HomeMy WebLinkAbout05-06-2024 ARC Agenda Packet
Architectural Review Commission
AGENDA
Monday, May 6, 2024, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The Architectural Review Commission holds in-person meetings. Zoom participation will not be
supported at this time.
INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline may not be processed until the following day.
Public Comment during the meeting:
Meetings are held in-person. To provide public comment during the meeting, you must be
present in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation are encouraged to provide
display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the
City Clerk's Office at cityclerk@slocity.org or (805) 781-7114.
Pages
1.CALL TO ORDER
Chair Pineda will call the Regular Meeting of the Architectural Review
Commission to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Architectural Review Commission that does not appear on this
agenda. Although the Commission will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Architectural Review Commission to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
3.a CONSIDERATION OF MINUTES - APRIL 15, 2024 ARCHITECTURAL
REVIEW COMMISSION MINUTES
5
Recommendation:
To approve the Architectural Review Commission Minutes of April 15,
2024.
4.PUBLIC HEARINGS
Note: The action of the Architectural Review Commission is a recommendation
to the Community Development Director, another advisory body, or to City
Council and, therefore, is not final and cannot be appealed.
4.a 1130 ORCUTT ROAD (ARCH-0529-2023) REVIEW OF A NEW 16-
UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT, ADU, AND
ASSOCIATED SITE DEVELOPMENTS WITH A REQUEST TO ALLOW
FOR AN ADU GREATER THAN 1,000 SQUARE FEET AND THE
REMOVAL OF 17 TREES
9
Recommendation:
Review the proposed project in terms of its consistency with the
Community Design Guidelines and provide recommendations to the
Community Development Director.
4.b 10 HIGUERA (ARCH-0358-2023) REVIEW OF A NEW MIXED-USE
PROJECT WITH APPROXIMATELY 23,164 SQUARE FEET OF
COMMERCIAL SPACE AND A ONE BEDROOM RESIDENTIAL UNIT,
WITH ASSOCIATED SITE IMPROVEMENTS, A SIGN PROGRAM,
AND REQUEST TO REMOVE TWO TREES
41
Recommendation:
Review the proposed project in terms of its consistency with the
Community Design Guidelines, Sign Regulations, and applicable City
Standards and provide recommendations to the Planning Commission.
5.COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Rachel Cohen.
6.ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled
for May 20, 2024 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm
Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Architectural Review
Commission are available for public inspection on the City’s website, under the
Public Meeting Agendas web page: https://www.slocity.org/government/mayor-
and-city-council/agendas-and-minutes. Meeting video recordings can be found
on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl
erk
1
Architectural Review Commission Minutes
April 15, 2024, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Architectural Review
Commissioners
Present:
Commissioner Kelley Abbas, Commissioner John Carrion,
Commissioner Michael Clark, Commissioner Charles Gerencser,
Vice Chair Brian Pineda, Chair Ashley Mayou
Architectural Review
Commissioners
Absent:
Commissioner Robert Arens
City Staff Present: Senior Planner Rachel Cohen, Deputy City Clerk Kevin Christian
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on April 15, 2024 at 5:00 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Chair Mayou.
2. OATH OF OFFICE
Deputy City Clerk Kevin Christian administered the Oath of Office to Charles
Gerencser.
3. ELECTION OF CHAIR AND VICE CHAIR
Motion By Chair Mayou
Second By Commissioner Carrion
Elect Brian Pineda to the position of Architectural Review Commission Chair for a
period of one year.
Ayes (6): Commissioner Abbas, Commissioner Carrion, Commissioner Clark,
Commissioner Gerencser, Vice Chair Pineda, and Chair Mayou
Absent (1): Commissioner Arens
CARRIED (6 to 0)
Page 5 of 67
2
Motion By Commissioner Gerencser
Second By Vice Chair Pineda
Elect Ashley Mayou to the position of Architectural Review Commission Vice
Chair for a period of one year.
Ayes (6): Commissioner Abbas, Commissioner Carrion, Commissioner Clark,
Commissioner Gerencser, Vice Chair Pineda, and Chair Mayou
Absent (1): Commissioner Arens
CARRIED (6 to 0)
4. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
5. CONSENT
5.a CONSIDERATION OF MINUTES - FEBRUARY 5, 2024
ARCHITECTURAL REVIEW COMMISSION MINUTES
Motion By Vice Chair Mayou
Second By Commissioner Abbas
Approve the Architectural Review Commission Minutes of February 5, 2024.
Ayes (6): Commissioner Abbas, Commissioner Carrion, Commissioner
Clark, Commissioner Gerencser, Vice Chair Mayou, and Chair Pineda
Absent (1): Commissioner Arens
CARRIED (6 to 0)
6. ARCHITECTURAL REVIEW COMMISSIONER TRAINING
Architectural Review Commissioners received a presentation from Senior Planner
Rachel Cohen regarding meeting management using Robert's Rules of Order.
A subsequent training for all Advisory Body Members will be hosted by the City
Manager, City Attorney, and City Clerk on Tuesday, April 30, 2024 at 5:30 p.m. in the
Council Chambers, 990 Palm Street, San Luis Obispo. Topics will include purview,
the Brown Act, Conflict of Interest and Advisory Body meeting management.
Public Comments:
None
--End of Public Comment--
Page 6 of 67
3
7. COMMENT AND DISCUSSION
7.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Rachel Cohen provided an update of upcoming projects:
1130 Orcutt – New Multi-Family Project
10 Higuera – New Commercial project
8. ADJOURNMENT
The meeting was adjourned at 6:37 p.m. The next Regular Meeting of the
Architectural Review Commission is scheduled for May 6, 2024 at 5 :00 p.m. in
the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2024
Page 7 of 67
Page 8 of 67
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A NEW 16-UNIT MULTI-FAMILY RESIDENTIAL
DEVELOPMENT, ADU, AND ASSOCIATED SITE DEVELOPMENTS WITH A REQUEST
TO ALLOW FOR AN ADU GREATER THAN 1,000 SQUARE FEET AND THE REMOVAL
OF 17 TREES
FILE NUMBER: ARCH-0529-2023 BY: Cassidy Bewley, Contract Planner
Phone Number: (805) 539-2867
PROJECT ADDRESS: 1130 Orcutt Road Email: cassidy.bewley@swca.com
APPLICANT: Nathan Love FROM: Rachel Cohen, Senior Planner
REPRESENTATIVE: Will Ruoff, 4Creeks, Inc.
RECOMMENDATION
Review the proposed project in terms of its consistency with the Community Design
Guidelines and provide recommendations to the Community Development Director.
1.0 PROJECT DESCRIPTION AND SETTING
Nathan Love (Applicant) has applied for a Moderate Development Review (ARCH-0529-
2023) to allow for the demolition of an existing 4,000-square-foot building and
construction of a multi-family residential development consisting of eight one-bedroom
units and eight two-bedroom units and a detached three-bedroom, 1,200-square-foot
accessory dwelling unit (ADU) on a 0.675-acre parcel (Assessor Parcel Number [APN]
004-962-031) located in the Medium-High Density Residential (R-3) zone (project). The
project includes a request for an exception to allow for development of an ADU greater
than 1,000 square feet in size and to allow for four compact off-street parking spaces. To
offset the compact parking spaces, the project includes eight additional guest bicycle
parking spaces beyond what would otherwise be required by City Zoning Regulations.
The multi-family residential units would be accommodated within six, two-story duplex
buildings and the proposed ADU would be two stories tall as well (see Table 1). Each
one-bedroom unit would be between 717 square feet and 763 square feet in size and all
one-bedroom units would be accommodated within two buildings, four units each. Each
two-story unit would be between 1,476 square feet and 1,556 square feet in size and all
two-bedroom units would be accommodated within four buildings, two units each. The
project also includes a request to modify an existing drainage easement on-site (see
Attachment A, Project Plans, for more information).
