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HomeMy WebLinkAboutItem 4a. 466 Dana St. (ARCH-0329-2022) Construction of 20 Low to Very Low Income Affordable Homes and Rehabilitation of the Ristoric Rosa Butrón Adobe PLANNING COMMISSION AGENDA REPORT SUBJECT: 466 DANA STREET (ARCH-0329-2022, EID-0637-2022) REVIEW OF A PROJECT PROPOSING THE CONSTRUCTION OF 20 LOW -TO VERY-LOW INCOME AFFORDABLE HOMES WITH A REQUEST FOR CONCESSIONS PURSUANT TO STATE DENSITY BONUS LAW FOR A REDUCTION OF PARKING REQUIREMENTS; REHABILITATION OF THE MASTER LIST HISTORIC ROSA BUTRÓN ADOBE INCLUDING DEMOLITION OF PORTIONS OF THE BUILDING AT THE REAR OF THE STRUCTURE; REMOVAL OF 12 TREES WITH A COMPENSATORY PLANTING PLAN; REVIEW OF THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND GENERAL PLAN CONFORMITY DETERMINATION BY: David Amini, Housing Coordinator FROM: Tyler Corey, Deputy Director Phone Number: (805) 781-7524 Phone Number: (805) 781-7169 Email: damini@slocity.org Email: tcorey@slocity.org APPLICANT: Smart Share Housing Solutions REPRESENTATIVE: Dana Hunter RECOMMENDATION Adopt the Draft Resolution (Attachment A) which provides the following:  Adoption of the Initial Study/Mitigated Negative Declaration of Environmental Impact prepared pursuant to CEQA;  Determination that the City’s action on the subject property to authorize and/or construct buildings or structures for the purposes of developing affordable housing is consistent with the City’s General Plan; and  Approval of the proposed new construction of 20 low and very low-income residential units with a parking reduction pursuant to state density bonus law, rehabilitation of the historic adobe, and associated removal of 12 trees based on findings and subject to conditions of approval. 1.0 COMMISSION'S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines (CDG), the Historic Preservation Ordinance, and applicable City Standards. Per Government Code Section 65402, the Planning Commission is required to make a determination of General Plan consistency of the project. The Planning Commission also is required to review and adopt the Initial Study/Mitigated Negative Declaration of Environmental Impact prepared for the project. Meeting Date: 12/11/2024 Item Number: 4a Time Estimate: 60 minutes Page 11 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 2.0 SUMMARY The applicant, Smart Share Housing Solutions, is proposing a new residential project, Waterman Village, located at 466 Dana Street that consists of the construction of 20 low to very-low income, prefabricated affordable homes ranging in size from 220 to 264 square feet (see Attachment A, Project Plans). The new units are clustered around the historic adobe and utilize raised pier foundations to accommodate the 100-year flood plain requirements. Each unit is accessible via a raised boardwalk with ramps and stairs. The project includes a request for a concession pursuant to California State Density Bonus law for a reduction of parking requirements from 29 required vehicle spaces to 4 provided spaces, as well as a reduction of bicycle parking from 40 required spaces to 24 provided spaces. The project is located in the Downtown Core within short walking distance of shopping, restaurants, and other amenities. The project also proposes to rehabilitate the Master List Historic Rosa Butrón Adobe. The historic adobe will be used as a community gathering space as well as office and administrative space for the on -site manager. The project scope includes the demolition of non-historic additions at the rear of the adobe, as well as removal of 12 trees with a proposed off-site compensatory planting plan. The City has prepared a Draft Initial Study and Mitigated Negative Declaration of environmental impact that assesses the potential environmental effects of the project, pursuant to the California Environmental Quality Act (CEQA). 2.1 PROJECT BACKGROUND The City of San Luis Obispo has owned the Master List Rosa Butrón Adobe property since 1989, after acquiring the property as a life estate gift from Ms. Mary Gail Black. The City provides basic maintenance and upkeep to the house and grounds, but the house is currently vacant and is at risk of ongoing deterioration and threats to its long -term preservation. On March 6, 2020, at the direction of the City Council, staff issued a Request for Interest (RFI) document seeking community partners to help the City rehabilitate and re-use the Rosa Butrón Adobe in accordance with program guidance found in the Conservation and Open Space Element (2006) of the General Plan. As a result of this process, in September 2021, Council approved an Exclusive Negotiating Agreement (“ENA”) with Smart Share Housing Solutions and the Peace Project that set forth a shared vision between those two organizations for the “Waterman Peace Village.” The City Council further approved an Amended and Restated ENA in February 2024 with Smart Share Housing Solutions only, and the current project scope entails rehabilitation and re-use of the adobe structure with the construction of 20 low and very-low income housing units on the site. Page 12 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 The intent of the ENA is to set forth certain parameters, terms, and conditions precedent to consideration of a long-term lease with Smart Share Housing Solutions for the site that would enable the opportunity to achieve both the City Council’s goals for providing affordable housing (Housing Element Program 6.17) and the rehabilitation and long-term preservation of City-owned adobes including the Rosa Butrón Adobe (Conservation Element Program 3.6.9). The ENA required the Cultural Heritage Committee to review the Waterman Village Project in order to ensure consistency wit h Historic Preservation Ordinance, Secretary of Interior Standards, and Historic Preservation Program Guidelines. 3.0 PREVIOUS REVIEW The Cultural Heritage Committee held a Public Hearing on October 28, 2024 (Agenda Packet). The Committee recommended that the Planning Commission find the proposed project consistent with the City’s Historic Preservation Ordinance with the following recommendations: 1. Evaluate the period of significance in the Historic Resources Report for the potential that the historic period of significance extends to 1989. 2. Evaluate the potential that the site is believed to have been the original location of Mission San Luis Obispo from 1775 to 1788. 3. Include requirements for construction staff training for the possibility that burial sites and artifacts may be encountered from the Mission era. 4. Include historical signage that reflects all periods of significance and the cu ltural narrative of the site. The Architectural Review Commission held a Public Hearing on November 18, 2024 (Agenda Packet). The Commission found the project to be consistent with the Community Design Guidelines, with the following recommendations to the Planning Commission: 1. Prioritize the adobe remodel before the new construction. 2. Recommend that the exterior color of the new buildings be gray or a darker color than the adobe. 3. Add on-site amenities, such as benches and tables and chairs, to provide more resident community spaces. 4. Include more short-term bike parking for visitors to the property. 4.0 PROJECT ANALYSIS 4.1 Consistency with the General Plan The Housing Element encourages residential development in the Downtown Core, with reduced or no parking requirements where appropriate (HE Policy 6.11). The project is consistent with Housing Element policies that encourage new development that respects neighborhood character (HE Policy 7.1 ) and provides pedestrian and bicycle linkages to schools, shopping areas, and parks (HE Policy 7.3). Page 13 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 The project is consistent with Land Use Element Policy 2.4.2, which requires the City to approve a density bonus for projects that are located within the Downtown Core, in addition to projects that include affordable housing for lower income households. The project is consistent with Conservation and Open Space Element Policy 3.6.9, which requires the City to preserve and rehabilitate City-owned historic adobes through techniques that help fund rehabilitation and adaptive reuse. The Medium to High Density Residential land use designation in the General Plan provides for residential development at a density of up to 20 density units per acre. Given the 0.58 acre lot size, this results in an allowable density o f 11 density units on the site. The project’s proposed density of 10 density units is compliant with the allowable density. 4.2 Consistency with Zoning Regulations Table 2: Project Compliance with Zoning Standards Site Details Proposed Allowed/Required* Density 10 density units 11 density units Setbacks Front Side Rear 35 feet 6-12 feet 20 feet 10 feet 5 feet 20 feet (creek) Maximum Height of Structures 18 feet 8 inches 35 feet Max Lot Coverage 37% 60% Minimum Lot Area 25,264 square feet 5,000 square feet Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 4 3 (EV ready) 1 accessible 29 spaces 3 (EV ready) 15 (EV capable) Number of Bicycle Spaces Short-term Long-term 26 6 short term 20 long term 45 4 short term 41 long term Page 14 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 Tree Removal Removal / Replanting 12 trees to be removed, compensatory planting to be provided either on or off-site 1:1 on-site, 2:1 off- site Environmental Status A Draft Initial Study and Mitigated Negative Declaration has been prepared for this project. This document finds that no significant impact will occur with mitigation measures incorporated. The project is compliant with all development standards in the applicable portions of the Zoning Regulations, except for vehicle and bicycle parking standards, from which the applicant is requesting two concessions under state density bonus law. The applicant is proposing 4 vehicle spaces, which is a reduction from the 29 required spaces. The applicant is proposing 26 bicycle spaces, which is a reduction from the 45 required spaces. The Planning Commission is required by Density Bonus law to grant the concession unless they can make specific findings that the concession does not result in identifiable cost reductions, or that the concession results in a specific, adverse impact upon public safety or health. The project is located in the Downtown Core, with restaurants, shopping, and transit all located within ¼ mile of the site. The project is located in the Dana Street Residential Parking Permit District established by the City. All parking on Dana Street is by permit only from 8AM-2AM daily. The project site is currently not eligible to acquire parking permits for this district, because the property was not used for any residential purposes at the time the district was established. The project property can be incorporated into the residential permit district through a resident survey and Council action. If the property is added to the residential permit district, it would be eligible for two on-street permits. The City provides a Downtown monthly parking permit program which costs $45 per month and allows participants to park overnight in the City’s three parking garages, which are all located under ½ mile from the project site. The City also offers a parking permit program which allows participants to park overnight at any 10-hour metered space for $60 per month. There are currently 10-hour metered spaces located on the 600 blocks of Monterey and Palm Street located under 900 feet from the project site. The city’s future Cultural Arts District Parking Structure will be located 800 feet from the project site and will provide 397 parking spaces and 32 bicycle parking spaces. The structure is slated to open in early 2026, which is likely to be prior to the completion of the subject project. This structure will also be a part of the City’s existing monthly permit program. Page 15 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 4.3 Consistency with Design Guidelines On November 18, 2024, the Architectural Review Commission reviewed the project and found it to be consistent with the Community Design Guidelines, with the following recommendations to the Planning Commission: 1. Prioritize the adobe remodel before the new construction. 2. Recommend that the exterior color of the new buildings be gray or a darker color than the adobe. 3. Add on-site amenities, such as benches and tables and chairs, to provide more resident community spaces. 4. Include more short-term bike parking for visitors to the property. In response to direction provided by the ARC, the applicant change d the paint color on the new residential units to a darker gray color, and incorporated benches and tables on the site plan. Figure 1: Revised site plan showing benches, tables and chairs in common areas. Page 16 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 Original Updated Figure 2: Original and updated perspective showing darker gray color of new units. With regard to the prioritization of the adobe remodel before the new construction, project sequencing will be discussed as part of the final lease agreement during real property Page 17 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 negotiations presented for City Council’s consideration per the Exclusive Negotiating Agreement. 4.4 Consistency with Historic Preservation Ordinance On October 28, 2024, the Cultural Heritage Committee reviewed the project and found the proposed project consistent with the City’s Historic Preservation Ordinance with the following recommendations: 1. Evaluate the period of significance in the Historic Resources Report for the potential that the historic period of significance extends to 1989. 2. Evaluate the potential that the site is believed to have been the original location of Mission San Luis Obispo from 1775 to 1788. 3. Include requirements for construction staff training for the possibility that burial sites and artifacts may be encountered from the Mission era. 4. Include historical signage that reflects all periods of significance and the cultural narrative of the site. In response to recommendation 3, mitigation measure CR-6 was updated to ensure that the archaeological monitoring plan includes the potential of encountering Mission era artifacts. In response to recommendation 2, the Historic Resources Evaluation Report (HRER) was also updated to include the possibility that an early site of Mission San Luis Obispo was located on or within the vicinity of the subject property. This did not alter the conclusions of the report. In response to recommendation 1, SWCA Environmental Consultants also evaluated the property’s historic period of significance and did not recommend the extension of the period of significance. The CHC’s recommendation to evaluate the potential extension of the period of significance is in relation to the contributions of Mary Gail Black, who resided at the property until her death in 1989. The HRER notes that although Ms. Black was a noteworthy figure in the community, involved with many different civic, political, social, and environmental causes and efforts, there isn’t a clear association between many of the causes she was associated with and the residence itself. The exception to this is the formation of the County’s Commission on the Status of Women and Girls, which was initially organized by many that attended meetings within the subject property. However, the significance of these events as they relate to the local fe minist movement are best reflected under California Register Criterion 1 (events), which is already addressed by the outlying period of significance recognized in the HRER during the 1974-1975 timeframe. Page 18 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 In response to recommendation 4, staff has included the following recommended condition of approval in the Draft Resolution (Attachment A) requiring interpretive historic signage: Prior to final occupancy, interpretive historical signage shall be installed to the satisfaction of the Community Development Director. The interpretive signs shall reflect all periods of significance and the cultural narrative of the site. The layout, content, and narrative of the interpretive signage shall be prepared by a qualified historic consultant and reviewed by the Cultural Heritage Committee. 5.0 ENVIRONMENTAL REVIEW A Draft Initial Study and Mitigated Negative Declaration has been prepared for this project. This document finds that no significant impact will occur with mitigation measures incorporated. The General Plan conformity finding is consistent with the Draft IS/MND. The Draft IS/MND and associated environmental documents were circulated in accordance with all noticing requirements and no comments were received by staff. The IS/MND will be formally adopted and filed with the relevant state agencies upon final entitlement approval. 6.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by the Engineering Division, Transportation Division, Building Division, Utilities Department, Office of Sustainability and Natural Resources, and Fire Department. Any conditions of approval or informational notes from these departments and divisions have been incorporated into the Draft Resolution (Attachment A) for project approval. 7.0 ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. Per Government Code 65905.5 (a), a city shall not conduct more than 5 public hearings in connection with approval of a housing development project. This hearing is the third public hearing regarding this project. 2. Deny the project. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsist ency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. Should the Planning Commission want to pursue this alternative, state law requires specific findings be made, based on the preponderance of the evidence in the record, that the “housing development project” will result in a “specific, adverse impact” upon the public health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact (Government Code § 65589.5(d) (Housing Accountability Act)). Page 19 of 90 Item 4a ARCH-0329-2022 and EID-0637-2022 Planning Commission Report – 12/11/2024 8.0 ATTACHMENTS A - Draft PC Resolution for 466 Dana (ARCH-0329-2022) approving a project proposing the construction of 20 low-to very-low income affordable homes and rehabilitation of the master list historic Rosa Butrón Adobe. B - Project Plans Page 20 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 1 RESOLUTION NO. PC-1093-24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO ADOPTING THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); DETERMINING GENERAL PLAN CONFORMANCE; AND APPROVING A PROJECT PROPOSING THE CONSTRUCTION OF 20 LOW- TO VERY-LOW INCOME AFFORDABLE HOMES WITH A REQUEST FOR A CONCESSION PURSUANT TO CA STATE DENSITY BONUS LAW FOR A REDUCTION OF PARKING REQUIREMENTS; REHABILITATION OF THE MASTER LIST HISTORIC ROSA BUTRÓN ADOBE INCLUDING DEMOLITION OF PORTIONS OF THE BUILDING AT THE REAR OF THE STRUCTURE; REMOVAL OF 12 TREES WITH A COMPENSATORY PLANTING PLAN; (466 DANA ST, ARCH-0329-2022 & EID-0637-2022) WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on October 28, 2024, recommending to the Planning Commission that the proposed project is consistent with the Historic Preservation Ordinance, with two recommendations to evaluate elements of the site’s history, and two recommendations to include construction staff training specific to the Mission era, as well as including historical signage; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November 18, 2024, recommending to the Planning Commission that the proposed project is consistent with the Community Design Guidelines, with recommendations regarding project sequencing, design changes to color and on-site amenities, and to increase short-term bike parking for visitors to the property; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on December 11, 2024, for the environmental review, general plan conformity and entitlement review of a project proposing the construction of 20-low to very-low income affordable homes with a request for a concession pursuant to CA State Density Bonus Law for a reduction in parking requirements, rehabilitation of the master list historic Rosa Burtron Adobe including demolition of portions of the building at the rear of the structure and removal of 12 trees with a compensatory planting plan located at 466 Dana Street, pursuant to a proceeding instituted under ARCH-0329-2022 and EID-0637-2022; Smart Share Housing, applicant; and Page 21 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 2 WHEREAS, notice of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission 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 Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Environmental Review. The Planning Commission hereby adopts the Initial Study and Mitigated Negative Declaration that finds that with the incorporation of the following mitigation measures and the mitigation monitoring program, environmental impacts will be less than significant: Air Quality Mitigation Mitigation Measure AQ-1. During all construction activities and use of diesel vehicles, the applicant shall implement the following idling control techniques: Idling Restrictions Near Sensitive Receptors for Both On- and Off-Road Equipment. a. Staging and queuing areas shall be located at the greatest distance feasible from sensitive receptor locations; b. Diesel idling shall not be permitted when equipment is not in use; c. Alternative-fueled equipment shall be used whenever possible; and d. Signs that specify the no idling requirements shall be posted and enforced at the construction site. California Diesel Idling Regulations. On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations. This regulation limits idling from diesel-fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California - and non- California-based vehicles. In general, the regulation specifies that drivers of said vehicles: a. Shall not idle the vehicle’s primary diesel engine when vehicle is not in use, except as noted in Subsection (d) of the regulation; and Page 22 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 3 b. Shall not operate a diesel-fueled auxiliary power system to power a heater, an air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5 minutes at any location when within 100 feet of a restricted area, except as noted in Subsection (d) of the regulation. c. Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5-minute idling limit. The specific requirements and exceptions in the regulation can be reviewed at the following website: https://ww2.arb.ca.gov/capp- resource-center/heavy-duty-diesel-vehicle-idling-information.  AQ -1 Monitoring Plan. The City shall verify all measures are shown on relevant site plan sheets at the time of submittal of applications for demolition, building, and construction permits. Mitigation Measure AQ -2 During all construction and ground-disturbing activities, the applicant shall implement the following particulate matter control measures such that they do not exceed the Air Pollution Control District 20% opacity limit and minimize nuisance impacts. Each measure shall be detailed on the project grading and building plans: a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the San Luis Obispo County Air Pollution Control District limit of 20% opacity for greater than 3 minutes in any 60 - minute period. Increased watering frequency would be required whenever wind speeds exceed 15 miles per hour. Reclaimed (non -potable) water shall be used whenever possible. When drought conditions exist and water use is a concern, the contractor or builder shall consider the use of a dust suppressant that is effective for the specific site conditions to reduce the amount of water used for dust control. Please refer to the following link from the San Joaquin Valley Air District for a list of potential dust suppressants: https://ww2.valleyair.org/compliance/dust- control/reducing-dust-emissions/; c. All stockpiled dirt shall be sprayed daily and covered with tarps or other dust barriers, as needed; d. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible, and building pads shall be laid as soon as possible after grading unless seeding, soil binders or other dust controls are used; Page 23 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 4 e. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall maintain at least 2 feet of freeboard (minimum vertical distance between top of load and top of trailer) or otherwise comply with California Vehicle Code Section 23114; f. “Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in CVC Section 23113 and California Water Code 13304. To prevent track-out, designate access points and require all employees, subcontractors, and others to use them. Install and operate a “track - out prevention device” where vehicles enter and exit unpaved roads onto paved streets. The track-out prevention device can be any device or combination of devices that are effective at preventing track-out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track-out prevention device may need to be modified; g. All fugitive dust mitigation measures shall be shown on grading and building plans; h. The contractor or builder shall designate a person or persons whose responsibility is to ensure any fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation measures as necessary to minimize dust complaints and reduce visible emissions below the San Luis Obispo County Air Pollution Control District’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include holidays and weekend periods when work may not be in progress (for example, wind-blown dust could be generated on an open dirt lot). The name and telephone number of such persons shall be provided to the San Luis Obispo County Air Pollution Control District Compliance Division prior to the start of any grading, earthwork, or demolition (Contact the Compliance Division at 805-781-5912). i. Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible, following completion of any soil-disturbing activities; j. 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, non-invasive grass seed and watered until vegetation is established; k. 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 San Luis Obispo County Air Pollution Control District; Page 24 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 5 l. Vehicle speed for all construction vehicles shall not exceed 15 miles per hour on any unpaved surface at the construction site; m. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping when feasible; and n. Take additional measures as needed to ensure dust from the project site is not impacting areas outside the project boundary.  AQ -2 Monitoring Plan. The City shall verify all measures are shown on relevant site plan sheets at the time of submittal of applications for demolition, bu ilding, and construction permits. Mitigation Measure AQ -3. Prior to initiation of demolition/construction activities, the applicant shall retain a registered geologist to conduct a geologic evaluation of the property, including sampling and testing for naturally occurring asbestos in full compliance with California Air Resources Board Air Toxics Control Measure for Construction, Grading, Quarrying, and Surface Mining Operations (17 California Code of Regulations Section 93105) and San Luis Obispo County Air Pollution Control District requirements. This geologic evaluation shall be submitted to the City of San Luis Obispo Community Development Department upon completion. If the geologic evaluation determines that the project would not have the potential to disturb naturally occurring asbestos, the applicant must file an Asbestos Air Toxics Control Measure exemption request with the San Luis Obispo County Air Pollution Control District.  