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HomeMy WebLinkAboutARCH-0457-2024 (Enclave Lots 23 24 34) - Project PlansD A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 2024.12.03 SLO CITY ARC TITLE SHEET ARC 0.1 PROJECT DATA - LOT 23 ADDRESS 1429 PARSONS WAY APN 004-719-023 PARKING 2 SPACES REQUIRED 3 SPACES PROVIDED LOT SIZE 11,026 SF LOT COVERAGE ACTUAL 31% (3,421 SF) LESS THAN 40% THERFORE OK HEIGHT LIMIT CALCULATION LOW POINT 283.00' HIGH POINT 284.75' AVG. NATURAL GRADE 283.75' MAX HEIGHT CALC.283.75' + 25.00' = 308.75' BUILDING HEIGHT 24.75' ABOVE AVG N.G. TOP OF RIDGE 308.50' 308.50' < 308.75' THERFORE OK SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE 15'-0"26'-5" FRONT YARD GARAGE 20'-0"25'-10" REAR YARD 20-0"35'-2" SIDE YARD (EAST)5'-0"5'-3" SIDE YARD (WEST)5'-0"5'-0" BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED DECK LOWER FLOOR 1,760 SQ.FT.745 SQ.FT 0 SQ.FT UPPER FLOOR 2,541 SQ.FT. 0 SQ.FT 494 SQ.FT ROOF DECK 0 SQ.FT. 0 SQ.FT 0 SQ.FT TOTALS 4,811 SQ.FT. 745 SQ.FT. 494 SQ.FT. RIGHETTI RANCH, SAN LUIS OBISPO, CALIFORNIA ENCLAVE LOTS 34/24/23 PROJECT SCOPE NEW SINGLE FAMILY HOMES ON LOTS 23, 24, AND 34 WITHIN THE ENCLAVE RIGHETTI SUBDIVISION. IN ORDER TO ACHIEVE A VARIED STREETSCAPE THE HOME PLANS WILL HAVE DISINCT COLOR SCHEMES AND INDIVIDUAL ARCHITECTURAL STYLES. EACH OF THE PLANS WILL TAKE INTO CONSIDERATION THE PRIME LOCATION, VIEWS, LOT SIZE, AND ADJACNET HOMES WITHIN THE DEVELOPMENT. THE DESIGN INSPIRATION FOR EACH HOME IS DRAWN FROM A CALIFORNIA MEDITERRANEAN STYLES. THESE STYLES ARE REPRESENTED THROUGH THE USE OF NATURAL STONE, BRICK, STUCCO, AND WOOD SIDING. ATTENTION HAS BEEN TAKEN TO CONSIDER HOW THE PROPOSED DESIGNS TIE INTO THE ECLECTIC MIX OF HOMES RECENTLY GRANTED ARC APPROVAL WITHIN THE NEIGHBORHOOD. LOT 23 - KEY DESIGN CHARACTERISTICS THE DESIGN OF LOT 23 IS SIMILAR IN MASSING TO THE APPROVED HOME STYLES OF LOTS 1, 6, 10, 14, AND 17, 27 AND 31. THE MASSING OF THE HOME IS SIMILAR TO THE TYPE 3C MODERN BY THE RITNER GROUP, BUT A LOW ROOF PROFILE WAS INCORPORATED INTO OUR DESIGN, SIMILAR TO THOSE USED IN FRANK LLOYD WRIGHT'S PRAIRIE-STYLE CRAFTSMAN HOMES. THIS HELPS BREAK UP THE MASSING AND ADDS SHADE/SHADOW, COMPARED TO A BLOCK MASSING TYPE WITHOUT EAVES. TO BETTER ALIGN WITH THE DG 3.8 AND ORCUTT AREA SPECIFIC PLAN. WE'VE ADDED MORE TRADITONAL TEXTURES AND SHADE/SHADOW ON THE BUILDING FACADES. THE EAVES ARE LINED WITH STAINED T&G WOOD, OUR TAKE ON A CONTEMPORARY INTERPRETATION OF TRADITAONL CALIFORNIA CRAFTSMAN STYLE. • FLAT ROOFS WITH LARGE OVERHANGING EAVES • NESSELED INTO SITE AND LOW ROOFS PERSERVE VIEW SHED OF NEIBORS. • EARTH TONE STUCCO FINISH, 2 COLORS PROPOSED TO CREATE VARIED MASSING • NATURAL LIMESTONE CLADDING ON BOTH THE EXTERIOR AND INTERIOR • WOOD TONED EXTERIOR T&G SOFFITS AND HOIZOINTAL WOOD SIDING • LARGE PICTURE WINDOWS AND A PRACTICAL OPEN FLOOR PLAN LOT 24 - KEY DESIGN CHARACTERISTICS THE DESIGN OF LOT 24 IS OUR TAKE ON A CRAFTSMAN FARMHOUSE. WITH A STRONG DOUBLE GABLE FORM, THIS HOME HAS A SIMILAR MASSING TO THE TYPE 3A FARMHOUSE HOME DESIGNED BY THE RITNER GROUP ON LOTS 2, 8, AND 21. HOWEVER INSTEAD OF THE VERTICAL BOARD AND BATTEN SIDING AS THE ACCENT MATERIAL, WE ARE PROPOSING THE USE OF TUMBLED, WHITE-WASHED BRICK WITH NEUTRAL TONED STUCCOS TO PROVIDE A VARIED FAÇADE IN ACCORDANCE WITH DG 3.9. • GABLE ROOFS • 4-SIDED ARCHITECTURE • CAREFUL CONSIDERATION OF THE HOME'S APPREARACE FROM THE OPEN SPACE • COURTYARD PATIO FACING THE OPEN SPACE, BREAKS UP MASSING INTO SMALLER PIECES. • NATURAL LIMESTONE CLADDING ON BOTH THE EXTERIOR AND INTERIOR • EARTH TONE STUCCO FINISH, 2 COLORS PROPOSED TO CREATE VARIED MASSING • LARGE PICTURE WINDOWS AND A PRACTICAL OPEN FLOOR PLAN LOT 34 - KEY DESIGN CHARACTERISTICS THE DESIGN OF LOT 34 IS OUR TAKE ON A CRAFTSMAN FARMHOUSE. WITH A STRONG DOUBLE GABLE FORM, THIS HOME HAS SIMILAR MASSING TO THE TYPE 3A FARMHOUSE HOME DESIGNED BY THE RITNER GROUP ON LOTS 2, 8, AND 21. HOWEVER INSTEAD OF THE VERTICAL BOARD AND BATTEN SIDING AS THE ACCENT MATERIAL, WE ARE PROPOSING THE USE OF TUMBLED, WHITE-WASHED BRICK WITH NEUTRAL TONED STUCCOS TO PROVIDE A VARIED FAÇADE IN ACCORDANCE WITH DG 3.9. • GABLE ROOFS • LARGE FRONT PATIO AND ENTRY PORCH • NEUTRAL TONE STUCCO FINISH, 2 COLORS PROPOSED TO CREATE VARIED MASSING • WHITE WASHED BRICK ON BOTH THE EXTERIOR AND INTERIOR • WOOD TONED EXTERIOR T&G SOFFITS AND HOIZOINTAL WOOD SIDING • LARGE PICTURE WINDOWS AND A PRACTICAL OPEN FLOOR PLAN PROJECT REQUIREMENTS LOCATION ENCLAVE AT RIGHETTI, SAN LUIS OBISPO CA 93401 TRACT TRACT 3063, PHASE 3 JURISDICTION CITY OF SAN LUIS OBISPO ZONE R-1 (ORCUTT AREA SPECIFIC PLAN) 2015 ZONING REGULATIONS PARKING REQUIRED 2 SPACES FLOOR AREA RATIO N/A LOT COVERAGE 40% HEIGHT LIMIT 25'-0" ABOVE AVG. GRADE SETBACKS REQUIRED FRONT YARD HOUSE 15'-0" FRONT YARD GARAGE 20'-0" REAR YARD HOUSE 20-0" REAR YARD GARAGE 5-0" SIDE YARD FIRST STORY 5'-0" SIDE YARD GARAGE 5'-0" PROJECT DATA - LOT 34 ADDRESS 1469 HANSEN LANE APN 004-719-034 PARKING 3 SPACES PROVIDED LOT SIZE 13,780 SF LOT COVERAGE ACTUAL 23% (3,199 SF) LESS THAN 40% THERFORE OK HEIGHT LIMIT CALCULATION LOW POINT 307.50' HIGH POINT 321.50' AVG. NATURAL GRADE 314.50' MAX HEIGHT CALC.314.50' + 25.00' = 339.50.' BUILDING HEIGHT 24.76' ABOVE AVG N.G. TOP OF RIDGE 339.25' 339.26' < 339.50' THERFORE OK SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE (NORTH)15'-0"15'-7" FRONT YARD GARAGE (NORTH)20'-0"20'-0" REAR YARD (SOUTH)20-0"VARIES FROM 21'-6 1/2" TO 23'-7" SIDE YARD (EAST)5'-0"97'-11" SIDE YARD (WEST)5'-0"VARIES FROM 5'-0" TO 20'-3" BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED DECK PATIO LOWER FLOOR 1,443 SQ.FT.721 SQ.FT 0 SQ.FT 0 SQ.FT UPPER FLOOR 2,511 SQ.FT. 0 SQ.FT 361 SQ.FT 199 SQ.FT ROOF DECK 0 SQ.FT. 0 SQ.FT 0 SQ.FT 0 SQ.FT TOTALS 3,954 SQ.FT. 721 SQ.FT. 361 SQ.FT.199 SQ.FT PROJECT DATA - LOT 24 ADDRESS 1424 HANSEN LANE APN 004-719-024 PARKING 2 SPACES REQUIRED 2 SPACES + WORKSHOP PROVIDED LOT SIZE 10,737 SF LOT COVERAGE ACTUAL 36.6% (3,936 SF) LESS THAN 40% THERFORE OK HEIGHT LIMIT CALCULATION LOW POINT 277.00' HIGH POINT 288.40' AVG. NATURAL GRADE 282.70' MAX HEIGHT CALC.282.70' + 25.00' = 307.70' BUILDING HEIGHT 23.79' ABOVE AVG N.G. TOP OF RIDGE 306.49' 306.49' < 307.70' THERFORE OK SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE (SOUTH)15'-0"19'-4" FRONT YARD GARAGE (SOUTH)20'-0"26'-6" REAR YARD (NORTH)20-0"21-2" - 11'-2" EXCEPTION REQUESTED SIDE YARD (EAST)5'-0"5'-0" SIDE YARD (WEST)5'-0"39'-3" BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED DECK / PATIO LOWER FLOOR 1,340 SQ.FT. 0 SQ.FT 367 SQ.FT UPPER FLOOR 2,435 SQ.FT.765 SQ.FT 367 SQ.FT ROOF DECK 0 SQ.FT. 0 SQ.FT 0 SQ.FT TOTALS 3,775 SQ.FT. 765 SQ.FT. 734 SQ.FT. SHEET INDEX COVER SHEET + PROJECT INFOARC 0.1 LOT 34 - SITE PLANARC 34.1 LOT 34 - LOWER FLOOR PLANARC 34.2 LOT 34 - UPPER FLOOR PLANARC 34.3 LOT 34 - ROOF PLANARC 34.4 LOT 34 - EXTERIOR ELEVATIONSARC 34.5 LOT 34 - EXTERIOR ELEVATIONSARC 34.6 TRACT CONDITIONS OF APPROVALARC 0.2 TRACT CONDITIONS OF APPROVALARC 0.3 FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 34 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. VICINITY MAP PROJECT TEAM OWNER PAUL ABBOTT 3590 BROAD STREET, SUITE 130, SAN LUIS OBISPO, CA 93401 DESIGNER VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130, SAN LUIS OBISPO, CA 93401 LANDSCAPE DESIGNER VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130, SAN LUIS OBISPO, CA 93401 ORCUTT ROAD 23 24 34 OPEN SPACE P A R S O N S W A Y ROAD SPRING BOX HANSEN LANE H A N S E N L A N EOPEN SPACE LOT 34 - SECTIONSARC 34.7 LOT 34 - COLOR BOARDARC 34.8 LOT 34 - LANDSCAPE PLANTING PLANARC 34.L1 LOT 34 - LANDSCAPE IRRIGATION PLANARC 34.L2 LOT 24 - SITE PLANARC 24.1 LOT 24 - LOWER FLOOR PLANARC 24.2 LOT 24 - UPPER FLOOR PLANARC 24.3 LOT 24 - ROOF PLANARC 24.4 LOT 24 - EXTERIOR ELEVATIONSARC 24.5 LOT 24 - EXTERIOR ELEVATIONSARC 24.6 LOT 24 - SECTIONSARC 24.7 LOT 24 - COLOR BOARDARC 24.8 LOT 24 - LANDSCAPE PLANTING PLANARC 24.L1 LOT 24 - LANDSCAPE IRRIGATION PLANARC 24.L2 LOT 23 - SITE PLANARC 23.1 LOT 23 - LOWER FLOOR PLANARC 23.2 LOT 23 - UPPER FLOOR PLANARC 23.3 LOT 23 - ROOF PLANARC 23.4 LOT 23 - EXTERIOR ELEVATIONSARC 23.5 LOT 23 - EXTERIOR ELEVATIONSARC 23.6 LOT 23 - SECTIONSARC 23.7 LOT 23 - COLOR BOARDARC 23.8 LOT 23 - LANDSCAPE PLANTING PLANARC 23.L1 LOT 23 - LANDSCAPE IRRIGATION PLANARC 23.L2 LOT 24 LOT 23 LOT 34 REQUESTED EXCEPTIONS BUILDING SETBACK EXCEPTION LOT 23 EXCEPTION FROM OASP 20-FT GARAGE SETBACK STANDARDJUSTIFICATION: LOT 23 IS A CONSTRAINED LOT WITH A CURVED STREET FRONTAGE, A TIERED BUILDING PAD, AND SIX IRREGULARLY SHAPED PROPERTY LINES. WE ARE REQUESTING AN EXCEPTION TO ACCOMMODATE THE CURVED SETBACK LINK THAT CLIPS THE CORNER OF THE GARAGE. DUE TO THE CURVED FRONT PROPERTY LINE AND CUL-DE-SAC FRONTAGE, STRICT ADHERENCE TO THE 15 FT SETBACK WOULD CREATE A HARDSHIP BY FORCING THE HOME DEEPER WHICH WOULD REQUIRE EXCESSIVELY LARGE RETAINING WALLS IN THE REAR YARD. THE LOCATION OF THE STREETLIGHT ALSO REQUIRES THAT THE GARAGE BE LOCATED ALONG THE NORTH EASTERN PROPERTY LINE. THE PROPOSED DESIGN ROTATING THE GARAGE DOORS AWAY FROM THE FRONT PROPERTY LINE, REDUCING THE SCALE AND VISUAL IMPACT OF THE GARAGE, ALLOWING THE HOME'S ARCHITECTURE TO BE REMAIN THE MAIN FOCUS, WHICH IS CONSISTENT WITH THE GOALS LAID OUT BY THE OASP STANDARDS. PREVIOUS INTERPRETATIONS OF THE OASP 20-FT GARAGE SETBACK HAVE ALLOWED GARAGES TO UTILIZE THE STANDARD 15FT FRONT YARD SETBACK WHEN THE GARAGE DOORS DO NOT FACE THE STREET. THE GARAGE DOORS OF THE PROPOSED HOME DO NOT FACE THE STREET, AND THEREFORE THE 15-FT SETBACK IS BEING OBSERVED. EXAMPLES OF SIMILARLY APPROVED GARAGES UTILIZING THE STANDARD 15FT SETBACK INCLUDE THE HOMES DESIGNED FOR ENCLAVE LOTS 2, 4, AND 5. BUILDING SETBACK EXCEPTION LOT 24 EXCEPTION FROM OASP 20-FT REAR YARD SETBACK STANDARDJUSTIFICATION: LOT 24 IS A CONSTRAINED LOT WITH A CURVED STREET FRONTAGE, A TIERED BUILDING PAD, AND SEVEN IRREGULARLY SHAPED PROPERTY LINES. THE ACUTE ANGLE (54.5 DEG.) BETWEEN THE SIDE AND REAR PROPERTY LINES CREATES ADDITIONAL HARDSHIP ON AN ALREADY CHALLENGING LOT. ENCROACHMENT INTO THE REAR SETBACK HAS BEEN LIMITED TO THE LOWER PAD LEVEL AND ONLY INCLUDES A SMALL TRIANGULAR PORTION OF 2 ROOMS ON THE LOWER FLOOR. SEE THE SHADED AREA ON THE SITE PLAN, SHEET A24.1. THE OWNERS OF THE NEIGHBORING PARCELS (LOTS #23 AND #22) ARE IN SUPPORT OF THIS PROJECT AND THE REQUESTED EXCEPTION. THE GOAL OF THE OASP STANDARD IS TO ENSURE THAT QUALITY HOMES WITH ARTICULATED MASSING IS ACHIEVED WITHIN THE NEIGHBORHOOD. THE PROPOSED HOME SATISFIES THE INTENT OF THE OASP STANDARDS BY PROVIDING A WELL-ARTICULATED MASSING AND 4-SIDED ARCHITECTURE. THE OASP REAR SETBACK IS NOT A STANDARD THAT HAS BEEN REQUIRED ON OTHER HOMES WITHIN THE SAME SUBDIVISION. EXAMPLES OF APPROVED HOMES WITH SIMILAR EXCEPTIONS INCLUDE THE HOMES DESIGNED FOR ENCLAVE LOTS 3, 5, 8, 9, 11, 14, 15, 16, 18, 19, AND 20. COMBINED FENCE AND WALL HEIGHT EXCEPTION, LOT 23, 24, AND 34 JUSTIFICATION: DUE TO THE TERRACED PADS AT EACH PARCEL IN THE ENCLAVE TRACT A SOLUTION IS NEEDED RESOLVE THE GRADE CHANGE BETWEEN EACH BUILDING PAD. WHERE NEEDED WE ARE REQUESTING AN EXCEPTION TO THE STANDARD FENCE HEIGHT OF 6 FT TO ALLOW FOR A LOW RETAINING WALL WITH A FENCE PLACED ON TOP OF IT. THE JUSTIFICATION FOR THE NEEDED FENCE AND WALL COMBINATIONS COMES AS A RESULT OF THE EXISTING TEMPORARY 1:1 BENCHED SLOPES THAT WERE CREATED BETWEEN THE BUILDING PADS WHEN THE ORIGINAL SUBDIVISION WAS RECREATED. THE ORIGINAL TRACT WAS ALLOWED TO UTILIZE A TEMPORARY 1:1 SLOPED BENCH BETWEEN EACH PAD AND ASSUMED THAT FINAL GRADING WOULD BE ACHIEVED AS PART OF EACH HOME'S BUILD OUT. PER THE APPROVED SOILS REPORT, THE MAXIMUM SLOPE OF FINAL GRADING SHALL NOT EXCEED 2:1. EXAMPLES OF APPROVED HOMES WITH SIMILAR WALL/FENCE COMBINATIONS INCLUDE THE HOMES DESIGNED FOR ENCLAVE LOTS 3, 4, 5, 6, 8, 11, 13, 14, 26, 27, 28, 29, 30, 31, 32, AND 33. D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC ARC 0.2 Resolution No. 10619 (2015 Series) Page 9 project construction, an orientation meeting shall be conducted by an archaeologist for construction workers associated with earth disturbing procedures. The orientation meeting shall describe the possibility of exposing unexpected archaeological resources and directions as to what steps are to be taken if such a find is encountered. An archaeologist shall monitor construction grading within 50 meters (164 feet) of the two isolated finds. In the event that prehistoric or historic archaeological resources are exposed during project construction, all earth disturbing work within 50 meters (164 feet) of the find must be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the area may resume. The City should consider retaining a Chumash representative to monitor any field work associated with Native American cultural material. If human remains are exposed, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. CR -1 d Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. DRAINAGE AND WATER QUALITY MITIGATION D -2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or biotechnical (also referred to as soil bioengineering) approaches to bank stabilization are preferred over structural approaches. Bank stabilization design must be consistent with the SLO Creek Stream Management and Maintenance Program Section 6. Streambank stabilization usually involves one or a combination of the following activities: Regrading and revegetating the streambanks to eliminate overhanging banks and create a more stable slope; Deflecting erosional water flow away from vulnerable sites; Reducing the steepness of the channel bed through installation of grade stabilization structures; Altering the geometry of the channel to influence flow velocities and sediment deposition; Diverting a portion of the higher flow into a secondary or by -pass channel; Armoring or protecting the bank to control erosion, particularly at the toe of slopes. The bank stabilization design will: Resolution No. 10619 (2015 Series) Page 10 Be stable over the long term; Be the least environmentally damaging and the "softest" approach possible; Not create upstream or downstream flooding or induce other local stream instabilities; Minimize impacts to aquatic and riparian habitat. D -2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be followed for riparian areas that are modified, created and /or managed for flood damage reduction, stream enhancement, and bank repair. Linear park terrace vegetation, streambank repair and channel maintenance projects may require stream channel modifications that include shaping, widening, deepening, straightening, and armoring. Many channel management projects also require building access roads for maintenance vehicles and other equipment. These construction activities can cause a variety of impacts to existing sensitive riparian and aquatic habitat that, depending on the selected design alternative, range from slight disturbances to complete removal of desirable woody vegetation and faunal communities. In urban areas within the SLO creek watershed, riparian vegetation often provides the only remaining natural habitat available for wildlife populations. D -5(a) Biofilters. The applicant shall submit to the Director of Community Development for review and approval a plan that incorporates grassed swales biofilters) into the project drainage system where feasible for runoff conveyance and filtering of pollutants. D -5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the applicant shall be encouraged to use pervious paving material to facilitate rainwater percolation. Parking lots and paved outdoor storage areas shall, where feasible, use pervious paving to reduce surface water runoff and aid in groundwater recharge. D -2a, D -2c, D -5a, D -5c Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of landscaping construction plan review and Engineering - Public Works staff at the time of tract construction. NOISE MITIGATION N -1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section 9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to, the following: Equipment Shielding. Stationary construction equipment that generates noise can be shielded with a barrier. Resolution No. 10619 (2015 Series) Page 11 Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped with factory- recommended mufflers. Electrical Power. Whenever feasible, electrical power can be used to run air compressors and similar power tools. Sound Blankets. The use of sound blankets on noise generating equipment. N -1 a Monitoring Program: Requirements for construction noise mitigation shall be clearly noted on all plans for project grading and construction. PUBLIC SERVICES MITIGATION PS -4 Wastewater Main System Extensions. Prior to recordation of a final map for Righetti Ranch (TR 3063), the improvement plans for the tract shall include connections to future improvements planned by Tract 3066 (Jones Ranch) to convey sanitary sewer service to the existing connection points on Tank Farm Road. PS -4 Monitoring Program: Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and accompanying final map prior to recordation of the final map. PUBLIC SAFETY MITIGATION S -2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants, Codes, and Restrictions (CC &R's) that disclose to potential buyers or leasers that aircraft over - flights occur, and that such flights may result in safety hazard impacts should an aircraft accident occur. In addition, prior to recordation of final map, avigation easements shall be recorded over the entire project site for the benefit of the SLO County Regional Airport. S -2b Monitoring Program: Monitoring will include Community Development, City Attorney and Engineering staff approvals of the Disclosure(s) prior to recordation of a final tract map. TRANSPORTATION MITIGATION T -1(a) Orcutt Road /Tank Farm Road Intersection Improvements. Applicant shall install a 200' right -turn lane on the southbound Orcutt Road approach to Tank Farm Road shall be installed with Phase 1 Tract 3063 improvements. T -1(a) Monitoring Program: Resolution No. 10619 (2015 Series) Page 12 Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -2(d) Orcutt Road /Tank Farm Road Intersection Signalization. Applicant shall provide right -of -way as necessary as a part of Phase 1 Tract 3063 improvements, and pay "fair share" OASP Impact Fee contributions. T -2(d) Monitoring Program: Compliance will be addressed by (1) dedication of right -of -way as needed for signalization at the time of final map recordation and (2) payment of OASP Impact Fees at time of issuance of building permits for Tract 3063. T -3 Street E -2 & Hanson Lane Alignment. Applicant shall align centerlines of E -2 Street & Hanson Lane with side street stop control and a Two Way Left Turn Lane T -3 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and install frontage improvements along Tank Farm Road & Orcutt Road, providing pedestrian access along both street frontages and the connecting gap. T -5 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -6 Traffic Calming & Safety Measures. Applicant shall provide raised intersections at D& D4 Streets and C & C3 Streets. Provide single lane urban compact roundabout control at intersection D & Tank Farm with speed reduction curves and at intersection A & B. Provide side street stop control at Street E & Orcutt Road Intersection. T -6 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. Resolution No. 10619 (2015 Series) Page 13 UTILITIES AND SERVICE SYSTEMS MITIGATION USS -1 Off -site Water Main Line Extensions to the OASP To Meet Fire Flow and Storage Standards. Concurrent with applications for Final Map(s), the applicant shall submit a water supply plan to meet adequate fire flow standards for all lots within each Final Map. Implementation of such a water line extension plan shall be included as a part of public improvement plans for the subdivision, and approved by Utilities, Public Works and the City Engineer. This implementation plan may include a financing plan, including reimbursement provisions, approved by the City Council at the time of considering any Final Map. Required water main line extension(s) to the subdivision shall be completed and operational to the satisfaction of the Utilities Director, prior to occupancy of any of the residential and /or commercial uses. USS -1 Monitoring Program Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any occupancy permits for Tract 3063. SECTION 2. Vesting Tract Map Approval with Findings & Conditions. The City Council does hereby approve application TR/ER 114 -14 (VTM #3063, "Righetti Ranch "), a tentative tract map to create up to 328 residential, detention basin, parklands, and open space lots, based on the following findings, and subject to the following conditions being incorporated into the project: FindinL-s• 1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General Plan because the proposed subdivision respects existing site constraints, will incrementally add to the City's residential housing inventory, results in parcels that meet minimum density standards, and will be consistent with the density, lot sizes and project amenities established by the Orcutt Area Specific Plan (OASP). 2. The site is physically suited for the type and density of development allowed in the C /OS- SP, P -F -SP, R -1 -SP, R -2 -SP and R -3 -SP zoning districts. 3. The design of the vesting tentative tract map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat, since further development or redevelopment of the proposed parcels will occur consistent with VTM 3063 and the required architectural review process, which will allow for detailed review of development plans to assure compliance with City plans, policies, and standards. Resolution No. 10619 (2015 Series) Page 14 4. As conditioned, the design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision, and the project is consistent with the pattern of development prescribed in the Orcutt Area Specific Plan. 5. The proposed project will provide affordable housing consistent with the intent of California Government Code §65915, and in compliance with City policies and the Housing Element. 6. The tentative map, as conditioned, will comply with all environmental mitigation measures prescribed herein, and therefore is consistent with the California Environmental Quality Act, the OASP Final EIR, and the Initial Study- Mitigated Negative Declaration IS -MND). 7. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities. Conditions: Dedications and Easements 1. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, slope banks, construction, public and private streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same shall be shown on the final map and /or shall be recorded separately prior to or concurrent with the first phase of the map, unless a deferral is requested by the subdivider and granted by the City. Said easements may be provided for in part or in total as blanket easements. 2. The final map and improvement plans shall show the extent of all on -site and off -site offers of dedication. Subdivision improvement plans and or preliminary designs may be required for any deferred improvements so that dedication limits can be established. These improvements may include but are not limited to road construction and widening, grading and drainage improvements, utility easements, bridges, bike bridges, transit stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and roundabouts. 3. Access rights shall be dedicated to the City along Orcutt Road, Tank Farm Road and along the Union Pacific Railroad right of way except at approved driveway locations and intersections as shown on the tentative map or as otherwise approved by the city. 4. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and contiguous with all public right -of -way lines bordering each lot. A 10' wide street tree easement and 6' P.U.E. shall be provided along the frontage for all private streets. A 10' street tree easement and 15' P.U.E. shall be provided along the Orcutt Road and Tank Farm Road frontages (tract boundary). Resolution No. 10619 (2015 Series) Page 15 5. The subdivider shall dedicate Righetti Hill, all public Open Space and all public Park Land in fee to the City, consistent with the GASP, in conjunction with or prior to the Phase 1 map recordation. The land shall be granted free and clear of all encumbrances to the satisfaction of the City. Unless otherwise amended by the City, the public lots include Lot 307, 311, 312, 316, 319, 320, 321, 324, 325, 326, and 328. 