Meeting Date: 5/6/2024
Item Number: 4a
Time Estimate: 25 Minutes
Page 9 of 67
Item 4a
ARCH-0529-2023 (1130 Orcutt Road)
Architectural Review Commission Report – May 6, 2024
Table 1. Summary of proposed residential uses.
Residential
Housing Type Unit Size Number of Units
Proposed Configuration Maximum
Height
Multi-Family
Residential 1-
bedroom unit
717 sf – 763 sf 8 Two buildings, four
units each
20 feet, 11
inches
Multi-Family
Residential 2-
bedroom unit
1,476 sf –
1,556 sf 8 Four buildings, two
units each 29 feet
Accessory
Dwelling Unit 1,200 sf 1 One detached
building
26 feet, 9
inches
Total 17 Units 7 Buildings
Demolition activities would include demolition and removal of the existing 4,000 -square-
foot Montessori school and daycare center, an outdoor barbeque, a shed, fencing, and
existing parking lot. The existing water well and meter located adjacent to the southern
boundary of the project site would be capped and abandoned. The existing trash
enclosure would also be removed.
The project would include site improvements including installation on -site water lines,
installation of a backflow preventer per City standards, installation of new water meters,
installation of sewer service lines within the site and a new connection to existing City
wastewater infrastructure. Underground electrical service would be installed throughout
the project site and connect to a new transformer to be installed on a concrete pad in the
northeast corner of the project site by Pacific Gas & Electric. The project would include
on-site amenities including construction of a new trash enclosure with a steel canopy, a
parking lot, and landscaping. The proposed trash enclosure would be located within a 6 -
foot-tall concrete masonry unit (CMU) wall with a 4-foot-tall steel canopy, totaling 10 feet
in height above natural grade. The project would retain the existing vehicle access
driveway from Fernwood Drive and would add a pedestrian access walkway to the site
from the project frontage facing Orcutt Road. The project would include 22 vehicle parking
spaces.
There are currently 16 trees located within the project site, as well as four street trees
located within the right-of-way along the project frontage adjacent to Fernwood Drive. An
arborist report was prepared to assess the health, construction impacts, and feasibility of
tree retention and/or protection within the project site. Based on the proposed building
plan, the arborist report concluded there was no way to adequately protect the existing
trees on-site. Accordingly, the report recommended 17 trees to be removed to
accommodate construction of the project, with retention of three existing street trees. The
project includes a proposed landscaping plan that includes planting 17 trees on -site.
General Location: The project is located at 1130 Orcutt Road, on a 0.675-acre parcel
(29,410 square feet) (Assessor Parcel Number [APN] 004-962-031). The site is primarily
accessed from an existing driveway off of Fernwood Drive (Figure 1).
Page 10 of 67
Item 4a
ARCH-0529-2023 (1130 Orcutt Road)
Architectural Review Commission Report – May 6, 2024
General Plan Land Use Designation: Medium-High Density Residential
Zoning Designation: Medium-High Density Residential (R-3)
Surrounding Zoning Designations and Uses:
East: Fernwood Drive, (R-1) Single Family Residences
West: (R-3) Multi-family Residences
North: (R-3) Multi-family Residences
South: Orcutt Road, (R-2) Mobile home park
2.0 PROPOSED DESIGN
Architecture: Contemporary Prairie style1
Design details: Buildings have refined finishes such as stone paneling and prairie style
architecture, and careful consideration was placed into the massing and separation of
each of the buildings to allow for additional light to enter each unit and provide elevation
relief and rhythm.
Materials: Stucco and ceramic panel cladding with fiber cement shiplap siding, metal
railing, vinyl windows and sliding doors, composite roof shingles
Colors: Natural color palettes consisting of grays, beiges, whites, bronze, and green are
proposed.
1 Prairie style architecture is generally defined as an architectural style that emphasizes horizontal elements
of development rather than vertical elements, low-profile rooflines, open floor plans, and incorporation of
natural elements of design with minimalist aspects of design.
Figure 1: Subject Property Location
Page 11 of 67
Item 4a
ARCH-0529-2023 (1130 Orcutt Road)
Architectural Review Commission Report – May 6, 2024
3.0 PROJECT STATISTICS
Staff have evaluated the project for consistency with relevant development standards of
the Zoning Regulations and have summarized its compliance in Tables 2 and 3 below.
As noted above, two exceptions from development standards are requested as part of
this application, including a request for an exception to allow for development of an ADU
Figure 3: Rendering of Proposed Project from Orcutt Road View
Figure 2: Rendering of Proposed Project from the Interior / Back
Page 12 of 67
Item 4a
ARCH-0529-2023 (1130 Orcutt Road)
Architectural Review Commission Report – May 6, 2024
greater than 1,000 square feet in size and to allow for four compact off -street parking
spaces.
Table 2. Project Compliance with the Zoning Regulations Development Standards
Site Details Proposed Allowed/Required*
R-3 Zone Development Standards
Minimum Setbacks
Front
Corner Lot - Street Side
Interior Side
Rear
Parking Spaces
10 feet
10 feet
See Table 4
7 feet
20 feet
10 feet
10 feet
See Table 4
7 feet
20 feet
Maximum Building Height 29 feet 35 Feet
Maximum Lot Coverage 33.85% 60%
Minimum Lot Area 29,346 square feet 5,000 square feet
Maximum Density 13.28 13.47
Affordable Housing On-site (1 low-income unit) On-site (1 low-income
unit) or in-lieu fee
Parking and Loading Standards
Total Number of Vehicle Spaces
Standard Vehicle Spaces
Guest Vehicle Spaces
ADA-Compliant
EV Ready
EV Capable
18
14
4
2
3
11
18
14
4
1
3
11
Bicycle Spaces
Short-term
Long-term
12
34
4
34
Motorcycle Parking 2 0
Tree Removal
Replacement Plantings 17 trees removed;
17 trees to be replanted on-site
1:1 replacement
planting ratio
Environmental Status Categorically exempt from environmental review under CEQA
Guidelines section 15332 (Class 32, Infill Development Projects)
*2022 Zoning Regulations
Page 13 of 67
Item 4a
ARCH-0529-2023 (1130 Orcutt Road)
Architectural Review Commission Report – May 6, 2024
Table 3. Building Interior Tiered Side Setbacks
Building
Type
First Floor
Height
First Floor
Proposed
Interior
Side
Setback
First Floor
Required
Interior
Side
Setback
Second
Floor
Height
Second
Floor
Proposed
Interior
Side
Setback
Second
Floor
Required
Side
Setback
1 Bedroom
Unit
Building
10 feet 2
inches 5 feet 5 feet 20 feet 11
inches 8 feet 7 feet
ADU 10 feet 2
inches 7 feet 5 feet 22 feet 6
inches 7 feet 7 feet
4.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of consistency with the
Community Design Guidelines (CDG) and applicable City Standards, and 2) provide
comments and recommendations to the Director concerning the proposed project design,
focusing on building architecture and site layout.
5.0 COMMUNITY DESIGN GUIDELINES / DISCUSSION ITEMS
Staff have evaluated the project for consistency with relevant standards and guidelines
of the CDG, including Chapter 5 (Residential Project Design) and Chapter 6 (Site
Planning and Other Design Details). Overall, the proposed project appears to be generally
consistent with the CDG. Staff have identified three discussion items for the ARC related
to the project’s consistency with the CDG in Table 4, below.
Table 4. CDG Consistency Discussion Items
Highlighted Sections Discussion Items
Chapter 5 – Residential Project Design
5.2(F). Exterior finish materials should be
durable and require low maintenance. The use
of combined materials can provide visual
interest and texture; however, all sides of each
multi-family structure should have a carefully
designed and detailed façade facing the street,
and use bland, featureless stucco or other
simple materials on the other exterior building
walls. Each residential structure should look like
the same building from all sides.
