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12-16-2024 ARC Agenda Packet
Architectural Review Commission AGENDA Monday, December 16, 2024, 5:00 p.m. Council Hearing Room, 990 Palm Street, San Luis Obispo The Architectural Review Commission holds in-person meetings. Zoom participation will not be supported. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of complimentary parking; restrictions apply, visit Parking for Public Meetings for more details. INSTRUCTIONS FOR PUBLIC COMMENT: Public Comment prior to the meeting (must be received 3 hours in advance of the meeting): Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401. Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting. Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to members, however, submissions received after the deadline may not be processed until the following day. Public Comment during the meeting: Meetings are held in-person. To provide public comment during the meeting, you must be present in the Council Chambers. Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation must provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at cityclerk@slocity.org or (805) 781-7114. Pages 1.CALL TO ORDER Chair Pineda will call the Regular Meeting of the Architectural Review Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA The public is encouraged to submit comments on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on items presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for discussion. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Architectural Review Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. 3.a CONSIDERATION OF MINUTES - NOVEMBER 18, 2024 ARCHITECTURAL REVIEW COMMISSION MINUTES 5 Recommendation: To approve the Architectural Review Commission Minutes of November 18, 2024. 4.PUBLIC HEARING Note: The action of the Architectural Review Commission is a recommendation to the Community Development Director, another advisory body, or to City Council and, therefore, is not final and cannot be appealed. 4.a REVIEW OF THREE SINGLE FAMILY DWELLINGS IN ENCLAVE AT RIGHETTI (LOTS 23, 24, AND 34), INCLUDING REQUESTS FOR REAR SETBACK REDUCTION AND EXCEPTIONS TO HEIGHT LIMITS FOR WALLS, FENCES, AND HEDGES (ARCH-0457-2024) 11 Recommendation: Review the project for consistency with the Orcutt Area Specific Plan and Community Design Guidelines and provide a recommendation to the Community Development Director. 5.COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Principal Planner Rachel Cohen. 6.ADJOURNMENT The regularly scheduled meetings of January 6, 2025 and January 20, 2025 will be cancelled due to the New Year's Day and Martin Luther King Jr. Day holidays. The next Regular Meeting of the Architectural Review Commission is scheduled for February 3, 2025 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. LISTENING ASSISTIVE DEVICES are available -- see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7114 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Agenda related writings or documents provided to the Architectural Review Commission are available for public inspection on the City’s website, under the Public Meeting Agendas web page: https://www.slocity.org/government/mayor- and-city-council/agendas-and-minutes. Meeting video recordings can be found on the City’s website: http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl erk 1 Architectural Review Commission Minutes November 18, 2024, 5:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Present: Commissioners Robert Arens, John Carrion, Charles Gerencser, Vice Chair Ashley Mayou, Chair Brian Pineda Absent: Commissioners Kelley Abbas, Michael Clark City Staff Present: Principal Planner Rachel Cohen, Deputy City Clerk Sara Armas, Deputy City Clerk Kevin Christian _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on Monday November 18, 2024 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Chair Pineda. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: Steve Barasch --End of Public Comment-- Principal Planner Rachel Cohen clarified purview of the Architectural Review Commission, which focuses on architecture and site design. 