6. The subdivider shall include a separate offer of dedication for all sections of the Orcutt Area Specific Plan (OASP) Streets B, C, and D located outside the phase boundary, but within the tract boundary in accordance with the tentative map street alignments and map conditions in conjunction with or prior to the Phase 1 map recordation. The developer shall include the offers of dedication for the Orcutt Road and Tank Farm Road widening improvements in conjunction with or prior to the Phase 1 map recordation. The developer shall include any other out -of -phase offers of dedication related to the need for public utility extensions related to orderly development of the OASP where not otherwise located within a public street. 7. All private improvements shall be owned and maintained by the individual property owners or the Homeowner's Association (HOA) as applicable. Private improvements include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, common areas, pocket parks, and linear park improvements. 8. The private open space, pocket park, and detention basin Lots 308, 309, 310, 313, 314, 315, 317, 318, 322, 323 and 327, along with the proposed improvements, including but not limited to trails, bikeways, and landscaping shall be owned and maintained by the HOA. Open Space and bikeway easements along with any public utility easements shall be offered to the City and shown and noted on the final map. An easement agreement shall be provided for specific open space areas, bikeways, and utility corridors in a format approved by the City. 9. The final location of the boundary between HOA open space Lot 322 and City open space Lot 321 shall be approved to the satisfaction of the City Natural Resources Manager depending upon the final trail head location off Street D -2 and the area of the private /public maintenance interface. 10. A wildland fuel management /reduction zone along with any required easements and /or zone limits shall be shown and noted on the final map and improvement plans for reference. The limits of the zone shall be in accordance with the adopted Fire Code and approved to the satisfaction of the City Fire Chief and City Natural Resources Manager. The HOA shall be responsible for wildland fuel management and weed abatement within the established fuel reduction zone and private open space areas. 11. Unless otherwise waived or deferred by the City, the subdivider shall improve all neighborhood trail extensions to the limits of open space Righetti Hill Lot 328 to the satisfaction of the Natural Resources Manager. RESOLUTION NO. 10619 (2015 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A VESTING TENTATIVE TRACT MAP NO. 3063 CREATING 328 LOTS FOR PROPERTY LOCATED AT 3987 ORCUTT ROAD TR/ER 114 -14; TRACT #3063 RIGHETTI) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings on March 25, 2015 and April 8, 2015 in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, for the purpose of considering TR/ER 114 -14, a Vesting Tentative Tract Map subdividing an approximately 144 -acre site into 328 lots, and recommended the City Council approve the Vesting Tentative Tract Map; and WHEREAS, the Planning Commission Hearings were for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has reviewed and considered the initial study of environmental impact as prepared by staff, and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Cl~QA Findings, Mitigation Measures and Mitigation Monitoring Program. Based upon all the evidence, the City Council makes the following CEQA findings in support of the Vesting Tentative Map 114 -14 (Tract No. 3063): 1. The proposed project is consistent with the requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR) certified and adopted by the City Council on March 2, 2010, and this approval incorporates those FEIR mitigation measures as applicable to VTM #3063, as detailed herein. 2. A supplemental initial study has been prepared for VTM #3063 addressing potential environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area Specific Plan (OASP). The Community Development Director has recommended that the results of that additional analysis be incorporated into a Mitigated Negative Declaration (MND) o f environmental impacts, and recommends adoption of additional mitigation measures to those imposed by the FEIR, all of which are incorporated below. R 10619 Resolution No. 10619 (2015 Series) Page 2 2. All potentially significant effects were analyzed adequately in the referenced FEIR and IS- MND, and reduced to a level of insignificance, provided the following mitigation measures are incorporated into the development project and the mitigation monitoring program: AESTHETIC MITIGATION AES -3 Special Building Height Limits, Scale and Massing Design Standards for Western Flank of Righetti Hill (Righetti Ranch VTM #3063). Added building design restrictions shall be required for residential lots and units (Lots 35 -50) adjoining the Righetti Hill URL on the western flank of the hillside. These standards are intended to reduce the massing of residential units abutting the URL. These standards will include use of the following building techniques, and considered during ARC and /or staff review of any project applications for residential units in this location: 1. Residential Building Heights shall not exceed 25' as measured above average finished grade; 2. Grading for lots abutting the URL will be encouraged to be split -pads, to reduce the scale of the building mass by stepping down the hillside; 3. The upper pad shall be limited to one -story (a maximum of 15') in height; 4. First floor massing and footprint shall be encouraged to be built into the topography (recessed) into the hillside; 5. Second floor square footage shall be set back from the first floor elevation, creating a stepped appearance to the buildings; 6. Maximum lot coverage shall not exceed 50 %; and, 7. Roof lines on the upper pad will align front -to -back to narrow the high point of the roof when viewed from the street. AES -3 Monitoring Program: Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a special deed restriction incorporating this mitigation and special development criteria on such lots. This requirement will be verified by the City Engineer's office prior to recordation of such a final map. Second, Community Development Department staff will insure ARC and staff level application of these standards during review of any design review and building permit submittals. AIR QUALITY MITIGATION Operational Phase Mitigation AQ -1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by Title 24 requirements for all buildings within the Specific Plan Resolution No. 10619 (2015 Series) Page 3 Area. The following energy- conserving techniques shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction of City Planning and Building Department staff. increase walls and attic insulation beyond Title 24 requirements; orient buildings to maximize natural heating and cooling; plant shade trees along southern exposures of buildings to reduce summer cooling needs; use roof material with a solar reflectance value meeting the Environmental Protection Agency /Department of Energy Star rating; build in energy efficient appliances; use low energy street lighting and traffic signals; use energy efficient interior lighting; use solar water heaters; use double -paned windows; solar panel plumbing; grey water recycling; tank -less water heaters; dedicated hot water line loops. AQ -1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be installed at all bus stops. AQ -1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at least one shade tree for every six vehicle parking spaces. AQ -1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal wiring /cabling that allows telecommuting, teleconferencing, and tele- learning to occur simultaneously in at least three locations in each home. AQ -1(e) Pathways. Where feasible, all cul -de -sacs and dead -end streets shall be links by pathways to encourage pedestrian and bicycle travel. AQ -1 Monitoring Program: Compliance with operational phase mitigation measures will be reviewed with the subdivision plans and accompanying architectural review plans and ultimately shown on improvement plans and construction drawings. Construction Phase Mitigation AQ -3(a) Application of CBACT (Best Available Control Technology for construction related equipment). The following measures shall be implemented to reduce combustion emissions from construction equipment where a project will have an area of disturbance greater than 1 acre. Specific Plan applicants shall submit for review by the Community Development Department and Air Pollution Control District (APCD) staff a grading plan showing the area to be disturbed and a description of construction equipment that will be used and pollution reduction measures that will be implemented. Upon confirmation by the Community Development Department and APCD, appropriate CBACT features shall be applied. The application of these features shall occur prior to Specific Plan construction. Resolution No. 10619 (2015 Series) Page 4 Specific Plan applicants shall be required to ensure that all construction equipment and portable engines are properly maintained and tuned according to manufacturer's specifications. Specific Plan applicants shall be required to ensure that off -road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non -taxed off -road diesel is acceptable). Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two pieces of equipment projected to generate the greatest emissions. AQ -3(b) Dust Control. The following measures shall be implemented to reduce PM 10 emissions during all Specific Plan construction: Reduce the amount of the disturbed area where possible. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Water shall be applied as soon as possible whenever wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be used whenever possible. All dirt- stock -pile areas shall be sprayed daily as needed. Permanent dust control measures shall be identified in the approved Specific Plan revegetation and landscape plans and implemented as soon as possible following completion of any soil disturbing activities. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast - germinating native grass seed and watered until vegetation is established. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water shall be used where feasible. AQ -3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. Trucks transporting material Resolution No. 10619 (2015 Series) Page 5 shall be tarped from the point of origin. AQ -3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering as necessary to prevent transport of dust off -site. Their duties shall include holiday and weekend periods when work may not be in progress. AQ -3 Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant will also be required to secure necessary permits from the Air Pollution Control Board (APCD) before the onset of grading or demolition activities including, but not limited to additional dust control measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. BIOLOGICAL RESOURCES MITIGATION B -3(a) Construction Requirements. Development under the Specific Plan shall abide by the requirements of the City Arborist for construction. Requirements shall include but not be limited to: the protection of trees with construction setbacks from trees; construction fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1 :1 ratio. B -4(c) Riparian/ Wetland Mitigation. If riparian and /or wetland habitat are proposed for removal pursuant to development under the Specific Plan, such development shall apply for all applicable permits and submit a Mitigation Plan for areas of disturbance to wetlands and /or riparian habitat. The plan shall be prepared by a biologist familiar with restoration and mitigation techniques. Compensatory mitigation shall occur on- site using regionally collected native plant material at a minimum ratio of 2:1 (habitat created to habitat impacted) in areas shown on figure 4.4 -2 as directed by a biologist. The resource agencies may require a higher mitigation ratio. If the Orcutt Regional Basin is necessary as a mitigation site for waters of the U.S. and State it shall be designed as directed by a biologist taking into consideration hydrology, soils, and erosion control and using the final mitigation guidelines and monitoring requirements (U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out of the buffer area for riparian and wetland habitat. B -5(a) Bird Pre - Construction Survey. To avoid impacts to nesting special- status bird species and raptors including the ground- nesting burrowing owl, all initial Resolution No. 10619 (2015 Series) Page 6 ground- disturbing activities and tree removal shall be limited to the time period between September 15 and February 1. If initial site disturbance, grading, and tree removal cannot be conducted during this time period, a pre- construction survey for active nests within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities (for ground- nesting burrowing owl survey see below). If active nests are located, all construction work must be conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined in consultation with the CDFG. No direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site. A qualified biologist shall confirm that breeding /nesting is completed and young have fledged the nest prior to the start of construction. B -5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls during both the wintering and nesting seasons (unless the species is detected on the first survey) in potentially suitable habitats prior to construction in accordance with the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation (1995). Winter surveys shall be conducted on the entire project site between December 1 and February 1, and the nesting season survey shall be conducted between April 15 and July 15. If burrowing owls are detected within the proposed disturbance area, CDFG shall be contacted immediately to develop and implement a mitigation plan to protect owls and their nest sites. B -5(c) Monarch Pre - Construction Survey. If initial ground- breaking is to occur between the months of October and March a pre - construction survey for active monarch roost sites within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities. If active roost sites are located no ground- disturbing activities shall occur within 50 feet of the perimeter of the habitat. Construction shall not resume within the setback until a qualified biologist has determined that the monarch butterfly has vacated the site. B -5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS habitat on Figure 4.4 -2, current USFWS protocol level sampling surveys shall be conducted in all such areas. A report consistent with current Federal, State, and local reporting guidelines shall be prepared to document the methods and results of surveys. If VPFS are found, the report shall include a map that identifies the VPFS locations. Should the presence of additional special- status wildlife species be determined including California linderiella, a map identifying locations in which these species were found shall be prepared and included in the report. B -5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are located onsite pursuant to Mitigation Measure B -5(d), substantial setbacks from their identified habitat shall be implemented to avoid take of a Federally listed species. If complete avoidance is not economically or technically feasible, then Section 10 of the Federal Endangered Species Act (FESA) shall be used to authorize incidental take when no other Federal agency such as the Corps is Resolution No. 10619 (2015 Series) Page 7 involved. This process include development of a Habitat Conservation Plan for protecting and enhancing the Federally listed species at a specific location in perpetuity. Species take can also be authorized under Section 7 of the FESA if a Federal agency is involved in the project (e.g., Corps Section 404 permitting for impacts to waters of the U.S. and /or Federal funding) and agrees to be the lead agency requesting Section 7 consultation. This consultation process takes at a minimum 135 days from the official request by the Federal lead agency. The compensatory mitigation ratio shall be determined by the appropriate resource agencies. Suitable replacement habitat shall be constructed either within the site boundaries or offsite. [GASP FEIR] Figure 4.4 -2 identifies areas that could be appropriate for onsite VPFS mitigation. Figure 4.4 -2 is not intended to preclude development but shall be used as a starting point for incorporating VPFS mitigation sites into the development plan. While the Orcutt Regional Basin included in the potential VPFS mitigation sites may need regular maintenance and may be seasonally flooded, depressions could be created on the upper edges of the terrace in such a manner that they are protected from flooding. VPFS mitigation areas shall be approved by a biologist familiar with VPFS habitat "creation" techniques. Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by project activities may also be a part of the mitigation program. Alternatively, fairy shrimp cysts could be collected during the dry season from the existing habitat and placed into storage. Topsoil could also be removed and stored in conditions suitable to retain cysts. Wetland habitat could be enhanced /created in the areas shown on Figure 4.4 -2 by grading depressions in the landscape and "top dressing" the depressions with the preserved topsoil. Preserved cysts would be added to the recreated wetlands in December or January, after sufficient ponding has occurred. It is important to note that VPFS habitat mitigation is still considered experimental. VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to ensure success. Habitat may be "created" only in an existing vernal pool landscape that provides suitable soils and a number of other specific ecological factors (USFWS, 2004). An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits can be purchase by the acre as suitable mitigation for VPFS. There is currently no known mitigation bank with VPFS habitat occurring within San Luis Obispo County, however, mitigation banks may be available in the future. B -3a, B -4c, B -5 Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of review and prior to approval of grading plan(s) and during tract construction (B -3a, B -4c, B -5). B -6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall Resolution No. 10619 (2015 Series) Page 8 prepare a brochure that informs prospective homebuyers and Home Owners Association (HOA) members about the impacts associated with non- native animals, especially cats and dogs, to the project site; similarly, the brochure must inform potential homebuyers and all HOA members of the potential for coyotes to prey on domestic animals. B -6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce invasive non - native plant and tree species to the region of the site, the final landscaping plan shall be reviewed and approved by a qualified biologist. The California Invasive Plant Council (Cal -IPC) maintains several lists of the most important invasive plants to avoid. The lists shall be used when creating a plant palette for landscaping to ensure that plants on the lists are not used. The following plants shall not be allowed as part of potential landscaping plans pursuant to development under the Specific Plan: African sumac (Rhus lancea) Australian saltbush (Atriplex semibaccata) Black locust (Robinia pseudoacacia) California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius) Cape weed (Arctotheca calendula) Cotoneaster (Cotoneaster pannosus), (C. lacteus) Edible fig (Ficus carica) Fountain grass (Pennisetum setaceum) French broom (Genista monspessulana) Ice plant, sea fig (Carpobrotus edulis) Leafy spurge (Euphorbia esula) Myoporum (Myoporum spp.) Olive (Olea europaea) Pampas grass (Cortaderia selloana), and Andean pampas grass (C. Russian olive (Elaeagnus angusticifolia) Scotch broom (Cytisus scoparius) and striated broom (C. striatus) Spanish broom (Spartium junceum) Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. T. ramosissima) Blue gum (Eucalyptus globulus) Athel tamarisk (Tamarix aphylla) B -6c Monitoring Program: j ubata) parviflora), Compliance with mitigation measures will be reviewed with landscaping plans as part of the architectural review submittal and ultimately shown on improvement plans and construction drawings. CULTURAL RESOURCES MITIGATION CR -1(d) Archaeological Resource Construction Monitoring. At the commencement of N/A COMPLETED WITH TRACT IMPROVEMENTS T1.2 T1.3 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS A6.2 A6.3 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS N/A N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS SEE HOA FILES COMPLETED WITH TRACT IMPROVEMENTS ALSO SEE L1.0 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS REFER TO NOISE ORDINANCE MUN.CODE CH 9.12 SEC 9.12.50(6) COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS RESOLUTION NO. 10619 TRACT CONDITIONS OF APPROVAL D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC ARC 0.3 Resolution No. 10619 (2015 Series) Page 33 Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the following roll call vote: AYES: Council Members Carpenter, Christianson and Rivoire, Vice Mayor Ashbaugh and Mayor Marx NOES: None ABSENT: None The foregoing resolution was adopted this 19th day of May 2015. MaffJan Marx ATTEST: thony " , C City Clerk APPROVED AS TO FORM: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this 1 a' day of.: 2 s' Resolution No. 10619 (2015 Series) Page 16 12. A notice of requirements or other agreement acceptable to the City of San Luis Obispo may need to be recorded in conjunction with the Final Map for Phase 1 and subsequent map phases to clarify development restrictions, conditions of development, and references to any pertinent conditions of approval related to future map phasing. 13. Off -site easements and /or dedications may be required to facilitate through street access and public water and sewer main extensions beyond the tract boundary and in accordance with the OASP. Looped water mains may be required in accordance with the tentative map, development phasing, and the City water model to provide adequate service and compliance with adopted codes and standards. 14. Off -site dedication/acquisition of property for this public right -of -way purpose is necessary to facilitate orderly development and the anticipated OASP improvements. The subdivider shall work with the City and the land owner(s) to acquire the necessary rights -of -way. In the event the subdivider is unable to acquire said rights -of -way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off -site right -of -way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off -site right -of -way acquisition (including attorney fees and court costs). 15. With respect to all off -site improvements, prior to filing of the Final Map, the subdivider shall either: a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the City Engineer; or, b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California; ii. Preliminary title report including chain of title and litigation guarantee; Resolution No. 10619 (2015 Series) Page 17 ill. Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; iv. Copies of all written correspondence with off -site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. V. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. Transportation 16. Secondary access is required from all portions and /or phases of the subdivision where more than 30 dwelling units are proposed. The location and development of the proposed secondary access shall be presented to the City for review and approval prior to the preparation of the related improvement plans or final map approval. 17. Secondary access from the E Street neighborhood shall be aligned with Hansen Lane unless a suitable alternate secondary access point can be approved to the satisfaction of the Community Development and Public Works Directors. 