AQ -3 Monitoring Plan. The City shall verify receipt of the geologic evaluation at the time of applicant application for demolition, building, or construction permits, whichever occurs first. Mitigation Measure AQ-4. If naturally occurring asbestos is determined to be present on-site, proposed earthwork and construction activities shall be conducted in full compliance with the various regulatory jurisdictions regarding naturally occurring asbestos, including the California Air Resources Board Air Toxics Control Measure for Construction, Grading, Quarrying, and Surface Mining Operations (17 California Code of Regulations Section 93105) and requirements stipulated in the National Emission Standards for Hazardous Air Pollutants (40 Code of Federal Regulations Part 61, Subpart M - National Emission Standard for Asbestos). These requirements include, but are not limited to, the following: a. Written notification, within at least 10 business days of activities commencing, to the San Luis Obispo County Air Pollution Control District; Page 25 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 6 b. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and c. Implementation of applicable removal and disposal protocol and requirements for identified naturally occurring asbestos.  AQ -4 Monitoring Plan. The City shall verify receipt of the asbestos survey and verify all measures are shown on relevant site plan sheets at the time of submittal of applications for demolition, building, and construction permits, if applicable. Mitigation Measure AQ-5. Regulated asbestos-containing material could be encountered during the proposed demolit ion activities and rehabilitation of the Rosa Butrón Adobe. At the time of application for demolition permits, the project developer shall demonstrate compliance with the National Emission Standards for Hazardous Air Pollutants (40 Code of Federal Regulations Part 61, Subpart M - National Emission Standard for Asbestos) regarding the proper handling, abatement, and disposal of regulated asbestos-containing material. National Emission Standards for Hazardous Air Pollutants requirements for regulated structures include, but are not limited to: a. Hire a Certified Asbestos Consultant to conduct an asbestos survey report. b. Prepare a written work plan addressing asbestos handling procedures in order to prevent visible emissions. c. Submit he asbestos survey report and work plan to the City at the time of application for demolition and building permits. d. Submit a notification form, survey, and work plan to the San Luis Obispo County Air Pollution Control District, at least 10 business days prior to demolition, regardless of regulated asbestos-containing materials. e. Go to https://www.slocleanair.org/rules-regulations/asbestos.php for more information.  AQ -5 Monitoring Plan. The City shall verify receipt of the asbestos survey and work plan and verify all measures are shown on relevant site plan sheets at the time of submittal of applications for demolition, building, and construction permits, if applicable. Mitigation Measure AQ-6. If during the demolition or rehabilitation of existing structures paint is separated from the construction materials (e.g., chemically, or physically), the paint waste will be evaluated independently from the building material by a qualified hazardous materials inspector to determine its proper management. All hazardous materials shall be handled and disposed of in accordance with federal, state, and local regulations. According to the California Department of Toxic Substances Control, if the Page 26 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 7 paint is not removed from the building material during demolition (and is not chipping or peeling), the material can be disposed of as construction debris (a non -hazardous waste). The landfill operator will be contacted prior to disposal of building material debris to determine any specific requirements the landfill may have regarding the disposal of lead - based paint materials. The disposal of demolition debris shall comply with any such requirements. The project applicant shall document proof that paint waste has been evaluated by a qualified hazardous waste materials inspector and handled according to their recommendation to the City Community Development Department.  AQ -6 Monitoring Plan. The City shall verify receipt of evidence that separated paint waste was evaluated by a qualified hazardous waste materials inspector and handled according to their recommendation, if applicable. Biological Resources Mitigation Mitigation Measure BIO-1. The developer shall retain a qualified biologist to conduct roosting bat surveys prior to proposed demolition/rehabilitation activities. Pre-disturbance surveys for bats shall include one daytime survey and one dusk survey no more than 14 days prior to the start of construction to determine if bats are roosting in the abandoned structure or in any of the trees on the property. If bats are found to be roosting on the project site, a bat exclusion plan shall be developed by the qualified biologist to ensure impacts to bats are avoided and submitted to the City for review and approval.  BIO-1 Monitoring Plan. The City shall verify receipt of the survey plan and review and approve the exclusion plan, if applicable. Mitigation Measure BIO-2 If construction activities involving ground disturbance or vegetation removal are proposed at any point du ring the typical nesting bird season (February 1–September 15), a nesting bird survey shall be conducted by a qualified biologist no more than 10 days prior to the start of ground disturbance to determine presence/absence of nesting birds. Surveys shall co ver all areas potentially affected by the project via direct impacts (e.g., nest destruction) or indirect impacts (e.g., noise, vibration, odors, movement of workers or equipment, etc.). If nesting activity is detected, the following measures shall be implemented: a. Buffer Establishment. If an active bird nest is observed during preconstruction surveys or during construction, the qualified biologist shall determine an appropriate no-disturbance setback based on existing conditions and bird behavior. These buffers shall remain in place until the breeding season has ended or until a qualified biologist has determined that the birds have fledged and are no longer reliant on the nest or parental care for survival. Page 27 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 8 b. Variance of Buffer Distances. Variance from the no-disturbance buffers described above may be allowable when there is a compelling biological or ecological reason to do so, such as when the construction area would be concealed from a nest site by topography. Any variance from the no -disturbance buffers shall be advised and supported by a qualified biologist. The California Department of Fish and Wildlife may be contacted for technical assistance if recommended by the qualified biologist. c. Nesting Monitoring. If nest buffers are reduced, the biologist shall monitor any construction activities within the pre-determined setback distance. If nesting birds show any signs of disturbance, including changes in behavior, significantly reducing frequency of nests visits, or refusal to visit the nest, the biologist will stop work and increase the nest buffer. If appropriate on a case -by-case basis, as determined by the qualified biologist, nest monitoring may be reduced to weekly spot-check monitoring, at a minimum, if the biologist determines that the nesting birds have shown no signs of disturbance from construction activities and a continuation of the same types of construction activities are unlikely to disturb the nesting birds. All monitoring reports shall be submitted to the City. d. Nest Removal. Nests, eggs, or young of birds covered by the Migratory Bird Treaty Act and California Fish and Game Code shall not be moved or disturbed until a qualified biologist has determined that the nest has become inactive or young have fledged and become independent of the nest. e. Reporting. A qualified biologist shall document all active nests and submit a letter report to the City of San Luis Obispo documenting project compliance with the Migratory Bird Treaty Act, California Fish and Game Code, and applicable project mitigation measures.  BIO-2 Monitoring Plan. The City shall verify receipt of the survey report, active nest letter report, and monitoring reports, if applicable. Mitigation Measure BIO-3 Water Pollution Control Plan. At the time of application for demolition, grading, or building permits, whichever occurs first, the project applicant shall prepare and submit a Water Pollution Control Plan (WPCP) to be reviewed and approved by the City. The WPCP shall include, but not be limited to, the following erosion and sedimentation control methods and shall be implemented during the construction phases of the project: a. If possible, the potential for erosion and sedimentation shall be minimized by scheduling construction activities during the dry season (June 15–October 31). Page 28 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 9 b. Sediment and erosion control measures shall be developed by a qualified engineer to protect water quality and comply with appropriate local and state regulations. Measures may include the use of silt fence, straw wattles, erosion control blankets, straw bales, sandbags, fiber rolls, and other appropriate techniques employed to protect the drainage feature on and farther downstream of the property. All areas with soil disturbance shall have appropriate erosion controls and other stormwater protection best management practices installed to prevent erosion potential. All sediment and erosion control measures shall be installed per the engineer’s requirements. c. Spill kits shall be maintained on the project site and a Spill Response Plan shall be in place. d. Equipment shall be refueled in designated areas with appropriate spill containment. Equipment storage shall use drip pans or ground covers as appropriate to ensure leaks are contained. All equipment and vehicles shall be checked and maintained on a daily basis to ensure proper operation and to avoid potential leaks or spills. e. Concrete washout shall be conducted in specified areas and with appropriate containment measures to ensure washout does not leave the site and enter the City of San Luis Obispo’s storm drain system. Washing of equipment, tools, etc., shall occur in specified locations where the tainted water will not affect the drainage or City of San Luis Obispo’s storm drain system. f. The use of chemicals, fuels, lubricants, or biocides shall be in comp liance with all federal, state, and local regulations. All uses of such compounds shall observe label and other restrictions mandated by the U.S. Environmental Protection Agency, California Department of Food and Agriculture, and other federal and state legislation. g. All project-related spills of hazardous materials within or adjacent to the project site should be cleaned up immediately.  BIO-3 Monitoring Plan. The City shall review and approve the WPCP and verify all measures are shown on relevant site plan sheets. Cultural Resources Mitigation Mitigation Measure CR-1 Alternative Building Materials. At the time of application for building permits, building plans for the residential units shall be reviewed to verify use of alternate window materials (i.e., other than vinyl) such as wood or another synthetic Page 29 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 10 material with colors and finishes that better reflect the character of the adobe and nearby historical resources.  CR-1 Monitoring Plan. The City shall verify all relevant plan sheets have been updated to identify alternative window materials consistent with this measure. Mitigation Measure CR-2 Rehabilitation Plan Implementation. Prior to issuance of a permit for demolitions or any alterations to the Rosa Butrón Adobe, construction plans shall include all proposed treatments detailed in the approved Rehabilitation Plan shown on relevant demolition and/or building permit sheets as callouts and notes to guide the rehabilitation process and be reviewed and approved by a qualified consultant for consistency with the approved Rehabilitation Plan and SOI Standards. Final construction plans shall be reviewed and approved by the Community Development Director. The qualified consultant shall include either a historic architect that meets the SOI Qualifications in historic architecture and has demonstrable experience with the rehabilitation of historic adobe buildings, or an SOI Qualified architectural historian and a materials conservation specialist with expertise in the preservation and rehabilitation of adobe buildings. The selected consultant shall be available to assist the design and construction team throughout the execution of the project to ensure that treatment approaches compliant with the SOI Standards for Rehabilitation are being implemented. The final construction plans shall include:  Assessment of the building that focuses on the existing conditions of specific architectural systems (i.e. windows, doors, roof) and materials (i.e. adobe and wood siding). A condition assessment of the building’s structural systems and inclusion of mechanical and electrical systems shall also be included.  Preparation of detailed Standards compliant treatment recommendations related to the existing character-defining features of the Rosa Butrón Adobe and their preservation. In addition to the Standards, treatment recommendations should also take into consideration other appropriate guidelines and guidance documents, including publications by the National Park Service’ Technical Preservation Services.  Description of recommendations related to the new construction at the Rosa Butrón Adobe. This should address fundamental issues including, but not limited to: a. The appearance of the new rear elevation, including the forms, fenestration patterns, materials, and finishes; Page 30 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 11 b. How the new rear elevation will be integrated into the historic fabric of the side elevations, as well as the architectural and structural systems of the building, in a way that complies with the Standards; and c. Recommendations related to landscape and site improvements around the Rosa Butrón Adobe, such as drainage, to continue preserving the building in its rehabilitated configuration.  Treatment recommendations for the continued short- and long-term maintenance of the Rosa Butrón Adobe. The above implementation requirements shall be incorporated into construction plan submittals and shall be administered by the appropriate City Planning staff responsible for the administration of the Historic Preservation Program to the satisfaction of the Community Development Director and will be required prior to the issuance of any building or demolition permits.  CR-2 Monitoring Plan. The City shall verify all proposed treatments detailed in the approved Rehabilitation Plan are shown on relevant demolition and building plan sheets. The implementation requirements shall be administered by the appropriate City planning staff responsible for the administration of the Historic Preservation Program to the satisfaction of the Community Development Director and will be required prior to the issuance of any building or demolition permits. Mitigation Measure CR-3 Preconstruction Historic Resources Training. Prior to issuance of demolition and construction permits, whichever occurs first, all construction staff shall attend a preconstruction training session that outlines relevant information related to the treatment of historic resources. This training may be held by City staff affiliated with the City’s Historic Preservation Program, along with relevant consultants, including SOI-Qualified architectural historians, and/or contractors/craftsman with expertise related to the rehabilitation and preservation of adobe buildings. The training shall cover key concepts related to historic preservation practices and the City’s Hist oric Preservation Program, sensitive scope items related to the demolition and rehabilitation of the building’s historic core, and general site protocols and procedures during construction activities that are intended to protect and preserve the Rosa Butró n Adobe.  CR-3 Monitoring Plan. The City shall review the submitted training materials and trainers’ qualifications to ensure compliance with this measure. Mitigation Measure CR-4 Construction Protection Protocols. At the time of application for demolition and construction permits, whichever occurs first, construction plans shall include protection protocols that will protect the Rosa Butrón Adobe during Page 31 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 12 construction activities. These measures shall address issues related to the stabilization of any deteriorated materials at the historic buildings as identified in the Rehabilitation Plan, identification of appropriate construction equipment to be used on and in proximity to the historic adobe, and on-site security measures specific to preserving the adobe from vandalism or other human-related damage. Protocols shall also identify emergency procedures in the event of inadvertent damage during construction, or damage sustained in the event of a natural disaster. Final construction plans shall be subject to the review and approval of the Community Development Director.  CR-4 Monitoring Plan. The City shall review submitted project plans and verify all protection measures have been identified on relevant plan sheets. Mitigation Measure CR-5 Selection of Contractors with Rehabilitation Experience. Prior to issuance of demolition and construction permits, whichever occurs first, the City shall review and approve the applicant-chosen contractor team for the relevant demolition, rehabilitation, and construction phases of the project that has demonstrated experience with preserving and rehabilitating historic resources. Special consideration shall be given to bid teams that have staff or subcontractors with experience in the treatment of adobe buildings.  CR-5 Monitoring Plan. The City shall review the selected contractor’s credentials and verify they meet the intent of this measure. Mitigation Measure CR-6 At the time of building and/or grading permit application submittal, the project applicant shall retain a City of San Luis Obispo-qualified archaeologist to develop an Archaeological Monitoring Plan for the project. The plan shall include, but not be limited to: a. List of personnel involved in the monitoring activities b. Description of how the monitoring shall occur; c. Description of frequency of monitoring (e.g., full time, part time, spot checking); d. Description of what resources are expected to be encountered, including, but not limited to, mission-era artifacts; e. Description of circumstances that would result in the halting of work at the project site; f. Description of procedures for halting work on the project site and notification procedures; g. Description of monitoring reporting procedures; Page 32 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 13 h. Specific, detailed protocols for what to do in the event of the discovery of human remains; and i. Thresholds for reducing and/or discontinuing monitoring in the event resources are not present and/or the potential to encounter resources is negligible. The Archaeological Monitoring Plan shall be reviewed and approved by City staff prior to the issuance of project building and/or grading permits.  CR-6 Monitoring Plan. The City shall review and approve the Archaeological Monitoring Plan prior to issuance of grading, demolition, or building permits. Mitigation Measure CR-7 If cultural resources are encountered during subsurface earthwork activities, all ground-disturbing activities within a 25-foot radius of the find shall cease and the City shall be notified immediately. Work shall not continue until a City of San Luis Obispo-qualified archaeologist assesses the find and determines the need for further study. If the find includes Native American -affiliated materials, a local Native American tribal representative will be contacted to work in conjunction with the City of San Luis Obispo-approved archaeologist to determine the need for further study. A standard inadvertent discovery clause shall be included in every grading and construction contract to inform contractors of this requirement. Any previously unidentified resources found during construction shall be recorded on appropriate California Department of Parks and Recreation forms and evaluated for significance in terms of the California Environmental Quality Act criteria by a qualified archaeologist. If the resource is determined significant under the California Environmental Quality Act, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan, in conjunction with locally affiliated Native American representative(s) as necessary, that will capture those categories of data for which the site is significant. The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the Central Coast Information Center, located at the University of California, Santa Barbara, and provide for the permanent curation of the recovered materials.  CR-7 Monitoring Plan. The City shall verify halt work measures have been identified on relevant plan sheets. The City shall notify a local Native American tribal representative, if applicable. The City shall review and approve the resource evaluation and research design and archaeological data recovery plan, if applicable. Mitigation Measure CR-8 In the event that human remains are expo sed during earth- disturbing activities associated with the project, an immediate halt work order shall be issued, and the City of San Luis Obispo Community Development Director and locally Page 33 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 14 affiliated Native American representative(s) (as necessary) shall be notified. California Health and Safety Code Section 7050.5 requires that no further disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to California Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall notify the Native American Heritage Commission within 24 hours. These requirements shall be printed on all building and grading plans.  CR-8 Monitoring Plan. The City shall verify halt work measures have been identified on relevant plan sheets. The City shall notify a local Native American tribal representative and the County Coroner, if applicable. Noise Mitigation Mitigation Measure N-1 For the entire duration of the construction phase of the project, the following noise reduction measures shall be adhered to: a. Stationary construction equipment that generates noise that exceeds 60 Aweighted decibels at the project boundaries shall be shielded with the most modern noise control devices (i.e., mufflers, lagging, and/or motor enclosures). b. Impact tools (e.g., jackhammers, pavement breakers, rock drills, etc.) used for project construction shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. c. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used. d. All construction equipment shall have the manufacturers’ recommended noise abatement methods installed, such as mufflers, engine enclosures, and engine vibration insulators, intact and operational. e. All construction equipment shall undergo inspection at periodic intervals to ensure proper maintenance and presence of noise control devices (e.g., mufflers, shrouding, etc.).  N-1 Monitoring Plan. The City shall verify noise reduction measures have been identified on relevant plan sheets. Mitigation Measure N-2 Construction plans shall note construction hours, truck routes, and all construction noise reduction measures and shall be reviewed and approved by the City of San Luis Obispo Community Development Department prior to issuance of Page 34 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 15 grading/building permits. The City of San Luis Obispo shall provide and post signs stating these restrictions at construction entry sites prior to commencement of construction and shall maintain these signs throughout the construction phase of the project. All construction workers shall be briefed at a preconstruction meeting on construction hour limitations and how, why, and where noise reduction measures are to be implemented.  N-2 Monitoring Plan. The City shall verify construction hours, truck routes, and noise reduction measures have been identified on relevant plan sheets. Mitigation Measure N-3 For all construction activity at the project site, additional noise attenuation techniques shall be employed as needed to ensure that noise levels are maintained within levels allowed by the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include, but are not limited to, the following: a. Sound blankets shall be used on noise-generating equipment; b. Stationary construction equipment that generates noise levels above 65 Aweighted decibels at the project boundaries shall be shielded with a barrier that meets a sound transmission class (a rating of how well noise barriers attenuate sound) of 25; c. All diesel equipment shall be operated with closed engine doors and shall be equipped with factory-recommended mufflers; d. The movement of construction-related vehicles, except for passenger vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 a.m. and 7:00 p.m., Monday through Saturday. No movement of heavy equipment shall occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day); and e. Temporary sound barriers shall be constructed between constructi on sites and affected uses.  N-3 Monitoring Plan. The City shall verify noise reduction measures have been identified on relevant plan sheets. Mitigation Measure N-4 The project contractor shall notify residents and business operators at properties within 300 feet of the project of proposed construction timelines and noise compliant procedures to minimize potential annoyance related to construction noise. Signs shall be in place prior to and throughout grading and construction activities informing the public that noise-related complaints shall be directed to the construction manager prior to the City of San Luis Obispo Community Development Department. Page 35 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 16  N-4 Monitoring Plan. The City shall verify receipt of the notice and list of recipients. Section 2. Findings. The Planning Commission hereby makes the following findings in support of the project: General Plan Conformance 1. The Planning Commission hereby determines that the City’s action to authorize and/or construct buildings or structures for the purpose s of developing affordable housing is in conformance with the General Plan. Development Approval: The Planning Commission hereby grants final approval to the project (ARCH-0329-2022 and EID-0637-2022) based on the following findings: 2. The project is consistent with the Land Use Element of the General Plan because it supports the City’s land use designation’s purpose and application for Medium - High Density Residential land uses by providing residential units at the density level specified in the zone. 3. As conditioned, the project conforms to applicable property development standards set forth in the Zoning Regulations, for the Medium -High Density Residential (R-3) zone. The proposed uses are compatible with the project site and with existing uses in the vicinity, which include multi-family residential uses. 4. The project is consistent with Housing Element Policies 7.1 and 7.3, which encourage new development that respects neighborhood character and provides pedestrian and bicycle linkages to schools, shopping areas, and parks. 