3. CONSENT 3.a CONSIDERATION OF MINUTES - MAY 6, 2024 ARCHITECTURAL REVIEW COMMISSION MINUTES Motion By Commissioner Arens Second By Commissioner Carrion To approve the Architectural Review Commission Minutes of May 6, 2024. Ayes (5): Commissioner Arens, Commissioner Carrion, Commissioner Gerencser, Vice Chair Mayou, and Chair Pineda Absent (2): Commissioner Abbas, Commissioner Clark CARRIED (5 to 0) Page 5 of 54 2 4. PUBLIC HEARING 4.a 466 DANA STREET (ARCH-0329-2022) CONSTRUCTION OF 20 LOW TO VERY LOW INCOME AFFORDABLE HOMES AND REHABILITATION OF THE HISTORIC ROSA BUTRÓN ADOBE The following Commissioners reported ex parte communications with the applicant during site visits: Chair Pineda Commissioner Arens Vice Chair Mayou Housing Coordinator David Amini presented the staff report and responded to Commission inquiries. Smart Housing Solutions representative, Anne Wyatt, provided a brief overview of the project and responded to questions raised. The last two minutes of her presentation she reserved for response to public comment. Chair Pineda opened the Public Comment Public Comments: Dana Hunter Joel Petry Miriam Sullivan Steve Barasch Leslie Halls William Watson Lea Brooks Erik Berg-Johansen --End of Public Comment-- Anne Wyatt, Smart Housing Solutions, responded to public comment with the remaining two minutes of her presentation time. Chair Pineda closed the Public Comment Page 6 of 54 3 Motion By Chair Pineda Second By Vice Chair Mayou Recommend to the Planning Commission that the proposed project is consistent with the Community Design Guidelines and applicable City Standards, with the following direction: Prioritize the adobe remodel before the new construction . Recommend that the exterior color of the new buildings be gray or a darker color than the adobe. Add on-site amenities, such as benches, tables, and chairs, to provide more resident community spaces. Include more short-term bike parking for visitors to the property. Ayes (5): Commissioner Arens, Commissioner Carrion, Commissioner Gerencser, Vice Chair Mayou, and Chair Pineda Absent (2): Commissioner Abbas and Commissioner Clark CARRIED (5 to 0) 5. COMMENT AND DISCUSSION 5.a 2025-2027 ARCHITECTURAL REVIEW COMMISSION GOAL-SETTING AND THE FINANCIAL PLAN / BUDGET PROCESS Principal Planner Rachel Cohen presented the staff report and responded to Commission inquiries. Chair Pineda opened Public Comment Public Comments: None --End of Public Comment-- Chair Pineda closed the Public Comment Motion By Chair Pineda Second By Commissioner Carrion Continue to pursue the 2023-25 goals for the upcoming 2025-27 fiscal cycle, listed below: Page 7 of 54 4 1. Expand the Objective Design Standards to provide additional design requirements for more types of residential developments to include standards and definitions for: Specific types of residential developments (single family, duplexes, triplexes, multifamily, mixed-use, etc.) Overall site design (parking areas, outdoor spaces, landscaping, pedestrian access, lighting, privacy, etc.) Transitions between residential and commercial zones and high - density residential and low-density residential zones Conversion of commercial buildings into residential development And include images and reference photos. 2. Complete a comprehensive update of the Community Design Guidelines for Commercial developments and other design guidelines including: Strengthen and more clearly define guidelines for storefronts and windows in commercial areas to maintain transparency and prevent the installation of opaque film and interior signs and displays that obstruct views into stores. Update CDG for neighborhood compatibility to a ddress transitions between neighborhood commercial development and adjacent residential neighborhoods (LUCE §3.5.7.9) Overall site design (pedestrian scale, walkability, bicycle infrastructure, outdoor spaces, landscaping, etc.) Include more images and reference photos to highlight guideline language. Ayes (5): Commissioner Arens, Commissioner Carrion, Commissioner Gerencser, Vice Chair Mayou, and Chair Pineda Absent (2): Commissioner Abbas and Commissioner Clark CARRIED (5 to 0) Page 8 of 54 5 5.b STAFF UPDATES AND AGENDA FORECAST Principal Planner Rachel Cohen provided the following update: The next Regular Meeting is scheduled for December 2, 2024, but there currently are no items on the schedule. 6. ADJOURNMENT The meeting was adjourned at 6:41 p.m. The next Regular Meeting of the Architectural Review Commission is scheduled for December 2, 2024 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. _________________________ APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2024 Page 9 of 54 Page 10 of 54 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF THREE SINGLE FAMILY DWELLINGS IN ENCLAVE AT RIGHETTI (LOTS 23, 24, AND 34), INCLUDING REQUESTS FOR REAR SETBACK REDUCTION AND EXCEPTIONS TO HEIGHT LIMITS FOR WALLS, FENCES, AND HEDGES (ARCH-0457-2024) BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille Phone Number: (805) 781-7593 Phone Number: (805) 781-7166 Email: woetzell@slocity.org Email: bleveille@slocity.org APPLICANT: Paul Abbot REPRESENTATIVE: Robert Heckey RECOMMENDATION Review the project for consistency with the Orcutt Area Specific Plan and Community Design Guidelines and provide a recommendation to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING General Plan Low Density Residential Specific Plan Orcutt Area Specific Plan Zoning Low Density Residential (R-1-SP) Surrounding