As shown in Figure 2, the proposed project design
would have well-designed facades facing Orcutt
Road including stone paneling and balconies,
building facades facing Fernwood Drive would also
have these design features. Walls facing the interior
of the site include plain, painted stucco and shiplap
siding, but no stone paneling.
The ARC should discuss whether the proposed
combination of materials provides sufficient visual
interest and texture on all elevations of the
residences.
5.4(A). Site planning for a multi-family or
clustered housing project should create a
pleasant, comfortable, safe, and distinct place
for residents, without the project “turning its
back” on the surrounding neighborhood. Higher
Proposed ground floor units would have balconies
that face the project frontages along Orcutt Road
and Fernwood Drive and unit entrances that face
towards the parking area. The project includes two
pedestrian paths that would lead from the interior of
Page 14 of 67
Item 4a
ARCH-0529-2023 (1130 Orcutt Road)
Architectural Review Commission Report – May 6, 2024
Highlighted Sections Discussion Items
density projects should be designed either with
ground floor units having individual sidewalk
entrances, or as courtyard projects with at least
one significant pedestrian entrance from the
street sidewalk.
the site to the existing sidewalks along Orcutt Road
and Fernwood Drive. However, based on the
conceptual rendering of the project as viewed from
Orcutt Road, these entrances appear narrow and
are located between the two-story buildings.
The ARC should discuss whether the proposed
locations of the front entrances and pedestri an
entrances to the project are consistent with this
standard.
Chapter 6 – Site Planning and Other Design Details
6.1(D.1). All mechanical equipment should be
concealed from view of public streets, and
neighboring properties, and should be insulated
as necessary to prevent noise generated by the
equipment from being audible off the property.
The project includes a new transformer to be
located at ground level within the 10-foot setback
from Fernwood Drive. Based on project site plans,
there would be little to no visual screening of this
equipment from viewers traveling along Fernwood
Drive.
The ARC should discuss whether the proposed
transformer should have additional screening.
6.0 ACTION ALTERNATIVES
6.1 Recommend findings of consistency with the Community Design Guidelines. An
action recommending approval of the application based on consistency with the
Community Design Guidelines will be forwarded to the Director for final action. This
action may include recommendations for conditions to address consistency with
the Community Design Guidelines.
6.2 Continue the project to a hearing date certain, or uncertain. An action continuing
the application should include direction to the applicant and staff on pertinent
issues.
6.3 Recommend findings of inconsistency with the Community Design Guidelines. An
action recommending denial of the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan,
Community Design Guidelines, Zoning Regulations, or other policy documents.
7.0 ATTACHMENTS
A - Project Plans (ARCH-0529-2023)
B - Project Elevation (ARCH-0529-2023)
Page 15 of 67
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ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
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˃˥ˢ˝˘˖˧ʴ˗˗˥˘˦˦ʭʤʤʦʣ˂˥˖˨˧˧˅ˢ˔˗
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʴ˃ˁʭʣʣʧʠʬʩʥʠʣʦʤ
ˍˢˡ˜ˡ˚ʭ˅ʠʦʛ˅˘˦˜˗˘ˡ˧˜˔˟ˀ˨˟˧˜ʠʹ˔ˠ˜˟ˬʜ
ʶˢˡ˦˧˥˨˖˧˜ˢˡ˧ˬˣ˘ˉʵ
ˁ˨ˠ˕˘˥ˢ˙˦˧ˢ˥˜˘˦ʥ
˂˖˖˨ˣ˔ˡ˖ˬ˅ʠʥʛʹˢ˨˥ˣ˟˘˫ʜʟ˅ʠʦʛʷ˨ˣ˟˘˫ʜ
ʿˢ˧ˆ˜˭˘ʭʡʩʪʧ˔˖˥˘˦ʛʥʬʟʦʧʩ˦ˤ˙˧ʜ
ˀ˔˫ʡʷ˘ˡ˦˜˧ˬʭʥʣ˨ˡ˜˧˦ˣ˘˥˔˖˥˘
ˀ˔˫ʡʷ˘ˡ˦˜˧ˬʴ˟˟ˢ˪˘˗ʭ ʤʦʡʧʪ˗˘ˡ˦˜˧ˬ˨ˡ˜˧˦
ʷ˘ˡ˦˜˧ˬ˃˥ˢˣˢ˦˘˗ʭ ʤʦʡʥʫ˗˘ˡ˦˜˧ˬˈˡ˜˧˦
ˀ˔˫ʡʿˢ˧ʶˢ˩˘˥˔˚˘ʭʩʣʘ
ʿˢ˧ʶˢ˩˘˥˔˚˘˃˥ˢˣˢ˦˘˗ʭʬʟʬʨʨ˦ˤ˙˧ʛʦʦʡʫʨʘʜ
ʴ˟˟ˢ˪˔˕˟˘ʻ˘˜˚˛˧ʭʦʨϠ
ˀ˔˫ʻ˘˜˚˛˧˃˥ˢˣˢ˦˘˗ʭʥʬϠ
ʹ˥ˢˡ˧ˆ˘˧˕˔˖˞ʭʤʣϠ
ʶˢ˥ˡ˘˥ʿˢ˧ˆ˜˗˘ˆ˧˥˘˘˧ˆ˘˧˕˔˖˞ʭ ʤʣϠ
ʼˡ˧˘˥˜ˢ˥ˆ˜˗˘ˆ˘˧˕˔˖˞ʭ ʨϠʛ˧˜˘˥˘˗ʜ