5. The project is consistent with Conservation and Open Space Element Policy 3.6.9, which requires the City to preserve and rehabilitate City-owned historic adobes through techniques that help fund rehabilitation and adaptive reuse. 6. The Cultural Heritage Committee (CHC) reviewed the project on October 28, 2024, and found the project to be consistent with the City’s Historic Preservation Ordinance, with recommendations to add interpretive signage explaining the history and significance of the adobe and site. 7. The Architectural Review Commission (ARC) reviewed the project on November 18, 2024, and found the project to be consistent with the Community Design Guidelines, with the recommendation for two modifications to the design of the project. 8. The requests for a concession for a reduction of site development standards to reduce the required vehicle parking to provide 4 vehicle spaces where 29 are normally required, and to reduce the required bicycle parking to provide 26 bicycle spaces where 45 are normally required, are necessary to facilitate the production of affordable housing units in accordance with Density Bonus Law and consistent Page 36 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 17 with the intent of Housing Element programs 2.17, 6.10, 6.11, and 6.19, and the alternative affordable housing incentives outlined in Section 17.140.070 of the Zoning Regulations. Section 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Compliance with Conditions. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH-0329-2022). A separate, full- size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Demolition of Structures Older than 50 Years. Demolition of portions of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings. 3. Colors and Materials. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with the Development Review application. The color of the exterior siding shall match that of the updated renderings presented to the Planning Commission. All color and materials in final permit drawings shall be subject to the satisfaction of the Community Development Director. 4. Number of Parking Spaces. The applicant has been granted a concession to reduce the number of required parking spaces under State Density Bonus law. The number of parking spaces to be provided are 4 vehicle spaces and 26 bicycle spaces. 5. Bicycle Parking. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses. Plans shall show all areas designated for long-term bicycle parking such as bicycle lockers, interior spaces, or storage rooms. Short-term bicycle racks shall be consistent with the City Active Transportation Plan Design Guidelines and feature “hi-low style” campus racks (such as “Peak Racks”) or City-approved equivalent (inverted “U” rack Page 37 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 18 designs shall not be permitted) and shall be installed in close proximity to, and visible from, the main entries into the buildings. Sufficient detail shall be provided about the placement and design of bike racks, lockers, and interior spaces to demonstrate compliance with relevant Engineering Standards and Community Desi gn Guidelines, to the satisfaction of the Public Works and Community Development Directors. 6. Lighting Plan. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on buildin g elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter §17.70.100 of the Zoning Regulations. 7. Site Maintenance. The storage area for trash and recycling cans shall be screened from the public right-of-way consistent with §17.70.200 of the Zoning Regulations. The subject property shall be maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of- way. 8. Landscaping. The applicant shall submit a landscaping plan containing an irrigation system plan with submittal of working drawings for a building permit. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. The surfaces and finishes of hardscapes shall be included on the landscaping plan. All tree preservation requirements and tree plantings shall comply with the conditions herein from the City Arborist. 9. Fences. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges). 10. Backflow Preventer. The location of any required backflow preventer and double- check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed Page 38 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 19 appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 11. Noise Compliance. The design of proposed structures shall incorporate noise attenuating construction techniques that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not exceed 65 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise Ordinance. Plans submitted for construction permits must clearly indicate and describe noise attenuation measures, techniques, and materials, and demonstrates their compliance with noise levels limits. 12. Signage. Prior to final occupancy, interpretive historical signage shall be installed to the satisfaction of the Community Development Director. The interpretive signs shall reflect all periods of significance and the cultural narrative of the site. The layout, content, and narrative of the interpretive signage shall be prepared by a qualified historic consultant and reviewed by the Cultural Heritage Committee. 13. Expiration of Entitlement. If the required building permits are not submitted for the site development within three years of this discretionary action, the approval shall expire. Requests for renewals may be granted in conformance with §17.104.070. Housing Programs – Community Development Department 14. Affordable Housing Agreement. Prior to issuance of building permits, the City and the applicant shall enter into an Affordable Housing Agreement, to be recorded in the office of the county recorder. The agreement shall specify mechanisms or procedures to assure the continued affordability and availability of the residential units to low-income households, to the satisfaction of the Community Development Director. Engineering Division – Public Works/Community Development 15. The building plan submittal shall include a complete site plan with all property lines, dimensions, easements, survey monumentation, public rights-of-way, and existing improvements for reference. The plans shall include the most current Boundary Survey summary and Record of Survey prepared by MBS Land Surveyor s. The property line identifications shall correctly show and label the northerly property line, if the deed calls are to the centerline (thalweg) of Stenner Creek in accordance with the latest Record of Survey. Page 39 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 20 16. The building plan submittal shall show all existing private or public easements, including any shared driveway easement/agreement. The submittal shall provide copies of easements if not otherwise included as embedded links in a Preliminary Title Report. 17. The building plan submittal shall show and reference any existing improvements to remain, including any encroachments of site, structure, or utility improvements from the adjoining properties. The site/civil plans shall show and reference the “sliver” parcel and related survey monumentation for reference. 18. The building plan submittal shall include a complete site development plan showing all existing and proposed public and private improvements including utility identification and abandonments. 19. A pre-construction meeting shall be scheduled by the developer prior to the commencement of any construction activities including but not limited to demolition, construction staging, site preparation, or tree removals/pruning. The inspection shall include the contractor(s) of record, building, public works, and stormwater inspectors, City Arborist, project planner, and City Natural Resources Manager or City Biologist. 20. The applicant/contractor shall provide written notice to the neighboring property owner and tenants located at 460 -464 Dana 90 days prior to commencing with construction that could affect their access. A copy of said notice shall be provided to the City Planning Division. If the original notice only includes a general schedule, a separate notice(s) with detailed access closures, etc. shall be provided a minimum of 10 days prior to any closure. 21. A separate encroachment permit will be required for all work or construction staging within the public right-of-way. 22. Any sections of damaged or displaced curb, gutter, and/or sidewalk shall be repaired or replaced to the satisfaction of the Public Works Department. The plans shall show or note the limit of the known sidewalk replacement. All or portions of the existing detached/parkway sidewalk improvements may need to be replaced with integral sidewalk per City Engineering Standards. The applicant shall contact the Engineering Division to coordinate a detailed site walk to clarify the limits and types of improvements to be shown in the building plan submittal. 23. The details of the existing driveway approach, if proposed to remain, shall be included in the plan submittal. If proposed to remain, a design exception may be required to the approval of by the City Engineer. Page 40 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 21 24. The plans shall show and label all existing frontage improvements and utilities located along the Dana Street frontage. Additional clarification may be required to determine whether one or more sewer laterals may exist along the parcel frontage. The plans shall identify the 1” pipe/valve that is located within the parkway. The valve and any piping shall be abandoned or upgraded per City Engineering Standards to the satisfaction of the City Engineer. 25. The site plan shall provide any additional information or discovery on the abandoned piping system and improvements located near the top of creek bank. The plans and reports shall clarify where the existing or former private waste disposal system, septic tank, and/or leach fields might exist. If not discoverable or if records of their abandonment do not exist, the plan shall include notes to provide direction to the contractor(s) on the steps to take upon any discovery of a former private waste system. 26. The site plan shall show all existing buildings and improvements along with the proposed disposition. Neighboring structures and site improvements shall be shown for 464 Dana for reference. Show all existing and proposed parking areas and compliance with the Parking and Driveway Standards. 27. The site plan shall show and label the existing sections of historic granite curbing (2 sections) leading into the existing unimproved parking area. The plan and reports shall clarify the proposed disposition or re-use of the granite. If not proposed or conditioned for use within the site, these sections shall be retained as City property. 28. The site plan shall show the location of the solid, recycle, and green waste container storage areas per City Standards and guidelines. The solid waste container placement in the public right-of-way shall be shown and noted on the plans to the satisfaction of the Public Works Department and San Luis Garbage Company. Special curb painting or other strategy may be required to accommodate the weekly placement and pick-up of the containers to the satisfaction of the City. 29. Provide a complete and accurate site plan showing all existing and proposed utilities, and utility abandonments. The plan shall show and label both the existing overhead electrical service and separate tele-com wiring service drops for reference. The plan shall clarify that all wire services to the existing and proposed units shall be underground. Provide a proposed utility plan for reference. The plan should show and note that all wire services to the new campus shall be underground. The utility/demolition plans shall show the existing gas service and note the termination at the gas main in accordance with City and Gas Company standards. Page 41 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 22 30. The PGE preliminary memo and final handout package shall be reviewed and approved by the City prior to commencing with the pertinent construction. The undergrounding of the electrical service and tele -communication wiring shall be accomplished without a net increase in utility poles located within the public right -of- way unless specifically approved by the Community Development Director. 31. The plans and reports shall clarify the proposed and required fire sprinkler system(s) to the satisfaction of the Building Division and Fire Department. The residential systems shall be in accordance with City Standards and the pertinent NFPA Standards. Unless an amended underground is approved for a 2” service lateral, the plans and related standard references shall be amended. Likewise, if a 2” underground service is endorsed, the plans shall reference the appropriate 2” fire service standard. 32. The final foundation design shall show and note compliance with the California Building Code for vertical and lateral loading, tree preservation requirements/strategies, and the Floodplain Management Regulations. 33. Provide a preliminary grading and drainage plan for reference. Include some analysis of the adjoining upslope watershed to clarify whether run -on is expected in non-flood storm events. The project shall show how any run-on will be accepted and conveyed in a non-erosive manner to an approved outlet. 34. The plans and submittal shall show and note compliance with the Drainage Design Manual (DDM), the Floodplain Management Regulations, and the Post Construction Stormwater Regulations (PCR’s). 35. The preliminary drainage report shall include a response to the bulleted items in Section 2.3.1 of the DDM. This area may be considered part of the in -fill area of downtown. The report may still need to consider the project impacts on existing and proposed flooding depths and velocities in accordance with the Fl oodplain Management Regulations and FEMA requirements. The report may need to be expanded to analyze and clarify the difference in flood storage volume, worst -case pre vs. post cross-section, and analysis of the ultimate foundation design. 36. The plans and reports shall show and note the Base Flood Elevation (BFE) in accordance with the FIRM and FIS. The plans and reports shall clarify the strategy for elevating the new structures and building service equipment at least 1’ above the BFE. Additional freeboard beyond the proposed 1.1 foot is recommended to avoid conflicts based on normal construction tolerances and to improve the resiliency of the campus. The detailed plans for the units shall be provided in conjunction with this analysis to confirm whether any additional freeboard/protections are required for building service equipment, ducting, envelope insulation, etc. in accordance with FEMA standards. Depending upon the final design and analysis, the certification of Page 42 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 23 the design elevation of the foundation system/finish floor may be required prior to foundation inspection approvals. 37. The plans and project description should clarify the scope of work and proposal for the remodel of the existing residence to remain. Show the finish floor elevation of the adobe structure compared to the Base Flood Elevation. Show and note compliance with the regulations for the proposed remodel/adaptive reuse of the existing historic structure and how structures that are substantially remodeled and/or substantially damaged comply with the current regulations. This Master List Historic structure is considered to be exempt from these provisions if the structure remains as master listed after the remodel. Any new building service equipment or utility are not exempt from compliance with the regulations and protection from flood damage. Some passive protections or “dry” floodproofing are recommended for the existing structure to remain. 38. The final drainage report shall show and note compliance with the PCR’s. Provid e a completed checklist and supporting plans and exhibits that document the existing and proposed impervious areas, performance requirements, and proposed performance strategies. The analysis shall include a detail of all existing and proposed impervious surfaces. Unless otherwise exempt, the plan and analysis shall include the square footage of all new or altered “impervious” walkways, ramps, deck structures, parking areas, and drive aisles. The plans and report shall clarify how the DMA-A2 drainage area that has run-off directed toward Dana Street will be treated for Performance Requirement 2 (PR-2), water quality. 39. The building plan submittal shall include the complete site plan and tree survey. Show and note the diameter and species of each tree. Include a summary of trees to be removed, relocated, or retained along with any pertinent tree protection measures. The plan shall show and label any off -site trees that have tree canopies/root zones that could extend into this campus and could be affected by the proposed construction. The plans and reports shall include all tree protection notes and improvements to the satisfaction of the consulting arborist and City Arborist. City Arborist – Public Works 40. The project shall replant, at a minimum, one tree for every tree removed. All trees replanted shall be 15-gallon or 24-inch box trees. If the compensatory trees cannot be accommodated onsite to the satisfaction of the City Arborist, they will be required at a 2:1 rate offsite. Tree species and size selections are also subject to City Arborist approval. 41. Street trees are required at a minimum rate of one (1) 15-gallon street tree for each 35 linear feet of frontage. The plans shall show all existing and proposed street trees. Tree species selections are subject to City Arborist approval. Page 43 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 24 42. All compensatory trees shall be planted per the City’s Engineering Standards for tree planting prior to final building inspection. All trees planted as part of a compensatory plan shall survive and any trees that do not survive or establish in good health shall be replanted. 43. The building plan submittal shall show all existing trees to be removed and trees to be retained. The plan shall show any neighboring trees with cano pies/root zones within the area of construction disturbance. Tree protection measures shall be shown and noted on the building plans in accordance with the Tree Assessment (December 15, 2023) to the satisfaction of the City Arborist. 44. In accordance with the Construction Best Practices outlined in the Tree Assessment, the Project Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The Project Arborist shall approve any safety pruning, the cutting of substantial roots (greater than 2-inches in diameter), or grading within the dripline of trees. A city-approved arborist shall complete pruning using ISA best practices. All required tree protection measures shall be shown or noted on the building plans. 45. A substantial amount of work will be taking place in the critical root zone of both a 30-inch DBH and 36-inch DBH Coast Live Oak. Additional tree protection measures need to be put in place to protect the critical root zone to the satisfaction of the City Arborist. This could include the use of plywood or the application of thick mulch to minimize compaction to the critical root due to foot traffic or construction equipment. The Project Arborist shall be onsite to monitor any digging, or boring taking place in the critical root zones of any trees to be protected. 46. Consider removing the 37-inch DBH Avocado, shown as protected in the Tree Assessment Report. Avocados are known for their shallow and sensitive ro ot systems. The grading for the ADA parking could send the tree into decline. Older trees can be considerably more sensitive to damage than younger trees. The tree’s canopy will also need to be cut back to prevent avocados from falling the parking lot area. This loss of canopy will also negatively affect the tree’s ability to recover from damage to or loss of its critical root zone. 47. California Fish and Game Code Section 3503.5 and the Migratory Bird Treaty Act of 1972 prevents the removal of trees with active nests. To account for most nesting birds, removal of trees should be scheduled to occur in the fall and winter (between September 1st and January 31st) and after the young have fledged. If removing trees during the nesting season (February 1st to August 31st), a qualified biologist shall inspect any trees marked for removal that contain nests to determine if the nests are active. If there are active nests, trees shall not be removed and may only be removed once a qualified biologist provides a confirmation memo that breeding / nesting is completed, and young have fledged the nest prior to removal of the tree to the satisfaction of the Community Development Director or City Biologist. Page 44 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 25 48. A final landscaping plan, including irrigation details and plans, sha ll be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing t heir specific locations on plans. Natural Resources – Office of Sustainability 49. Nesting Birds. All tree removals associated with development at the project site shall be scheduled to occur outside of the typical nesting bird season (February to September), to avoid potential impacts to nesting birds in accordance with Government Code Section 3503 and 3505.5. 50. Sediment and Erosion Control Plan. Plans submitted for a building permit shall include a sediment and erosion control plan that protects the creek ba nks and channel from erosion and prevent sedimentation of the creek near and downstream from the site. Current Best Management Practices (BMP) should be utilized. Washing of concrete, paint, tools, or equipment shall occur only in areas where polluted water and materials can be contained and removed from the site. 51. Construction Buffer. Prior to construction activities of any new structures in areas within 20 feet of the channel, a setback area of 5-feet from the outer edge of riparian vegetation will be fenced with orange construction fencing and signed to prohibit entry. To control sedimentation during and after project implementation, silt fencing shall be installed adjacent to, and outside the orange construction fencing. Once construction in the 20-foot setback is complete, the fencing may be removed. 52. Construction Site Maintenance. During construction, no litter or construction debris shall be placed within the setback. All such debris and waste will be picked up daily and properly disposed of at an appropriate site. In addition, all project-generated debris, building materials, and rubbish will be removed from the setback and from areas where such materials could be washed into the channel. 53. Construction Activity. All refueling, maintenance, and staging of equipment and vehicles shall occur at least 50 feet from the channel and in a location where a potential spill would not drain directly toward the channel. Prior to the onset of work activities, a plan will be in place for prompt and effective response to any accidental spills. 54. Creek Preservation. Plans submitted for a building permit shall not include any improvements, modifications, or grading within the top of bank of the creek channel. Page 45 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 26 Utilities Department 55. The building permit submittal shall include a site utility plan showing the size of existing and proposed sewer and water services. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. All residential units are to be individually metered. Backflow preventors shall be provided for the domestic and landscape (if required) water meters, to the satisfaction of the Utilities Director. Fire flow service shall pass through a double-check backflow device. 56. The building permit submittal shall include a final landscape design plan and irrigation plan and shall identify the square footage of landscaping proposed a s part of the project. If greater than 500 square feet, applicant shall provide a Maximum Applied Water Allowance (MAWA) calculation. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s maximum applied water allowance (MAWA). If the project includes one thousand square feet of landscaping or greater, the project shall provide a separate city-owned landscape water meter. 