Uses Single-Family Residential, Rural Residential, Open Space The applicant proposes to develop three residential lots (Lots 23, 24, and 34) in the Enclave at Righetti, 39 low-density residential lots (Phase 3 of the Righetti Ranch subdivision), located on the west side of Orcutt Road, midway between Tank Farm and Road and Johnson Avenue (see Figure 1). Enclave is at the base of Righetti Hills and surrounded by open space and unincorporated rural residential land (to the east, across Orcutt Road). To date, 30 Meeting Date: 12/16/2024 Item Number: 4a Time Estimate: 30 mins Figure 1: Enclave: Lots 23 & 24 (left); Lot 34 (right) Page 11 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 homes have been approved within Enclave,1 designed in Spanish, Farmhouse, Cottage, and Modern styles, and construction of most homes is nearly complete. 2.0 PROPOSED DESIGN Architecture: As described by the applicant in the Project Scope (see Title Sheet of Plans, Attachment A), the project design aims to achieve a varied streetscape by employing individual architectural styles, taking inspiration from California Mediterranean styles, and with attention to compatibility with the eclectic mix of homes already approved and under construction in the neighborhood. 1 ARC Agenda Report (September 19, 2022) regarding 26 homes reviewed under application ARCH - 0118-2022; available in the online archive, at: opengov.slocity.org/WebLink/DocView.aspx?id=163865; ARC Agenda Report (October 30, 2023) regarding 4 homes reviewed under application ARCH -0455- 2022 available in the online archive at: opengov.slocity.org/WebLink/DocView.aspx?id=183290 Figure 2: Proposed homes, Lots 23 (top) and 24 (bottom) Page 12 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 Design Details: The design of the proposed homes incorporates variety in massing, façade treatments, roof styles, cladding, and detailing, as discussed in more detail below, for each proposed home. Materials and Colors: Natural stone, brick, and stucco, with wood elements and metal doors, windows, and roofing, are employed as primary surface materials. Shades of white and grey predominate, with black, beige, and wood tones used as accent colors (see also Color Boards for each lot, in Project Plans, Attachments B through D). The massing and style of the home proposed for Lot 23 is similar to the Modern style employed elsewhere in Enclave but incorporates a lower roof profile with deeper eaves of wood (tongue and groove pattern) to break up ma ssing, provide shade, and lend a more Craftsman-inspired character to the building. Stucco is the predominant material, accented with brick surfaces and aluminum and frosted glass garage and workshop doors. For Lot 24, the Craftsman Farmhouse style was taken as a starting point. The home exhibits a double-gable roof form and stucco cladding, accented with whitewashed brick and topped with a contrasting standing seam metal roof (see Figure 2, above). Similarly, the home proposed for Lot 34 (Figure 3, above) references the Craftsman Farmhouse style dispersed through Enclave, again with a distinctive double -gable form, but rising up over two floors to cover its stepped site. Stucco cladding and whitewashed brick are the predominant materials, and topped with a more conventional composite shingle roof, underlined by wood-toned tongue and groove soffits. Figure 3: Proposed home, Lot 34 Page 13 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 3.0 FOCUS OF REVIEW As provided by condition of approval (#109) of the Righetti Ranch subdivision,2 the Commission will review the residential building program and provide comments and recommendations to the Community Development Director, who will take final action on the application. Development within Orcutt Area Specific Plan (OASP) is subject to Design Guidelines and Standards set out in the Plan. Guidance is also provided by the City’s Zoning Regulations and Community Design Guidelines. 4.0 EVALUATION Specific Plan Development Standards3 The Orcutt Area Specific Plan provides a set of development standards , some unique to the Orcutt Area Specific Plan, that apply to the R-1 portions of the Plan Area. Many standards in the plan have already been addressed in the design of the Enclave subdivision. Those standards relevant to development of individual lots are summarized from the Plan in the table below and discussed in further detail in this section, with particular areas for Commission consideration highlighted. Residential Development Standards (OASP Table 3.1) Standard R-1 Lot 23 Lot 24 Lot 34 Lot Coverage (max) 40% 31% 37% 23% Front Setback House 15 ft < 20 ft 19 ft. min 16 ft min Garage, Carport 20 fta 15 ft min** 27’ min 20’ min Front Porch or Covered Entry Required Covered Entry Covered Entry Covered Entry Rear Setback House 20 ft 20 ft min 11ft