˅˘˔˥ˆ˘˧˕˔˖˞ʭʨϠʛ˧˜˘˥˘˗ʜ
ˆˣ˥˜ˡ˞˟˘˥˦˅˘ˤ˨˜˥˘˗ ˬ˘˦
ˆˣ˥˜ˡ˞˟˘˥˦˃˥ˢˣˢ˦˘˗ ˬ˘˦ʮ
ˁʹ˃ʴʤʦ˅ˢˡʹˢ˨˥ˣ˟˘˫ʵ˟˗˚˦ʡʙˁʹ˃ʴʤʦʷˢˡʷ˨ˣ˟˘˫ʵ˟˗˚˦ʡ
ˈˡ˜˧˦˃˥ˢˣˢ˦˘˗
ʛʫʜʤ˕˘˗˥ˢˢˠ˨ˡ˜˧˦ʭ ʴˣˣ˥ˢ˫˜ˠ˔˧˘˟ˬʪʨʣ˦ˤʡ˙˧ʡʰ ʡʩʩ˗˘ˡ˦˜˧ˬ˨ˡ˜˧
ʛʫʜʥ˕˘˗˥ˢˢˠ˨ˡ˜˧˦ʭ ʴˣˣ˥ˢ˫˜ˠ˔˧˘˟ˬʤʟʨʣʣ˦ˤʡ˙˧ʡʰ ʤ˗˘ˡ˦˜˧ˬ˨ˡ˜˧
ʛʤʜʦ˕˘˗˥ˢˢˠʴʡʷʡˈʡ˨ˡ˜˧ʭ ʴˣˣ˥ˢ˫˜ˠ˔˧˘˟ˬʤʟʥʣʣ˦ˤʡ˙˧ʡʰ ʣ˗˘ˡ˦˜˧ˬ˨ˡ˜˧
ʤʦʡʥʫ˗˘ˡ˦˜˧ˬ˨ˡ˜˧˦
ˇˢ˧˔˟˅˘ˠˢ˩˘˗˦ˤ˙˧ʭʧʟʣʣʣ˦ˤ˙˧
ˇˢ˧˔˟ˁ˘˪ʷ˘˩˘˟ˢˣˠ˘ˡ˧˦ˤʡ˙˧ʡʭ ʤʬʟʥʣʣ˦ˤʡ˙˧ʡ
˃˔˥˞˜ˡ˚ ˅˘ˤ˨˜˥˘˗ ˃˥ˢ˩˜˗˘˗
ˆ˧˔˟˟˦ʭʤʫʤʫʛʤʧˆ˧˔ˡ˗˔˥˗ʟʧʶˢˠˣ˔˖˧ʜ
ʺ˨˘˦˧˃˔˥˞˜ˡ˚ˆ˧˔˟˟˦ʭ ʧʧʛʧˆ˧˔ˡ˗˔˥˗ʜ
ʴʷʴ˃˔˥˞˜ˡ˚ˆ˧˔˟˟˦ʭ ʤʤ
ʸ˟˘˖˧˥˜˖ˉ˘˛˜˖˟˘˃˔˥˞˜ˡ˚ ˅˘ˤ˨˜˥˘˗ ˃˥ˢ˩˜˗˘˗
ˆ˧˔˟˟˦ʭ ʦʸˉ˅˘˔˗ˬ ʦʸˉ˅˘˔˗ˬʛʤʴʷʴʸˉ˅˘˔˗ˬʜ
ʤʤʸˉʶ˔ˣ˔˕˟˘ʛʨʣʘʸˉʶ˔ˣ˔˕˟˘ʜ ʤʤʸˉʶ˔ˣ˔˕˟˘
ʴ˅ʶʻʼˇʸʶˇˈ˅ʴʿ
ʴʤʡʣ ʷ˘ˠˢˆ˜˧˘˃˟˔ˡ
ʴʤʡʤ ˆ˜˧˘˃˟˔ˡ
ʴʤʡʥ ʿ˔ˡ˗˦˖˔ˣ˘ˆ˜˧˘˃˟˔ˡ
ʴʥʡʣ ʤʵ˘˗˥ˢˢˠˈˡ˜˧ʹ˟ˢˢ˥˃˟˔ˡ˦
ʴʥʡʤ ʤʵ˘˗˥ˢˢˠˈˡ˜˧ʸ˫˧˘˥˜ˢ˥ʸ˟˘˩˔˧˜ˢˡ˦
ʴʦʡʣ ʥʵ˘˗˥ˢˢˠˈˡ˜˧ʹ˟ˢˢ˥˃˟˔ˡ˦
ʴʦʡʤ ʥʵ˘˗˥ˢˢˠˈˡ˜˧ʸ˫˧˘˥˜ˢ˥ʸ˟˘˩˔˧˜ˢˡ˦
ʴʧʡʣ ʴʷˈʹ˟ˢˢ˥˃˟˔ˡ˦
ʴʧʡʤ ʴʷˈʸ˫˧˘˥˜ˢ˥ʸ˟˘˩˔˧˜ˢˡ˦
ʴʨʡʣ ʶˢ˟ˢ˥˦˔ˡ˗ˀ˔˧˘˥˜˔˟˦
˂˪ˡ˘˥ʭ
ˁ˔˧˛˔ˡʿˢ˩˘ʸˠ˔˜˟ʭ ˡ˔˧˛˔ˡ˟ˢ˩˘ʪʥʳ˚ˠ˔˜˟ʡ˖ˢˠ
ʤʪʧʣʿ˘˘ʴˡˡʶ˧˃˛ˢˡ˘ʭ ʫʣʨʡʦʧʨʡʩʬʤʪ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʴ˥˖˛˜˧˘˖˧ʭ
ˊ˜˟˟˅˨ˢ˙˙ʸˠ˔˜˟ʭ ˪˜˟˟˥ʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ ˃˛ˢˡ˘ʭ ʫʣʨʡʥʦʨʡʨʦʦʦ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʶ˜˩˜˟ʸˡ˚˜ˡ˘˘˥ʭ
ʻ˜˩˘ʸˡ˚˜ˡ˘˘˥˜ˡ˚ ʶˢˡ˧˔˖˧ʭ ʷ˔ˡ˃˔˥˞˘˥ʠʾ˜ˡ˚
ʪʣʨʹ˜˘˥ˢʿˡʟˆ˨˜˧˘ʤʣ ʸˠ˔˜˟ʭ ˗˔ˡʳ˛˜˩˘˘ˡ˚˜ˡ˘˘˥˜ˡ˚ʡ˨˦
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ ˃˛ˢˡ˘ʭ ʫʣʨʡʨʨʣʡʫʨʧʩ
˃˅˂ʽʸʶˇʼˁʹ˂˅ˀʴˇʼ˂ˁ
˃˅˂ʽʸʶˇʷʼ˅ʸʶˇ˂˅ˌ
ˆʻʸʸˇʼˁʷʸˋ
ˉʼʶʼˁʼˇˌˀʴ˃
1
ʴʺʸˁʶʼʸˆʴˁʷˈˇʼʿʼˇʼʸˆ
ʶ˜˧ˬˢ˙ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʠʶˢˠˠ˨ˡ˜˧ˬʷ˘˩˘˟ˢˣˠ˘ˡ˧
ʷ˘ˣ˔˥˧ˠ˘ˡ˧
˃˛ˢˡ˘ʭʛʫʣʨʜʪʫʤʠʪʤʫʣ
ʬʤʬ˃˔˟ˠˆ˧˥˘˘˧
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʶ˜˧ˬˢ˙ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʠʵ˨˜˟˗˜ˡ˚ʷ˘ˣ˔˥˧ˠ˘ˡ˧
˃˛ˢˡ˘ʭʛʫʣʨʜʪʫʤʠʪʤʫʣ
ʬʤʬ˃˔˟ˠˆ˧˥˘˘˧
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʶ˜˧ˬˢ˙ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʠ˃˟˔ˡˡ˜ˡ˚ʷ˘ˣ˔˥˧ˠ˘ˡ˧
˃˛ˢˡ˘ʭʛʫʣʨʜʪʫʤʠʪʤʫʣ
ʬʤʬ˃˔˟ˠˆ˧˥˘˘˧
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʶ˜˧ˬˢ˙ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʠ˃˨˕˟˜˖ˊˢ˥˞˦ʷ˘ˣ˔˥˧ˠ˘ˡ˧
˃˛ˢˡ˘ʭʛʫʣʨʜʪʫʤʠʪʤʫʣ
ʬʤʬ˃˔˟ˠˆ˧˥˘˘˧
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʶ˜˧ˬˢ˙ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʠʹ˜˥˘ʷ˘ˣ˔˥˧ˠ˘ˡ˧
˃˛ˢˡ˘ʭʛʫʣʨʜʪʫʤʠʪʦʫʣ
ʥʤʩʣˆ˔ˡ˧˔ʵ˔˥˕˔˥˔ʴ˩˘
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
˃ʺʙʸ
˃˛ˢˡ˘ʭʛʫʣʣʜʪʦʨʠʣʣʣʣ
ʧʣʩʻ˜˚˨˘˥˔ˆ˧
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴʬʦʧʣʤ
ʴʩʡʣ ʹ˥ˢˡ˧˅˘ˡ˗˘˥˜ˡ˚
ʴʩʡʤ ʼˡ˧˘˥˜ˢ˥ʢʵ˔˖˞˅˘ˡ˗˘˥˜ˡ˚
ʶʼˉʼʿ
ʶʤʡʣ ˇ˜˧˟˘ˆ˛˘˘˧
ʶʤʡʤ ˁˢ˧˘˦ˆ˛˘˘˧
ʶʥʡʣ ʺ˥˔˗˜ˡ˚˔ˡ˗ʷ˥˔˜ˡ˔˚˘˃˟˔ˡ
ʶʥʡʤ ʺ˥˔˗˜ˡ˚˔ˡ˗ʷ˥˔˜ˡ˔˚˘ˆ˜˧˘ˆ˘˖˧˜ˢˡ˦
ʶʦʡʣ ʸ˥ˢ˦˜ˢˡʶˢˡ˧˥ˢ˟˃˟˔ˡ
ʶʦʡʤ ʸ˥ˢ˦˜ˢˡʶˢˡ˧˥ˢ˟ʷ˘˧˔˜˟˦
ʶʧʡʣ ˈ˧˜˟˜˧ˬ˃˟˔ˡ
ʶʨʡʣ ʶˢˡ˦˧˥˨˖˧˜ˢˡʷ˘˧˔˜˟˦
Page 18 of 67
ˆʸˇˁ˂ˇʹ˂˅
ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦
ˢˡ˟ˬʟ˗ˢˡˢ˧˦˖˔˟˘˗˥˔˪˜ˡ˚˦
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
ˆˈ
˅
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ˈ
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ʶ
ʼ
ˉ
ʼ
ʿ
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ˁ
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ʼ
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ʶ
ʻ
ʼ
ˇ
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ʶˇ
ˈ
˅
ʸ
ʛˁ˂ˇʼˁˆʶ˂˃ʸʜ
ʴʤʡʣʷʸˀ˂ˆʼˇʸ˃ʿʴˁ
ˆʶʴʿʸʭʤϣʰʦʣϠʠʣϣ
ʧʟʣʣʣ˦ˤ˙˧
ˁ
Page 19 of 67
ˆʸˇˁ˂ˇʹ˂˅
ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦
ˢˡ˟ˬʟ˗ˢˡˢ˧˦˖˔˟˘˗˥˔˪˜ˡ˚˦
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
ˆˈ
˅
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ʼ
ˁ
ʺ
ʼ
ʴ
˅
ʶ
ʻ
ʼ
ˇ
ʸ
ʶˇ
ˈ
˅
ʸ
ʥˆˇ˂˅ʼʸˆ
ʴ˃ˁʭʣʣʧʠʬʩʥʠʣʦʤ
ʥˆˇ˂˅ʼʸˆʥˆˇ˂˅ʼʸˆʥˆˇ˂˅ʼʸˆʥˆˇ˂˅ʼʸˆʥˆˇ˂˅ʼʸˆʥˆˇ˂˅ʼʸˆ
ʥˆˇ˂˅ʼʸˆ
ʥˆˇ˂˅ʼʸˆ
ʥˆˇ˂˅ʼʸˆ
ʛˁ˂ˇʼˁˆʶ˂˃ʸʜ
ʥˆˇ˂˅ʼʸˆ
ʥˆˇ˂˅ʼʸˆ
ʥˆˇ˂˅ʼʸˆ
ʴʤʡʤˆʼˇʸ˃ʿʴˁ
ˆʶʴʿʸʭʤϣʰʦʣϠʠʣϣ
ˁ
ʤ ˇ˅ʴˆʻʸˁʶʿ˂ˆˈ˅ʸ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
Page 20 of 67
ˆʸˇˁ˂ˇʹ˂˅
ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦
ˢˡ˟ˬʟ˗ˢˡˢ˧˦˖˔˟˘˗˥˔˪˜ˡ˚˦
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
ˆˈ
˅
ˉ
ʸ
ˌ
ʼ
ˁ
ʺ
ʼ
ˆ
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˅
ˈ
ʶ