57. Plans submitted for a building permit shall comply with the City’s Develop ment Standards for Solid Waste Services. Plans shall show the location and size of the bin enclosure(s) that can store the required containers for waste, recycling, and organics. Plans shall show the location of the discarded materials containers during pickup if different than the location of the proposed enclosure(s). Provide a copy of the service review letter from San Luis Garbage within the plan set. 58. Potable city water shall not be used for major construction activities, such as grading and dust control. Recycled water is available through the City’s Construction Water Permit program. Fire Department 59. Plan sets shall include a separate sheet/s titled F identifying the following fire and life safety features for the specific project. Site or Civil work involving water supply information, underground fire line size and location, fire apparatus access and turn - arounds, location of public/private fire hydrants, fire lanes, location of backflow device, fire department connection, maximum grade and cross sl ope, and other information pertinent to the site. An architectural drawing showing location of fire sprinkler riser, fire alarm control panel, Knox Box, address numbers, suite numbers, exiting plan, exit signs, emergency lights, fire extinguishers, door/hardware schedule, duct detectors, elevator/shaft information, high piled storage areas, trash locations, required signage, location of exterior awnings, or any other pertinent information pertaining to the project. Page 46 of 90 Resolution No. PC-1093-24 ARCH-0329-2022 and EID-0637-2022 466 Dana Street Page 27 60. Sheet/s titled F shall contain a fire department NOTES section containing requirements for the individual project. Comments or notes which have been cut and pasted from previous projects which do not pertain to, or contain wrong information for, the project being reviewed will be returned for correction and cause a delay in the plan review process. An example of a standard note might include (Buildings undergoing construction shall maintain fire safety at all times and shall be in accordance with Chapter 33 of the 2022 California Fire Code). Notes should also include any deferred submittal items such as fire protection systems or rack storage. Be mindful that all code references shall be to current code editions. Indemnification 61. Indemnification. The applicant 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 project, and all actions relati ng thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense ag ainst an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 11 th day of December, 2024. _____________________________ Tyler Corey, Secretary Planning Commission Page 47 of 90 Page 48 of 90 PROJECT LOCATION FH #1 IS LOCATED RIGHT IN FRONT OF PROJECT SITE FH#2 IS LOCATED 100 FEET AWAY FROM PROJECT SITE ON DANA ST. VICINITY MAP FH #1 FH #2 033 T-1.0 TI T L E S H E E T SM A R T S H A R E H O U S I N G SO L U T I O N S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L A G E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 W a l n u t S t r e e t • S u i t e B • S a n L u i s O b i s p o • C A 9 3 4 0 1 HUNTER SMITH & ASSOCIATES, INC. DBA HUNTER SMITH ARCHITECTURE © 2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 9 , 2 0 2 4 PL O T D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 WATERMAN VILLAGE 466 DANA ST, SAN LUIS OBISPO, CA 93401 REHABILITATION AND ADAPTIVE RE-USE OF ROSA BUTRON DE CANET ADOBE WITH 20 SMALL, BELOW MARKET RATE HOMES CODES:ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: -2022 CALIFORNIA BUILDING CODE (CBC), BASED ON THE 2021 IBC -2022 CALIFORNIA MECHANICAL CODE (CMC), BASED ON THE 2021 UMC -2022 CALIFORNIA PLUMBING CODE (CPC), BASED ON THE 2021 UPC -2022 CALIFORNIA ELECTRICAL CODE (CEC), BASED ON THE 2020 NEC -2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN) -2022 CALIFORNIA ENERGY CODE -2022 CALIFORNIA FIRE CODE (CFC), BASED ON THE 2021 IFC -2022 CALIFORNIA HEALTH AND SAFETY CODE (H&SC) -2022 CALIFORNIA BUSINESS AND PROFESSIONS CODE (B&PC) -2022 CALIFORNIA HISTORICAL BUILDING CODE (CHBC) -NATIONAL FIRE PROTECTION ASSOCIATIONS STANDARDS (NFPA) -PROJECT CONDITIONS OF APPROVAL -CITY OF SAN LUIS OBISPO STANDARD CONDITIONS, MUNICIPAL CODES, AMENDMENTS AND SELECTED CODE REQUIREMENTS ON FILE AT THE COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING AND BUILDING DIVISION -ALL OTHER CODES AND ORDINANCES ADOPTED BY THE CITY OF SAN LUIS OBISPO AGENCIES HAVING JURISDICTION OVER THIS PROJECT CODE COMPLIANCE SHEET INDEX TITLE T-1.0 TITLE SHEET T-1.1 PROJECT INFORMATION & DATA T-1.2 SITE CONTEXT T-1.3 SOILS ENGINEERING REPORT T-1.4 SOILS ENGINEERING REPORT T-1.5 SOILS ENGINEERING REPORT T-2.0 AFFORDABLE HOUSING SUMMARY CIVIL C1.0 TITLE SHEET C1.1 NOTE SHEET C2.0 GRADING AND DRAINAGE PLAN C2.1 GRADING AND DRAINAGE DETAILS C3.0 EROSION CONTROL PLAN C3.1 EROSION CONTROL DETAILS C4.0 UTILITY PLAN C5.0 CONSTRUCTION DETAILS SITE PLAN CA-0.0 TOPOGRAPHICAL SURVEY CA-0.1 OVERALL SITE PLAN CA-1.0 SITE PLAN CA-1.1 TREE EXHIBIT CA-1.2 TREE ASSESSMENT REPORT CA-5.0 SITE LIGHTING PLAN CA-6.0 ADOBE DRY FLOODPROOFING STRATEGIES CA-7.0 SITE SPECIFICATIONS CA-9.0 FIRE SEPARATION ANALYSIS JRSC-C HELICAL PIERS: CONCEPTUAL PLAN LANDSCAPE CLS1 CONCEPTUAL LANDSCAPE SITE PLAN ARCHITECTURAL D-1.0 REMOVAL OF NON-HISTORIC PART OF ADOBE D-2.0 REMOVAL OF NON-HISTORIC PART OF ADOBE A-0.0 ADOBE REHAB REPORT A-1.0 (ADOBE) ADOBE PLANS & ELEVATIONS A-1.1 (UNIT A) UNIT A A-1.2 (UNIT AA) UNIT AA A-1.3 (UNIT B) UNIT B A-1.4 (UNIT C) UNIT C A-1.5 (UNIT D) UNIT D A-8.0 OVERALL SECTION A-9.0 COLORS & MATERIALS BOARD A-9.1 COLORS & MATERIALS BOARD A-10.0 PERSPECTIVE VIEW A-10.1 DANA STREET FRONT ELEVATION A-10.2 SIDE VIEW FROM ADJACENT PROPERTY A-10.3 DANA STREET APPROACH TOTAL: 42 SHEETS IF USING COMBUSTIBLE OR NON-IGNITION RESISTANT EXTERIOR COVERING OR CLADDING, PROVIDE (1) LAYER, TYPE 'X', 5/8" GYPSUM SHEATHING BEHIND EXTERIOR COVERING OR CLADDING AT WALLS AND ON THE UNDERSIDE EXTERIOR OF THE ROOF DECK, PER WUI REQUIREMENTS. IF USING IGNITION RESISTANT EXTERIOR COVERING, NO TYPE X GYPSUM SHEATHING IS REQUIRED. EXTERIOR WALLS FIRE PROTECTION SPEC. CITY OF SAN LUIS OBISPO AGENCIES & UTILITIES NOT ALL AGENCIES AND UTILITIES MAY BE APPLICABLE TO SCOPE OF WORK. PROVIDED AS INFORMATION ONLY, AS NEEDED. 879 MORRO ST SAN LUIS OBISPO, CA 93401 800-781-7215 919 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7180 919 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7172 COUNTY OF SAN LUIS OBISPO PUBLIC HEALTH DEPARTMENT 2191 JOHNSON AVE SAN LUIS OBISPO, CA 93401 805-781-5500 COUNTY SHERIFF'S DEPT. 1585 KANSAS AVE. SAN LUIS OBISPO, CA 93401 805-781-4540 UTILITIES DEPARTMENT CITY HALL 990 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7100 PACIFIC GAS & ELEC. 406 HIGUERA STREET SAN LUIS OBISPO, CA 93401 800-743-5000 CAL FIRE SAN LUIS OBISPO COUNTY FIRE DEPARTMENT 635 N. SANTA ROSA ST. SAN LUIS OBISPO, CA 93401 805-543-4244 UTILITY TELEPHONE 994 MILL ST #200 SAN LUIS OBISPO, CA 93401 805-546-7003 THE SOCAL GAS COMPANY 2240 EMILY ST SAN LUIS OBISPO,CA 93401 805-427-2200 SPECTRUM COMMUNICATIONS 270 BRIDGE ST SAN LUIS OBISPO,CA 93401 866-874-2389 CITY PUBLIC WORKS 919 PALM ST SAN LUIS OBISPO, CA 93401 805-781-7200 SAN LUIS OBISPO POLICE DEPARTMENT 1042 WALNUT ST SAN LUIS OBISPO, CA 93401 805-781-7317 CITY PLANNING CITY BUILDING STATEMENT OF COMPLIANCE THIS PROJECT HAS BEEN DESIGNED IN ACCORDANCE WITH AND MEETS THE CITY OF SAN LUIS OBISPO ADOPTED CODE AND ORDINANCE REQUIREMENTS INCLUDING, BUT NOT LIMITED TO THE CALIFORNIA STATE ACCESSIBILITY STANDARDS AND I/WE WILL BE RESPONSIBLE FOR ALL CLARIFICATIONS DEEMED NECESSARY DURING THE CONSTRUCTION PHASES. THIS PROJECT SHALL COMPLY WITH TITLE 24 AND 2022 CALIFORNIA BUILDING CODE (CBC), CALIFORNIA MECHANICAL CODE (CMC), CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA ELECTRICAL CODE (CEC), AND CALIFORNIA ENERGY CODE (CEnC). SMARTSHARE HOUSING SOLUTIONS P.O. BOX 15034 SAN LUIS OBISPO, CA 93406 CONTACT: ANNE WYATT PH: (805) 215-5474 EMAIL: ANNE@SMARTSHAREHOUSINGSOLUTIONS.ORG MBS LAND SURVEYS 3559 SOUTH HIGUERA STREET SAN LUIS OBISPO, CA 93401 CONTACT: MIKE STANTON, PLS 5702 PH: (805) 594-1960 EMAIL: MSTANTON@MBSLANDSURVEYS.COM LANDSCAPE ARCHITECT TERRY LEE 319 N HIGHWAY 1 SPC 54, GROVER BEACH, CA 93433 PH: (805) 459-0794 EMAIL: TERRYLEEASLA@GMAIL.COM PROJECT DIRECTORY APPLICANT ARCHITECT HUNTER SMITH ARCHITECTURE 860 WALNUT STREET, SUITE 'B' SAN LUIS OBISPO, CA 93401 CONTACT: DANA HUNTER PH: (805) 544-3380 FAX: (805) 544-8625 EMAIL: DANA@HUNTERSMITHARCHITECTURE.COM DANIEL PARKER-KING 543 BRANCH STREET SAN LUIS OBISPO, CA 93401 PH: (805) 550-8546 EMAIL: DAN@HIVEENGINEERING.US CIVIL ENGINEER J.R. SPENCER CONSTRUCTION 351 HIGHLAND DR, SAN LUIS OBISPO, CA 93405 PH: (805) 543-9165, (805) 238-9151 HELICAL PIERS NEW BUILDINGS CITYWIDE SHALL INCORPORATE THE FOLLOWING CONSTRUCTION METHODS AND MATERIALS: IGNITION RESISTANT EXTERIOR WALL COVERINGS; FIRE SPRINKLER PROTECTION IN ATTIC AREAS (AT LEAST ONE "PILOT HEAD"); EMBER RESISTANT VENT SYSTEMS FOR ATTICS AND UNDER FLOOR AREAS, PROTECTED EAVES, AND CLASS 'A' ROOF COVERINGS AS IDENTIFIED IN THE CBC CH 7A. WILDFIRE PROTECTION MEASURES Page 49 of 90 IMAGE FROM SOL HAUS DESIGN HTTPS://WWW.SOLHAUSDESIGN.COM/SOL-HAUS-PRE-FAB-MODULAR/ PROJECT STATISTICS PROJECT ADDRESS:466 DANA STREET, SAN LUIS OBISPO, CA 93401 ZONE:R-3-H (MEDIUM HIGH DENSITY WITH AN HISTORICAL PRESERVATIONOVERLAY) APN:002-401-002 & 002-401-020 PARCEL SIZE:± 25,264 S.F. PARCEL SIZE ACRES ±0.58AC FLOOD ZONE:AE; FEMA FLOOD ZONE DENSITY:20 UNITS/ACRE DENSITY UNIT:11.6 DU BASE FLOOD ELEVATION:182.90' HISTORIC ADOBE BUILDING SUMMARY OCCUPANCY:B, FIRE SPRINKLER SUPPRESSION SYSTEM A TENANT IMPROVEMENT OF AN (E) ONE STORY HISTORIC ADOBE TO BE USED AS COMMUNITY SPACES FORRESIDENTS AND OFFICES (FOR NON-PROFIT PROJECT PARTNERS AND SMART SHARE). 1,466.0 S.F. SMALL, BELOW MARKET RATE HOME BUILDING SUMMARY USE:RESIDENTIAL OCCUPANCY:R-3 CONSTRUCTION TYPE:V-B, FIRE SPRINKLER NFPA 13D MAXIMUM COVERAGE 15,158 S.F. ( 60% MAX) NUMBER OF STORIES:1 MAXIMUM ALLOWABLE HEIGHT 25'0" PROPOSED HEIGHT OF SMALL HOME VARIES, UP TO 18'-11" NUMBER OF STORIES:1 SMALL HOME BUILDING FOOTPRINT 220.0 S.F. ACCESSIBLE SMALL HOME BUILDING FOOTPRINT 264.0 S.F. DENSITY CALCULATION: MAXIMUM RESIDENTIAL DENSITY:20 UNITS/ACRE DENSITY UNIT:20 DU X 0.58 AC = 11.6 DU MAXIMUM STUDIO & ONE- BEDROOM 11.6 DU ÷ 0.5 DU = 23.2 DU PROPOSED DENSITY UNIT IN SMALL HOMES 20 DU PROPOSED TOTAL DENSITY UNITS OF SMALL HOME 20 DU < 23.2 DU MAX ALLOWABLE SETBACK REQUIREMENTS FRONT 10'0" SIDE 6'-0" REAR (CREEK SETBACK)20'-0" PROPOSED COVERAGE (E) HISTORIC ADOBE 1,466.0 S.F. 20 SMALL HOMES:4,488.0 S.F. RAISED WALKWAY, STAIRS, RAMPS, TRASH ENCLOSURE, BIKE STORAGE 3,402.0 S.F. TOTAL LOT COVERAGE :9,356 S.F. PROPOSED LOT COVERAGE (< 60%):37% LANDSCAPE COVERAGE 15,908.0 S.F. PARKING REQUIREMENTS PROPOSED VEHICULAR PARKING (ALL EV READY) 3 SPACES (1 SPACE IS VAN ADA) AND 2 MOTORCYCLE PARKING. REFER TO PARKING CONCESSION NOTE IN AFFORDABLE HOUSING SUMMARY ON SHEET T-2.0 PROPOSED BICYCLE PARKING 20 LONG-TERM SPACES AND 6 SHORT-TERM SPACES 033 T-1.1 PR O J E C T IN F O R M A T I O N & DA T A SM A R T S H A R E H O U S I N G SO L U T I O N S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L A G E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0W al n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES, INC. DBA HUNTER SMITH ARCHITECTURE © 2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 9 , 2 0 2 4 PL O T D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 THE WATERMAN VILLAGE IN 466 DANA ST, SAN LUIS OBISPO,IS AN ADAPTIVE REUSE, INFILL, CAR-FREE SUSTAINABLE LIVING CENTER, INCLUDING 20 VERY-LOW TO LOW-INCOME BELOW MARKET RATE HOMES PERMANENT HOMES. NEW CONSTRUCTION, CLUSTERED AROUND THE VACANT HISTORIC ADOBE GIFTED TO THE CITY IN 1989, WILL SERVE LOWER-INCOME COUNTY RESIDENTS INTERESTED IN CAR-FREE, SUSTAINABLE LIVING. ONE UNIT SHALL BE DESIGNATED AS AN ON-SITE MANAGER'S QUARTERS. THE VACANT ADOBE BECOMES COMMUNITY SPACE FOR RESIDENTS AND OFFICES FOR SMART SHARE HOUSING. A NEIGHBORHOOD PARK, AT FRONT, PRESERVES STREET VIEWS OF THE HISTORIC RESOURCE. THE ABUNDANT HERITAGE TREES ARE MAINTAINED WHERE POSSIBLE. HOUSES WILL BE ELEVATED 36” IN THIS FLOOD PLAIN AND IS ADAACCESSIBLE ON A RAISED PATHWAY WITH RAMPED ENTRY. BELOW MARKET RATE HOUSING DETAIL:THE WATERMAN VILLAGE DESIGN INCORPORATES 20 100% AFFORDABLE, ENERGY EFFICIENT PERMANENT HOMES TO BE CONSTRUCTED BY SMARTSHARE. PARKING, DENSITY AND AFFORDABLE HOUSING CONCESSIONS:WITH ONLY 3 CAR PARKING SPACES PROPOSED ON SITE AND RESTRICTED STREET PARKING ON DANA ST., ACCESS TO PERSONAL VEHICLES FOR REGULAR USE WILL BE LIMITED. THE SITE IS IDEAL FOR CAR-FREE LIVING, ACCESSIBLE TO DOWNTOWN TRANSIT, SHOPPING, SERVICES, AND CYCLE PATHS. ABUNDANT BICYCLE PARKING WILL BE PROVIDED ON SITE, WITH ELECTRIC CHARGING FOR E-BIKES. A DENSITY BONUS OF 50% APPLIES TO THIS 100% AFFORDABLE PROJECT, AND CODE ALLOWS FOR UNITS UNDER 600 SQ. FT @ .5 DENSITY UNIT, SO THE MAXIMUM 20 UNITS PROPOSED FIT WITHIN ALLOWED DENSITIES. THE PROJECT ASKS FOR TWO AFFORDABLE HOUSING CONCESSIONS/INCENTIVES: VEHICLE & BIKE PARKING REDUCTION, SO AS TO: 1) MAXIMIZE NUMBER OF AFFORDABLE HOMES; 2) MINIMIZE HERITAGE TREE IMPACTS; 3) MINIMIZE PROJECT CONSTRUCTION CARBON EMISSIONS; AND 4) MINIMIZE ONGOING EMISSIONS, HELPING MEET CITY CLIMATE ACTION, AFFORDABLE HOUSING, TREE AND HISTORIC RESOURCE PRESERVATION GOALS. REFER TO SHEET T-2.0. HOME DESCRIPTION:HOUSING PROPOSED COULD BE HCD FACTORY CERTIFIED FACTORY BUILT HOUSING FLATBED DELIVERED OR CONSTRUCTED ON-SITE AND PLACED ON PERMANENT FOUNDATIONS ON THE SITE. HCD CERTIFIED FACTORY HOMES ARE DIFFERENT FROM MOBILE HOMES; THEY DO NOT ROLL IN ON THEIR OWN WHEELS AND CHASSIS–AND SUCH HOMES ON PERMANENT FOUNDATIONS WILL NOT CONSTITUTE A MOBILE HOME PARK. HOME SIZES PROPOSED ARE 220 SQUARE FEET WITH 2 ADA HOMES OF 264 SQUARE FEET. EACH HOME CONTAINS COOKING AND BATHING FACILITIES. BEVYHOUSE,HTTPS://WWW.BEVYHOUSE.COM/, HAS AN HCD CERTIFIED SANTA PAULA FACTORY, 137 MILES FROM THE PROJECT SITE, ONE EXAMPLE OF FACTORY BUILDERS WITHIN 200 MILES. BEVYHOUSE BUILT THIS 260 FOOT SOLHAUS DESIGN, (HTTPS://WWW.SOLHAUSDESIGN.COM/SOL-HAUS-PRE-FAB-MODULAR/) REPRESENTATIVE OF WHAT COULD GO ON THIS SITE. ROUGH COST WAS $150K FOR THE HOME CONSTRUCTION–EXCLUDING SITE WORK. WITH PRODUCTION OF MULTIPLE SIMILAR MODELS, SMART SHARE HOPES TO REDUCE PER UNIT HOME COST. PERMANENT FOUNDATION SYSTEMS:WOULD BE SITE SENSITIVE TO TREES & MINIMIZE SITE DISTURBANCE, E.G. HELICAL COILS, DIAMOND PIERS (HTTPS://WWW.DIAMONDPIERS.COM/VIDEOS) OR SEISMIC OR ANCHOR PIERS (HTTPS://CENTRALPIERS.COM/ABOUT-US/). REFER TO SHEET JRSC-C. TRASH ENCLOSURE:(QTY: 4) 95 GALLON WASTE CONTAINERS AND (QTY: 4) 95 GALLON RECYCLE BINS THAT COULD BE WHEELED TO THE STREET BY RESIDENTS PLUS (QTY: 2) 65 GALLON ORGANIC WASTE CONTAINER FOR FOOD SCRAPS. ENCLOSURE WITH A MINIMUM SIZE OF 14’ X 6’. PROJECT DESCRIPTION 87<< !'˜! (& &#"-=7845˜<49198714<;9 ") %6=-6467 %% !  !" #!, <4916791<8== . 8::!'ʹ '% ! %"'ʹ 1%) ''% &''%&'"'&1%)''%"%'"'"!"&"*&'-%,!- !"%!*&' '. 8::!'-! (& &#"--=7845 %#15/4 "'%''(%' !%)"!5506;06467 !"%!*''%!&% !'*''',"! (& &#"-! (&%" #!, * #%")(%& "'"!"''%*&'&'% &''&"'"! #%'""*!&(. "&'. 8 =91"!%(& !&-5+*, ,!. 8 =91"!%,!&- 5+*, %!&'. 6 :91"!"%!& !&- 5+ *, "'.%) )& ,!#!!"!)"( &/  ƚŚĞƉƌŽƉĞƌƚLJŽǁŶĞƌ͛ƐƌĞƐƉ           "        &"! ,%)*"'#%"#%',!#!&'-'&#"''"%*&'&'"%!&%)& &(!'/ &"! ,%)*"'#%"#%',!#!&'-')"( "!& !'#'"%(&''&#%"#%', &&(!'/ /ƚŝƐƚŚĞƉƌŽƉĞƌƚLJŽǁŶĞƌ͛ƐƌĞƐƉŽŶƐŝďŝůŝƚLJƚŽŝŶĐƌĞĂƐĞĨƌĞƋƵĞŶĐLJŽƌǀŽůƵŵĞŽĨƐĞƌǀŝĐĞŝĨŶĞĐĞƐƐĂƌLJ     $ ! #  "'&%!%). & " %"(!'*&%(#'"'!'"' %&!'!&/('"'"'"!"'!"&(%! "&&"!'"'#%"#%',,"(%'%(&-!1,% &%) * (!)"%'& "(!'/!&* !'" %" "(' "!'" !' ,#%"#%', ! !'"%%&!'&'"&%)(%&/ ,"()!,$(&'"!& "%!!,'"!!"% '"!-#&"!"'&'''""!'' /    #%'"!&(#%)&"% 7:41;<=14==5 WILL-SERVE LETTER CLEAN ENERGY CHOICE PROGRAM ACKNOWLEDGEMENT STATEMENT UNIT MATRIX PARKING CALCULATION PER SAN LUISOBISPO MUNICIPAL CODE CH.17.72 PER BUILDING USE BUILDING INFORMATION PARKING FACTOR PARKING SPACE REQUIRED HISTORIC ADOBE BUILDING AREA (GROSS): 1,466 S.F.1SPACE/300S.F.4.89 SPACES UNITS NUMBER OF UNITS: 20 1 SPACE/UNIT + 1 GUEST/5 UNITS 24.00 SPACES TOTAL:29 VEHICLE PARKING SPACES ADDITIONAL PARKING REQUIREMENTS PARKING FACTOR PARKING SPACE REQUIRED MOTORCYCLE PARKING 29 REQUIRED SPACES S.F.1 SPACE/20 PARKING SPACES 2 MOTORCYCLE SPACES ELECTRIC VEHICLE PARKING 29 REQUIRED SPACES S.F.10%EV READY,50%EV CAPABLE 3 EV READY, 15 EV CAPABLE SPACES BICYCLE PARKING: ADOBE BUILDING AREA (GROSS): 1,466 S.F.1SPACE/1,500 S.F.1 LONGTERM BICYCLE SPACES BICYCLE PARKING: UNITS 20 UNITS S.F.2SPACES/UNIT +1GUEST/5 UNITS 40 LONGTERM + 4 SHORT TERM BICYCLE SPACES SPACES HOUSING INCENTIVE REQUEST REFER TO SUPPORTING DOCUME NTS FOR PARKING DEMAND STUDY.STUDY ANALYZESSITE PARKING DEMAND RATES TO TOTAL TO 10 SPACES REFER TO HOUSING INCENTIVE DOCUMENT ON SHEETT-2.0 REQUESTING VEHICLE AND BICYCLE PARKINGREDUCTIONS. TOTAL PROPOSED PARKING TOTAL VEHICULAR PARKING 3 EV READY SPACES (1ISADAVAN ACCESSIBLE) TOTAL MOTORCYCLE PARKING 2 SPACES TOTAL BICYCLE PARKING 20LONGTERM SPACES +6SHORTTERM SPACES 1 2 5 10 3-4 1-2,7-10,13 2200 528 4488 Page 50 of 90 033 T-1.2 SITE C O N T E X T SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0W al n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 FRONT OF ADOBESOUTH SIDE YARD OF ADOBE NORTH SIDE YARD OF ADOBE STREET FRONT ELEVATION OF ADOBE Page 51 of 90 033 T-1.3 SO IL SE N G INE E R ING RE P O R T SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0W al n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. 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O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0W al n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. 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"2& 53&%4//#4"*.6",5&3/'*. 0,"$&7"4&2$/.4&.4".%*.0,"$&%&.3*49 .%*3452#&%3"-0,&3#2/5()4'2/-4)&'*&,%4/4)&,"#/2"4/29 "2&7&*()&%4)&6/,5-&*3$",$5,"4&%".%4)&9"2&0,"$&%*.4)&/6&. 4/%29 .$&4)&3"-0,&3)"6& #&&. %2*&%4)&9"2&7&*()&%"("*.4/%&4&2-*.&4)&7"4&2$/.4&.4".%4)&*.0,"$& %&.3*49*34)&. $",$5,"4&%)&-/*3452&%&.3*494&343",,/74)&7"4&2$/.4&.4".%*.0,"$& %&.3*4*&34/#&/#4"*.&%"4 2&15*2&%%&04)3 Page 53 of 90 033 T-1.5 SO IL SE N G INE E R ING RE P O R T SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0W al n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024  !  !  $ #  ! 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Al l des ig ns a n d ot her infor mat ion on t he dra wi ngsa r e for u s e o n t he sp e ci f i ed pr o jecta n d shal l n o t b e us e d ot her wi se wi thou t t he expr e s s e dw ritt e n p e r mi ss ion o f HU N T E R S M ITH AR C H ITE C T U R E 860W al n u t Str e e t • Sui t e B • San L u i s Obi s p o • CA 9 3 4 0 1 HUNTER SMITH &ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOTF OR C O N S TRU C TION Ap r 9 , 2 0 2 4 PL O T DA TE: ARC SUBMITTAL 20 JUN 2022 REVSUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL2 09 APR 2024 AFFORDABLE HOUSING SUMMARY AFFORDABLE HOUSING SUMMARY 466 Dana St. PLANNING APPLICATION SUBMITTAL April 09, 2024 PROJECT DESCRIPTION The Waterman Village proposes 20 new below market rate homes, 100% affordable for a minimum term of 55 years, in a medium-high density residential (R-3-H) with historical overlay zone near downtown San Luis Obispo. The project will develop all studio homes, with 14 duplex and 6 single detached homes, ranging in size from 220-264 square feet. 18 homes at 220 square feet and 2 ADA fully accessible homes at 264 square feet. PROJECT DATA Address: 466 Dana St, San Luis Obispo, CA 93401 APN: 002-401-002 & 002-401-020 Gross Lot Area: ± 0.58AC Zoning: R-3-H BASE DENSITY The project conforms to R3 zone base density (17.20.020), which allows 20 density units/acre, and per 17.70.040, each studio home comprises 0.5 density unit. As such, each developable acre would allow a base density of 40 studio homes: Project net area is 0.58 acre. (.58 x 40=23.2 homes, base density, with project proposing three fewer homes than base allowance.) DENSITY BONUS While the project qualifies for a density bonus, given the 100% affordability provision, no density bonus is requested. The project conforms to base density. INCENTIVES/CONCESSIONS Developers can also request modifications of development standards by requesting either incentives/ concessions (they are the same) or waivers. Incentives or concessions refer to regulatory incentives” that provide identifiable and actual cost reductions” to provide for the affordable housing (Gov. Code § 65915(k)); in other words, they are provided to allow for modifications that result in an actual reduction of costs to the project so the affordable housing is economically feasible.” The 100% below market affordable project is allowed up to 4 qualifying incentives/ concessions, based on the affordability of the homes. The project team requests two affordable housing concessions: 1)Vehicle parking reduction: to reduce the number of required vehicular parking spaces from 29 to 3 spaces; the project will not be financially feasible with the necessity of 29 onsite parking spaces on the constrained infill site, with trees and historic adobe that must be maintained; the site is a downtown local in proximity to a broad range of city services and proximate access to public transportation. 2)Long term bicycle parking reduction: to reduce the required long term bicycle storage spaces from 40 to 20 spaces. Applicant is committed to making the project multi-modal, yet it is not financially feasible to provide for 40 long-term bicycle parking spaces with space constraints. Additionally, the studio homes proposed are likely to house 1 person each. While 2 or 4 bedroom homes may house several persons, with multiple bicycles per household, single person households are not likely to have multiple bicycles, making the proposed 4 short-term and 20 long-term (secured) bicycle parking proposed adequate to meet project need. These incentive requests to make the affordable housing financially feasible at proposed density (well below allowed bonus density) are supported by a variety of factors beyond financial feasibility and numbers of affordable homes needed to support the high cost of rehabilitation of the City’s Rosa Burton de Canet adobe, including: the requirement to maintain heritage trees and view shed and the historic adobe on site; the site is a downtown location in proximity to a broad range of city services and proximate access to public transportation; the homes proposed are micro-homes at under 300 feet, likely to house single persons—not large families. Thank you and please reach out if any more information is needed. Sincerely, Anne Wyatt Anne Wyatt, Executive Director Smart Share Housing Solutions, Inc. anne@smartsharehousingsolutions.org (805) 296-0013 Page 55 of 90 (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( :$7(50$19,//$*( '$1$675((76$1/8,62%,632&$ 6+((712 6+((7'(6&5,37,21 352-(&7&2168/7$176 &7,7/(6+((7 &127(6+((7 & *5$',1*$1''5$,1$*(3/$1 & *5$',1*$1''5$,1$*('(7$,/6 & (526,21&21752/3/$1 & (526,21&21752/'(7$,/6 & 87,/,7<3/$1 & &216758&7,21'(7$,/6 352-(&7'$7$ 9,&,1,7<0$3 /(*(1'(1*,1((56'(&/$5$7,21 6+((76 (;,67,1*352326(' :: $%%5(9,$7,216 *29(51,1*&2'(66&23(2):25. 35(&216758&7,21 5(325765(48,5(' 63(&,$/,163(&7,216 ($57+:25.(67,0$7(6 *5$',1*,1)250$7,21 6$1/8,6 2%,632 &,7<2)6/2127(6 67250:$7(5&203/,$1&(%(1&+0$5.%$6,6 Page 56 of 90 (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( ³´ *5$',1*127(6 ³´ ³ ´ *(1(5$/127(6 2%6(59$7,21$1'7(67,1* &216758&7,21 $,548$/,7< '(02/,7,21 Page 57 of 90 ((  #20ÄÄ (( ((  ((  ((  (( ((  (( ((  ((  ((  ((  ((  ((  ((  ((  ((  ((  ((  ((  ((  !!!!!!!!!!!!!! !!!!! 4#+5'&9#.-9#;         (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( 127(72&2175$&725 )4#&+0)2.#0 &216758&7,21127(6 75((3527(&7,21$1'5(029$/ <($5)/22'3/$,1 Page 58 of 90 (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( %41555'%6+10 %41555'%6+10 Page 59 of 90 #20ÄÄ (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( '415+10%10641.2.#0 (526,21&21752/127(6 (526,21&21752/*(1(5$/127(6 )5 )5 )5 )5 )5 )5 )5 Page 60 of 90 (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( Page 61 of 90 #20ÄÄ (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( 76+.+6;2.#0 87,/,7<127(6 87,/,7<&216758&7,21127(6 Page 62 of 90 (1*,1((5,1*+,9( ),(52/$1(68,7( 6$1/8,62%,632&$ :::+,9((1*,1((5,1*86 GDQ#KLYHHQJLQHHULQJXV  -2 %  7 , 7 / ( 6+ ( ( 7  7 , 7 / ( %41555'%6+10Ä,1+0664'0%*%41555'%6+10Ä64'0%*59#.'&'6#+.6;2+%#.%10%4'6'5'%6+1001675'& %#.64#05&'6#+.##%#.64#05&'6#+.## EK WZ</E' 8#0#%%'55+$.'2#4-+0)&'6#+.5 6;2+%#.$+159#.'&'6#+. Page 63 of 90 Page 64 of 90 033 CA-0.1 OVER A LL SITE P LAN SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 OVERALL SITE PL AN SCALE: 1/8" = 1'-0" 0' SCALE:1/8"=1' 8'16'4' Page 65 of 90 7+5( 6+2/' (/(9   :$7(5 5,6(5 (;326('3,3(6 81.12:125,*,1 %5,&.:$/.:$< %5,&.:$/.:$< &21 & 5(7( 6,'(:$/ . &21&5(7 ( 6,'(:$/ . &21&5(7( '5,9(:$< ( & 21&5(7( '5,9 (:$ < &21&5(7( &85% *877 ( 5 6 67803 %5,&.3$7+ %5,&.3$7+ 1(,*+%25,1*5(6,'(1&( '$ 1 $  6 7 5 ( ( 7 $3352;,0$7( 7232)%$1. $3352;,0$7( 7232)%$1. 67 ( 1 1 ( 5  & 5 ( ( .  ) 7  6 ( 7 % $ & .  3 ( 5              % ƒ   6 (7 %$&. 3523(57</,1(   6(7%$&.     6( 7 % $ & . 3523(57</,1(     6( 7 % $ & . :0 (;,67,1* 6+$5('3$9(' '5,9(:$<($6(0(17 ... :0      0$,/%2;(6 81,7 7<3($ 81,7 7<3(% 81,7 7<3(% 0,5525(' 81,7 7<3(% 81,7 7<3(% 81,7 7<3(& 81,7 7<3(& 81,7 7<3($ 0,5525(' 81,7   7<3(& 81,7   7<3(& 81,7  7<3(& 81,7  7<3(& 81,7  7<3($$ 81,7   7<3($$ 81,7 7<3(' 0,5525(' 81,7 7<3(' 0,5525('      12 3$5.,1*       81,7 7<3(& 81,7 7<3(&          5$ 0 3  8 3 5$ 0 3  8 3 ($6(0(17     ($ 6 ( 0 ( 1 7 81,7 7<3(& 81,7 7<3(& &20081$/ $5($ &20081$/$5($ &20081$/ $5($ 6+2577(50 %,.(6725$*( %( 1 &+ %( 1 &+ %(1&+ %(1&+%(1&+ &20081,7< 63 $&( $'$5(675 220 ( .,7 &+(1 &20 0 21$ 5($) 255 (6,'(176 &2 0 081,7 < 63$ &( 0$1$*( 0 ( 1 7 63$&( 67 2 5 $*( 67 2 5$*( 5(+ $ % , / , 7 $ 7 ( ( 21 (6 7 2 5 < +,6 7 25 ,& $ ' 2 % ( 2& & % ( )8/ / %$7+ 5220 ( )8// %$7 +522 0 %5,&.3$7+ (;,67,1* 6+$5('3$9(' '5,9(:$<($6(0(17     3$5.53$  5$0 3  8 3 5$ 0 3 83 &21&5(7( 6,'(:$:: /. 67 5 ( ( 7   6(7%$&. ::::00  3(% 25(' 81,7 7<3(& 5(' 6+2577(50 %,.(6725$*( &2 6 :$7(5 5,6(5 (;326('3,3(6 81.12:125,*,1 $3352;,0$7( 7232)%$1. 75(( 75(( 75((75(( 75(( 75(( 75(( 75(( 75(( 75(( 75(( 75(( 75(( 75(( 75(( 75((  7<3  7<3          7<3   7<3            7<3 7<3    7<3  7<3                      5$,6(':$/.:$<                             7<3  7<3  &$ 6, 7 (  3 / $ 1 60 $ 5 7  6 + $ 5 (  + 2 8 6 , 1 * 62 / 8 7 , 2 1 6 3 2   % 2 ;         6 / 2   & $                   :$ 7 ( 5 0 $ 1 9, / / $ * (    ' $ 1 $  6 7 5 ( ( 7 6$ 1  / 8 , 6  2 % , 6 3 2  & $       7K H V H  G U D Z L Q J V  D U H  L Q V W U X P H Q W V RI  V H U Y L F H  D Q G  D U H  W K H  S U R S H U W \  R I +8 1 7 ( 5  6 0 , 7 + $5 & + , 7 ( & 7 8 5 (  $O O  G H V L J Q V  D Q G  R W K H U  L Q I R U P D W L R Q RQ  W K H  G U D Z L Q J V  D U H  I R U  X V H  R Q  W K H VS H F L I L H G  S U R M H F W  D Q G  V K D O O  Q R W  E H XV H G  R W K H U Z L V H  Z L W K R X W  W K H H[ S U H V V H G  Z U L W W H Q  S H U P L V V L R Q  R I +8 1 7 ( 5  6 0 , 7 + $5 & + , 7 ( & 7 8 5 ( >< 6    ' ) 0 /   / - /  a   0 $ /    a   )  0 $ .    $ . + *  a     ? 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B PROPERTY L I N E PROPERTY LINE WM (EXISTING)SHARED PAVED DRIVEWAY EASEMENT WM 3 12 RA M P U P RA M P U P EASEMENT COM M U NITY SPACE ADAR ES T ROOM (E) KIT CHEN COMMO N A REA F ORRES IDEN TS COMMUNITY SP A CE MANAGE M E N T SP A CE ST O R AGE STO R AGE RE H A B ILITA T E ( E ) ON E S T O RY HISTOR I C AD OBE OC C : B (E)FULL BAT HROO M (E) FULL BAT HROO M TREE 1 TREE 3 TREE 7 TREE 8 TREE 10 TREE 9 TREE 6 TREE 4 TREE 5 TREE 11 TREE 12 TREE 13 TREE 15 TREE 16 TREE 14 TREE 2 BRICK PAPPTAAH (EXISTING)SHARED PAPPVAAED DRIVEWAWWYAA EASEMENT 3 RRAAMMPPUUPP TRTTEE 2 RRAAMMPPUUPP CONCRETE SIDEWAWW LK STREET WWWWMM TTTTTTTTTTTTTTTRRRRRRRRRRRRRRRRRRRRTTTTTTEEEEEEEEEE 15 TRTTEE 11 TTTTTTTTTT TRTTEE 16 TRTTEE 1 TTTTTTTTTTTTTTTTTRRRRRRRRRRRRRRRRRTEEEEEEEEEEEEEEEEE CO S EEEEEEEEE 13 EEEEEEEEEEEE 12 TTRRRRRRTTTEEEEEEEEEEE TTTTTTTTTTRTTEEEEEEEE TRTTEE 11144 24"TREE24TREE REMOVED 30" PECAN TREE REMOVED X TRTTEE 4 5" LOCUST MAINTAINED TTTTRRRRTTTTTEEEEEEE 555 5" OAK MAINTAINED REE 6TTTTRTTTEE 30" OAK MAINTAINED 27" OAK REMOVED TTTTRRRTTTTEEEEEEE 7777 10" OAK MAINTAINED TRTTEE 88 12" OAK MAINTAINED 40"AVOCADO REMOVED X 7" PERSIMMON TREE REMOVED X 12" PERSIMMON TREE REMOVED X 5" PERSIMMON TREE REMOVED X 10" PITTOSPORUM TREE REMOVED X 10" POPLAR REMOVED 67" REDWOOD MAINTAINED 36" REDWOOD MAINTAINED TTRRTTTTEE 9 13" OAK MAINTAINED TRTTEE 10D 12" OAK MAINTAINED 36" MAGNOLIA MAINTAINED 12" OAK MAINTAINED 6" PITTOSPORUM MAINTAINED 42" SYCAMORE MAINTAINED 43" SYCAMORE MAINTAINED 18"AVOCADO REMOVED 37"AVOCADO MAINTAINED X 8" VALLEY OAK REMOVED X 5" LOCUST REMOVED X 5" LEMON 3" OAK REMOVED WAWWTAAER RISER EXPOSED PIPES (UNKNOWN ORIGIN) APPROXIMATAAE TOP OF BANK TRTTEE 3 36" OAK MAINTAINED X X X X X XX X X X X 033 CA-1.1 TR E E E X H IBIT SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 NOTE: REFER TO TREE ASSESSMENT REPORT ON SHEET CA-1.2 AND LANDSCAPE PLAN ON SHEET CLS1.TREE EXHIBIT SCALE: 1/8" = 1'-0" 0' SCALE:1/8"=1' 8'16'4' Page 67 of 90 033 CA-1.2 TR E E A S S E S S M E N T RE P O R T SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 TREE ASSESSMENT REPORT WATERMAN VILLAGE TINY HOUSE PROJECT TREE ASSESSMENT REVISED April 03, 2024 Prepared by Terry Lee ASLA, Landscape Architect RLA#4106 Shaun Callarman Certified Arborist WE3356A          319 NORTH HIGHWAY 1 #54GROVER BEACH | CA 93433RLA 4108 | LEED GR \ ARBORIST Page 2 Purpose The client, Waterman Village Tiny Home Project (Smartshare Housing Solutions), contracted with me, Terry Lee Landscape Architect (TLLA) to perform the following Tree Survey Scope of Work: "                                           !       #                                 On May 11, 2023, Certified Arborist Shaun Callarman and myself prepared the following tree survey of all the existing trees on site and off site trees of influence. Tree Inventory The following trees where found to be of good to poor health. The table below indicates their disposition for protection or removal. Measurements were made in accordance with ISA standards. Tree canopies are displayed on the Conceptual Landscape Site Plan, Figure 1. Trees to Remain (16) Trunk Size Tree Type Disposition 43”California Sycamore Good Healthy Tree to remain 42”California Sycamore Good Healthy Tree to remain67”Redwood Good Healthy Tree to remain36”Redwood Good Healthy Tree to remain 6”Pittosporum Good Healthy Tree to remain 36”Magnolia Multi-Trunk Good Healthy Tree to remain 12”Coastal Live Oak Multi-Trunk Good Healthy Tree to remain 5”Coastal Live Oak Multi-Trunk Good Healthy Tree to remain 10”Coastal Live Oak Multi-Trunk Good Healthy Tree to remain12”Coastal Live Oak Multi-Trunk Good Healthy Tree to remain 12”Coastal Live Oak Multi-Trunk Good Healthy Tree to remain 13”Coastal Live Oak Multi-Trunk Good Healthy Tree to remain 37”Avacado Good Healthy Tree to remain 30”Coastal Live Oak Good Healthy Tree to remain* 36”Coastal Live Oak Good Healthy Tree to remain5”Locust Good Healthy Tree to remain Trees to Be Removed(12) Trunk Size Tree Type Disposition 37”Avocado Multi-Trunk Fair Health to be removed 8”Valley Oak Fair Health to be removed 18”Avocado Multi-Trunk Fair Health to be removed5”Locust Poor Health to be removed 5”Meyer Lemon Poor Health to be removed 30”Pecan Fair Health to be removed 10”Poplar Fair Health to be removed 10”Pittosporum Poor Health to be removed 5”Persimmon Poor Health to be removed 7”Persimmon Fair Health to be removed 12”Persimmon Fair Health to be removed27” Coastal Live Oak Fair Health to be removed This project will comply with the requirement of a Tree Removal Permit with the City of San Luis Obispo as deemed necessary prior to demolition.          319 NORTH HIGHWAY 1 #54GROVER BEACH | CA 93433RLA 4108 | LEED GR \ ARBORIST Page 3 Figure 1 Conceptual Landscape Site Plan This site plan shows the existing tree types, tree trunk diameter and approximate canopy location. Trees to be removed are marked by in Red. The Critical Root Zone (CRZ) of each tree to remain is marked by a Blue circle around the tree. Trees to remain are suitable for protection during construction. Field adjustments to the new construction may be required to avoid unknown impacts as the location of the trees was provided on the Site Survey.               319 NORTH HIGHWAY 1 #54GROVER BEACH | CA 93433RLA 4108 | LEED GR \ ARBORIST Page 4 Trees Impacts from Construction Activities The Oak Trees in the back right corner of the property will likely be impacted by construction of Units 13 and 15 and the adjacent walkway as these structures are located within the CRZ (Critical Root Zone). Units 11 and 13 when constructed will impact the CRZ and protection measures will need to be implemented. Units 15, 17 and 18 will also impact the 40” Avocado tree's roots and will be removed. The 67"/30” Redwood’s root mat is likely to be disturbed during construction of Unit 19 as shown by the blue CRZ circle. In addition, the grading for the ADA parking under the 37”Avocado Tree may also impact this tree's roots as the parking area is well with its CRZ. The project may impact tree roots with general construction activities and installation of underground utilities. As of now, we have been told that every effort will be made to keep all underground utilities away from the critical root zones shown on the site plan. Grading for site drainage should be kept to a minimum and avoid tree CRZ where possible. Mitigation of Tree Impacts The proposed foundation for the raised Tiny Houses is demonstrated in by the concept drawings of Figure 2 and 3. Using 6 to 8 Helical Piers per tiny house would minimize root disturbance and likely be well within the maximum 25% of impact to critical root zones that a tree is generally able to tolerate and remain healthy (ISA Standard). Therefore, using helical piers for construction of the tiny houses and the proposed elevated walkways is recommended for mitigation to the potential impacts to all CRZs. Figure 2 and 3 Conceptual Helical Pier Layout          319 NORTH HIGHWAY 1 #54GROVER BEACH | CA 93433RLA 4108 | LEED GR \ ARBORIST Page 5 Suitability for Preservation and Protection All trees listed in the Tree Inventory listed on Page 2 that are to remain, are in good healthy condition and have good suitability for protection and preservation with the proper care and protection during construction. The trees will need to be protected during construction to minimize damage to the root, the canopy and trunk areas. See Tree Protection Specifications below. In addition, the trees will need pruning by a certified Arborist to raise the weighted canopies above the project’s ‘Tiny House’s’ roof line during construction and to allow equipment clearance. This pruning will greatly improve the tree’s structure and provide a balanced canopy with the tree’s drip line reduced so the tree remains healthy and not a liability to the future of the trees with the new Tiny Houses. Tree Protection Tree protection focuses on protecting trees from damage to the roots, trunk, or scaffold branches from heavy equipment. two zones of protection need to be determined to protect the tree's health and structure, the Tree Protection Zone (TPZ) and the Critical Root Zone (CRZ) The tree protection zone (TPZ) is the defined area in which certain activities are prohibited to minimize potential injury to the tree. The TPZ can be determined by a formula based on species tolerance, tree age, and diameter at breast height or at the drip line in some instances. For this project, I would use the drip line as the protection distance. Figure 1: The image below depicts the drip line, CRZ and TPZ for Oak Trees. Critical Root Zone The critical root zone (CRZ) is the area of soil around the trunk of a tree where roots are located that provide stability and uptake of water and nutrients required for the tree's survival. The CRZ is the minimum distance away from the trunk that needs to be protected from disturbance, and will be defined by the distance of 5 times the trunk diameter in feet. For example, if the tree is 2 feet in diameter, the minimum CRZ 6 ft. high distance would be 10 feet from the stem. Under certain circumstances, disturbing or cutting roots in a CRZ may be unavoidable. In such cases, the work should be done only under the on-site supervision of an ISA Certified Arborist Sturdy TPZ (Tree Protection Zone) Fencing installed at the dripline of the tree for this application. Field adjustments for overlapping canopies will need to made for ease of protection fencing.          319 NORTH HIGHWAY 1 #54GROVER BEACH | CA 93433RLA 4108 | LEED GR \ ARBORIST Page 6 Important Considerations 1. Place tree protection fencing at the drip line distance around both trees to be preserved, where possible. 2. Adopt a no dig policy around the trees TPZ and do not grade or trench for sub aggregate base within the CRZ of the trees, except as permitted, as in the case of a helical pier foundation system, and monitored by the project arborist. 3. Do not grade within the critical root zones of the tree or raise the grade. Use existing grade where possible. Maintain a minimum distance of 15 feet of no disturbance on all affected sides. 4. Maintain soil moisture by irrigating under the trees during summer months. 5. Have a qualified arborist prune the existing trees to be protected prior to start of project, with an objective of providing adequate clearance for heavy equipment (14 feet). Tree maintenance specifications should be written in accordance with ANSI A300 standards. Construction Best Practices 1. Pre-Construction Meeting Prior to beginning work, all contractors involved with the project should attend a pre- construction meeting with the project arborist to review the tree protection guidelines: Access routes, storage areas, and work procedures discussed. 2. Tree Protection Zones and Fencing Tree protection fencing should be established prior to the arrival of construction equipment or materials on site. Fencing should be comprised 4-foot-high orange safety fence, and secured to 4-foot t-posts 6’ apart. Once established, the fencing must be maintained throughout the construction process until final inspection and should be inspected periodically for damage and proper function and be repaired as necessary, to provide a physical barrier from general construction activities. 3. Monitoring Any trenching, grading or demolition deeper than 12” that is expected to within the CRZ or that encounter tree roots shall be monitored by the project arborist and should be documented. The site shall be evaluated by the project arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. 4. Restrictions Within the Tree Protection Zone No storage of construction materials, debris, or excess soil will be allowed within the TPZ. Spoils from any potential trenching shall not be placed within the tree protection zone either temporarily or permanently. Construction personnel and equipment shall be routed outside the TPZ.          319 NORTH HIGHWAY 1 #54GROVER BEACH | CA 93433RLA 4108 | LEED GR \ ARBORIST Page 7 5. Root Pruning When roots over two inches in diameter are encountered during monitoring should be pruned by hand with loppers, handsaw, or chainsaw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. 6. Watering of Protected Trees If the construction is to occur during the summer months supplemental watering should be applied to help ensure survival during and post construction. 7. Tree Pruning All tree pruning should be performed by a qualified arborist. Tree pruning shall be specified according to ANSI A-300A pruning standards and adhere to ANSI Z133.1 safety standards. Trees that need to be pruned should be identified in the pre-construction walk through. 8. Tree Protection Signs All sections of fencing should be clearly marked with signs stating that all areas within the fencing are Tree Protection Zones and that disturbance is prohibited. Mitigations and Recommendations With the construction practices listed above and the project requirements below, tree impacts can be considered less than significant, and we believe this project can achieve objectives of adobe rehab and housing construction, as proposed, while protecting all heritage trees on site. The impacts to the tree’s CRZ indicted on the Site Plan, Figure 1 page 3, may have been impacted greatly with conventional foundation construction. However, based on the concept drawings of Figure 2 and 3 on Page 4 the Helical Piers construction technique with raised pathway design should minimize impacts, with impacts therefore considered less than significant. We recommend requiring this project to: 1) use helical piers or similar low impact foundation system in all CRZs; 2) maintain raised pathway to minimize impacts to CRZs; 3) minimize site grading; 4) use permeable paving for all hardscape; and 5) employ best construction practices for CRZ, as listed." We recommend proceeding with the development using the Helical Piers for the Tiny Units. Prepared by Terry Lee, Shaun Callarman, Landscape Architect, ASLA, LEED, ARBORIST Certified Arborist WE3356A End of Document. Page 68 of 90 033 CA-5.0 SITE LI GH T ING P LAN SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 EXTERIOR LIGHTING KEY: EL-2 LED IN-GRADE LUMINAIRES WITH ASYMMETRICAL LIGHT DISTRIBUTION ON POSTS AT RAISED WALKWAY EXTERIOR LIGHTING GENERAL NOTES: 1. ALL EXTERIOR LIGHTING FIXTURES SHALL BE OF A LOW INTENSITY, LOW GLARE DESIGN AND SHALL BE SHIELDED WITH FULL CUT-OFF DESIGN AND DIRECTED DOWNWARD SO THAT NEITHER THE LAMP NOR THE RELATED REFLECTOR INTERIOR SURFACE IS VISIBLE FROM ANY LOCATION OFF OF THE PROJECT SITE IN ORDER TO PREVENT SPILL OVER ONTO ADJACENT LOTS UNDER SEPARATE OWNERSHIP. 2. NO EXTERIOR LIGHTING SHALL BE INSTALLED OR OPERATED IN A MANNER THAT WOULD THROW LIGHT, EITHER REFLECTED OR DIRECTLY, IN AN UPWARD DIRECTION. 3. REDUCE THE LEVEL OF OF THE PARKING LOT LIGHTS TO THE MINIMUM STANDARD ALLOWED BY BUILDING CODE AFTER 10:00 P.M. DURING NORMAL OPERATIONS 4. POLE MOUNTED LIGHTING SHALL ONLY BE USED TEMPORARILY FOR SPECIAL EVENTS AND SEASONALAGRICULTURE ACTIVITIES. 5. PARKING LOT LIGHTING SHALL BE PROVIDED AT ALL STEPS AND RAMPS. FIXTURES SHALL BE MOUNTED ON LOW POLES, LOCATED AWAY FROM POTENTIAL VEHICLE IMPACT. 6. CUT OFF LIGHTING SHALL BE USED TO ILLUMINATE REAR PARKING, LOADING/UNLOADING AREAS AND OTHER OUTDOOR STORAGE OR WORK AREAS. LED ON-GROUND LUMINAIRES WITH WIDE BEAM DISTRIBUTION FOR ILLUMINATING GROUND SURFACES WALKWAYS.EL-3 TWIN LED- ROADWAY LUMINAIRES WITH ASYMMETRICAL WIDE SPREAD LIGHT DISTRIBUTION (ZERO UPLIGHT PRODUCED, DARK SKY COMPLIANT). EL-1 LED COMPACT DOWNLIGHTS WITH NARROW BEAM SYMMETRICAL LIGHT DISTRIBUTION. LOCATED AT EXTERIOR CEILING MAIN ENTRANCES. EL-4 TH RE S H O LD ELEV.=181.8 3' 24"TREE REMOVED WATER RISER EXPOSED PIPES (UNKNOWNORIGIN) BRICKWALKWAY BRICKWALKWAY CO NC R E T E SIDE WALK CO N C R ETE SIDE WALK CO N C R E T E DR IV EWAY (E) CO N C R E TE DRIV EWAY CO N C R ETE CU R B & GUT TE R BUSH S 48"STUMP BRICK PATH BRICK PATH NEIGHBORING RESIDENCE DA N A S T R E E T APPROXIMATE TOP OF BANK APPROXIMATE TOP OF BANK ST E N N E R C R E E K 35 F T S E T B A C K P E R 1 7.70. 0 3 0 . 2 . B 48 .79 ° 20 '-0 " SE T BA C K PROPERTY L I N E 10'-0" SETBACK 6' -0" SE T B A C K PROPERTY LINE 6' -0" SE T B A C K WM (EXISTING)SHARED PAVED DRIVEWAY EASEMENT WM 3 14 ' -6" MAILBOXES UNIT #20 (TYPE A) UNIT #12 (TYPE B) UNIT #11 (TYPE B MIRRORED) UNIT #14 (TYPE B)UNIT #16 (TYPE B) UNIT #15 (TYPE C) UNIT #13 (TYPE C) UNIT #19 (TYPE A MIRRORED) UNIT #7 (TYPE C) UNIT #8 (TYPE C) UNIT #9 (TYPE C) UNIT #10 (TYPE C) UNIT #6 (TYPE AA) UNIT #5 (TYPE AA) UNIT #3 (TYPE D MIRRORED) UNIT #4 (TYPE D MIRRORED) 12'-0"5'-0"9'-6"9'-6" NO PARKING 18 ' -0" 6'-0 " UNIT #1 (TYPE C) UNIT #2 (TYPE C) 4'-0" 8' -0" 12 8'-6" RA M P U P RA M P U P EASEMENT 12'-0" EA S E M E N T UNIT #17 (TYPE C) UNIT #18 (TYPE C) COM M U NITY SPACE ADAR ES T ROOM (E) KIT CHEN COMMO N A REA F ORRES IDEN TS COMMUNITY SP A CE MANAGE M E N T SP A CE ST O R AGE STO R AGE RE H A B ILITA T E ( E ) ON E S T O RY HISTOR I C AD OBE OC C : B (E)FULL BAT HROO M (E) FULL BAT HROO M TREE 1 TREE 3 TREE 7 TREE 8 TREE 10 TREE 9 TREE 6 TREE 4 TREE 5 TREE 11 TREE 12 TREE 13 TREE 15 TREE 16 TREE 14 TREE 2 14'-6" MAILBOXES 8'-6" TTTTT BRICK WAWWLKWAWWYAA BRICKWAWWLKWAWWYAA TTTTTT RRAAMMPPUUPP RRAAMMPPUUPP 6'-0"" SITE LIGHTING PL AN SCALE: 1/8" = 1'-0" 0' SCALE:1/8"=1' 8'16'4' NOTE: VERIFY LIGHT FIXTURES AND PLACEMENTS WITH OWNER. WALL MOUNTED DARK SKY COMPLIANT LIGHT FIXTUREEL-4 CEILING MOUNTED LIGHT FIXTURE AT BIKE STORAGE AND TRASH ENCLOSUREEL-4 LIGHT STRIPS AT STAIRCASESEL-4 Page 69 of 90 033 CA-6.0 AD O B E D R Y FLOO D P R O O F ING ST R A T E G IES SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 COMMUNITY SPACE ADA RESTROOM (E) KITCHEN COMMON AREA FOR RESIDENTS COMMUNITY SPACE MANAGEMENT SPACE STORAGE STORAGE REHABILITATE (E) ONE STORY HISTORIC ADOBE OCC: B (E) FULL BATHROOM(E) FULL BATHROOM ADOBE FLOOD GATE P LAN Scale: 3/16" = 1'-0"1 FLOOD GATE 2 FLOOD GATE 3FLOOD GATE 1 FLOOD GATE 4 13 CA-6.0 TYP. 12 CA-6.0 DRY FLOODPROOFING STRATEGIES 1 FLOODGATES AT DOOR & WINDOW OPENINGS BELOW THE BFE 2 ELECTRICAL OUTLETS SHALL BE INSTALLED ABOVE THE BFE 3 EQUIPMENT SHALL BE LOCATED ABOVE THE BFE 4 THE STRUCTURE SHALL BE PROPERLY ANCHORED HISTORIC ADOBE DRY FL OODPROOFING PL AN SCALE: 3/16" = 1'-0"SCALE:3/16"=1' 8'4'2'0' (AE) AE Page 70 of 90 033 CA-7.0 SITE SP E C IFICA T ION S SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 20243URYLGHV D VDIH HIé $#$$& ') $ "& ## ")#$#% "' #$"#)#$ Product Specifications BICYCLE ACCESS RAMP + %"#'"#'$)#$"#)#$"#"%$ +)#%"$#"!%"$# )$#"( #&$ #%%#$## "'##$"$ + #$#$'"'$$) ##% $*$"'$ + $"%$$%"" # "!%"#)$$'$"# + " $ $$# "&$## " " ##%"$%$&%# +'%%" ($"%##$###$%$$'$"%#$ + "$"#% $"%$ $#&Our Saris Infrastructure representatives can assist with custom layout and spacing to meet your room dimensions and desired bike capacity.  "#'+ 0&# 5# . 3 .. +05 40.1"#" )1*'+1* .1++#)0 '+)#// /0##)'+/0 )) 0',+ & ."3 .# ,+!.#0# +!&,./ '+!)1"#"           Recommended Setbacks Bicycle Access Ramp Modules ,"1)#  .0 #/!.'0-0',+    *- 6  ,1+0'+%. !(#0  ,'+'+%. !(#0  +" -#0 Modules ,"1)# .0 78       0, 6  0,6   0, 6    0,6   0, 6    0, 6   0,6  2#.6 ,+0 !0 .'/+$. /0.1!01.# #!,**#+"#"'/0 +!# $.,* ))0 '."%# 8    +/0 )) 0',+#+%0& 78 +#.# " #+%0&    ) !#0&##"%#,$0&#. *- DVVHPEO\ÜIURPWKHDGMDFHQWZDOORUHGJHRIVWDLUZD\ BIKE RACKS N.T.S.1 VERIFY WITH OWNER BIKE RAMP AT STAIRS N.T.S.2 VERIFY WITH OWNER &(175$/$9(18( &$5621&$  48" AFF3 15" AFF2 15" AFF2 15" AFF2 Note: The shaded areas in the units listed below incorporate regulations and the maximum number of compartments that fall below the ADA upper reach limit of 48”. Consult local authorities for specific standards. Cluster Box Unit and Outdoor Parcel Locker ADA Accessibility Guidelines 3316 - Type III 3308 - Type I 3304 - Type II 3306 - Type VI 3312 - Type II 3302 - Type I 3313 - Type IV 3305 - Type V (16 A doors, 2 Parcels, OM) (8 A doors, 2 Parcels, OM) (4 Parcels, CA) (8 A doors, 4 Parcels, OM) (12 A doors, 1 Parcels, OM) (2 Parcels, CA) (13 B doors, 1 Parcel, OM) (4 C doors, 2 Parcels, OM) Finished Floor 72" 60" 48" 36" 24" 12" Page 1 of 1 Finished Floor 26-3/4" AFF1 Bottom Shelf of Bottom Mailbox 46" AFF 1 Bottom Shelf of Bottom Mailbox 46" AFF 1 Bottom Shelf of Bottom Mailbox 30-1/4" AFF1 Bottom Shelf of Bottom Mailbox 16-1/4" AFF1 Bottom Shelf of Bottom Parcel Locker 30-1/4" AFF 1 Bottom Shelf of Bottom Parcel Locker 30-1/4" AFF 1 Bottom Shelf of Bottom Parcel Locker 30-1/4" AFF 1 Bottom Shelf of Bottom Parcel Locker and Mailbox 16-1/4" AFF1 Bottom Shelf of Bottom Parcel Locker 16-1/4" AFF1 Bottom Shelf of Bottom Parcel Locker and Mailbox 42" AFF1 Center of Access Door 42" AFF 1 Center of Access Door 42" AFF 1 Center of Access Door 42" AFF 1 Center of Access Door 42" AFF1 Center of Access Door 34-1/8" AFF1 Center of Access Door 57-3/4" AFF1 Center of Top Lock 57-3/4" AFF1 Center of Top Lock 57-3/4" AFF1 Center of Top Lock 57-3/4" AFF1 Center of Top Lock 57-3/4" AFF1 Center of Top Lock 56-7/8" AFF1 Center of Top Lock 48" AFF3 72" 60" 48" 36" 24" 12" CLUSTER BOX UNITS ADA compliant compartment Finished Floor 48" AFF3 72" 60" 48" 36" 24" 12" OUTDOOR PARCEL LOCKERS (Revised 4/25/2022) Salsbury Industries • 18300 Central Avenue, Carson, CA 90746-4008 • Phone: (800) 624-5269 • Fax: (800) 624-5299 • email: engineering@mailboxes.com Copyright ©2022 Salsbury Industries. All rights reserved. ADA compliant compartment 16-1/4" AFF1 Bottom Shelf of Bottom Parcel Locker 16-1/4" AFF1 Bottom Shelf of Bottom Parcel Locker 37-1/2" AFF1 Center of Access Door 37-1/2" AFF1 Center of Access Door 55" AFF1 Center of Top Lock 55" AFF1 Center of Top Lock 1 – AFF=Above Finished Floor 2 – 15" AFF – Lowest forward reach and side reach limit allowed per ADA guidelines 3 – 48" AFF – Highest location of USPS arrow lock installation and at least one customer compartment shall be positioned less than 48" AFF MAIL BOX N.T.S.3 VERIFY WITH OWNER 6$1/8,62%,632&$ 6&$/(,1&+(6 '$7('5$:1%< &0+ (0$,/ LQIR#3HDN5DFNVFRP 3+21(   0$7(5,$/6 ),1,6+ 0$7(5,$/6‘+2752//('5281'%$5‘+2752//('5281'%$5 [[$1*/( ),1,6+67$1'$5'+27',33('*$/9$1,=('237,21$/ 32:'(5&2$7 %$6,&&2/256 %,.(6,1*/(6,'(' :+((/63$&,1*    127( '5$:,1*12 6$1/8,62%,632&$ $,/ IR#3HDN5DFNVFRP 3+21(  66&5 6$1/8,62%,632&$ 6&$/(,1&+(6 '$7('5$:1%<&0+ (0$,/ LQIR#3HDN5DFNVFRP 3+21(   0$7(5,$/6 ),1,6+ 0$7(5,$/6‘+2752//('5281'%$5‘+2752//('5281'%$5 [[$1*/( ),1,6+67$1'$5'+27',33('*$/9$1,=('237,21$/ 32:'(5&2$7 %$6,&&2/256 %,.(6,1*/(6,'(' :+((/63$&,1*    127( '5$:,1*12 6$1/8,62%,632&$ $,/ IR#3HDN5DFNVFRP 3+21(  66&5 NOTE: ENSURE ACCESSIBLE UNITS ARE ASSIGNED ACCESSIBLE MAILBOX SPACE. ANGL ED BIKE RACKS N.T.S.4 VERIFY WITH OWNER RIGHT HAND ANGLED BIKE RACK, VERIFY ORIENTATION WITH SITE PLAN. INSTALL PER REQUIRED BICYCLE CLEARANCES AND MANEUVERABILITY. LONG TERM BIKE SHED ELEVATION Scale: 1/8" = 1'-0"1 FENCE &GATE 8'-0" BIKESHED 15'-10" TRASH ENCLOSURE 26'-0" BIKESHED FENCE &GATE FOR REFERENCE ONLY: EXAMPLES OF PLANTER BOXES ABOVE BIKE STORAGE. 6$1/8,62%,632&$ 6&$/(,1&+(6 '$7('5$:1%< &0+ (0$,/ LQIR#3HDN5DFNVFRP 3+21(   0$7(5,$/6 ),1,6+ 0$7(5,$/6‘+2752//('5281'%$5‘+2752//('5281'%$5 [[$1*/( ),1,6+67$1'$5'+27',33('*$/9$1,=(' 6,/9(5*5$< 237,21$/ 32:'(5&2$7 %$6,&&2/256 %,.(5+$1*/(' :+((/63$&,1*    127( '5$:,1*12 6$1/8,62%,632&$ $,/ IR#3HDN5DFNVFRP 3+21(  $5+ Page 71 of 90 033 CA-9.0 FIRE S E P A R A T ION AN A LYS IS SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 FIRE SEPARATION ANALYSIS SCALE: 1/8" = 1'-0" 0' SCALE:1/8"=1' 8'16'4' TH RE S H O LD ELEV.=181.8 3' 24"TREE REMOVED WATER RISER EXPOSED PIPES (UNKNOWNORIGIN) BRICKWALKWAY BRICKWALKWAY CO NC R E T E SIDE WALK CO N C R ETE SIDE WALK CO N C R E T E DR IV EWAY (E) CO N C R E TE DRIV EWAY CO N C R ETE CU R B & GUT TE R BUSH S 48"STUMP BRICK PATH BRICK PATH NEIGHBORING RESIDENCE DA N A S T R E E T APPROXIMATE TOP OF BANK APPROXIMATE TOP OF BANK ST E N N E R C R E E K 35 F T S E T B A C K P E R 1 7.70. 0 3 0 . 2 . B 48 .79 ° 20 '-0 " SE T BA C K PROPERTY L I N E 10'-0" SETBACK 6' -0" SE T B A C K PROPERTY LINE 6' -0" SE T B A C K WM (EXISTING)SHARED PAVED DRIVEWAY EASEMENT WM 3 14 ' -6" MAILBOXES UNIT #20 (TYPE A) UNIT #12 (TYPE B) UNIT #11 (TYPE B MIRRORED) UNIT #14 (TYPE B)UNIT #16 (TYPE B) UNIT #15 (TYPE C) UNIT #13 (TYPE C) UNIT #19 (TYPE A MIRRORED) UNIT #7 (TYPE C) UNIT #8 (TYPE C) UNIT #9 (TYPE C) UNIT #10 (TYPE C) UNIT #6 (TYPE AA) UNIT #5 (TYPE AA) UNIT #3 (TYPE D MIRRORED) UNIT #4 (TYPE D MIRRORED) 12'-0"5'-0"9'-6"9'-6" NO PARKING 18 ' -0" 6'-0 " UNIT #1 (TYPE C) UNIT #2 (TYPE C) 4'-0" 8' -0" 12 8'-6" RA M P U P RA M P U P EASEMENT 12'-0" EA S E M E N T UNIT #17 (TYPE C) UNIT #18 (TYPE C) COM M U NITY SPACE ADAR ES T ROOM (E) KIT CHEN COMMO N A REA F ORRES IDEN TS COMMUNITY SP A CE MANAGE M E N T SP A CE ST O R AGE STO R AGE RE H A B ILITA T E ( E ) ON E S T O RY HISTOR I C AD OBE OC C : B (E)FULL BAT HROO M (E) FULL BAT HROO M TREE 1 TREE 3 TREE 7 TREE 8 TREE 10 TREE 9 TREE 6 TREE 4 TREE 5 TREE 11 TREE 12 TREE 13 TREE 15 TREE 16 TREE 14 TREE 2 UNIT #1 OCC: R-3 UNIT #5 OCC: R-3 UNIT # 1 9 OCC:R-3 3'-0" 3'-0" IMAGINARY LINE F IMAGINARY LINE G IMAGINARY LINE B 11'-4" 6'-101/4 " 15'-7 1/4" 17'-2 1/2" I MA G INA R Y LI NE E 19'-2 1/2" 5'-0 1/ 4 " 8'-11" 6'-0" 6'-6" 6'-0" 6' -0" 6'-0" 6'-6" 6'-0" 6'-0" 6'-0" 6'-0" 6 ' - 0 " 6'-0 " UNIT # 2 0 OCC:R-3 UNIT # 1 6 OCC:R-3 UNIT #14 OCC:R-3 UNIT # 1 2 OCC:R-3 UNIT # 1 1 OCC:R-3 UNIT # 13 OCC:R-3 UNIT # 1 5 OCC:R-3 UNIT # 1 7 OCC:R-3 UNIT # 1 8 OCC: R - 3 UNIT #2 OCC: R-3 UNIT #3 OCC: R-3 UNIT #4 OCC: R-3 UNIT #6 OCC: R-3 UNIT #7 OCC: R-3 UNIT #8 OCC: R-3 UNIT #9 OCC: R-3 UNIT #10 OCC: R-3 HISTORIC ADOBE OCC: B 3 '-0" IMA G INA R Y LI N E D 3'-0 " IMA G INAR Y LI NE C 3 '-0" 3' -0" 3' -0" IMAGINARY LINE A 6'-0"" 15'-7 1/4 17'-2 1/ 19'-2 BRICK WAWWLKWAWWYAA BRICKWAWWLKWAWWYAA TTT MAILBOXES 8'-6" 14'-6" 3'-IIMMAGINARY LINE F 11'-4" '-101/4" 4" /2" 1/2" '-0 1/4" 8'-11" ' 4 / 5' -IM ' -IM 4 / 5' TTTTT IMAGINARY LINE B 6 II MMAAAAGGGGGGGGGGGGGGGINNAA RRYY LL IINNEE EE 6'-0" 6'-6" 6'-0" 6' -0" 6'-0" 6'-6" 6'-0" 6'-0" 6'-0" 6'-0" 6 ' - 0 " 6'-0 " 3 '-0" IIMMAAGGIINN AARRYY LL IINNEE DD 3'-0 " IIMMAAGGIINNAARRYY LL IINNEE CC 3 '-0" 3'-0" 3'-0" IMAGINARY LINE A RRAAMMPPUUPP RRAAMMPPUUPP EXISTINGADOBETOBEREHABILITATED TYPE OF CONSTRUCTION V-B OCCUPANCY B FIRE-SPRINKLERED YES (FIRE SPRINKLER SUPPRESSION SYSTEM) SEPARATIONDISTANCE PER CBC TABLE 705.5 FIRE-RESISTANCERATING REQUIREMENTS FOREXTERIOR WALLS BASED ON FIRE IMAGINARY LINE DISTANCE FROM ADOBE TO IMAGINARY LINE FIRE-RESISTANCE RATING @ EXT. WALL OF ADOBE A 6'-10 1/4"1 HR B 11'-4"0HR C 15'-71/4"0HR D 17'-2 1/2"0HR E 19'-2 1/2"0HR F 5'-0 1/4"1 HR G 8'-11"1 HR TINY HOME UNITS TYPE OF CONSTRUCTION V-B OCCUPANCY R-3 FIRE-SPRINKLERED YES SEPARATIONDISTANCE PER CBC TABLE 705.5 FIRE-RESISTANCERATING REQUIREMENTS FOREXTERIOR WALLS BASED ON FIRE IMAGINARY LINE UNIT DISTANCE FROM UNIT TO IMAGINARY LINE FIRE-RESISTANCE RATING @EXT.WALLOFUNIT A 2 3'-0"0HR B 3 3'-0"0HR C 5&6 3'-0"0HR D 7&8 3'-0"0HR E 9 3'-0"0HR F 13 & 15 3'-0"0HR G 18 3'-0"0HR FIRE-SPRINKLERED UNITS HAVEA3'FSD PER CBC TABLE 705.5 EXCEPTION I i.For a Group R-3 building of Type II-B or Type V-B construction, theexterior wall shall not be required to haveafire-resistanceratingwhere the fire separation distanceis5feet (1523 mm)or greater or where equipped throughout with an automatic sprinkler system in accordance with Section 903.3the fire-resistancerating shall not be requiredwhere the fire separation distanceis 3 feet or greater. Page 72 of 90                                                       ! "  "           #$  ! %                                                  ! " "     !                 #              #  "              #     $             % &  &  % ' (% '% ) *+" ,+,* -./ -  -. 01 -- '   % '  %  )  233 -    % # "  Page 73 of 90 24"TREE REMOVED S DA N A S T R E E T ST E N N E R C R E E K 35 F T S E T B A C K P E R 1 7.70. 0 3 0 . 2 . B PROPERTY L I N E PROPERTY LINE WMWM 3 12 RA M P U P RA M P U P TREE 1 TREE 3 TREE 7 TREE 8 TREE 10 TREE 9 TREE 6 TREE 4 TREE 5 TREE 11 TREE 12 TREE 13 TREE 15 TREE 16 TREE 14 TREE 2 15 REEEEE    EEEE    Page 74 of 90 110 181.90 CONC NAIL 113 181.40 CONC NAIL TC SW SET SP K157 18 0 .74 S ET M A G158 18 0 .8 2 SE T SP K161 1 81.2 0 S ET S P K162 18 0 .1 2 S ET S P K163 1 7 9.81 18 1.4 6 J P 1 8 0.8 2 SET M A G 1 8 1.8 9 F E F E 1 8 0.1 5 A C 1 8 0.4 4 A C 1 8 0.6 2 AC 1 8 0.94 AC 1 8 1.1 2 AC 18 1.3 9 AC 1 8 1.5 3 AC 181.7 AC 181.2 6 C 1 81.18 F C 181.86 TC 181.26 TC 181. 16 F C 1 8 1.9 2 D W 18 2.0 8 C 181.97 C 18 1.89 C L N 1 8 1.85 CAP 181.65 D W 1 8 1.5 5 B C C181.63 CLN 181.72 C LN 181.0 9 F C181.1 5 T C 181.0 4 F C181.0 8 T C 181.1 3 C 1 8 1.1 0 C 1 8 1.1 1 C 1 8 1.0 2 F CAP181.5 6 T C AP 181.7 8 G B 1 8 1.5 9 C 1 8 1.6 1 C 18 1.5 0 C 181.41 BC C 1 8 0.7 9 F C181.4 2 T C 1 8 0.89 C 1 8 1.7 2 C 1 8 1.7 7 C 1 8 1.7 2 C 1 8 1.6 9 C1 8 1.6 5 C 1 8 1.6 1 C 1 8 1.5 0 C181.5 5 F AP 1 8 1.6 6 F A P 1 8 1.5 3 F AP 1 8 1.5 7 4 2"T RE E 1 8 1.4 2 F 1 8 0.7 5 C180.6 6 F C181.3 1 T C181.4 7 C 1 8 1.2 6 C 1 8 1.2 6 F AP 1 8 1.1 2 T C180.4 4 F C 1 8 0.5 6 C 1 8 1.2 6 C 1 8 1.2 5 C181.2 6 C 1 8 1.2 7 C 1 81.3 0 C 1 8 1.1 7 F A P181.2 3 F A P 1 8 1.4 7 4 2"T R EE 1 8 1.2 7 F A P 1 8 1.0 4 BC C181.0 6 T C180.4 1 F C 1 8 0.5 4 C181.0 7 C181.1 0 C 1 8 0.79 W M 1 8 0.8 9 T OP 1"V A L V E 180.70 G 1 8 0.88 C AP181.0 0 C A P 1 8 0.9 5 C A P 1 8 0.8 1 CAP 1 8 0.7 7 B C C 18 0.7 7 B C C 1 8 0.7 7 T C180.1 4 F C 1 8 0.2 9 C 18 0.8 5 F C 1 8 0.9 9 F C 1 8 0.7 4 F 1 8 0.7 2 C 1 8 0.6 3 C 1 8 0.6 3 T C179.9 6 F C 1 8 0.0 8 C 1 7 9.9 2 C179.8 6 F C180.4 0 T C 180.44 CAP 1 8 0.5 4 C A P 1 8 0.6 2 C EP 1 8 0.7 0 F 1 8 0.5 1 D W 1 7 9.9 6 T C179.8 3 F C 1 7 9.7 3 F C 179.85 TC 18 0.2 4 T C179.69 F C 1 7 9.74 C 1 8 0.3 0 D W180.4 1 C B K 180.44 CBK 1 8 0.44 C E P 1 8 0.4 4 F AP 1 8 0.2 8 C A P 1 8 0.2 0 BC C 1 8 1.0 5 EP 1 8 1.2 7 E P 1 8 0.6 2 B K 1 8 0.5 3 B K F180.5 4 B K F AP 1 8 0.6 0 B K AP 1 8 0.7 0 B K AP 1 8 0.6 4 B K AP F 18 0.6 6 F EBK A P 1 8 0.7 9 B K AP T O F 1 8 0.7 4 B K A P 1 8 0.7 7 B K AP 180.82 BKEP 181.22 EP 1 8 1.2 3 EP 1 8 1.2 6 E P181.3 5 EP 1 81.4 1 4 8 "S T UM P 1 8 1.2 8 G B 1 8 1.0 4 G B 1 8 0.8 3 EP B K 1 8 1.4 4 EP 18 1.1 5 G B 1 8 0.9 0 B K 180.97 .18B 180.96 .18B 1 8 0.9 7 F S 1 8 0.9 8 EP B K 1 8 1.1 4 G B 1 8 1.2 4 EP 1 8 1.1 6 EP 181.03 STN LND 1 8 0.8 7 B K EP 180.85 BKEP181.1 4 L ND T OB181.1 3 L N D T OB 181.13 FW.35 TOB 1 8 0.9 7 F W.3 5 COR EP 1 8 1.1 4 F S 1 8 1.11 F S 1 8 0.9 4 FW.3 5 1 8 1.0 4 G B180.8 5 G B 1 8 0.7 1 G B 1 8 0.6 4 G B180.5 8 E P AP 1 8 0.4 3 EP B K180.4 2 B K AP 1 8 0.3 8 B K 1 8 0.1 2 F 1 8 0.5 7 E P AP 1 8 0.6 6 EP A P 1 81.0 0 EP 1 8 0.9 2 5 2"T R EE 1 8 0.6 2 1 0"A V O 1 8 0.8 3 G 1 8 0.81 G 1 8 1.0 6 G 1 8 1.0 4 G 1 8 1.2 1 B K 1 8 1.2 0 B K 1 8 0.7 6 G 1 8 0.7 5 B K 1 8 0.7 7 B K 18 0.8 8 B K 1 8 1.0 8 B K 1 8 0.9 8 B K 1 8 0.5 4 .5 B 1 8 0.6 2 1 B 1 8 1.0 7 .1 5 B181.1 9 .1 5 BBK181.2 4 T H RES H181.3 2 .1 5 X.1 5 B 1 8 1.2 5 B K AP 1 8 1.19 B K A P 18 1.1 7 B K A P 1 8 1.1 3 B K AP 1 8 1.2 5 B K AP181.2 5 B K A P181.2 4 B K AP 181.40 FS 1 8 1.8 3 T HR ESH 1 8 1.4 5 F S 1 8 1.2 2 .1 8 B 5.9181.0 5 .1 8 B 5.9 1 8 1.2 6 B KL N 1 8 1.0 6 B K 1 8 1.1 6 B K 1 8 0.9 8 B K AP 1 8 1.0 3 B K A P 1 8 0.9 3 1 B 1 8 0.9 0 1 B 181.04 BKLN 1 8 0.9 9 B K L N 1 8 1.0 4 8 "T R EE 181.14 BKAP 18 1.14 B K 1 8 1.1 9 B K 1 81.1 6 B K 1 8 1.1 9 B K 1 8 0.8 2 7"T R E E180.9 2 D L R 1 81.1 8 G 1 8 0.9 4 4 0"T R EE 1 8 1.4 7 G 181.73 FAP 1 8 2.11 B AS 1 8 2.0 2 BAS 1 8 1.8 4 RED BAS E 1 8 1.8 9 R E D B ASE 1 8 2.0 8 R E D BA SE 1 8 2.0 6 RED BASE 1 8 2.8 4 6 7 "R ED 1 8 1.8 5 3 6"RED 1 8 1.1 2 G 1 8 0.8 7 7 "5"T REE 1 8 1.1 0 G 1 8 1.0 6 G 1 8 1.1 7 G 1 8 0.7 5 G 1 8 1.4 3 F AP 1 8 1.4 4 8"T REE 1 8 1.6 8 BUSH 1 8 1.9 4 BU S H 1 8 1.7 7 B USH 1 8 1.8 4 2 4 "T REE 1 8 1.6 0 G 181.98 F BU SH 1 8 1.5 5 G 1 8 1.5 5 1 0 "T R EE 1 8 1.1 9 6"T R EE 1 8 1.4 0 G 181. 