be addressed by (1) dedication of right -of -way as needed for signalization at the time of final map recordation and (2) payment of OASP Impact Fees at time of issuance of building permits for Tract 3063. T -3 Street E -2 & Hanson Lane Alignment. Applicant shall align centerlines of E -2 Street & Hanson Lane with side street stop control and a Two Way Left Turn Lane T -3 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and install frontage improvements along Tank Farm Road & Orcutt Road, providing pedestrian access along both street frontages and the connecting gap. T -5 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -6 Traffic Calming & Safety Measures. Applicant shall provide raised intersections at D& D4 Streets and C & C3 Streets. Provide single lane urban compact roundabout control at intersection D & Tank Farm with speed reduction curves and at intersection A & B. Provide side street stop control at Street E & Orcutt Road Intersection. T -6 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. Resolution No. 10619 (2015 Series) Page 13 UTILITIES AND SERVICE SYSTEMS MITIGATION USS -1 Off -site Water Main Line Extensions to the OASP To Meet Fire Flow and Storage Standards. Concurrent with applications for Final Map(s), the applicant shall submit a water supply plan to meet adequate fire flow standards for all lots within each Final Map. Implementation of such a water line extension plan shall be included as a part of public improvement plans for the subdivision, and approved by Utilities, Public Works and the City Engineer. This implementation plan may include a financing plan, including reimbursement provisions, approved by the City Council at the time of considering any Final Map. Required water main line extension(s) to the subdivision shall be completed and operational to the satisfaction of the Utilities Director, prior to occupancy of any of the residential and /or commercial uses. USS -1 Monitoring Program Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any occupancy permits for Tract 3063. SECTION 2. Vesting Tract Map Approval with Findings & Conditions. The City Council does hereby approve application TR/ER 114 -14 (VTM #3063, "Righetti Ranch "), a tentative tract map to create up to 328 residential, detention basin, parklands, and open space lots, based on the following findings, and subject to the following conditions being incorporated into the project: FindinL-s• 1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General Plan because the proposed subdivision respects existing site constraints, will incrementally add to the City's residential housing inventory, results in parcels that meet minimum density standards, and will be consistent with the density, lot sizes and project amenities established by the Orcutt Area Specific Plan (OASP). 2. The site is physically suited for the type and density of development allowed in the C /OS- SP, P -F -SP, R -1 -SP, R -2 -SP and R -3 -SP zoning districts. 3. The design of the vesting tentative tract map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat, since further development or redevelopment of the proposed parcels will occur consistent with VTM 3063 and the required architectural review process, which will allow for detailed review of development plans to assure compliance with City plans, policies, and standards. Resolution No. 10619 (2015 Series) Page 14 4. As conditioned, the design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision, and the project is consistent with the pattern of development prescribed in the Orcutt Area Specific Plan. 5. The proposed project will provide affordable housing consistent with the intent of California Government Code §65915, and in compliance with City policies and the Housing Element. 6. The tentative map, as conditioned, will comply with all environmental mitigation measures prescribed herein, and therefore is consistent with the California Environmental Quality Act, the OASP Final EIR, and the Initial Study- Mitigated Negative Declaration IS -MND). 7. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities. Conditions: Dedications and Easements 1. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, slope banks, construction, public and private streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same shall be shown on the final map and /or shall be recorded separately prior to or concurrent with the first phase of the map, unless a deferral is requested by the subdivider and granted by the City. Said easements may be provided for in part or in total as blanket easements. 2. The final map and improvement plans shall show the extent of all on -site and off -site offers of dedication. Subdivision improvement plans and or preliminary designs may be required for any deferred improvements so that dedication limits can be established. These improvements may include but are not limited to road construction and widening, grading and drainage improvements, utility easements, bridges, bike bridges, transit stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and roundabouts. 3. Access rights shall be dedicated to the City along Orcutt Road, Tank Farm Road and along the Union Pacific Railroad right of way except at approved driveway locations and intersections as shown on the tentative map or as otherwise approved by the city. 4. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and contiguous with all public right -of -way lines bordering each lot. A 10' wide street tree easement and 6' P.U.E. shall be provided along the frontage for all private streets. A 10' street tree easement and 15' P.U.E. shall be provided along the Orcutt Road and Tank Farm Road frontages (tract boundary). Resolution No. 10619 (2015 Series) Page 15 5. The subdivider shall dedicate Righetti Hill, all public Open Space and all public Park Land in fee to the City, consistent with the GASP, in conjunction with or prior to the Phase 1 map recordation. The land shall be granted free and clear of all encumbrances to the satisfaction of the City. Unless otherwise amended by the City, the public lots include Lot 307, 311, 312, 316, 319, 320, 321, 324, 325, 326, and 328. 6. The subdivider shall include a separate offer of dedication for all sections of the Orcutt Area Specific Plan (OASP) Streets B, C, and D located outside the phase boundary, but within the tract boundary in accordance with the tentative map street alignments and map conditions in conjunction with or prior to the Phase 1 map recordation. The developer shall include the offers of dedication for the Orcutt Road and Tank Farm Road widening improvements in conjunction with or prior to the Phase 1 map recordation. The developer shall include any other out -of -phase offers of dedication related to the need for public utility extensions related to orderly development of the OASP where not otherwise located within a public street. 7. All private improvements shall be owned and maintained by the individual property owners or the Homeowner's Association (HOA) as applicable. Private improvements include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, common areas, pocket parks, and linear park improvements. 8. The private open space, pocket park, and detention basin Lots 308, 309, 310, 313, 314, 315, 317, 318, 322, 323 and 327, along with the proposed improvements, including but not limited to trails, bikeways, and landscaping shall be owned and maintained by the HOA. Open Space and bikeway easements along with any public utility easements shall be offered to the City and shown and noted on the final map. An easement agreement shall be provided for specific open space areas, bikeways, and utility corridors in a format approved by the City. 9. The final location of the boundary between HOA open space Lot 322 and City open space Lot 321 shall be approved to the satisfaction of the City Natural Resources Manager depending upon the final trail head location off Street D -2 and the area of the private /public maintenance interface. 10. A wildland fuel management /reduction zone along with any required easements and /or zone limits shall be shown and noted on the final map and improvement plans for reference. The limits of the zone shall be in accordance with the adopted Fire Code and approved to the satisfaction of the City Fire Chief and City Natural Resources Manager. The HOA shall be responsible for wildland fuel management and weed abatement within the established fuel reduction zone and private open space areas. 11. Unless otherwise waived or deferred by the City, the subdivider shall improve all neighborhood trail extensions to the limits of open space Righetti Hill Lot 328 to the satisfaction of the Natural Resources Manager. RESOLUTION NO. 10619 (2015 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A VESTING TENTATIVE TRACT MAP NO. 3063 CREATING 328 LOTS FOR PROPERTY LOCATED AT 3987 ORCUTT ROAD TR/ER 114 -14; TRACT #3063 RIGHETTI) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings on March 25, 2015 and April 8, 2015 in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, for the purpose of considering TR/ER 114 -14, a Vesting Tentative Tract Map subdividing an approximately 144 -acre site into 328 lots, and recommended the City Council approve the Vesting Tentative Tract Map; and WHEREAS, the Planning Commission Hearings were for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has reviewed and considered the initial study of environmental impact as prepared by staff, and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Cl~QA Findings, Mitigation Measures and Mitigation Monitoring Program. Based upon all the evidence, the City Council makes the following CEQA findings in support of the Vesting Tentative Map 114 -14 (Tract No. 3063): 1. The proposed project is consistent with the requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR) certified and adopted by the City Council on March 2, 2010, and this approval incorporates those FEIR mitigation measures as applicable to VTM #3063, as detailed herein. 2. A supplemental initial study has been prepared for VTM #3063 addressing potential environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area Specific Plan (OASP). The Community Development Director has recommended that the results of that additional analysis be incorporated into a Mitigated Negative Declaration (MND) o f environmental impacts, and recommends adoption of additional mitigation measures to those imposed by the FEIR, all of which are incorporated below. R 10619 Resolution No. 10619 (2015 Series) Page 2 2. All potentially significant effects were analyzed adequately in the referenced FEIR and IS- MND, and reduced to a level of insignificance, provided the following mitigation measures are incorporated into the development project and the mitigation monitoring program: AESTHETIC MITIGATION AES -3 Special Building Height Limits, Scale and Massing Design Standards for Western Flank of Righetti Hill (Righetti Ranch VTM #3063). Added building design restrictions shall be required for residential lots and units (Lots 35 -50) adjoining the Righetti Hill URL on the western flank of the hillside. These standards are intended to reduce the massing of residential units abutting the URL. These standards will include use of the following building techniques, and considered during ARC and /or staff review of any project applications for residential units in this location: 1. Residential Building Heights shall not exceed 25' as measured above average finished grade; 2. Grading for lots abutting the URL will be encouraged to be split -pads, to reduce the scale of the building mass by stepping down the hillside; 3. The upper pad shall be limited to one -story (a maximum of 15') in height; 4. First floor massing and footprint shall be encouraged to be built into the topography (recessed) into the hillside; 5. Second floor square footage shall be set back from the first floor elevation, creating a stepped appearance to the buildings; 6. Maximum lot coverage shall not exceed 50 %; and, 7. Roof lines on the upper pad will align front -to -back to narrow the high point of the roof when viewed from the street. AES -3 Monitoring Program: Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a special deed restriction incorporating this mitigation and special development criteria on such lots. This requirement will be verified by the City Engineer's office prior to recordation of such a final map. Second, Community Development Department staff will insure ARC and staff level application of these standards during review of any design review and building permit submittals. AIR QUALITY MITIGATION Operational Phase Mitigation AQ -1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by Title 24 requirements for all buildings within the Specific Plan Resolution No. 10619 (2015 Series) Page 3 Area. The following energy- conserving techniques shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction of City Planning and Building Department staff. increase walls and attic insulation beyond Title 24 requirements; orient buildings to maximize natural heating and cooling; plant shade trees along southern exposures of buildings to reduce summer cooling needs; use roof material with a solar reflectance value meeting the Environmental Protection Agency /Department of Energy Star rating; build in energy efficient appliances; use low energy street lighting and traffic signals; use energy efficient interior lighting; use solar water heaters; use double -paned windows; solar panel plumbing; grey water recycling; tank -less water heaters; dedicated hot water line loops. AQ -1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be installed at all bus stops. AQ -1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at least one shade tree for every six vehicle parking spaces. AQ -1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal wiring /cabling that allows telecommuting, teleconferencing, and tele- learning to occur simultaneously in at least three locations in each home. AQ -1(e) Pathways. Where feasible, all cul -de -sacs and dead -end streets shall be links by pathways to encourage pedestrian and bicycle travel. AQ -1 Monitoring Program: Compliance with operational phase mitigation measures will be reviewed with the subdivision plans and accompanying architectural review plans and ultimately shown on improvement plans and construction drawings. Construction Phase Mitigation AQ -3(a) Application of CBACT (Best Available Control Technology for construction related equipment). The following measures shall be implemented to reduce combustion emissions from construction equipment where a project will have an area of disturbance greater than 1 acre. Specific Plan applicants shall submit for review by the Community Development Department and Air Pollution Control District (APCD) staff a grading plan showing the area to be disturbed and a description of construction equipment that will be used and pollution reduction measures that will be implemented. Upon confirmation by the Community Development Department and APCD, appropriate CBACT features shall be applied. The application of these features shall occur prior to Specific Plan construction. Resolution No. 10619 (2015 Series) Page 4 Specific Plan applicants shall be required to ensure that all construction equipment and portable engines are properly maintained and tuned according to manufacturer's specifications. Specific Plan applicants shall be required to ensure that off -road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non -taxed off -road diesel is acceptable). Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two pieces of equipment projected to generate the greatest emissions. AQ -3(b) Dust Control. The following measures shall be implemented to reduce PM 10 emissions during all Specific Plan construction: Reduce the amount of the disturbed area where possible. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Water shall be applied as soon as possible whenever wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be used whenever possible. All dirt- stock -pile areas shall be sprayed daily as needed. Permanent dust control measures shall be identified in the approved Specific Plan revegetation and landscape plans and implemented as soon as possible following completion of any soil disturbing activities. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast - germinating native grass seed and watered until vegetation is established. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water shall be used where feasible. AQ -3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. Trucks transporting material Resolution No. 10619 (2015 Series) Page 5 shall be tarped from the point of origin. AQ -3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering as necessary to prevent transport of dust off -site. Their duties shall include holiday and weekend periods when work may not be in progress. AQ -3 Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant will also be required to secure necessary permits from the Air Pollution Control Board (APCD) before the onset of grading or demolition activities including, but not limited to additional dust control measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. BIOLOGICAL RESOURCES MITIGATION B -3(a) Construction Requirements. Development under the Specific Plan shall abide by the requirements of the City Arborist for construction. Requirements shall include but not be limited to: the protection of trees with construction setbacks from trees; construction fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1 :1 ratio. B -4(c) Riparian/ Wetland Mitigation. If riparian and /or wetland habitat are proposed for removal pursuant to development under the Specific Plan, such development shall apply for all applicable permits and submit a Mitigation Plan for areas of disturbance to wetlands and /or riparian habitat. The plan shall be prepared by a biologist familiar with restoration and mitigation techniques. Compensatory mitigation shall occur on- site using regionally collected native plant material at a minimum ratio of 2:1 (habitat created to habitat impacted) in areas shown on figure 4.4 -2 as directed by a biologist. The resource agencies may require a higher mitigation ratio. If the Orcutt Regional Basin is necessary as a mitigation site for waters of the U.S. and State it shall be designed as directed by a biologist taking into consideration hydrology, soils, and erosion control and using the final mitigation guidelines and monitoring requirements (U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out of the buffer area for riparian and wetland habitat. B -5(a) Bird Pre - Construction Survey. To avoid impacts to nesting special- status bird species and raptors including the ground- nesting burrowing owl, all initial Resolution No. 10619 (2015 Series) Page 6 ground- disturbing activities and tree removal shall be limited to the time period between September 15 and February 1. If initial site disturbance, grading, and tree removal cannot be conducted during this time period, a pre- construction survey for active nests within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities (for ground- nesting burrowing owl survey see below). If active nests are located, all construction work must be conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined in consultation with the CDFG. No direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site. A qualified biologist shall confirm that breeding /nesting is completed and young have fledged the nest prior to the start of construction. B -5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls during both the wintering and nesting seasons (unless the species is detected on the first survey) in potentially suitable habitats prior to construction in accordance with the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation (1995). Winter surveys shall be conducted on the entire project site between December 1 and February 1, and the nesting season survey shall be conducted between April 15 and July 15. If burrowing owls are detected within the proposed disturbance area, CDFG shall be contacted immediately to develop and implement a mitigation plan to protect owls and their nest sites. B -5(c) Monarch Pre - Construction Survey. If initial ground- breaking is to occur between the months of October and March a pre - construction survey for active monarch roost sites within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities. If active roost sites are located no ground- disturbing activities shall occur within 50 feet of the perimeter of the habitat. Construction shall not resume within the setback until a qualified biologist has determined that the monarch butterfly has vacated the site. B -5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS habitat on Figure 4.4 -2, current USFWS protocol level sampling surveys shall be conducted in all such areas. A report consistent with current Federal, State, and local reporting guidelines shall be prepared to document the methods and results of surveys. If VPFS are found, the report shall include a map that identifies the VPFS locations. Should the presence of additional special- status wildlife species be determined including California linderiella, a map identifying locations in which these species were found shall be prepared and included in the report. B -5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are located onsite pursuant to Mitigation Measure B -5(d), substantial setbacks from their identified habitat shall be implemented to avoid take of a Federally listed species. If complete avoidance is not economically or technically feasible, then Section 10 of the Federal Endangered Species Act (FESA) shall be used to authorize incidental take when no other Federal agency such as the Corps is Resolution No. 10619 (2015 Series) Page 7 involved. This process include development of a Habitat Conservation Plan for protecting and enhancing the Federally listed species at a specific location in perpetuity. Species take can also be authorized under Section 7 of the FESA if a Federal agency is involved in the project (e.g., Corps Section 404 permitting for impacts to waters of the U.S. and /or Federal funding) and agrees to be the lead agency requesting Section 7 consultation. This consultation process takes at a minimum 135 days from the official request by the Federal lead agency. The compensatory mitigation ratio shall be determined by the appropriate resource agencies. Suitable replacement habitat shall be constructed either within the site boundaries or offsite. [GASP FEIR] Figure 4.4 -2 identifies areas that could be appropriate for onsite VPFS mitigation. Figure 4.4 -2 is not intended to preclude development but shall be used as a starting point for incorporating VPFS mitigation sites into the development plan. While the Orcutt Regional Basin included in the potential VPFS mitigation sites may need regular maintenance and may be seasonally flooded, depressions could be created on the upper edges of the terrace in such a manner that they are protected from flooding. VPFS mitigation areas shall be approved by a biologist familiar with VPFS habitat "creation" techniques. Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by project activities may also be a part of the mitigation program. Alternatively, fairy shrimp cysts could be collected during the dry season from the existing habitat and placed into storage. Topsoil could also be removed and stored in conditions suitable to retain cysts. Wetland habitat could be enhanced /created in the areas shown on Figure 4.4 -2 by grading depressions in the landscape and "top dressing" the depressions with the preserved topsoil. Preserved cysts would be added to the recreated wetlands in December or January, after sufficient ponding has occurred. It is important to note that VPFS habitat mitigation is still considered experimental. VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to ensure success. Habitat may be "created" only in an existing vernal pool landscape that provides suitable soils and a number of other specific ecological factors (USFWS, 2004). An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits can be purchase by the acre as suitable mitigation for VPFS. There is currently no known mitigation bank with VPFS habitat occurring within San Luis Obispo County, however, mitigation banks may be available in the future. B -3a, B -4c, B -5 Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of review and prior to approval of grading plan(s) and during tract construction (B -3a, B -4c, B -5). B -6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall Resolution No. 10619 (2015 Series) Page 8 prepare a brochure that informs prospective homebuyers and Home Owners Association (HOA) members about the impacts associated with non- native animals, especially cats and dogs, to the project site; similarly, the brochure must inform potential homebuyers and all HOA members of the potential for coyotes to prey on domestic animals. B -6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce invasive non - native plant and tree species to the region of the site, the final landscaping plan shall be reviewed and approved by a qualified biologist. The California Invasive Plant Council (Cal -IPC) maintains several lists of the most important invasive plants to avoid. The lists shall be used when creating a plant palette for landscaping to ensure that plants on the lists are not used. The following plants shall not be allowed as part of potential landscaping plans pursuant to development under the Specific Plan: African sumac (Rhus lancea) Australian saltbush (Atriplex semibaccata) Black locust (Robinia pseudoacacia) California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius) Cape weed (Arctotheca calendula) Cotoneaster (Cotoneaster pannosus), (C. lacteus) Edible fig (Ficus carica) Fountain grass (Pennisetum setaceum) French broom (Genista monspessulana) Ice plant, sea fig (Carpobrotus edulis) Leafy spurge (Euphorbia esula) Myoporum (Myoporum spp.) Olive (Olea europaea) Pampas grass (Cortaderia selloana), and Andean pampas grass (C. Russian olive (Elaeagnus angusticifolia) Scotch broom (Cytisus scoparius) and striated broom (C. striatus) Spanish broom (Spartium junceum) Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. T. ramosissima) Blue gum (Eucalyptus globulus) Athel tamarisk (Tamarix aphylla) B -6c Monitoring Program: j ubata) parviflora), Compliance with mitigation measures will be reviewed with landscaping plans as part of the architectural review submittal and ultimately shown on improvement plans and construction drawings. CULTURAL RESOURCES MITIGATION CR -1(d) Archaeological Resource Construction Monitoring. At the commencement of D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 Resolution No. 10619 (2015 Series) Page 33 Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the following roll call vote: AYES: Council Members Carpenter, Christianson and Rivoire, Vice Mayor Ashbaugh and Mayor Marx NOES: None ABSENT: None The foregoing resolution was adopted this 19th day of May 2015. MaffJan Marx ATTEST: thony " , C City Clerk APPROVED AS TO FORM: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this 1 a' day of.: 2 s' Resolution No. 10619 (2015 Series) Page 16 12. A notice of requirements or other agreement acceptable to the City of San Luis Obispo may need to be recorded in conjunction with the Final Map for Phase 1 and subsequent map phases to clarify development restrictions, conditions of development, and references to any pertinent conditions of approval related to future map phasing. 