ˇ
ˈ
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ˈ
ˇ
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ʿ
ʼ
ˇ
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ˆ
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ʶ
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ˉ
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ˁ
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ʺ
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ʼ
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ʸ
ʶˇ
ˈ
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ʴʤʡʥʿʴˁʷˆʶʴ˃ʸˆʼˇʸ˃ʿʴˁ
ˆʶʴʿʸʭʤϣʰʦʣϠʠʣϣ
ˁ
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
Plant Water Use
Type Plant Factor
Hydrozone
Plant Water Use
Type (s) (low,
medium, high)
Plant Factor
(PF)
Hydrozone
Area (HA) (ft2)
Without SLA
Enter
Irrigation
Efficiency
(IE)(PF x HA (ft2))/IE
1,984
388
HA Area 7,055 2,371
SLA 0 0
Total LA 7,055
Results: MAWA= 105,372
ETo x 0.62 x [((PF x HA)/IE) + SLA]ETWU= 64,395
86
0
Very Low 0 - 0.1
Low 0.1 - 0.3
Medium 0.3 - 0.6
High 0.6 - 1.0
Zone 1 Low 0.25 6,427 0.81
Zone 2 Medium 0.50 628 0.81
Zone 3
Zone 4
Zone 5
Zone 6
Zone 7
Zone 8
Zone 9
Zone 10
Zone 11
Zone 12
Zone 13
Zone 14
Gallons
HCF (Hundred Cubic Feet) per year
Acre-feet per year
ETWU complies with MAWA
Maximum Applied Water Allowance Calculations
Enter Value in Blue Cells
Tan Cells Show Results
San Luis Obispo
Type of Project
ET 43.80 ET
628
6427
0
Total Landscape Area 7,055 ft
Results:
(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA] 105,372
141
0.32
Residential
o of City from MWELO data o (inches/year)
2)
2)
2)
2
Overhead Landscape Area (ft
Drip Landscape Area (ft
SLA (ft
Gallons per year
HCF (Hundred Cubic Feet) per year
Acre-feet per year
Page 21 of 67
ˆʸˇˁ˂ˇʹ˂˅ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦ˢˡ˟ˬ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠʴʥʡʣʤʵʸʷ˅˂˂ˀˈˁʼˇʹʿ˂˂˅˃ʿʴˁˆ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
ʥ ˆʸʶ˂ˁʷʹʿ˂˂˅˃ʿʴˁʤ ʹʼ˅ˆˇʹʿ˂˂˅˃ʿʴˁ
ʧʣ˦ˤ˙˧
ˈˁʼˇʵ
ʪʦʧ˦ˤ˙˧
ˈˁʼˇʴ
ʪʩʦ˦ˤ˙˧
ˈˁʼˇʶ
ʪʤʪ˦ˤ˙˧
ˈˁʼˇʷ
ʪʤʫ˦ˤ˙˧
ʴ˗˔ˣ˧˔˕˟˘ˈˡ˜˧
ʧʨ˦ˤ˙˧ʧʤ˦ˤ˙˧
ʧʤ˦ˤ˙˧
Page 22 of 67
ˆʸˇˁ˂ˇʹ˂˅ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦ˢˡ˟ˬ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠʴʥʡʤʤʵʸʷ˅˂˂ˀˈˁʼˇʸˋˇʸ˅ʼ˂˅ʸʿʸˉʴˇʼ˂ˁˆ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
ʧ ˁ˂˅ˇʻʸʿʸˉʴˇʼ˂ˁʦ ˊʸˆˇʸʿʸˉʴˇʼ˂ˁ
ʥ ˆ˂ˈˇʻʸʿʸˉʴˇʼ˂ˁʤ ʸʴˆˇʸʿʸˉʴˇʼ˂ˁ
ʹʴʶʴʷʸʴ˅ʸʴʭ ʩʪʤˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʦʬʡʨˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺ˃ʸ˅ʶʸˁˇʴʺʸʭ ʩʘ
ʹʼ˅ʸˆʸ˃ʸ˅ʴˇʼ˂ˁʷʼˆˇʴˁʶʸʭ ʪϠʠʣϣ
ʴʿʿ˂ˊʴʵʿʸ˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʥʨʘ
ʹʴʶʴʷʸʴ˅ʸʴʭ ʩʫʨˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʪʨʡʨˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺ˃ʸ˅ʶʸˁˇʴʺʸʭ ʤʤʘ
ʹʼ˅ʸˆʸ˃ʸ˅ʴˇʼ˂ˁʷʼˆˇʴˁʶʸʭ ʪϠʠʣϣ
ʴʿʿ˂ˊʴʵʿʸ˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʥʨʘ
Page 23 of 67
ˆʸˇˁ˂ˇʹ˂˅ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦ˢˡ˟ˬ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠʴʦʡʣʥʵʸʷ˅˂˂ˀˈˁʼˇʹʿ˂˂˅˃ʿʴˁˆ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
ʥ ˆʸʶ˂ˁʷʹʿ˂˂˅˃ʿʴˁʤ ʹʼ˅ˆˇʹʿ˂˂˅˃ʿʴˁ
ˈˁʼˇʴ
ʪʣʩ˦ˤ˙˧
ˈˁʼˇʵ
ʪʧʥ˦ˤ˙˧
ˈˁʼˇʴ
ʪʪʣ˦ˤ˙˧
ˈˁʼˇʵ
ʫʤʧ˦ˤ˙˧
ʬʪ˦ˤ˙˧ʧʥ˦ˤ˙˧
Page 24 of 67
ˆʸˇˁ˂ˇʹ˂˅ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦ˢˡ˟ˬ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
ʦ ʹ˅˂ˁˇʸʿʸˉʴˇʼ˂ˁ
ʤ ʵʴʶʾʸʿʸˉʴˇʼ˂ˁ
ʴʦʡʤʥʵʸʷ˅˂˂ˀˈˁʼˇʸˋˇʸ˅ʼ˂˅ʸʿʸˉʴˇʼ˂ˁˆ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
ʧ ˅ʼʺʻˇʸʿʸˉʴˇʼ˂ˁ
ʥ ʿʸʹˇʸʿʸˉʴˇʼ˂ˁ
ʹʴʶʴʷʸʴ˅ʸʴʭ ʫʤʫˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʫʩˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺ˃ʸ˅ʶʸˁˇʴʺʸʭ ʤʤʘ
ʹʼ˅ʸˆʸ˃ʸ˅ʴˇʼ˂ˁʷʼˆˇʴˁʶʸʭ ʪϠʠʣϣ
ʴʿʿ˂ˊʴʵʿʸ˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʥʨʘ
ʹʴʶʴʷʸʴ˅ʸʴʭ ʪʪʬˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʩʥˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺ˃ʸ˅ʶʸˁˇʴʺʸʭ ʫʘ
ʹʼ˅ʸˆʸ˃ʸ˅ʴˇʼ˂ˁʷʼˆˇʴˁʶʸʭ ʪϠʠʪϣˀʼˁʡ
ʴʿʿ˂ˊʴʵʿʸ˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʥʨʘ
Page 25 of 67
ˆʸˇˁ˂ˇʹ˂˅ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦ˢˡ˟ˬ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠʴʧʡʣʴʷˈʹʿ˂˂˅˃ʿʴˁˆ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
ʥ ˆʸʶ˂ˁʷʹʿ˂˂˅˃ʿʴˁʤ ʹʼ˅ˆˇʹʿ˂˂˅˃ʿʴˁ
ˈˁʼˇʴ
ʪʥʨ˦ˤ˙˧ˈˁʼˇʴ
ʧʪʧ˦ˤ˙˧
ʨʬ˦ˤ˙˧
Page 26 of 67
ˆʸˇˁ˂ˇʹ˂˅ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦ˢˡ˟ˬ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠʴʧʡʤʴʷˈʸˋˇʸ˅ʼ˂˅ʸʿʸˉʴˇʼ˂ˁˆ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
ʧ ˊʸˆˇʸʿʸˉʴˇʼ˂ˁʦ ˁ˂˅ˇʻʸʿʸˉʴˇʼ˂ˁ
ʥ ʸʴˆˇʸʿʸˉʴˇʼ˂ˁʤ ˆ˂ˈˇʻʸʿʸˉʴˇʼ˂ˁ
ʹʴʶʴʷʸʴ˅ʸʴʭ ʨʦʣˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʥʫˆ˄ʡʹˇʡ
ʸˋˇʸ˅ʼ˂˅˂˃ʸˁʼˁʺ˃ʸ˅ʶʸˁˇʴʺʸʭ ʨʘ
ʹʼ˅ʸˆʸ˃ʸ˅ʴˇʼ˂ˁʷʼˆˇʴˁʶʸʭ ʫϠʠʤϣ
ʴʿʿ˂ˊʴʵʿʸ˂˃ʸˁʼˁʺʴ˅ʸʴʭ ʥʨʘ
Page 27 of 67
ˆʸˇˁ˂ˇʹ˂˅ʶ˂ˁˆˇ˅ˈʶˇʼ˂ˁ
ʹˢ˥ˣ˟˔ˡˡ˜ˡ˚ˣ˨˥ˣˢ˦˘˦ˢˡ˟ˬ
ʩʣʨˆ˔ˡ˧˔˅ˢ˦˔ˆ˧˥˘˘˧ʟ
ˆ˔ˡʿ˨˜˦˂˕˜˦ˣˢʟʶʴ
ʫʣʨʡʬʣʧʡʧʦʬʧ
˜ˡ˙ˢʳʧʠ˖˥˘˘˞˦ʡ˖ˢˠ
˪˪˪ʡʧʠ˖˥˘˘˞˦ʡ˖ˢˠʴʨʡʣʶ˂ʿ˂˅ˆʴˁʷˀʴˇʸ˅ʼʴʿˆ
ˆʶʴʿʸʭʤʢʫϣʰʤϠʠʣϣ
˃ʤʭˆˇˈʶʶ˂ˀʥʭʶʸ˅ʴˀʼʶ˃ʴˁʸʿ
ʶʿʴʷʷʼˁʺ
ˀʦʭʹʼʵʸ˅ʶʸˀʸˁˇ
ˆʻʼ˃ʿʴ˃ˆʼʷʼˁʺ
ˀʤʭʶ˂ˀ˃˂ˆʼˇʸ˅˂˂ʹ
ˆʻʼˁʺʿʸˆ
˃ʥʭˀʸˇʴʿ˅ʴʼʿ
ˀʤʭʶ˂ˀ˃˂ˆʼˇʸ˅˂˂ʹ
ˆʻʼˁʺʿʸˆ
˃ʤʭˆˇˈʶʶ˂
ˀʦʭʹʼʵʸ˅ʶʸˀʸˁˇ
ˆʻʼ˃ʿʴ˃ˆʼʷʼˁʺ
˃ʤ
˃ʴʼˁˇʸʷˆˇˈʶʶ˂
ˆˀ˂˂ˇʻʹʼˁʼˆʻ
ʿʴʻʴʵ˅ʴ
Ϣʿʴ˅ʼʴˇʠʫʥʤʿʛʨʪʜϣ
˃ʥ
˃ʴʼˁˇʸʷˀʸˇʴʿ
ˆʻʸ˅ˊʼˁʠˊʼʿʿʼʴˀˆ
Ϣˆˊʪʣʩʬʠʼ˅˂ˁ˂˅ʸϣ
ˀʤ
ʶ˂ˀ˃˂ˆʼˇʸ˅˂˂ʹˆʻʼˁʺʿʸˆ
˂ˊʸˁˆʶ˂˅ˁʼˁʺ
ʵ˅˂ˊˁʢʷʴ˅ʾʵ˅˂ˊˁ
ˀʨ
ʶˀˈʵʴˆʸ
˂˅ʶ˂ʵʿ˂ʶʾ
ˀʥ
ʶʸ˅ʴˀʼʶ˃ʴˁʸʿʶʿʴʷʷʼˁʺ
ʶʿʴʷʷʼˁʺʶ˂˅˃ʶʸ˅ʴˀʼʶʨ
Ϣ˅ʸˆʼʴˆʾʣʥϣ
ʿʸʺʸˁʷ
ˀʩ
ˉʼˁˌʿˊʼˁʷ˂ˊ
ˀʼʿʺʴ˅ʷ
Ϣˇ˅ʼˁˆʼʶˆʸ˅ʼʸˆʠʵ˅˂ˁˍʸϣ
ˀʪ
ˉʼˁˌʿʷ˂ˈʵʿʸˆˊʼˁʺʷ˂˂˅ˆ
ˀʼʿʺʴ˅ʷ
Ϣˇˈˆʶʴˁˌˆʸ˅ʼʸˆʠʵ˅˂ˁˍʸϣ
ˀʩʭˉʼˁˌʿˊʼˁʷ˂ˊ
˃ʥʭʷʸʶʾʹʴʶʼʴ
˃ʥʭ˅˂˂ʹʹʴʶʼʴ
˃ʥʭ˅˂˂ʹʹʴʶʼʴ
ˀʨʭʶˀˈʵʴˆʸ
˃ʥʭ˅˂˂ʹʹʴʶʼʴ
ˀʤʭʶ˂ˀ˃˂ˆʼˇʸ˅˂˂ʹ
ˆʻʼˁʺʿʸˆ
ˀʩʭˉʼˁˌʿˊʼˁʷ˂ˊ
ˀʪʭˉʼˁˌʿˆʿʼʷʼˁʺ
ʷ˂˂˅
˃ʥʭ˅˂˂ʹʹʴʶʼʴ
ˆ˂ʿʼʷˊ˂˂ʷʷ˂˂˅
ˀʦ
ʹʼʵʸ˅ʶʸˀʸˁˇˆʻʼ˃ʿʴ˃ˆʼʷʼˁʺ
ʽʴˀʸˆʻʴ˅ʷʼʸ
Ϣʷ˅ʸʴˀʶ˂ʿʿʸʶˇʼ˂ˁʠʺ˅ʸʸˁʴˆʻϣ
ˀʧ
ˆˀ˂˂ˇʻˇ˅ʼˀ
ʽʴˀʸˆʻʴ˅ʷʼʸ
Ϣʷ˅ʸʴˀʶ˂ʿʿʸʶˇʼ˂ˁʠʴʿˈˀʼˁˈˀϣ
ˀʤʭʶ˂ˀ˃˂ˆʼˇʸ˅˂˂ʹ
ˆʻʼˁʺʿʸˆ
ˀʧʭˆˀ˂˂ˇʻˇ˅ʼˀ
Page 28 of 67
ʴʩʡʣʹ˅˂ˁˇ˅ʸˁʷʸ˅ʼˁʺ
ˁ˂ˇˇ˂ˆʶʴʿʸ
Page 29 of 67
ʴʩʡʤʼˁˇʸ˅ʼ˂˅ʢʵʴʶʾ˅ʸˁʷʸ˅ʼˁʺ
ˁ˂ˇˇ˂ˆʶʴʿʸ
Page 30 of 67
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-550-8546
JO
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ORCUTT MULTI-FAMILY DEVELOPMENT
1130 ORCUTT ROAD, SAN LUIS OBISPO, CA 93401
SHEET DESCRIPTIONSHEET NO. SHEET DESCRIPTION
PROJECT CONSULTANTS
C1.0 TITLE SHEET
C1.1 NOTE SHEET
C2.0 GRADING AND DRAINAGE PLAN
C2.1 GRADING AND DRAINAGE - SITE SECTIONS
C3.0 EROSION CONTROL PLAN
C3.1 EROSION CONTROL DETAILS
C4.0 UTILITY PLAN
C5.0 CONSTRUCTION DETAILS
PROJECT DATA
VICINITY MAP
LEGEND ENGINEERS DECLARATION
SHEETS
EXISTING PROPOSED
ABBREVIATIONS
GOVERNING CODES
SCOPE OF WORK
PRE-CONSTRUCTION
SEPARATE PERMITS REQUIRED
SPECIAL INSPECTIONS
EARTHWORK ESTIMATES
GRADING INFORMATION
REPORTS REQUIRED
CITY OF SLO NOTES
Page 31 of 67
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-550-8546
JO
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“”
GRADING NOTES
“”
“
”
GENERAL NOTES
OBSERVATION AND TESTING
CONSTRUCTION
AIR QUALITY
DEMOLITION
Page 32 of 67
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-550-8546
JO
B
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SH
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CONSTRUCTION NOTES
STORMWATER COMPLIANCE SUMMARY
IMPERVIOUS AREA CALC
Page 33 of 67
SF
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ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-550-8546
JO
B
T
I
T
L
E
SH
E
E
T
T
I
T
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Page 34 of 67
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705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
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805-550-8546
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Page 35 of 67
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-550-8546
JO
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705 FIERO LANE, SUITE 10
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WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-550-8546
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ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-550-8546
