HomeMy WebLinkAboutItem 4a. 1130 Orcutt Rd (ARCH-0529-2023)
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
Page 16 of 67
˂˅ʶˈˇˇ
ˀˈʿˇʼʠʹʴˀʼʿˌ
ʷʸˉʸʿ˂˃ˀʸˁˇ
ˇ˛˜˦ˣ˥ˢ˝˘˖˧˜ˡ˩ˢ˟˩˘˦˧˛˘˗˘˩˘˟ˢˣˠ˘ˡ˧ˢ˙
ˠ˨˟˧˜ʠ˙˔ˠ˜˟ˬ˛ˢ˨˦˜ˡ˚ˢˡʤʤʦʣ˂˥˖˨˧˧˅ˢ˔˗ʡˇ˛˘˦˜˧˘
˦˜˧˦˜ˡ˔˅ʠʦ˭ˢˡ˘˔ˡ˗˜˦ʡʩʪʧ˔˖˥˘˦ʟ˪˛˜˖˛˔˟˟ˢ˪˦˙ˢ˥
˔˛ˢ˨˦˜ˡ˚˗˘ˡ˦˜˧ˬˢ˙ʤʦʡʧʪ˨ˡ˜˧˦ʡˇ˛˘˜ˡ˜˧˜˔˟
˗˘˩˘˟ˢˣˠ˘ˡ˧˪˜˟˟˖ˢˡ˦˜˦˧ˢ˙˗˘ˠˢ˟˜˦˛˜ˡ˚˔ˡ˘˫˜˦˧˜ˡ˚
ʧʟʣʣʣ˦ˤ˙˧˕˨˜˟˗˜ˡ˚˔ˡ˗˥˘ʠ˚˥˔˗˜ˡ˚˧˛˘ˣ˥ˢˣ˘˥˧ˬ˔˦
˪˘˟˟˔˦˥˘ʠ˗˘˦˜˚ˡ˜ˡ˚˧˛˘˘˫˜˦˧˜ˡ˚ˣ˔˥˞˜ˡ˚˟ˢ˧ʡˇ˛˘
ˢ˩˘˥˔˟˟˗˘˩˘˟ˢˣˠ˘ˡ˧˪˜˟˟˖ˢˡ˦˜˦˧ˢ˙ʛʫʜˢˡ˘
˕˘˗˥ˢˢˠ˨ˡ˜˧˦ʟʛʫʜ˧˪ˢ˕˘˗˥ˢˢˠ˨ˡ˜˧˦˔˦˪˘˟˟˔˦
ʛʤʜʴʷˈ˨ˡ˜˧ʡ˂ˡ˘ˢ˙˧˛˘ˢˡ˘˕˘˗˥ˢˢˠ˨ˡ˜˧˦˪˜˟˟˕˘˔
˗˘˗˜˖˔˧˘˗˟ˢ˪˜ˡ˖ˢˠ˘˨ˡ˜˧ʡˇˢ˔˖˖ˢˠˣ˟˜˦˛˧˛˜˦ʟ˔ˡ
˘˫˜˦˧˜ˡ˚˗˥˔˜ˡ˔˚˘˘˔˦˘ˠ˘ˡ˧˪˜˟˟ˡ˘˘˗˧ˢ˕˘
ˠˢ˗˜Ѓ˘˗˧ˢ˔˖˖ˢˠˠˢ˗˔˧˘˧˛˘ˡ˘˪˗˘˩˘˟ˢˣˠ˘ˡ˧ʡ
ˇ˛˥ˢ˨˚˛˧˛˜˦˔ˣˣ˟˜˖˔˧˜ˢˡ˪˘˔˥˘˥˘ˤ˨˘˦˧˜ˡ˚˔ˡ
˘˫˖˘ˣ˧˜ˢˡ˙ˢ˥˧˛˘˦˜˭˘ˢ˙˧˛˘ʴʷˈ˧ˢ˕˘˔˧ʤʟʥʣʣ
˦ˤ˨˔˥˘˙˘˘˧˔˦˪˘˟˟˔˦˙ˢ˥ʛʧʜ˖ˢˠˣ˔˖˧ˢ˙˙ʠ˦˧˥˘˘˧
ˣ˔˥˞˜ˡ˚˦ˣ˔˖˘˦ʡˇˢˢ˙˙˦˘˧˧˛˘˖ˢˠˣ˔˖˧˦ˣ˔˖˘˦˪˘
˛˔˩˘ˣ˥ˢ˩˜˗˘˗ʛʫʜ˔˗˗˜˧˜ˢˡ˔˟˚˨˘˦˧˕˜˖ˬ˖˟˘ˣ˔˥˞˜ˡ˚
˦ˣ˔˖˘˦ʡ
ˆˈ
˅
ˉ
ʸ
ˌ
ʼ
ˁ
ʺ
ʼ
ˆ
ˇ
˅
ˈ
ʶ
ˇ
ˈ
˅
ʴ
ʿ
ʼ
ʶ
ʼ
ˉ
ʼ
ʿ
ʼ
ˈ
ˇ
ʼ
ʿ
ʼ
ˇ
ʼ
ʸ
ˆ
ʼ
˃
ʿ
ʴ
ˁ
ˁ
ʼ
ˁ
ʺ
ʼ
ʴ
˅
ʶ
ʻ
ʼ
ˇ
ʸ
ʶˇ
ˈ
˅
ʸ
Page 17 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
ˇ
˅
ˈ
ʶ
ˇ
ˈ
˅
ʴ
ʿ
ʼ
ˈ
ˇ
ʼ
ʿ
ʼ
ˇ
ʼ
ʸ
ˆ
ʼ
ʶ
ʼ
ˉ
ʼ
ʿ
ʼ
˃
ʿ
ʴ
ˁ
ˁ
ʼ
ˁ
ʺ
ʼ
ʴ
˅
ʶ
ʻ
ʼ
ˇ
ʸ
ʶˇ
ˈ
˅
ʸ
˃˥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
˅
ˉ
ʸ
ˌ
ʼ
ˁ
ʺ
ʼ
ˆ
ˇ
˅
ˈ
ʶ
ˇ
ˈ
˅
ʴ
ʿ
ʼ
ˈ
ˇ
ʼ
ʿ
ʼ
ˇ
ʼ
ʸ
ˆ
ʼ
ʶ
ʼ
ˉ
ʼ
ʿ
ʼ
˃
ʿ
ʴ
ˁ
ˁ
ʼ
ˁ
ʺ
ʼ
ʴ
˅
ʶ
ʻ
ʼ
ˇ
ʸ
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
˅
ˉ
ʸ
ˌ
ʼ
ˁ
ʺ
ʼ
ˆ
ˇ
˅
ˈ
ʶ
ˇ
ˈ
˅
ʴ
ʿ
ʼ
ˈ
ˇ
ʼ
ʿ
ʼ
ˇ
ʼ
ʸ
ˆ
ʼ
ʶ
ʼ
ˉ
ʼ
ʿ
ʼ
˃
ʿ
ʴ
ˁ
ˁ
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
ˇ
˅
ˈ
ʶ
ˇ
ˈ
˅
ʴ
ʿ
ʼ
ˈ
ˇ
ʼ
ʿ
ʼ
ˇ
ʼ
ʸ
ˆ
ʼ
ʶ
ʼ
ˉ
ʼ
ʿ
ʼ
˃
ʿ
ʴ
ˁ
ˁ
ʼ
ˁ
ʺ
ʼ
ʴ
˅
ʶ
ʻ
ʼ
ˇ
ʸ
ʶˇ
ˈ
˅
ʸ
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
B
T
I
T
L
E
SH
E
E
T
T
I
T
L
E