13. Off -site easements and /or dedications may be required to facilitate through street access and public water and sewer main extensions beyond the tract boundary and in accordance with the OASP. Looped water mains may be required in accordance with the tentative map, development phasing, and the City water model to provide adequate service and compliance with adopted codes and standards. 14. Off -site dedication/acquisition of property for this public right -of -way purpose is necessary to facilitate orderly development and the anticipated OASP improvements. The subdivider shall work with the City and the land owner(s) to acquire the necessary rights -of -way. In the event the subdivider is unable to acquire said rights -of -way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off -site right -of -way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off -site right -of -way acquisition (including attorney fees and court costs). 15. With respect to all off -site improvements, prior to filing of the Final Map, the subdivider shall either: a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the City Engineer; or, b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California; ii. Preliminary title report including chain of title and litigation guarantee; Resolution No. 10619 (2015 Series) Page 17 ill. Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; iv. Copies of all written correspondence with off -site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. V. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. Transportation 16. Secondary access is required from all portions and /or phases of the subdivision where more than 30 dwelling units are proposed. The location and development of the proposed secondary access shall be presented to the City for review and approval prior to the preparation of the related improvement plans or final map approval. 17. Secondary access from the E Street neighborhood shall be aligned with Hansen Lane unless a suitable alternate secondary access point can be approved to the satisfaction of the Community Development and Public Works Directors. 18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt Road in conjunction with development of Phase 1. Secondary access will be provided to Tank Farm Road through Tract 3063. This requires completion the B Street Bridge as part of Phase 1 development. Regardless of access, the required water supply to this phase may require a looped water main with indications that the B Street bridge may need to be constructed in support of the required water main extension to serve Righetti VTM #3063 prior to commencing with combustible construction. 19. Fire Department access shall be provided for each construction phase to the satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access, circulation routes, passing lanes, and turn- around areas in accordance with current codes and standards. 20. All public streets shall conform to City Engineering Standards and OASP including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and Resolution No. 10619 (2015 Series) Page 18 concepts identified in the OASP, final determination of shall design shall be provided by the City Engineer. Traffic calming improvements may be required at select locations within in the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. 21.The developer shall record a Notice of Requirements with each map phase regarding the designed and installed traffic calming devices and that the subdivisions are not eligible for future Residential Parking District or Neighborhood Traffic Management program processing. 22. Horizontal curvature along Street "C" does not meet current City Uniform Design Criteria regarding geometries; "All streets shall intersect other streets at right angles, and shall have at least 50 feet of centerline tangent, as measured from the prolongation of the cross - street property line to the angle point or beginning of curve ". The applicant shall revise subject segments to the satisfaction of the City Engineer. 23. The improvement plans shall include all final line -of -sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of Requirements for private property owner or HOA maintenance of sight lines shall be required where necessary. 24. The final map and improvement plans shall include the required right -of -way, transit stop easements, and all details of the required bus turnouts to accommodate all proposed and future bus stops per City Engineering Standards, the OASP and current Short Range Transit plan. The final location of all North -South and East -West route stops shall be approved to the satisfaction of the City Transit Manager and Public Works Director. 25. The public improvement plans shall include full frontage improvements on Orcutt Road from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage, including the Imel and Garay properties. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the west side of Orcutt; 6' bike lanes, 12' travel lanes, and a 12' two -way left turn lane in accordance with the tentative map, GASP, City Engineering Standards, and the Cal Trans Highway Design Manual; undergrounding of the overhead utilities on the west side; and complete details for the Orcutt Road points of access. 26. The east side of Orcutt Road where widening is proposed or required may terminate in an AC berm to match the existing adjoining road sections per City Engineering Standards or the appropriate County rural road standards where approved by the City Engineer. The Orcutt Road plans shall include all phases of construction including road widening, stormdrain improvements, culvert extensions, grading /walls, and any water quality BMP's. Some off -site dedication of property for public right -of -way purposes may be required to facilitate the Orcutt Road improvements and transitions between the Resolution No. 10619 (2015 Series) Page 19 OASP full build -out road section and adjoining road segments beyond the tract boundaries. 27. The Orcutt Road improvements from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 28. Prior to occupancy of Phase 1 the Tank Farm / Orcutt intersection shall be modified to provide a southbound right -turn lane on Orcutt Road and to eliminate the skew, as required in the GASP. All overhead utilities conflicting with this improvement shall be undergrounded. 29. The public improvement plans shall include full frontage improvements on Tank Farm Road from the railroad tracks to Orcutt Road. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the north side of Tank Farm; and left -turn pockets at Brookpine and Wavertree subject to approval of the City Engineer. The Tank Farm Road plans shall include all phases of construction including road widening, stormdrain improvements, and any water quality BMP's. Some off -site dedication of property for public right -of- way purposes may be required to facilitate the Tank Farm Road improvements and transitions between the OASP full build -out road section and adjoining road segments beyond the tract boundaries. 30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 31. All bikeways shall be constructed per City Engineering Standards and the Highway Design Manual. Final details of the bikeway connections to the adjoining streets shall be approved by the City. The proposed path located between Street D -3 and the UPRR shall be revised to connect to Street C and Tank Farm Road in accordance with the OASP. 32. Rough grading of the park lot and completion of bicycle and pedestrian paths connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing park facilities at Islay Park shall be required with Phase 1 of the map. 33. The applicant shall obtain consult with the City and obtain an encroachment permit prior to establishing form of temporary access point at near the intersections of "D" Street & Tank Farm Road and E -2 Street & Hansen Lane. 34. The applicant shall conduct neighborhood speed surveys one year after occupancy of each phase at locations approved by the Director of Public Works. If 85th percentile speeds exceed current City NTM thresholds additional traffic calming Resolution No. 10619 (2015 Series) Page 20 measures shall be installed. The applicant shall bond for these potential additional traffic calming measures. 35. All mitigation measures (MM) specific to Transportation requirements shall be provided as detailed under CEQA section 1, above, to the satisfaction of the City Engineer. 36. The subdivider may present financing and reimbursement programs for transportation improvements to be considered with approval and recordation of the initial final map for VTM #3063. Any such program(s) will be subject to approval by the City Council. 37. The subdivider shall be responsible for securing the off -site right -of -way needs for VTM #3063, and dedicating that right -of -way to the city as a condition of final map approval. 38. The final map and improvement plans shall include the required right -of -way and all construction details of the required improvements per City Engineering Standards and the OASP. 39. Access rights shall be dedicated to the City along Orcutt and Tank Farm Roads except at approved driveway locations as shown on the tentative map. 40. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public streets including Orcutt Road per City Engineering Standards. 41. Private street lighting shall be provided along the private streets per City Engineering Standards and /or as approved in conjunction with the final ARC approvals. 42. Final street sections shall be approved in conjunction with the review and approval of the final project drainage report. The final design shall consider drainage, transitions, and accessibility. 43. All future public streets shall conform to City Engineering Standards including curb, gutter, and sidewalk, driveway approaches, and curb ramps. Traffic calming improvements may be required at select locations within in the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. 44. Street trees are required as a condition of development. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Landscape plans may include grouping of trees to vary this standard, to achieve visual variety within the subdivision. Resolution No. 10619 (2015 Series) Page 21 ImprovementPlans 45. Improvement plans for the entire subdivision, including any off -site improvements shall be approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation. Off -site improvements may include but are not limited to roadways, sewer mains, water mains, and stormdrain improvements. Off -site improvements shall include off -site access roadways, the water main extensions provided by MM USS -1, and Tiburon Way, Tank Farm Road and Orcutt Road improvements. 46. A separate demolition permit will be required from the Building Division for the removal of any existing structures and related infrastructure. Building removals are subject to the Building Demolition Regulations including the additional notification and timing requirements for any structure over 50 -years old. 47. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any pertinent off -site water well and private waste disposal systems that are located within regulated distances to the proposed drainage and utility improvements. The plan shall include the proposed disposition of the improvements and any proposed phasing of the removal and demolition. All structures and utilities affected by the proposed lot lines shall be removed and receive final inspection approvals prior to map recordation. 48. If construction phasing of the new street pavement is proposed, the phasing shall provide for the ultimate structural street section and pavement life (per the City's Pavement Management Plan) prior to acceptance by the City. The engineer of record shall detail this requirement in the public improvement plans, to the satisfaction of the Public Works Director. 49. The improvement plan submittal shall include a complete construction phasing plan in accordance with the conditions of approval and map phasing. A truck circulation plan and construction management and staging plan shall be included with the improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing public roadways. The developer shall either; 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre- construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair /replacement program to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements. 50. Retaining wall and /or retaining wall /fence combinations along property lines shall be Resolution No. 10619 (2015 Series) Page 22 approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the ARC or separate Fence Height exception process. 51. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and lease spaces within this development as required by the Post Master. MBU's shall not be located within the public right -of -way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543 -2605 to establish any recommendations regarding the number, size, location, and placement for any MBU's. 52. Separate plans shall be submitted for the public park improvements and for any deferred private site development. Parking lot designs shall comply with the parking and driveway standards and Engineering Standard 2010. All parking spaces must be designed so that vehicles can enter in one maneuver. Furthermore, all spaces shall be designed so that vehicles can exit to the adjoining street in a forward direction in not more than two maneuvers. 