18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt Road in conjunction with development of Phase 1. Secondary access will be provided to Tank Farm Road through Tract 3063. This requires completion the B Street Bridge as part of Phase 1 development. Regardless of access, the required water supply to this phase may require a looped water main with indications that the B Street bridge may need to be constructed in support of the required water main extension to serve Righetti VTM #3063 prior to commencing with combustible construction. 19. Fire Department access shall be provided for each construction phase to the satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access, circulation routes, passing lanes, and turn- around areas in accordance with current codes and standards. 20. All public streets shall conform to City Engineering Standards and OASP including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and Resolution No. 10619 (2015 Series) Page 18 concepts identified in the OASP, final determination of shall design shall be provided by the City Engineer. Traffic calming improvements may be required at select locations within in the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. 21.The developer shall record a Notice of Requirements with each map phase regarding the designed and installed traffic calming devices and that the subdivisions are not eligible for future Residential Parking District or Neighborhood Traffic Management program processing. 22. Horizontal curvature along Street "C" does not meet current City Uniform Design Criteria regarding geometries; "All streets shall intersect other streets at right angles, and shall have at least 50 feet of centerline tangent, as measured from the prolongation of the cross - street property line to the angle point or beginning of curve ". The applicant shall revise subject segments to the satisfaction of the City Engineer. 23. The improvement plans shall include all final line -of -sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of Requirements for private property owner or HOA maintenance of sight lines shall be required where necessary. 24. The final map and improvement plans shall include the required right -of -way, transit stop easements, and all details of the required bus turnouts to accommodate all proposed and future bus stops per City Engineering Standards, the OASP and current Short Range Transit plan. The final location of all North -South and East -West route stops shall be approved to the satisfaction of the City Transit Manager and Public Works Director. 25. The public improvement plans shall include full frontage improvements on Orcutt Road from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage, including the Imel and Garay properties. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the west side of Orcutt; 6' bike lanes, 12' travel lanes, and a 12' two -way left turn lane in accordance with the tentative map, GASP, City Engineering Standards, and the Cal Trans Highway Design Manual; undergrounding of the overhead utilities on the west side; and complete details for the Orcutt Road points of access. 26. The east side of Orcutt Road where widening is proposed or required may terminate in an AC berm to match the existing adjoining road sections per City Engineering Standards or the appropriate County rural road standards where approved by the City Engineer. The Orcutt Road plans shall include all phases of construction including road widening, stormdrain improvements, culvert extensions, grading /walls, and any water quality BMP's. Some off -site dedication of property for public right -of -way purposes may be required to facilitate the Orcutt Road improvements and transitions between the Resolution No. 10619 (2015 Series) Page 19 OASP full build -out road section and adjoining road segments beyond the tract boundaries. 27. The Orcutt Road improvements from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 28. Prior to occupancy of Phase 1 the Tank Farm / Orcutt intersection shall be modified to provide a southbound right -turn lane on Orcutt Road and to eliminate the skew, as required in the GASP. All overhead utilities conflicting with this improvement shall be undergrounded. 29. The public improvement plans shall include full frontage improvements on Tank Farm Road from the railroad tracks to Orcutt Road. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the north side of Tank Farm; and left -turn pockets at Brookpine and Wavertree subject to approval of the City Engineer. The Tank Farm Road plans shall include all phases of construction including road widening, stormdrain improvements, and any water quality BMP's. Some off -site dedication of property for public right -of- way purposes may be required to facilitate the Tank Farm Road improvements and transitions between the OASP full build -out road section and adjoining road segments beyond the tract boundaries. 30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 31. All bikeways shall be constructed per City Engineering Standards and the Highway Design Manual. Final details of the bikeway connections to the adjoining streets shall be approved by the City. The proposed path located between Street D -3 and the UPRR shall be revised to connect to Street C and Tank Farm Road in accordance with the OASP. 32. Rough grading of the park lot and completion of bicycle and pedestrian paths connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing park facilities at Islay Park shall be required with Phase 1 of the map. 33. The applicant shall obtain consult with the City and obtain an encroachment permit prior to establishing form of temporary access point at near the intersections of "D" Street & Tank Farm Road and E -2 Street & Hansen Lane. 34. The applicant shall conduct neighborhood speed surveys one year after occupancy of each phase at locations approved by the Director of Public Works. If 85th percentile speeds exceed current City NTM thresholds additional traffic calming Resolution No. 10619 (2015 Series) Page 20 measures shall be installed. The applicant shall bond for these potential additional traffic calming measures. 35. All mitigation measures (MM) specific to Transportation requirements shall be provided as detailed under CEQA section 1, above, to the satisfaction of the City Engineer. 36. The subdivider may present financing and reimbursement programs for transportation improvements to be considered with approval and recordation of the initial final map for VTM #3063. Any such program(s) will be subject to approval by the City Council. 37. The subdivider shall be responsible for securing the off -site right -of -way needs for VTM #3063, and dedicating that right -of -way to the city as a condition of final map approval. 38. The final map and improvement plans shall include the required right -of -way and all construction details of the required improvements per City Engineering Standards and the OASP. 39. Access rights shall be dedicated to the City along Orcutt and Tank Farm Roads except at approved driveway locations as shown on the tentative map. 40. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public streets including Orcutt Road per City Engineering Standards. 41. Private street lighting shall be provided along the private streets per City Engineering Standards and /or as approved in conjunction with the final ARC approvals. 42. Final street sections shall be approved in conjunction with the review and approval of the final project drainage report. The final design shall consider drainage, transitions, and accessibility. 43. All future public streets shall conform to City Engineering Standards including curb, gutter, and sidewalk, driveway approaches, and curb ramps. Traffic calming improvements may be required at select locations within in the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. 44. Street trees are required as a condition of development. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Landscape plans may include grouping of trees to vary this standard, to achieve visual variety within the subdivision. Resolution No. 10619 (2015 Series) Page 21 ImprovementPlans 45. Improvement plans for the entire subdivision, including any off -site improvements shall be approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation. Off -site improvements may include but are not limited to roadways, sewer mains, water mains, and stormdrain improvements. Off -site improvements shall include off -site access roadways, the water main extensions provided by MM USS -1, and Tiburon Way, Tank Farm Road and Orcutt Road improvements. 46. A separate demolition permit will be required from the Building Division for the removal of any existing structures and related infrastructure. Building removals are subject to the Building Demolition Regulations including the additional notification and timing requirements for any structure over 50 -years old. 47. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any pertinent off -site water well and private waste disposal systems that are located within regulated distances to the proposed drainage and utility improvements. The plan shall include the proposed disposition of the improvements and any proposed phasing of the removal and demolition. All structures and utilities affected by the proposed lot lines shall be removed and receive final inspection approvals prior to map recordation. 48. If construction phasing of the new street pavement is proposed, the phasing shall provide for the ultimate structural street section and pavement life (per the City's Pavement Management Plan) prior to acceptance by the City. The engineer of record shall detail this requirement in the public improvement plans, to the satisfaction of the Public Works Director. 49. The improvement plan submittal shall include a complete construction phasing plan in accordance with the conditions of approval and map phasing. A truck circulation plan and construction management and staging plan shall be included with the improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing public roadways. The developer shall either; 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre- construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair /replacement program to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements. 50. Retaining wall and /or retaining wall /fence combinations along property lines shall be Resolution No. 10619 (2015 Series) Page 22 approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the ARC or separate Fence Height exception process. 51. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and lease spaces within this development as required by the Post Master. MBU's shall not be located within the public right -of -way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543 -2605 to establish any recommendations regarding the number, size, location, and placement for any MBU's. 52. Separate plans shall be submitted for the public park improvements and for any deferred private site development. Parking lot designs shall comply with the parking and driveway standards and Engineering Standard 2010. All parking spaces must be designed so that vehicles can enter in one maneuver. Furthermore, all spaces shall be designed so that vehicles can exit to the adjoining street in a forward direction in not more than two maneuvers. 53. Street trees are required as a condition of development. Tree species and planting requirements shall be in accordance with City Engineering Standards. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Street trees shall be planted along private streets as required for public streets. The subdivision improvement plans /landscape plans shall include street tree plantings along the Orcutt Road and Tank Farm Road frontages of Lot 327. Utilities 54. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot to the satisfaction of the Public Works Department and serving utility companies. All public and private sewer mains shall be shown on the public improvement plans and shall be constructed per City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements. 55. Specialized street pavement in the area of public water and /or sewer mains may create maintenance /replacement concerns and additional costs. The final pavement sections shall be reviewed and approved in conjunction with ARC approvals and public improvement plan review. A separate agreement and /or CC &R provision shall be required to clarify that the Righetti Ranch Master HOA will have final street maintenance responsibility in areas of specialized pavement where said pavement is damaged or removed in conjunction with public improvements or maintenance of said public water and /or sewer mains. Resolution No. 10619 (2015 Series) Page 23 56. Recycled water mains shall be installed in public streets in order to serve recycled water to the city park, HOA maintained landscaped areas, temporary irrigation for mitigation areas, and detention basins. The applicant shall work with the Water Division of the City's Utilities Department to determine the appropriate size of all proposed recycled water mains. 57. City recycled water or another non - potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. Recycled water is readily available near the intersection of Tank Farm Road and Orcutt Road. 58. Final grades and alignments of all public and /or private water, sewer and storm drains shall be approved to the satisfaction of the Public Works Director and Utilities Department. The final location, configuration, and sizing of service laterals and meters shall be approved in conjunction with the review of the building plans, fire sprinkler plans, and /or public improvement plans. 59. The improvement plans shall show the location of all domestic and landscape water meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations may be required to justify service and meter sizing. Water impact fees related to the irrigation water meter(s) shall be paid prior to approval of the subdivision improvement plans for each pertinent map and /or construction phase. 60. Off -site utility improvements shall include the water main upgrade /replacement and extension from the High Pressure /Bishop pressure zone at the intersection of Tanglewood /Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the modeling for the proposed development phases and looping of the main. Improvement plans may be required to clarify the design for main extensions outside the Phase 1 improvements. Pressure regulating valves, control valves, or other appurtenances may be required by the Utilities Department as a part of the required water system improvements to be certain that the new area interacts properly with the existing water system. 61. Relocation of the existing pressure regulating valve (the Industrial Way PRV), including the City's SCADA system, as well as the abandonment of the existing 12" water main, shall be coordinated with the Water Division of the City's Utilities Department. 62. A reimbursement request, if proposed for the off -site water main upgrade, shall include all pertinent details and analysis in accordance with City and State codes and ordinances and shall be presented separately to the City Council. 63. The sewer main and storm drain improvements within the E Street neighborhood shall be constructed per City Engineering Standards but shall be privately maintained by the HOA along with the other private street and private utility improvements. Public easements will be required for the water main, services, meters, fire hydrants, public Resolution No. 10619 (2015 Series) Page 24 utilities, and any appurtenances. Private easements for access and drainage will be required. A limited public sewer easement may be required for a terminal end manhole in the private street where the private sewer transitions to the public sewer. 64. The City will not be responsible for replacement of any specialty street pavement within private streets. City trench repairs within private streets will be backfilled and finished per City Engineering Standards. 65. A final sewer report and supporting documentation for the OASP public sewer main design shall be approved by the Utilities Department prior to approval of the public improvement plans. The final sewer report shall discuss and present additional information and assumptions on the system elevations and grades that will allow other OASP parcels to utilize the proposed public sewer main in accordance with the OASP Wastewater Plan. The applicant shall submit an analysis of a backbone system that shows the elevations and grades that serve the adjacent parcels described in the study. The City will have the final discretion on the extent and limits of the study if additional properties could reasonably benefit from the proposed alignment. 66. The depth of the off -site and on -site sewer mains shall be approved to the satisfaction of the Utilities Director. The depth analysis shall consider the balance between the possible extent of the gravity sewer basin needed to serve the other OASP properties and the long- term public maintenance requirements related to sewer depth. 67. The analysis of sewer depth shall be considered at the intersection of Street A and Street B, at Street A and Sponza in Tract 3044, and at Street A and the northerly limits of Tract 3044. The analysis shall include the additional extension to the terminal end manhole as presented in the GASP. The analysis shall further consider the sewer depth at the Street B and C intersection and the potential for a future northerly projection to serve the Pratt, Anderson, Evans, and Pratt parcels in accordance with the GASP. The study shall evaluate the controlling invert at the Tank Farm Road connection to although for the main location within D and C Streets with the goal of avoiding the sewer easement between Lot 209 and Lot 210. 68. The sewer report shall further evaluate the potential sewer options for future service to the adjoining Garay parcel. The subdivider shall provide a minimum 15' sewer easement from the southerly corner of the Garary property to the nearest available public sewer located in Street C -1. Some shifting or merging of lots may be required to provide access between Lots 182 and 183. The report and plans shall consider the potential development limits on the Garay parcel and the most appropriate area for the future creek crossing to the satisfaction of the Utilities Department and Natural Resources Manager. The public improvement plans shall include the pertinent grading, retaining walls, and main extensions needed to support orderly OASP development. 69. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any existing overhead wiring within the tract boundary and adjoining Resolution No. 10619 (2015 Series) Page 25 Orcutt Road and Tank Farm Road frontages shall be undergrounded in conjunction with the subdivision improvements. Areas of road widening along Bullock Lane shall include undergrounding where applicable unless otherwise deferred or waived by the Public Works and Community Development Directors. Unless otherwise specifically approved, pole relocation in lieu of undergrounding is not supported. 70. Terminal end utility poles shall be located off -site unless otherwise approved by the City. 71. Preliminary undergrounding plans for the entire subdivision shall be processed through PGE and any respective wire utility companies in conjunction with Phase 1 of the Map. The undergrounding improvements shall be completed with each subsequent phase unless otherwise required earlier for orderly development or deferred to the satisfaction of the City. 72. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public streets including Orcutt Road and Tank Farm Road per City Engineering Standards. 73. Private street lighting shall be provided along the private streets per OASP lighting requirements, City Engineering Standard and /or as approved in conjunction with the final ARC approvals. 74. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance with the OASP unless otherwise required for traffic safety. The developer shall submit a streetlight proposal for approval by the City Engineer for any public streetlights. Street lights associated with the Orcutt Road and Tank Farm Road improvements, signalized intersections, or round -a -bouts shall comply with the Highway Design Manual and City Engineering Standards. Grading, Drainage& Stormwater 75. Any permit approvals required from the Army Corp of Engineers, Californian Fish and Wildlife, or the Regional Water Control Board shall be secured and presented to the City prior to the approval of any subdivision grading and /or improvements related to the proposed phase of construction. The engineer of record shall review the permit approvals and any specific permit conditions for compliance with the plans, subdivision improvement designs, drainage system design/report, and soils report. The engineer of record shall forward the permits to the City with a notation that the permits have been reviewed and are in general conformance with the design of the improvements. 76. The public improvement plans submittal shall clarify how the several wetlands, creek corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural Resources Manager. Include any specific details for the proposed creek crossings in accordance with any preservation strategies, mitigation measures, and Resolution No. 10619 (2015 Series) Page 26 higher governmental authority agency permits. Sensitive areas shall be staked, fenced, or otherwise delineated and protected prior to commencing with construction, grading, or grubbing. 77. Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all graded pads and for in -situ soils on natural lots in accordance with the current Building Codes or where deemed necessary by the City Engineer or Building Official. 78. Final pad certifications shall include the certification of pad construction and elevations. The soils engineer shall certify all grading prior to acceptance of the public improvements and /or prior to building permit issuance. The certification shall indicate that the graded pads are suitable for their intended use. 79. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches, drainage collection devices, and drainage piping may be required. The public improvement plans and final map shall reflect any additional improvements and private easements necessary for slope protection and maintenance. Unless otherwise approved for public maintenance by the City Engineer, brow ditches and drainage collection devices upslope of building sites shall be maintained by the HOA. 80. The subdivision improvement plans shall include a complete grading plan to show site accessibility in accordance with State and Federal regulations for all public and /or private roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable. The submittal shall provide additional analysis if site accessibility will not be provided and for any feature or element where accessibility is purportedly not required. The accessibility regulations or guidelines in effect at the time of subdivision improvement construction will be applied. 81. Unless updated by subsequent regulations or guidelines, the sidewalks within the private streets E neighborhood shall be widened to 5' or shall provide a 4' clear width with 5' passing lanes in accordance with the current ADA regulations. 82. The subdivision improvement plans, grading plans, drainage plans, and drainage reports shall show and note compliance with City Codes, Standards and Ordinances, Floodplain Management Regulations, OASP stormwater provisions, Waterways Management Plan Drainage Design Manual, and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board, whichever pertinent sections are more restrictive. 83. The improvement plan submittal shall include a complete grading, drainage, and erosion control plan. The proposed grading shall consider the proposed construction phasing. Historic off -site and upslope watersheds tributary to the area of phased construction shall be considered. Run -on from adjoining developed or undeveloped parcels shall be considered. Resolution No. 10619 (2015 Series) Page 27 84. The calculated 100 -year flood limits shall be shown and noted on the improvement plans and an additional final map sheet for reference. The drainage report and final plans shall clarify the 100 -year flood elevations, clearances, and freeboard at all new vehicle bridge, pedestrian bridge, and pipe bridge crossings of the creek corridors. 