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
B
T
I
T
L
E
SH
E
E
T
T
I
T
L
E
“”
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
T
I
T
L
E
SH
E
E
T
T
I
T
L
E
CONSTRUCTION NOTES
STORMWATER COMPLIANCE SUMMARY
IMPERVIOUS AREA CALC
Page 33 of 67
SF
FR
FR
FR
FR
FR FR FR FR F
R
F
R
FR
FR
FR
FRFRFRFRFR
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
L
E
Page 34 of 67
SF
SF
SF
SF
SF
SF
SF SF SF
SF
SF
SF
SF
SF
SF
SF
SFSFSFSFSFSFSFSFSF
FR
FR
FR
FR
FR
FR
FR
FR
FR
FR
FR
FR
FR FR FR FR FR FR FR FR FR FR FR FR FR FR
FR
FR
FR
FR
FR
FR
FR
FR
FR
F
R
FR
FR
FR
FR
FR
FRFRFRFRFRFRFRFRFRFRFRFR
FR
SFSFSSSFSFSF
SF
SFSFSFSSSFSFSFSFSSSFSSSSSS
SFS
SF
SFS
SF
SFSFFSFF
SFFSFSFFSSSFFSFFSFFFSFSSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFFSFSFSFSFSFSSFSFSFSSFSFSFSFSFSFSF
FRRRRR FRFRFF FRRRRRRRFR FRRFRFRRFRFR FRRRRRRRRRRRRRRFR FR
FRFRFF
FRF
FRRRRRRRRRRRRRFRFFRR
FRF
FRFFR
FRFRF
FRFR
FR
FR
F
R
F
R
FFF
RR
FF
FR
FRRR
FRFR
FRF
FRFR
FRFRRRRFRRFRFRRFFFRFRFRFFRFRFRFRFRFRFRFRFRR
SFSSFSFSFSFSFSSFSF
SFSFFSFFSFSFSSSSFSSFF
SFSF
SFSF
SFFSFS
SFFSF
SFSFSFSFFSFSFSFFFSSFSFFSFSFFF SSFSFSFSFSFFFFSSFFFFFF
FFFFFFFFFFFFSFSSFSSFSFSFFSFSFFSFSFSFSFFSFSFFSFSFSFSFFSFSFSSFSFFSF
FRFRFRFR
FRFRFRFRRRRFRRR
FRFRFR
FRFFRFRFRFR
FRFFFR
FRFR
FR
FRFR
FR
FRFR
FRFRRRRRFR
FRRFRFRRFRFRRRRR
FRFRRFRRFFRFRFRFRF FRFRRFRRFFRRRRRFRFR FFRRFRFFRFRFRFRFRFFFFFFFFRFFRFRFFR FRFRFRFFFFFFRFRFRFRFFFR FRFRFRRRFRFRFFFR FRFRFRRFFRFRFFRRRRRRFFFRFRRRRR FRFRFRRFFF FRFFRFRFFR
FRFRFRFRFRFRFRFRFRRRRRRFRFRFRF
FRFR
FFFFFFF
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
L
E
EROSION CONTROL
GENERAL NOTES
SF
EROSION CONTROL NOTES
SF
FR
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
B
T
I
T
L
E
SH
E
E
T
T
I
T
L
E
Page 36 of 67
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