53. Street trees are required as a condition of development. Tree species and planting requirements shall be in accordance with City Engineering Standards. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Street trees shall be planted along private streets as required for public streets. The subdivision improvement plans /landscape plans shall include street tree plantings along the Orcutt Road and Tank Farm Road frontages of Lot 327. Utilities 54. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot to the satisfaction of the Public Works Department and serving utility companies. All public and private sewer mains shall be shown on the public improvement plans and shall be constructed per City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements. 55. Specialized street pavement in the area of public water and /or sewer mains may create maintenance /replacement concerns and additional costs. The final pavement sections shall be reviewed and approved in conjunction with ARC approvals and public improvement plan review. A separate agreement and /or CC &R provision shall be required to clarify that the Righetti Ranch Master HOA will have final street maintenance responsibility in areas of specialized pavement where said pavement is damaged or removed in conjunction with public improvements or maintenance of said public water and /or sewer mains. Resolution No. 10619 (2015 Series) Page 23 56. Recycled water mains shall be installed in public streets in order to serve recycled water to the city park, HOA maintained landscaped areas, temporary irrigation for mitigation areas, and detention basins. The applicant shall work with the Water Division of the City's Utilities Department to determine the appropriate size of all proposed recycled water mains. 57. City recycled water or another non - potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. Recycled water is readily available near the intersection of Tank Farm Road and Orcutt Road. 58. Final grades and alignments of all public and /or private water, sewer and storm drains shall be approved to the satisfaction of the Public Works Director and Utilities Department. The final location, configuration, and sizing of service laterals and meters shall be approved in conjunction with the review of the building plans, fire sprinkler plans, and /or public improvement plans. 59. The improvement plans shall show the location of all domestic and landscape water meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations may be required to justify service and meter sizing. Water impact fees related to the irrigation water meter(s) shall be paid prior to approval of the subdivision improvement plans for each pertinent map and /or construction phase. 60. Off -site utility improvements shall include the water main upgrade /replacement and extension from the High Pressure /Bishop pressure zone at the intersection of Tanglewood /Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the modeling for the proposed development phases and looping of the main. Improvement plans may be required to clarify the design for main extensions outside the Phase 1 improvements. Pressure regulating valves, control valves, or other appurtenances may be required by the Utilities Department as a part of the required water system improvements to be certain that the new area interacts properly with the existing water system. 61. Relocation of the existing pressure regulating valve (the Industrial Way PRV), including the City's SCADA system, as well as the abandonment of the existing 12" water main, shall be coordinated with the Water Division of the City's Utilities Department. 62. A reimbursement request, if proposed for the off -site water main upgrade, shall include all pertinent details and analysis in accordance with City and State codes and ordinances and shall be presented separately to the City Council. 63. The sewer main and storm drain improvements within the E Street neighborhood shall be constructed per City Engineering Standards but shall be privately maintained by the HOA along with the other private street and private utility improvements. Public easements will be required for the water main, services, meters, fire hydrants, public Resolution No. 10619 (2015 Series) Page 24 utilities, and any appurtenances. Private easements for access and drainage will be required. A limited public sewer easement may be required for a terminal end manhole in the private street where the private sewer transitions to the public sewer. 64. The City will not be responsible for replacement of any specialty street pavement within private streets. City trench repairs within private streets will be backfilled and finished per City Engineering Standards. 65. A final sewer report and supporting documentation for the OASP public sewer main design shall be approved by the Utilities Department prior to approval of the public improvement plans. The final sewer report shall discuss and present additional information and assumptions on the system elevations and grades that will allow other OASP parcels to utilize the proposed public sewer main in accordance with the OASP Wastewater Plan. The applicant shall submit an analysis of a backbone system that shows the elevations and grades that serve the adjacent parcels described in the study. The City will have the final discretion on the extent and limits of the study if additional properties could reasonably benefit from the proposed alignment. 66. The depth of the off -site and on -site sewer mains shall be approved to the satisfaction of the Utilities Director. The depth analysis shall consider the balance between the possible extent of the gravity sewer basin needed to serve the other OASP properties and the long- term public maintenance requirements related to sewer depth. 67. The analysis of sewer depth shall be considered at the intersection of Street A and Street B, at Street A and Sponza in Tract 3044, and at Street A and the northerly limits of Tract 3044. The analysis shall include the additional extension to the terminal end manhole as presented in the GASP. The analysis shall further consider the sewer depth at the Street B and C intersection and the potential for a future northerly projection to serve the Pratt, Anderson, Evans, and Pratt parcels in accordance with the GASP. The study shall evaluate the controlling invert at the Tank Farm Road connection to although for the main location within D and C Streets with the goal of avoiding the sewer easement between Lot 209 and Lot 210. 68. The sewer report shall further evaluate the potential sewer options for future service to the adjoining Garay parcel. The subdivider shall provide a minimum 15' sewer easement from the southerly corner of the Garary property to the nearest available public sewer located in Street C -1. Some shifting or merging of lots may be required to provide access between Lots 182 and 183. The report and plans shall consider the potential development limits on the Garay parcel and the most appropriate area for the future creek crossing to the satisfaction of the Utilities Department and Natural Resources Manager. The public improvement plans shall include the pertinent grading, retaining walls, and main extensions needed to support orderly OASP development. 69. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any existing overhead wiring within the tract boundary and adjoining Resolution No. 10619 (2015 Series) Page 25 Orcutt Road and Tank Farm Road frontages shall be undergrounded in conjunction with the subdivision improvements. Areas of road widening along Bullock Lane shall include undergrounding where applicable unless otherwise deferred or waived by the Public Works and Community Development Directors. Unless otherwise specifically approved, pole relocation in lieu of undergrounding is not supported. 70. Terminal end utility poles shall be located off -site unless otherwise approved by the City. 71. Preliminary undergrounding plans for the entire subdivision shall be processed through PGE and any respective wire utility companies in conjunction with Phase 1 of the Map. The undergrounding improvements shall be completed with each subsequent phase unless otherwise required earlier for orderly development or deferred to the satisfaction of the City. 72. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public streets including Orcutt Road and Tank Farm Road per City Engineering Standards. 73. Private street lighting shall be provided along the private streets per OASP lighting requirements, City Engineering Standard and /or as approved in conjunction with the final ARC approvals. 74. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance with the OASP unless otherwise required for traffic safety. The developer shall submit a streetlight proposal for approval by the City Engineer for any public streetlights. Street lights associated with the Orcutt Road and Tank Farm Road improvements, signalized intersections, or round -a -bouts shall comply with the Highway Design Manual and City Engineering Standards. Grading, Drainage& Stormwater 75. Any permit approvals required from the Army Corp of Engineers, Californian Fish and Wildlife, or the Regional Water Control Board shall be secured and presented to the City prior to the approval of any subdivision grading and /or improvements related to the proposed phase of construction. The engineer of record shall review the permit approvals and any specific permit conditions for compliance with the plans, subdivision improvement designs, drainage system design/report, and soils report. The engineer of record shall forward the permits to the City with a notation that the permits have been reviewed and are in general conformance with the design of the improvements. 76. The public improvement plans submittal shall clarify how the several wetlands, creek corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural Resources Manager. Include any specific details for the proposed creek crossings in accordance with any preservation strategies, mitigation measures, and Resolution No. 10619 (2015 Series) Page 26 higher governmental authority agency permits. Sensitive areas shall be staked, fenced, or otherwise delineated and protected prior to commencing with construction, grading, or grubbing. 77. Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all graded pads and for in -situ soils on natural lots in accordance with the current Building Codes or where deemed necessary by the City Engineer or Building Official. 78. Final pad certifications shall include the certification of pad construction and elevations. The soils engineer shall certify all grading prior to acceptance of the public improvements and /or prior to building permit issuance. The certification shall indicate that the graded pads are suitable for their intended use. 79. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches, drainage collection devices, and drainage piping may be required. The public improvement plans and final map shall reflect any additional improvements and private easements necessary for slope protection and maintenance. Unless otherwise approved for public maintenance by the City Engineer, brow ditches and drainage collection devices upslope of building sites shall be maintained by the HOA. 80. The subdivision improvement plans shall include a complete grading plan to show site accessibility in accordance with State and Federal regulations for all public and /or private roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable. The submittal shall provide additional analysis if site accessibility will not be provided and for any feature or element where accessibility is purportedly not required. The accessibility regulations or guidelines in effect at the time of subdivision improvement construction will be applied. 81. Unless updated by subsequent regulations or guidelines, the sidewalks within the private streets E neighborhood shall be widened to 5' or shall provide a 4' clear width with 5' passing lanes in accordance with the current ADA regulations. 82. The subdivision improvement plans, grading plans, drainage plans, and drainage reports shall show and note compliance with City Codes, Standards and Ordinances, Floodplain Management Regulations, OASP stormwater provisions, Waterways Management Plan Drainage Design Manual, and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board, whichever pertinent sections are more restrictive. 83. The improvement plan submittal shall include a complete grading, drainage, and erosion control plan. The proposed grading shall consider the proposed construction phasing. Historic off -site and upslope watersheds tributary to the area of phased construction shall be considered. Run -on from adjoining developed or undeveloped parcels shall be considered. Resolution No. 10619 (2015 Series) Page 27 84. The calculated 100 -year flood limits shall be shown and noted on the improvement plans and an additional final map sheet for reference. The drainage report and final plans shall clarify the 100 -year flood elevations, clearances, and freeboard at all new vehicle bridge, pedestrian bridge, and pipe bridge crossings of the creek corridors. 85. The engineer of record shall provide a digital copy of the final HEC -RAS modeling to the City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design Manual. 