85. The engineer of record shall provide a digital copy of the final HEC -RAS modeling to the City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design Manual. 86. The developer shall prepare an Operations and Maintenance Manual for review and approval by the City in conjunction with the development of any stormwater BMP's that will be maintained by the HOA or by the respective private property owner. The existing Islay Hill basin shall be included in the overall maintenance program or the existing basin conditions of approval and agreement shall be updated to conform with the current permit requirements. A Private Stormwater Conveyance Agreement shall be recorded in a format provided by the City prior to final inspection approvals and acceptance of subdivision improvements. 87. The subdivider /developer shall provide notification to private property owners regarding any individual maintenance responsibility of backyard stormwater BMP's in accordance with Section E.2 of the RQWCB Resolution R3- 2013 -0032. The notification may be by Notice of Requirements or other method acceptable to the City. 88. The stormwater improvements other than City Standard public stormdrain infrastructure shall be maintained by the HOA. A separate encroachment /hold harmless agreement may be required in conjunction with certain improvements proposed for location within the public rights -of -way. 89. The final details for the proposed bioretention facilities located within the public right - of- way shall be approved to the satisfaction of the City Engineer. The project soils engineer shall review and provide recommendations on the proposed site constructed and /or proprietary retention systems. Analysis of impacts to the public improvements, protection of utilities, and methods to minimize piping and protection of private properties shall be addressed in the final analysis. 90. The proposed detention basin and any pre -basin shall be designed in accordance with the GASP requirements and the Waterways Management Plan Drainage Design Manual. The proposed surface runoff and drainage from the detention basin(s) shall include a non- erosive outlet to an approved point of disposal. The outlet(s) design and location should replicate the historic drainage where feasible. Any off -site detention basin, temporary basin, or other drainage improvements shall be approved by the City. Any required or proposed off -site grading or drainage improvements shall be completed within recorded easements or under an appropriate license or other private agreement. 91. The subdivider shall submit CC &R's with the Final Map that establishes a Resolution No. 10619 (2015 Series) Page 28 Homeowner's Association (HOA). The HOA shall provide for the optional automatic annexation of all other tracts in the OASP as it relates to the shared regional detention basin. The subsequent tracts may, at their sole discretion, annex to the HOA, or demonstrate to the city's satisfaction how they will provide storm drainage mitigation through their own subdivision design and HOA. The HOA shall provide for maintenance of all private common area drainage channels, on -site and /or sub - regional drainage basins, water quality treatment and conveyance improvements. The CC &R's shall be approved by the City and shall be recorded prior to or concurrent with recordation of the Final Map. A Notice of Annexation or other appropriate mechanism to annex other subdivisions into the HOA, including but not limited to the shared regional detention basin, shall be recorded concurrently with the map. 92. The naming of the local creeks and drainages shall comply with the appropriate and pertinent creek naming standards and justifications. The inclusion of the naming on the final map and /or improvement plans shall be approved by the City prior to map and /or plan approval as applicable. 93. All bridging, culverting and modifications to the existing creek channels along with any necessary clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary erosion repairs shall be in compliance with the OASP, city standards and policies, the Waterways Management Plan and shall be approved by the Natural Resources Manager, Public Works Department, Army Corp of Engineers, the Regional Water Quality Control Board, and California Fish & Wildlife. 94. Any existing areas of swale, creek and /or channel erosion shall be stabilized to the satisfaction of the City Engineer, Natural Resources Manager, and other permitting agencies. The existing creek crossing and roadside swale located along the frontage of Lot 327 shall be relocated away from the existing and proposed edge of roadway and shall be stabilized to the satisfaction of the City and permitting agencies. 95. The existing upslope drainage along and from the quarry access road on Righetti Hill shall be evaluated in detail. Any re- grading of the road to correct or revise existing areas of concentrated drainage shall be reviewed and approved by the Natural Resources Manager. The final road grading and drainage management should consider passive conveyance strategies that will minimize erosion and on -going maintenance on behalf of the City and HOA. 96. The public improvement plans shall show and note the existing and /or proposed improvements to the existing off -site Islay Hill basin. The plan shall show any changes to the basin including but not limited to access, outlet /metering alterations, low -flow channel development, silt /trash catchment, plantings, irrigation, and security fencing. 97. The project soils engineer shall review the final grading and drainage plans and Low Impact Development (LID) improvements. The soils report shall include specific recommendations related to public improvements, site development, utility, and Resolution No. 10619 (2015 Series) Page 29 building pad /foundation construction related to the proposed LID improvements. The project soils engineering report shall be referenced on the final map in accordance with the Subdivision Regulations and City Engineering Standards. 98. The final plans and drainage report shall show and note compliance with City Engineering Standard 1010.13 for spring or perched groundwater management and for water quality treatment of run -off from impervious streets, drive aisles, parking areas, and trash enclosures. 99. A SWPPP is required in accordance with State and local regulations. A hard copy of the SWPPP shall be provided to the City in conjunction with the Public Improvement Plan submittal and subsequent building plan submittals. The WDID number shall be included by reference on all construction plans sets. An erosion control plan shall be included with the improvement plans and all building plan submittals for demolitions, grading, and new construction. 100. The project development and grading shall comply with all air quality standards and mitigation measures. The developer shall provide written notification from the County Air Pollution Control District (APCD) regarding compliance with all local, state, and federal regulations including but not limited to the National Emission Standards for Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos (NOA). Fire 101. The project shall provide a minimum of two points of access to the subdivision from an existing public way wherever there are more than 30 housing units. Emergency Vehicle Access points will NOT be accepted in lieu of full access. 102. All streets that are less than 28 feet in width shall be posted "No Parking — Fire Lane" on both sides. Streets less than 36 feet in width shall be posted on one side only. 103. The project shall provide water mains and city- standard fire hydrants to provide a minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet. Homeowners' Association 104. Subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved by the City Attorney and Community Development Director prior to final map approval that establishes a "Master Homeowner's Association" (Master HOA). To the extent desired by the subdivider, individual phases of the project may include sub- associations as described in the applicant's "Master Declaration of CC &R's for Righetti Ranch ", dated 6/6/14. CC &R's shall minimally contain the following provisions that pertain to all lots: i. The initial set of CC &R's provided for the VTM #3063 final map shall provide Resolution No. 10619 (2015 Series) Page 30 for automatic annexation of subsequent phases to the Master HOA, including the potential to incorporate the adjoining Jones Ranch (VTM #3066) within the Master HOA. A graphic or other exhibit describing all properties to be annexed to the Righetti Ranch Master HOA shall be included with any CC &R's for VTM #3063. ii. All private improvements shall be owned and maintained by the individual property owners, sub - associations or the Master Homeowner's Association as applicable. Private improvements include but are not limited to streets, sidewalks, pedestrian and bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, and common area improvements iii. Grant to the city the right to maintain common areas if the HOA fails to perform, and to assess the HOA for expenses incurred, and the right of the city to inspect the site at mutually agreed times to assure conditions of CC &R's and final map are being met. iv. No parking except in approved, designated spaces. V. No outdoor storage of boats, campers, motorhomes, or trailers nor long- term storage of inoperable vehicles. vi. No outdoor storage by individual units except in designated storage areas. vii. The responsibility for the placement of the trash and recycling containers at the street on collection days will be the responsibility of the property owner's association. The property owner's association shall coordinate with San Luis Garbage Company regarding the collection time and preferred location for the placement of trash and recycling containers to minimize the obstruction of project streets viii. No changes in city- required provisions of the CC &R's will be considered valid and in effect without prior City Council approval. ix. Provision for all of the maintenance responsibilities outlined in various conditions. Plannin aRea uirements 105. At the time of submittal of a request for a final map, the subdivider shall provide a written report detailing the methods and techniques employed for complying with all required environmental mitigation measures as adopted herein. 106. In order to be consistent with the requirements of the Orcutt Area Specific Plan and County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document prior to the recordation of the final map. 107. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or Resolution No. 10619 (2015 Series) Page 31 otherwise occupy any property or properties within the airport area. 108. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed refuse storage area(s) and on -site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the HOA and shall be included in the CCR's or other property maintenance agreement accordingly. The solid waste solutions shall be shown and noted on the submittal(s) for Architectural Review Commission (ARC) approvals. 109. Prior to the issuance of building permits for residential units, the Architectural Review Commission shall review the residential building program, including building and landscape improvements, and provide comments and reconunendations to the Community Development Director. Final architectural design approval authority shall be vested in the Community Development Director. Director decisions may be appealed pursuant to standard city policies. 110. Prior to the recording of any phase of the final map, the applicant shall enter into an Affordable Housing Agreement with the City Council that details the timing of construction of affordable units on -site, proposed "transfers" of affordable units to another site, contains guarantees for failure to complete any or all of the affordable housing units (such as collecting affordable housing in -lieu fees, cash guarantees for the completion of the affordable units, providing a letter of credit, bond or other financial guarantee to assure compliance). 111. The subdivider shall dedicate all public lands, including the neighborhood park (Lot 312), with the initial final map. This neighborhood park will be designed under the direction of the City's Parks & Recreation Commission with a recommendation to the Architectural Review Commission and City Council, who will be responsible for the final design approval of the park. 112. A construction phasing plan shall be submitted to the Community Development Director prior to the issuance of the first building permit. 113. The subdivider shall develop a Construction Management Plan for review and approval by the Public Works and Community Development Directors. The plan shall be submitted prior to the issuance of a building permit for proposed project buildings and/or a phase of buildings. In addition, the contractor or builder shall designate a person or persons to monitor the Construction Management Plan components and provide their contact names and phone numbers. The Construction Management Plan shall include at least the following items and requirements: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if required, directional signs for construction vehicles, and designated Resolution No. 10619 (2015 Series) Page 32 construction access routes. b. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries and more intensive site work may be occurring, c. Location of construction staging areas which shall be located on the project site, for materials, equipment, and vehicles. d. Identification of haul routes for movement of construction vehicles that would minimize impacts on vehicular and pedestrian traffic, circulation and safety, and noise impacts to surrounding neighbors. e. The applicant shall ensure that the construction contractor employs the following noise reducing measures: i. Standard construction activities shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Saturday. ii. All equipment shall have sound - control devices no less effective than those provided by the manufacturer. No equipment shall have un- muffled exhaust pipes; and iii. Stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be muffled and enclosed within temporary sheds, or insulation barriers or other measures shall be incorporated to the extent possible. f. Temporary construction fences to contain debris and material and to secure the site. g. Provisions for removal of trash generated by project construction activity. h. A process for responding to, and tracking, complaints pertaining to construction activity. i. Provisions for monitoring surface streets used for truck routes so that any damage and debris attributable to the trucks can be identified and corrected. j. Designated location(s) for construction worker parking. 114. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and /or its agents, officers and employees from any claim, action or proceeding against the City and /or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this subdivision, and all actions relating thereto, including but not limited to environmental review. 115. Access corridors of 15' between lots 200 -201 and 50' along lots 58 and 84 will be added to the Final Map. 116. Conditions relating to phasing and timing of infrastructure are approved as contained herein, or as approved by the Community Development and Public Works Directors during review of public improvement plans and final maps. 117. Financing and "fair share" contribution plans may be submitted for City Council review with any final map application. The City Council will have sole discretion as to any reimbursement and /or fee credit programs implemented with said final maps. COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS N/A FOR THE SFD SEE A1.0 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS ALSO SEE L1.0 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS T1.4 T1.5 T1.6 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS A1.0 T1.10 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS RESOLUTION NO. 10619 TRACT CONDITIONS OF APPROVAL D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 2024.12.03 SLO CITY ARC LOT 23 SITE PLAN ARC 23.1 SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSS SD SD SD SD SD SD SD SD SD SD SD SD SDSDSD SD SD GATE-1 GATE-2 HIGH POINT 271.25 LOW POINT 265.50' FS:267.83' 2% SLOPE FS:267.37' FS:267.83' 2% SLOPE FS:267.44' 2" STEP FS:267.67' FS:267.83' FS:267.83' FS:267.83' ELEVATOR PIT FS:27.17' 9'-0 1/2" 4'-0" 2'-11"4'-8 1/2" FG:267.33' FG:267.33' FS:267.67' FG:267.33' FG:267.33' FG:267.33' SYNTHETIC TURF SWIMING POOL (2) 6" RISERS (1) 23" TREAD UP DRIVEWAY WITH CONCRETE PAVERS SD SD SD SD WW WWW WWW WW WWW WWW WW WWW WWW WW WWW WWW WW W WW W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWW WWWWWWWWW WWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSSSSSSS S D S D S D S D S D S D S D S D S D S D S D S D S D S D SDSDSDSDSDSDSD S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S D S D S D S D S D SD SD SD SD SD S D S D S D J T J T J T J T J T J T J T JT JT JT J T SS SS SS SS SS SS SS W W W WW W W W W GAS SS SS SS SS SS SS J T J T J T J T J T J T J T E E G G W M W M W J T J T CATV CATV 18'-6" MIN. DRIVEWAY CLEARANCE 10'-3" PROVIDED SETBACK 5'-0" MIN. SETBACK 21'-8" PROVIDED SETBACK 20'-0" MIN. SETBACK 20'-0" PROVIDED SETBACK 20'-0" MIN. SETBACK 6'-0" UTILITY EASEMENT 4'-6" TALL WALL PLANTER PLANTER 4'-10" TALL WALL FG:267.33' WATERSOFTENER IRRIGATION CONTROLER FIRE RISER WATERHEATER ELECTRIC CATV REFUSE AREA GARAGEOPENER EV GARAGEOPENER HEAT PUMP AC HEAT PUMP AC HIGH POINT 271.25 HANSEN LANE LOT #24 OPEN SPACE N27°28'07"W RAD.62.87' =77°28'37'' L=56.12' LOT #21 N68°57'25''E 55.53' 2 0 '-0 " G A R A G E M I N . S E T B A C K 1 5 '-0 " H O U S E M I N . S E T B A C K 1 5 '-0 "P R O V I D E D S E T B A C K N51°28'29''E 63.50' N38°31'31''W 130.35' N 3 5 ° 0 2 ' 5 7 ' ' E 4 2 . 0 6 ' POOL EQUIPMENT ENCLOSURE LANDING GARAGE SLOPE 2% LOT #23 SINGLE FAMILY RESIDENCE LOWER LEVEL FS: 268.00' 5'-0" MIN. SETBACK 31'-11" PROVIDED SETBACK X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXX 6" STEP 6" STEP =49°59'41'' R =28.50' L=24.87' PARSO NS WAY 270 TW: 272.00' FG: 267.33' WALL HEIGHT: 4.66' TW: 272.18' FG: 267.33' WALL HEIGHT: 4.85' (4'-10") TW: 273.50' FG: 267.33' WALL HEIGHT: 6.17' FG:270.75' TW: 273.50' FG: 267.33' WALL HEIGHT: 6.17' TW: 273.50' FG: 267.33' WALL HEIGHT: 6.17' 1 0 '-1 1 " P L T O W A L L4'-8 " W A L L /F E N C E A L L O W E D 12'-7"PL TO WALL 4'-11" WALL/FENCE ALLOWED TW: 265.00' FG: 263.00' WALL HEIGHT: 2.00' (2'-0") ALLOWED HEIGHT: 3.41' (3'-5") TW: 266.00' FG: 263.00' WALL HEIGHT: 3.00' ALLOWED HEIGHT: 4.00' 2'-7" PL TO WALL 3'-5" WALL/FENCE ALLOWED6'-8" PL TO WALL 4'-0" WALL/FENCE ALLOWED11'-2" PL TO WALL 4'-8" WALL/FENCE ALLOWED TW: 267.50' FG: 264.00' WALL HEIGHT: 3.50' (3'-6") ALLOWED HEIGHT: 4.66' (4'-8") TW: 267.50' FG: 266.00' WALL HEIGHT: 1.50' (1'-6") ALLOWED HEIGHT: 6.00' (6'-0") TW: 267.50' FG: 265.00' WALL HEIGHT: 2.50' (2'-6") ALLOWED HEIGHT: 5.41' (5'-5") 15'-10" PL TO WALL 5'-5" WALL/FENCE ALLOWED20'-0" PL TO WALL 6'-0" WALL/FENCE ALLOWED TW: 272.18' FG: 267.33' WALL HEIGHT: 4.85' (4'-10") ALLOWED HEIGHT: 6.00' (6'-0") TW: 270.00' FG: 267.33' WALL HEIGHT: 2.67' TW: 273.00' FG: 267.33' WALL HEIGHT: 5.67' (5'-8") TW: 273.00' FG: 267.33' WALL HEIGHT: 5.67' (5'-8") TW: 275.00' FG: 267.33' WALL HEIGHT: 7.67' (7'-8") TW: 275.00' FG: 267.33' WALL HEIGHT: 7.67' (7'-8") TW: 275.00' FG: 267.33' WALL HEIGHT: 7.67' (7'-8") TW: 275.00' FG: 270.33' WALL HEIGHT: 5.33' (5'-4") TW: 270.50' FG: 267.33' WALL HEIGHT: 3.17' (3'-2") TW: 275.00' FG: 267.33' WALL HEIGHT: 7.67' (7'-8") TW: 272.00' FG: 267.33' WALL HEIGHT: 4.67' (4'-8") TW: 272.00' FG: 267.33' WALL HEIGHT: 4.67' (4'-8") 10'-3" PROVIDED SETBACK 5'-0" MIN. SETBACK 6'-0" UTILITY EASEMENT 5'-0" MIN. SETBACK 265 266 2 6 7 2 6 8 2 6 9 2 7 0 2 7 1 2 7 2 2 7 3 2 7 4 274 275 276 277 278 280 279 275274273272271269268267266265264 276 277 263 263 263 264 2 6 5 267 273 273 274 275 272 2 6 6 267 270 263 264 265 266 267 271 SITE PLAN Scale: 1/8" = 1'-0" COVERED PATIO 11 12 10 1 7 12 8 2 9 5 23 3 24 20 19 17 16 21 1 10 5 110 9 9 9 1 1 2 2 7 8 1 1 18 25 410 26 22 14 15 12 12 12 13 27 18'-4" 6 12 3'-0" 6'-0" 10'-11" 20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.16.050 ALLOWED HEIGHTPL 12'-7" 4'-11" 2'-7" 3'-5" 6'-8" 4'-0" 11'-2" 4'-8" 4'-8" 15'-10" 5'-5" 66.UTILITY: ELECTRICAL SERVICE, UNDERGROUND FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 2,670 SF ALLOWED FRONT YARD PAVING = 1,335 SF (50%) PROPOSED FRONT YARD PAVING INCLUDING SIDEWALK = 1,002 SF (37.5%) PROPOSED FRONT YARD PAVING EXCLUDING SIDEWALK = 467 SF (17.5%) SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 BUILDING SETBACK ENVELOPE CONCRETE PATIO: SLOPE 2% AWAY FROM STRUCTURE EASEMENT: DASHED LINE INDICATES SEWER AND STORM DRAIN EASEMENT EXISTING CONCRETE ROLLED CURB FENCE AT INTERIOR PROPERTY LINES: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO RETAINING WALL BELOW OR 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. FENCE AT PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. GAPPED CONCRETE PAVERS GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PROPERTY LINE REFUSE AREA RETAINING WALL PER CIVIL DRAWINGS UTILITY: CATV SERVICE PANEL UTILITY: CATV SERVICE, UNDERGROUND UTILITY: ELECTRICAL METER UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: EXISTING JOINT TRENCH WITH ELECTRIC AND CATV SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: EXISTING FIRE HYDRANT, APPROXIMATELY 125 FEET TO THE NORTH ON THE OPPOSITE SIDE OF THE STREET UTILITY: EXISTING GAS SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: EXISTING STREET LIGHT UTILITY: GAS METER UTILITY: GAS SERVICE, UNDERGROUND UTILITY: SANITARY SEWER LINE UTILITY: STORM DRAIN LINE UTILITY: 1" WATER METER UTILITY: WATER SERVICE LINE LOCATION OF FUTURE POOL EQUIPMENT. PLACEMENT OF POOL EQUIMENT SHALL COMPLY WITH ZONING REGULATION §17.70.190 RECYCLED IRRIGATION WATER REQUIREMENTS A.SEPARATION BETWEEN RECYCLED WATER IRRIGATION AREAS AND POTABLE IRRIGATION AREAS WILL BE REQUIRED (I.E., MINIMUM 6-INCH CURB). A BACKFLOW DEVICE WOULD ALSO BE REQUIRED TO ENSURE AVOIDANCE OF CROSS-CONNECTION/CONTAMINATION ISSUES D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 23 FLOOR PLAN LOWER FLOOR ARC 23.2 D19 D15 D03 D04 W08W07 D09 W06 D10 D W D05 W05 W10 W11 W09 W03 W01 W02 D11 24 x 24 TRASH 24 x 24 DW D06 D01 W16 D07 W13 W15 D17 D18 D14 D12 24 x 24 DW D02 D08 42" BUILT-IN FRENCH DOOR REFRIGERATOR FLUSH INSTALL 24 x 24 WINE 24 x 24 WINE W12 W14 D13 D16 MODELNUMBERTRADENAMEPRODUCTMATERIAL 84'-1" 64'-1" 64'-1" 31'-4"10'-2"17'-8"24'-11" 20'-3" 3'-11" 8'-10 1/2" 12'-10 1/2" 7'-0" 11'-2" 6 1/2"2'-5 1/2"3 1/2"12'-0"2'-2"7'-5 1/2"16'-2 1/2"2'-11 1/2"8'-8"19'-8"11'-8" 2'-3 1/2" 8'-3 1/2" 2'-3 1/2" 8" 13'-6" 6'-7 1/2" 4'-5" 7'-10" 4'-5" 10" 12'-1 1/2" 1 1/2" 6'-6" 7'-0 1/2" 6'-0" 6'-4" 5'-11 1/2" 6'-4" 5'-2 1/2" 8'-10 1/2" 3'-0" 3'-0" 84'-1" GAS WATER SOFTENER IRRIGATION CONTROLER FIRE RISER WATER HEATER ELECTRIC CATV W04 MEDIA ROOM 15'-6"X17'-1" COVERED LANAI 18'-10"X10'-8" LAUNDRY 8'-0"X10'-1" DINING ROOM 16'-9"X12'-0" KITCHEN 21'-4"X17'-6" UP GREAT ROOM 16'-9"X23'-6" STAIRWELL 7'-6"X14'-2" BUTLER PANTRY 7'-6"X8'-2" CLOSET 5'-6"X4'-0" (FUTURE ELEVATOR) CLOSET BEDROOM 4 OFFICE 16'-2"X12'-7" CONSOLE BENCH GAME STORAGE GAME STORAGE FIREPLACE ART ART PANTRY PANTRY GRILL GARAGE 18'-9"X22'-10" WORKSHOP 11'-4"X19'-4" HALLWAY 10'-10"X4'-6" ENTRY FOYER 4'-5"X12'-3" BATHROOM 3 11'-3"X5'-10" HALLWAY 14'-10"X4'-6" CLOSET 6'-4"X6'-0" HALLWAY 8'-4"X4'-6" POWDER 6'-4"X6'-0" GAME STORAGE FIREPLACE TV ABOVE ART WALK-IN CLOSET 7'-6"X4'-0" BATHROOM 4 9'-0"X5'-6" BEDROOM 3 15'-6"X13'-4" STONE STONE FLOOR PLAN - LOWER FLOOR Scale: 1/4" = 1'-0" 11 A A B B C C D D E E F F 22 33 44 55 66 77 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 23 FLOOR PLAN UPPER FLOOR ARC 