min** 22 ft min Garage, Carport 0 – 5 ft (n/a) (n/a) (n/a) Side Setback First Story 0 – 5 ft 10 ft min 5 ft min 5 ft min Second Story 0 – 5 ft 10 ft min 5 ft min 5 ft min Street (Corner Lot) 10 ft (n/a) (n/a) (n/a) Garage, Carport 0 – 5 ft 10 ft min (n/a) 5 ft min 2 Council Resolution 10619, available online at: opengov.slocity.org/WebLink/DocView.aspx?id=42144 3 Specific Plan available online at: www.slocity.org/home/showpublisheddocument/4262/635501857723870000 Page 14 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 Notes: ** Exception requested from standard a. Garage or carport must be setback at least 5 feet from the front of the house Garage siting. The applicant has described in the Exception Statement (Attachment E) the circumstances which lead to design and placement of the garage on Lot 23. It is proposed to be designed in a side-loaded configuration and set back 15 feet from the property line (where the Plan standard for garage setback is 20 feet). The curved property line, situation at the end of a cul-de-sac, and unusual lot shape constrain placement of the garage in a location 20 feet from the property line and five feet behind the home. To compensate for the shallower setback, the structure is held to the 15-foot house setback and orients the garage entry doors away from the street frontage. The ARC should consider whether there is sufficient justification to support the proposed design and placement for the garage in front of the Lot 23 residence. Rear setback encroachment. As explained in the exception statement provided, an unusual lot shape and topography also constrains placement of the house on Lot 24 in a manner that would conform to the full 20 -foot rear setback. To address this and to enhance the usability of floor area, the applicant proposes to encroach into the rear setback with two corners of lower floor of the home. The area of encroachment is about 125 square feet in area, at the corners of the lower-floor bedroom and bathroom. The Commission should consider whether the requested exceptions from rear setback standards represent an appropriate compromise under the circumstances. Specific Plan Design Guidelines In addition to design standards, the Orcutt Area Specific Plan also provides Design Guidelines for new development in the Plan area that is well designed, internally compatible, and enhances the City’s unique sense of place. The most relevant guidance is summarized in the table and discussion below. Design Guidelines for R-1 Districts (OASP Ch. 4)) Lot Site Design and Building Configuration DG 2.2 Garage Location Alternatives to standard driveway curb cut encouraged to minimize the potential negative visual impact of garages and parking aprons, avoid adjacent standard driveways Building Design; Elements, Colors and Materials DG 3.1 Design Themes Architectural variation encouraged; use of Craftsman, California Bungalow or California Mission styles Page 15 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 DG 3.2 Landscape Character Unifying residential landscape character encouraged; open or low fencing, utilization of native plant species. DG 3.3 Driveway Materials Alternative paving materials recommended (stamped/colored concrete, paving stones, tiles, bricks, permeable materials); Mid- driveway landscape strips encouraged DG 3.4 Porches Covered porches encouraged DG 3.5 Front Yards Small patios, lawn play areas with consistent landscaping encouraged; patios with low fence walls, open fences or hedges, and trellis coverings preferred DG 3.6 Mix of Residential Heights Single story homes should be scattered throughout the project; second story portion should be placed in a manner that reduces the building mass facing the street DG 3.7 Façade Elements Create multiple elements in the façade of two-story structures to reduce visual mass; break the structure into several distinct elements; add variety DG 3.8 Roof Overhangs Use variety of hips and gables, particularly on front or street façade to break up structure mass; extension of roofs over windows for shading encouraged DG 3.9 Surfaces Vary material palettes with different primary material DG 3.10 Roofing Vary primary roof materials DG 3.11 Color Palettes Varying colors for primary body material and trim colors strongly encouraged; color variety should relate to a change in materials Architectural Variety. The design of the proposed homes contributes to the overall variety of architectural style throughout the Enclave development, while aiming to achieve compatibility with the Farmhouse, Modern, Spanish, and Cottage styles that have been employed for homes within the neighborhood. The homes on Lots 24 and 34 reference the Craftsman examples in the vicinity by using strong double -gabled roof forms but employ whitewashed brick as accent materials in place of vertical board -and-batten. On Lot 23 a modern style is exhibited, differentiated by neighboring examp les through a low roof profile, deep eaves, and wood eaves to impart some traditional character. Mix of heights. Each of the proposed homes is two stories in height , with Lots 24 and 34 having a sloping bench through them, resulting from subdivision grading. The upper level of each home is massed at the rear of the building, rather than facing the street. Although no single-story homes are provided under this proposal, approved plans for eight of the lots in Enclave depict a single-story plan, consistent with the 20% target (for single-story designs in a subdivision) described under Design Guideline 3.6. Page 16 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 Landscape, Front Yards, Driveways. The streetscape of each home is characterized by consistent landscaping with lawn and patio areas. Covered entries are provided, and fences and walls along street frontages are restrained in height and limited to side yard areas. Concrete driveway pavers in a textured pattern are depicted in plans for each home. Full landscape and irrigation plans are provided for each home. Surfaces and Colors. White stucco predominates as a primary exterior material, with brick and limestone of varying texture and color providing material variation between the three homes in this proposal. For trim, wood material and tones, along with dark aluminum door and window frames, are used to provide color variety, corresponding to changes in materials, as encouraged by these guidelines. Roofing and Façade Elements. Each design avoids monotony in massing by using recesses and projections throughout the wall planes to break up the building form and facades into distinct elements. The homes present a variety of distinctive roof forms at the street façade, such as twin gables or deep eave overhangs. Standing seam metal or more conventional composition shingles are used as roofing material. Community Design Guidelines4 Community Design Guidelines provide additional guidance for houses in new subdivisions (see Section 5.5), much of which echoes more detailed guidance provided in the Specific Plan. The most relevant guidance is summarized in the table below: As discussed in this report, a variety of styles and building heights (single- and two-story) has been employed for houses within Enclave. Each of the houses proposed under this application has a prominent entry feature oriented to the streetscape. By use of variety in style and attention to the relationship of entries to the streetscape, the project design can be considered to be consistent with these Guidelines. Single-Family Housing Design (§ 5.5) § 5.5 (A.1) Architectural Variety Provide variety in the architectural detailing, size, and massing of houses on each block § 5.5 (A.2) Setbacks Houses should be located no further from the street than the minimum setback allowed by the Zoning Ordinance, except to provide variations in the alignment of houses along a block. Variable setbacks are encouraged § 5.5 (A.3) Entrances All houses should have their primary entrance facing and clearly visible from the street, with a front porch or verandah encouraged to provide a transition between the public space of the streetscape and the indoor private space of the house 4 Design Guidelines available at: www.slocity.org/home/showpublisheddocument/2104/635491488007630000 Page 17 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 Zoning Regulations5 Policies and standards in the Orcutt Area Specific Plan take precedence within the Specific Plan Area, but where policies or standards have not been provided in the Specific Plan, policies and standards of the City’s General Plan and Zoning Ordinance will apply (OASP § 1.2). Development Standards Standard R-1 Lot 23 Lot 24 Lot 34 Fences Walls Hedges Front Side and Rear 3-6 ft max 6 ft max 9 ft max** 9 ft max** 9 ft max** Pools and Pool Equipment 5 ft 10 ft 5 ft 18 ft (n/a) 7 ft 13 ft Building Height 25 ft max 25 ft 24 ft 25 ft Fences and Walls. Standards set out in Zoning Regulations limit the height of fences, walls, and hedges to six feet within side and rear setbacks, and between three and six feet within a front setback. The height of walls and fences is normally verified during review of final plans submitted for construction permits to complete a project, but where circumstances make excess fence or wall height necessary, exceptions to these standards may be authorized (Zoning Regulations §17.70.070 (F)(3)). Under this application, the applicant has identified four specific lengths of fencing and walls that are proposed to exceed applicable height limits (see Exception Statement, Attachment E). The Commission should consider whether the requests are appropriate and justified by the circumstances discussed in the