86. The developer shall prepare an Operations and Maintenance Manual for review and approval by the City in conjunction with the development of any stormwater BMP's that will be maintained by the HOA or by the respective private property owner. The existing Islay Hill basin shall be included in the overall maintenance program or the existing basin conditions of approval and agreement shall be updated to conform with the current permit requirements. A Private Stormwater Conveyance Agreement shall be recorded in a format provided by the City prior to final inspection approvals and acceptance of subdivision improvements. 87. The subdivider /developer shall provide notification to private property owners regarding any individual maintenance responsibility of backyard stormwater BMP's in accordance with Section E.2 of the RQWCB Resolution R3- 2013 -0032. The notification may be by Notice of Requirements or other method acceptable to the City. 88. The stormwater improvements other than City Standard public stormdrain infrastructure shall be maintained by the HOA. A separate encroachment /hold harmless agreement may be required in conjunction with certain improvements proposed for location within the public rights -of -way. 89. The final details for the proposed bioretention facilities located within the public right - of- way shall be approved to the satisfaction of the City Engineer. The project soils engineer shall review and provide recommendations on the proposed site constructed and /or proprietary retention systems. Analysis of impacts to the public improvements, protection of utilities, and methods to minimize piping and protection of private properties shall be addressed in the final analysis. 90. The proposed detention basin and any pre -basin shall be designed in accordance with the GASP requirements and the Waterways Management Plan Drainage Design Manual. The proposed surface runoff and drainage from the detention basin(s) shall include a non- erosive outlet to an approved point of disposal. The outlet(s) design and location should replicate the historic drainage where feasible. Any off -site detention basin, temporary basin, or other drainage improvements shall be approved by the City. Any required or proposed off -site grading or drainage improvements shall be completed within recorded easements or under an appropriate license or other private agreement. 91. The subdivider shall submit CC &R's with the Final Map that establishes a Resolution No. 10619 (2015 Series) Page 28 Homeowner's Association (HOA). The HOA shall provide for the optional automatic annexation of all other tracts in the OASP as it relates to the shared regional detention basin. The subsequent tracts may, at their sole discretion, annex to the HOA, or demonstrate to the city's satisfaction how they will provide storm drainage mitigation through their own subdivision design and HOA. The HOA shall provide for maintenance of all private common area drainage channels, on -site and /or sub - regional drainage basins, water quality treatment and conveyance improvements. The CC &R's shall be approved by the City and shall be recorded prior to or concurrent with recordation of the Final Map. A Notice of Annexation or other appropriate mechanism to annex other subdivisions into the HOA, including but not limited to the shared regional detention basin, shall be recorded concurrently with the map. 92. The naming of the local creeks and drainages shall comply with the appropriate and pertinent creek naming standards and justifications. The inclusion of the naming on the final map and /or improvement plans shall be approved by the City prior to map and /or plan approval as applicable. 93. All bridging, culverting and modifications to the existing creek channels along with any necessary clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary erosion repairs shall be in compliance with the OASP, city standards and policies, the Waterways Management Plan and shall be approved by the Natural Resources Manager, Public Works Department, Army Corp of Engineers, the Regional Water Quality Control Board, and California Fish & Wildlife. 94. Any existing areas of swale, creek and /or channel erosion shall be stabilized to the satisfaction of the City Engineer, Natural Resources Manager, and other permitting agencies. The existing creek crossing and roadside swale located along the frontage of Lot 327 shall be relocated away from the existing and proposed edge of roadway and shall be stabilized to the satisfaction of the City and permitting agencies. 95. The existing upslope drainage along and from the quarry access road on Righetti Hill shall be evaluated in detail. Any re- grading of the road to correct or revise existing areas of concentrated drainage shall be reviewed and approved by the Natural Resources Manager. The final road grading and drainage management should consider passive conveyance strategies that will minimize erosion and on -going maintenance on behalf of the City and HOA. 96. The public improvement plans shall show and note the existing and /or proposed improvements to the existing off -site Islay Hill basin. The plan shall show any changes to the basin including but not limited to access, outlet /metering alterations, low -flow channel development, silt /trash catchment, plantings, irrigation, and security fencing. 97. The project soils engineer shall review the final grading and drainage plans and Low Impact Development (LID) improvements. The soils report shall include specific recommendations related to public improvements, site development, utility, and Resolution No. 10619 (2015 Series) Page 29 building pad /foundation construction related to the proposed LID improvements. The project soils engineering report shall be referenced on the final map in accordance with the Subdivision Regulations and City Engineering Standards. 98. The final plans and drainage report shall show and note compliance with City Engineering Standard 1010.13 for spring or perched groundwater management and for water quality treatment of run -off from impervious streets, drive aisles, parking areas, and trash enclosures. 99. A SWPPP is required in accordance with State and local regulations. A hard copy of the SWPPP shall be provided to the City in conjunction with the Public Improvement Plan submittal and subsequent building plan submittals. The WDID number shall be included by reference on all construction plans sets. An erosion control plan shall be included with the improvement plans and all building plan submittals for demolitions, grading, and new construction. 100. The project development and grading shall comply with all air quality standards and mitigation measures. The developer shall provide written notification from the County Air Pollution Control District (APCD) regarding compliance with all local, state, and federal regulations including but not limited to the National Emission Standards for Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos (NOA). Fire 101. The project shall provide a minimum of two points of access to the subdivision from an existing public way wherever there are more than 30 housing units. Emergency Vehicle Access points will NOT be accepted in lieu of full access. 102. All streets that are less than 28 feet in width shall be posted "No Parking — Fire Lane" on both sides. Streets less than 36 feet in width shall be posted on one side only. 103. The project shall provide water mains and city- standard fire hydrants to provide a minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet. Homeowners' Association 104. Subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved by the City Attorney and Community Development Director prior to final map approval that establishes a "Master Homeowner's Association" (Master HOA). To the extent desired by the subdivider, individual phases of the project may include sub- associations as described in the applicant's "Master Declaration of CC &R's for Righetti Ranch ", dated 6/6/14. CC &R's shall minimally contain the following provisions that pertain to all lots: i. The initial set of CC &R's provided for the VTM #3063 final map shall provide Resolution No. 10619 (2015 Series) Page 30 for automatic annexation of subsequent phases to the Master HOA, including the potential to incorporate the adjoining Jones Ranch (VTM #3066) within the Master HOA. A graphic or other exhibit describing all properties to be annexed to the Righetti Ranch Master HOA shall be included with any CC &R's for VTM #3063. ii. All private improvements shall be owned and maintained by the individual property owners, sub - associations or the Master Homeowner's Association as applicable. Private improvements include but are not limited to streets, sidewalks, pedestrian and bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, and common area improvements iii. Grant to the city the right to maintain common areas if the HOA fails to perform, and to assess the HOA for expenses incurred, and the right of the city to inspect the site at mutually agreed times to assure conditions of CC &R's and final map are being met. iv. No parking except in approved, designated spaces. V. No outdoor storage of boats, campers, motorhomes, or trailers nor long- term storage of inoperable vehicles. vi. No outdoor storage by individual units except in designated storage areas. vii. The responsibility for the placement of the trash and recycling containers at the street on collection days will be the responsibility of the property owner's association. The property owner's association shall coordinate with San Luis Garbage Company regarding the collection time and preferred location for the placement of trash and recycling containers to minimize the obstruction of project streets viii. No changes in city- required provisions of the CC &R's will be considered valid and in effect without prior City Council approval. ix. Provision for all of the maintenance responsibilities outlined in various conditions. Plannin aRea uirements 105. At the time of submittal of a request for a final map, the subdivider shall provide a written report detailing the methods and techniques employed for complying with all required environmental mitigation measures as adopted herein. 106. In order to be consistent with the requirements of the Orcutt Area Specific Plan and County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document prior to the recordation of the final map. 107. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or Resolution No. 10619 (2015 Series) Page 31 otherwise occupy any property or properties within the airport area. 108. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed refuse storage area(s) and on -site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the HOA and shall be included in the CCR's or other property maintenance agreement accordingly. The solid waste solutions shall be shown and noted on the submittal(s) for Architectural Review Commission (ARC) approvals. 109. Prior to the issuance of building permits for residential units, the Architectural Review Commission shall review the residential building program, including building and landscape improvements, and provide comments and reconunendations to the Community Development Director. Final architectural design approval authority shall be vested in the Community Development Director. Director decisions may be appealed pursuant to standard city policies. 110. Prior to the recording of any phase of the final map, the applicant shall enter into an Affordable Housing Agreement with the City Council that details the timing of construction of affordable units on -site, proposed "transfers" of affordable units to another site, contains guarantees for failure to complete any or all of the affordable housing units (such as collecting affordable housing in -lieu fees, cash guarantees for the completion of the affordable units, providing a letter of credit, bond or other financial guarantee to assure compliance). 111. The subdivider shall dedicate all public lands, including the neighborhood park (Lot 312), with the initial final map. This neighborhood park will be designed under the direction of the City's Parks & Recreation Commission with a recommendation to the Architectural Review Commission and City Council, who will be responsible for the final design approval of the park. 112. A construction phasing plan shall be submitted to the Community Development Director prior to the issuance of the first building permit. 113. The subdivider shall develop a Construction Management Plan for review and approval by the Public Works and Community Development Directors. The plan shall be submitted prior to the issuance of a building permit for proposed project buildings and/or a phase of buildings. In addition, the contractor or builder shall designate a person or persons to monitor the Construction Management Plan components and provide their contact names and phone numbers. The Construction Management Plan shall include at least the following items and requirements: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if required, directional signs for construction vehicles, and designated Resolution No. 10619 (2015 Series) Page 32 construction access routes. b. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries and more intensive site work may be occurring, c. Location of construction staging areas which shall be located on the project site, for materials, equipment, and vehicles. d. Identification of haul routes for movement of construction vehicles that would minimize impacts on vehicular and pedestrian traffic, circulation and safety, and noise impacts to surrounding neighbors. e. The applicant shall ensure that the construction contractor employs the following noise reducing measures: i. Standard construction activities shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Saturday. ii. All equipment shall have sound - control devices no less effective than those provided by the manufacturer. No equipment shall have un- muffled exhaust pipes; and iii. Stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be muffled and enclosed within temporary sheds, or insulation barriers or other measures shall be incorporated to the extent possible. f. Temporary construction fences to contain debris and material and to secure the site. g. Provisions for removal of trash generated by project construction activity. h. A process for responding to, and tracking, complaints pertaining to construction activity. i. Provisions for monitoring surface streets used for truck routes so that any damage and debris attributable to the trucks can be identified and corrected. j. Designated location(s) for construction worker parking. 114. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and /or its agents, officers and employees from any claim, action or proceeding against the City and /or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this subdivision, and all actions relating thereto, including but not limited to environmental review. 115. Access corridors of 15' between lots 200 -201 and 50' along lots 58 and 84 will be added to the Final Map. 116. Conditions relating to phasing and timing of infrastructure are approved as contained herein, or as approved by the Community Development and Public Works Directors during review of public improvement plans and final maps. 117. Financing and "fair share" contribution plans may be submitted for City Council review with any final map application. The City Council will have sole discretion as to any reimbursement and /or fee credit programs implemented with said final maps. TRACT CONDITIONS OF APPROVAL ARC 0.3 SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 BUILDING SETBACK ENVELOPE CONCRETE PATIO: SLOPE 2% AWAY FROM STRUCTURE EASEMENT: DASHED LINE INDICATES UTILITY EASEMENT PER TRACT 3095 EXISTING CONCRETE ROLLED CURB EXISTING CONCRETE SIDEWALK FENCE: 5'-0" WOOD FENCE WITH GATE GAPPED CONCRETE PAVERS LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PROPERTY LINE REFUSE AREA UTILITY VAULT FOR ELECTRICAL AND CATV SERVICES UTILITY: CATV SERVICE PANEL UTILITY: CATV SERVICE, UNDERGROUND UTILITY: ELECTRICAL METER UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: GAS METER UTILITY: GAS SERVICE UTILITY: JOINT TRENCH WITH GAS, ELECTRIC, CATV SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: SANITARY SEWER LINE UTILITY: STORMDRAIN LINE UTILITY: WATER METER UTILITY: WATER SERVICE LINE 3'-0"4'-6"6'-0" 10'-0" 20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.16.050 ALLOWED HEIGHTPL FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. PLANTER 36" TALL WALL/FENCE CONCRETE DRIVEWAY SIDEWALK STEPS OPTIONAL SWIMMING POOL OUTDOOR DINING PARSONS WAY LOT #2 PLANTER FIREPIT OPTIONAL GATE GATE DG / GRAVEL GARAGE SLOPE 2% LOT #1 SINGLE FAMILY RESIDENCE FS: 284.00' LOT SIZE: 8,670 SF FS:283.75' FS:283.75' YARD (REFER TO LANDSCAPE PLANS) OPTIONAL SYNTHETIC TURF HIGH POINT284.50' LOW POINT283.00' FS:283.92' WM UTILITY VAULT ORCUTT ROAD SIDEWALK SIDEWALK 5'-0" SETBACK 5'-0"PROVIDED SETBACK 14'-0" EASEMENT 26'-5" PROVIDED SETBACK 15'-0" HOUSE MIN. SETBACK 20'-0" GARAGE MIN. SETBACK 25'-10" PROVIDED SETBACK 5'-0" SETBACK 5'-3" PROVIDED SETBACK 10'-0" UTILITY EASEMENT ELEVATOR PIT FS:283.17' 2% SLOPE 2% SLOPE FS:283.83'LANDING 2% SLOPE LANDINGFS:283.83' 2% SLOPE FS:283.83'LANDING 2% SLOPE 2% SLOPE FG:283.33' CONCRETE LANDING FS:283.67' LANDING 2% SLOPE 2% SLOPE COURTYARD U T I L I T Y A N D STR E ET TR E E EA SEM EN T GATE FS:283.48' 18'-6" MIN. DRIVEWAY CLEARANCE SIDEWALK SIDEWALK WORKSHOP GR ADE BR EAK GR ADE BR EAK FS:283.83'LANDING LANDING FS:264.98' 2% SLOPE REAR PATIO FG:283.33' 2 0'-0" C R E E K S E T B A C K FG:283.33' 5'-0" SETBACK 35'-2" PROVIDED SETBACK 20'-0" SETBACK FRONT COURTYARD CONCRETEPATIO 35'-0" DISTANCE FROM ROAD OVERALL SITE PLAN WITH CREEK SETBACK SHOWN Scale: 1/32" = 1'-0" 20 FOOT CREEK SETBACK TOP OF BANK / EDGE OF THE PREDOMINANT PATTERN OF RIPARIAN VEGETATION REFER TO TRACT IMPROVEMENT PLANS ALL LOTS ARE OUTSIDE OF THE CREEK SETBACKS D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 1 SITE PLAN ARC1.1 PLANTER 36" TALL WALL/FENCE CONCRETE DRIVEWAY SIDEWALK STEPS OPTIONAL SWIMMING POOL OUTDOOR DINING PARSONS WAY LOT #2 PLANTER FIREPIT OPTIONAL GATEGATE DG / GRAVEL GARAGE SLOPE 2% LOT #1 SINGLE FAMILY RESIDENCE FS: 284.00' LOT SIZE: 8,670 SF ELECTRIC CATV GAS FS:283.75' FS:283.75' YARD (REFER TO LANDSCAPE PLANS) OPTIONAL SYNTHETIC TURF HIGH POINT 284.50' LOW POINT 283.00' FS:283.92' E E E E E CATV CATV CATV CATV CATV CATV WM UTILITY VAULT GGGG ORCUTT ROAD SIDEWALK SIDEWALK SSSSSSSSSSSSSSSSSS SD SD SD SD SD W WWWW W WWWWWWW W JT W J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T JTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJTJTJTJTJT J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T JTJTJTJTJTJT 5'-0" SETBACK 5'-0" PROVIDED SETBACK 14'-0" EASEMENT 2 6 '-5 " P R O V I D E D S E T B A C K 1 5 '-0 " H O U S E M I N . S E T B A C K 2 0 '-0 " G A R A G E M I N . S E T B A C K25'-1 0 " P R O V I D E D S E T B A C K 5 ' - 0 " S E T B A C K5 ' - 3 " P R O V I D E D S E T B A C K 1 0 ' - 0 " U T I L I T Y E A S E M E N T ELEVATOR PIT FS:283.17' 2% SLOPE 2% SLOPE FS:283.83' LANDING 2% SLOPE LANDING FS:283.83' 2% SLOPE FS:283.83' LANDING 2% SLOPE 2% SLOPE FG:283.33' CONCRETE LANDING FS:283.67' LANDING 2% SLOPE 2% SLOPE COURTYARD U T I L I T Y A N D S T R E E T T R E E E A S E M E N T GATE FS:283.48' 18'-6" MIN. DRIVEWAY CLEARANCE SIDEWALK SIDEWALK WORKSHOP G R A D E B R E A K G R A D E B R E A K FS:283.83' LANDING LANDING FS:264.98' 2% SLOPEREAR PATIO FG:283.33' FG:283.33' 5'-0" SETBACK 35'-2" PROVIDED SETBACK 20'-0" SETBACK FRONT COURTYARD CONCRETE PATIO 3 5 ' - 0 " D I S T A N C E F R O M R O A D SITE PLAN Scale: 3/16" = 1'-0" REFUSE AREA 9 1 7 8 14 12 16 3 4 18 10 5 6 20 9 9 9 9 1 6 6 2 2 2 22 7 78 5 5 1 1 91 3 19 19 21 22 1315 17 11 ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 2,050 SF ALLOWED FRONT YARD PAVING = 1,025 SF (50%) PROPOSED FRONT YARD PAVING = 1,020 SF (49.9%) D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 1 FLOOR + ROOF PLANS ARC1.2 FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. 7'-3" 12'-10 1/2" 2'-2" 2'-3" 4'-3" 4'-3" 4'-5" D W WALK-IN CLOSET 7'-6" X 5'-6" GREAT ROOM 16'-10" X 18'-0" BEDROOM 4 12'-8" X 15'-2" BATH 4 5'-6" X 9'-6" 2 CAR GARAGE 20'-6" X 21'-0" ENTRY FOYER 8'-0" X 15'-0" STAIRWELL MEDIA ROOM 18'-1" X 14'-5" BEDROOM 5 12'-10" X 10'-0" BATH 5 5'-6" X 9'-6" DINING ROOM 13'-6" X 19'-2" CLOSET 5'-6" X 5'-4" BUTLER PANTRY 5'-8" X 12'-5" 48" REFRIGERATOR COFFEE BAR BAR UP BENCH LINEN WORKSHOP 11'-11" X 9'-4" LAUNDRY 9'-0" X 7'-10" 18 x 24 TRASH 24 x 24 DW KITCHEN 12'-0" X 21'-6" 5 1/2"32'-4"16'-10"10'-2" 32'-9 1/2"8'-0"19'-0" 1'-2 1/2" 18'-11" 14'-8" 25'-11" 4'-11 1/2" 20'-1 1/2" 17'-4" 28'-2 1/2" 10'-8 3/4"10'-8 3/4"5'-8"5'-8" 5'-11 1/2" 8'-7 1/2" 13'-7 1/2" 65'-8" SINGLE SIDED GAS FIREPLACE NAPOLEON VECTOR LV74N2 WALL OVENS COFFEE MAKER OPTIONAL WINE FRIDGES OPTIONAL POWDER 5'-8" X 6'-6" TRANSOM OPTIONAL STORAGE / WORKBENCH OPTIONAL ELEVATOR CLOSET 4'-0" X 5'-6" OPTIONAL WARDROBE OPTIONAL DESK OPTIONAL WETBAR OPTIONAL ART WALL OPEN TO ABOVE OPEN TO ABOVE 3'-6 1/2" 9'-4" 6'-1 1/2"26'-2 1/2"8'-5"8'-5"5 1/2" 59'-9 1/2" 21'-5 1/2"11'-4"4'-0"4'-0"2'-6"16'-6" 8'-3"8'-3" 8'-7 1/2" 9'-11 1/2" 7'-4" 3'-8" 3'-8" EQ. EQ. 8'-0"19'-0" 16'-10" 8'-5"8'-5" 5'-3 1/2" 8'-4" 5'-3 1/2" 1 1/2" 8'-1" 1 1/2" 5'-11"12'-7 1/2"7'-8" 17'-4" 4'-7" 4'-1" 4'-1" 4'-7" 4'-0"4'-0"9'-6"9'-6" 65'-8" LOWER FLOOR PLAN Scale: 1/8" = 1'-0" SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 CRICKET SLOPE 0.5 : 12 ROOF DECK BELOW ROOF BELOW ROOF BELOW 2'-0" 4'-0" 2'-0" 2'-0" 2'-0"2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" ROOF PLAN Scale: 1/8" = 1'-0" OPEN TO BELOW VESSEL TUB FRIDGE 59'-4" 5 1/2"21'-0"11'-4"8'-0"2'-6"16'-6"5 1/2" 4'-0"4'-0"2'-1"3'-3 1/2"2'-1"3'-3 1/2"2'-1"3'-3 1/2"2'-1"2'-9 1/2"5'-8"5'-8" EQ.EQ.EQ.EQ.EQ.EQ. 1'-11 1/2" 59'-4" 32'-4"16'-10"10'-2" 6'-1 1/2"5'-11"12'-7 1/2"7'-8" 65'-8" 20'-1 1/2" 17'-4" 27'-4" 10 1/2" 65'-8" 34'-9 1/2" 25'-11" 4'-11 1/2" 8'-7 1/2" 9'-11 1/2" 7'-4" 4'-11 1/2" 17'-4" 4'-5" 4'-3" 4'-3" 4'-5" 8'-0"19'-0" 2'-11 1/2"14'-6 1/2"1'-6"5 1/2" 2'-9 7/8" 9'-9 1/4" 4'-2 7/8" 3'-3 1/2" 7'-8" 5'-2 1/2" 7'-3" 6'-5" 5'-9 1/2" 15'-1 1/2" 7'-2 1/4" 7'-2 1/4" 9" ROOF DECK 17'-0" X 25'-0" LOFT / FLEX SPACE (OPTIONAL BEDROOM) 17'-6" X 18'-8" BEDROOM 1 13'-10" X 14'-5" BATHROOM 1 11'-1" X 12'-5" WALK-IN CLOSET 6'-6" X 17'-3" WALK-IN CLOSET 5'-6" X 7'-8" CLOSET 4'-0" X 5'-6" MECH 2'-2" X 5'-6" WALK-IN CLOSET 5'-0" X 4'-10" WALK-IN CLOSET 5'-0" X 4'-10" BATH 2 5'-6" X 9'-6" ROOF BELOW DRY VANITY TRANSOMTRANSOMTRANSOM FROSTED ROOF BELOW DOWN BALCONY BATH 3 5'-6" X 9'-6" OPTIONAL WET BAR OPTIONAL OPTIONAL BEDROOM 3 12'-0" X 14'-4" BEDROOM 2 12'-1" X 13'-0" STAIRWELL (OPEN TO BELOW) OPTIONAL ELEVATOR CLOSET 4'-0" X 5'-6" ART WALL ART WALL ART WALL ART WALL FIREPLACE OPTIONAL DRY VANITY 6'-0" X 14'-5" UPPER FLOOR PLAN Scale: 1/8" = 1'-0" SIDE EXTERIOR ELEVATION - EAST Scale: 1/8" = 1'-0" FRONT EXTERIOR ELEVATION - SOUTH Scale: 1/8" = 1'-0" SIDE EXTERIOR ELEVATION - WEST Scale: 1/8" = 1'-0" REAR EXTERIOR ELEVATION - NORTH Scale: 1/8" = 1'-0" 6'-0" MAX. 6'-0" MAX. HEIGHT LIMIT 308.75' LOWER FLOOR 284.00' UPPER FLOOR 295.23' HEIGHT LIMIT 308.75' LOWER FLOOR 284.00' UPPER FLOOR 295.23' HEIGHT LIMIT 308.75' LOWER FLOOR 284.00' UPPER FLOOR 295.23' AVG. N.G. 264.46' HEIGHT LIMIT 308.75' LOWER FLOOR 284.00' UPPER FLOOR 295.23' AVG. N.G. 264.46' AVG. N.G. 264.46' 11'-2 3/4" 25'-0" 11'-2 3/4" 25'-0" 11'-2 3/4" 25'-0" 11'-2 3/4" 25'-0" AVG. N.G. 264.46' 11'-6" PLATE GREAT ROOM BEDROOM 0.5 12 LAUNDRY HALL 9'-0" PLATE 0.5 12 BATHROOM HALL 10'-0" PLATE 6'-0" MAX. 3'-6" MIN. 11'-2 3/4" 25'-0" HEIGHT LIMIT 308.75' LOWER FLOOR 284.00' UPPER FLOOR 295.23' AVG. N.G. 283.75' 24'-7" SECTION Scale: 1/8" = 1'-0"1 D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 1 EXTERIOR ELEVATIONS ARC1.3 FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 1 COLOR BOARD ARC1.4 E N C L A V E A T R I G H E T T I - L O T #1 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 2 0 2 3 .0 3 .1 3 11 4 Metal Siding Type: Corten Black Rust Mfr: OCM or equal 6 TPO Flat Roof Color: Cool Gray 8 Soffits Stain: Almond Tree (SW3047) 9 Concrete Color: Standard Gray 10 CMU Block Wall Color: Grey Charcoal 11 Garage Door Aluminum w/ Frosted Glass 7 Metal / Aluminum Window/Door/Railing/Awning Color: Black 5 Paint - Trim Color: SW 6990 Caviar 12 DarkSky Exterior Light Dwelled 24" Archetype LED Darksky Outdoor Wall Sconce 2 Stucco Color: Loggia (SW7506) 1 Limestone Color: Cream 3 Stucco Color: Porpoise (SW7047) 12 1 3 7 7 5 6 4 7 1 3 12 7 2 1 9 8 N O R T H 0 feet16 1" = 8' 8 24 0’16’8’24’ NORTH 1. Patio 2. Decorative Paving 3. Fire Pit 4. Site Wall 5. Pool (Future) 6. DG Pathway 7. Rear Yard Fencing (6 ft Metal Picket) 8. Side Yard Fencing (6 ft Wood Privacy) 1 6 1 2 2 3 4 5 SITE PLAN KEY IRRIGATION DESIGN CRITERIA WATER USE CALCULATIONS TREES Arbutus ‘Marina’ Olea europea ‘Wilsonii’ Lagerstroemia ‘ Natchez’ Melaleuca quinquinerva SHRUBS Acacia cognatta ‘Cousin Itt’ Aeonium canariensis Agave americana ‘Medio-picta’ Aloe arborescens Aloe ‘Blue Elf’ Anigozanthos spp. Bouteloua gracilis ‘Blonde Ambition’ Carex tumulicola Chondropetalum Epilobium canum Euphorbia characias Festuca californica ‘River House Blues’ Hydrangea quercifolia Pennisteum ‘Fairy Tails’ Phormium ‘Platt’s Black’ Polystichum munitum Rosmariunus officinalis ‘Prostratus’ Salvia ‘Bee’s Bliss’ Senecio cineraria Teuchrium aroagnium Tibouchina urvilleana THE IRRIGATION DESIGN WILL COMPLY WITH THE LOCAL AND THE STATE WATER CONSERVATION REQUIREMENTS. THE WATER CON- SERVATION METHOD FOR NEW ORNAMENTAL LANDSCAPE PLANT MATERIAL HAS VERY LOW TO MODERATE WATER USE. A WEATHER SENSING, ‘SMART CONTROLLER’ WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREES, SHRUBS, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEP- ARATE HYDROZONES SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER. TREES WILL BE IRRIGATED BY BUBBLERS. ALL ORNAMENTAL PLANTING WILL RECEIVE DRIP IRRIGATION OR OTHER HIGHLY EFFICIENT IRRIGATION. 