23.3 3'-0" 3'-0" 3'-0" 5'-6" 4'-0" 3'-6" 3'-0" 3'-0" 5'-6" 6'-0" 3'-0" C R I C K E T CRICKET CRICKET C R I C K E T CRICKET LOW SLOPE ROOFSLOPE 0.25 : 12 SLOPE 0.25 : 12 MECHANICAL ATTIC BELOW TOP OF CURB TC: XXX' CANTILEVERED BEAM TOP OF CURB TC: XXX' TOP OF PARAPET WALL TW: XXX' TOP OF CURB TC: XXX' LOW SLOPE ROOF SLOPE 0.25 : 12 SLOPE 0.25 : 12 CRICKET CRICKET C R I C K E T CRICKET C R I C K E T C R I C K E T TOP OF CURB TC: XXX' TOP OF CURB TC: XXX' 3'-0" W24 W25 W26 D25 BEDROOM 1 15'-6"X17'-0" W22 W23 DN W27 W18 W19 W21 W20 W17 D22D21D20 D30 COVERED DECK D28D27 LINENS D29 OPTIONAL DISPLAY / GALLERY / BOOKS WALK-IN CLOSET 10'-9"X7'-0" BATHROOM 1 11'-9"X11'-9" BEDROOM 2 16'-6"X12'-7" D23 CLOSET 4'-8"X4'-0" (FUTURE ELEVATOR) D24 WC 5'-0"X4'-0" BATHROOM 2 7'-7"X8'-3" WALK-IN CLOSET 4'-2"X4'-0" HALLWAY 19'-0"X4'-6" LANDING 7'-6"X4'-6" STAIRWELL 7'-6"X14'-2" D26 ART ART HB HB MECH 2'-6"X4'-2" 24'-11" 56'-4 1/2" 4'-3" 4'-6" 4'-7" 4'-6" 15'-0" 17'-5 1/2" 5'-7 1/2" 5 1/2" 5'-7 1/2" 13'-6" 6'-7 1/2" 4'-5" 7'-10" 4'-5" 13'-2" 6'-0 1/2" 5 1/2" 5 1/2"11'-9"5'-3"7'-5 1/2"5 1/2" ART 56'-5 1/2" 5 1/2"7'-5 1/2"14'-5 1/2"2'-5 1/2" 5 1/2"4'-5 1/2"5 1/2" CRICKET FLOOR PLAN - UPPER FLOOR Scale: 1/4" = 1'-0" 11 A A B B C C D D E E F F 22 33 44 55 66 77 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 23 ROOF PLAN ARC 23.4 3'-0" 3'-0" 3'-0" 5'-6" 4'-0" 3'-6" 3'-0" 3'-0" 5'-6" 6'-0" 3'-0" C R I C K E T CRICKET CRICKET C R I C K E T CRICKET LOW SLOPE ROOFSLOPE 0.25 : 12 SLOPE 0.25 : 12 MECHANICAL ATTIC BELOW TOP OF CURB TC: XXX' CANTILEVERED BEAM TOP OF CURB TC: XXX' TOP OF PARAPET WALL TW: XXX' TOP OF CURB TC: XXX' LOW SLOPE ROOF SLOPE 0.25 : 12 SLOPE 0.25 : 12 CRICKET CRICKET C R I C K E T CRICKET C R I C K E T C R I C K E T TOP OF CURB TC: XXX' TOP OF CURB TC: XXX' 3'-0" MECHANICAL ATTIC BELOW SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL SOLAR PANEL LOW SLOPE ROOF SLOPE 0.25 : 12 SLOPE 0.25 : 12 LOW SLOPE ROOF SLOPE 0.25 : 12 CRICKET C R I C K E T C R I C K E T CRICKET TOP OF CURB TC: XXX' TOP OF PARAPET WALL TW: XXX' SLOPE 0.25 : 12 CRICKET POST BELOW PARAPET WALL AT DECK BELOW 3'-0" 3'-0" 9'-1" 10'-11" 3'-0" 3'-0" 3'-0" 3'-5 1/2" 3'-0" 4'-0" TOP OF CURB TC: XXX' TOP OF CURB TC: XXX' ROOF PLAN Scale: 1/4" = 1'-0" 11 A A B B C C D D E E F F 22 33 44 55 66 77 EXTERIOR ELEVATION - EAST Scale: 1/4" = 1'-0" AVG. N.G. 268.38' LOWER FLOOR 268.00' HEIGHT LIMIT 293.38' UPPER FLOOR 279.43' 25'-0" AVG. N.G. 268.38' LOWER FLOOR 268.00' HEIGHT LIMIT 293.38' UPPER FLOOR 279.43' 25'-0" PAINT-1 BRICK-1 2 3 STUCCO-1 8 11 STUCCO-2 BRICK-1 4 5 2 2 13 ROOF-1 16 3 STUCCO-1 2 13BRICK-1 7 7 STAIN-1 15 PAINT-1 9 ROOF-116 STAIN-115 PAINT-19 1 PAINT-1 ROOF-1 16 STAIN-1 15 PAINT-1 9 ROOF-116 STAIN-115 PAINT-19 STUCCO-12 EXTERIOR ELEVATION - NORTH Scale: 1/4" = 1'-0" 10 14 7 10 3 13 14 STUCCO-2 BRICK-13 2 STUCCO-1 12 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 2024.12.03 SLO CITY ARC LOT 23 EXTERIOR ELEVATIONS ARC 23.5 EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 6X6 STRUCTURAL POST ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL --/A7.3 BRICK VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL -/A7.1 CAST IN PLACE CONCRETE STAIRS REFER TO DETAIL -/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO OR WALKWAY: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES EXISTING NATURAL GRADE, REFER TO CIVIL GRADING PLANS FOR MORE INFORMATION DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIVEWAY WITH PRECAST CONCRET PAVERS: REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION FASCIA, PAINT PER PLAN. WRAP WITH ALUMINUM DRIP EDGE TRIM. REFER TO DETAIL -/A7.1 FENCE, REFER TO DETAIL -/A7.1. WHEN COMBINED WITH A RETAINING WALL, THE HEIGHT OF THE FENCE AND WALL COMBINATION SHALL NOT EXCEED 9'-0" IN HEIGHT FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GARDEN WALL WITH GATE: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050 LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS -/7.1 FOR MORE INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF WUI APPRIVED NONCOMBUSTIBLE IGNITION-RESISTANT SOFFIT BOARDS ARE USED. REFER TO DETAIL -/A7.1 ROOF: SINGLE PLY ROOF MEMBRANE ROOF, REFER TO DETAILS --/A7.1 # EXTERIOR FINISH SCHEDULE BRICK-1 PAINT-1 ROOF-1 STAIN-1 STUCCO-1 STUCCO-2 BRICK VENNER AND WALL CAP TYPE: THIN BRICK COLOR: SNOW WHITE WIRECUT ACCENT PAINT MFR: SHERWIN WILLIAMS PAINT COLOR: SW6990 CAVIAR MEMBRANE LOW SLOPE ROOF COLOR: COOL GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: DESERT WOOD (SW3030) INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7005, PURE WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW9168, ELEPHANT EAR FINISH-# EXTERIOR ELEVATION - SOUTH Scale: 1/4" = 1'-0" EXTERIOR ELEVATION - WEST Scale: 1/4" = 1'-0" AVG. N.G. 268.38' LOWER FLOOR 268.00' HEIGHT LIMIT 293.38' UPPER FLOOR 279.43' AVG. N.G. 268.38' LOWER FLOOR 268.00' HEIGHT LIMIT 293.38' UPPER FLOOR 279.43' 25'-0" 25'-0" 11 STUCCO-2 BRICK-1 2 ROOF-1 16 3 7 STAIN-1 15 PAINT-1 9 ROOF-116 STAIN-115 PAINT-19 STUCCO-2 BRICK-1 2 ROOF-116 3 7 STAIN-115 PAINT-19 STUCCO-12 STUCCO-12 7 1 8 STUCCO-2 2 ROOF-1 16 STAIN-1 15 PAINT-1 9 13 11 14 14 6 9 14 STUCCO-22 10 14 7 PAINT-1 12 12 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 2024.12.03 SLO CITY ARC LOT 23 EXTERIOR ELEVATIONS ARC 23.6 EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 6X6 STRUCTURAL POST ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL --/A7.3 BRICK VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL -/A7.1 CAST IN PLACE CONCRETE STAIRS REFER TO DETAIL -/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO OR WALKWAY: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES EXISTING NATURAL GRADE, REFER TO CIVIL GRADING PLANS FOR MORE INFORMATION DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIVEWAY WITH PRECAST CONCRET PAVERS: REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION FASCIA, PAINT PER PLAN. WRAP WITH ALUMINUM DRIP EDGE TRIM. REFER TO DETAIL -/A7.1 FENCE, REFER TO DETAIL -/A7.1. WHEN COMBINED WITH A RETAINING WALL, THE HEIGHT OF THE FENCE AND WALL COMBINATION SHALL NOT EXCEED 9'-0" IN HEIGHT FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GARDEN WALL WITH GATE: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050 LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS -/7.1 FOR MORE INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF WUI APPRIVED NONCOMBUSTIBLE IGNITION-RESISTANT SOFFIT BOARDS ARE USED. REFER TO DETAIL -/A7.1 ROOF: SINGLE PLY ROOF MEMBRANE ROOF, REFER TO DETAILS --/A7.1 # EXTERIOR FINISH SCHEDULE BRICK-1 PAINT-1 ROOF-1 STAIN-1 STUCCO-1 STUCCO-2 BRICK VENNER AND WALL CAP TYPE: THIN BRICK COLOR: SNOW WHITE WIRECUT ACCENT PAINT MFR: SHERWIN WILLIAMS PAINT COLOR: SW6990 CAVIAR MEMBRANE LOW SLOPE ROOF COLOR: COOL GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: DESERT WOOD (SW3030) INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7005, PURE WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW9168, ELEPHANT EAR FINISH-# D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 2024.12.03 SLO CITY ARC LOT 23 SECTIONS ARC 23.7 AVG. N.G. 268.38' LOWER FLOOR 268.00' HEIGHT LIMIT 293.38' UPPER FLOOR 279.43' 25'-0" 11'-6" PLATE 10'-0" PLATE 3'-4" 1'-4" 9'-6" PLATE 9'-6" PLATE 1'-3 3/8" 1'-3 3/8" 1'-3 3/8" +/- 3'-10 1/2" SECTION F Scale: 1/4" = 1'-0"F 9'-6" 5'-0" 2'-2" +/- 3'-4" +/- 3'-10 1/2" 5'-0"+/- 4'-1" 16.5% UPPER FLOOR 279.43' HEIGHT LIMIT 293.38' AVG. N.G. 268.38' LOWER FLOOR 268.00' 25'-0" 2% SECTION A Scale: 1/4" = 1'-0"A D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 7 E N C L A V E A T R I G H E T T I - L O T #2 3 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 2 0 2 4 .0 7 .2 2 12 10 1 3 2 5 6 2 7 11 1 12 5 12 DarkSky Exterior Light Maxim Outpost 22" Sconce LED Darksky Outdoor Wall Sconce 4 Horizontal Wood Siding Stain: Desert Wood (SW3030) 2 Stucco Color: Pure White (SW7005) 1 Thin Brick Color: Snow White Wirecut 3 Stucco Color: Elephant Ear (SW9168) 6 TPO Flat Roof Color: Cool Gray 8 Soffits / Wood Siding Stain: Desert Wood (SW3030) 9 Concrete Color: Standard Gray 10 CMU Block Wall Color: Grey Charcoal 11 Garage Door Aluminum w/ Frosted Glass 7 Metal / Aluminum Window/Door/Railing/Awning Color: Black 5 Paint - Trim Color: SW 6990 Caviar 5 8 8 10 LOT 23 COLOR BOARD ARC 23.8 D A T E I S S U E ENCLAVE - LOT 23 PARSONS WAY SAN LUIS OBISPO, CALIFORNIA 93401 These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 LANDSCAPE REQUIREMENTS 1. PLANT MATERIAL SHALL COMPLY WITH THE FOLLOWING: A. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO THE LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST). B. A MINIMUM THREE-INCH (3″) LAYER OF COMPACTED MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 2. TURF SHALL COMPLY WITH ALL OF THE FOLLOWING: A. TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA IN RESIDENTIAL AREAS, AND THERE SHALL BE NO TURF IN NON-RESIDENTIAL AREAS. B. TURF SHALL NOT BE PLANTED ON SLOPED AREAS WHICH EXCEED A SLOPE OF 1 FOOT VERTICAL ELEVATION CHANGE FOR EVERY 4 FEET OF HORIZONTAL LENGTH. C. TURF IS PROHIBITED IN PARKWAYS LESS THAN 10 FEET WIDE UNLESS THE PARKWAY IS ADJACENT TO A PARKING STRIP AND USED TO ENTER AND EXIT VEHICLES. ANY TURF IN PARKWAYS MUST BE IRRIGATED BY SUB-SURFACE IRRIGATION OR BY OTHER TECHNOLOGY THAT CREATES NO OVERSPRAY OR RUNOFF. 3. IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING: A. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST UTILIZE A RAIN SENSOR AND/OR USE AN EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR. B. IRRIGATION CONTROLLERS SHALL BE OF A TYPE THAT DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. C. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THAT THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER’S RECOMMENDED PRESSURE RANGE. D. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. E. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014. “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD,” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. F. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCE NO RUNOFF OR OVERSPRAY. AT THE TIME OF FINAL INSPECTION, THE LANDSCAPE CONTRACTOR MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, A CERTIFICATE OF INSTALLATION, AN IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. S D SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS TOP OF SLAB 268.00' HIGH POINT 271.25 LOW POINT 265.50' 2" STEP 9'-0 1/2"4'-0" 2'-11" 4'-8 1/2" SYNTHETIC TURF SWIMING POOL SD SD SD SD SD SD SD SD SD SD SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWW WWWW WWWW WWWW WWWW WWWW WWWW WWWW WWWW WWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWW W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SS SS SS SS S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D SD SD SD SD SD SD S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S D S D S D S D S D S D S D S D S D S D S D S D S D S D SD S D S D S D S D S D S D S D S D S D S D S D S D SD J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T JT JT JT JT JT JT JT JT JT J T J T SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W S SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T E E E E E E G G G G W M W M W J T J T J T J T J T J T CATV CATV CATV CATV CATV CATV GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGG IRRIGATION CONTROLER FIRE RISERELECTRICCATV LANDSCAPE PLANTING PLAN Scale: 3/16" = 1'-0" 3 SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. 3 SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. GRAVEL PROVIDE 2" LAYER OF GRAVEL OVER WEED CLOTH ON PATHWAYS AND AT PLANTING AREAS, AS INDICATED. 2 GRAVEL 1 1 3 3 LANDSCAPE PLANTING PLAN ARC-23L1 LANDSCAPE PLAN KEYNOTES 1. 2. 3. 4. PROVIDE 1 GOUNDCOVER PLUG EVERY 6 INCHES. PROVIDE 2" LAYER OF GRAVEL OVER WEED CLOTH ON PATHWAYS, AS INDICATED. PROVIDE 2" LAYER OF BARK MULCH OVER WEED CLOTH AT PLANTING AREAS AS INDICATED. N/A ROSMARINUS 'ROMAN BEAUTY' ROSEMARY LAVANDULA ’PHENOMENAL’ FRENCH LAVENDER ARCTOSTAPHYLOS X 'PACIFIC MIST' PACIFIC MIST MANZANITA SALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE LAURUS NOBILIS SWEET BAY LAUREL SPECIMEN SHRUBS OLEA EUROPAEA 'MONTRA' / LITTLE OLLIE® DWARF OLIVE SIZE: 4`-6` TALL AND WIDE QTY 5 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON ROSMARINUS 'ROMAN BEAUTY' / ROSEMARY SIZE: 2'-3' TALL AND 2' WIDE QTY 8 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON GROUND COVER DYMONDIA MARGARETAE / SILVER CARPET SIZE: <1' TALL AND 2'-3' WIDE QTY 5 WUCOLS PF: .1 - .3 POT SIZE 60 PLUG TRAY BARK MULCH 2" DEEP COVERAGE OF 692 SQ FT PEA GRAVEL OR PEBBLES 2" DEEP COVERAGE OF 156 SQ FT LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' DYMONDIA MARGARETAE SILVER CARPET PERENNIALS SALVIA LEUCANTHA 'SANTA BARBARA' / MEXICAN BUSH SAGE MATURE SIZE: 3`-5` TALL AND WIDE QTY 3 WUCOLS PF: .1-.3 POT SIZE 1 GALLON ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ – KANGAROO PAW MATURE SIZE: 3`-6` TALL AND 2`-3` WIDE QTY 13 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON LAVANDULA 'PHENOMENAL’/FRENCH LAVENDER MATURE SIZE: 2` TALL AND WIDE QTY 9 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON CEANOTHUS 'YANKEE POINT' / CALIFORNIA MOUNTAIN LILAC MATURE SIZE: 2`-3` TALL AND 8`-10` WIDE QTY 3 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON HESPERALOE PARVIFLORA / RED YUCCA MATURE SIZE: 3`-4` TALL AND WIDE QTY 9 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON ARCTOSTAPHYLOS X 'PACIFIC MIST' / PACIFIC MIST MANZANITA SIZE: 2`-4' TALL AND 2`-3' WIDE QTY 4 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON TREE OLEA EUROPAEA 'FRUITLESS' / FRUITLESS OLIVE MATURE SIZE: 15`-20` TALL AND WIDE QTY 1 WUCOLS PF: .1 - .3 POT SIZE 48" BOX LAURUS NOBILIS / SWEET BAY LAUREL SIZE: 15'-30' TALL AND 10'-20' WIDE QTY 2 WUCOLS PF: .1 - .3 POT SIZE 24" BOX LAGERSTROEMIA FAUREI / JAPANESE CRAPE MYRTLE MATURE SIZE: 25`-30` TALL AND 20`-25` WIDE QTY 1 WUCOLS PF: .1 - .3 POT SIZE 24" BOX ORNAMENTAL GRASS LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' MATURE SIZE: 2`-3' TALL AND WIDE QTY 7 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON OLEA EUROPAEA 'MONTRA' LITTLE OLLIE DWARF OLIVE PEA GRAVEL .125" - .25" MIXED PERMEABLE ROCK HESPERALOE PARVIFLORA RED YUCCA CEANOTHUS 'YANKEE POINT' CALIFORNIA MOUNTAIN LILACE OLEA EUROPAEA 'FRUITLESS FRUITLESS OLIVE ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ KANGAROO PAW LAGERSTROEMIA FAUREI JAPANESE CRAPE MYRTLE D A T E I S S U E ENCLAVE - LOT 23 PARSONS WAY SAN LUIS OBISPO, CALIFORNIA 93401 These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 LANDSCAPE IRRIGATION PLAN ARC-23L2 Instructions Cells with pale blue background are for entering data Results show in cells with tan background Tan Cells Show Results Messages and warnings are displayed in cells with yellow background 1) Select city by clicking on blue cell and choosing a city from the drop down menu ETo Click on the blue cell on right to Pick City Name San Luis Obispo Name of City appears in the tan cell below the name of the city ETo of City from Appendix A 43.80 ETo (inches/year) 2) Enter square footage of overhead spray irrigated landscape area 0 Overhead Landscape Area (ft2) 3) Enter square footage of drip irrigated landscape area 1595 Drip Landscape Area (ft2) 4) Enter square footage of Special Landscape Area (SLA)0 SLA (ft2) Total Landscape Area 1,595.00 Results: 5) MAWA results appear in the tan cells (ETo) x (0.62) x [(0.55 xLA) + (1.0 - 0.55) X SLA)]-Gallons -Cubic Feet -HCF -Acre-feet -Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Total Landscape Area 1,595.00 LA (ft2) Special Landscape Area 0.00 SLA (ft2) 6) If you are considering effective precipitation (Eppt), enter total annual precipitation. 14 Total annual precipitiation (inches/year) 7) Eppt Enter Effective Precipitation 3.50 Eppt (in/yr)(25% of total annual precipitation) 8) For comparison, MAWA without effective precipitation is displayed below MAWA without Eppt (Gallons) Results: 23,822.60 MAWA = [(ET o - Eppt) x (0.62)] x [(0.55 x LA) + ((1.0 - 0.55) x SLA)]21,922.48 Gallons 2,930.62 Cubic Feet 29.31 HCF 0.07 Acre-feet 0.02 Millions of Gallons Enter value in Pale Blue Cells Messages and Warnings Maximum Applied Water Allowance Calculations for New and Rehabilitated Residential Landscapes Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 640 0.81 237 Zone 2 Drip Low 0.30 955 0.81 354 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 591 SLA 0 0 Sum 1,595 Results MAWA = 21,922 ETWU= 14,763 Gallons ETWU complies with MAWA 1,973 Cubic Feet 20 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 640 0.81 237 Zone 2 Drip Low 0.30 955 0.81 354 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 591 SLA 0 0 Sum 1,595 Results MAWA = 21,922 ETWU= 14,763 Gallons ETWU complies with MAWA 1,973 Cubic Feet 20 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings S D SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS TOP OF SLAB 268.00' HIGH POINT 271.25 LOW POINT 265.50' 2" STEP 9'-0 1/2"4'-0" 2'-11" 4'-8 1/2" SYNTHETIC TURF SWIMING POOL SD SD SD SD SD SD SD SD SD SD SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWW WWWW WWWW WWWW WWWW WWWW WWWW WWWW WWWW WWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWW W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SS SS SS SS S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D SD SD SD SD SD SD S S S S S SSSSSSS S SSSSS S SSSSS S SSSSS S SSSSSSS S SSSSSSS S SSSSS S SSSSS S SSSSS S SSSSSSS S SSSSSSS S SSSSS S SSSSS S SSSSS S SSSSSSS S SSSSSSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S D S D S D S D S D S D S D S D S D S D S D S D S D S D SD S D S D S D S D S D S D S D S D S D S D S D S D SD J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T JT JT JT JT JT JT JT JT JT JT J T SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W S SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T E E E E E E G G G G W M W M W J T J T J T J T J T J T CATV CATV CATV CATV CATV CATV GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG IRRIGATION CONTROLER FIRE RISERELECTRICCATV W W W W W W W W W W W W W W W W W W W C HZ1 HZ2 HYDRO ZONE #2 955 SF HYDRO ZONE #1 640 SF LANDSCAPE IRRIGATION PLAN Scale: 3/16" = 1'-0" IRRIGATION SYMBOL LEGEND SYMBOL MANUFACTURER MODEL #EQUIPMENT TYPE INSTALLATION NOTES SALCO YSRV-075 OR EQUAL VALVE MANIFOLD ASSEMBLY SEE DETAIL SHEET ANY ANY BRASS BALL VALVE, LINE SIZE SEE DETAIL SHEET FEBCO 825, 1"REDUCED PRESSURE ASSEMBLY SEE DETAIL SHEET ANY EXTERIOR, WALL MOUNT 3-STATION WALL MOUNT CONTROLLER* PER MANUF. REQMTS; *WITH RAIN SENSOR DEVICE ANY CLASS 200 3/4" PVC LATERAL IRRIGATION LINE BURY 12" ANY SCH. 40 3/4" PVC PRESSURE MAINLINE BURY 18" ANY SCH. 40, 2"SLEEVE UNDER PAVING BURY 18" C 3 4 7 8 5 6 2 PURPLE RECYCLED WATER IRRIGATION LINE PER TRACT IMPROVEMENT PLANS SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. PURPLE RECYCLED WATER IRRIGATION LINE PER TRACT IMPROVEMENT PLANS 1 1 1 1 1 2 2 2 22 IRRIGATION NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. AFTER INSTALLATION OF ALL DISTRIBUTION TUBING, ALL END CAPS SHALL BE REMOVED AND THE SYSTEM FLUSHED UNTIL WATER RUNS CLEAR THROUGH ALL ENDS OF TUBING, THEN CAPPED. ALL ENDS OF DISTRIBUTION TUBING WILL HAVE FLUSHABLE END CAPS. ALL EQUIPMENT REQUIRED BUT NOT SPECIFIED ON THE DRAWINGS, TO COMPLETE THE WORK, SHALL BE PROVIDED BY THE IRRIGATION CONTRACTOR. ALL SURFACE RUNS OF DISTRIBUTION TUBING WILL BE STAKED PER DETAIL. ALL TUBING CUTS FOR FITTING CONNECTIONS WILL BE DONE WITH A SHARP TOOL LEAVING A SQUARE END. ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. CONNECT ALL DIRECT BURIAL WIRES USING 3M'S "DBY DIRECT BURY SPLICE KIT". ANY TIGHT TURNS IN THE TUBING WILL BE MADE WITH COMPRESSION FITTINGS TO PREVENT KINKING. DISTRIBUTION TUBING RUNS ON SOIL SURFACE SHALL BE FREE OF ANY SHARP STONES, AGGREGATE OR DEBRIS. DRIP DISTRIBUTION TUBING INSTALLATION: THE TUBING WILL BE SNAKED IN THE TRENCH IN UNDERGROUND SYSTEMS AND ABOUT THE LANDSCAPE IN ABOVE GROUND INSTALLATIONS TO ALLOW FOR THE EXPANSION AND CONTRACTION VARIATIONS (ADD 3% TO TUBING LENGTH REQUIRED AS A GENERAL RULE). GENERAL CONTRACTOR TO PROVIDE ELECTRICAL POWER FOR CONTROLLER. ELECTRICAL CONTRACTOR IS TO INSTALL POWER TO CONTROLLER FOR CURRENT N.E.C. CODES AND REQUIREMENTS. CONTROLLER'S POWER WIRE SHALL BE 120 VOLT WIRE. RUN FROM POWER SUPPLY TO CONTROLLER. HOLES FOR THE INSTALLATION OF THE EMITTERS SHALL BE MADE WITH A HOLE PUNCH TOOL DESIGNED FOR THE EMITTER AND HEAD BEING USED. INSTALL ALL EQUIPMENT IN ACCORDANCE WITH MFGR'S INSTRUCTIONS &/OR SPECIFICATIONS. INSTALL CONTROLLER AT LOCATION SHOWN (APPROXIMATE LOCATION, VERIFY LOCATION WITH GENERAL CONTRACTOR). OWNER TO APPROVE OF FINAL LOCATION OF CONTROLLER. INSTALL RAIN SENSOR ON HOUSE'S EAVE OR FENCING. INSTALLATION OF DRIP EMITTERS WILL OCCUR AFTER INSTALLATION OF ALL UNDERGROUND COMPONENTS BACKFILLING, SURFACE RUN DISTRIBUTION TUBING AND APPROVALS; ALL PLANT MATERIALS WILL BE PLANTED BEFORE THE INSTALLATION OF DRIP EMITTERS & MICRO TUBING. IRRIGATION DESIGN IS BASED ON A MINIMUM 45 P.S.I STATIC WATER PRESSURE AT THE POINT OF CONNECTION TO EXISTING IRRIGATION SYSTEM. CONTRACTOR SHALL TEST THE PRESSURE AT P.O.C. IF WATER PRESSURE IS LESS, CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE COMMENCING WITH WORK. IRRIGATION PLAN IS DIAGRAMMATIC, INSTALL ALL IRRIGATION EQUIPMENT IN PLANTING AREAS. MICRO EXTENSION TUBING SHALL BE OF THE APPROPRIATE SIZE FOR THE DRIP EMITTER. THE ENDS OF THE TUBING SHALL BE FITTED WITH BUG CAPS AND THE TERMINUS SHALL BE LOCATED AT THE OUTSIDE PERIMETER OF THE PLANTING PITS. THE TUBING SHALL BE STAKED AT THE TERMINUS AND AT 3' O.C. OR PER DETAILS. PVC TUBING SHALL BE SOLVENT WELDED TO PVC FITTING USING PRIMER AND CEMENT FOLLOWING MFGR'S INSTRUCTIONS. PVC TUBING SHALL BE KEPT UNDER THE 110 DEGREE F. MAXIMUM CEMENTING TEMPERATURE DURING INSTALLATION OF FITTINGS BY MEANS OF SHADING, DAMP RAGS OR WORKING WHEN TEMPERATURES ARE COOLER. SEE PLANT SYMBOL LEGEND FOR EMITTERS TO USE FOR EACH TYPE OF PLANT. DRIP EMITTERS SHALL BE MANUFACTURED BY RAINBIRD & PEPCO & BE MODEL NUMBERS XB-05 (0.5 GPH), XB-20 (2.0 GPH)-"XERI-BUG" PRESSURE COMPENSATING EMITTERS & "VARI-JET SHRUBBLER" (PVJS8B). INSTALL PER DETAIL PER CONSTRUCTION DRAWINGS IF NOT SPECIFIED IN PLANT SYMBOL LEGEND, USE 0.5 EMITTER FOR 1 GAL, 2.0 EMITTER FOR 5 GAL., AND SHRUBBLER FOR LARGER CONTAINERS. TEMPORARILY CAP ALL FREE ENDS OF TUBING WITH TAPE TO PREVENT DIRT CONTAMINATION. TRENCH BACKFILL MATERIAL SHALL BE FREE OF ROCKS, GLASS & OTHER EXTRANEOUS MATERIALS. BACKFILL WILL BE COMPACTED TO 90% DENSITY OF ADJACENT UNDISTURBED SOIL. TUBING TO COMPRESSION FITTINGS WILL BE SEATED TO FULL DEPTH OF FITTING. WATER SHALL BE FLOWING THROUGH THE DISTRIBUTION TUBING AT LOW PRESSURE (0-5 P.S.I.) DURING THE EMITTER INSTALLATION. #IRRIGATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 2" SLEEVE W/ 3/4" SCHEDULE 40 PVC PIPE 3/4" PVC PIPE BALL VALVE EXISTING WATER METER, AT STREET HOUSE SERVICE WATER LINE IRRIGATION CONTROLLER WITH RAIN SENSOR POINT OF CONNECTION: CONNECT 3/4" IRRIGATION MAINLINE TO HOUSE SERVICE LINE VALVE MANIFOLD ASSEMBLY, 1 FOR EACH ZONE SSS S S S S S S S S S S S S S S S S S SS SS SS W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W J T JT JT JT JT W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W WW S D S D W W W W W W OPTIONAL TURF 2 CAR GARAGE SLOPE 2% LOT #24 SINGLE FAMILY RESIDENCE UPPER LEVEL FS: 289.09' LOT SIZE: -- SF 5 '- 0 " E A S E M E N T 19'-4" 15'-0" HOUSE MIN. SETBACK 14'-0" EASEMENT 18'-6" GARAGE MIN. SETBACK 5 '-0" S E TB A CK LOW POINT EQ: 277.00' GARDEN PATH GARDEN PATH GARDEN PATH GARDEN PATH LOWER LEVEL FS: 278.17' HIGH POINT EG: 288.4' 2% SLOPE ELEV. PIT FS:277.33' FS:289.01' FS:288.58' CONCRETE PAVER DRIVEWAY 2% SLOPE FS:288.93' 2% SLOPE FS:288.93' FS:288.81' FS:288.66' FS:288.09' FS:287.53' FS:286.97' FS:286.88' FS:286.32' FS:285.75' FS:285.75' FS:285.19' FS:284.63' FS:284.07' F S : 2 8 4 . 0 0 ' 2% SLOPE (3) 6.75" RISERS (2) 14" TREADS (2) 6.75" RISERS (1) 14" TREADS (3) 6.75" RISERS (2) 14" TREADS TW:286.88' TW:286.88' 2% SLOPE FS:278.00' 2% SLOPE FS:278.00' 2% SLOPE FS:278.00' 2% SLOPE FS:278.00' WORKSHOP 4'-5" 4'-8" 3'-11 1/2" 2'-8" 4'-2 1/2"4'-3 1/2" 5 1/2" 19'-7 1/2"8'-4 1/2" SD SD SD SD S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SD SD IRRIGATION CONTROLER FIRE RISER CATV ELECTRIC JT JT JT JT JT JT JT W W W W W 5 '-0" SE T BA C K GAS G G G G G G G G G G DI DI DISDSD 26'-6" 2 1 '- 4 " 1 1'-2" 1 3'-5" 39 '-3 " WMWM T R G =75°05'58'' R=28.50' L=37.36' N 0 3 ° 3 3 ' 4 0 ' ' W 1 4 7 . 