W
WWWWWW
W W
S S
S S
S S
S S
W
S
S
W
W
W
S
S
S
S
S
S
S
S
SSS
SSS
S S S S S S S S S S
W
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
L
E
UTILITY NOTES
CONSTRUCTION NOTES
Page 37 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
T
I
T
L
E
SH
E
E
T
T
I
T
L
E
Page 38 of 67
SET NOT FOR CONSTRUCTION
For planning purposes only
605 Santa Rosa Street,
San Luis Obispo, CA
805.904.4394
info@4-creeks.com
www.4-creeks.com A5.1STREET ELEVATIONS
SCALE: 1/16” = 1’-0”
1 SOUTH ELEVATION
2 EAST ELEVATION
SO
U
T
H
P
L
(
F
R
O
N
T
)
NO
R
T
H
P
L
(
B
A
C
K
)
ORCUTT ROAD
(E) SIDEWALK 10'-0"DUPLEX UNIT DUPLEX UNIT
SITE
ACCESS
EXISTING DRIVE
APPROACH LOCATION
SO
U
SO
U
SO
U
SO
U
SO
U
SO
UOUOU
SO
U
SO
U
SO
U
SO
UOU
SO
U
SO
U
SO
U
SO
U
SO
U
SO
U
SO
U
SO
U
SO
U
SO
U
SO
UOU
SO
U
SO
U
SO
U
SO
U
SO
U
SO
UOUOUUUU
SO
UOU
SO
U
U
SO
U
SO
U
SO
U
SO
UOOSOSOOSOOSOOOSOSOOSOOOOSSSSS
HTHTHTHTHTHTHTHTHTHTHTHTHTHTHHTHTHHTHHTHTHTHTHTHTHTHTHHTHTHTHHTHTHTHTHHHTHHHHTHTHTHTTTTTTTTTT
PL
PL
PL
PL
PL
PL
LPLPL
PLPLPLPL
PLPLPL
PL
L
PLL LPLPLPLPLPLPLPLPLPLPLPLPLPLLPLPLPPPPPPPPPPPPPPPPPPPPP
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
RFR
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F
R
(F(F(FF(FF(F(F(FF(F(F(F(((((((((((((((((
ON
T
OOOOOOOOOOOOOOOOO
)
NT
)
NO
R
NO
R
NO
R
NO
R
NO
R
NO
RORR
NO
R
RRRRR
NO
R
NO
R
NO
R
NO
R
R
NO
R
RR
NO
R
RR
NO
R
NO
R
RRR
NO
R
NO
R
NO
R
NO
R
NO
R
NO
R
NO
R
R
NO
R
RR
NONONONONONONONNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN
THTTTTTTTTTTTTTTTT
WE
S
T
P
L
(
S
I
D
E
)
EA
S
T
P
L
(
S
I
D
E
)
7'-0"ADU UNIT
SITE
STAIRS DUPLEX UNIT DUPLEX UNIT DUPLEX UNIT (E) SIDEWALK
FERNWOOD
DRIVE
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
SES
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