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SET NOT FOR CONSTRUCTION
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Page 39 of 67
Page 40 of 67
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A NEW MIXED-USE PROJECT THAT CONTAINS
APPROXIMATELY 23,164 SQUARE FEET OF COMMERCIAL SPACE AND A
ONE BEDROOM RESIDENTIAL UNIT, WITH ASSOCIATED SITE IMPROVEMENTS, A
SIGN PROGRAM, AND A REQUEST TO REMOVE TW O TREES AND REPLANT 25
TREES
FILE NUMBER: ARCH-0358-2023 BY: Rachel Cohen, Senior Planner
Phone Number: (805) 781-7574
PROJECT ADDRESS: 10 Higuera Street Email: rcohen@slocity.org
APPLICANT: Keith Sweeny
REPRESENTATIVE: Neil Miller, TenOver Studios
RECOMMENDATION
Review the proposed project in terms of its consistency with the Community Design
Guidelines, Sign Regulations, and applicable City Standards and provide
recommendations to the Planning Commission.
1.0 PROJECT DESCRIPTION AND SETTING
Keith Sweeny (Applicant) has applied for a Major Development Review (ARCH -0358-
2023) to allow for the construction of a new mixed-use project that contains approximately
23,164 square feet of commercial space (that is proposed to be occupied by a distillery,
restaurant, tasting room, and associated spaces) and a one-bedroom residential unit with
associated site improvements, a sign program, and a request to remove two trees. The
project is proposed on property located at 10 Higuera Street (Assessor Parcel Numbers
[APN] 004-511-015, 004-511-022) that is 2.96-acre parcel acres in size within the Service
Commercial zone with a special consideration overlay (C-S-S) and Tourist Commercial
zone with a mixed-use overlay (C-T-MU) (see Attachment A, Project Plans and
Attachment B, Project Elevations).
Along with the new mixed-use structure, the project will include various site
improvements. Demolition activities would include the removal of asphalt, concrete, and
two pepper trees. The project also proposes site improvements including installation on-
site water lines, sewer service lines within the site and a connection to existing City
wastewater infrastructure. The project would include on-site amenities including a trash
enclosure, parking lot, bicycle parking, and landscaping (including the planting of 25
trees).
General Location: The project is located at 10 Higuera Street on a 2.96 -acre parcel
(128,938 square feet) (Assessor Parcel Numbers [APN] 004-511-015, 004-511-022). The
site accessed from Higuera Street (see Figure 1).
Meeting Date: 5/6/2024
Item Number: 4b
Time Estimate: 25 minutes
Page 41 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Zoning Designation: Service Commercial zone with a special consideration overlay (C-
S-S) & Tourist Commercial zone with a mixed-use overlay (C-T-MU)
General Plan Land Use Designation: General Retail and Services & Manufacturing
Surrounding Uses:
East: Higuera Street, (C-S-MU)
Retail Businesses
West: San Luis Creek and Highway
101
North: (C-T-MU) Caltrans District 5
Offices
South: (C-S-MU) Cemetery
2.0 PROPOSED DESIGN
Architecture: Contemporary / Industrial
Design details: The building utilizes symmetrical and asymmetrical lines, large windows,
and a mix of materials and colors that contribute to the contemporary design.
Materials: Vertical box rib metal siding, vertical wood siding, concrete bulkheads, dark
bronze aluminum storefront windows, and a standing seam metal room.
Colors: Black, Gray, natural wood, and dark bronze colors are proposed.
Figure 2: Rendering of the proposed project looking west toward the public entrance to the
building.
Figure 1: Subject Property Location
Page 42 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
3.0 PROJECT STATISTICS
Staff have evaluated the project for consistency with relevant development standards of
the Zoning Regulations and have summarized its compliance in Table 1 below. The
project is not seeking any exceptions from development standards.