3 4 ' N88°35'31''W 59.18' = 5 0° 3 3'2 6'' L = 3 6.6 2' N 0 3 ° 3 3 ' 4 0 ' ' W 3 6 . 7 1 ' N 6 8 °5 7 '2 5 ''E 5 5 .5 3 ' N 5 1 °2 8'2 9''E 6 3.5 0' H A N S E N L A N E 286 287 288 289 290 285285 286 287 284 286 287 288 285 284 287 286285 284 283 282 280 279 278 286 287 287 288 289 290 288 287 287 288 278 279 280 TOW: 288.66' FG: 287.00' HEIGHT: 1.66' (+/- 20") ALLOWED: 6' (72") 11'-0" PL T O W ALL 4'-8" W ALL ALL O W E D 14'-3" PL T O W ALL TOW: 286.88' FG: 286.00' HEIGHT: 0.88' (+/- 11") ALLOWED: 5'2" (62") TOW: 290.50' FG: 287.75' HEIGHT: 1.75' (+/- 21") ALLOWED: 4'-6" (54") 10'-0" PL TO WALL TOP OF FENCE: 293.50' TOP OF WALL: 290.50' FG: 288.00' FENCE/WALL HEIGHT: 5.50' (66") ALLOWED: 9'-0" (108") TOP OF FENCE: 295.50' TOP OF WALL: 290.50' FG ST LOW SIDE: 288.00' FENCE/WALL HEIGHT: 7.50' (90") ALLOWED: 9'-0" (108") FG AT HIGH SIDE: 290.00' FENCE/WALL HEIGHT: 5.50' (66") ALLOWED: 6'-0" (72") TOP OF FENCE: 295.50' TOP OF WALL: 290.50' FG ST LOW SIDE: 288.00' FENCE/WALL HEIGHT: 7.50' (+/- 90") ALLOWED: 9'-0" (108") FG AT HIGH SIDE: 290.00' FENCE/WALL HEIGHT: 5.50' (+/- 66") ALLOWED: 6'-0" (72") TOP OF FENCE: 295.50' TOP OF WALL: 290.50' FG ST LOW SIDE: 286.50' FENCE/WALL HEIGHT: 9.00' (+/-108") ALLOWED: 9'-0" (108") FG AT HIGH SIDE: 290.00' FENCE/WALL HEIGHT: 5.50' (+/- 66") ALLOWED: 6'-0" (72") WALL STEPS WITH TOPOGRAPHY TOP OF FENCE: 287.00' TOP OF WALL: 281.50' FG ST LOW SIDE: 278.00' FENCE/WALL HEIGHT: 9.00' (108") ALLOWED: 9'-0" (108") FG AT HIGH SIDE: 281.00' FENCE/WALL HEIGHT: 6.00' (72") ALLOWED: 6'-0" (72") 278 279 280 281 283 284 285 286 282 TOP OF FENCE: 287.00' TOP OF WALL: 281.50' FG ST LOW SIDE: 278.00' FENCE/WALL HEIGHT: 9.00' (108") ALLOWED: 9'-0" (108") FG AT HIGH SIDE: 281.00' FENCE/WALL HEIGHT: 6.00' (72") ALLOWED: 6'-0" (72") TOP OF FENCE: 287.00' TOP OF WALL: 281.50' FG ST LOW SIDE: 280.00' FENCE/WALL HEIGHT: 7.00' (84") ALLOWED: 9'-0" (108") FG AT HIGH SIDE: 281.00' FENCE/WALL HEIGHT: 6.00' (72") ALLOWED: 6'-0" (72") 5'-0" T A L L F E N C E, N O W A L L P R O P O S E D A L O N G R E A R P L 5'-0" T A L L F E N C E, N O W A L L P R O P O S E D A L O N G R E A R P L 5'-0" T A L L F E N C E, N O W A L L P R O P O S E D A L O N G R E A R P L 5 '- 0 " T A L L F E N C E , N O W A L L P R O P O S E D A L O N G R E A R P L 5 '- 0 " T A L L F E N C E , N O W A L L P R O P O S E D A L O N G R E A R P L 5 '-0 " T A L L F E N CE , N O W A L L P R O P O S ED A L O N G S ID E P L 5 '-0" T A L L FE N C E , N O W AL L P R O PO S E D A L O N G S I D E P L 14'-0" PL TO WALL TOW: 291.00' FG: 286.00' HEIGHT: 5.00'' (+/- 60") ALLOWED: 5.00' (60") TOW: 292.00' FG: 287.00' HEIGHT: 5.00'' (+/- 60") ALLOWED: 5.50' (66") TOW: 289.50' FG: 284.50' HEIGHT: 5.00'' (+/- 60") ALLOWED: 5.00' (60") TOW: 288.00' FG: 283.00' HEIGHT: 5.00'' (+/- 60") ALLOWED: 5.00' (60") 5'-0" 16'-0" PL TO WALL 5'-5" FENCE ALLO WED T O W : 2 8 6.9 7' F G : 2 8 4.7 5' H EI G H T: 2.2 2' (2'-3") A L L O W E D : 4.6 6' (4'-8") 286 2 7 0 2 7 5 2 7 6 2 7 7 2 7 8 2 7 9 2 8 0 2 7 8 2 7 9 2 8 0 2 8 1 2 8 2 2 8 3 2 8 4 2 8 5 2 8 6 2 8 7 2 8 8 2 8 9 2 9 0 281 282 283 284 285 286 287 280 279 278 281 282 283 284 285 286 287 280 279 278 284 283 282 281 280 278 279 281 SITE PLAN Scale: 1/8" = 1'-0" SHADED AREA INDICATES REQUESTED EXCEPTION FOR SETBACK ENCROACHMENT COVERED PATIO 23 14 12 13 18 2 3 16 27 1 111 13 9 9 2 2 2 3 1 AT GARAGE 10 10 10 10 10 5 6 24 1114625 25 25 21 2620 18 15 17 22 19 11 11 7 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 2024.12.03 SLO CITY ARC LOT 24 SITE PLAN ARC 24.1 3'-0"4'-6"6'-0" 20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.16.050 ALLOWED HEIGHTPL 10'-0" 16'-0" 5'-5" 16'-0"11'-0" 4'-8" FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 2,670 SF ALLOWED FRONT YARD PAVING = 1,335 SF (50%) PROPOSED FRONT YARD PAVING INCLUDING SIDEWALK = 1,002 SF (37.5%) PROPOSED FRONT YARD PAVING EXCLUDING SIDEWALK = 467 SF (17.5%) SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 BUILDING SETBACK ENVELOPE CONCRETE PATIO: SLOPE 2% AWAY FROM STRUCTURE CONCRETE STEPS EASEMENT: DASHED LINE INDICATES SEWER AND STORM DRAIN EASEMENT EXISTING CONCRETE ROLLED CURB FENCE AT INTERIOR PROPERTY LINES: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO RETAINING WALL BELOW OR 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. FENCE AT PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. GAPPED CONCRETE PAVERS GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PROPERTY LINE REFUSE AREA RETAINING WALL PER CIVIL DRAWINGS UTILITY: CATV SERVICE PANEL UTILITY: CATV SERVICE, UNDERGROUND UTILITY: ELECTRICAL METER UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: EXISTING JOINT TRENCH WITH ELECTRIC AND CATV SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: EXISTING FIRE HYDRANT UTILITY: EXISTING GAS SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: EXISTING STREET LIGHT UTILITY: GAS METER UTILITY: GAS SERVICE, UNDERGROUND UTILITY: SANITARY SEWER LINE UTILITY: STORM DRAIN LINE UTILITY: 1" WATER METER UTILITY: WATER SERVICE LINE RECYCLED IRRIGATION WATER REQUIREMENTS A.SEPARATION BETWEEN RECYCLED WATER IRRIGATION AREAS AND POTABLE IRRIGATION AREAS WILL BE REQUIRED (I.E., MINIMUM 6-INCH CURB). A BACKFLOW DEVICE WOULD ALSO BE REQUIRED TO ENSURE AVOIDANCE OF CROSS-CONNECTION/CONTAMINATION ISSUES D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 ROOF BELOW W-21 W-22 W-15 D-17 G-01 W-09 W-29 W-15 W-16 W-10 W-11 W-12 W-13 D-16 W-14 W-25 W-26 W-27 YOGA MAT TREADMILL W-30 20 RISERSDOWN W-23 W-18 VESSEL TUB BW-06 W-19 D-25 W-28 D-23 D-24 D-19 D-15 D-20 W-20 D-21 W-24 D-18 D-14 D-22 D W W/D OPTIONAL LAUNDRY CENTER 24" BUILT-IN REFRIGERATOR 24" BUILT-IN FREEZER ELECTRIC GAS 54'-9" 12'-2"4'-11"9'-5 1/2" 4'-9" 98'-7" 3'-5" 4'-11" 3'-5" 8'-0 1/2" 7'-7" 6'-9" 6'-3 1/2" 4'-10 9/16" 4'-2 1/2" 4'-2 1/2" 4'-10 1/2" 1'-11 15/16" 9'-3 1/16" 13'-10 1/8" 3'-7 3/8" 1'-10 1/2"2'-3 1/2" 75'-6 1/2" 2'-11" 5'-1 1/2" 5'-1 1/2" 2'-5 1/2" 6'-6 1/4" 6'-6 1/4" 3'-1 1/4" 2'-2 1/4" 7'-7" 2'-2 1/2" 3'-1" 5'-7 1/2" 5'-7 1/2" 3'-7 3/8" 5'-1 3/8" 5'-1 3/8" 3'-7 3/8" 1'-2 1/2" 5'-10 5/16"8'-10 11/16" 4'-7 1/2" 51'-2" 6'-9 1/2"6'-9 1/2"12'-0"12'-0"6'-9 1/2"6'-9 1/2" 3'-7" 3'-7" 3'-7" 3'-7" 1'-10 3/4" 9'-9 3/4" 6'-9 1/2" 2'-7" 13'-6 3/4"14'-7 3/4" 1'-3 1/2" 8'-8 1/2"3'-11 1/2" 2'-1" 4'-2" 2'-8" 4'-2" 2'-1" 2'-6"2'-4" 15'-7 1/2" 13'-0 1/2" 18'-2" 11'-3" 17'-5 1/2" 11'-3 1/2" 11'-9" 15'-7 1/2" 13'-0 1/2" 18'-2" 11'-3" 17'-5 1/2" 2'-0" 2'-0 1/2" 6 1/2" 14'-0" 5'-0" 5'-7" 2'-0" KITCHEN 24'-0" X 17'-3" 5'-0" W-17 2'-6" 6'-0" 6'-1 1/4"4'-1 1/4" 2'-0" 5'-0" EQ EQ EQ EQ GARAGE 24'-0" X 21'-1" POWDER 6'-8" X 5'-6" STORAGE / GYM 12'-8" X 16'-6" LAUNDRY 8'-6" X 11'-3" PANTRY 8'-6" X 17'-3" ENTRY 8'0" X 11'-8" HALL 5'-8" X 5'-11" MIRROR FOYER 4'-10" X 5'-4" HALL 4'-10" X 7'-10" TOILET SHOWER BEDROOM 1 13'-9" X 15'-2" BATH 1 13'-5" X 11'-3" CLOSET 8'-2" X 15'-2" CAL-KING BENCH ROOF BELOW ARCH STAIR OPEN TO BELOW OFFICE 12'-8" X 10'-9" WARDROBE/STOARGE LOW STORAGE DINING ROOM 19'-0" X 12'-7" MECH. NICHE FIREPLACE COVERD DECK 28'-2" X 13'-0"FIRE PIT GREAT ROOM 25'-9" X 16'-3" BENCH WATER SOFTENER IRRIGATION CONTROLER FIRE RISER WATER HEATER CATV EV GARAGE OPENER WATER HEATER GRILL 2ND OVEN/ WARMER 30" UTILITY CAB OVEN/ WARMER STEM WARE WINE UPPER FLOOR PLAN Scale: 3/16" = 1'-0" A A B B C C F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 LOT 24 FLOOR PLAN UPPER FLOOR ARC 24.2 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 D-10 D-09 D-06 D-11 D-07 D WARDROBE WARDROBE BEDROOM 2 13'-5" X 10'-10" FOYER 8'-0" X 3'-9" BATH 5'-0" X 9'-5" BATH 11'-2" X 5'-0" W-08 W-07 W-06 W-04 W-05 D-03 W-02 D-05 D-13 D-02 D-01 W-03 WARDROBEWARDROBE UP STAIRWELL 8'-1" X 12'-7" CLOSET MEDIA 18'-9" X 14'-11" HALL 4'-0" X 21'-10" SLAB ON GRADE FOUNDATION ABOVE WORKSTATIONTV WALL BEDROOM 3 11'-10" X 13'-4" COVERED PATIO 28'-2" X 13'-0" W-01 BATH 9'-6" X 11'-3" D-04 W BEDROOM 4 11'-2" X 9'-8" D-08 D-12 10'-0"14'-4 1/2" 7'-2 1/4"7'-2 1/4"5'-11"4'-1" 11'-3 1/2" 5'-10 1/2" 5'-5" 23'-0 1/2" 5'-10 1/2" 10'-8" 6'-6" 2'-0 1/2" 15'-7 1/2" 5'-3 3/4" 7'-9 3/4" 2'-6" 10'-2" 5'-5 1/2" 13'-0 1/2" 6'-9" 6'-3 1/2" 11'-9" 15'-7 1/2" 2'-11" 10'-3" 2'-5 1/2" 4'-4 1/2" 3'-0" 4'-4 1/2" 51'-8 1/2" 24'-4 1/2" 3'-4" 1'-0" 1'-1 3/4" 10'-0 1/4" 10 1/2" 3'-5 1/2" 1'-9" 5'-0" 4'-9 5/8" 13'-11 3/8" 8'-7 1/2" 2'-4" 1'-4 1/2" 2'-7" 1'-9 1/2" 10'-4" 11'-7 1/2" 2'-0"2'-3 1/2"3'-6"5'-8" 6 1/2" 2'-0" 18'-2" 5'-3 1/2" 7'-7" 5'-3 1/2" 2'-2" 3'-11 1/2"5'-2 1/2" LOWER FLOOR PLAN Scale: 3/16" = 1'-0" A A B B C C F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 LOT 24 FLOOR PLAN LOWER FLOOR ARC 24.3 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SLOPE 3 : 12 RIDGE SLOPE 4 : 12 SLOPE 4 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 SLOPE 8 : 12 SLOPE 0.25 : 12 SLOPE 0.25 : 12 C R I C K E T SLOPE 0.25 : 12 +/- 27 FT. CONTINUOUS RIDGE VENT +/-19 FT. CONTINUOUS RIDGE VENT +/- 18 FT. CONTINUOUS RIDGE VENT +/- 18 FT. CONTINUOUS RIDGE VENT +/- 45 FT. CONTINUOUS RIDGE VENT +/- 30 FT. CONTINUOUS RIDGE VENT VENT VENT VENT VENT VENT VENT VENT VENT VENT VENT ROOF BELOW ROOF BELOW CRICKET SLOPE 0.25 : 12 C R I C K E T SLOPE 0.25 : 12 SLOPE 0.25 : 12 FLAT ROOF 28'-2" X 13'-0" CRICKET SLOPE 0.25 : 12 FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL VENT SLOPE 1.75 : 12 LOWER FLOOR PLAN Scale: 3/16" = 1'-0" A A B B C C F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 24 ROOF PLAN ARC 24.4 UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70' HEIGHT LIMIT 326.13' UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70' HEIGHT LIMIT 326.13' 25'-0" HEIGHT LIMIT 25'-0" HEIGHT LIMIT STAIN-1 ROOF-1 METAL-1 PAINT-1 STAIN-1 STUCCO-1 STAIN-1 STUCCO-2 STONE-1 STONE-1 STAIN-1 STAIN-1 STUCCO-2 ROOF-1 PAINT-1 STUCCO-2 STUCCO-1 STUCCO-1 22 18 14 12 1 10 20 2 8 12 598 15 19 19 17 15 20 17 22 10 19 12 5 2 2 6 45 7 6 7 1 3 3 14 11 11 EXTERIOR ELEVATION - SOUTH Scale: 1/4" = 1'-0" EXTERIOR ELEVATION - WEST Scale: 1/4" = 1'-0" EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 4X8 NON STRUCTURAL OUTLOOKER, REFER TO DETAIL -/- ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL --/A7.3 ADDRESS NUMBERS: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH, OF A CONTRASTING COLOR TO BACKGROUND COLOR CAST IN PLACE CONCRETE STAIRS REFER TO DETAIL --/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO OR WALKWAY: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES RETAINING WALL AT LOWER FLOOR BEYOND DASHED LINE INDICATES SLAB ON GRAD FOUNDATION BEYOND DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIVEWAY WITH PRECASE CONCRET PAVERS: REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION FASCIA, PAINT PER PLAN. WRAP WITH ALUMINUM DRIP EDGE TRIM. REFER TO DETAIL --/A7.1 FENCE, REFER TO DETAIL --/A7.1. WHEN COMBINED WITH A RETAINING WALL, THE HEIGHT OF THE FENCE AND WALL COMBINATION SHALL NOT EXCEED 9'-0" IN HEIGHT FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GUARDRAIL: GLASS GUARDRAIL WITH ALUMINUM TOP CAP. TOP OF GUARD RAIL SHALL BE 42" MIN. AFF, REFER TO DETAIL 24/A7.3 LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION LIMESTONE VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 44/A7.1 LIMESTONE WALL CAP OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER SELF HEALING ADHESIVE FLASHING OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL --/A7.1 LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH, REFER TO DETAIL --/A7.3 PARAPET CAP FLASHING, REFER TO DETAILS 21/22/A7.1 RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS --/7.1 FOR MORE INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF WUI APPRIVED NONCOMBUSTIBLE IGNITION-RESISTANT SOFFIT BOARDS ARE USED. REFER TO DETAIL --/A7.1 ROOF: SINGLE PLY ROOF MEMBRANE ROOF, REFER TO DETAILS --/A7.1 ROOF: STANDING SEAM METAL ROOF, REFER TO DETAILS --/A7.1 # HVAC: HEAT PUMP FURNACE, REFER TO T-24 REPORT AND ACCA MANUAL FOR SPECIFICATIONS AND MINIMUM EFFICIENY REQUIREMENTS. MAINTAIN THE MANUFACTURER’S CLEARANCES FOR COMBUSTIBLE CONSTRUCTION PER MANUFACTURER’S INSTALLATION INSTRUCTIONS. WHEN LOCATED IN AN ATTIC, THE ATTIC MUST HAVE AN ACCESS SPACE THAT ALLOWS THE LARGEST EQUIPMENT TO BE REMOVED WITH A MINIMUM OF 22 INCHES X 30 INCHES. WHERE PASSAGEWAY HEIGHT IS LESS THAN 6 FEET, THE DISTANCE FROM THE PASSAGEWAY ACCESS TO THE APPLIANCE MUST BE 20 FEET OR LESS. PASSAGEWAY MUST BE UNOBSTRUCTED AND HAVE SOLID FLOORING AT LEAST 24 INCHES WIDE FROM THE ENTRANCE OPENING TO THE APPLIANCE AND NOT LONGER THAN 20 FEET. CHANGE IN CEILING ELEVATION LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT CONCRETE STUCCO FINISH DRIP EDGE, TYPICAL AT ALL OVERHANGS SHADING FIN ABOVE WINDOW LIGHTING SHOWN FOR REFERENCE ONLY, REFER TO THE POWER AND LIGHTING PLANS FOR ADDITIONAL INFORMATION OPTIONAL STAIN GRADE TONGUE AND GROOVE CEILING OVER 5/8" GYPSUM WALL BOARD STAIN GRADE TONGUE AND GROOVE EAVE WITH DRIP EDGE, TYPICAL AT ALL OVERHANGS ACRYLIC ELASTOMERIC SMOOTH COAT CONCRETE STUCCO FINISH, FINISH AS FACE OF WALL METAL AWNING ABOVE EXTERIOR FINISH SCHEDULE METAL-1 PAINT-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 STUCCO-2 METAL-1 ALUMINUM FLASHING MFR: AEP, OR EQUAL COLOR: DARK BRONZE ACCENT PAINT MFR: SHERWIN WILLIAMS PAINT COLOR: SW7019 GAUNTLET GRAY STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING TPO MEMBRANE ROOF COLOR: GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: ALMOND TREE (SW3047) STONE VENNER AND WALL CAP TYPE: LIMESTONE COLOR: CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7626, ZURICH WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7626, ZURICH WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7634, PEDIMONT METAL AWNING TYPE: STAINLESS STEEL FINISH: POWDER COAT COLOR: BLACK FINISH-# D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 24 EXTERIORS ARC 24.5 5'-0" 3'-10"9'-0" MAX. UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70' 25'-0" HEIGHT LIMIT HEIGHT LIMIT 326.13' UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70' 25'-0" HEIGHT LIMIT HEIGHT LIMIT 326.13' 22 ROOF-1 14 PAINT-110 2 STUCCO-1 8 STAIN-1 19 22ROOF-1 PAINT-1 10 125 6 7 12 STUCCO-2 2 STUCCO-12 2STUCCO-1 14 2 2 STUCCO-1 STUCCO-2 STUCCO-22 22 ROOF-1 2 STUCCO-1 8 8 12 21 15 STONE-1 13 METAL-1 12 5 11 11 STAIN-1 ROOF-2 EXTERIOR ELEVATION - EAST Scale: 1/4" = 1'-0" EXTERIOR ELEVATION - NORTH Scale: 1/4" = 1'-0" D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 24 EXTERIORS ARC 24.6 EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 4X8 NON STRUCTURAL OUTLOOKER, REFER TO DETAIL -/- ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL --/A7.3 ADDRESS NUMBERS: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH, OF A CONTRASTING COLOR TO BACKGROUND COLOR CAST IN PLACE CONCRETE STAIRS REFER TO DETAIL --/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO OR WALKWAY: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES RETAINING WALL AT LOWER FLOOR BEYOND DASHED LINE INDICATES SLAB ON GRAD FOUNDATION BEYOND DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIVEWAY WITH PRECASE CONCRET PAVERS: REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION FASCIA, PAINT PER PLAN. WRAP WITH ALUMINUM DRIP EDGE TRIM. REFER TO DETAIL --/A7.1 FENCE, REFER TO DETAIL --/A7.1. WHEN COMBINED WITH A RETAINING WALL, THE HEIGHT OF THE FENCE AND WALL COMBINATION SHALL NOT EXCEED 9'-0" IN HEIGHT FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GUARDRAIL: GLASS GUARDRAIL WITH ALUMINUM TOP CAP. TOP OF GUARD RAIL SHALL BE 42" MIN. AFF, REFER TO DETAIL 24/A7.3 LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION LIMESTONE VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 44/A7.1 LIMESTONE WALL CAP OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER SELF HEALING ADHESIVE FLASHING OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL --/A7.1 LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH, REFER TO DETAIL --/A7.3 PARAPET CAP FLASHING, REFER TO DETAILS 21/22/A7.1 RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS --/7.1 FOR MORE INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF WUI APPRIVED NONCOMBUSTIBLE IGNITION-RESISTANT SOFFIT BOARDS ARE USED. REFER TO DETAIL --/A7.1 ROOF: SINGLE PLY ROOF MEMBRANE ROOF, REFER TO DETAILS --/A7.1 ROOF: STANDING SEAM METAL ROOF, REFER TO DETAILS --/A7.1 # HVAC: HEAT PUMP FURNACE, REFER TO T-24 REPORT AND ACCA MANUAL FOR SPECIFICATIONS AND MINIMUM EFFICIENY REQUIREMENTS. MAINTAIN THE MANUFACTURER’S CLEARANCES FOR COMBUSTIBLE CONSTRUCTION PER MANUFACTURER’S INSTALLATION INSTRUCTIONS. WHEN LOCATED IN AN ATTIC, THE ATTIC MUST HAVE AN ACCESS SPACE THAT ALLOWS THE LARGEST EQUIPMENT TO BE REMOVED WITH A MINIMUM OF 22 INCHES X 30 INCHES. WHERE PASSAGEWAY HEIGHT IS LESS THAN 6 FEET, THE DISTANCE FROM THE PASSAGEWAY ACCESS TO THE APPLIANCE MUST BE 20 FEET OR LESS. PASSAGEWAY MUST BE UNOBSTRUCTED AND HAVE SOLID FLOORING AT LEAST 24 INCHES WIDE FROM THE ENTRANCE OPENING TO THE APPLIANCE AND NOT LONGER THAN 20 FEET. CHANGE IN CEILING ELEVATION LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT CONCRETE STUCCO FINISH DRIP EDGE, TYPICAL AT ALL OVERHANGS SHADING FIN ABOVE WINDOW LIGHTING SHOWN FOR REFERENCE ONLY, REFER TO THE POWER AND LIGHTING PLANS FOR ADDITIONAL INFORMATION OPTIONAL STAIN GRADE TONGUE AND GROOVE CEILING OVER 5/8" GYPSUM WALL BOARD STAIN GRADE TONGUE AND GROOVE EAVE WITH DRIP EDGE, TYPICAL AT ALL OVERHANGS ACRYLIC ELASTOMERIC SMOOTH COAT CONCRETE STUCCO FINISH, FINISH AS FACE OF WALL METAL AWNING ABOVE EXTERIOR FINISH SCHEDULE METAL-1 PAINT-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 STUCCO-2 METAL-1 ALUMINUM FLASHING MFR: AEP, OR EQUAL COLOR: DARK BRONZE ACCENT PAINT MFR: SHERWIN WILLIAMS PAINT COLOR: SW7019 GAUNTLET GRAY STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING TPO MEMBRANE ROOF COLOR: GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: ALMOND TREE (SW3047) STONE VENNER AND WALL CAP TYPE: LIMESTONE COLOR: CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7626, ZURICH WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7626, ZURICH WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7634, PEDIMONT METAL AWNING TYPE: STAINLESS STEEL FINISH: POWDER COAT COLOR: BLACK FINISH-# D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 24 SECTIONS ARC 24.7 ADJUSTABLE SHELF 9'-6" 10'-0"12'-6 3/8" UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70' 25'-0" HEIGHT LIMIT HEIGHT LIMIT 307.70' 3' 20' 20% SLOPE MAX. 18'-6"4'-0"4'-0" 1'-4" HEEL 1'-4" HEEL 16" TJI 16" TJI 12 8 12 8 12 8 23'-9 1/2" BUILDING HEIGHT BATH BEDROOM 3 MEDIA DINING GARAGEBEDROOM 1 24" FRIDGE AIR GAP FREEZER 12'-10 1/2" KITCHEN 9'-6" 10'-0" SECTION A Scale: 1/4" = 1'-0"A E N C L A V E A T R I G H E T T I - L O T #2 4 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 2 0 2 4 .0 6 .0 5 3 4 1 4 9 2 2 3 8 6 2 Stucco (Body) Drift of Mist SW9166 3 Stucco (Accent) Balanced Beige SW7037 8 Concrete Wall Cap David Colors Pebble 641 9 Concrete Standard Gray 7 Metal Roof Standing Seam Black 5 Paint - Trim Caviar SW6900 1 Limestone Gray Cream 11 CMU Block Wall Grey Charcoal 13 Exterior Light Modern Forms 18-25" WS-W41925, LED Darksky 10 Pavers Grey Charcoal Roman Cobbel Mag. 6 Aluminum Black 4 Soffit/Wood Accents Stain, Latte SW6108 12 Garage Door Stained w/ Clear Glass Stain: Almond Tree (SW3047) 3 2 7 13 12 1 13 10 1 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 24 COLOR BOARD ARC 24.8 D A T E I S S U E ENCLAVE - LOT 24 HANSEN LANE SAN LUIS OBISPO, CALIFORNIA 93401 2023.06.13 REVIEW Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.09.22 TRUSS REVIEW 2023.09.27 CIVIL REVIEW 2023.10.10 TRUSS REVIEW 2023.10.17 T-24 / HVAC REVIEW 2023.11.03 STRUCTURAL REVIEW 2023.11.21 FIRE SPRINKLER REVIEW 2023.11.29 BLDG. SUB 1 2024.02.19 BLDG. SUB 2 2024.04.10 INTERNAL REVIEW LANDSCAPE REQUIREMENTS 1. PLANT MATERIAL SHALL COMPLY WITH THE FOLLOWING: A. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO THE LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST). B. A MINIMUM THREE-INCH (3″) LAYER OF COMPACTED MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 2. TURF SHALL COMPLY WITH ALL OF THE FOLLOWING: A. TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA IN RESIDENTIAL AREAS, AND THERE SHALL BE NO TURF IN NON-RESIDENTIAL AREAS. B. TURF SHALL NOT BE PLANTED ON SLOPED AREAS WHICH EXCEED A SLOPE OF 1 FOOT VERTICAL ELEVATION CHANGE FOR EVERY 4 FEET OF HORIZONTAL LENGTH. C. TURF IS PROHIBITED IN PARKWAYS LESS THAN 10 FEET WIDE UNLESS THE PARKWAY IS ADJACENT TO A PARKING STRIP AND USED TO ENTER AND EXIT VEHICLES. ANY TURF IN PARKWAYS MUST BE IRRIGATED BY SUB-SURFACE IRRIGATION OR BY OTHER TECHNOLOGY THAT CREATES NO OVERSPRAY OR RUNOFF. 3. IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING: A. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST UTILIZE A RAIN SENSOR AND/OR USE AN EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR. B. IRRIGATION CONTROLLERS SHALL BE OF A TYPE THAT DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. C. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THAT THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER’S RECOMMENDED PRESSURE RANGE. D. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. E. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014. “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD,” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. F. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCE NO RUNOFF OR OVERSPRAY. AT THE TIME OF FINAL INSPECTION, THE LANDSCAPE CONTRACTOR MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, A CERTIFICATE OF INSTALLATION, AN IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. SS SS S S SS S S S S S S S S SS S S SS S S SS S S S S S S S S SS S S SS S S SS S S S S SS SSSSSSSSSSSSSSSSSSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W S D S D S D S D W W W W W W W W W WM HIGH POINT EG: 288.4' (3) 6.75" RISERS (2) 14" TREADS (2) 6.75" RISERS (1) 14" TREADS (3) 6.75" RISERS (2) 14" TREADS SD SD SD SD SD S D S D S D S D S D SD S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SD SD T R G IRRIGATION CONTROLER FIRE RISER CATV ELECTRIC JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT W W W W W W W W W W W W W W G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G DI DI LANDSCAPE PLANTING PLAN Scale: 3/16" = 1'-0" 1 GRAVEL 2 PROVIDE 2" OF GRAVEL AS INDICATED. 3 3 4 SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. RETAINING WALL 1 3 TREE BY TRACT DEVELOPER PER TRACT MAP, SHOWN FOR REFERENCE ONLY TREE BY TRACT DEVELOPER PER TRACT MAP, SHOWN FOR REFERENCE ONLY 4 LANDSCAPE PLANTING PLAN ARC-24L1 LANDSCAPE PLAN KEYNOTES 1. 2. 3. 