WE
S
SES
WE
S
WE
S
WE
S
S
WE
S
WE
S
S
WE
S
WE
S
WE
S
WE
S
WE
S
SS
WEWEWEWEWWWWWWWW
T
PTPPTPTPTPTPP
T
P
T
P
T
P
T
P
T
P
T
P P
T
P
T
PTPTP
T
P
T
PTPTP
T
P
P
T
P
PTPTP
T
P
T
P
P
T
P
P
T
P
T
P
T
P
PPTPPPPPPPTPPPP
T
P
T TT
L(
L
(L((
L
(
L
(
L
(
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
L
(
(L(
L
(
L
(
L
(
L
(
L
(L(
L
(
(
L
(
L
(
(L((
L
(
( (
L
(
L
(L((
L
(L(
L LLLL
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
DID
SI
D
SI
D
D
SI
D
SI
D
SI
D
SI
D
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SISISISISISIISISSSSSSSSSSSSSS
E
EA
S
EA
S
EA
SASAS
EA
S
EA
SAS
EA
S
EA
S
SS
EA
S
EA
S
SSSSSSSAS
EA
S
SASAS
EA
S
SAS
EA
S
SASSASS
EA
S
SSAS
EA
S
SSASASSSASSSSSASSASSSSASSASSS
EA
S
SSSSSS
EA
S
EA
S
EA
SAAAAAAAAEAEE
TP
T
P
T
P
T
P
T
P
T
P
T
P
PPTPPPPPPPP
T
P
PPP
T
P
PP
T
PTP
T
P
PPPTPTPPPPPPTPP
T
P
PPTPPP
T
P
PPTPPPPP
TT TTTTTT
L
(
L
(
((
L
(L(
L
(
L
(
L
(
L
(
L
(
L
( (
L
(
L
(
(
L
(
(
L
(L((
L
(L(
L
(
L
(
L
(
L
(
((L(
L
(L(
L
(
L
(
((
L
(
(
L
(
(
L
(
L
(
((L((L(((
L
(
L
(L(L((
L
(L(((L(L(((((((
L
(
LL LL L LLL LLLLL
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
D
SI
DID
SI
D
SI
D
SI
D
SI
D
SI
DID
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
DID
SI
D
SI
D
SI
D
SI
DIDID
SI
D
SI
DID
SI
D
SI
D
SI
D
SI
D
SI
D
DID
SI
DID
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
SI
D
D
SI
D
SI
D
SI
D
D
SI
D
DISISIISIISIISISIIIISSSSSSSSSSSSSSSSSSSS
E)E)E)E))E)E))E))E)))E)E)E)E))E)E)))E)E))E)E)E)))E))E))E)E)))E)E)))E)E)E)))E)E)E)E)E)E)E)))E)E))))E)E)E)E))E)E))E))E)E)))EEEEEEEEEEEEEEE
Page 39 of 67
Page 40 of 67
5/6/2024 Item 4a ‐ Staff Presentation
1
1
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.
Applicant: Nathan Love
Representative: Will Ruoff, 4Creeks, Inc.