88 F 1 8 1.4 1 1 6"T REE 1 8 1.1 6 G 181.84 F 1 81.54 G 181.54 1 0 "O A K 181.56 1 0 "O A K 1 8 0.96 G 181.2 1 G 18 1.3 0 F 1 8 0.9 2 3 0"T R EE 1 8 0.59 G 18 0.2 4 G 179.5 6 TOP 177.6 9 G 178.2 9 F 179.6 8 F TOP 18 0.49 F 1 8 0.2 3 G 1 7 9.9 1 G 1 8 1.1 0 3 0"OA K 18 0.8 8 1 2"6"O A K 1 8 1.7 2 4 0"BA SEA V O 1 8 0.6 0 .1 8 B 4180.6 1 .1 8 B 4 1 8 0.9 0 B K AP 1 8 0.8 9 B K A P 1 8 0.9 6 B K180.5 4 G 1 8 1.0 9 C AP 1 8 0.9 9 CAP 1 8 0.9 7 B K 1 8 0.8 7 B K 1 8 0.9 5 B K 1 8 0.9 7 B K 1 8 0.8 3 CO 1 8 0.9 8 G 1 8 0.5 5 .1 8 B 1.1180.5 4 .1 8 B 1.1 1 8 0.5 0 .1 8 B180.5 1 .1 8 B 1 7 8.3 6 F C O R 1 78.2 7 TO P 1 7 7.2 5 TO P 1 7 7.3 4 TO P 1 7 5.9 1 G 1 7 5.4 1 G 1 7 6.2 2 G 1 7 7.5 3 TO P 1 7 8.3 1 T O P 1 7 8.7 8 TO P 1 7 6.7 0 G 1 7 9.2 8 2-PIP ES G178.3 8 2 -PIPES G 1 7 8.53 W V RISER 1 7 8.1 4 TO P 1 7 9.2 6 D L 1 7 9.5 4 D L 1 7 9.9 0 D L 1 7 9.7 1 D L 1 7 9.3 1 D L 1 7 7.6 7 TO P 1 7 6.3 3 G 1 7 9.7 9 G 1 8 0.1 8 G 1 8 0.7 6 B K AP 1 8 0.7 5 B K AP 1 8 0.7 7 B K AP 1 8 0.8 4 .1 8 X.1 8 B 1 8 0.6 9 .1 8 B180.6 8 .1 8 B 1 8 0.6 5 B K AP 1 8 0.6 1 B K AP 1 8 0.5 3 B K AP 1 8 0.6 0 B K AP 1 8 0.3 3 .1 8 B F180.3 4 .1 8 B F 1 8 0.2 2 B K A P 1 8 0.2 1 B K AP 180.18 BKAP 180.15 BKAP 180.11 BKAP 18 0.2 2 B K AP 1 8 0.2 9 B K 1 8 0.2 5 B K 1 8 0.0 8 G 1 8 0.1 5 .1 8 B F180.0 9 .1 8 B F 1 7 9.8 8 1 B17 9.9 0 1 B 1 8 0.1 0 B K 1 7 9.9 9 B K AP 1 8 0.0 5 B K AP 1 8 0.0 4 B K AP 1 8 0.0 7 B K 1 8 0.0 6 B K AP179.9 8 B K AP 1 8 0.0 2 G 1 7 9.8 8 G 1 79.9 7 G 1 7 9.6 9 G 1 7 9.5 6 3 6"OA K 18 0.94 1 2"T R E E 1 8 0.9 1 1 2"T R EE 1 8 0.6 0 G 1 8 0.7 1 G 1 8 0.7 4 B K AP180.7 6 B K AP 1 8 0.4 6 G 1 8 0.8 3 G 1 8 0.8 8 G 1 8 1.0 3 G 1 8 0.9 0 G 1 8 0.85 G180.8 0 G 1 8 0.7 9 G 1 8 1.0 3 G 1 8 0.93 G180.8 0 G180.8 8 G180.9 0 G 1 8 0.9 0 G 1 8 1.0 3 G 1 8 0.7 9 G 1 8 0.5 1 G180.8 7 G 1 8 0.8 1 G 1 8 0.6 9 G 1 8 0.9 4 BO L 1 8 0.8 4 BO L 1 8 0.6 3 BO L 1 8 0.7 3 G M 1 8 0.2 5 G 1 8 0.3 2 G 1 8 0.4 0 G 1 8 0.3 0 G 1 8 0.2 0 G180.8 6 B K 1 8 0.9 4 B K 180.87 BKAP 1 8 0.8 3 B K AP 1 79.9 5 G 1 8 0.0 4 G 1 8 0.5 9 G 1 8 0.4 8 G 1 8 0.3 8 F E180.2 6 F AP 1 7 9.7 5 F A P 1 7 9.0 7 G 1 7 9.1 2 G 1 8 0.3 3 .1 8 B180.3 3 .1 8 B 1 8 0.5 7 F W180.6 3 EP J P GM WM EXISTING ONE STORY HISTORICBUILDING THRESHOLD ELEV.=181.83' REAR COURTYARD INACCESSIBLEATTIME OF SURVEY 36"REDWOOD 40"AVOCADO 67"REDWOOD 24"TREE 42"TREE 10"TREE6"TREE 10"OAK10"OAK 12"TREE 30"TREE 30"OAK 6"OAK 12"OAK 16"TREE WATER RISER EXPOSED PIPES (UNKNOWNORIGIN) 36"OAK BRICKWALKWAY 7"TREE BRICKWALKWAY CO NC R E T E SIDE WALK CO N C R ETE SIDE WALK CO N C R E T E DR IV EWAY CON C RE TE DR IVEWAY CO N C R ETE CU R B & GUT TE RBOLLARD BRICK STEP BR ICKPA T H B R I C K P A T H 52"TREE OVERHEAD ELECTRIC SECURED TO TREE LIMB (NOT SHOWN) 12"TREE 10"AVOCADO BUSH 42"TREE 8"TREE 48"STUMP BRICK PATH BRICK PATH NEIGHBORING RESIDENCE 8"TREE 7"TREE 5"TREE PAVED SHARED DRIVEWAY APPROXIMATE TOP OF BANK APPROXIMATE TOP OF BANK 1 9 6.3 1 ROO F ROOF HEIGHT ELEV.=196.31' 4'-91/2"' DRIVEWAY TO C H O R R O LODGE WAT E R LI NE N48\U+00B048'23"W200.67'M N52\U+00B035'00"W 186.27'M N54\U+00B001'00"W 183.91'M N37\U+00B0 25'00"E 137.00'M N53\U+00B006'23"E 4.98'M 12'EASMENT FOR INGRESS ANDEGRESS PER 3355 OR 683 IN FAVOR OF APN 0 0 2 -401-011 REBAR "LS5702" SET 5/8" REBAR "LS5702" SET 5/8" REBAR "LS5702" SET M A G SPIKE IN PAVEMENT "LS5702" SET 5/8"REBAR "LS5702"UNDER BRICK PAVERS SET MAG SPIKE IN CONCRETE "LS5702" 110181.90 CONCNAILTCSWINGTIE 113181.40 CONCNAILTCSWINGTIE 157180.74 SETSPK 158180.82 SETMAG 161181.20 SETSPK 162180.12 SETSPK 163179.81 SETSPK 181.46JP 180.82SETMAG 181.89FEFE 180.15 AC 180.44AC 180.62AC 180.94 AC 181.12 AC 181.39AC 181.53 AC 181.76 AC181.27C 181.18FC 181.86TC 181.26TC 181.16FC 181.92 DW 182.08C 181.97C 181.89CLN 181.85CAP 181.65DW 181.55BCC 181.63CLN 181.72CLN 181.09FC181.15 TC 181.04FC181.08TC 181.13C 181.10C 181.11C 181.03FCAP181.56TCAP 181.78GB 181.59 C 181.61C 181.50C 181.41BCC 180.79FC 181.42 TC 180.89 C 181.72 C 181.77C 181.72 C 181.69C 181.65 C 181.61C 181.50C 181.55FAP 181.66FAP 181.53FAP 181.5742"TREE 181.42F 180.75C180.66 FC181.31 TC181.47C 181.26 C 181.26FAP 181.12TC 180.44FC 180.56C 181.26C 181.25C 181.26C 181.27C 181.30C 181.17 FAP181.23 FAP 181.4742"TREE 181.27FAP 181.04BCC 181.06 TC 180.41FC 180.54C 181.07C 181.10 C 180.79 WM 180.89TOP1"VALVE 180.70G 180.88 CAP181.00 CAP 180.95CAP 180.81CAP 180.77BCC 180.77BCC 180.77 TC180.14FC 180.29C 180.85FC 180.99FC 180.74F 180.72 C 180.63C 180.63TC 179.96FC 180.08C 179.93 C179.86FC180.40TC 180.45CAP 180.54CAP 180.62CEP 180.70F 180.51DW 179.96TC179.83FC 179.73FC 179.85TC 180.24TC179.69FC 179.74C 180.30DW180.41CBK 180.44CBK 180.44CEP 180.45 FAP 180.28CAP 180.20BCC 181.05EP 181.27EP 180.62BK 180.53BKF180.54BKFAP 180.61BKAP 180.70BKAP 180.64BKAPF 180.66FEBKAP 180.79BKAPTOF 180.74BKAP 180.77BKAP 180.82BKEP 181.23EP 181.23EP 181.26 EP 181.35EP 181.4148"STUMP 181.28GB 181.04GB 180.83EPBK 181.44EP 181.15GB 180.90BK 180.97.18B 180.97.18B 180.97FS 180.98EPBK 181.14GB 181.24EP 181.16EP 181.03STNLND 180.87BKEP 180.85BKEP 181.14LNDTOB181.13 LNDTOB181.13FW.35TOB 180.97FW.35COREP 181.14FS 181.11FS 180.94FW.35 181.04GB 180.85GB 180.71GB 180.64GB 180.58EPAP 180.43EPBK 180.42BKAP 180.38BK 180.12F 180.57EPAP 180.66EPAP 181.00EP 180.9252"TREE 180.6210"AVO 180.83G 180.81G 181.06 G 181.04G 181.21BK 181.20BK 180.76G 180.75 BK 180.77BK 180.88 BK 181.08BK 180.99BK 180.54.5B 180.621B 181.07.15B 181.19.15BBK 181.24 THRESH 181.32.15X.15B 181.25BKAP 181.19BKAP 181.17BKAP 181.13BKAP 181.25BKAP 181.25BKAP 181.24BKAP 181.40FS 181.83THRESH 181.45FS 181.22.18B5.9181.05 .18B5.9 181.26BKLN 181.06BK 181.16BK 180.98BKAP 181.03 BKAP 180.931B 180.901B 181.04BKLN 180.99BKLN 181.048"TREE 181.15BKAP 181.14BK 181.19BK 181.17BK 181.19BK 180.827"TREE180.92DLR 181.18 G 180.9440"TREE 181.47G 181.73FAP 182.11BAS 182.02BAS 181.84REDBASE 181.89REDBASE 182.08REDBASE 182.06REDBASE 182.8467"RED 181.8536"RED 181.12G 180.877"5"TREE 181.10G 181.06G 181.17G 180.75G 181.43FAP 181.448"TREE 181.68 BUSH 181.94BUSH 181.77BUSH 181.8424"TREE 181.60G 181.98FBUSH 181.55G 181.5510"TREE 181.196"TREE 181.40G 181.88F 181.4116"TREE 181.16G 181.84F 181.54G 181.5410"OAK 181.5610"OAK 180.96G 181.21 G 181.30 F 180.9230"TREE 180.59G 180.24G 179.56TOP 177.69 G 178.29F 179.68FTOP 180.49 F 180.23G 179.91G 181.1030"OAK 180.88 12"6"OAK 181.72 40"BASEAVO 180.60.18B4180.61.18B4 180.90BKAP 180.89BKAP 180.96BK 180.54G 181.09CAP 180.99CAP 180.97BK 180.87BK 180.95BK 180.97 BK 180.83CO 180.98 G 180.55.18B1.1180.54.18B1.1 180.50.18B180.51.18B 178.36FCOR 178.27TOP 177.25TOP 177.34 TOP 175.91G 175.41 G 176.22 G 177.53 TOP 178.31 TOP 178.78TOP 176.70G 179.282-PIPESG 178.382-PIPESG 178.53WVRISER 178.14TOP 179.26DL 179.54 DL 179.90DL 179.71DL 179.31 DL 177.67TOP 176.33 G 179.79 G 180.18G 180.76BKAP 180.75BKAP 180.77 BKAP 180.84.18X.18B 180.69.18B180.68 .18B 180.65 BKAP 180.61BKAP 180.53BKAP 180.60BKAP 180.33.18BF180.34.18BF 180.22BKAP 180.21BKAP 180.18BKAP 180.15BKAP 180.11BKAP 180.22BKAP 180.29BK 180.25BK 180.08G 180.15 .18BF 180.09.18BF 179.881B 179.901B 180.10 BK 179.99BKAP 180.05BKAP 180.04BKAP 180.07BK 180.06BKAP 179.98BKAP 180.03G 179.88G 179.97 G 179.69 G 179.5636"OAK 180.9412"TREE 180.9112"TREE 180.60G 180.71G 180.74BKAP 180.76BKAP 180.46G 180.83G 180.89 G 181.03G 180.90G 180.85G180.80G 180.79G181.03G 180.93G180.80G180.88G180.90G 180.90G 181.03G 180.79G 180.51G 180.87 G 180.81G 180.69 G 180.94 BOL 180.84BOL 180.63BOL 180.73GM 180.25G 180.32G 180.40G 180.30G 180.20G 180.86BK 180.94BK 180.87BKAP 180.83BKAP 179.95G 180.04G 180.59G 180.48G 180.38FE180.26 FAP 179.75FAP 179.07G 179.12G 180.33.18B180.33.18B 180.57FW180.63EP 196.31ROOF 12'EASMENT FOR INGRESS ANDEGRESS PER 3355 OR 683 IN FAVOR OF APN 0 0 2 -401-011 REBAR "LS5702" SET 5/8" REBAR "LS5702" SET 5/8" REBAR "LS5702" SET M A G SPIKE IN PAVEMENT "LS5702" SET 5/8"REBAR "LS5702"UNDER BRICK PAVERS SET MAG SPIKE IN CONCRETE "LS5702" ST E N N E R C R E E K DEMOLISH NON-HISTORICAL STRUCTURE ATTACHED TO ADOBE. REFER TO DEMOLITION NOTES AND SOI STANDARDS & SHEET D-2.0 DEMOLITION NOTES: 1. PRIOR TO DEMOLITION, ANY EROSION CONTROL METHODS REQUIRED SHOULD BE IN INSTALLED AND SUFFICIENTLY VERIFIED BY THE GENERAL CONTRACTOR. 2. HOURS OF DEMOLITION SHALL BE LIMITED FROM 7:00 AM TO 7:00 PM, MONDAY THROUGH FRIDAY. 3. PEDESTRIANS SHALL BE PROTECTED FROM CONSTRUCTION / DEMOLITION AS STATED IN CBC CHAPTER 33, SECTION 3306. 4. DUST CONTROL MEASURES SHALL BE IN EFFECT CONTINUOUSLY DURING DEMOLITION AS TO LIMIT THE AMOUNT OF AIRBORNE DEBRIS AND DUST. 5. MATERIALAND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE SUFFICIENTLY COVERED OR TARPPED AS TO NOT ALLOW ANY MATERIAL TO LEAVE THE VEHICLE WHILE ON ANY PUBLIC RIGHT-OF-WAY. 6. MATERIALAND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE RECYCLED OR DISPOSED OF PROPERLY IN AN APPROVED MEANS . 7. CAP ALL UTILITIES AS NECESSARY PRIOR TO ANY PLUMBING, ELECTRICAL OR GAS DISCONNECT. 8. REMOVE ALL DEBRIS AND TRASH FROM PREMISES AND REMOVE FROM SITE DAILY. 9. COORDINATE WITH OWNER PRIOR TO REMOVAL OF ANY EQUIPMENT, FURNITURE OR STRUCTURE. 10.SAFEGUARDS DURING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH CFC. COMBUSTIBLE CONSTRUCTION DEBRIS SHALL NOT BE PERMITTED TO ACCUMULATE WITHIN THE BUILDING AND SHALL BE REMOVED DAILY. 11.VERIFY ALL ITEMS TO BE DEMOLISHED WITH OWNER PRIOR TO COMMENCING DEMOLITION. NOTIFY ARCHITECT OF ANY DISCREPANCIES FOUND IMMEDIATELY 12.VERIFY AS BUILT CONDITION IN FIELD PRIOR TO CONSTRUCTION / DEMOLITION. 13.NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES FOUND BETWEEN THE PLANS AND THE AS BUILT CONDITION. 14.VERIFY FRAMING MEMBER SIZES AND DIRECTION AND NOTIFY ARCHITECT/ENGINEER WITH DISCREPANCIES. 15.VERIFY ALL PLUMBING LOCATIONS WITH OWNER PRIOR TO CONSTRUCTION/DEMOLITION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES. 16.CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES. 17.A 'CONSTRUCTION AND DEMOLITION RECYCLING PLAN AND DISPOSAL REPORT' SHALL BE COMPLETED BY OWNER OR CONTRACTOR, AND SUBMITTED TO THE CITY OF SAN LUIS OBISPO, AS REQUIRED. RETENTION OF ORIGINAL ELEMENTS: THE EXTENT OF RETENTION OR DEMOLITION OF THE ORIGINAL BUILDING FRAMEWORK,, ROOF, AND EXTERIOR BEARING WALLS AND CLADDING OF THE EXISTING RESIDENCE WILL BE CLEARLY DEPICTED ON PLANS SUBMITTED FOR CONSTRUCTION PERMITS. ALTERATIONS TO THE RESIDENCE WILL RETAIN AT LEAST 75% OF THOSE ELEMENTS AND REUSE ORIGINAL MATERIALS, AS PRACTICABLE. ALTERATIONS DO NOT INCLUDE ORDINARY REPAIR OR MAINTENANCE THAT IS EXEMPT FROM A BUILDING PERMIT OR IS CONSISTENT WITH THE SECRETARY OF THE INTERIOR'S STANDARD FOR THE TREATMENT OF HISTORIC PROPERTIES. RETENTION AND PRESERVAT ION OF MATERIALSANDFEATURES: THE HISTORIC MATERIALS AND CHARACTER DEFINING FEATURES OF THE EXISTING RESIDENCE WILL BE RETAINED AND PRESERVED. THESE MATERIALS AND FEATURES INCLUDE: A PYRAMIDAL ROOF FORM WITH OVERHANGING EAVES, A PEDIMENT PORCH ENTRY; PATTERN SHINGLE DECORATION IN THE PORCH PEDIMENT; A SPINDLE TURNED WOOD POSTS; SIMPLE WOOD DOOR AND WINDOW TRIM; DOUBLE HUNG WINDOWS; THE PROPORTION AND ARRANGEMENT OF WINDOWS; AND WOOD CLAPBOARD SIDING, AS PRACTICABLE. REPAIR OF MATERIALS AND FEATURES: HISTORIC MATERIALS AND CHARACTER DEFINING FEATURES WILL BE REPAIRED, RATHER THAN REPLACED, AS PRACTICABLE, WHERE DETERIORATION HAS NOT RENDERED THEM BEYOND REPAIR. REPAIR OF HISTORIC MATERIALS AND CHARACTER -DEFINING FEATURES WILL BE PERFORMED IN A MANNER CONSISTENT WITH THE GUIDELINES FOR REHABILITATING HISTORIC BUILDINGS SET FORTH IN THE SECRETARY OF THE INTERIOR'S GUIDELINES FOR THE TREATMENT OF HISTORIC PROPERTIES. REPLACEMENT OF MATERIALSAND FEATURES: BUILDING MATERIALS USED TO REPLACE DETERIORATED ELEMENTS THAT ARE BEYOND REPAIR, OR REPLICATED CHARACTER-DEFINING FEATURE, SHALL BE CONSISTENT WITH THE ORIGINAL MATERIALS IN TERMS OF SIZE, SHAPE, QUALITY, AND APPEARANCE, AND ARE NOT MANDATED TO BE OF THE SAME ORIGINAL MATERIAL. THEY SHALL BE REPLACED IN A MANNER CONSISTENT WITH HE SECRETARY OF THE INTERIOR'S GUIDELINES FOR THE TREATMENT OF HISTORIC PROPERTIES. 11 BBBBBBBBBBB11117777799999.81BBBBB999999K8877777777777777788888BBBKKKK8888 179B BBBBB K9.99BKAPP KKK 111 888 81118888800000. 8 888.11111777779 B KKKKKKKK AAAAAKK PPPPPP 0 1111 000007777999.9999999 99999 PP 999 18BKAP BBB KP 1 180.05 1 88 BBBB KKKK AK5KKKAAAAKK PPPPPP1188888800000..000000 55555 PPP005555 1 BBBB K179.98BKAP BBB KKKKK AAAKKKKK P 1P11111777799999.9999 K AAAAK PPPP 1PPPP9999988888 BBBBBKKKKKAAAAAPPPPP18800.18BBKA 111888000000.11888888 1 BB180.25BK 111111 8888 111111 8888 0 1 1800.84.1 111111111 888 00 B 1111 88 1180.53 BBBKAPBBBB KKKKK A 111AAAAAPPP 1 888 00000.5.5555 333 180BKAP BBBBB KAAAAAAPPPP555333 180.61BKAP BBBB KKKK 1111 8 B80.77 8 BBBB KKKKK AAKKKKAAA PPPPP1118888000 B KKK AKKAAAA PPPPP 1 888 00080000...7777 7777 PPP 88888 0000.66666 161111 P B 7 777 180.75BKKAP BBBBB KKK AKK 7 11 8888 000 BBB KKK AAAAAKKKKAAAA PPPP88800000.77777 55555555 GG B 111GGGGGGGGG 1 BBBBB KKGGGG0GG.83GGGGGGP BB KKK AAAAKKKK PP0333301118888..333333 0000033333333300.8.888 3 AA PPPPPPPP3300000888888833 18BK BBBBB K 111 G18180.11211G 180.86 GGGG8 BBB KKKKKKKK DEMOLISH NON-HISTORICAL BRICKPATH&STEP DEMOLISH (E) PAVED PARKING DEMOLISH (E) SPIGOT V.I.F. DEMOLISH TWO SECTIONS OF (E) GRANITE CURBING AT PARKING, TO BE RETAINED AS CITY PROPERTY RESTORE ALL BRICK WALKWAYS PER SOI STANDARDS RESTORE ALL BRICK WALKWAYS PER SOI STANDARDS DEMOLISH PAVED DRIVEWAY WHERE PAVERS SHALL BE INSTALLED REMOVE BUSHES 033 D-1.0 RE M O VAL OF NO N -HIST O R ICP A R T OF A D O B E SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 REMOVAL OF NON-HISTORIC PART OF ADOBE SCALE: 1/8" = 1'-0" 0' SCALE:1/8"=1' 8'16'4' TREE AND LANDSCAPING NOTE: ALL (E) NON-HISTORIC LANDSCAPING AND TREES IDENTIFIED TO BE REMOVED (PER THE TREE REMOVAL PLAN), AND (E) TREES IDENTIFIED TO BE TRIMMED AND PRUNED SHALL BE ADDRESSED DURING THE SITE PREPARATION AND DEMOLITION PHASE. REFER THE LANDSCAPING PLANS FOR MORE INFORMATION. Page 75 of 90 033 D-2.0 RE M O VAL OF NO N -HIST O R ICP A R T OF A D O B E SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED 8 FEET OR LESS LESS THAN 5 FEET CONSTRUCTION RAILINGS 5FEETORMORE NONE LESS THAN 5 FEET BARRIER AND COVERED WALKWAY MORE THAN 8 FEET 5 FEET OR MORE, BUT NOT MORE THAN ONE-FOURTH THE HEIGHT OF CONSTRUCTION BARRIER AND COVERED WALKWAY 5 FEET OR MORE, BUT BETWEEN ONE-FOURTH AND ONE-HALF THE HEIGHT OF CONSTRUCTION BARRIER 5 FEET OR MORE, BUT EXCEEDING ONE-HALF THE HEIGHT OF CONSTRUCTION NONE PROTECTION OF PEDESTRIANS -CBC CHAPTER 33 -SECTION 3306 Protection required Pedestrians shall be protected during construction, remodeling and demolition activities as required by this chapter and Table 3306.1. Signs shall be provided to direct pedestrian traffic. Walkways A walkway shall be provided for pedestrian travel in front of every construction and demolition site unless the authority having jurisdiction authorizes the sidewalk to be fenced or closed. Walkways shall be of sufficient width to accommodate the pedestrian traffic, but in no case shall they be less than 4 feet (1219 mm) in width. Walkways shall be provided with a durable walking surface. Walkways shall be accessible in accordance with Chapter 11A or 11B and shall be designed to support all imposed loads and in no case shall the design live load be less than 150 pounds per square foot (psf). Directional barricades Pedestrian traffic shall be protected by a directional barricade where thewalkway extends into the street. The directional barricade shall be of sufficient size and construction to direct vehicular traffic away from the pedestrian path. Construction railings Construction railings shall be at least 42 inches (1067 mm) in height and shall be sufficient to direct pedestrians around construction areas. Barriers Barriers shall be a minimum of 8 feet (2438 mm) in height and shall be placed onthe side of the walkway nearest the construction. Barriers shall extend the entire length of the construction site. Openings in such barriers shall be protected by doors which are normally kept closed. Barrier design. Barriers shall be designed to resist loads required in Chapter 16 unless constructed as follows: 1. Barriers shall be provided with 2-inch by 4-inch (51 mm by 102 mm) top and bottom plates. 2. The barrier material shall be a minimum of 3/4-inch (19.1 mm) boards or ?-inch (6.4 mm) wood structural use panels. 3. Wood structural use panels shall be bonded with an adhesive identical to that for exterior wood structural use panels. 4. Wood structural use panels 1/4 inch (6.4 mm) or 5/16 inch (23.8 mm) in thickness shall have studs spaced not more than 2 feet (610 mm) on center (o.c.). 5. Wood structural use panels 3/8 inch (9.5 mm) or 1/2 inch (12.7 mm) in thickness shall have studs spaced not more than 4 feet (1219 mm) o.c., provided a 2-inch by 4-inch (51 mm by 102 mm) stiffener is placed horizontally at midheight where the stud spacing exceeds 2 feet (610 mm) o.c. 6. Wood structural use panels 5/8 inch (15.9 mm) or thicker shall not span over 8 feet (2438 mm). Covered walkways Covered walkways shall have a minimum clear height of 8 feet (2438 mm) as measured from the floor surface to the canopy overhead. Adequate lighting shall be provided at all times. Covered walkways shall be designed to support all imposed loads. In no case shall the design live load be less than 150 psf (7.2 kN/m2) for the entire structure. Exception:Roofs and supporting structures of covered walkways for new, light-frame construction not exceeding two stories in height are permitted to be designed for a live load of 75 psf (3.6 kN/m2) or the loads imposed on them, whichever is greater. In lieu of such designs, the roof and supporting structure of a covered walkway are permitted to be constructed as follows: 1. Footings shall be continuous 2-inch by 6-inch (51 mm by 152 mm) members. 2. Posts not less than 4 inches by 6 inches (102 mm by 152 mm) shall be provided on both sides of the roof and spaced not more than 12 feet (3658 mm) o.c. 3.Stringers not less than 4 inches by 12 inches (102 mm by 305 mm) shall be placed on edge upon the posts. 4. Joists resting on the stringers shall be at least 2 inches by 8 inches (51 mmby 203 mm) and shall be spaced not more than 2 feet (610 mm) o.c. 5. The deck shall be planks at least 2 inches (51 mm) thick or wood structural panels with an exterior exposure durability classification at least 23/32inch (18.3 mm) thick nailed to the joists. 6. Each post shall be knee braced to joists and stringers by 2-inch by 4-inch (51 mm by 102 mm) minimum members 4 feet (1219 mm) long. 7. A 2-inch by 4-inch (51 mm by 102 mm) minimum curb shall be set on edge along the outside edge of the deck. Repair, maintenance and removal Pedestrian protection required by this chapter shall be maintained in place and kept in good order for the entire length of time pedestrians may be endangered. The owner or the owner"s agent, upon the completion of the construction activity, shallimmediately remove walkways, debris and other obstructions and leave such public property in as good a condition as it was before such work was commenced. Adjacent to excavations Every excavation on a site located 5 feet (1524 mm) or less from the street lot line shall be enclosed with a barrier not less than 6 feet (1829 mm) high. Where located more than 5 feet (1524 mm) from the street lot line, a barrier shall be erected when required by the building official. Barriers shall be of adequate strength to resist wind pressure as specified in Chapter 16 TABLE 3306.1 PROTECTION OF PEDESTRIANS 1. PRIOR TO DEMOLITION, ANY EROSION CONTROL METHODS REQUIRED SHOULD BE IN INSTALLED AND SUFFICIENTLY VERIFIED BY THE GENERAL CONTRACTOR. 2. HOURS OF DEMOLITION SHALL BE LIMITED FROM 7:00 AM TO 7:00 PM, MONDAY THROUGH FRIDAY. 3. PEDESTRIANS SHALL BE PROTECTED FROM CONSTRUCTION / DEMOLITION AS STATED IN CBC CHAPTER 33, SECTION 3306. 4. DUST CONTROL MEASURES SHALL BE IN EFFECT CONTINUOUSLY DURING DEMOLITION AS TO LIMIT THE AMOUNT OF AIRBORNE DEBRIS AND DUST. 5. MATERIALAND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE SUFFICIENTLY COVERED OR TARPPED AS TO NOT ALLOW ANY MATERIAL TO LEAVE THE VEHICLE WHILE ON ANY PUBLIC RIGHT-OF-WAY. 6. MATERIALAND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE RECYCLED OR DISPOSED OF PROPERLY IN AN APPROVED MEANS . 7. CAP ALL UTILITIES AS NECESSARY PRIOR TO ANY PLUMBING, ELECTRICAL OR GAS DISCONNECT. 8. REMOVE ALL DEBRIS AND TRASH FROM PREMISES AND REMOVE FROM SITE DAILY. 9. COORDINATE WITH OWNER PRIOR TO REMOVAL OF ANY EQUIPMENT, FURNITURE OR STRUCTURE. 10. SAFEGUARDS DURING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH CFC. COMBUSTIBLE CONSTRUCTION DEBRIS SHALL NOT BE PERMITTED TO ACCUMULATE WITHIN THE BUILDING AND SHALL BE REMOVED DAILY. 11. VERIFY ALL ITEMS TO BE DEMOLISHED WITH OWNER PRIOR TO COMMENCING DEMOLITION. NOTIFY ARCHITECT OF ANY DISCREPANCIES FOUND IMMEDIATELY 12. VERIFY AS BUILT CONDITION IN FIELD PRIOR TO CONSTRUCTION/ DEMOLITION. 13. NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES FOUND BETWEEN THE PLANS AND THE AS BUILT CONDITION. 14. VERIFY FRAMING MEMBER SIZES AND DIRECTION AND NOTIFY ARCHITECT/ENGINEER WITH DISCREPANCIES. 15. VERIFY ALL PLUMBING LOCATIONS WITH OWNER PRIOR TO CONSTRUCTION/DEMOLITION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES. 16. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES. 17. A 'CONSTRUCTION AND DEMOLITION RECYCLING PLAN AND DISPOSAL REPORT' SHALL BE COMPLETED BY OWNER OR CONTRACTOR, AND SUBMITTED TO THE COUNTY OF SAN LUIS OBISPO, AS REQUIRED. 18. DUST CONTROL SHALL BE MAINTAINED TO THE SATISFACTION OF THE COUNTY OF SAN LUIS OBISPO 19. CONSTRUCTION NOISE WILL COMPLY WITH THE MUNICIPAL CODE SECTION 9.12 AND IS LIMITED TO THE HOURS SPECIFIED IN THE NOISE REGULATIONS. 20. THE APPLICATION SHALL HAVE THE SEWER LATERAL TELEVISED. THE APPLICATION SHALL SUBMIT A VIDEO INSPECTION OF THE LATERAL(S) TO THE BUILDING DEPARTMENT FOR REVIEW. 21. FIRE SAFETY DURING CONSTRUCTION: BUILDINGS UNDERGOING CONSTRUCTION , ALTERATION, OR DEMOLITION SHALL BE IN ACCORDANCE WITH CHAPTER 14 OF THE CFC. 22. EXISTING TREES TO BE REMOVED AND SHALL BE VERIFIED WITH THE OWNERS. 23.REMODELING OR DEMOLITION OF A PRE-1978 STRUCTURES WITHOUT USING LEAD SAFE WORK PRACTICES IS A VIOLATION OF THE CALIFORNIA HEALTH AND SAFETY CODE SECTION 105256. CONTRACTORS, REMODELERS, AND PAINTERS ARE REQUIRED TO USE 'LEAD-SAFE' WORK PRACTICES PURSUANT TO TITLE 17, CALIFORNIA CODE OF REGULATIONS SECTION 36050. CONSTRUCTION DEBRIS KNOWN TO CONTAIN LEAD BASED PAINT MUST BE DISPOSED AT AN APPROVED LOCATION. DEMOLITION NOTES: DEMOLITION SCOPE OF WORK: 1. PROTECT AND PRESERVE HISTORICAL BUILDING DURING ANY DEMOLITION ACTIVITY. 2. DEMOLISH THE NON-HISTORICALADDITIONS AT THE REAR OF THE PROPERTY. NON-HISTORICALADDITIONS INCLUDE THE LEFT AND RIGHT WINGS INDICATED ON THE PLANS. STRUCTURES ARE NOT HISTORICALLY SIGNIFICANT. 3. DEMOLISH FENCE AND BRICK PATH IN DEMOLITION AREA. 4. DEMOLISH ADOBE ROOF. PRESERVATION AND DEMOLITION THRESHOLDS.IT IS UNDERSTOOD THAT ALTERATIONS OF HISTORICALLY-LISTED BUILDINGS SHALL RETAINATLEAST 75% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF AND EXTERIOR BEARING WALLS, AND CLADDING,INTOTAL ,ANREUSEORIGINAL MATERIALSAS FEASIBLE.PROPOSED ALTERATIONS OF GREATER THAN 25% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF STRUCTURE, AND EXTERIOR WALLS WILL BE SUBJECT TO THE REVIEW PROCESS FOR DEMOLITIONS. DUE TO THE AGE AND THE CONDITION OF THE BUILDING THERE ISA POSSIBILITY OF SIGNIFICANT STRUCTURAL DAMAGE AND WET, DRY ROT DAMAGE TO THE EXTERIOR WOOD FEATURES OF THE STRUCTURE.ANY WOOD FEATURES THAT SHOW SIGNS OF DAMAGED SHALL BE REPLACED AND REPLICATED TO MATCH WITH A SIMILAR NEW MATERIAL. 1. THE NEW ADDITION OF THE PROPOSED EXPANSION TO A HISTORIC BUILDING LOCATED AT THE HISTORIC PROPERTY AT 466 DANA STREET SHALL BE A CONTINUATION OF THE BUILDING USE AS A COMMON LIVING AREA AND OFFICES. 2. THE HISTORIC CHARACTER OF THE PROPERTY AT 466 DANA STREET WILL BE RETAINED AND PRESERVED. THE ADDITION OF THE PROPOSED EXPANSION WILL NOT REMOVE ANY DISTINCTIVE MATERIALS OR ALTERATIONS OF FEATURES, SPACES AND SPATIAL RELATIONSHIPS THAT CHARACTERIZE A PROPERTY. REFER TO SITE PLAN FOR EXISTING ANDPROPOSEDSITELAYOUT. 3. THE PROPOSED 10'X10' NEW ADDITION TO THE HISTORIC PROPERTY WILL BE AT THE REAR OF THE PROPERTY AND THEREFORE WILL NOT BE ADDING CONJECTURAL FEATURES OR ELEMENTS TO CREATE FALSE SENSE OF HISTORICAL DEVELOPMENT. 4. THE HISTORIC CHARACTER OF THE PROPERTY AT 466 DANA STREET WILL BE RETAINED AND PRESERVED. 5. DISTINCTIVE MATERIALS, FEATURES, FINISHES AND CONSTRUCTION TECHNIQUES THAT CHARACTERIZES THIS PROPERTY WILL BE PRESERVED. 6. DETERIORATED HISTORIC FEATURES WILL BE REPAIRED RATHER THAN REPLACED IF POSSIBLE. PER THE EXISTING CONDITION OF THE HISTORIC BUILDING, DETERIORATION OF HISTORIC FEATURES REQUIRES THAT THE NEW FEATURES WILL MATCH THE OLD IN DESIGN, COLOR, TEXTURE, AND WHERE POSSIBLE, MATERIALS. REPLACEMENT OF MISSING FEATURES WILL BE SUBSTANTIATED BY DOCUMENTARY AND PHYSICAL EVIDENCED. SECRETARY OF THE INTERIOR (SOI) STANDARDS GENERAL NOTES: 7. CHEMICAL OR PHYSICAL TREATMENTS, IF APPROPRIATE, WILL BE UNDERTAKEN USING THE GENTLEST MEANS POSSIBLE. TREATMENTS THAT CAUSE DAMAGE TO HISTORIC MATERIALS WILL NOT BE USE FOR THE ADDITION OF THE PROPOSED EXPANSION. 8. THE HISTORIC PROPERTY DOES NOT CONTAIN ANY ARCHEOLOGICAL RESOURCES. BUT IF DISCOVERED, ARCHEOLOGICAL RESOURCES WILL BE PROTECTED AND PRESERVED IN PLACE AND MITIGATION MEASURES WILL BE UNDERTAKEN. 9. THE NEW ADDITION OF THE PROPOSED EXPANSION TO THE HISTORIC PROPERTY WILL NOT DESTROY THE HISTORIC MATERIALS, FEATURES AND SPATIAL RELATIONSHIP THAT CHARACTERIZES THE PROPERTY. THE NEW WORK WILL MATCH WITH ALL EXISTING FEATURES OF THE ADOBE. 