4. PROVIDE 1 GOUNDCOVER PLUG EVERY 6 INCHES. PROVIDE 2" LAYER OF GRAVEL OVER WEED CLOTH ON PATHWAYS AND AT PLANTING AREAS, AS INDICATED. PROVIDE 2" LAYER OF BARK MULCH OVER WEED CLOTH AT PLANTING AREAS AS INDICATED. NEW STREET TREE ROSMARINUS 'ROMAN BEAUTY' ROSEMARY LAVANDULA ’PHENOMENAL’ FRENCH LAVENDER ARCTOSTAPHYLOS X 'PACIFIC MIST' PACIFIC MIST MANZANITA SALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE LAURUS NOBILIS SWEET BAY LAUREL SPECIMEN SHRUBS OLEA EUROPAEA 'MONTRA' / LITTLE OLLIE® DWARF OLIVE SIZE: 4`-6` TALL AND WIDE QTY 5 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON ROSMARINUS 'ROMAN BEAUTY' / ROSEMARY SIZE: 2'-3' TALL AND 2' WIDE QTY 8 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON GROUND COVER DYMONDIA MARGARETAE / SILVER CARPET SIZE: <1' TALL AND 2'-3' WIDE QTY 7 WUCOLS PF: .1 - .3 POT SIZE 60 PLUG TRAY BARK MULCH 2" DEEP COVERAGE OF 692 SQ FT PEA GRAVEL OR PEBBLES 2" DEEP COVERAGE OF 156 SQ FT LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' DYMONDIA MARGARETAE SILVER CARPET PERENNIALS SALVIA LEUCANTHA 'SANTA BARBARA' / MEXICAN BUSH SAGE MATURE SIZE: 3`-5` TALL AND WIDE QTY 4 WUCOLS PF: .1-.3 POT SIZE 1 GALLON ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ – KANGAROO PAW MATURE SIZE: 3`-6` TALL AND 2`-3` WIDE QTY 27 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON LAVANDULA 'PHENOMENAL’/FRENCH LAVENDER MATURE SIZE: 2` TALL AND WIDE QTY 12 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON CEANOTHUS 'YANKEE POINT' / CALIFORNIA MOUNTAIN LILAC MATURE SIZE: 2`-3` TALL AND 8`-10` WIDE QTY 1 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON HESPERALOE PARVIFLORA / RED YUCCA MATURE SIZE: 3`-4` TALL AND WIDE QTY 3 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON ARCTOSTAPHYLOS X 'PACIFIC MIST' / PACIFIC MIST MANZANITA SIZE: 2`-4' TALL AND 2`-3' WIDE QTY 3 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON TREE OLEA EUROPAEA 'FRUITLESS' / FRUITLESS OLIVE MATURE SIZE: 15`-20` TALL AND WIDE QTY 1 WUCOLS PF: .1 - .3 POT SIZE 48" BOX LAURUS NOBILIS / SWEET BAY LAUREL SIZE: 15'-30' TALL AND 10'-20' WIDE QTY 1 WUCOLS PF: .1 - .3 POT SIZE 24" BOX LAGERSTROEMIA FAUREI / JAPANESE CRAPE MYRTLE MATURE SIZE: 25`-30` TALL AND 20`-25` WIDE QTY 1 WUCOLS PF: .1 - .3 POT SIZE 24" BOX ORNAMENTAL GRASS LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' MATURE SIZE: 2`-3' TALL AND WIDE QTY 30 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON OLEA EUROPAEA 'MONTRA' LITTLE OLLIE DWARF OLIVE PEA GRAVEL .125" - .25" MIXED PERMEABLE ROCK HESPERALOE PARVIFLORA RED YUCCA CEANOTHUS 'YANKEE POINT' CALIFORNIA MOUNTAIN LILACE OLEA EUROPAEA 'FRUITLESS FRUITLESS OLIVE ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ KANGAROO PAW LAGERSTROEMIA FAUREI JAPANESE CRAPE MYRTLE D A T E I S S U E ENCLAVE - LOT 24 HANSEN LANE SAN LUIS OBISPO, CALIFORNIA 93401 2023.06.13 REVIEW Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.09.22 TRUSS REVIEW 2023.09.27 CIVIL REVIEW 2023.10.10 TRUSS REVIEW 2023.10.17 T-24 / HVAC REVIEW 2023.11.03 STRUCTURAL REVIEW 2023.11.21 FIRE SPRINKLER REVIEW 2023.11.29 BLDG. SUB 1 2024.02.19 BLDG. SUB 2 2024.04.10 INTERNAL REVIEW LANDSCAPE IRRIGATION PLAN ARC-24L2 Instructions Cells with pale blue background are for entering data Results show in cells with tan background Tan Cells Show Results Messages and warnings are displayed in cells with yellow background 1) Select city by clicking on blue cell and choosing a city from the drop down menu ETo Click on the blue cell on right to Pick City Name San Luis Obispo Name of City appears in the tan cell below the name of the city ETo of City from Appendix A 43.80 ETo (inches/year) 2) Enter square footage of overhead spray irrigated landscape area 0 Overhead Landscape Area (ft 2) 3) Enter square footage of drip irrigated landscape area 1221 Drip Landscape Area (ft 2) 4) Enter square footage of Special Landscape Area (SLA)0 SLA (ft2) Total Landscape Area 1,221.00 Results: 5) MAWA results appear in the tan cells (ETo) x (0.62) x [(0.55 xLA) + (1.0 - 0.55) X SLA)]-Gallons -Cubic Feet -HCF -Acre-feet -Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Total Landscape Area 1,221.00 LA (ft 2) Special Landscape Area 0.00 SLA (ft2) 6) If you are considering effective precipitation (Eppt), enter total annual precipitation. 14 Total annual precipitiation (inches/year) 7) Eppt Enter Effective Precipitation 3.50 Eppt (in/yr)(25% of total annual precipitation) 8) For comparison, MAWA without effective precipitation is displayed below MAWA without Eppt (Gallons) Results: 18,236.61 MAWA = [(ETo - Eppt) x (0.62)] x [(0.55 x LA) + ((1.0 - 0.55) x SLA)]16,782.03 Gallons 2,243.44 Cubic Feet 22.43 HCF 0.05 Acre-feet 0.02 Millions of Gallons Enter value in Pale Blue Cells Messages and Warnings Maximum Applied Water Allowance Calculations for New and Rehabilitated Residential Landscapes Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 847 0.81 314 Zone 2 Drip Low 0.30 374 0.81 139 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 452 SLA 0 0 Sum 1,221 Results MAWA = 16,782 ETWU= 11,301 Gallons ETWU complies with MAWA 1,511 Cubic Feet 15 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 847 0.81 314 Zone 2 Drip Low 0.30 374 0.81 139 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 452 SLA 0 0 Sum 1,221 Results MAWA = 16,782 ETWU= 11,301 Gallons ETWU complies with MAWA 1,511 Cubic Feet 15 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings SS SS SS S S SS S S SS S S S S S S S S SS S S SS S S SS S S S S SS S S SS S S SS S S SS S S SSSSSSSSSSSSSSSSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W WW S D S D S D S D W W W W W W W W W WMWM HIGH POINT EG: 288.4' (3) 6.75" RISERS (2) 14" TREADS (2) 6.75" RISERS (1) 14" TREADS (3) 6.75" RISERS (2) 14" TREADS SD SD SD SD SD S D S D S D S D S D SD S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SD SD T R G IRRIGATION CONTROLER FIRE RISER CATV ELECTRIC JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT W W W W W W W W W W W W W W G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G DI DI DISDSDSDSDSDSD C HZ1 HZ2 HYDRO ZONE #2 374 SF HYDRO ZONE #1 847 SF LANDSCAPE IRRIGATION PLAN Scale: 3/16" = 1'-0" IRRIGATION SYMBOL LEGEND SYMBOL MANUFACTURER MODEL #EQUIPMENT TYPE INSTALLATION NOTES SALCO YSRV-075 OR EQUAL VALVE MANIFOLD ASSEMBLY SEE DETAIL SHEET ANY ANY BRASS BALL VALVE, LINE SIZE SEE DETAIL SHEET FEBCO 825, 1"REDUCED PRESSURE ASSEMBLY SEE DETAIL SHEET ANY EXTERIOR, WALL MOUNT 3-STATION WALL MOUNT CONTROLLER* PER MANUF. REQMTS; *WITH RAIN SENSOR DEVICE ANY CLASS 200 3/4" PVC LATERAL IRRIGATION LINE BURY 12" ANY SCH. 40 3/4" PVC PRESSURE MAINLINE BURY 18" ANY SCH. 40, 2"SLEEVE UNDER PAVING BURY 18" C 3 4 7 8 1 1 5 6 1 1 2 2 2 SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. PURPLE RECYCLED WATER IRRIGATION LINE PER TRACT IMPROVEMENT PLANS SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. PURPLE RECYCLED WATER IRRIGATION LINE PER TRACT IMPROVEMENT PLANS 1 1 5 IRRIGATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 2" SLEEVE W/ 3/4" SCHEDULE 40 PVC PIPE 3/4" PVC PIPE BALL VALVE EXISTING WATER METER, AT STREET HOUSE SERVICE WATER LINE IRRIGATION CONTROLLER WITH RAIN SENSOR POINT OF CONNECTION: CONNECT 3/4" IRRIGATION MAINLINE TO HOUSE SERVICE LINE VALVE MANIFOLD ASSEMBLY, 1 FOR EACH ZONE IRRIGATION NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. AFTER INSTALLATION OF ALL DISTRIBUTION TUBING, ALL END CAPS SHALL BE REMOVED AND THE SYSTEM FLUSHED UNTIL WATER RUNS CLEAR THROUGH ALL ENDS OF TUBING, THEN CAPPED. ALL ENDS OF DISTRIBUTION TUBING WILL HAVE FLUSHABLE END CAPS. ALL EQUIPMENT REQUIRED BUT NOT SPECIFIED ON THE DRAWINGS, TO COMPLETE THE WORK, SHALL BE PROVIDED BY THE IRRIGATION CONTRACTOR. ALL SURFACE RUNS OF DISTRIBUTION TUBING WILL BE STAKED PER DETAIL. ALL TUBING CUTS FOR FITTING CONNECTIONS WILL BE DONE WITH A SHARP TOOL LEAVING A SQUARE END. ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. CONNECT ALL DIRECT BURIAL WIRES USING 3M'S "DBY DIRECT BURY SPLICE KIT". ANY TIGHT TURNS IN THE TUBING WILL BE MADE WITH COMPRESSION FITTINGS TO PREVENT KINKING. DISTRIBUTION TUBING RUNS ON SOIL SURFACE SHALL BE FREE OF ANY SHARP STONES, AGGREGATE OR DEBRIS. DRIP DISTRIBUTION TUBING INSTALLATION: THE TUBING WILL BE SNAKED IN THE TRENCH IN UNDERGROUND SYSTEMS AND ABOUT THE LANDSCAPE IN ABOVE GROUND INSTALLATIONS TO ALLOW FOR THE EXPANSION AND CONTRACTION VARIATIONS (ADD 3% TO TUBING LENGTH REQUIRED AS A GENERAL RULE). GENERAL CONTRACTOR TO PROVIDE ELECTRICAL POWER FOR CONTROLLER. ELECTRICAL CONTRACTOR IS TO INSTALL POWER TO CONTROLLER FOR CURRENT N.E.C. CODES AND REQUIREMENTS. CONTROLLER'S POWER WIRE SHALL BE 120 VOLT WIRE. RUN FROM POWER SUPPLY TO CONTROLLER. HOLES FOR THE INSTALLATION OF THE EMITTERS SHALL BE MADE WITH A HOLE PUNCH TOOL DESIGNED FOR THE EMITTER AND HEAD BEING USED. INSTALL ALL EQUIPMENT IN ACCORDANCE WITH MFGR'S INSTRUCTIONS &/OR SPECIFICATIONS. INSTALL CONTROLLER AT LOCATION SHOWN (APPROXIMATE LOCATION, VERIFY LOCATION WITH GENERAL CONTRACTOR). OWNER TO APPROVE OF FINAL LOCATION OF CONTROLLER. INSTALL RAIN SENSOR ON HOUSE'S EAVE OR FENCING. INSTALLATION OF DRIP EMITTERS WILL OCCUR AFTER INSTALLATION OF ALL UNDERGROUND COMPONENTS BACKFILLING, SURFACE RUN DISTRIBUTION TUBING AND APPROVALS; ALL PLANT MATERIALS WILL BE PLANTED BEFORE THE INSTALLATION OF DRIP EMITTERS & MICRO TUBING. IRRIGATION DESIGN IS BASED ON A MINIMUM 45 P.S.I STATIC WATER PRESSURE AT THE POINT OF CONNECTION TO EXISTING IRRIGATION SYSTEM. CONTRACTOR SHALL TEST THE PRESSURE AT P.O.C. IF WATER PRESSURE IS LESS, CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE COMMENCING WITH WORK. IRRIGATION PLAN IS DIAGRAMMATIC, INSTALL ALL IRRIGATION EQUIPMENT IN PLANTING AREAS. MICRO EXTENSION TUBING SHALL BE OF THE APPROPRIATE SIZE FOR THE DRIP EMITTER. THE ENDS OF THE TUBING SHALL BE FITTED WITH BUG CAPS AND THE TERMINUS SHALL BE LOCATED AT THE OUTSIDE PERIMETER OF THE PLANTING PITS. THE TUBING SHALL BE STAKED AT THE TERMINUS AND AT 3' O.C. OR PER DETAILS. PVC TUBING SHALL BE SOLVENT WELDED TO PVC FITTING USING PRIMER AND CEMENT FOLLOWING MFGR'S INSTRUCTIONS. PVC TUBING SHALL BE KEPT UNDER THE 110 DEGREE F. MAXIMUM CEMENTING TEMPERATURE DURING INSTALLATION OF FITTINGS BY MEANS OF SHADING, DAMP RAGS OR WORKING WHEN TEMPERATURES ARE COOLER. SEE PLANT SYMBOL LEGEND FOR EMITTERS TO USE FOR EACH TYPE OF PLANT. DRIP EMITTERS SHALL BE MANUFACTURED BY RAINBIRD & PEPCO & BE MODEL NUMBERS XB-05 (0.5 GPH), XB-20 (2.0 GPH)-"XERI-BUG" PRESSURE COMPENSATING EMITTERS & "VARI-JET SHRUBBLER" (PVJS8B). INSTALL PER DETAIL PER CONSTRUCTION DRAWINGS IF NOT SPECIFIED IN PLANT SYMBOL LEGEND, USE 0.5 EMITTER FOR 1 GAL, 2.0 EMITTER FOR 5 GAL., AND SHRUBBLER FOR LARGER CONTAINERS. TEMPORARILY CAP ALL FREE ENDS OF TUBING WITH TAPE TO PREVENT DIRT CONTAMINATION. TRENCH BACKFILL MATERIAL SHALL BE FREE OF ROCKS, GLASS & OTHER EXTRANEOUS MATERIALS. BACKFILL WILL BE COMPACTED TO 90% DENSITY OF ADJACENT UNDISTURBED SOIL. TUBING TO COMPRESSION FITTINGS WILL BE SEATED TO FULL DEPTH OF FITTING. WATER SHALL BE FLOWING THROUGH THE DISTRIBUTION TUBING AT LOW PRESSURE (0-5 P.S.I.) DURING THE EMITTER INSTALLATION. # D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC 2024.12.03 SLO CITY ARC LOT 34 SITE PLAN ARC 34.1 J TJT J TJT J T J TJT J T J TJT J TJT J T J TJT J T J TJT J TJT J T J TJT J T J TJT J TJT J T J TJT J T J TJT J TJT J TJT J TJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT J TJT JTJTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJT JTJT JT JTJTJT JT JT JT JTJTJTJTJTJTJTJT JTJTJT G GG G GG G GG G G GG G GG G GG G G GG G GG G GG GG G GG GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GG GG GG GG GG GG GG GG GG GG GG GG GG GG GG GG GG GG GG GG GG G GGGGG G G G GGGGGGG 6'-0" ELECTRIC GAS G G G E E E E E W W W W W W W J T J T J T J T JT JT JT JT JT JT JT JT S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSSSSSSSSSSSS SS SSS S S S S S S S LOW POINT 307.50' F R E E S T A N D I N G S P A 2 6 '-0 " 2 6 '-2 " 3 4 '-0 " 9 '-4 " 1 1 '-7 " 4 9 '-0 " HEAT PUMP AC HIGH POINT 321.50' HEAT PUMP AC S W I M M I N G P O O L 1 2 'X 4 0 ' 6'-0" EASEMENT 15'-0" HOUSE MIN. SETBACK 20'-0" GARAGE MIN. SETBACK 20'-0" PROVIDED GARAGE SETBACK 15'-7" PROVIDED HOUSE SETBACK 15'-0" HOUSE MIN. SETBACK 97'-11 1/2" PROVIDED SETBACK 5'-0" SETBACK 8 '-1 1 /2 " P R O V I D E D S E T B A C K 2 2 '- 8 " P R O V I D E D S E T B A C K 2 3 '- 7 " P R O V I D E D S E T B A C K 2 1 '- 6 1 / 2 " P R O V I D E D S E T B A C K 2 0 '- 0 " S E T B A C K 5 '- 0 " S E T B A C K 6'-0" 8" 5 1/2" 18'-6" MIN. DRIVEWAY CLEARANCE 1 8 '-6 " 1 7 '- 4 " 8 '- 0 " CATV C A T V C A T V C A T V W W 5 '-0 " P R O V I D E D S E T B A C K 2 0 " T A L L W A L L 5 '-0 " S E T B A C K POOL EQUIPMENT ENCLOSURE OPTIONAL GRILL COVERED OUTDOOR KITCHEN FS:308.72' FS:320.57'' FG:320.07' FS:312.14' 2% SLOPE UP (5) 6.75" RISERS (4) 11" TREADS 2% SLOPE FS:308.81' FS:309.13' LANDING (9) 6.5" RISERS (9) 11" TREADS UP (6) 6.5" RISERS (6) 11" TREADS UP +/- 12% SLOPE UP CO S 2% SLOPE 2% SLOPE FS:311.99' 2% SLOPE 2% SLOPE 2% SLOPE2% SLOPE 2% SLOPE 2% SLOPE ENCLAVE LOT #34 1469 HANSEN LANE SINGLE FAMILY RESIDENCE LOWER LEVEL FS: 309.30' LOT SIZE: 13,780 SF LOWER PATIO DRIVEWAY WITH CONCRETE PAVERS PLANTER UPPER PATIO CONCRETE ELEV. PIT FS:308.47' FS:309.22' FS:308.97' FS:313.84'FS:317.09' GRAVEL PATH 3 CAR GARAGE SLOPE 2% + /- 1 2 % S L O P E U P GRAVEL PATH FG:320.07' FG:320.07' FG:308.63' FS:309.13' 5% SLOPE FS:308.97' F G :3 2 0 .0 7 ' F G :3 1 9 .0 7 ' FG:308.63' FG:307.63' CONCRETE UP FS:320.57'' FS:320.57'' FG:320.07' FS:312.31' (2) 7.25" RISERS (1) 11" TREADS FS:307.25'313 FS:309.13' LANDING GARAGE OPENER IRRIGATION CONTROLER FIRE RISER WATER HEATER CATV EV GARAGE OPENER W M U T I L I T Y V A U L T FS:308.95' HANSEN LANE FS:307.72' F G :3 2 0 .0 0 ' F G :3 2 0 .0 0 ' 308 GRAVEL PATH +/- 12% SLOPE UP GRAVEL PATH CRAWL SPACE ADJUST SLAB PROFILE TO ACCOMODATE RECESSED DOOR, REFER TO FLOOR PLANS FOR ADDITIONAL DIMENSIONS 54" TALL STONE WALL ADJUST SLAB PROFILE TO ACCOMODATE RECESSED DOOR, REFER TO FLOOR PLANS FOR ADDITIONAL DIMENSIONS CRAWL SPACE FS: 308.50' FAU 2 MECHANICALLY VENTILATED PROVIDE FIRE SPRINKLERS T R A S H C A N T R A S H C A N T R A S H C A N UNDERCOUNTER REFRIGRATOR (2) 6.5" RISERS (2) 11" TREADS FS:318.17' 2% SLOPE GRAVEL PATH GRAVEL PATH CRAWL SPACE FS: 320.74' FS:318.17' =8 °5 8 '0 7 '' L =6 5 .5 1 ' N 6 6 °3 0 '1 0 ''W 1 4 3 .0 7 ' N 6 0 °2 4 '0 1 ''W 3 1 .7 4 ' N 2 7 ° 0 7 ' 5 1 '' E 1 1 4 . 6 0 ' N38°31'31''W 139.52' N54°40'39''E 21.62' N54°40'39''E 9.01' 2 0 '-3 " P R O V I D E D S E T B A C K HANSEN LANE 320 325 330 315 310 305 T O W : 3 1 3 . 2 5' F G : 3 0 8 . 0 0 '' W A L L H E I G H T : + /- 4 . 7 5' T O W : 3 1 3 . 2 5' F G : 3 0 9 . 0 0 '' W A L L H E I G H T : + /- 3 . 7 5' T O W : 3 1 3 . 2 5' F G : 3 1 0 . 0 0 '' W A L L H E I G H T : + /- 2 . 7 5' TOW: 313.25' FG: 308.63' WALL HEIGHT: +/- 4.62' T O W : 3 2 0 . 7 5' F G : 3 1 3 . 2 5 ' W A L L H E I G H T : 7 . 5 0' T O W : 3 2 0 . 7 5' F G : 3 1 4 . 0 0 ' W A L L H E I G H T : 6 . 7 5' PLINTH WITH STONE CAP AND LIMESTONE CLADDING TOP OF PLINT 30" ABOVE LANDING. IF MORE THAN 4 RISERS ARE NEEDED, THEN WE NEED TO RECONSIDER HOW TO ATTACH THE HANDRAIL, AND MAY WANT TO MAKE THE PLINT TALLER. 42" TALL PLINTH WITH STONE CAP AND LIMESTONE CLADDING 36" TALL WOOD FENCE WITH HORIZONTAL BOARDS T O W : 3 2 3 . 0 7 ' F S : 3 2 0 . 0 7 W A L L H E I G H T : + /- 3 '' T O W : 3 2 6 . 5 0 ' F G : 3 2 3 . 0 0 ' E X P O S E D W A L L H E I G H T : + /- 3 . 5 ' T O W : 3 2 6 . 5 0 ' T O W : 3 2 0 . 7 5' F G : 3 1 5 . 0 0 ' W A L L H E I G H T : 5 . 7 5' T O W : 3 2 0 . 7 5' F G : 3 1 6 . 0 0 ' W A L L H E I G H T : 4 . 7 5' T O W : 3 2 6 . 5 0 ' F S : 3 2 0 . 0 7 W A L L H E I G H T : + /- 6 . 5 ' T O W : 3 2 3 . 0 7 ' F S : 3 2 0 . 0 7 W A L L H E I G H T : + /- 3 '' T O W : 3 2 3 . 0 7 ' F S : 3 2 0 . 0 7 W A L L H E I G H T : + /- 3 '' T O W : 3 2 3 . 0 7 ' F S : 3 2 0 . 0 7 W A L L H E I G H T : + /- 3 '' P O O L D E C K C O P I N G T O W : 3 2 1 . 7 4 ' F S : 3 2 0 . 0 7' W A L L H E I G H T : 2 0 " T O W : 3 2 6 . 5 0 ' F S : 3 2 0 . 0 7 W A L L H E I G H T : + /- 6 . 5 ' T O W : 3 2 6 . 5 0 ' P O O L D E C K C O P I N G T O W : 3 2 1 . 7 4 ' E X P O S E D W A L L H E I G H T : + /- 4 . 7 5 ' T O W : 3 2 6 . 5 0 ' P O O L D E C K C O P I N G T O W : 3 2 1 . 7 4 ' E X P O S E D W A L L H E I G H T : + /- 4 . 7 5 ' P O O L D E C K C O P I N G T O W : 3 2 1 . 7 4 ' F S : 3 2 0 . 0 7 ' W A L L H E I G H T : 2 0 " T O W : 3 1 3 . 2 5' F G : 3 1 1 . 0 0 '' W A L L H E I G H T : + /- 1 . 7 5' T O W : 3 1 3 . 2 5' F G : 3 1 2 . 0 0 '' W A L L H E I G H T : + /- 0 . 7 5' T O W : 3 2 0 . 7 5' F G : 3 1 7 . 0 0 ' W A L L H E I G H T : 3 . 7 5' T O W : 3 2 0 . 7 5' F G : 3 1 8 . 0 0 ' W A L L H E I G H T : 2 . 7 5' T O W : 3 2 0 . 7 5' F G : 3 1 9 . 0 0 ' W A L L H E I G H T : 1 . 7 5' T O F : 3 2 4 . 2 5 ' T O W : 3 2 0 . 7 5 ' F G : 3 1 6 . 5 0' W A L L H E I G H T : 4 . 2 5 ' T O T A L H E I G H T : 7 . 7 5' T O F : 3 2 4 . 2 5 ' T O W : 3 2 0 . 7 5 ' F G : 3 1 7 . 0 0' W A L L H E I G H T : 3 . 7 5 ' T O T A L H E I G H T : 7 . 2 5'TOF: 324.25' TOW: 320.75' FG: 319.00' WALL HEIGHT: 1.75' TOTAL HEIGHT: 5.25' TO W: 320.75' SLOPED TOP FG: 320.00' WALL HEIGHT: 0.75' TO W: 321.75' SLOPED TOP FG: 320.00' WALL HEIGHT: 1.75' TOW: 322.75' SLOPED TOP FG: 320.00' WALL HEIGHT: 1.75' TO W: 323.75' SLOPED TOP FG: 320.00' WALL HEIGHT: 3.75' TO W: 324.75' SLOPED TOP FG: 320.00' WALL HEIGHT: 4.75' 4 2 " T A L L G U A R D R A I L T E M P E R E D G L A S S 4 2 " T A L L G U A R D R A I L T E M P E R E D G L A S S T O W : 3 2 3 . 0 7 ' F S : 3 2 0 . 0 7 W A L L H E I G H T : + /- 3 '' T O W : 3 2 0 . 7 5' F G : 3 1 8 . 0 0 ' W A L L H E I G H T : 2 . 7 5' T O W : 3 2 0 . 7 5' F G : 3 1 9 . 0 0 ' W A L L H E I G H T : 1 . 7 5' 15'-0" PL TO WALL 5'-6" WALL ALLOWED 16'-8" PL TO WALL 5'-3" WALL ALLOWED 6'-6" PL TO WALL 4'-0" FENCE ALLOWED 1 8 '- 2 " P L T O W A L L 5 '- 9 " F E N C E A L L O W E D 330 325 315 315 327 326 325 330 312 311 309 307 306 305 305 306 307 314 315 316 317 324 324 325 326 327 328 329 330 329 322 323 324 326 327 328 329 327 328 321 319 318 317 316 320 318 310 308 308 309 310 311 312 314 310 309 311 312 313 323 323 322 323 322 321 320 319 320 307 308 308 307 306 308 314 318 317 316 315 321 320 313 319 319 318 316317 T O F : 3 2 4 . 2 5 ' T O W : 3 2 0 . 7 5 ' F G : 3 1 8 . 0 0' W A L L H E I G H T : 2 . 7 5 ' T O T A L H E I G H T : 6 . 2 5' T O F : 3 2 4 . 2 5 ' T O W : 3 2 0 . 7 5 ' F G : 3 1 9 . 0 0' W A L L H E I G H T : 1 . 7 5 ' T O T A L H E I G H T : 5 . 2 5' 4 2 " T A L L G U A R D R A I L T E M P E R E D G L A S S T O F : 3 3 5 .0 0 ' F G : 3 2 9 .0 0 ' F E N C E H E I G H T : 6 .0 0 ' T O F : 3 3 6 .0 0 ' F G : 3 3 0 .0 0 ' F E N C E H E I G H T : 6 .0 0 ' T O F : 3 1 3 .2 5 ' T O W : 3 0 8 .2 5 ' F G H I G H S I D E : 3 0 8 .0 0 ' F G L O W S I D E : 3 0 5 .2 5 ' W A L L H E I G H T : 3 .0 0 ' T O T A L H E I G H T : 8 .0 0 ' T O F : 3 1 3 .2 5 ' T O W : 3 0 8 .2 5 ' F G H I G H S I D E : 3 0 8 .0 0 ' F G L O W S I D E : 3 0 5 .2 5 ' W A L L H E I G H T : 3 .0 0 ' T O T A L H E I G H T : 8 .0 0 ' T O F : 3 1 3 .2 5 ' T O W : 3 0 8 .2 5 ' F G H I G H S I D E : 3 0 8 .0 0 ' F G L O W S I D E : 3 0 5 .2 5 ' W A L L H E I G H T : 3 .0 0 ' T O T A L H E I G H T : 8 .0 0 ' 5 '- 0 " F E N C E 6 '- 0 " F E N C E T O F : 3 2 2 .0 0 ' T O W : 3 1 6 .0 0 ' F G H I G H S I D E : 3 1 6 .0 0 ' F G L O W S I D E : 3 1 3 .0 0 ' W A L L H E I G H T : 3 .0 0 ' T O T A L H E I G H T : 9 .0 0 ' T O F : 3 2 2 .0 0 ' T O W : 3 1 8 .0 0 ' F G H I G H S I D E : 3 1 6 .0 0 ' F G L O W S I D E : 3 1 5 .3 4 ' W A L L H E I G H T : 2 .6 6 ' T O T A L H E I G H T : 8 .6 6 ' T O F : 3 2 4 .0 0 ' F G : 3 1 8 .0 0 ' F E N C E H E I G H T : 6 .0 0 ' T O F : 3 2 9 .0 0 ' F G : 3 2 3 .0 0 ' F E N C E H E I G H T : 6 .0 0 ' SITE PLAN Scale: 1/8" = 1'-0" 21 23 25 27 13 2 20 16 9 15 17 17 17 17 7 15 8 15 1515 12 418 1 1 1 1 1 AT GARAGE 2 2 2 2 11 11 11 2 14 14 3 3 3 10 22 24 29 1 1 5 2819 26 6 12 18 15'-0" 6'-0" 30 1 3 '-1 0 " MINIMUM BUILDING SETBACK ON ADJACENT PARCEL TO DEMONSTRATE REQUIRED 10'-0" SETBACK BETWEEN POOL EQUIPMENT AND THE ADJACENT HOME. PER ZONING STANDARD §17.70.190.C 5 '-0 " PREVIOUSLY APPROVED FENCE/WALL COMBINATION. REFER TO PERMITS FOR ADJACENT PARCEL. PARCEL #33 APN: 004-719-033 OPEN SPACE PARCEL #38 APN: 004-719-038 3'-0" 6'-0" 18'-2" 20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.16.050 ALLOWED HEIGHTPL 4'-0" 6'-6" 15'-0"16'-8" 5'-6" 5'-3" 5'-9" 8" THK MANTEL ROB HOOK FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 BUILDING SETBACK ENVELOPE CONCRETE PATIO: SLOPE 2% AWAY FROM STRUCTURE CONCRETE STEPS DECORATIVE GARDEN FENCE WITH PILASTERS: TOP OF FENCE SHALL BE 4'-0" TALL MAX. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. EASEMENT: DASHED LINE INDICATES UTILITY EASEMENT PER TRACT 3063 EXISTING CONCRETE ROLLED CURB FENCE AT INTERIOR PROPERTY LINES: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO RETAINING WALL BELOW OR 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. FENCE AT PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. FENCE AT PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. FENCE: 4'-0" WOOD FENCE GAPPED CONCRETE PAVERS GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 HANDRAIL LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PROPERTY LINE REFUSE AREA RETAINING WALL PER CIVIL DRAWINGS RETAINING WALL WITH WINDSCREEN: ANY PORTION OF THE WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. UTILITY VAULT FOR ELECTRICAL AND CATV SERVICES UTILITY: CATV SERVICE PANEL UTILITY: CATV SERVICE, UNDERGROUND UTILITY: ELECTRICAL METER UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: GAS METER UTILITY: GAS SERVICE UTILITY: JOINT TRENCH WITH GAS, ELECTRIC, CATV SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: SANITARY SEWER LINE UTILITY: 1" WATER METER UTILITY: WATER SERVICE LINE LOCATION OF FUTURE POOL EQUIPMENT. PLACEMENT OF POOL EQUIMENT SHALL COMPLY WITH ZONING REGULATION §17.70.190 ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 4,006 SF ALLOWED FRONT YARD PAVING = 2003 SF (50%) PROPOSED FRONT YARD PAVING = 832 SF (20.7%) RECYCLED IRRIGATION WATER REQUIREMENTS A.SEPARATION BETWEEN RECYCLED WATER IRRIGATION AREAS AND POTABLE IRRIGATION AREAS WILL BE REQUIRED (I.E., MINIMUM 6-INCH CURB). A BACKFLOW DEVICE WOULD ALSO BE REQUIRED TO ENSURE AVOIDANCE OF CROSS-CONNECTION/CONTAMINATION ISSUES D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 34 FLOOR PLAN LOWER FLOOR ARC 34.2 E / A4.2 E / A4.2 A / A4.1 A / A4.1 F / A4.1 F / A4.1 C / A4.2 C / A4.2 D / A4.2 D / A4.2 B / A4.1 B / A4.1 DOWN (5) 7.25" RISERS (5) 11" TREADS ENTRY UP OPEN RISER STAIR (14) 7.25" RISERS (5) 11" TREADS TOWEL BAR YOGA MAT ART WALL BATHROOM 4 10'-6"X5'-6" HOME OFFICE / GYM 18'-6"X10'-3" LINEN BEDROOM 4 14'-5"X11'-8" MECH CLOSET UNDER COUNTER 24" FRIDGE THREE CAR GARAGE 29'-6"X24'-0" WETBAR MEDIA ROOM 15'-10"X29'-7" GARAGE OPENER EV GARAGE OPENER WATER HEATER ELEC.PANEL STORAGE 8'-5"X5'-11" ELEVATOR 4'-6"4'-6" ELEVATOR 38X60 ELEVETTE CODE 2 MRL OVERHEAD CABLE DRUM SLAB ON GRADE FOUNDATION ABOVE SLAB ON GRADE FOUNDATION ABOVE 20'-9" 11'-8 1/2" 24'-11" 6'-0 1/2" 18'-6 1/2" 5 1/2" 2'-5 1/2"12'-3"2'-5 1/2" 5 1/2" 4'-2 3/4"4'-2 3/4"1'-9"16'-0"1'-9"9'-0"1'-9"2" 13'-0" 18'-11 1/2" 19'-3 1/2" 10'-6" 63'-5" 5'-0 1/2" 5'-0" 2'-11 1/2" 12'-5 1/2" 5'-10" 8" 75'-6" 18'-6 1/2"18'-1"8'-5 1/2"19'-6"10'-11" 6'-1 1/2"6'-1 1/2" 6'-3" 5'-5 1/2" 3'-10 1/2" 13'-0 1/2" 8'-0" 4'-0" 4'-9 1/2"6'-1 1/2"6'-8 1/2" 2'-3 1/2" 3'-8" 4'-3 1/2" 7'-3" 6'-6 1/2" 2'-4" 15'-2" 3'-5" 8'-8" 1'-4 1/2" 11" 5'-7" 2'-6"1'-10"6'-1 1/2" 4'-0" 3'-0" 10" 5'-0" 1'-10" 1'-10" DASHED LINE INDICATES CONCRETE STEMWALL FLATSTUD NONSTRUCTRAL FRAMING AT STEMWALL IRRIGATION CONTROLER FIRE RISER CATV ELECTRIC CRAWLSPACE 2'-1 1/2" 4'-5" FAU 2 11'-8 1/2" 3'-0" 32" MIN. NET CLEAR OPENING 75'-6" VENT CRAWLSPACE FRESH AIR INTAKE DUCTING VENT CRAWLSPACE EXHAUST DUCTING MECHANICALLY VENTILATED PROVIDE FIRE SPRINKLERS CRAWLSPACE VENTILCATION FAN 3'-0" 32" MIN. NET CLEAR OPENING3'-6" 3'-5" 20'-0" 4'-11" 3'-1" LOWER FLOOR PLAN Scale: 1/4" = 1'-0" D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 34 FLOOR PLAN UPPER FLOOR ARC 34.3 E / A4.2 E / A4.2 A / A4.1 A / A4.1 F / A4.1 F / A4.1 C / A4.2 C / A4.2 D / A4.2 D / A4.2 B / A4.1 B / A4.1 48" BUILT-IN FLUSH INSTALL FRENCH DOOR REFRIGERATOR BEDROOM 1 16'-8"X14'-2" C R I C K E T C R I C K E T DOWN GREAT ROOM 17'-2" X 20'-10" DOWN DINING ROOM 17'-2"X17'-11" WALL MIRROR CLOSET LINEN CLOSET 11'-5"X5'-6"FOYER ENTRY BELOW ROOF BELOW WARDROBE CLOSET BEDROOM 2 10'-2"X10'-9" SKYLIGHT SINGLE SIDED GAS FIREPLACE SUPERIOR DRL6060-NG FIREPLACE CHINA CHINA PULLOUT PANTRY 18 x 24 TRASH 24 x 24 DW 24 x 24 DRAWER MICRO OPTIONAL GRILL KITCHEN 18'-2"X18'-0" COVERED PATIO STRUCTURED MEDIA BATH 3 5'-6"X11'-0" HALL BEDROOM 3 10'-11"X11'-0" D W LAUNDRY 6'-3"X9'-4" BATH 2 5'-6"X11'-8" ELEC.PANEL OPTIONAL OUTDOOR KITCHEN PULLOUT PANTRY BUILT-IN 48" FRIDGE BATH 1 12'-4"X16'-5" TOWEL BAR TOWEL BAR TOWEL BAR TOWEL BAR ELEVATOR 38X60 ELEVETTE CODE 2 MRL OVERHEAD CABLE DRUM ELEVATOR (5) 7.25" RISERS (5) 11" TREADS (14) 7.25" RISERS (5) 11" TREADS ROOF DECK ROOF DECK 75'-6" 18'-6 1/2"18'-1"8'-5 1/2"17'-7 1/2"12'-9 1/2" 11"14'-0"2'-6"1'-1 1/2"2'-11"12'-3"2'-11"8'-5 1/2"11'-8"5'-11 1/2"2'-1 1/2"5'-1 1/4"5'-6 3/4" 6'-1 1/2"6'-1 1/2"11 1/2"5'-0"4'-2 3/4"4'-2 3/4" 63'-5" 10'-0 1/2" 2'-11 1/2" 18'-11 1/2" 10'-8 1/2" 8'-7" 12'-2" 1'-4 1/2" 1'-7" 9'-5 3/4" 9'-5 3/4" 9'-9 1/2" 11" 3'-10" 4'-9" 3'-8 3/4" 4'-11 1/4" 3'-6" 18'-6 1/2"18'-1"8'-5 1/2"30'-3"2" 75'-6" 17'-7 1/2"12'-7 1/2" 2'-8 1/4"12'-3"2'-8 1/4"6'-5"6'-2 1/2" 6'-1 1/2"6'-1 1/2" 4'-2 3/4"4'-2 3/4" 5 1/2" 2'-5 1/2"12'-3"2'-5 1/2" 5 1/2" 9'-0 1/2"9'-6" 6'-1 1/2"6'-1 1/2" 63'-5" 20'-9" 28'-7 1/2" 8'-0" 6'-0 1/2" 3'-5 1/2" 8'-3 1/2" 9'-0" 11'-8 1/2" 5'-9 1/2" 11'-1 1/2" 3'-1" 11" 4'-0" 6'-0 1/2" 3'-0" 5'-10 1/4" 5'-10 1/4" 4'-6" 3'-2" 3'-6" 5'-9 1/2" 14'-2 1/2" 5'-0"12'-2" 8'-11"13'-2" 5 1/2"4'-0"5 1/2"4'-0"4'-9 1/2"6'-1 1/2"2'-3"4'-0" 2'-0"2'-0" 4'-3 1/2" 6'-3" 18'-5" 2'-11 1/2" 2'-5 1/2" 4'-0"7'-2 1/2" 2'-3 1/2" 4'-1 1/2" 5'-10" 3'-10" 2'-10 1/2" 3'-10" 3'-10" 11" 6" 7'-2 1/2" 11'-7 1/2" 15'-8 1/2" 4'-4 