ARCH-029-2023 (1130 Orcutt Road) Multi-Family
Residential Development
May 6, 2024
2
ARC Focus of Review
Review the proposed multi-family development project in terms of its consistency
with the Community Design Guidelines (CDG)
Provide recommendations to the Community Development Director.
1
2
5/6/2024 Item 4a ‐ Staff Presentation
2
3
Project Location
General Location:
1130 Orcutt Road
Access: Fernwood Drive
General Plan Land Use
Designation: Medium-High
Density Residential
Zoning Designation:R-3
4
Project Description
Development of a 16-unit multi-family
residential development and an ADU
Demolition of an existing 4,000 square
foot school and childcare facility
Removal of 17 trees
Maximum
HeightConfigurationNumber
of Units
Unit Size
(sf)
Residential
Housing Type
20 feet, 11
inches
Two buildings,
four units each8717 –
763
Multi-Family
Residential
1-bedroom unit
29 feetFour buildings,
two units each81,476 –
1,556
Multi-Family
Residential
2-bedroom unit
26 feet, 9
inches
One detached
building11,200Accessory
Dwelling Unit
7 Buildings17 UnitsTotal
3
4
5/6/2024 Item 4a ‐ Staff Presentation
3
5
Project Design
Architecture: Contemporary
Prairie style
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..
6
Project Design: Colors and Materials
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.
5
6
5/6/2024 Item 4a ‐ Staff Presentation
4
7
Project Design: Site Plan
8
Project Design: Landscape Plan
7
8
5/6/2024 Item 4a ‐ Staff Presentation
5
9
East Street-view Elevation
(Orcutt Rd)
10
South Street-view Elevation (Fernwood
Dr.)
9
10
5/6/2024 Item 4a ‐ Staff Presentation
6
11
Design Discussion
The project is not seeking any design exceptions, but is requesting:
an ADU greater than 1,000 square feet;
four compact parking spaces; and
modification of the location of an existing on-site drainage easement
•Apart from these requests, the project is consistent with relevant development
standards of the Zoning Regulations.
•The project was evaluated and 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 and applicable City Standards.
12
Discussion Item #1 – Materials
CDG 5.2(F). Exterior finish materials should be durable and require low maintenance. The use of
combined materials (such as stucco and wood siding) can provide visual interest and texture;
however, all sides of each single-family dwelling or multi-family structure should employ the same
materials, design details, and window treatment. No residential structure should have a carefully
designed and detailed facade 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.
The proposed project design would have well-designed facades facing Orcutt Road including
stone paneling and balconies, and based on building elevations, 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.
The ARC should discuss whether the proposed combination of materials provides sufficient
visual interest and texture on all elevations of the residences in compliance with the CDG.
11
12
5/6/2024 Item 4a ‐ Staff Presentation
7
13
Building Elevations
14
Discussion Item #2 – Pedestrian Entrances
CDG 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 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.
Proposed ground floor units would have balconies that face the project frontages along
Orcutt Road and Fernwood Drive.
The project includes two pedestrian paths that would lead from the interior of the site to the
existing sidewalks along Orcutt Road and Fernwood Drive.
The ARC should discuss whether the proposed locations of the front entrances and
pedestrian entrances are consistent with the CDG.
13
14
5/6/2024 Item 4a ‐ Staff Presentation
8
15
Conceptual Renderings
View from Orcutt Road
16
Discussion Item #3 – Mechanical Equipment
CDG 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 from view of public streets to be compliant with the CDG.
15
16
5/6/2024 Item 4a ‐ Staff Presentation
9
17
Transformer Location and Screening
18
ARC Actions
Recommend findings of consistency with the Community Design Guidelines and
applicable City Standards. An action recommending approval of the application based
on consistency will be forwarded to the Community Development Director for final action.
This action may include recommendations for conditions to address consistency with the
Community Design Guidelines or other applicable City Standards.
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.
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.
17
18
5/6/2024 Item 4a ‐ Staff Presentation
10
19
Project Design: Conceptual Renderings
View from Orcutt Road
20
Project Design: Conceptual Renderings
View from Fernwood Drive access driveway
19
20
5/6/2024 Item 4a ‐ Staff Presentation
11
21
Demolition and Tree Removal Plan
21