1 4 2 7 8 8 NOTE: All rear yard fencing shall comply with R337 of the CA Residential code for exposure to wildfire and the RIghetti Ranch Fire Protection Plan SAN LUIS OBISPO, CA ENCLAVE AT RIGHETTI RANCH L2LOT 1 LANDSCAPE PLAN 0243-28-RS21 JULY 28, 2022 CONCEPTUAL PLANT PALETTE SIDEWALK SIDEWALK PLANTER CONCRETE 16'-0" APRON SIDEWALK REAR PATIO COURTYARD FIREPIT OPTIONAL GATE GATE DG / GRAVEL 20'-0" SETBACK 5'-0" SETBACK 18'-6" MIN. DRIVEWAY CLEARANCE 5'-0" SETBACK 5'-2 1/2" PROVIDED SETBACK 5'-0" SETBACK 5'-0" PROVIDED SETBACK PARSONS WAY GARAGE SLOPE 2% LOT #6 SINGLE FAMILY RESIDENCE FS: 265.15' LOT SIZE: 6,965 SF 20'-0" GARAGE MIN. SETBACK 15'-0" HOUSE MIN. SETBACK 14'-0" EASEMENT CONCRETE DRIVEWAY ELECTRIC CATV GAS FS:265.07' 2% SLOPE WORKSHOP HIGH POINT 265.51' LOW POINT 263.41' FS:264.63' FS:264.98' LANDING 2% SLOPE LANDING FS:264.98' 2% SLOPE LANDING FS:264.98' 2% SLOPE FS:264.98' LANDING 2% SLOPE 2% SLOPE YARD (REFER TO LANDSCAPE PLANS) SYNTHETIC TURF OPTIONAL FG:264.48' FG:264.48' OUTDOOR DINING W W W W W W W W W E E E E CATVCATV CATV CATV CATV W W W W WM SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD UTILITY VAULTG G G JT JT JT JT JT JT JTJT JT JT JT JT JT JT JT JT JT CONCRETE WALKWAY CONCRETE WALKWAY CONCRETE LANDING LOT #5LOT #37 OPEN SPACE FS:264.82' LANDING 2% SLOPE 26'-10" PROVIDED SETBACK 20'-0" PROVIDED SETBACK 15'-0" PROVIDED SETBACK GARDEN WALL SITE PLAN Scale: 3/16" = 1'-0" REFUSE AREA 9 1 13 15 17 21 22 19 7 2 8 14 12 16 9 3 1 4 18 10 2 2 2 2 7 8 9 1 6 19 1 11 5 5 6 6 20 SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 BUILDING SETBACK ENVELOPE CONCRETE PATIO: SLOPE 2% AWAY FROM STRUCTURE EASEMENT: DASHED LINE INDICATES UTILITY EASEMENT PER TRACT 3063 EXISTING CONCRETE ROLLED CURB EXISTING CONCRETE SIDEWALK FENCE: 5'-0" WOOD FENCE WITH GATE GAPPED CONCRETE PAVERS LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PROPERTY LINE REFUSE AREA UTILITY VAULT FOR ELECTRICAL AND CATV SERVICES UTILITY: CATV SERVICE PANEL UTILITY: CATV SERVICE, UNDERGROUND UTILITY: ELECTRICAL METER UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: GAS METER UTILITY: GAS SERVICE UTILITY: JOINT TRENCH WITH GAS, ELECTRIC, CATV SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: SANITARY SEWER LINE UTILITY: STORMDRAIN LINE UTILITY: WATER METER UTILITY: WATER SERVICE LINE 3'-0"4'-6"6'-0" 10'-0" 20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.16.050 ALLOWED HEIGHTPL FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. SIDEWALK SIDEWALK PLANTER CONCRETE 16'-0" APRON SIDEWALK REAR PATIO COURTYARD FIREPIT OPTIONAL GATE GATE DG / GRAVEL 20'-0" SETBACK 5'-0" SETBACK 18'-6" MIN. DRIVEWAY CLEARANCE 5'-0" SETBACK 5'-2 1/2" PROVIDED SETBACK 5'-0" SETBACK 5'-0" PROVIDED SETBACK PARSONS WAY GARAGE SLOPE 2% LOT #6 SINGLE FAMILY RESIDENCE FS: 265.15' LOT SIZE: 6,965 SF 20'-0" GARAGE MIN. SETBACK 15'-0" HOUSE MIN. SETBACK 14'-0" EASEMENT CONCRETE DRIVEWAY ELECTRIC CATV GAS FS:265.07' 2% SLOPE WORKSHOP HIGH POINT 265.51' LOW POINT 263.41' FS:264.63' FS:264.98' LANDING 2% SLOPE LANDING FS:264.98' 2% SLOPE LANDING FS:264.98' 2% SLOPE FS:264.98' LANDING 2% SLOPE 2% SLOPE YARD (REFER TO LANDSCAPE PLANS) SYNTHETIC TURF OPTIONAL FG:264.48' FG:264.48' OUTDOOR DINING W W W E CATV W WM SS SS SS SS SD SD SD UTILITY VAULT G JT JT JT JT JT JT CONCRETE WALKWAY CONCRETE WALKWAY CONCRETE LANDING LOT #5LOT #37 OPEN SPACE FS:264.82' LANDING 2% SLOPE 2 0'- 0 " C R E E K S E T B A C K 26'-10" PROVIDED SETBACK 20'-0" PROVIDED SETBACK 15'-0" PROVIDED SETBACK GARDEN WALL OVERALL SITE PLAN WITH CREEK SETBACK SHOWN Scale: 1/16" = 1'-0" 20 FOOT CREEK SETBACK TOP OF BANK / EDGE OF THE PREDOMINANT PATTERN OF RIPARIAN VEGETATION REFER TO TRACT IMPROVEMENT PLANS ALL LOTS ARE OUTSIDE OF THE CREEK SETBACKS D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 6 SITE PLAN ARC 6.1 ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 1,670 SF ALLOWED FRONT YARD PAVING = 835 SF (50%) PROPOSED FRONT YARD PAVING = 775 SF (46.4%) 7'-3" 12'-10 1/2" 2'-2" 2'-3" 4'-3" 4'-3" 4'-5" D W WALK-IN CLOSET 7'-6" X 5'-6" GREAT ROOM 16'-10" X 18'-0" BEDROOM 4 12'-8" X 15'-2" BATH 4 5'-6" X 9'-6" 2 CAR GARAGE 20'-6" X 21'-0" ENTRY FOYER 8'-0" X 15'-0" STAIRWELL MEDIA ROOM 18'-1" X 14'-5" BEDROOM 5 12'-10" X 10'-0" BATH 5 5'-6" X 9'-6" DINING ROOM 13'-6" X 19'-2" CLOSET 5'-6" X 5'-4" BUTLER PANTRY 5'-8" X 12'-5" 48" REFRIGERATORCOFFEE BAR BAR UP BENCH LINEN WORKSHOP 11'-11" X 9'-4" LAUNDRY 9'-0" X 7'-10" 18 x 24 TRASH 24 x 24 DW KITCHEN 12'-0" X 21'-6" 10'-2"16'-10"32'-4" 32'-9 1/2"8'-0"19'-0" 1'-2 1/2" 18'-11" 14'-8" 25'-11" 4'-11 1/2" 20'-1 1/2" 17'-4" 28'-2 1/2" 10'-8 3/4"10'-8 3/4"5'-8"5'-8" 5'-11 1/2" 8'-7 1/2" 13'-7 1/2" 65'-8" SINGLE SIDED GAS FIREPLACE NAPOLEON VECTOR LV74N2 WALL OVENS COFFEE MAKER OPTIONAL WINE FRIDGES OPTIONAL POWDER 5'-8" X 6'-6" TRANSOM OPTIONAL STORAGE / WORKBENCH OPTIONAL ELEVATOR CLOSET 4'-0" X 5'-6" OPTIONAL WARDROBE OPTIONAL DESK OPTIONAL WETBAR OPTIONAL ART WALL OPEN TO ABOVE OPEN TO ABOVE 59'-4" 3'-6 1/2" 9'-4" 5 1/2"8'-5"8'-5"26'-2 1/2"6'-1 1/2" 59'-9 1/2" 21'-5 1/2"11'-4"4'-0"4'-0"2'-6"16'-6" 8'-3"8'-3" 8'-7 1/2" 9'-11 1/2" 7'-4" 3'-8" 3'-8" EQ. EQ. 19'-0"8'-0" 16'-10" 8'-5"8'-5" 5'-3 1/2" 8'-4" 5'-3 1/2" 1 1/2" 8'-1" 1 1/2" 7'-8"12'-7 1/2"5'-11" 17'-4" 4'-7" 4'-1" 4'-1" 4'-7" 9'-6"9'-6"4'-0"4'-0" 65'-8" LOWER FLOOR PLAN Scale: 1/8" = 1'-0" SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 CRICKET SLOPE 0.5 : 12 ROOF DECK BELOW ROOF BELOW ROOF BELOW 2'-0" 4'-0" 2'-0" 2'-0" 2'-0"2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" ROOF PLAN Scale: 1/8" = 1'-0" OPEN TO BELOW VESSEL TUB FRIDGE 59'-4" 5 1/2"16'-6"2'-6"8'-0"11'-4"21'-0"5 1/2" 4'-0"4'-0"5'-8"5'-8"2'-9 1/2"2'-1"3'-3 1/2"2'-1"3'-3 1/2"2'-1"3'-3 1/2"2'-1" EQ.EQ.EQ.EQ.EQ.EQ. 1'-11 1/2" 59'-4" 10'-2"16'-10"32'-4" 7'-8"12'-7 1/2"5'-11"6'-1 1/2" 65'-8" 20'-1 1/2" 17'-4" 27'-4" 10 1/2" 65'-8" 4'-11 1/2" 25'-11" 34'-9 1/2" 4'-11 1/2" 7'-4" 9'-11 1/2" 8'-7 1/2" 17'-4" 4'-5" 4'-3" 4'-3" 4'-5" 8'-0"19'-0" 2'-11 1/2"14'-6 1/2"1'-6"5 1/2" 2'-9 7/8" 9'-9 1/4" 4'-2 7/8" 3'-3 1/2" 7'-8" 5'-2 1/2" 7'-3" 15'-1 1/2" 5'-9 1/2" 6'-5" 7'-2 1/4" 7'-2 1/4" 9" ROOF DECK 17'-0" X 25'-0" LOFT / FLEX SPACE (OPTIONAL BEDROOM) 17'-6" X 18'-8" BEDROOM 1 13'-10" X 14'-5" BATHROOM 1 11'-1" X 12'-5" WALK-IN CLOSET 6'-6" X 17'-3" WALK-IN CLOSET 5'-6" X 7'-8" CLOSET 4'-0" X 5'-6" MECH 2'-2" X 5'-6" WALK-IN CLOSET 5'-0" X 4'-10" WALK-IN CLOSET 5'-0" X 4'-10" BATH 2 5'-6" X 9'-6" ROOF BELOW DRY VANITY TRANSOM TRANSOM TRANSOM FROSTED ROOF BELOW DOWN BALCONY BATH 3 5'-6" X 9'-6" OPTIONAL WET BAR OPTIONAL OPTIONAL BEDROOM 3 12'-0" X 14'-4" BEDROOM 2 12'-1" X 13'-0" STAIRWELL (OPEN TO BELOW) OPTIONAL ELEVATOR CLOSET 4'-0" X 5'-6" ART WALL ART WALL ART WALL ART WALL FIREPLACE OPTIONAL DRY VANITY 6'-0" X 14'-5" UPPER FLOOR PLAN Scale: 1/8" = 1'-0" D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 6 FLOOR + ROOF PLANS ARC 6.2 FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. SIDE EXTERIOR ELEVATION - EAST Scale: 1/8" = 1'-0" FRONT EXTERIOR ELEVATION - SOUTH Scale: 1/8" = 1'-0" SIDE EXTERIOR ELEVATION - WEST Scale: 1/8" = 1'-0" REAR EXTERIOR ELEVATION - NORTH Scale: 1/8" = 1'-0" 11'-2 3/4" 25'-0" 6'-0" MAX. 11'-2 3/4" 25'-0" 2'-0" MAX. HEIGHT LIMIT 289.46' LOWER FLOOR 265.15' UPPER FLOOR 276.38' HEIGHT LIMIT 289.46' LOWER FLOOR 265.15' UPPER FLOOR 276.38' AVG. N.G. 264.46' 6'-0" MAX. 11'-2 3/4" HEIGHT LIMIT 289.46' LOWER FLOOR 265.15' UPPER FLOOR 276.38' AVG. N.G. 264.46' 25'-0" 11'-2 3/4" HEIGHT LIMIT 289.46' LOWER FLOOR 265.15' UPPER FLOOR 276.38' 25'-0" AVG. N.G. 264.46' AVG. N.G. 264.46' 11'-2 3/4" HEIGHT LIMIT 289.46' LOWER FLOOR 265.15' UPPER FLOOR 276.38' AVG. N.G. 264.46' 25'-0" 11'-6" PLATE GREAT ROOM 2'-0" BEDROOM 0.5 12 (2'-6" MAX.) 24'-10" LAUNDRYHALL WORKSHOP 9'-0" PLATE 0.5 12 BATHROOMHALL 10'-0" PLATE 11'-2 3/4" HEIGHT LIMIT 289.46' LOWER FLOOR 265.15' UPPER FLOOR 276.38' AVG. N.G. 264.46' 25'-0" 11'-6" PLATE GREAT ROOM 2'-0" BEDROOM 0.5 12 (2'-6" MAX.) 24'-10" LAUNDRYHALL WORKSHOP 9'-0" PLATE 0.5 12 BATHROOMHALL 10'-0" PLATE SECTION A Scale: 1/8" = 1'-0"A D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 6 EXTERIOR ELEVATIONS ARC 6.3 FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 6 COLOR BOARD ARC 6.4 E N C L A V E A T R I G H E T T I - L O T #6 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 2 0 2 3 .0 8 .2 5 11 1 2 3 7 12 3 4 9 5 4 Metal Siding Type: Corten Black Rust Mfr: OCM or equal 6 TPO Flat Roof Color: Cool Gray 8 Soffits Stain: Almond Tree (SW3047) 9 Concrete Color: Standard Gray 10 CMU Block Wall Color: Grey Charcoal 11 Garage Door Aluminum w/ Frosted Glass 7 Metal / Aluminum Window/Door/Railing/Awning Color: Black 5 Paint - Trim Color: SW 6990 Caviar 2 Stucco Color: Loggia (SW7506) 1 Limestone Color: Cream 3 Stucco Color: Porpoise (SW7047) 1 7 4 8 10 7 7 12 12 DarkSky Exterior Light Dwelled 24" Archetype LED Darksky Outdoor Wall Sconce 5 N O R T H 0 feet16 1" = 8' 8 24 0’16’8’24’ NORTH 2 2 3 4 4 SITE PLAN KEY CONCEPTUAL PLANT PALETTE 1. Patio 2. Decorative Paving 3. Fire Pit 4. Site Wall 5. Courtyard 6. DG Pathway 7. Rear Yard Fencing (6 ft Metal Picket) 8. Side Yard Fencing (6 ft Wood Privacy) TREES Arbutus ‘Marina’ Olea europea ‘Wilsonii’ Lagerstroemia ‘ Natchez’ Melaleuca quinquinerva SHRUBS Acacia cognatta ‘Cousin Itt’ Aeonium canariensis Agave americana ‘Medio-picta’ Aloe arborescens Aloe ‘Blue Elf’ Anigozanthos spp. Bouteloua gracilis ‘Blonde Ambition’ Carex tumulicola Chondropetalum Epilobium canum Euphorbia characias Festuca californica ‘River House Blues’ Hydrangea quercifolia Pennisteum ‘Fairy Tails’ Phormium ‘Platt’s Black’ Polystichum munitum Rosmariunus officinalis ‘Prostratus’ Salvia ‘Bee’s Bliss’ Senecio cineraria Teuchrium aroagnium Tibouchina urvilleana 1 5 WATER USE CALCULATIONS NOTE: All rear yard fencing shall comply with R337 of the CA Residential code for exposure to wild- fire and the RIghetti Ranch Fire Protection Plan IRRIGATION DESIGN CRITERIA THE IRRIGATION DESIGN WILL COMPLY WITH THE LOCAL AND THE STATE WATER CONSERVATION REQUIREMENTS. THE WATER CON- SERVATION METHOD FOR NEW ORNAMENTAL LANDSCAPE PLANT MATERIAL HAS VERY LOW TO MODERATE WATER USE. A WEATHER SENSING, ‘SMART CONTROLLER’ WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREES, SHRUBS, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEP- ARATE HYDROZONES SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER. TREES WILL BE IRRIGATED BY BUBBLERS. ALL ORNAMENTAL PLANTING WILL RECEIVE DRIP IRRIGATION OR OTHER HIGHLY EFFICIENT IRRIGATION. 7 8 8 2 6 SAN LUIS OBISPO, CA ENCLAVE AT RIGHETTI RANCH L3LOT 6 LANDSCAPE PLAN 0243-28-RS21 JULY 28, 2022 D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 25 SITE PLAN ARC 25.1 2 8 3 .7 1 FS 283 .94 F S 285 .50 F S 29 5 .5 0 FS 27 7 .0 1 F S JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWW JT JT JT JT JT JT JT W WW W WW W WW W WW W WW W WW W WW W WW W WW W WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWW WWW WWW WWW WWW WWW WW WWW W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSS W W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD JT JT JT JT JT JT JT 7 5 4 5 S Q F T L O T 2 5 296 297 298 299 300 301 302 303 304 305 306 307 308 6'-8 1/2" PROVIDED SETBACK 6'-9 1/2" PROVIDED SETBACK 20'-0" GARAGE MIN. SETBACK SYNTHETIC TURF PLANTER FRONT COURTYARD 30" TALL WALL PLANTER UP PLANTER PLANTER CONCRETE WALKWAY CONCRETE PAVER DRIVEWAY 48" TALL STONE WALL RETAINING WALL RETAINING WALL HILLSIDE 1.5:1 SLOPE COURTYARD OUTDOOR DINING UP ELEVATOR PIT FS:286.37' 3 CAR GARAGE SLOPE 2% LOT #25 SINGLE FAMILY RESIDENCE LOWER LEVEL FS: 287.20' LOT SIZE: 7,545 SF UPPER LEVEL FS: 298.43' UPPER LEVEL FS: 298.43' FIREPIT OPTIONAL LANDSCAPINGLANDSCAPING LOW POINT 285.05' HIGH POINT 297.20' LANDING FS:290.41' LANDING FS: 287.03' LANDING FS:298.26' LANDING FS:298.26' GRADE BREAK SLOPE 2% FS:287.12' 19'-8" FS:287.12' 23'-3" FS:286.65' FS:286.72' 5'-0" 5'-0" 2% SLOPE2% SLOPE 2% SLOPE 2% SLOPE 15'-0" HOUSE MIN. SETBACK 5 '- 0 " S E T B A C K 5'-0" SETBACK5'-0" SETBACK 5'-0" SETBACK +/- 25'-0" PROVIDED SETBACK UP (6) 6.5" RISERS (5) 11" TREADS (3) 6.5" RISERS (2) 11" TREADS CONCRETE PAVERS (19) 7.125" RISERS (18) 11" TREADS 29'-11" PR O VIDED SETBACK YARD (REFER TO LANDSCAPE PLANS) YARD (REFER TO LANDSCAPE PLANS) FENCE GATE GAS WM UTILITY VAULT JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JT JT JT JT JT W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWW SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSS SS SS S S W W W W W JT E E E E CATV CATV CATV CATV CATV CATV J T J T JT JT JT JT JT S S S S SS SS SS SS SS SS SS SS SS SS SS SS FG:297.76' 5% SLOPE FG:297.76' 2% SLOPE 2% SLOPE 2% SLOPE G G G G HANSEN LANE W W W W 6'-0" EASEMENT LOT #26 LOT #38 OPEN SPACE 18'-6" MIN. DRIVEWAY CLEARANCE 3:1 SLOPE 3:1 SLOPE 3:1 SLOPE SITE PLAN Scale: 3/16" = 1'-0" REFUSE AREA 11 1 6 16 18 20 14 23 24 22 8 3 3 9 3 9 7 2 2 10 17 15 19 11 4 1 1 5 21 12 13 13 11 1 SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 BUILDING SETBACK ENVELOPE CONCRETE PATIO: SLOPE 2% AWAY FROM STRUCTURE CONCRETE STEPS EASEMENT: DASHED LINE INDICATES UTILITY EASEMENT PER TRACT 3063 EXISTING CONCRETE ROLLED CURB FENCE: 5'-0" WOOD FENCE WITH GATE GAPPED CONCRETE PAVERS GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. HANDRAIL LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PROPERTY LINE REFUSE AREA RETAINING WALL PER CIVIL DRAWINGS UTILITY VAULT FOR ELECTRICAL AND CATV SERVICES UTILITY: CATV SERVICE PANEL UTILITY: CATV SERVICE, UNDERGROUND UTILITY: ELECTRICAL METER UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: GAS METER UTILITY: GAS SERVICE UTILITY: JOINT TRENCH WITH GAS, ELECTRIC, CATV SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: SANITARY SEWER LINE UTILITY: WATER METER UTILITY: WATER SERVICE LINE 3'-0"4'-6"6'-0" 10'-0" 20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.16.050 ALLOWED HEIGHTPL FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 1,768 SF ALLOWED FRONT YARD PAVING = 884 SF (50%) PROPOSED FRONT YARD PAVING = 878 SF (49.6%) D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 BEDROOM 4 11'-10" X 12'-4" MEDIA ROOM 16'-8" X 21'-7" CLOSET THREE CAR GARAGE FLEX ROOM HOME OFFICE / GYM / BEDROOM 17'-3" X 10'-8" DOWN ENTRY CLOSET 9'-5" X 5'-6" HALL OPTIONAL WORKBENCH / STORAGE CABINETRY OPTIONAL DESK / STORAGE CABINETRY YOGA MAT WET BAR 11'-0 1/2" 23'-2 1/2" 3'-7" 17'-9"26'-5"12'-4" 12'-8 1/2" 6'-3" 21'-7" 41'-11" 56'-6" 37'-10" 10'-8 1/4"19'-3 1/4"8'-11"17'-2" 56'-0 1/2" LINEN BATH 4 UNDER COUNTER FRIDGE BENCH OPTIONAL ELEVATOR (6) 6.75" RISERS (5) 11" TREADS CLOSET UP (14) 6.75" RISERS (13) 11" TREADS LOWER FLOOR PLAN Scale: 1/8" = 1'-0" BUILT-IN 48" FRIDGE WALL OVENS CHINA D W GREAT ROOM 17'-2" X 18'-10" BEDROOM 2 11'-10" X 10'-0" CLOSET 5'-5" X 4'-6" DINING ROOM 17'-2" X 12'-0" BEDROOM 3 11'-8" X 10'-6" CLOSET CLOSET 5'-6" X 5'-2" BATH 3 5'-6" X 10'-6" ROOF BELOW ENTRY BELOW 18 x 24 TRASH 24 x 24 DW 24 x 24 DRAWER MICRO CLOSET 13'-6" X 5'-0" BATH 2 5'-6" X 10'-0" LAUNDRY 11'-4" X 5'-6" DECK 11'-0" X 8'-6" OPEN TO BELOW DOWN DECK 16'-3" X 10'-4" BEDROOM 1 17'-5" X 12'-8" BATH 1 11'-0" X 13'-7" OPTIONAL COFFEE MAKER CHINA FIREPLACE 61'-1 1/2" 56'-6" 18'-4 1/2"20'-0 1/2"18'-1" 18'-6 1/2" 16'-9" 55'-0 1/4" 11'-5" 5'-9 1/2" 4'-9 1/2" 10'-3 1/2" 5'-0" 14'-4 1/2" 3'-4 1/4" 6'-3"12'-1 1/2" 56'-6" 18'-4 1/2"11'-7"8'-11"17'-2" 