1/2" FLATSTUD NONSTRUCTRAL FRAMING EXTENDED UP FROM STEMWALL BELOW CRICKET 8'-7"5'-5" 1'-11 3/4" 7'-11 3/4" 3'-9 1/2" 11" 1'-7" 1'-8" MINI FRIDGE UPPER FLOOR PLAN Scale: 1/4" = 1'-0" D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 34 ROOF PLAN ARC 34.4 E / A4.2 E / A4.2 A / A4.1 A / A4.1 F / A4.1 F / A4.1 C / A4.2 C / A4.2 D / A4.2 D / A4.2 B / A4.1 B / A4.1 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" RIDGE SLOPE 3 : 12 SLOPE 3 : 12 RIDGE SLOPE 3 : 12 SLOPE 3 : 12 SLOPE 3 : 12 SLOPE 3 : 12 SLOPE 3 : 12 SLOPE 3 : 12 STANDING SEAM METAL ROOF ABOVE ENTRY DOOR BELOW RIDGE FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL FUTURE SOLAR PANEL VENT RIDGE SLOPE 8 : 12 SLOPE 8 : 12 RIDGE SLOPE 8 : 12 SLOPE 8 : 12 V A L L E Y +/- 53 FT. CONTINUOUS RIDGE VENT +/- 41 FT. CONTINUOUS RIDGE VENT VENT VENT VENT VENT VENT VENT VENT VENT VENT ROOF DECK BELOW C R I C K E T SLOPE 0.25:12 ROOF DECK BELOW SLOPE 0.25:12 C R I C K E T CRICKET ROOF PLAN Scale: 1/4" = 1'-0" SIDE EXTERIOR ELEVATION - WEST Scale: 1/4" = 1'-0" FRONT EXTERIOR ELEVATION - NORTH Scale: 1/4" = 1'-0" HEIGHT LIMIT 339.50' AVG. N.G. 314.50' HEIGHT LIMIT 339.50' UPPER FLOOR 320.74 LOWER FLOOR 309.30 UPPER FLOOR 320.74 25'-0" HEIGHT LIMIT 24'-9 1/8" HIGHEST RIDGE ABOVE AVG N.G. LOWER FLOOR 309.30 AVG. N.G. 314.50' 24'-9 1/8" HIGHEST RIDGE ABOVE AVG N.G. 25'-0" HEIGHT LIMIT 15 8 STAIN-1 STAIN-1 2 25ROOF-1 24ROOF-2 1 19 METAL-1 17 17 18STUCCO-2 23 9 22STUCCO-1 25ROOF-1 12 5 4 10 10 STUCCO-1 1 4 6 9 18STUCCO-2 3BRICK-1 26STONE-1 20METAL-1 8 STAIN-1 99 19 METAL-1 25ROOF-1 14 14 8 1 STUCCO-1 21 4 10 CONC-2 CONC-2 CONC-2 18STUCCO-2 18 3BRICK-1 26STONE-1 20METAL-1 STAIN-1 24ROOF-2 23 9 14 8 22 STUCCO-1 13 GLASS-1 16 16 16 16 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 34 EXTERIORS ARC 34.5 EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL 43/A7.1 ADDRESS NUMBERS, 8" HIGH W/ 1/2" MIN. STROKE WIDTH, COLOR SHALL CONTRAST TO BACKGROUND COLOR BRICK VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 44/A7.1 CAST IN PLACE CONCRETE STAIRS REFER TO DETAIL XX/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES RETAINING WALL AT LOWER FLOOR BEYOND DASHED LINE INDICATES SLAB ON GRAD FOUNDATION BEYOND DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIP EDGE AT EDGE OF ALL HORIZONTAL SOFFITS, TYPICAL DRIVEWAY, REFER TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION FASCIA, PAINT PER PLAN FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GUARDRAIL: GLASS GUARDRAIL, TOP OF GUARD RAIL SHALL BE 42" MIN. AFF, REFER TO DETAIL 24/A7.3 GUTTER: HALF ROUND ALUMINUM GUTTER AND 3" CIRCULAR DOWNSPOUTS, COLOR BLACK HORIZONTAL WOOD SIDING OVER ONE LAYER OF 5/8" TYPE "X" GYPSUM BOARD, STAIN PER PLAN. SIDING ASSEMBLY SHALL MEET WUI WILDLAND FIRE RESISTANCE REQUIREMENTS. THE LAYER OF 5/8" TYPE "X" GYPSUM BOARD CAN BE OMITTED IF NONCOMBUSTIBLE OR IGNITION-RESISTANT TONGUE AND GROOVE BOARDS ARE USED. LANDSCAPING, REFER TO LANDSCAPE PLANS LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH, REFER TO DETAIL 54/A7.3 METAL AWNING, REFER TO DETAIL 11/A7.1 METAL GUARDRAIL., REFER TO DETAIL 24/A7.3 METAL HANDRAIL, REFER TO DETAIL 32/A7.3 RETAINING WALL: CAST IN PLACE CONCRETE OR CMU RETAINING WALL REFER TO DETAIL XX/A7.1 AND CIVIL AND STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. TYPICAL AT ALL ROOF EAVES. ONE LAYER OF 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF NONCOMBUSTIBLE OR IGNITION-RESISTANT TONGUE AND GROOVE SOFFIT BOARDS ARE USED. REFER TO DETAIL 24/A7.1 AND TO THE ROOF PLAN FOR MORE INFORMATION. ROOF: ASPHALT COMPOSITION SHINGLE ROOF, REFER TO DETAILS 12/13/21/22/23/24/A7.1 ROOF: STANDING SEAM METAL ROOF, REFER TO DETAILS 12/13/21/22/23/24/A7.1 STONE WALL CAP OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER SELF HEALING ADHESIVE FLASHING OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL XX/A7.1 RETRACTABLE CANOPY # EXTERIOR FINISH SCHEDULE BRICK-1 CONC-2 GLASS-1 METAL-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 BRICK VENNER MFR: BRICK-IT COLOR: CORTADO PITT CAFE CONCRETE PAVERS MFR: AIR VOL BLOCK TYPE: ROMAN COBBLE, PILLOW TOP SIZE: GRANDE COLOR: GREY/CHARCOAL BLEND GLASS GUARDRAIL SPEC: 1/2" TEMPERED COLOR: FROSTED METAL AWNING TYPE: STAINLESS STEEL FINISH: POWDER COAT COLOR: BLACK STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING ASPHALT COMPOSITION SHINGLES COLOR: BLACK SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: ALMOND TREE (SW3047) STONE WALL CAP TYPE: LIMESTONE COLOR: WHITE CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7626, ZURICH WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7634, PEDIMONT FINISH-# SIDE EXTERIOR ELEVATION - EAST Scale: 1/4" = 1'-0" REAR EXTERIOR ELEVATION - SOUTH Scale: 1/4" = 1'-0" 25 8 13 ROOF-1 GLASS-1 STAIN-1 25'-0" HEIGHT LIMIT 24'-9 1/8" HIGHEST RIDGE ABOVE AVG N.G. 24'-9 1/8" HIGHEST RIDGE ABOVE AVG N.G. 25'-0" HEIGHT LIMIT HEIGHT LIMIT 339.50' AVG. N.G. 314.50' HEIGHT LIMIT 339.50' UPPER FLOOR 320.74 LOWER FLOOR 309.30 UPPER FLOOR 320.74 LOWER FLOOR 309.30 AVG. N.G. 314.50' 25 ROOF-1 24 ROOF-2 24 ROOF-2 1 STUCCO-1 1 STUCCO-1 19 METAL-1 19 METAL-1 17 17 8 12 12 125 5 3 BRICK-1 20 METAL-1 18 STUCCO-2 23 9 STAIN-123 22 STUCCO-1 22STUCCO-1676 22 STUCCO-1 26 STONE-1 STUCCO-218 PAINT-111 EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL 43/A7.1 ADDRESS NUMBERS, 8" HIGH W/ 1/2" MIN. STROKE WIDTH, COLOR SHALL CONTRAST TO BACKGROUND COLOR BRICK VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 44/A7.1 CAST IN PLACE CONCRETE STAIRS REFER TO DETAIL XX/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES RETAINING WALL AT LOWER FLOOR BEYOND DASHED LINE INDICATES SLAB ON GRAD FOUNDATION BEYOND DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIP EDGE AT EDGE OF ALL HORIZONTAL SOFFITS, TYPICAL DRIVEWAY, REFER TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION FASCIA, PAINT PER PLAN FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GUARDRAIL: GLASS GUARDRAIL, TOP OF GUARD RAIL SHALL BE 42" MIN. AFF, REFER TO DETAIL 24/A7.3 GUTTER: HALF ROUND ALUMINUM GUTTER AND 3" CIRCULAR DOWNSPOUTS, COLOR BLACK HORIZONTAL WOOD SIDING OVER ONE LAYER OF 5/8" TYPE "X" GYPSUM BOARD, STAIN PER PLAN. SIDING ASSEMBLY SHALL MEET WUI WILDLAND FIRE RESISTANCE REQUIREMENTS. THE LAYER OF 5/8" TYPE "X" GYPSUM BOARD CAN BE OMITTED IF NONCOMBUSTIBLE OR IGNITION-RESISTANT TONGUE AND GROOVE BOARDS ARE USED. LANDSCAPING, REFER TO LANDSCAPE PLANS LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH, REFER TO DETAIL 54/A7.3 METAL AWNING, REFER TO DETAIL 11/A7.1 METAL GUARDRAIL., REFER TO DETAIL 24/A7.3 METAL HANDRAIL, REFER TO DETAIL 32/A7.3 RETAINING WALL: CAST IN PLACE CONCRETE OR CMU RETAINING WALL REFER TO DETAIL XX/A7.1 AND CIVIL AND STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. TYPICAL AT ALL ROOF EAVES. ONE LAYER OF 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF NONCOMBUSTIBLE OR IGNITION-RESISTANT TONGUE AND GROOVE SOFFIT BOARDS ARE USED. REFER TO DETAIL 24/A7.1 AND TO THE ROOF PLAN FOR MORE INFORMATION. ROOF: ASPHALT COMPOSITION SHINGLE ROOF, REFER TO DETAILS 12/13/21/22/23/24/A7.1 ROOF: STANDING SEAM METAL ROOF, REFER TO DETAILS 12/13/21/22/23/24/A7.1 STONE WALL CAP OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER SELF HEALING ADHESIVE FLASHING OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL XX/A7.1 RETRACTABLE CANOPY # EXTERIOR FINISH SCHEDULE BRICK-1 CONC-2 GLASS-1 METAL-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 BRICK VENNER MFR: BRICK-IT COLOR: CORTADO PITT CAFE CONCRETE PAVERS MFR: AIR VOL BLOCK TYPE: ROMAN COBBLE, PILLOW TOP SIZE: GRANDE COLOR: GREY/CHARCOAL BLEND GLASS GUARDRAIL SPEC: 1/2" TEMPERED COLOR: FROSTED METAL AWNING TYPE: STAINLESS STEEL FINISH: POWDER COAT COLOR: BLACK STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING ASPHALT COMPOSITION SHINGLES COLOR: BLACK SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: ALMOND TREE (SW3047) STONE WALL CAP TYPE: LIMESTONE COLOR: WHITE CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7626, ZURICH WHITE INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7634, PEDIMONT FINISH-# D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 34 EXTERIORS ARC 34.6 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 34 SECTIONS ARC 34.7 DECK 3'-7" 16" TJI FLOORING 10'-0" PLATE 11'-6" PLATE AVG. N.G. 314.50' 25'-0" HEIGHT LIMIT HEIGHT LIMIT 339.50' VAULTED CEILING VAULTED CEILING 11'-5 1/4" PLATE UPPER FLOOR 320.74 LOWER FLOOR 309.30 BATH 3BATH 2LINENFOYERBEDROOM 1 GARAGE HOME OFFICE / GYM SECTION A Scale: 1/4" = 1'-0"7 AVG. N.G. 314.50' 25'-0" HEIGHT LIMIT HEIGHT LIMIT 339.50' UPPER FLOOR 320.74 24'-9 1/8" HIGHEST RIDGE ABOVE AVG N.G. LOWER FLOOR 309.30 FIREPLACE 7 1/4" 10'-0" PLATE 11'-6" PLATE 3 12 NOTCH TRUSS FOR FLUSH BEAM BEYOND 3 12 4 12 8 12 8'-0" 8 1/4" 1'-0" 10'-0" PLATE 11'-6" PLATE 8 1/4" 1'-0" 10'-0" PLATE TRUSS TRUSS TRUSS TRUSS TRUSS 8'-0" GARAGEMEDIA ROOMBEDROOM 4 KITCHEN DINING ROOM BEDROOM 1 BATH 1 SECTION D Scale: 1/4" = 1'-0"9 E N C L A V E A T R I G H E T T I - L O T #3 4 S a n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 2 0 2 4 .0 5 .1 4 1 2 Stucco Color: Zurich White (SW7626) 3 Stucco Color: Pedimont (SW7634) 9 Wood Soffits Stain: Almond Tree (SW3047) 10 Concrete Color: Standard Gray 11 Concrete Pavers Color: Grey Charcoal 12 Garage Door Stained w/ Clear Glass Stain: Almond Tree (SW3047) 8 Metal / Aluminum Window/Door/Railing/Awning Color: Black 13 Exterior Light Modern Forms Cambridge Specs: LED, Darksky 1 Brick Color: Cordado Pitt Cafe 5 Paint - Trim Color: SW 6990 Caviar 6 Standing Seam Metal Roof Color: Black 4 Wood Siding Stain: Almond Tree (SW3047) 7 Composition Shingle Roof Color: Black/Charcoal 2 2 13 5 6 7 8 3 12 11 12 4 5 7 8 D A T E I S S U E PLANNING PERMIT ENCLAVE LOTS 23, 24, 34 SAN LUIS OBISPO, CALIFORNIA 93401 2024.04.25 INTERNAL REVIEW These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2024 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.07.24 INTERNAL REVIEW 2024.07.29 SLO CITY ARC 2024.09.20 SLO CITY ARC LOT 34 COLOR BOARD ARC 34.8 D A T E I S S U E ENCLAVE - LOT 34 HANSEN LANE SAN LUIS OBISPO, CALIFORNIA 93401 2023.06.13 REVIEW Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.09.22 TRUSS REVIEW 2023.09.27 CIVIL REVIEW 2023.10.10 TRUSS REVIEW 2023.10.17 T-24 / HVAC REVIEW 2023.11.03 STRUCTURAL REVIEW 2023.11.21 FIRE SPRINKLER REVIEW 2023.11.29 BLDG. SUB 1 2024.02.19 BLDG. SUB 2 2024.04.10 INTERNAL REVIEW LANDSCAPE REQUIREMENTS 1. PLANT MATERIAL SHALL COMPLY WITH THE FOLLOWING: A. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO THE LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST). B. A MINIMUM THREE-INCH (3″) LAYER OF COMPACTED MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 2. TURF SHALL COMPLY WITH ALL OF THE FOLLOWING: A. TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA IN RESIDENTIAL AREAS, AND THERE SHALL BE NO TURF IN NON-RESIDENTIAL AREAS. B. TURF SHALL NOT BE PLANTED ON SLOPED AREAS WHICH EXCEED A SLOPE OF 1 FOOT VERTICAL ELEVATION CHANGE FOR EVERY 4 FEET OF HORIZONTAL LENGTH. C. TURF IS PROHIBITED IN PARKWAYS LESS THAN 10 FEET WIDE UNLESS THE PARKWAY IS ADJACENT TO A PARKING STRIP AND USED TO ENTER AND EXIT VEHICLES. ANY TURF IN PARKWAYS MUST BE IRRIGATED BY SUB-SURFACE IRRIGATION OR BY OTHER TECHNOLOGY THAT CREATES NO OVERSPRAY OR RUNOFF. 3. IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING: A. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST UTILIZE A RAIN SENSOR AND/OR USE AN EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR. B. IRRIGATION CONTROLLERS SHALL BE OF A TYPE THAT DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. C. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THAT THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER’S RECOMMENDED PRESSURE RANGE. D. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. E. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014. “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD,” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. F. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCE NO RUNOFF OR OVERSPRAY. AT THE TIME OF FINAL INSPECTION, THE LANDSCAPE CONTRACTOR MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, A CERTIFICATE OF INSTALLATION, AN IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. SPECIMEN SHRUBS OLEA EUROPAEA 'MONTRA' / LITTLE OLLIE® DWARF OLIVE SIZE: 4`-6` TALL AND WIDE QTY 12 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON ROSMARINUS 'ROMAN BEAUTY' / ROSEMARY SIZE: 2'-3' TALL AND 2' WIDE QTY 6 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON GROUND COVER DYMONDIA MARGARETAE / SILVER CARPET SIZE: <1' TALL AND 2'-3' WIDE QTY 7 WUCOLS PF: .1 - .3 POT SIZE 60 PLUG TRAY BARK MULCH 2" DEEP COVERAGE OF 692 SQ FT PEA GRAVEL OR PEBBLES 2" DEEP COVERAGE OF 156 SQ FTPERENNIALS SALVIA LEUCANTHA 'SANTA BARBARA' / MEXICAN BUSH SAGE MATURE SIZE: 3`-5` TALL AND WIDE QTY 5 WUCOLS PF: .1-.3 POT SIZE 1 GALLON ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ – KANGAROO PAW MATURE SIZE: 3`-6` TALL AND 2`-3` WIDE QTY 8 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON LAVANDULA 'PHENOMENAL’/FRENCH LAVENDER MATURE SIZE: 2` TALL AND WIDE QTY 26 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON CEANOTHUS 'YANKEE POINT' / CALIFORNIA MOUNTAIN LILAC MATURE SIZE: 2`-3` TALL AND 8`-10` WIDE QTY 3 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON HESPERALOE PARVIFLORA / RED YUCCA MATURE SIZE: 3`-4` TALL AND WIDE QTY 4 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON ARCTOSTAPHYLOS X 'PACIFIC MIST' / PACIFIC MIST MANZANITA SIZE: 2`-4' TALL AND 2`-3' WIDE QTY 6 WUCOLS PF: .1 - .3 POT SIZE 5 GALLON TREE OLEA EUROPAEA 'FRUITLESS' / FRUITLESS OLIVE MATURE SIZE: 15`-20` TALL AND WIDE QTY 1 WUCOLS PF: .1 - .3 POT SIZE 48" BOX ARBUTUS 'MARINA' / STRAWBERRY TREE MATURE SIZE: 15`-20` TALL AND WIDE QTY 2 WUCOLS PF: .1 - .3 POT SIZE 24" BOX LAGERSTROEMIA FAUREI / JAPANESE CRAPE MYRTLE MATURE SIZE: 25`-30` TALL AND 20`-25` WIDE QTY 2 WUCOLS PF: .1 - .3 POT SIZE 24" BOX ORNAMENTAL GRASS LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' MATURE SIZE: 2`-3' TALL AND WIDE QTY 10 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON (5) 6.75" RISERS (4) 11" TREADS G G G G G CATV CATV CATV C A T V C A T V C A T V C A T V C A T V C A T V E E E E E E E W W W W W W W W W W W W W W JT J T J T JT JT JT J T J T JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT SSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS S S S S S S S S S S S S S S S JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J T J TJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT J T J T J T J T J T JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJTJTJTJTJTJT GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGG HIGH POINT 321.50' (2) 7.25" RISERS (1) 11" TREADS 330 325 315 315 313 327 326 325 330 312 311 309 307 306 305 305 306 307 314 315 316 317 W M U T I L I T Y V A U L T HANSEN LANE N O RTH 324 324 325 326 327 328 329 330 329 322 323 324 326 327 328 329 327 328 321 319 318 317 316 320 318 321 310 308 308 309 310 311 312 313 317 316 314 318 310 309 311 312 313 323 323 320 319 322 323 322 321 319 320 319 320 308 307 308 308 307 306 308 314 318 317 316 315 LANDSCAPE PLANTING PLAN Scale: 1/8" = 1'-0" 1 GRAVEL 2 3 PROVIDE 2" OF GRAVEL AS INDICATED. RETAINING WALL 3 4 3.5 FT TALL DECORATIVE FENCE AT COURTYARDSHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. 2 44 4 LANDSCAPE PLANTING PLAN ARC-34L1 LANDSCAPE PLAN KEYNOTES 1. 2. 3. 4. PROVIDE 1 GOUNDCOVER PLUG EVERY 6 INCHES. PROVIDE 2" LAYER OF GRAVEL OVER WEED CLOTH ON PATHWAYS AND AT PLANTING AREAS, AS INDICATED. PROVIDE 2" LAYER OF BARK MULCH OVER WEED CLOTH AT PLANTING AREAS AS INDICATED. NEW STREET TREE # ROSMARINUS 'ROMAN BEAUTY' ROSEMARY LAVANDULA ’PHENOMENAL’ FRENCH LAVENDER ARBUTUS 'MARINA' STRAWBERRY TREE ARCTOSTAPHYLOS X 'PACIFIC MIST' PACIFIC MIST MANZANITASALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE LAGERSTROEMIA FAUREI JAPANESE CRAPE MYRTLE LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' DYMONDIA MARGARETAE SILVER CARPETOLEA EUROPAEA 'MONTRA' LITTLE OLLIE DWARF OLIVE PEA GRAVEL .125" - .25" MIXED PERMEABLE ROCK HESPERALOE PARVIFLORA RED YUCCA CEANOTHUS 'YANKEE POINT' CALIFORNIA MOUNTAIN LILACE OLEA EUROPAEA 'FRUITLESS FRUITLESS OLIVE ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ KANGAROO PAW D A T E I S S U E ENCLAVE - LOT 34 HANSEN LANE SAN LUIS OBISPO, CALIFORNIA 93401 2023.06.13 REVIEW Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2023 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2023.09.22 TRUSS REVIEW 2023.09.27 CIVIL REVIEW 2023.10.10 TRUSS REVIEW 2023.10.17 T-24 / HVAC REVIEW 2023.11.03 STRUCTURAL REVIEW 2023.11.21 FIRE SPRINKLER REVIEW 2023.11.29 BLDG. SUB 1 2024.02.19 BLDG. SUB 2 2024.04.10 INTERNAL REVIEW LANDSCAPE IRRIGATION PLAN ARC-34L2 Tan Cells Show Results Click on the blue cell on right to Pick City Name San Luis Obispo Name of City ETo of City from Appendix A 43.80 ETo (inches/year) 0 Overhead Landscape Area (ft2) 1531 Drip Landscape Area (ft 2) 0 SLA (ft2) Total Landscape Area 1,531.00 Results: (ETo) x (0.62) x [(0.55 xLA) + (1.0 - 0.55) X SLA)]-Gallons -Cubic Feet -HCF -Acre-feet -Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Total Landscape Area 1,531.00 LA (ft2) Special Landscape Area 0.00 SLA (ft2) 14 Total annual precipitiation (inches/year) Enter Effective Precipitation 3.50 Eppt (in/yr)(25% of total annual precipitation) Results: MAWA = [(ET o - Eppt) x (0.62)] x [(0.55 x LA) + ((1.0 - 0.55) x SLA)]21,042.83 Gallons 2,813.03 Cubic Feet 28.13 HCF 0.06 Acre-feet 0.02 Millions of Gallons Enter value in Pale Blue Cells Messages and Warnings Maximum Applied Water Allowance Calculations for New and Rehabilitated Residential Landscapes Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 247 0.81 91 Zone 2 Drip Low 0.30 564 0.81 209 Zone 3 Drip Very Low 0.10 720 0.81 89 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 389 SLA 0 0 Sum 1,531 Results MAWA = 21,043 ETWU= 9,728 Gallons ETWU complies with MAWA 1,300 Cubic Feet 13 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 247 0.81 91 Zone 2 Drip Low 0.30 564 0.81 209 Zone 3 Drip Very Low 0.10 720 0.81 89 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 389 SLA 0 0 Sum 1,531 Results MAWA = 21,043 ETWU= 9,728 Gallons ETWU complies with MAWA 1,300 Cubic Feet 13 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings IRRIGATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 2" SLEEVE W/ 3/4" SCHEDULE 40 PVC PIPE 3/4" PVC PIPE BALL VALVE EXISTING WATER METER, AT STREET HOUSE SERVICE WATER LINE IRRIGATION CONTROLLER WITH RAIN SENSOR POINT OF CONNECTION: CONNECT 3/4" IRRIGATION MAINLINE TO HOUSE SERVICE LINE VALVE MANIFOLD ASSEMBLY, 1 FOR EACH ZONE IRRIGATION NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. AFTER INSTALLATION OF ALL DISTRIBUTION TUBING, ALL END CAPS SHALL BE REMOVED AND THE SYSTEM FLUSHED UNTIL WATER RUNS CLEAR THROUGH ALL ENDS OF TUBING, THEN CAPPED. ALL ENDS OF DISTRIBUTION TUBING WILL HAVE FLUSHABLE END CAPS. ALL EQUIPMENT REQUIRED BUT NOT SPECIFIED ON THE DRAWINGS, TO COMPLETE THE WORK, SHALL BE PROVIDED BY THE IRRIGATION CONTRACTOR. ALL SURFACE RUNS OF DISTRIBUTION TUBING WILL BE STAKED PER DETAIL. ALL TUBING CUTS FOR FITTING CONNECTIONS WILL BE DONE WITH A SHARP TOOL LEAVING A SQUARE END. ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. CONNECT ALL DIRECT BURIAL WIRES USING 3M'S "DBY DIRECT BURY SPLICE KIT". ANY TIGHT TURNS IN THE TUBING WILL BE MADE WITH COMPRESSION FITTINGS TO PREVENT KINKING. DISTRIBUTION TUBING RUNS ON SOIL SURFACE SHALL BE FREE OF ANY SHARP STONES, AGGREGATE OR DEBRIS. DRIP DISTRIBUTION TUBING INSTALLATION: THE TUBING WILL BE SNAKED IN THE TRENCH IN UNDERGROUND SYSTEMS AND ABOUT THE LANDSCAPE IN ABOVE GROUND INSTALLATIONS TO ALLOW FOR THE EXPANSION AND CONTRACTION VARIATIONS (ADD 3% TO TUBING LENGTH REQUIRED AS A GENERAL RULE). GENERAL CONTRACTOR TO PROVIDE ELECTRICAL POWER FOR CONTROLLER. ELECTRICAL CONTRACTOR IS TO INSTALL POWER TO CONTROLLER FOR CURRENT N.E.C. CODES AND REQUIREMENTS. CONTROLLER'S POWER WIRE SHALL BE 120 VOLT WIRE. RUN FROM POWER SUPPLY TO CONTROLLER. HOLES FOR THE INSTALLATION OF THE EMITTERS SHALL BE MADE WITH A HOLE PUNCH TOOL DESIGNED FOR THE EMITTER AND HEAD BEING USED. INSTALL ALL EQUIPMENT IN ACCORDANCE WITH MFGR'S INSTRUCTIONS &/OR SPECIFICATIONS. INSTALL CONTROLLER AT LOCATION SHOWN (APPROXIMATE LOCATION, VERIFY LOCATION WITH GENERAL CONTRACTOR). OWNER TO APPROVE OF FINAL LOCATION OF CONTROLLER. INSTALL RAIN SENSOR ON HOUSE'S EAVE OR FENCING. INSTALLATION OF DRIP EMITTERS WILL OCCUR AFTER INSTALLATION OF ALL UNDERGROUND COMPONENTS BACKFILLING, SURFACE RUN DISTRIBUTION TUBING AND APPROVALS; ALL PLANT MATERIALS WILL BE PLANTED BEFORE THE INSTALLATION OF DRIP EMITTERS & MICRO TUBING. IRRIGATION DESIGN IS BASED ON A MINIMUM 45 P.S.I STATIC WATER PRESSURE AT THE POINT OF CONNECTION TO EXISTING IRRIGATION SYSTEM. CONTRACTOR SHALL TEST THE PRESSURE AT P.O.C. IF WATER PRESSURE IS LESS, CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE COMMENCING WITH WORK. IRRIGATION PLAN IS DIAGRAMMATIC, INSTALL ALL IRRIGATION EQUIPMENT IN PLANTING AREAS. MICRO EXTENSION TUBING SHALL BE OF THE APPROPRIATE SIZE FOR THE DRIP EMITTER. THE ENDS OF THE TUBING SHALL BE FITTED WITH BUG CAPS AND THE TERMINUS SHALL BE LOCATED AT THE OUTSIDE PERIMETER OF THE PLANTING PITS. THE TUBING SHALL BE STAKED AT THE TERMINUS AND AT 3' O.C. OR PER DETAILS. PVC TUBING SHALL BE SOLVENT WELDED TO PVC FITTING USING PRIMER AND CEMENT FOLLOWING MFGR'S INSTRUCTIONS. PVC TUBING SHALL BE KEPT UNDER THE 110 DEGREE F. MAXIMUM CEMENTING TEMPERATURE DURING INSTALLATION OF FITTINGS BY MEANS OF SHADING, DAMP RAGS OR WORKING WHEN TEMPERATURES ARE COOLER. SEE PLANT SYMBOL LEGEND FOR EMITTERS TO USE FOR EACH TYPE OF PLANT. DRIP EMITTERS SHALL BE MANUFACTURED BY RAINBIRD & PEPCO & BE MODEL NUMBERS XB-05 (0.5 GPH), XB-20 (2.0 GPH)-"XERI-BUG" PRESSURE COMPENSATING EMITTERS & "VARI-JET SHRUBBLER" (PVJS8B). INSTALL PER DETAIL PER CONSTRUCTION DRAWINGS IF NOT SPECIFIED IN PLANT SYMBOL LEGEND, USE 0.5 EMITTER FOR 1 GAL, 2.0 EMITTER FOR 5 GAL., AND SHRUBBLER FOR LARGER CONTAINERS. TEMPORARILY CAP ALL FREE ENDS OF TUBING WITH TAPE TO PREVENT DIRT CONTAMINATION. TRENCH BACKFILL MATERIAL SHALL BE FREE OF ROCKS, GLASS & OTHER EXTRANEOUS MATERIALS. BACKFILL WILL BE COMPACTED TO 90% DENSITY OF ADJACENT UNDISTURBED SOIL. TUBING TO COMPRESSION FITTINGS WILL BE SEATED TO FULL DEPTH OF FITTING. WATER SHALL BE FLOWING THROUGH THE DISTRIBUTION TUBING AT LOW PRESSURE (0-5 P.S.I.) DURING THE EMITTER INSTALLATION. # (5) 6.75" RISERS (4) 11" TREADS G G G G G CATV CATV CATV C A T V C A T V C A T V C A T V C A T V C A T V E E E E E E E W W W W W W W W W W W W W W J T J T JT JT JT J T J T JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT SSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS S S S S S S S S S S S S S S S J TJT J T J T J TJT J T J T J TJT J T J T J T J TJT J T J T J TJT J T J T J TJT J TJT J T J T J TJT J T J T J TJT J T J T J T J TJT J T J T J TJT J T J T J TJT J T J T J T J TJT J T J T J TJT J T J T J TJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT J T J TJT J TJT J TJT J T JT JT JTJT JTJT JTJT JTJT JT JT JT JTJT JTJT JTJT JTJT JT JT JT JTJT JTJT JTJT JT JT JT JT JTJT JTJT JTJT JT JT JT JTJT JTJT JTJT JTJT JT JT JT JTJT JTJT JT JT JT JTJT J T J T JT JT JT JT JT JTJTJTJT JTJTJTJTJTJTJTJTJTJTJTJT G G GG G G G GG G G GG G G G GG G G GG G G G GG G G GG G G G G G G GG G G G G G G GG G G G GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GG G G G G GG GG G G G G GG GG G G G G GG GG G G G G GG GG G G G G GG GG G G G G GG GG G G G G GG GG G G G GGG G G G G G GGGG GGGG GGGGGGG HIGH POINT 321.50' (2) 7.25" RISERS (1) 11" TREADS 330 325 315 315 313 327 326 325 330 312 311 309 307 306 305 305 306 307 314 315 316 317 W M U T I L I T Y V A U L T HANSEN LANE N O RTH 324 324 325 326 327 328 329 330 329 322 323 324 326 327 328 329 327 328 321 319 318 317 316 320 318 321 310 308 308 309 310 311 312 313 317 316 314 318 310 309 311 312 313 323 323 320 319 322 323 322 321 319 320 319 320 308 307 308 308 307 306 308 314 318 317 316 315 HYDRO ZONE #1 503 SF LANDSCAPE PLANTING PLAN Scale: 1/8" = 1'-0" 1 GRAVEL 2 3 PROVIDE 2" OF GRAVEL AS INDICATED. RETAINING WALL 3 4 3.5 FT TALL DECORATIVE FENCE AT COURTYARDSHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. 2 44 4