Table 1. Project Compliance with the Zoning Regulations Development Standards
Site Details Proposed Allowed/Required*
C-S-S Zone C-T-MU Zone
Minimum Setbacks
Front
Interior Side
Rear
> 15 feet
None
20 feet (Creek setback)
15 feet
None
20 feet (Creek
setback)
10 feet
None
None
Maximum Building Height 33 feet 5 inches to 40 feet 35 feet 45 Feet
Maximum Lot Coverage 13% 75% 75%
Floor Area Ratio (FAR) 0.14 to 0.29 1.5 2.5
Affordable Housing Pay in-lieu fee and
commercial linkage fee
Provide units or pay in-lieu fee and
commercial linkage fee
Parking and Loading Standards
Parking Spaces (Total)
Commercial Space
Residential
EV Ready
EV Capable
78
74
1
8
20
75
74
1
8
20
Figure 3: Rendering of the proposed project as viewed from the loading area towards
the front entrance.
Page 43 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Site Details Proposed Allowed/Required*
Bicycle Spaces (Total)
Short-term
Long-term
35
20
15
35
20
15
Motorcycle Parking 4 4
Tree Removal
Replacement Plantings
2 trees removed;
25 trees to be replanted on-
site
1:1 replacement planting ratio
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
section 15332 (Class 32, Infill Development Projects)
*2022 Zoning Regulations
4.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of consistency with the
Community Design Guidelines (CDG) and applicable City Standards, and 2) provide
comments and recommendations to the Planning Commission concerning the proposed
project design, focusing on building architecture, site layout, and sign program guidelines.
5.0 DESIGN STANDARDS AND GUIDELINES / DISCUSSION ITEMS
Staff have evaluated the project for consistency with relevant standards and guidelines
of the CDG, including Chapter 3, Section 3.3 (Industrial Project Design Guidelines) and
Chapter 6 (Site Planning and Other Design Details) as well as the City’s Active
Transportation Plan (ATC), Appendix C and Sign Regulations (SLOMC Chapter 15.40).
Although the proposed project is identified as a mixed-use project, the proposed uses,
zoning, and location supports a more industrial / commercial design rather than
residential. Overall, the proposed project appears to be generally consistent with the
CDG. Staff have identified two discussion items for the ARC related to the project’s
consistency with the CDG in Table 2, below.
Table 2. CDG and ATC Consistency Discussion Items
Highlighted Sections Discussion Items
Chapter 3, Section 3.3 – Industrial Project Design Guidelines
3.3 (B)(2) Mass and scale of structures. As a
category of structure type, typically bland
industrial buildings often present unattractive,
unadorned, "box-like" forms. A variety of design
techniques should be used to help overcome
this situation and to produce a cohesive design
statement.
(a) Provide articulated facades with offsets and
recessed entries.
The north elevation of the proposed project is
unarticulated and does not provide any offsets or
change in materials or colors (see Attachment B,
Project Elevations).
The ARC should discuss whether the north
elevation should be modified to include articulation,
architectural features, change in color, or materials
or a combination of the above to break up the large
wall expanse on the north elevation.
Page 44 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Highlighted Sections Discussion Items
(c) Alteration of colors, textures, and materials
should be used to produce diversity and
enhance architectural forms.
(d) A compatible variety of siding materials (i.e.,
metal, masonry, concrete texturing, cement or
plaster) should be used to produce effects of
texture and relief that provide architectural
interest.
3.3 (B)(3)(a) Undesirable elements. Design
elements which are undesirable and should be
avoided include: Large blank, unarticulated wall
surfaces;
Chapter 6 – Site Planning and Other Design Details
6.3(F)(j) (Bicycle Parking). Be sheltered, when
shelter can be attractively integrated with project
architecture.
Active Transportation Plan Policy 7.29 Bicycle
lockers shall:
(c) To the greatest extent possible, be integrated
into a project’s overall architecture and site
design themes.
The project includes double sided bicycle lockers
for long-term bicycle parking1. The bicycle lockers
are located along the perimeter of the parking lot
and near the entrance to the structure along the
north property line.
The ARC should discuss whether the proposed
bicycle lockers are integrated well into the site plan
and consistent with the project’s overall architecture
theme.
Sign Regulations
Municipal Code Chapter 15.40 outlines the City’s Sign Regulations. Subsection 15.40.485
describes that sign programs are required for new mixed-use projects in order to establish
ongoing sign requirements and to ensure the signage is complementary and compatible
with the development and the surrounding neighborhood and commercial district. The
applicant has proposed a sign program and staff has highlighted components of the sign
program in Table 3. Details of the sign program and example signage are provided on
Sheet A3.1 of the Project Plans (Attachment A).
Table 3. Proposed Sign Program Design Guidelines
Proposed
Signs
Maximum
Size
Max
Number
Design Material Illumination
Sign Zone 1
(wall sign) 150 square feet 1
Three-dimensional
lettering and / or logo
balanced and in
proportion with the
building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
1 Example of a double-sided bicycle locker.
Page 45 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Proposed
Signs
Maximum
Size
Max
Number
Design Material Illumination
Sign Zone 2
(awning,
projected,
hanging, or
suspended)
Hanging or
Suspended
signs: max area
of 8 square feet
(consistent with
SLOMC
15.40.470(E)(2)).
Projecting Signs:
max area of 24
square feet
(consistent with
SLOMC
15.40.470(D)(2))
1 per
tenant
space
All signage shall be
three-dimensional
lettering and or logo
balanced in proportion
with the building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
Sign Zone 3
(window
signs)
Signs shall be
limited to a
maximum of 24
square feet or 15
percent of the
window area,
whichever is less
(SLOMC
15.40.470(B)(2))
1 per
tenant
Signs shall be limited to
small graphics and text
that serve to frame a
window or provide
information. Signs are
two-dimensional
adhered to glass of
windows.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Sign Zone 4
(wall sign) 150 square feet 1
Three-dimensional
lettering and / or logo
balanced and in
proportion with the
building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
Sign Zone 5
(wall sign
that faces
the rear of
the property)
300 square feet,
100 square feet
per sign
1 per
tenant
Three-dimensional
lettering and / or logo
balanced and in
proportion with the
building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
A sign program may vary from the City’s sign standards as long as the proposed program
is complementary and compatible with the new structure. For reference, the Sign
Regulations allow a maximum of 2 signs per premise (tenant space) and a cumulative
total maximum sign area of 200 square feet for the C -T and C-S zones. The applicant’s
sign program includes up to 600 square feet of wall signage plus additional signs and
square footage for awning, projected, hanging, suspended, and window signage for each
tenant. The Sign Regulations also state that all signs that are attached to a building must
be located on a building face that has a public entrance. Sign Zone 5 is located along the
west elevation (where the loading dock is located) facing the creek and Highway 101 and
does not include a public entrance.
Page 46 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
The ARC should discuss whether the proposed number of signs, size of sign areas, and
locations of signage is complementary, compatible, and appropriate for the new mixed -
use project. The ARC may provide direction to maintain, modify, or eliminate any
proposed signage in the sign program.
6.0 ACTION ALTERNATIVES
6.1 Recommend findings of consistency with the Community Design Guidelines , Sign
Regulations, and applicable City Standards. An action recommending approval of
the application based on consistency will be forwarded to the Planning
Commission for final action. This action may include recommendations for
conditions to address consistency with the Community Design Guidelines, Sign
Regulations, or other applicable City Standards.
6.2 Continue the project to a hearing date certain, or uncertain. An action continuing
the application should include direction to the applicant and staff on pertinent
issues.
6.3 Recommend denial the project. An action recommending denial of the application
should include findings that cite the basis for denial and should reference
inconsistency with the General Plan, Community Design Guidelines, Zoning
Regulations or other policy documents.
7.0 ATTACHMENTS
A - Project Plans (ARCH-0358-2023)
B - Project Elevations (ARCH-0358-2023)
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