10'-11 11/64"7'-5 21/64" 8'-11" LINENS CLOSET 5'-6" X 4'-6" OPTIONAL ELEVATOR KITCHEN 17'-2" X 18'-0" 19'-0" 30'-10 1/2" 1'-4 1/2" 9'-10 1/2" 51'-3" 1'-4 1/2" MODELNUMBERTRADENAMEPRODUCTMATERIAL DOWN (6) 6.75" RISERS (5) 11" TREADS (14) 6.75" RISERS (13) 11" TREADS 2'-6 1/4" 7'-8" 2'-6 1/4" UPPER FLOOR PLAN Scale: 1/8" = 1'-0" DECK BELOW SPA BAR FRIDGE OPTIONAL OPTIONAL FIREPIT OPTIONAL ROOF DECK 20'-0" X 24'-10" SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 DECK BELOW SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 0.5 : 12 2'-0" 3'-6" 3'-6" 2'-0" 3'-6" 3'-6" 2'-0"2'-0" 4'-0" CRICKET CRICKET 2'-0" ROOF PLAN Scale: 1/8" = 1'-0" LOT 25 FLOOR + ROOF PLANS ARC 25.2 FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. SIDE EXTERIOR ELEVATION - EAST Scale: 1/8" = 1'-0" REAR EXTERIOR ELEVATION - SOUTH Scale: 1/8" = 1'-0" SIDE EXTERIOR ELEVATION - WEST Scale: 1/8" = 1'-0" FRONT EXTERIOR ELEVATION - NORTH Scale: 1/8" = 1'-0" AVG. N.G. 291.13' LOWER FLOOR 287.20' UPPER FLOOR 298.43' AVG. N.G. 291.13' HEIGHT LIMIT 326.13' LOWER FLOOR 287.20' UPPER FLOOR 298.43' AVG. N.G. 291.13' LOWER FLOOR 287.20' UPPER FLOOR 298.43' AVG. N.G. 291.13' LOWER FLOOR 287.20' UPPER FLOOR 298.43' 25'-0" HEIGHT LIMIT 11'-2 3/4" 25'-0" HEIGHT LIMIT 11'-2 3/4" 25'-0" HEIGHT LIMIT 11'-2 3/4" 25'-0" HEIGHT LIMIT 11'-2 3/4" HEIGHT LIMIT 326.13' HEIGHT LIMIT 326.13' HEIGHT LIMIT 326.13' ADU/MEDIA KITCHENDINING BATH 4 BEDROOM 4 DECK 10'-6" 8'-0" 10'-0" PLATE 11'-6" PLATE AVG. N.G. 291.13' 25'-0" HEIGHT LIMIT HEIGHT LIMIT 326.13' LOWER FLOOR 287.20' 11'-2 3/4" UPPER FLOOR 298.43' 5'-4 3/4" 1'-0" 23'-5" PROPOSED BUILDING HEIGHT SECTION A Scale: 1/8" = 1'-0"A 3'-0" MAX. FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 25 EXTERIOR ELEVATIONS ARC 25.3 1 E N C L A V E A T R I G H E T T I - L O T #2 5 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 2 0 2 2 .1 1 .0 3 12 7 1 3 2 8 5 6 2 9 11 4 12 7 7 12 DarkSky Exterior Light Maxim Outpost 22" Sconce LED Darksky Outdoor Wall Sconce 4 Horizontal Wood Siding Stain: Charwood (SW3542) 2 Stucco Color: Loggia (SW7506) 1 Limestone Color: Cream 3 Stucco Color: Porpoise (SW7047) 6 TPO Flat Roof Color: Cool Gray 8 Soffits Stain: Almond Tree (SW3047) 9 Concrete Color: Standard Gray 10 CMU Block Wall Color: Grey Charcoal 11 Garage Door Aluminum w/ Frosted Glass 7 Metal / Aluminum Window/Door/Railing/Awning Color: Black 5 Paint - Trim Color: SW 6990 Caviar 5 8 D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 25 COLOR BOARD ARC 25.4 N O R T H 0 feet16 1" = 8' 8 24 0’16’8’24’ NORTH SITE PLAN KEY CONCEPTUAL PLANT PALETTE 1. Patio 2. Decorative Paving 3. Fire Pit 4. Site Wall 5. DG Pathway 6. Artificial Turf 7. Rear Yard Fencing (6 ft Wood Privacy) 8. Side Yard Fencing (6 ft Wood Privacy) 9. Staircase TREES Arbutus ‘Marina’ Olea europea ‘Wilsonii’ Lagerstroemia ‘ Natchez’ Melaleuca quinquinerva SHRUBS Acacia cognatta ‘Cousin Itt’ Aeonium canariensis Agave americana ‘Medio-picta’ Aloe arborescens Aloe ‘Blue Elf’ Anigozanthos spp. Bouteloua gracilis ‘Blonde Ambition’ Carex tumulicola Chondropetalum Epilobium canum Euphorbia characias Festuca californica ‘River House Blues’ Hydrangea quercifolia Pennisteum ‘Fairy Tails’ Phormium ‘Platt’s Black’ Polystichum munitum Rosmariunus officinalis ‘Prostratus’ Salvia ‘Bee’s Bliss’ Senecio cineraria Teuchrium aroagnium Tibouchina urvilleana 9 1 1 WATER USE CALCULATIONS 4 4 IRRIGATION DESIGN CRITERIA THE IRRIGATION DESIGN WILL COMPLY WITH THE LOCAL AND THE STATE WATER CONSERVATION REQUIREMENTS. THE WATER CON- SERVATION METHOD FOR NEW ORNAMENTAL LANDSCAPE PLANT MATERIAL HAS VERY LOW TO MODERATE WATER USE. A WEATHER SENSING, ‘SMART CONTROLLER’ WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREES, SHRUBS, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEP- ARATE HYDROZONES SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER. TREES WILL BE IRRIGATED BY BUBBLERS. ALL ORNAMENTAL PLANTING WILL RECEIVE DRIP IRRIGATION OR OTHER HIGHLY EFFICIENT IRRIGATION. 4 7 8 8 9 SAN LUIS OBISPO, CA ENCLAVE AT RIGHETTI RANCH L5LOT 25 LANDSCAPE PLAN 0243-28-RS21 JULY 28, 2022 D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 26 SITE PLAN ARC 26.1 2 83.94 FS 2 84.9 3 FS 28 5 .1 8 F S 2 9 6.0 0 FS 286 .00 F S 309 .42 F S WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSS W W W W W W W W W JT JT JT JT JT JT JT 6 9 6 5 S Q F T L O T 2 6 296 297 298 299 300 301 302 303 304 305 306 307 308 295 290 286 285 309 309 287288289 300 LOT #25 FIREPIT OPTIONAL SYNTHETIC TURF PLANTER FRONT YARD PLANTER CONCRETE WALKWAY UP CONCRETE PAVER DRIVEWAY 36" TALL STONE WALL SYNTHETIC TURF RETAINING WALL RETAINING WALL HILLSIDE 3:1 SLOPE 3:1 SLOPE 3:1 SLOPE 3:1 SLOPE PLANTER PLANTER 48" TALL WALL/FENCE AT DOWNHILL SIDE CONCRETE PAVERS UP COURTYARD OUTDOOR DINING HIGH POINT 299.35' UPPER LEVEL FS: 298.00' UPPER LEVEL FS: 298.00' LANDING FS:289.97' LANDING FS: 286.60' LANDING FS:297.83' FS:298.73' FS:286.22' FS:286.30' OPTIONAL SS SS S S G G G JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSS J T JT JT JT JT JT JT WM UTILITY VAULT JT LOT #27 YARD (REFER TO LANDSCAPE PLANS) T W : 2 8 9 . 7 9 ' F G : 2 8 5 . 9 0 ' SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS W W W W W 6'-0" EASEMENT 15'-11" 22'-5 1/2" 61'-1 1/2" 6'-9 1/2" PROVIDED SETBACK +/- 22'-6" PROVIDED SETBACK 5'-0" SETBACK5'-0" SETBACK 5'-0" SETBACK 6'-8 1/2" PROVIDED SETBACK UP (19) 7.125" RISERS (18) 11" TREADS 2% SLOPE 15'-0" HOUSE MIN. SETBACK 20'-0" GARAGE MIN. SETBACK 5'-0" 18'-6" MIN. DRIVEWAY CLEARANCE FENCE E E E E CATV CATV CATV CATV W W W W W W W W S S S S S S S S SS SSSS +/- 15'-11" PROVIDED SETBACK HANSEN LANE 2% SLOPE 2% SLOPE ELEVATOR PIT FS:285.85' 3 CAR GARAGE SLOPE 2% LOT #26 SINGLE FAMILY RESIDENCE LOWER LEVEL FS: 287.60' LOT SIZE: 6,965 SF FS:286.68' FS:286.68' FS: 287.43' FS: 287.29' FS: 290.68' (6) 6.5" RISERS (5) 11" TREADS (4) 6.5" RISERS (3) 11" TREADS GRADE BREAK SLOPE 2% FS:286.68' 2% SLOPE LOW POINT 286.05' 30" TALL WALL/FENCE AT UPHILL SIDE FG:297.33' LANDING ELECTRIC CATV GAS SITE PLAN Scale: 3/16" = 1'-0" REFUSE AREA 11 1 6 16 18 20 14 23 24 22 8 3 3 9 7 2 10 17 19 11 4 1 1 5 21 1 9 9 11 15 12 13 3 SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 BUILDING SETBACK ENVELOPE CONCRETE PATIO: SLOPE 2% AWAY FROM STRUCTURE CONCRETE STEPS EASEMENT: DASHED LINE INDICATES UTILITY EASEMENT PER TRACT 3095 EXISTING CONCRETE ROLLED CURB FENCE: 5'-0" WOOD FENCE WITH GATE GAPPED CONCRETE PAVERS GARDEN WALL: ALL PORTIONS OF THE GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. THE PROPOSED WALL/FENCE IS LOCATED 6'-0" AWAY FROM THE PROPERTY LINE, ALLOWING FOR A 3'-11" MAX HEIGHT ON THE DOWNHILL SIDE OF FENCE/WALL. HANDRAIL LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PROPERTY LINE REFUSE AREA SITE RETAINING WALL, REFER TO CIVIL PLANS UTILITY VAULT FOR ELECTRICAL AND CATV SERVICES UTILITY: CATV SERVICE PANEL UTILITY: CATV SERVICE, UNDERGROUND UTILITY: ELECTRICAL METER UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: GAS METER UTILITY: GAS SERVICE UTILITY: JOINT TRENCH WITH GAS, ELECTRIC, CATV SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: SANITARY SEWER LINE UTILITY: WATER METER UTILITY: WATER SERVICE LINE 3'-0"4'-6"6'-0" 10'-0" 20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.16.050 ALLOWED HEIGHTPL 3'-11" 6'-0" FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 1,328 SF ALLOWED FRONT YARD PAVING = 664 SF (50%) PROPOSED FRONT YARD PAVING = 658 SF (49.5%) D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 26 FLOOR + ROOF PLANS ARC 26.2 LINEN OPTIONAL STACKABLE WASHER/DRYER CRAWL SPACE BATH 4 BENCH 5 1/2"17'-2"8'-11"19'-5"10'-6 1/2" CLOSET THREE CAR GARAGE DOWN ENTRY UP CLOSET OPTIONAL BENCH / TECH / DROP ZONE HALL CLOSET OPTIONAL WORKBENCH / STORAGE CABINETRY UNDER COUNTER FRIDGE YOGA MAT OPTIONAL OPTIONAL DESK / STORAGE CABINETRY 56'-6" 2'-5 1/2"12'-3"2'-5 1/2"5 1/2"8'-5 1/2"1'-8 1/2"16'-0"1'-8 1/2"8'-10"1'-8 1/2" 5"8'-0"5" 22'-11 1/2" 6'-3" 13'-4 1/2" 2'-5" 11" 1'-4" 4'-3" 8" 4'-8 1/2" 3'-3" 3'-9" 1'-4 1/2" 9'-10 1/2" 4'-11 1/4" 4'-11 1/4" 4'-6" 22'-3 1/2" 10'-8 1/2" 1'-0" 5'-4 1/4" 4'-3 1/2" 42'-7" 16'-9" 4'-1" 55'-3" 1'-9 1/2" 18'-4 1/2"20'-0 1/2"18'-1" 56'-6" 41'-7" 1'-0" 18'-6 1/2" 42'-7" BEDROOM 4 11'-10" X 12'-4" MEDIA ROOM 16'-8" X 21'-7" FLEX ROOM HOME OFFICE / GYM / BEDROOM 17'-3" X 10'-8" CLOSET 9'-5" X 5'-6" WET BAROPTIONAL OPTIONAL ELEVATOR LOWER FLOOR PLAN Scale: 1/8" = 1'-0" BUILT-IN 48" FRIDGE WALL OVENS CHINA CHINA DW DOWN 18 x 24 TRASH 24 x 24 DW 24 x 24 DRAWER MICRO 4'-1" 3'-7" 14'-4 1/2" 5'-0" 10'-7" 4'-6" 5'-9 1/2" 11'-5" 9'-10 1/2" 8'-4 1/2" 11'-10 1/2" 12'-5 1/2" 18'-6 1/2" 61'-1 1/2" 5 1/2"18'-1"8'-5 1/2"11'-7"18'-4 1/2" 18'-1"20'-0 1/2"18'-4 1/2" DECK VAULT OPEN TO BELOW DOWN COFFEE MAKER OPTIONAL ELEVATOR OPTIONAL FIREPLACE 56'-6" 56'-6" EQ.EQ.EQ.EQ.12'-1 1/2"6'-3" 1'-9 1/2" 51'-8" 7'-8" KITCHEN 17'-2" X 18'-0" GREAT ROOM 17'-2" X 18'-10" BEDROOM 2 11'-10" X 10'-0" CLOSET 5'-5" X 4'-6" DINING ROOM 17'-2" X 12'-0" BEDROOM 3 11'-8" X 10'-6" CLOSET CLOSET 5'-6" X 10'-0" BATH 3 5'-6" X 10'-6" ROOF BELOW ENTRY BELOW CLOSET 13'-6" X 5'-0" BATH 2 5'-6" X 10'-0" LAUNDRY 11'-4" X 5'-6" DECK 11'-0" X 8'-6" DECK 16'-3" X 10'-4" BEDROOM 1 17'-5" X 12'-8" BATH 1 11'-0" X 13'-7" LINENS (6) 6.75" RISERS (5) 11" TREADS (14) 6.75" RISERS (13) 11" TREADS DECK 4'-0" X 18'-0" UPPER FLOOR PLAN Scale: 1/8" = 1'-0" AWNING BELOW BELOW DECK BELOW OPTIONAL BAR FRIDGE OPTIONAL DECK BELOW FIREPIT AWNING BELOW BELOW OPTIONAL OPTIONAL ROOF DECK 20'-0" X 24'-10" ROOF PLAN Scale: 1/8" = 1'-0" FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. SIDE EXTERIOR ELEVATION - EAST Scale: 1/8" = 1'-0" REAR EXTERIOR ELEVATION - SOUTH Scale: 1/8" = 1'-0" SIDE EXTERIOR ELEVATION - WEST Scale: 1/8" = 1'-0" FRONT EXTERIOR ELEVATION - NORTH Scale: 1/8" = 1'-0" HEIGHT LIMIT 317.70' AVG. N.G. 292.70' LOWER FLOOR 286.77' UPPER FLOOR 298.00' HEIGHT LIMIT 317.70' AVG. N.G. 292.70' LOWER FLOOR 286.77' UPPER FLOOR 298.00' 24'-10 3/4" PROPOSED BUILDING HEIGHT HEIGHT LIMIT 317.70' AVG. N.G. 292.70' LOWER FLOOR 286.77' UPPER FLOOR 298.00' 24'-10 3/4" PROPOSED BUILDING HEIGHT HEIGHT LIMIT 317.70' AVG. N.G. 292.70' LOWER FLOOR 286.77' UPPER FLOOR 298.00' 24'-10 3/4" PROPOSED BUILDING HEIGHT 25'-0" HEIGHT LIMIT 25'-0" HEIGHT LIMIT 25'-0" HEIGHT LIMIT 25'-0" HEIGHT LIMIT 24'-10 3/4" PROPOSED BUILDING HEIGHT HEIGHT LIMIT 317.70' KITCHEN 10'-6" 8'-0" AVG. N.G. 292.70' BEDROOM 10'-6" PLATE 11'-6" PLATE COVERED PATIO 11'-6" PLATE LOWER FLOOR 286.77' STAIR LANDING 290.14' 14'-4 3/8" VAULT 11'-2 3/4" UPPER FLOOR 298.00' 13'-5 3/8" VAULT 3'-6" MIN. 24'-10 3/4" PROPOSED BUILDING HEIGHT 25'-0" HEIGHT LIMIT SECTION Scale: 1/8" = 1'-0"2 VAULTED CEILING ADU/MEDIA DINING BATH 4 BEDROOM 4 DECK AVG. N.G. 292.70' 11'-2 3/4" 13'-0" 2'-3 1/2" 2'-6" 11'-6" PLATE 10'-6" 8'-0" HEADER SIZE HEADER SIZE 10'-6" 8'-0" KITCHENHALL BEYONDDININGGREAT ROOM HEIGHT LIMIT 317.70' 14" TJI FLOORING 10'-0" PLATE 1.5 1 1'-0" 7'-8" 25'-0" HEIGHT LIMIT LOWER FLOOR 286.77' UPPER FLOOR 298.00' STAIR LANDING 290.14' SECTION Scale: 1/8" = 1'-0"1 FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 26 ELEVATIONS + SECTION ARC 26.3 D A T E I S S U E ENCLAVE - LOTS 1,6,25,26 SAN LUIS OBISPO, CALIFORNIA 93401 2022.08.19 ARC SUB 1 Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.03.02 CIVIL REVIEW 2023.03.20 CIVIL REVIEW 2023.05.31 ARC SUB 2 2023.08.29 ARC SUB 3 LOT 26 ELEVATIONS + SECTION ARC 26.4 10 8 E N C L A V E A T R I G H E T T I - L O T #2 6 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 2 0 2 2 .1 1 .0 3 12 1 8 1 6 13 10 8 1 8 2 2 8 7 4 5 2 Stucco Color: Snowbound (SW7004) 3 Stucco Color: Shoji White (SW7042) 9 Soffits Stain: Almond Tree (SW3047) 10 Concrete Color: Standard Gray 11 CMU Block Wall Color: Grey Charcoal 12 Garage Door Stained w/ Clear Glass Stain: Almond Tree (SW3047) 8 Metal / Aluminum Window/Door/Railing/Awning Color: Black 6 Paint - Trim Color: SW 6990 Caviar 13 DarkSky Exterior Light Modern Forms 18-25" WS-W41925 LED Darksky Outdoor Wall Sconce 7 Standing Seam Metal Roof Color: Black 5 Horizontal Wood Siding Stain: Almond Tree (SW3047) 4 Stucco Color: BlackFox (SW7020) 1 Brick Color: White Cream 2 8 5 7 13 3 13 7 9 N O R T H 0 feet16 1" = 8' 8 24 0’16’8’24’ NORTH CONCEPTUAL PLANT PALETTE TREES Arbutus ‘Marina’ Olea europea ‘Wilsonii’ Lagerstroemia ‘ Natchez’ Melaleuca quinquinerva SHRUBS Acacia cognatta ‘Cousin Itt’ Aeonium canariensis Agave americana ‘Medio-picta’ Aloe arborescens Aloe ‘Blue Elf’ Anigozanthos spp. Bouteloua gracilis ‘Blonde Ambition’ Carex tumulicola Chondropetalum Epilobium canum Euphorbia characias Festuca californica ‘River House Blues’ Hydrangea quercifolia Pennisteum ‘Fairy Tails’ Phormium ‘Platt’s Black’ Polystichum munitum Rosmariunus officinalis ‘Prostratus’ Salvia ‘Bee’s Bliss’ Senecio cineraria Teuchrium aroagnium Tibouchina urvilleana 2 2 31 6 WATER USE CALCULATIONS 4 4 SITE PLAN KEY 1. Patio 2. Decorative Paving 3. Fire Pit 4. Site Wall 5. DG Pathway 6. Artificial Turf 7. Rear Yard Fencing (6 ft Wood Privacy) 8. Side Yard Fencing (6 ft Wood Privacy) 9. Staircase IRRIGATION DESIGN CRITERIA THE IRRIGATION DESIGN WILL COMPLY WITH THE LOCAL AND THE STATE WATER CONSERVATION REQUIREMENTS. THE WATER CON- SERVATION METHOD FOR NEW ORNAMENTAL LANDSCAPE PLANT MATERIAL HAS VERY LOW TO MODERATE WATER USE. A WEATHER SENSING, ‘SMART CONTROLLER’ WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREES, SHRUBS, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEP- ARATE HYDROZONES SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER. TREES WILL BE IRRIGATED BY BUBBLERS. ALL ORNAMENTAL PLANTING WILL RECEIVE DRIP IRRIGATION OR OTHER HIGHLY EFFICIENT IRRIGATION. 9 5 2 9 8 8 9 SAN LUIS OBISPO, CA ENCLAVE AT RIGHETTI RANCH L6LOT 26 LANDSCAPE PLAN 0243-28-RS21 JULY 28, 2022