10.THE ADDITION OF THE PROPOSED EXPANSION TO THE HISTORIC PROPERTY WILL BE UNDERTAKEN IN SUCH A MANNER THAT, IF REMOVED IN THE FUTURE, THE ESSENTIAL FORM AND INTEGRITY OF THE HISTORIC PROPERTY AND ITS ENVIRONMENT WILL BE UNIMPAIRED. IT IS UNDERSTOOD THAT ALTERATIONS OF HISTORICALLY-LISTED BUILDINGS SHALL RETAINATLEAST 75% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF AND EXTERIOR BEARING WALLS, AND CLADDING,INTOTAL ,ANREUSE ORIGINAL MATERIALSASFEASIBLE.PROPOSED ALTERATIONS OF GREATER THAN 25% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF STRUCTURE, AND EXTERIOR WALLSWILL BE SUBJECT TO THE REVIEW PROCESS FOR DEMOLITIONS.PER THE HISTORIC PRESERVATION PROGRAM GUIDELINES. DEMOLITION LEGEND: HISTORIC ADOBE TO REMAIN NON-HISTORICADDITION TO BE DEMOLISHED ADOBE EAST ELEVATION HISTORIC ADOBE TO REMAIN ADOBE SOUTH ELEVATION NON-HISTORICADDITION TO BE DEMOLISHEDHISTORIC ADOBE TO REMAINNON-HISTORICADDITION TO BE DEMOLISHED ADOBE NORTH ELEVATION HISTORIC ADOBE TO REMAINNON-HISTORICADDITION TO BE DEMOLISHED ADOBE WEST ELEVATION DEMOLISH NON-HISTORIC ADDITION DEMOLISH NON-HISTORIC ADDITION COMMUNITY SPACE ADA RESTROOM (E) KITCHEN COMMON AREA FOR RESIDENTS COMMUNITY SPACE MANAGEMENT SPACE STORAGE STORAGE REHABILITATE (E) ONE STORY HISTORIC ADOBE OCC: B (E) FULL BATHROOM(E) FULL BATHROOM ADOBE DEMO PLAN Scale: 3/16" = 1'-0"1 1 2 1 4 3 5 4 22 2 2 3 3 6 6 REHABILITATE (E)HISTORICADOBE AREA TO BE DEMOLISHED DEMOLISH WALLS 5 8 TYP. 8 TYP. 7 TYP. 9 8 TYP. 9 7 TYP. 7 TYP. 7 TYP.8 TYP. 8 TYP. 11 10 TYP. 10 TYP. 10 TYP. 10 TYP. 6 10 1010 1 2 610 NOTE: REFER TO ADOBE REHAB REPORT ON SHEET A-0.0 DEMO PLAN REFERENCE NOTES: 1 2 3 4 5 6 7 8 9 10 11 CONDUCT A HAZARDOUS MATERIALS ASSESSMENT/ABATEMENT, DETERMINING EXISTENCE OF LEAD AND ASBESTOS AND PLAN FOR SAFE REMOVAL DURING DEMOLITION AND REHABILITATION DEMOLISH ENTIRE DILAPIDATED NON-HISTORIC NORTH SECTIONS OF STRUCTURE. PER DEMOLITIONS FLOOR PLAN SOI STANDARDS. CAP ALL UTILITIES. ROOF – DEMOLISH (E) ROOFING: REMOVE THE ROLL ROOFING, PLASTIC GUTTERS AND DOWNSPOUTS AND FAUX CHIMNEY. INSTALL "CLASS A" FIRE RATED ROOF WITH 1/4" DENSE DECK, CEDAR SHINGLES WITH BOARD-RIDGES AND WOOD OR METAL GUTTERS AND DOWNSPOUTS AND REPAIR CHIMNEY. FRAME NEW ROOF IN ORIGINAL CONFIGURATION AND SLOPE; WITH ADEQUATE STRAPPING TO WALLS, PER STRUCTURAL ENGINEER. (N) ROOF TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. DEMOLISH FENCE DEMOLISH BRICK PATH, RETAIN BRICKS FOR CITY'S USE PROTECT AND RETAIN HISTORIC WALL DURING DEMOLITION. PER SOI STANDARDS. WINDOWS–REPAIR EXISTING WINDOWS, AS POSSIBLE, AND REPLACE WINDOWS THAT CANNOT BE REPAIRED OR HAVE BEEN PREVIOUSLY BEEN REMOVED WITH EXACT REPRODUCTION WOODEN SASH WINDOWS. TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. DOORS—REPAIR EXISTING DOORS AND HARDWARE, AS POSSIBLE, AND REPLACE DOORS THAT CANNOT BE REPAIRED WITH SOLID PANEL DOORS. TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. PORCH: INVESTIGATE FRONT PORCH AREA TO DETERMINE WHETHER PREVIOUS WOOD PORCH EXISTED AND CONSTRUCT A NEW PORCH CONSISTENT WITH THE ORIGINAL SIZE AND FRAMING STYLE. NEW PORCH WILL BE OF EITHER WOOD OR BRICK, AS CONSISTENT WITH WHAT IS DETERMINED TO BE THE ORIGINAL MATERIAL USED. PER SOI STANDARDS. RESTORE/REPLACE EXISTING DETERIORATED WALLS AND SIDING/TRIM, AS NEEDED. TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. REMOVE ALL DETERIORATED FLOORING AND REPLACE AS NECESSARY. FLOORING WILL BE WOOD PLANK TO MATCH (E). PER SOI STANDARDS. REMOVAL OF NON HISTORIC PART OF ADOBE SCALE: 3/16" = 1'-0"SCALE:3/16"=1' 8'4'2'0' SEE "2.2 PROPOSED ALTERATIONS"OF THE REPORT FOR SUGGESTED ORDER OF OPERATIONS FOR ADOBE WORK. Page 76 of 90 033 A-0.0 AD O B E R E H A B RE P O R T SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. 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O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 ADOBE SOUTH ELEVAT ION Scale: 3/16" = 1'-0"3 F.G. 181.83' T.O.R. 196.31' 5 TYP. 12 11 8 9 TYP. TYP. 10 ADOBE WEST ELEVAT ION Scale: 3/16" = 1'-0"2 8 620 5 TYP. 12 ADOBE EAST ELEVAT ION Scale: 3/16" = 1'-0"4 5 TYP. 12 9 TYP. 20 8 ADOBE NORTH ELEVAT ION Scale: 3/16" = 1'-0"5 2021 5 TYP. 14 TYP. 12 8 10 TYP. 9 TYP. COMMUNITY SPACE ADA RESTROOM (E) KITCHEN COMMON AREA FOR RESIDENTS COMMUNITY SPACE MANAGEMENT SPACE STORAGE STORAGE REHABILITATE (E) ONE STORY HISTORIC ADOBE OCC: B (E) FULL BATHROOM(E) FULL BATHROOM ADOBE FLOOR PLAN Scale: 3/16" = 1'-0"1 9 10 2 1 14 13 TYP. 3 4 5 5 TYP. TYP.11 7 15 18 19 17 16 TYP. 5 TYP. 12 22 22 23 22 GENERAL FL OOR PL AN NOTES: 1. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION. 2. VERIFY ALLAPPLIANCE, FIXTURE & EQUIPMENT SIZES AND LOCATIONS W/OWNER, PRIOR TO INSTALLATION. 3. REFER TO STRUCTURAL PLANS FOR FURTHER INFORMATION. 4.REFER TO ELECTRICAL PLANS FOR FURTHER INFORMATION. 5.REFER TO MECHANICAL PLANS FOR FURTHER INFORMATION. 6.REFER TO PLUMBING PLANS FOR FURTHER INFORMATION. 7.ALL FURNITURE AND EQUIPMENT IS BY OWNER AND IS SHOWN FOR COORDINATION PURPOSES ONLY. 9. DIMENSIONS ARE TO FACE OF FRAMING UNLESS SPECIFICALLY NOTED OTHERWISE. 9. PROVIDE ADEQUATE BLOCKING IN WALLS FOR CABINETS AND OTHER WALL MOUNTED ACCESSORIES INCLUDING BUT NOT LIMITED TO HANDRAILS, SHELVING AND BATHROOM FIXTURES. 10. PROVIDE FIRE BLOCKING FOR WALL CAVITIES THAT EXCEED CBC HEIGHT LIMITATION. 1. ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE, 1-3/8" THICK OR 20 MIN. FIRE RATED. ALL INTERIOR DOORS SHALL BE SOLID CORE. 2. ALL INTERIOR DOORS SHALL HAVE DOOR STOPS AND (3) THREE BUTT HINGES, SUPPLY (4) FOUR BUTT HINGES FOR 8'-0" DOORS 3. PROVIDE AND INSTALL WEATHERSTRIPPING AT ALL EXTERIOR DOORS. (DOORS SHALL BE SEALED W/ AN APPROVED SEALER) ALL OUTSWING PATIO DOORS SHALL BE 'ANDERSON' EXTERIOR CLAD DOORS. 4. PROVIDE 'ANDERSON' RETRACTABLE INSECT SCREENS FOR OUTSWING DOORS. ALL GLAZING IN OUTSWING DOOR SHALL BE DOUBLE PANE HIGH PERFORMACE WITH A U-VALUE OF .33 & A S.H.G.C. OF .29. 1. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/ REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES. 2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WINDOWS PER SCHEDULE. 3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER. 4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED, U.N.O. 5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TO PURCHASE DOOR NOTES: WINDOW NOTES: 1. ALL WINDOWS SHALL BE 'MILGARD' STYLELINE WINDOWS, OR EQUAL; ALL INTERIOR FINISHES SHALL BE PAINT/ STAIN GRADE. 2. ALL GLAZING SHALL BE DUAL, INSULATED, HIGH PERFORMANCE - REFER TO TITLE-24 FOR ADDITIONAL INFORMATION. 3. ALL GLAZING SHALL BE CLEAR UNLESS NOTED OTHERWISE - REFER TO PLAN FOR LOCATIONS. 4. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SCREEN. 5. REFER TO FLOOR PLAN FOR DESIGNATION OF TEMPERED GLAZING. 6. THE MANUFACTURED WINDOWS SHALL HAVE A LABELATTATCHED CERTIFIED BY THE NATIONAL FENESTRATION RATING COUNCIL (NFRC) & SHOWING COMPLIANCE WITH THE ENERGY CALCULATIONS. 7. EGRESS WINDOWS SHALL HAVE A MIN. NET CLR. OPENABLE AREA OF 5.7 SQ. FT. THE MIN. NET CLR. OPENABLE HEIGHT DIM. SHALL BE 24". THE MIN. NET CLR. OPENABLE WIDTH DIM. SHALL BE 20". THE BOTTOM OF THE NET CLR. OPENING SHALL BE NO HIGHER THAN 44" ABOVE THE FLOOR. ADDITIONAL DOOR&WINDOW NOTES: 1. HISTORIC PRESERVATION POLICIES ENCOURAGE RETENTION AND PRESERVATION OF WINDOWS, OR REPLACEMENT "IN-KIND" OF WINDOWS TOO DETERIORATED TO REPAIR, USING THE SAME SASH AND PANE CONFIGURATION AND DESIGN DETAILS AND UTILIZING A DESIGN FOR NEW WINDOWS THAT IS COMPATIBLE WITH THE EXISTING WINDOW OPENINGS AND HISTORIC CHARACTER A BUILDING. 2. THE REPLACEMENTS SHOULD BE WOOD CASEMENT WINDOWS OF THE SAME SIZE AS THE ORIGINAL OPENINGS. SIMPLE, UNEMBELLISHED TREATMENT OF ANY FENESTRATION PROPOSED IS CRUCIAL. 3. FIVE OF THE WINDOWS ARE FULL SIZE DOUBLE HUNG SASH WITH 6 PANES IN EACH SASH; SASH CONTAINS CUT NAILS AND IS WHITE WITH GREEN TRIM. SMALLER WINDOWS ARE SINGLE SASH WITH 6 PANES. 1. THE NEW ADDITION OF THE PROPOSED EXPANSION TO A HISTORIC BUILDING LOCATED AT THE HISTORIC PROPERTY AT 466 DANA STREET SHALL BE A CONTINUATION OF THE BUILDING USE AS A COMMON LIVING AREA AND OFFICES. 2. THE HISTORIC CHARACTER OF THE PROPERTY AT 466 DANA STREET WILL BE RETAINED AND PRESERVED. THE ADDITION OF THE PROPOSED EXPANSION WILL NOT REMOVE ANY DISTINCTIVE MATERIALS OR ALTERATIONS OF FEATURES, SPACES AND SPATIAL RELATIONSHIPS THAT CHARACTERIZE A PROPERTY. REFER TO SITE PLAN FOR EXISTING AND PROPOSED SITE LAYOUT. 3. THE PROPOSED 10'X10' NEW ADDITION TO THE HISTORIC PROPERTY WILL BE AT THE REAR OF THE PROPERTY AND THEREFORE WILL NOT BE ADDING CONJECTURAL FEATURES OR ELEMENTS TO CREATE FALSE SENSE OF HISTORICAL DEVELOPMENT. 4. THE HISTORIC CHARACTER OF THE PROPERTY AT 466 DANA STREET WILL BE RETAINED AND PRESERVED. 5. DISTINCTIVE MATERIALS, FEATURES, FINISHES AND CONSTRUCTION TECHNIQUES THAT CHARACTERIZES THIS PROPERTY WILL BE PRESERVED. 6. DETERIORATED HISTORIC FEATURES WILL BE REPAIRED RATHER THAN REPLACED IF POSSIBLE. PER THE EXISTING CONDITION OF THE HISTORIC BUILDING, DETERIORATION OF HISTORIC FEATURES REQUIRES THAT THE NEW FEATURES WILL MATCH THE OLD IN DESIGN, COLOR, TEXTURE, AND WHERE POSSIBLE, MATERIALS. REPLACEMENT OF MISSING FEATURES WILL BE SUBSTANTIATED BY DOCUMENTARY AND PHYSICAL EVIDENCED. 7. CHEMICAL OR PHYSICAL TREATMENTS, IF APPROPRIATE, WILL BE UNDERTAKEN USING THE GENTLEST MEANS POSSIBLE. TREATMENTS THAT CAUSE DAMAGE TO HISTORIC MATERIALS WILL NOT BE USE FOR THE ADDITION OF THE PROPOSED EXPANSION. 8. THE HISTORIC PROPERTY DOES NOT CONTAIN ANY ARCHEOLOGICAL RESOURCES. BUT IF DISCOVERED, ARCHEOLOGICAL RESOURCES WILL BE PROTECTED AND PRESERVED IN PLACE AND MITIGATION MEASURES WILL BE UNDERTAKEN. 9. THE NEW ADDITION OF THE PROPOSED EXPANSION TO THE HISTORIC PROPERTY WILL NOT DESTROY THE HISTORIC MATERIALS, FEATURES AND SPATIAL RELATIONSHIP THAT CHARACTERIZES THE PROPERTY. THE NEW WORK WILL MATCH WITH ALL EXISTING FEATURES OF THE ADOBE. 10.THE ADDITION OF THE PROPOSED EXPANSION TO THE HISTORIC PROPERTY WILL BE UNDERTAKEN IN SUCH A MANNER THAT, IF REMOVED IN THE FUTURE, THE ESSENTIAL FORM AND INTEGRITY OF THE HISTORIC PROPERTY AND ITS ENVIRONMENT WILL BE UNIMPAIRED. IT IS UNDERSTOOD THAT ALTERATIONS OF HISTORICALLY-LISTED BUILDINGS SHALL RETAINATLEAST 75% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF AND EXTERIOR BEARING WALLS, AND CLADDING,INTOTAL , AN REUSE ORIGINAL MATERIALSAS FEASIBLE.PROPOSED ALTERATIONS OF GREATER THAN 25% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF STRUCTURE, AND EXTERIOR WALLSWILL BE SUBJECT TO THE REVIEW PROCESS FOR DEMOLITIONS.PER THE HISTORIC PRESERVATION PROGRAM GUIDELINES. SECRETARY OF THE INTERIOR (SOI) STANDARDS GENERAL NOTES: SECRETARY OF THE INTERIOR (SOI) STANDARDS GENERAL NOTES: 1. ENSURE THE PORCH DECK DOES NOT EXTEND PAST THE HISTORIC ROOFLINE LIMIT. THE EAST AND SOUTH FACADES AND THEIR CHARACTER-DEFINING FEATURES MUST RETAIN THEIR ORIGINAL SCALE, PROPORTION, AND DESIGN CHARACTERISTICS. 2. MAINTAIN THE SIMPLE DESIGN OF THE PORCH. THE WOOD POSTS SHALL BE SIMPLE, UNEMBELLISHED 4 X 4 SQUARE POSTS WITH A SIMPLE SQUARE BASE. SOI STANDARDS -PORCH REHABILITAT ION: RECOMMENDATIONS TO GUIDE REMOVAL OF THE NON-SIGNIFICANT WOOD ADDITIONS ARE AS FOLLOWS: 1. EXTREME CARE SHOULD BE TAKEN DURING THE REMOVAL OF ANY WOOD ADDITIONS TO AVOID DAMAGING THE ORIGINALADOBE BUILDING WALLS. 2. ANY IRREPARABLE OR MISSING MATERIAL SHOULD BE CAREFULLY REPLACED TO MATCH IN KIND AND ALIGNMENT WITH THAT WHICH IS STILL PRESENT. SOI STANDARDS -REMOVAL OF WOOD ADDITIONS: SOI STANDARDS -WINDOW REPL ACEMENT AND REPAIR: 1. REPLACEMENT DOORS SHOULD BE CONSTRUCTED OF WOOD, WITHOUT EMBELLISHMENT OR GLAZING, AND SIMPLE IN DESIGN. 2.MAINENTRYDOORSHOULDREMAININPLACE,CENTEREDONTHESOUTH FACADE. SOI STANDARDS -DOOR REPLACEMENT: THERE ARE NO PLANNED CHEMICAL OR PHYSICAL TREATMENTS. HOWEVER, SHOULD ANY CLEANING OR OTHER MATERIALS TREATMENT BE REQUIRED, THEY MUST BE UNDERTAKEN GENTLY AND USING CLEANING OR TREATMENT SOLVENTS, LIQUIDS, AND METHODS THAT WILL ENSURE THERE IS NO RESULTING DAMAGE TO HISTORIC MATERIALS. IF ANY CLEANING OR OTHER TREATMENTS BE PLANNED FOR THE ADOBE WALLS THEMSELVES, THAT WORK SHOULD BE GUIDED BY THE EXPERTISE OF A HISTORIC ADOBE EXPERT. SOI STANDARDS -C LEANING TREATMENTS: 1. ORIGINAL ROOF LINES OF ADOBE WILL BE MAINTAINED. 2. ROOF SHALL BE SEISMICALLY BRACED TO THE WALLS. REFER TO STRUCTURAL PLANS. 2. WOOD SHINGLES TO BE USED FOR THE ROOF SHEATHING ON THE MAIN ROOF OF THE BUILDING AS WELLAS THE FRONT PORCH ROOF. 3. SKYLIGHTS AND SOLATUBES SHALL BE FLUSH OR NEAR-FLUSH TO THE ROOF SURFACE, AND ARE NOT VISIBLE FROM DANA ST. 4. SOLAR PANELS SHALL BE PLACED IN A MANNER THAT ADDS MINIMIZED VISUAL PRESENCE TO THE MAIN FACADES. 4. DURING THE ROOF REFRAMING AND CONSTRUCTION, THE ADOBE SPECIALIST SHOULD BE CONSULTED TO ENSURE THE NEW WOOD FRAMING (ESPECIALLY AS IT ARTICULATES WITH THE ADOBE WALLS) IS DESIGNED AND CONSTRUCTED APPROPRIATELY TO PRESERVE AND MAINTAIN THE STABILITY AND INTEGRITY OF THE ADOBE WALLS. SOI STANDARDS -ROOF REPAIR: THE EXTERIOR SHALL BE PLASTERED AND PAINTED/TINED WHITE TO MATCH THE HISTORICAL CHARACTER OF THE BUILDING. TRIM AND WOOD DETAILS, INCLUDING WINDOW AND DOOR SURROUNDS, PORCH DECK, ROOF RAFTERS, AND POSTS SHALL BE STAINED A MEDIUM HUE OF NATURAL BROWN OR A MEDIUM-HUED PAINT. SOI STANDARDS -EXTERIOR PAINT: REMOVAL OF NON-HISTORIC COATINGS AND THE APPLICATION OF NEW COATINGS OR TREATMENTS SHALL BE DONE WITH GREAT CARE AS TO NOT DAMAGE ORIGINALADOBE WALLS AND SHALL MATCH HISTORIC APPEARANCE AND MATERIAL. ENSURE THE NEW COATING IS APPROPRIATE FOR PRESERVATION PURPOSES. A PROFESSIONALASSESSMENT OF THE ADOBE WALL CONDITION BY A HISTORIC ADOBE CONSERVATOR OR SPECIALIST WILL TAKE PLACE PRIOR TO ANY WORK TO THE BUILDING. THEY SHALLASSESS THE ADOBE WALLS’ CONDITION AND IDENTIFY ANY SPECIFIC REPAIR WORK NEEDED, THE APPROPRIATE TREATMENT, TYPES, AND APPLICATION METHODS FOR NEW PLASTER COATINGS. THE SPECIALIST SHOULD OVERSEE THAT WORK TO ENSURE IT IS PERFORMED APPROPRIATELY. SOI STANDARDS -REPAIR, RESTORATION, AND PLASTERING OF ADOBE WALLS: DUE TO THE AGE AND THE CONDITION OF THE BUILDING THERE ISA POSSIBILITY OF SIGNIFICANT STRUCTURAL DAMAGE AND WET, DRY ROT DAMAGE TO THE EXTERIOR WOOD FEATURES OF THE STRUCTURE.ANY WOOD FEATURES THAT SHOW SIGNS OF DAMAGED SHALL BE REPLACED AND REPLICATED TO MATCH WITH A SIMILAR NEW MATERIAL. STRUCTURAL WOODEN WALL MEMBERS WHICHARE DETERIORATED NEED TO BE REPLACED REFER TO STRUCTURAL DRAWINGS. THE STRUCTURE'SCLADDING AND WOOD CONSTRUCTION SHALL REMAIN. CLADDING ISHORIZONTAL REDWOOD DROP SIDING, 9" WIDE.IT ISA"BOX"OR SINGLE-WALL WOOD CONSTRUCTION, WITH VERTICAL BOARDS INSIDE AND HORIZONTAL BOARDS SANDWICHED ON THE OUTSIDE; CUT SQUARE NAILS. REPAIRS SHALL BE MADE TO DETERIORATED SEGMENTS TO MATCH (E). REPAIRS SHALL BE MADE TO ENSURE THE BUILDING ISSTRUCTURALLYAND SEISMICALLYSOUND.REFER TO STRUCTURAL PLANS. REFER TO CIVIL PLANS FOR EXCAVATION OF SOIL AND CONSTRUCTION OF A PERIMETER FOUNDATION. ANY DAMAGED OR REPLACED FEATURE TO BE VERIFIED, REPLACED AND DOCUMENTED INFIELD.ALL NEW FEATURES WILL MATCH THE OLD INDESIGN, COLOR, TEXTURE, AND WHERE POSSIBLE, MATERIALS.THE EXTENT OF NEW BUILDING MATERIAL BEING PROPOSED SHALL BE OF SIMILAR OR THE SAME MATERIAL THAT IT ISREPLACING. FLOOR PLAN REFERENCE NOTES: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 CONDUCT A HAZARDOUS MATERIALS ASSESSMENT/ABATEMENT, DETERMINING EXISTENCE OF LEAD AND ASBESTOS AND PLAN FOR SAFE REMOVAL DURING DEMOLITION AND REHABILITATION PLACE NEW CONCRETE REINFORCED FOUNDATIONS UNDER WOOD ADDITIONS OF STRUCTURE. PER SOI STANDARDS. REMOVE ALL DETERIORATED FLOORING AND REPLACE AS NECESSARY. FLOORING WILL BE WOOD PLANK TO MATCH (E). PER SOI STANDARDS. IMPROVE STRUCTURAL STRENGTH OF STRUCTURE, CONNECTING TOP OF WALLS TO ROOF AND CEILING FRAMING. PER SOI STANDARDS. DUE TO DAMAGE, DRY AND WET ROT RESTORE/REPLACE EXISTING DETERIORATED WALLS AND SIDING/TRIM, AS NEEDED. TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. REPAIR CHIMNEY FLUE, BRACE AND RESTORE FIREBOX, PAINT AND SEAL. PER SOI STANDARDS. INSTALL HVAC, ELECTRICAL, LIGHTING SYSTEMS AND RESTORE EXISTING FIXTURES AND RETAIN EARLY WIRING SYSTEMS. PER SOI STANDARDS. ROOF – DEMOLISH (E) ROOFING: REMOVE THE ROLL ROOFING, PLASTIC GUTTERS AND DOWNSPOUTS AND FAUX CHIMNEY. INSTALL "CLASS A" FIRE RATED ROOF WITH 1/4" DENSE DECK, CEDAR SHINGLES WITH BOARD-RIDGES AND WOOD OR METAL GUTTERS AND DOWNSPOUTS AND REPAIR CHIMNEY. FRAME NEW ROOF IN ORIGINAL CONFIGURATION AND SLOPE; WITH ADEQUATE STRAPPING TO WALLS, PER STRUCTURAL ENGINEER. (N) ROOF TO TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. WINDOWS–REPAIR EXISTING WINDOWS, AS POSSIBLE, AND REPLACE WINDOWS THAT CANNOT BE REPAIRED OR HAVE BEEN PREVIOUSLY BEEN REMOVED WITH EXACT REPRODUCTION WOODEN SASH WINDOWS. TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. DOORS—REPAIR EXISTING DOORS AND HARDWARE, AS POSSIBLE, AND REPLACE DOORS THAT CANNOT BE REPAIRED WITH SOLID PANEL DOORS. TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. PORCH: INVESTIGATE FRONT PORCH AREA TO DETERMINE WHETHER PREVIOUS WOOD PORCH EXISTED AND CONSTRUCT A NEW PORCH CONSISTENT WITH THE ORIGINAL SIZE AND FRAMING STYLE. NEW PORCH WILL BE OF EITHER WOOD OR BRICK, AS CONSISTENT WITH WHAT IS DETERMINED TO BE THE ORIGINAL MATERIAL USED. PER SOI STANDARDS. EXTERIOR WALLS–A NATURAL PLASTER FINISH WILL BE INSTALLED ON THE EXTERIOR ADOBE WALLS. PER SOI STANDARDS. INSTALL UNDERGROUND DRAINAGE SYSTEM, WILL BE COMPLETED AROUND THE ADOBE TO CREATE DRAINAGE AWAY FROM THE HOUSE, PER CIVIL ENGINEER’S DRAINAGE PLAN. PER SOI STANDARDS. BACK WALL–WHERE PATIO AND SHED ADDITIONS ARE TO BE DEMOLISHED–FINISHES WILL BE EXISTING WINDOWS WITH WOOD SIDING, CONSISTENT WITH EXISTING WOOD SIDING. PER SOI STANDARDS. FLOORS–POUR A NEW CONCRETE FOUNDATION UNDER WOOD WALLS, INCLUDING CONCRETE SLAB OR WOOD FRAMING TO SUPPORT FLOORING, AND INSTALL NEW WOOD FLOORS. PER SOI STANDARDS. WALLS–INSTALLA NATURAL PLASTER FINISH ON THE INTERIOR ADOBE WALLS PER SOI STANDARDS. DUE TO DAMAGE, DRY AND WET ROT RESTORE/REPLACE EXISTING DETERIORATED WALLS, AS NEEDED. TO MATCH (E) HISTORICALADOBE IN DESIGN, TEXTURE, AND, WHERE POSSIBLE, MATERIAL PER SOI STANDARDS. FIREPLACE–RESTORE THE EXISTING FIREPLACE AND MANTEL. VIF LOCATION. PER SOI STANDARDS. KITCHEN–UPDATE EXISTING KITCHEN. PER SOI STANDARDS. (N) ACCESSIBLE BATHROOMS SOLATUBE SKYLIGHT. VERIFY WITH CLIENT. REFER TO STRUCTURAL DRAWINGS FOR SIZE AND PLACEMENT. SOLAR PANELS, VERIFY WITH CLIENT. WALLS TO BE 1 HR FIRE RATED, EXTERIOR FINISH TO MATCH (E) HISTORICALADOBE PER SOI STANDARDS. ORIGINAL HISTORIC ADOBE STRUCTURE TO REMAIN ADOBE: PL ANS & EL EVAT IONS SCALE: 3/16" = 1'-0"SCALE:3/16"=1' 8'4'2'0' NOTE: REFER TO ADOBE REHAB REPORT ON SHEET A-0.0 SEE "2.2 PROPOSED ALTERATIONS"OF THE REPORT FOR SUGGESTED ORDER OF OPERATIONS FOR ADOBE WORK. NOTE: VERIFY IN FIELD ALL WALL, WINDOW, DOOR, AND INTERIOR WALL LOCATIONS. Page 78 of 90 033 A-1.1 (UNITA) UN ITA SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 UNITA:LEFTSIDE Scale: 1/4" = 1'-0"8 UNITA:ENTRY Scale: 1/4" = 1'-0"7 UNITA:RIGHT SIDE Scale: 1/4" = 1'-0"6 UNITA:BACK Scale: 1/4" = 1'-0"3 UNITA:SECTION Scale: 1/4" = 1'-0"5 F.G. 181' F.F. 184' T.O.R. 194'-10 1/2" KITCHEN 10 ' - 1 0 1 / 2 " 13 ' - 1 0 1 / 2 " 2 12 5 12 BEDROOM / LIVING SPACEKITCHEN BATHROOM REF REF SINKW/D TWIN BED TV W/D STOVESINK UNITA:FLOOR PLAN Scale: 1/4" = 1'-0"2 5 A-1.1 (UNITA) 5 A-1.1 (UNITA) 21'-9" 9' -9" UNITA:HELICAL PIER FOUNDATION PLAN Scale: 1/4" = 1'-0"4 FORMORE INFORMATION,REFER TO SHEET JRSC-C FORHELICAL PIERS: CONCEPTUAL PLAN BEDROOM / LIVING SPACEKITCHEN BATHROOM REF REF SINKW/D TWIN BED TV W/D STOVESINK UNITA:ROOF PLAN Scale: 1/4" = 1'-0"1 24'-0" 6' -0" 6' -0" 10'-0" (GABLE ROOF) 5:12 SLOPE AW N I N G AWNING (GABLE ROOF, POP-OUT) 2:12 SLOPE (GABLE ROOF) 5:12 SLOPE RIDGE UNITA:PL ANS & EL EVAT IONS SCALE: 1/4" = 1'-0" 0' SCALE:1/4"=1' 4'8'2' Page 79 of 90 033 A-1.2 (UNIT AA) UN ITA A SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 REF SINKW/D REF SINKW/D BEDROOM / LIVING SPACE BATHROOM TWIN BED BEDROOM / LIVING SPACEKITCHEN BATHROOM REF TWIN BED TV W/D STOVESINK TV KITCHEN REFW/D STOVESINK UNITAA:FLOOR PLAN Scale: 1/4" = 1'-0"2 5 A-1.2 (UNITAA) 5 A-1.2 (UNITAA) 21'-9" 19 ' -9" UNITAA:HELICAL PIER FOUNDATION PLAN Scale: 1/4" = 1'-0"4 FORMORE INFORMATION,REFER TO SHEET JRSC-C FORHELICAL PIERS: CONCEPTUAL PLAN REF SINKW/D REF SINKW/D BEDROOM / LIVING SPACE BATHROOM TWIN BED BEDROOM / LIVING SPACEKITCHEN BATHROOM REF TWIN BED TV W/D STOVESINK TV KITCHEN REFW/D STOVESINK UNITAA:ROOF PLAN Scale: 1/4" = 1'-0"1 24'-0" 12'-0" 10'-0"(LOWER SHED ROOF) 2:12 SLOPE AW N I N G AWNING AW N I N G (UPPER SHED ROOF) 2:12 SLOPE AWNING UNITAA:BACK Scale: 1/4" = 1'-0"3UNITAA:RIGHT SIDE Scale: 1/4" = 1'-0"6UNITAA:ENTRY Scale: 1/4" = 1'-0"7UNITAA:LEFTSIDE Scale: 1/4" = 1'-0"8 UNITAA:SECTION Scale: 1/4" = 1'-0"5 F.G. 181' F.F. 184' T.O.R. 196'-1" 12 ' - 1 " 15 ' - 1 " KITCHEN KITCHEN 2 12 2 12 UNIT AA: PL ANS & EL EVAT IONS SCALE: 1/4" = 1'-0" 0' SCALE:1/4"=1' 4'8'2' Page 80 of 90 033 A-1.3 (UNITB) UN ITB SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 UNITB:LEFTSIDE Scale: 1/4" = 1'-0"10 UNITB:ENTRY Scale: 1/4" = 1'-0"9 UNITB:RIGHT SIDE Scale: 1/4" = 1'-0"7 UNITB:BACK Scale: 1/4" = 1'-0"4 UNITB:N-S SECTION Scale: 1/4" = 1'-0"6 F.G. 181' F.F. 184' T.O.R. 197'-11 1/2" KITCHEN LOFT 6'- 6" 4' - 1 " 4' - 7 1/ 2 " 2 12 5 12 3'X 3'EGRESS WINDOW 2'-6" 3' - 1 " REFER TO APPENDIX AQ OF THE CRC. BATHROOM REF SINKW/D SOFA TV STAIRS STOVE KITCHEN LIVING SPACE UNITB:FLOOR PLAN Scale: 1/4" = 1'-0"3 9' -9" 21'-9" 6 A-1.3 (UNITB) 6 A-1.3 (UNITB) 8 A-1.3 (UNITB) 8 A-1.3 (UNITB) LOFTQUEEN BED LOFT UNITB:LOFTPLAN Scale: 1/4" = 1'-0"2 7'-10 1/2" UNITB:HELICAL PIER FOUNDATION PLAN Scale: 1/4" = 1'-0"5 FORMORE INFORMATION,REFER TO SHEET JRSC-C FORHELICAL PIERS: CONCEPTUAL PLAN LOFTQUEEN BED LOFT UNITB:ROOF PLAN Scale: 1/4" = 1'-0"1 14'-0" 6' -0" 6' -0" 10'-0" (GABLE ROOF) 5:12 SLOPE AW N I N G AWNING (GABLE ROOF, POP-OUT) 2:12 SLOPE (GABLE ROOF) 5:12 SLOPE RIDGE UNITB:E-W SECTION Scale: 1/4" = 1'-0"8 SECTION TAKEN THROUGH CENTER OF STAIRS. REFER TO APPENDIX AQ OF THE CRC. 6'- 2 " HE A D R O O M 8"RI S E 9" TREAD 1'-8" 1' - 5 1 / 2 " F.G. 181' F.F. 184' T.O.R. 197'-11 1/2" 13 ' - 1 1 1 / 2 " 6'- 6" 5' - 5 1 / 2 " 16'- 1 1 1 / 2 " LOFT LOFT BATHROOM UNITB:PL ANS & EL EVAT IONS SCALE: 1/4" = 1'-0" 0' SCALE:1/4"=1' 4'8'2' Page 81 of 90 033 A-1.4 (UNITC) UN ITC SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 UNITC:LEFTSIDE Scale: 1/4" = 1'-0"10 UNITC:ENTRY Scale: 1/4" = 1'-0"8 UNITC:RIGHT SIDE Scale: 1/4" = 1'-0"6 UNITC:BACK Scale: 1/4" = 1'-0"3 UNITC:E-W SECTION Scale: 1/4" = 1'-0"7 KITCHEN LOFT KITCHEN LOFT F.G. 181' F.F. 184' T.O.R. 199'-10 1/2" 6'- 6" 4' - 3 " 5' - 5 1 / 2 " 2 12 2 12 3'X 3'EGRESS WINDOW 2'-6"2'-6" 3' - 1 " REFER TO APPENDIX AQ OF THE CRC. BATHROOM RE F TV STAIRS ST O VE LIVING SPACE KITCHEN SINK BATHROOM TV LIVING SPACE W/D RE F ST O VE KITCHEN SINK W/D UNITC:FLOOR PLAN Scale: 1/4" = 1'-0"2 7 A-1.4 (UNITC) 7 A-1.4 (UNITC) 9 A-1.4 (UNITC) 9 A-1.4 (UNITC) 19'-9" 21' -9" QUEEN BED LOFT QUEEN BED LOFT UNITC:LOFTPLAN Scale: 1/4" = 1'-0"1 7' -10 1/ 2" UNITC:HELICAL PIER FOUNDATION PLAN Scale: 1/4" = 1'-0"5 FORMORE INFORMATION,REFER TO SHEET JRSC-C FORHELICAL PIERS: CONCEPTUAL PLAN QUEEN BED LOFT QUEEN BED LOFT UNITC:ROOF PLAN Scale: 1/4" = 1'-0"4 10'-0" 24' -0" 12'-0" (UPPER SHED ROOF) 2:12 SLOPE (LOWER SHED ROOF) 2:12 SLOPE AWNING UNITC:N-SSECTION Scale: 1/4" = 1'-0"9 F.G. 181' F.F. 184' T.O.R. 199'-10 1/2" 15 ' - 1 0 1 / 2 " 6'- 6" 5' - 5 1 / 2 " 18 ' - 1 0 1 / 2 " KITCHEN LOFT BATHROOM LOFT 6'- 2 1 / 2 " HE A D R O O M 8"RI S E 9" TREAD 1'-8" 1' - 5 1 / 2 " SECTION TAKEN THROUGH CENTER OF STAIRS. REFER TO APPENDIX AQ OF THE CRC. UNITC:PL ANS & EL EVAT IONS SCALE: 1/4" = 1'-0" 0' SCALE:1/4"=1' 4'8'2' Page 82 of 90 033 A-1.5 (UNITD) UN ITD SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 UNITD:ENTRY Scale: 1/4" = 1'-0"7UNITD:LEFTSIDE Scale: 1/4" = 1'-0"8 UNITD:RIGHT SIDE Scale: 1/4" = 1'-0"5 UNITD:BACK Scale: 1/4" = 1'-0"3 UNITD:SECTION Scale: 1/4" = 1'-0"6 F.G. 181' F.F. 184' T.O.R. 197'-1" KITCHEN & LIVING SPACE BATHROOM 13 ' - 1 " 16'- 1 " 2 12 2 12 30X48 CLR. 60"Ø CL R60X60 CLR.32X60 ROLL-IN SHOWER CLOSET 30X48 CLR. 60" Ø C L R 60X60 CLR. 32X60 ROLL-IN SHOWER CLOSET LIVING SPACE LIVING SPACE BATHROOM BATHROOM KITCHEN KITCHEN TV TV REFSTOVEW/DSINK RE F ST O VE W/D SINK UNITD:FLOOR PLAN Scale: 1/4" = 1'-0"2 6 A-1.5 (UNITD) 6 A-1.5 (UNITD) 23'-9" 21' -9" UNITD:HELICAL PIER FOUNDATION PLAN Scale: 1/4" = 1'-0"4 FORMORE INFORMAT ION,REFER TO SHEET JRSC-C FORHELICAL PIERS: CONCEPTUAL PLAN UNITD:PL ANS & EL EVAT IONS SCALE: 1/4" = 1'-0" 0' SCALE:1/4"=1' 4'8'2' UNITD:ROOF PLAN Scale: 1/4" = 1'-0"1 14'-0"12'-0" 24' -0" (UPPER SHED ROOF) 2:12 SLOPE (LOWER SHED ROOF) 2:12 SLOPE AWNINGAWNING Page 83 of 90 T.O.R. 199'-10 1/2" 4' - 3 " 18 ' - 1 0 1 / 2 " 6'- 6" T.O.R. 197'-1" 16'- 1 " 16'- 1 1 1 / 2 " T.O.R. 197'-11 1/2" 6'- 6" 4' - 1 " 033 A-8.0 OVER A LL SE C T ION SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 UNIT A UNIT AA UNIT C UNIT DHISTORIC ADOBE TINY HOME HEIGHT COMPARISON TO HISTORIC ADOBE TOP OF ROOF OF ADOBE:196.31' FF:184' BFE:182.9' TH RESHOLD ELEV.=181.83' 24"TREE REMOVED WATERRISER EXPOSED PIPES (UNKNOWNORIGIN) BRICKWALKWAY BRICKWALKWAY CONCRETE SIDEWALK CON CRETE SIDEWALK CONCRETE DRIVEWAY (E)CONCR ETE DRIVEWAY CON CRETECURB&GUTTER BUSH 48"STUMP BRICKPATH BRICKPATH NEIGHBORINGRESIDENCE DA N A S T R E E T APPROXIMATE TOP OFBANK APPROXIMATETOP OFBANK ST E N N E R C R E E K 35 F T S E T B A C K P E R 1 7.70.0 3 0 . 2 . B PROPERTY LINE PROPERTY LINE WM (EXISTING)SHARED PAVED DRIVEWAYEASEMENT LOFT STAIRS QUEEN BED LOFT LOFT STAIRS QUEENBED LOFT LOFT STAIRS QUEEN BED LOFT LOFT STAIRS QUEEN BED LOFT STAIRS QUEENBED LOFT QUEENBED LOFT STAIRS STAIRS QUEENBED LOFT QUEEN BED LOFT STAIRS STAIRS QUEEN BED LOFT QUEENBED LOFT STAIRS WM 3 STA I R S QUEEN BED LOF T QUEE N BED LOF T STA I R S 12RAM P U P RA M P U P EASEMENT STAIRS QUEENBED LOFT QUEEN BED LOFT STAIRS COMMUNITY SPACEADARESTROOM (E)KITCHEN COMMONAREAFORRESIDENTS COMMUNITY SPACE MANAGEMENT SPACE STORAGE STORAGE RE HAB I L IT ATE(E) ONE STORY HIS TORIC AD O BE OCC : B (E)FULL BATHROOM (E)FULL BATHROOM WWWWWWWWAAAAAAAWWWWWTTTTTAAAAEEERRRRRRRRIISSSSSSSEEEERRRRRR EEEEEEXXXXXXXXPPPPPPOOOOOOSSSSSSEEEEEDDDDDPPPPPIIIPPPPPEEEEEESSSSSS ((((((UUUUUUUUUNNNNNNKKKKKKKKNNNNNOOOOOOOWWWWWWWWWWNNNNNNOOOOORRRRRRGGGGIIINNNNNN)))) AAAAAAAPPPPPPPPPPPRRRRRRROOOOOOXXXXXXXXIIIMMMMMMAAAAAAAATTTTTTAAAAEEEEEETTTTTOOOOOPPPPPPPPOOOOOOOOFFFFFFBBBBBAAAAAAAAANNNNNNKKKKKK STAIRS UEEEN BED FT QUEENBED LOFT SSTTAIIRS RRAAMMMPPUUPP AMPUP CCCCCOOOOOOOONNNNNCCCCCCCCCRRRRRRRREEEEEEEEETTTTTTTTEEEEEE SSSSSIIDDDDDEEEEWWWWWWWWWWWAAAAAAAALLLLLKKKKK A STRRRRRRREEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEETTTTTTTTTTTTTTTTTTTTTTTTT WWWWMM CCCO SSSSSSID24"TREEEEE NC24TREEEEE RRRREEEEMMMMOOOOOOOVVVVVVEEEEEDDDDDDDD CCCOO CCCCRRRRRRRRRRRRRRRRRRRRREEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEKKKKK .222222.BBBBB KKKKKKKKKKKKKKKK 777000000.000000333333000000 SSSSSSSSSSTTTTTTTTTTTEEEEEEEEEEEEEENNNNNN EEEEEE SSSSSSSSSSSSTTTTTTTTTEEEEEEEEEE 333333555555FFFFTTTTTTSSSSSS TTT NNNNNNNNNEEEEEEEEEEEEEEEEERRRRRRRRRRRRRRRRRRRRRRRR C CCCKKKKKKKKKPPPPPPEEEEEERRRRRRRRR111777777.777 NNNNNNNNNNNNNNNNNNNNNNN TTTTTTBBBBBBAAACCCC SITE SECTION KEY PLAN Scale: 1/32"=1'-0"3 2 A-8.0 2 A-8.0 EAST-WEST SITE SECTION EAST-WEST SITE SECTION Scale: 3/16" = 1'-0"2 ADOBE T.O.R. 196.31' UNITCT.O.R. 199'-10 1/2" UNITDT.O.R. 197'-1" ADOBE T.O.R. 196.31' 3' -7" 91 / 4 " F.F. 184' HISTORIC ADOBE UNIT C UNIT C UNIT AA UNIT BUNIT C F.F. 184' UNIT C OVERALL SECTION SCALE: 3/16" = 1'-0"SCALE:3/16"=1' 8'4'2'0' F.G. 181.83' T.O.R. 196.31'T.O.R. 194'-10 1/2" 13 ' - 1 0 1 / 2 " T.O.R. 196'-1" 15 ' - 1 " UNIT B FINISH GRADE:181' Page 84 of 90 033 A-9.0 CO LOR S & MA T E R IALSB O A R D SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 UNITA:LEFTSIDE Scale: 1/4" = 1'-0"1 S-2 P-3 TYP. P-2 TYP. UNITA:ENTRY Scale: 1/4" = 1'-0"2 R-2 S-2P-2 P-3 TYP. TYP. R-2 UNITA:RIGHT SIDE Scale: 1/4" = 1'-0"3 S-2 P-3 TYP. P-2 TYP. R-2 UNITA:BACK Scale: 1/4" = 1'-0"4 R-2 S-2P-2 P-3 TYP. TYP. STANDING SEAM METAL ROOF: MANU:TBD TYPE/COLOR:R OR U-PANEL (GREY) (OR AN APPROVED EQUAL) PLANK LAP SIDING: MANU:JAMES HARDIE TYPE/COLOR:SELECT CEDARMILL (ARCTIC WHITE) PAINT: MANU:DUNN-EDWARDS (OR AN APPROVED EQUAL) TYPE/COLOR:DESS31 (SEARED ASH) PAINT: MANU:DUNN-EDWARDS (OR AN APPROVED EQUAL) TYPE/COLOR:DEW380 (WARM WHITE) R-2 S-2 P-2 P-3 WALKWAY Scale: 1:117 6 W-3W-2W-1 DWELLING UNIT VERIFY COLOR & MATERIAL WITH CLIENTS EXTERIOR FINISH: WALKWAYS WALKWAY Scale: 1:97.5 5 W-2W-1 RESTORE BRICK PATH TO MATCH (E): MANU:VERIFY IN FIELD TYPE/COLOR:VERIFY IN FIELD GROUND PERMEABLEPATH: ACCESSIBLE GROUNDSCAPE MANU:AIRVOL BLOCK SLO (OR AN APPROVED EQUAL) TYPE/COLOR:TBD RAISED WALKWAY: PRE-ENGINEERED WOOD DECK MANU:TREX (OR AN APPROVED EQUAL) TYPE/COLOR:TREX TRANSCEND TROPICALS DECKING (TIKI TORCH) W-1 W-2 W-3 WA L KWAY VERIFY COLOR & MATERIAL WITH CLIENTS EXTERIOR FINISH: DWELLING UNITS Page 85 of 90 TO MATCH (E) PER SOI STANDARDS, VERIFY IN FIELD 033 A-9.1 CO LOR S & MA T E R IALSB O A R D SM A R T S H A R E H O U S ING SO LUT ION S P. O . B O X 1 5 0 3 4 S L O , C A 9 3 4 0 6 (8 0 5 ) 2 1 5 - 5 4 7 4 WA T E R M A N VI L L AG E 46 6 D A N A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s of s e r v i c e a n d a r e t h e p r o p e r t y o f HU N T E R S M I T H AR C H I T E C T U R E . Al l d e s i g n s a n d o t h e r i n f o r m a t i o n on t h e d r a w i n g s a r e f o r u s e o n t h e sp e c i f i e d p r o j e c t a n d s h a l l n o t b e us e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f HU N T E R S M I T H AR C H I T E C T U R E 86 0 Wal n u t Str e e t • Sui t e B • San Lui s Obi s p o • CA 93 4 01 HUNTER SMITH & ASSOCIATES,INC. DBA HUNTER SMITH ARCHITECTURE ©2024 10-31-2025 C-38575 NOT F O R C O N S T R U C T ION Ap r 8 , 2 0 2 4 PLOT D A T E : ARC SUBMITTAL 20 JUN 2022 REV SUBMITTAL 01 AUG 2022 ARC RESUBMITTAL 10 JAN 2023 ARC RESUBMITTAL 2 09 APR 2024 ADOBE SOUTH ELEVATION Scale: 1/4" = 1'-0"1 R-1 S-1P-1 P-1 TYP. TYP. ADOBE WEST ELEVAT ION Scale: 1/4" = 1'-0"4 R-1 S-1P-1 C-1 TYP. ADOBE EAST ELEVAT ION Scale: 1/4" = 1'-0"2 R-1 S-1P-1 TYP. R-1C-1 ADOBE NORTH ELEVATION Scale: 1/4" = 1'-0"3 R-1 S-1P-1 TYP. EXTERIOR FINISH: HISTORIC ADOBE CLASS A FIRE RATED CEDAR SHINGLEROOF: MANU:TBD TYPE/COLOR:GREY SIDING TO MATCH (E): MANU:VERIFY IN FIELD TYPE/COLOR:VERIFY IN FIELD PAINT TO MATCH (E): MANU:VERIFY IN FIELD TYPE/COLOR:WHITE, VERIFY IN FIELD RESTORE CHIMNEY FLUE TO MATCH (E): MANU:VERIFY IN FIELD TYPE/COLOR:VERIFY IN FIELD R-1 S-1 P-1 C-1 HISTORIC ADOBE GENERAL FLOOR PLAN NOTES: 1. VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION. 2. VERIFY ALLAPPLIANCE, FIXTURE & EQUIPMENT SIZES AND LOCATIONS W/OWNER, PRIOR TO INSTALLATION. 3. REFER TO STRUCTURAL PLANS FOR FURTHER INFORMATION. 4.REFER TO ELECTRICAL PLANS FOR FURTHER INFORMATION. 5.REFER TO MECHANICAL PLANS FOR FURTHER INFORMATION. 6.REFER TO PLUMBING PLANS FOR FURTHER INFORMATION. 7.ALL FURNITURE AND EQUIPMENT IS BY OWNER AND IS SHOWN FOR COORDINATION PURPOSES ONLY. 9. DIMENSIONS ARE TO FACE OF FRAMING UNLESS SPECIFICALLY NOTED OTHERWISE. 9. PROVIDE ADEQUATE BLOCKING IN WALLS FOR CABINETS AND OTHER WALL MOUNTED ACCESSORIES INCLUDING BUT NOT LIMITED TO HANDRAILS, SHELVING AND BATHROOM FIXTURES. 10. PROVIDE FIRE BLOCKING FOR WALL CAVITIES THAT EXCEED CBC HEIGHT LIMITATION. 1. ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE, 1-3/8" THICK OR 20 MIN. FIRE RATED. ALL INTERIOR DOORS SHALL BE SOLID CORE. 2. ALL INTERIOR DOORS SHALL HAVE DOOR STOPS AND (3) THREE BUTT HINGES, SUPPLY (4) FOUR BUTT HINGES FOR 8'-0" DOORS 3. PROVIDE AND INSTALL WEATHERSTRIPPING AT ALL EXTERIOR DOORS. (DOORS SHALL BE SEALED W/ AN APPROVED SEALER) ALL OUTSWING PATIO DOORS SHALL BE 'ANDERSON' EXTERIOR CLAD DOORS. 4. PROVIDE 'ANDERSON' RETRACTABLE INSECT SCREENS FOR OUTSWING DOORS. ALL GLAZING IN OUTSWING DOOR SHALL BE DOUBLE PANE HIGH PERFORMACE WITH A U-VALUE OF .33 & A S.H.G.C. OF .29. 1. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/ REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES. 2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WINDOWS PER SCHEDULE. 3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER. 4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED, U.N.O. 5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TO PURCHASE DOOR NOTES: WINDOW NOTES: 1. ALL WINDOWS SHALL BE 'MILGARD' STYLELINE WINDOWS, OR EQUAL; ALL INTERIOR FINISHES SHALL BE PAINT/ STAIN GRADE. 2. ALL GLAZING SHALL BE DUAL, INSULATED, HIGH PERFORMANCE - REFER TO TITLE-24 FOR ADDITIONAL INFORMATION. 3. ALL GLAZING SHALL BE CLEAR UNLESS NOTED OTHERWISE - REFER TO PLAN FOR LOCATIONS. 4. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SCREEN. 5. REFER TO FLOOR PLAN FOR DESIGNATION OF TEMPERED GLAZING. 6. THE MANUFACTURED WINDOWS SHALL HAVE A LABELATTATCHED CERTIFIED BY THE NATIONAL FENESTRATION RATING COUNCIL (NFRC) & SHOWING COMPLIANCE WITH THE ENERGY CALCULATIONS. 7. EGRESS WINDOWS SHALL HAVE A MIN. NET CLR. OPENABLE AREA OF 5.7 SQ. FT. THE MIN. NET CLR. OPENABLE HEIGHT DIM. SHALL BE 24". THE MIN. NET CLR. OPENABLE WIDTH DIM. SHALL BE 20". THE BOTTOM OF THE NET CLR. OPENING SHALL BE NO HIGHER THAN 44" ABOVE THE FLOOR. ADDITIONAL DOOR&WINDOW NOTES: 1. HISTORIC PRESERVATION POLICIES ENCOURAGE RETENTION AND PRESERVATION OF WINDOWS, OR REPLACEMENT "IN-KIND" OF WINDOWS TOO DETERIORATED TO REPAIR, USING THE SAME SASH AND PANE CONFIGURATION AND DESIGN DETAILS AND UTILIZING A DESIGN FOR NEW WINDOWS THAT IS COMPATIBLE WITH THE EXISTING WINDOW OPENINGS AND HISTORIC CHARACTER A BUILDING. 2. THE REPLACEMENTS SHOULD BE WOOD CASEMENT WINDOWS OF THE SAME SIZE AS THE ORIGINAL OPENINGS. SIMPLE, UNEMBELLISHED TREATMENT OF ANY FENESTRATION PROPOSED IS CRUCIAL. 3. FIVE OF THE WINDOWS ARE FULL SIZE DOUBLE HUNG SASH WITH 6 PANES IN EACH SASH; SASH CONTAINS CUT NAILS AND IS WHITE WITH GREEN TRIM. SMALLER WINDOWS ARE SINGLE SASH WITH 6 PANES. 1. THE NEW ADDITION OF THE PROPOSED EXPANSION TO A HISTORIC BUILDING LOCATED AT THE HISTORIC PROPERTY AT 466 DANA STREET SHALL BE A CONTINUATION OF THE BUILDING USE AS A COMMON LIVING AREA AND OFFICES. 2. THE HISTORIC CHARACTER OF THE PROPERTY AT 466 DANA STREET WILL BE RETAINED AND PRESERVED. THE ADDITION OF THE PROPOSED EXPANSION WILL NOT REMOVE ANY DISTINCTIVE MATERIALS OR ALTERATIONS OF FEATURES, SPACES AND SPATIAL RELATIONSHIPS THAT CHARACTERIZE A PROPERTY. REFER TO SITE PLAN FOR EXISTING AND PROPOSED SITE LAYOUT. 3. THE PROPOSED 10'X10' NEW ADDITION TO THE HISTORIC PROPERTY WILL BE AT THE REAR OF THE PROPERTY AND THEREFORE WILL NOT BE ADDING CONJECTURAL FEATURES OR ELEMENTS TO CREATE FALSE SENSE OF HISTORICAL DEVELOPMENT. 4. THE HISTORIC CHARACTER OF THE PROPERTY AT 466 DANA STREET WILL BE RETAINED AND PRESERVED. 5. DISTINCTIVE MATERIALS, FEATURES, FINISHES AND CONSTRUCTION TECHNIQUES THAT CHARACTERIZES THIS PROPERTY WILL BE PRESERVED. 6. DETERIORATED HISTORIC FEATURES WILL BE REPAIRED RATHER THAN REPLACED IF POSSIBLE. PER THE EXISTING CONDITION OF THE HISTORIC BUILDING, DETERIORATION OF HISTORIC FEATURES REQUIRES THAT THE NEW FEATURES WILL MATCH THE OLD IN DESIGN, COLOR, TEXTURE, AND WHERE POSSIBLE, MATERIALS. REPLACEMENT OF MISSING FEATURES WILL BE SUBSTANTIATED BY DOCUMENTARY AND PHYSICAL EVIDENCED. 7. CHEMICAL OR PHYSICAL TREATMENTS, IF APPROPRIATE, WILL BE UNDERTAKEN USING THE GENTLEST MEANS POSSIBLE. TREATMENTS THAT CAUSE DAMAGE TO HISTORIC MATERIALS WILL NOT BE USE FOR THE ADDITION OF THE PROPOSED EXPANSION. 8. THE HISTORIC PROPERTY DOES NOT CONTAIN ANY ARCHEOLOGICAL RESOURCES. BUT IF DISCOVERED, ARCHEOLOGICAL RESOURCES WILL BE PROTECTEDANDPRESERVEDINPLACEANDMITIGATIONMEASURESWILLBE UNDERTAKEN. 9. THE NEW ADDITION OF THE PROPOSED EXPANSION TO THE HISTORIC PROPERTY WILL NOT DESTROY THE HISTORIC MATERIALS, FEATURES AND SPATIAL RELATIONSHIP THAT CHARACTERIZES THE PROPERTY. THE NEW WORK WILL MATCH WITH ALL EXISTING FEATURES OF THE ADOBE. 10. THE ADDITION OF THE PROPOSED EXPANSION TO THE HISTORIC PROPERTY WILL BE UNDERTAKEN IN SUCH A MANNER THAT, IF REMOVED IN THE FUTURE, THE ESSENTIAL FORM AND INTEGRITY OF THE HISTORIC PROPERTY AND ITS ENVIRONMENT WILL BE UNIMPAIRED. IT IS UNDERSTOOD THAT ALTERATIONS OF HISTORICALLY-LISTED BUILDINGS SHALL RETAINATLEAST 75% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF AND EXTERIOR BEARING WALLS, AND CLADDING,INTOTAL , AN REUSE ORIGINAL MATERIALSAS FEASIBLE.PROPOSED ALTERATIONS OF GREATER THAN 25% OF THE ORIGINAL BUILDING FRAMEWORK, ROOF STRUCTURE, AND EXTERIOR WALLSWILL BE SUBJECT TO THE REVIEW PROCESS FOR DEMOLITIONS.PER THE HISTORIC PRESERVATION PROGRAM GUIDELINES. SECRETARY OF THE INTERIOR (SOI) STANDARDS GENERAL NOTES: SECRETARY OF THE INTERIOR (SOI) STANDARDS GENERAL NOTES: 1. ENSURE THE PORCH DECK DOES NOT EXTEND PAST THE HISTORIC ROOFLINE LIMIT. THE EAST AND SOUTH FACADES AND THEIR CHARACTER-DEFINING FEATURES MUST RETAIN THEIR ORIGINAL SCALE, PROPORTION, AND DESIGN CHARACTERISTICS. 2. MAINTAIN THE SIMPLE DESIGN OF THE PORCH. THE WOOD POSTS SHALL BE SIMPLE, UNEMBELLISHED 4 X 4 SQUARE POSTS WITH A SIMPLE SQUARE BASE. SOI STANDARDS -PORCH REHABILITATION: RECOMMENDATIONS TO GUIDE REMOVAL OF THE NON-SIGNIFICANT WOOD ADDITIONS ARE AS FOLLOWS: 1. EXTREME CARE SHOULD BE TAKEN DURING THE REMOVAL OF ANY WOOD ADDITIONS TO AVOID DAMAGING THE ORIGINALADOBE BUILDING WALLS. 2. ANY IRREPARABLE OR MISSING MATERIAL SHOULD BE CAREFULLY REPLACED TO MATCH IN KIND AND ALIGNMENT WITH THAT WHICH IS STILL PRESENT. SOI STANDARDS -REMOVAL OF WOOD ADDITIONS: SOI STANDARDS -WINDOW REPLACEMENT AND REPAIR: 1. REPLACEMENT DOORS SHOULD BE CONSTRUCTED OF WOOD, WITHOUT EMBELLISHMENT OR GLAZING, AND SIMPLE IN DESIGN. 2. MAIN ENTRY DOOR SHOULD REMAIN IN PLACE, CENTERED ON THE SOUTH FACADE. SOI STANDARDS -DOOR REPLACEMENT: THERE ARE NO PLANNED CHEMICAL OR PHYSICAL TREATMENTS. HOWEVER, SHOULD ANY CLEANING OR OTHER MATERIALS TREATMENT BE REQUIRED, THEY MUST BE UNDERTAKEN GENTLY AND USING CLEANING OR TREATMENT SOLVENTS, LIQUIDS, AND METHODS THAT WILL ENSURE THERE IS NO RESULTING DAMAGE TO HISTORIC MATERIALS. IF ANY CLEANING OR OTHER TREATMENTS BE PLANNED FOR THE ADOBE WALLS THEMSELVES, THAT WORK SHOULD BE GUIDED BY THE EXPERTISE OF A HISTORIC ADOBE EXPERT. SOI STANDARDS -CLEANING TREATMENTS: 1. ORIGINAL ROOF LINES OF ADOBE WILL BE MAINTAINED. 2. ROOF SHALL BE SEISMICALLY BRACED TO THE WALLS. REFER TO STRUCTURAL PLANS. 2. WOOD SHINGLES TO BE USED FOR THE ROOF SHEATHING ON THE MAIN ROOF OF THE BUILDING AS WELLAS THE FRONT PORCH ROOF. 3. SKYLIGHTS AND SOLATUBES SHALL BE FLUSH OR NEAR-FLUSH TO THE ROOF SURFACE, AND ARE NOT VISIBLE FROM DANA ST. 4. SOLAR PANELS SHALL BE PLACED IN A MANNER THAT ADDS MINIMIZED VISUAL PRESENCE TO THE MAIN FACADES. 4. DURING THE ROOF REFRAMING AND CONSTRUCTION, THE ADOBE SPECIALIST SHOULD BE CONSULTED TO ENSURE THE NEW WOOD FRAMING (ESPECIALLY AS IT ARTICULATES WITH THE ADOBE WALLS) IS DESIGNED AND CONSTRUCTED APPROPRIATELY TO PRESERVE AND MAINTAIN THE STABILITY AND INTEGRITY OF THE ADOBE WALLS. SOI STANDARDS -ROOF REPAIR: THE EXTERIOR SHALL BE PLASTERED AND PAINTED/TINED WHITE TO MATCH THE HISTORICAL CHARACTER OF THE BUILDING. TRIM AND WOOD DETAILS, INCLUDING WINDOW AND DOOR SURROUNDS, PORCH DECK, ROOF RAFTERS, AND POSTS SHALL BE STAINED A MEDIUM HUE OF NATURAL BROWN OR A MEDIUM-HUED PAINT. SOI STANDARDS -EXTERIOR PAINT: REMOVAL OF NON-HISTORIC COATINGS AND THE APPLICATION OF NEW COATINGS OR TREATMENTS SHALL BE DONE WITH GREAT CARE AS TO NOT DAMAGE ORIGINALADOBE WALLS AND SHALL MATCH HISTORIC APPEARANCE AND MATERIAL. ENSURE THE NEW COATING IS APPROPRIATE FOR PRESERVATION PURPOSES. A PROFESSIONALASSESSMENT OF THE ADOBE WALL CONDITION BY A HISTORIC ADOBE CONSERVATOR OR SPECIALIST WILL TAKE PLACE PRIOR TO ANY WORK TO THE BUILDING. THEY SHALLASSESS THE ADOBE WALLS’ CONDITION AND IDENTIFY ANY SPECIFIC REPAIR WORK NEEDED, THE APPROPRIATE TREATMENT, TYPES, AND APPLICATION METHODS FOR NEW PLASTER COATINGS. THE SPECIALIST SHOULD OVERSEE THAT WORK TO ENSURE IT IS PERFORMED APPROPRIATELY. SOI STANDARDS -REPAIR, RESTORATION, AND PLASTERING OF ADOBE WALLS: DUE TO THE AGE AND THE CONDITION OF THE BUILDING THERE ISA POSSIBILITY OF SIGNIFICANT STRUCTURAL DAMAGE AND WET, DRY ROT DAMAGE TO THE EXTERIOR WOOD FEATURES OF THE STRUCTURE.ANY WOOD FEATURES THAT SHOW SIGNS OF DAMAGED SHALL BE REPLACED AND REPLICATED TO MATCH WITHASIMILAR NEW MATERIAL. STRUCTURAL WOODEN WALL MEMBERS WHICH ARE DETERIORATED NEED TO BE REPLACED REFER TO STRUCTURAL DRAWINGS. THE STRUCTURE'SCLADDING AND WOOD CONSTRUCTION SHALL REMAIN. CLADDING ISHORIZONTAL REDWOOD DROP SIDING, 9" WIDE.IT ISA"BOX"OR SINGLE-WALL WOOD CONSTRUCTION, WITH VERTICAL BOARDS INSIDE AND HORIZONTAL BOARDS SANDWICHED ON THE OUTSIDE; CUT SQUARE NAILS. REPAIRS SHALL BE MADE TO DETERIORATED SEGMENTS TO MATCH (E). REPAIRS SHALL BE MADE TO ENSURE THE BUILDING IS STRUCTURALLYAND SEISMICALLY SOUND.REFER TO STRUCTURAL PLANS. REFER TO CIVIL PLANS FOR EXCAVATION OF SOIL AND CONSTRUCTION OF A PERIMETER FOUNDATION. ANY DAMAGED OR REPLACED FEATURE TO BE VERIFIED, REPLACED AND DOCUMENTED INFIELD.ALL NEW FEATURES WILL MATCH THE OLD INDESIGN, COLOR, TEXTURE, AND WHERE POSSIBLE, MATERIALS.THE EXTENT OF NEW BUILDING MATERIAL BEING PROPOSED SHALL BE OF SIMILAR OR THE SAME MATERIAL THAT IT ISREPLACING. 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9 : 6 7 +817(560,7+ $662&,$7(6,1& '%$+817(560,7+$5&+,7(&785(‹ 76c97c868; c9>;=; 12 7  ) 2 5  & 216 7 5 8& 7, 2 1 1R Y          3/ 2 7  ' $ 7 (  $5&68%0,77$/ -81 5(968%0,77$/ $8* $5&5(68%0,77$/ -$1 $5&5(68%0,77$/ $35 6,'(9,(:)520$'-$&(173523(57< 6&$/(176 Page 89 of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a   0 $ /    a   )  0 $ .    $ . + *  a     ? 9 : 6 7 +817(560,7+ $662&,$7(6,1& '%$+817(560,7+$5&+,7(&785(‹ 76c97c868; c9>;=; 12 7  ) 2 5  & 216 7 5 8& 7, 2 1 1R Y          3/ 2 7  ' $ 7 (  $5&68%0,77$/ -81 5(968%0,77$/ $8* $5&5(68%0,77$/ -$1 $5&5(68%0,77$/ $35 /22.,1*:(67)520'$1$67 6&$/(176 Page 90 of 90 466 Dana Street –Waterman Village (ARCH-0329-2022 and EID-0637-2022) December 11, 2024 Subject •Review of a project proposing the construction of 20 low-to very-low income affordable homes with a request for a concession pursuant to CA State Density Bonus Law for a reduction of parking requirements; rehabilitation of the Master List Historic Rosa Butrón Adobe including demolition of portions of the building at the rear of the structure; removal of 12 trees with a compensatory planting plan; •review of the Initial Study/Mitigated Negative Declaration of environmental impact prepared pursuant to the California Environmental Quality Act (CEQA); and •General Plan conformity determination Recommendation Adopt the Draft Resolution (Attachment A) which provides the following: •Adoption of the Initial Study/Mitigated Negative Declaration of Environmental Impact prepared pursuant to CEQA; •Determination that the City’s action on the subject property to authorize and/or construct buildings or structures for the purposes of developing affordable housing is consistent with the City’s General Plan; and •Approval of the proposed new construction of 20 low and very low-income residential units with a parking reduction pursuant to state density bonus law, rehabilitation of the historic adobe, and associated removal of 12 trees based on findings and subject to conditions of approval. Project Summary •The applicant, Smart Share Housing Solutions (SSHS) is proposing the construction of 20 very-low to low income affordable homes ranging in size from 220 to 264 square feet. •The project also includes a request for two concessions pursuant to California State Density Bonus law for a reduction of parking requirements. •The project proposes to rehabilitate the Master List Historic Rosa Butrón Adobe, which includes demolition of portions of the building at the rear of the structure. •The project also includes the removal of 12 trees with a compensatory planting plan, and a Mitigated Negative Declaration of environmental impact has been prepared to assess the potential environmental effects of the project, pursuant to the California Environmental Quality Act (CEQA). Background •The City of San Luis Obispo has owned the Master List Rosa Butrón Adobe property since 1989, after acquiring the property as a life estate gift from Ms. Mary Gail Black. •The Grant Deed from Ms. Mary Gail Black to the City made the “request that the adobe and two adjoining wings that make up the old house, and the trees on that property be maintained by the city for park or recreational purposes, and that Mildred Waterman' s name be included in any name that the city gives to this park area.” Background •The City provides basic maintenance and upkeep to the house and grounds, but the house is currently vacant and is at risk of ongoing deterioration and threats to its long-term preservation. •On March 6, 2020, at the direction of the City Council, staff issued a Request for Interest (RFI) document seeking community partners to help the City rehabilitate and re-use the Rosa Butrón Adobe in accordance with the terms of the Grant Deed as well as program guidance found in the Conservation and Open Space Element (2006) of the General Plan Background •As a result of this process, in September 2021, Council approved an Exclusive Negotiating Agreement (“ENA”) with Smart Share Housing Solutions and the Peace Project that set forth a shared vision between those two organizations for the “Waterman Peace Village.” •The City Council further approved an Amended and Restated ENA in February 2024 with Smart Share Housing Solutions only, and the current project scope entails rehabilitation and re-use of the adobe structure with the construction of 20 low-to very-low income housing units on the site. •ENA requires Smart Share to achieve project environmental and planning approvals, and demonstrate full project financing, before lease is executed with the City and construction can begin Previous Review •Cultural Heritage Committee held public hearing on October 28, 2024 •Architectural Review Commission held public hearing on November 18, 2024 Cultural Heritage Committee Findings •Project was found to be consistent with the Historic Preservation Ordinance with the following recommendations: 1.Evaluate the period of significance in the Historic Resources Report for the potential that the historic period of significance extends to 1989. 2.Evaluate the potential that the site is believed to have been the original location of Mission San Luis Obispo from 1775 to 1788. 3.Include requirements for construction staff training for the possibility that burial sites and artifacts may be encountered from the Mission era. 4.Include historical signage that reflects all periods of significance and the cultural narrative of the site. Architectural Review Commission Findings •Project was found to be consistent with the Community Design Guidelines with the following recommendations: 1.Prioritize the adobe remodel before the new construction. 2.Recommend that the exterior color of the new buildings be gray or a darker color than the adobe. 3.Add on-site amenities,such as benches and tables and chairs,to provide more resident community spaces. 4.Include more short-term bike parking for visitors to the property. General Plan Consistency •Housing Element Policy 6.11 –residential development in Downtown Core with reduced or no parking requirements •Housing Element Policy 7.1 –new development that respects neighborhood character and scale •Land Use Element Policy 2.4.2 –requires City to approve density bonus for projects in the Downtown Core, especially those that include affordable housing •Conservation and Open Space Element Policy 3.6.9 –requires City to preserve and rehabilitate City-owned historic adobes through adaptive reuse Consistency with Zoning Regulations •The project is consistent with all development standards in the Zoning Regulations, except for vehicle and bicycle parking standards •Applicant is requesting two concessions to these standards under state Density Bonus law. Density Bonus Concessions Request •Applicant is proposing 4 vehicle spaces, which is a reduction from 29 required spaces •Applicant is proposing 26 bicycle spaces, which is a reduction from 45 required spaces •Planning Commission is required to grant the concession unless it can make specific findings regarding cost or health and safety impacts Parking Options •Dana Street Residential Permit District •All parking spaces on Dana Street are part of district. Permits required 8AM-2AM daily •Property is not currently part of district. Applicant can choose to apply to join district. Council approval required •Up to 2 permits per unit •Downtown Monthly Permit Program –overnight parking at 10 hour meters or City parking garages •Cultural Arts District Parking Structure -397 vehicle spaces, 32 bicycle parking spaces Responses to ARC Recommendations •In response to direction provided by the ARC, the applicant changed the paint color on the new residential units to a darker gray color, and incorporated benches and tables on the site plan. Responses to CHC Recommendations •Mitigation measure CR-6 in archaeological monitoring plan –updated to include potential of encountering Mission era artifacts •Historic Resources Evaluation Report (HRER) updated to include the possibility that an early site of Mission San Luis Obispo was located on or within the vicinity of the property •Environmental consultant did not recommend extension of period of significance •Condition of approval added to require interpretive signage, to be approved by CHC Environmental Review •Draft Initial Study and Mitigated Negative Declaration prepared for project •Finds that no significant impact will occur with mitigation measures incorporated •IS/MND will be formally adopted and filed with the State upon final entitlement approval Recommendation Adopt the Draft Resolution (Attachment A) which provides the following: •Adoption of the Initial Study/Mitigated Negative Declaration of Environmental Impact prepared pursuant to CEQA; •Determination that the City’s action on the subject property to authorize and/or construct buildings or structures for the purposes of developing affordable housing is consistent with the City’s General Plan; and •Approval of the proposed new construction of 20 low and very low-income residential units with a parking reduction pursuant to state density bonus law, rehabilitation of the historic adobe, and associated removal of 12 trees based on findings and subject to conditions of approval. Creating Housing Solutions by Connecting People and Homes Since 2017 SmartShareHousingSolutions.org Project possible only with local, volunteer team & more than 200 project donors! Thank you! Benefits for the community: ●Enhanced community & socialization ●Preserve majority of on-site trees ●Open up adobe for public access & shed light on the unique history held within ●A beautiful, centrally located place for San Luis Obispo residents of limited means who want to live simply, in community, and car-free near downtown ●Sustainability showplace & education center Helps SLO City Meet Its Goals: ●Affordable Housing & Homeless prevention ●Climate action, open space & sustainable transportation ●Diversity, equity & inclusion ●Economic resiliency & cultural vitality Waterman Village & City Goals Project Description ■Site plan/elevations ■Density ■Home types/sizes ■What it IS & IS NOT ■Addressing Site constraints ■Adobe Rehab Site Plans & Elevations Site Plans & Elevations: Raised Pathway Connection & Community Site Plans & Elevations: Rooflines Density: Dana St. R-3 Multi-family Neighborhood Density: Dana St. R-3 Multi-family Neighborhood OddFellows Hall Events for up to 375 persons 46 parking spaces off street lot Density: OddFellows Meeting Hall (adjacent parcel) Cottage Homes: Types/sizes Type of housing ●Permanent–not transitional ●Fully contained– cooking, bathing & living ●Utility hook-ups– standard ●Permanent foundations *Demo cottage interior representation of home ●13 cottages of 226 to roughly 600 square feet; compatible & compliment adobe ○7 duplexes/ 6 single cottages ○2 homes fully ADA accessible ○All ADA accessible ramp access Cottage Homes: Types/sizes What Waterman Village Is & Is Not: Permanent vs. Temporary What is Waterman Village? ●20 permanent, below-market rate homes, built on foundations, each with full bathing, kitchen and laundry facilities ●A group of efficient small homes (220-260 square feet) and a neighborhood park around a restored historic adobe that serves as a gathering center for residents (14 attached and 6 detached) ●A cultural heritage center that models sustainable living practices, encourages community interactions through walking and bicycling, and provides residents and the community a calm, shaded neighborhood park. ●The all-electric, high efficiency homes and the adobe with city utilities, along with solar generating capacity to meet or exceed California codes. What Waterman Village is NOT: ●Temporary homeless shelter ●Social services hub ●A no barrier community where anyone can live; background checks & qualifications for residency required ●Off-grid cabins without adequate utility infrastructure ●Unsupervised–management offices & on-site resident manager Addressing Site Opportunities & Constraints Design Incorporation: ●Homes above floodplain; 20 ft. riparian setback ●Majority of trees maintained & minimally invasive helical coil foundation ●Adobe rehabilitation ●Front setbacks >40 ft; side 6 ft. ●Shared side driveway & out of easement ●Meets terms of donation to City ●4 neighborhood meetings: incorporated neighbor requests Site Opportunities & Constraints: ●Creek Floodplain & Stenner Creek setbacks ●Abundant Tree Canopy ●Historic Resource: Rosa Butron de Canet Adobe ●Front and side setbacks & easements ●Shared side driveway ●Terms of donation to City ●Neighbor input–4 meetings & all doors Tree Preservation–Front Canopy Maintained Parking and Walkability https://dot.ca.gov/-/media/dot- media/programs/research-innovation-system- information/documents/final-reports/ca18-2465- finalreport-a11y.pdf Rosa Butron de Canet Adobe Rehab: Current Status Rosa Butron de Canet Adobe: Community Hub PARLOR Community Kitchen ADA Restroom Office Office Right Project, Right Density, Right Place, Right Time Photo/graphic WHAT? Compatible & Complimentary Infill. Thank you for your approval tonight Optional-Density What do you know?“...the encounters with the different people I met over and over through the day took some getting used to…I was shy at first.Once I had met,greeted,and questioned the,I tried to ignore them the second time I saw one of them.But there was not great traffic on the downtown streets,and I could not look away. Soon I learned,and was greeting each of them in the afternoon with my question, ‘What do you know?’ even if I had asked it in the morning.” “Adobe buildings of an earlier time were now scorned for brick and plaster” Profile of the Daily Telegraph: A story of San Luis Obispo 1921-23 Mary Gail Black Rosa Butron de Canet Adobe Rehab What Waterman Village Is & Is Not: Who will live there? Deed Restrictions & Terms of Donation 3 Terms of Donation 1.Adobe: “Adobe & 2 adjoining wings “that make up the old house… be maintained by the city for park or recreational purposes” 2.Trees: “maintained by the city for park or recreational purposes” 3.Project name,Black’s partner Mildred Waterman: “Mildred Waterman’s name be included in any name that the city gives to this park area” Residents of Waterman Village: Changing Demographics Changes: Inclusivity Density & Downtown R-3 zone: Broad Angle: Comparative Development 21 luxury homes on 101 on Ontario Rd. –this entire project fits into the footprint of one of those home pads–impacts analysis and question of how we want to grow–separate presentation?- -Ashley? Property Values & the Myth of Declining Property Values National Association of Realtors: https://www.nar.realtor/effects-of-low-income- housing-on-property-values Costs of car ownership https://www.nytimes.com/2023/09/22/your-money/car-ownership- costs-increase.html Garden & Edible Landscape Historic Garden Theory: Papp; speculative Period of Significance Issue Report contract negotiated by former project partners, Peace Project, for their own purposes Report mysteriously submitted to City months after contract terminated for non-response and failure to perform; report contains substantial project inaccuracies & was publicly distributed, spreading false and misleading information Draft Edible Landscape Plan Haggard Original Plan Art center photo scan here: Rosa Burton de Canet Adobe Team member qualifications Profile of the Daily Telegraph A story of San Luis Obispo 1921-23 Mary Gail Black “The oil boom was short lived and the preachers of progress went on to other intimation of the town’s future. And we, like the TRIB of today, wrote about them. The extravagant claims we made for the future San Luis Obispo County would be regarded as pure hype in the 1980’s; yet, at the time, in a general consensus, the press was taken in by its own stories.” Black meets lifelong friend Waterman 1921