applicant’s exception statements. On Lot 23, terrace landscape walls are incorporated into the project design to address the elevation change along the eastern property line. At the edge of the east side setback, a wall will run parallel to the house and, at six feet in height, conforms to the applicable height limit. Near the property line, however, a five-foot tall fence is proposed to be placed on a retaining wall (see Sheet ARC 23.1 of Plans, Attachment B). The combined height of the fence and wall is not indicated in plans but is described in the applicant’s exception statement to be limited to no more than nine feet. Similarly, along the east side of Lot 24 and the west side of Lot 34, fencing will be installed atop a retaining wall and, as indicated in plans (see Site Plans, Sheets ARC 24.1 and ARC 34.1 of Plans, Attachments C and D), the combined wall and fence height will be limited to no more than nine feet. 5 Zoning Regulations available online at: sanluisobispo.municipal.codes/Code/17 Page 18 of 54 Item 4a ARCH-0457-2024 (Enclave Lots 23, 24, 34) Architectural Review Commission Report – December 16, 2024 The exception statement also identifies a portion of an upper patio wall, at the southwest corner of the house proposed for Lot 34, that rises away from grade such that, when topped with a required guard (a 42 -inch glass screen) will reach a height of as much as 11 feet. It is noted, however, that this wall and guard assembly is located outside of setback areas and runs to the edge of the house, such that it may be considered to be connected to the house and thus may be any height allowed in the Zone (see Zoning §17.70.070(D)(2)). The Commission should consider whether the circumstances identified justify authorization of additional wall and fence height in the indicated locations. Pools and Pool Equipment. Pools may not be located in a front setback or within five feet of a property line, and pool equipment may not be located in a side setback adjacent to a building or closer than 10 feet to a property line (Zoning Regs. §17.70.190). Pools are proposed to be installed on Lots 23 and 34 and, as depicted in Site Plans (Project Plans, Attachments A and B), the pools and related equipment are located in conformance to these standards. 5.0 ACTION ALTERNATIVES 5.1 Recommend that the Director find the project design, including requested exceptions to standards for garage setback (for Lot 23), rear setback (for Lot 24), and fence and wall height (for limited areas of all three lots) to be consistent with applicable design policies, standards, and guidelines. The Commission’s recommendation will be forwarded to the Community Development Director for consideration on taking final action on the application. 5.2 Continue the project to a hearing date certain, or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 5.3 Recommend that the Director deny the application, finding that the project design or requested exceptions are inconsistent with applicable design policies, standards, and guidelines. Such a recommendation should include specific findings of inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations, Orcutt Area Specific Plan or other policy documents, as a basis for application denial. This alternative is not recommended by staff, as review of plans indicates that the project substantially conforms to applicable policies, standards, and guidelines, and that inconsistencies that may be identified can likely be addressed through minor revisions prior to final plan submittal. 6.0 ATTACHMENTS A - Project Plans – Title Page B - Project Plans – Excerpts: Lot 23 C - Project Plans – Excerpts: Lot 24 D - Project Plans – Excerpts: Lot 34 E - Applicant’s Exception Statement Page 19 of 54 Page 20 of 54 D A T E I S S U E PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 RSO NS W A Y RO A D SPRING BOX HANS EN LANE H ANS EN LAN 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. Page 21 of 54 Page 22 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD GA T E - 1 GATE-2 HI G H P O I N T 27 1 . 2 5 LO W P O I N T 26 5 . 5 0 ' FS:267.83' 2% SLOPE FS:267.37' FS:267.83' 2% SLOPE FS:267.44' 2" S T E P FS:267.67' FS : 2 6 7 . 8 3 ' FS:267.83' FS:267.83' ELEVATOR PIT FS:27.17' 9'- 0 1 / 2 " 4'- 0 " 2'-11"4'-8 1/2" FG : 2 6 7 . 3 3 ' FG : 2 6 7 . 3 3 ' FS:267.67' FG : 2 6 7 . 3 3 ' FG : 2 6 7 . 3 3 ' FG:267.33' SYNTHETIC TURF SWIMING POOL (2 ) 6 " R I S E R S (1 ) 2 3 " T R E A D UP DRIVEWAY WITH CONCRETE PAVERS SD SD SD SD WWWWWWWWW WWWWWWWWW WWWWWWWWW W W W W W W W W W W W W W W W W W W W W 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 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 SD SD SD SD S D S D J T JT JT J T JT JT JT J T SS SS SS SS SS SS SS WW W W W W GA S SS SS SS SS SS SS J T J T J T J T J T J T J T E E G W M W M J T JT CATV CATV 18'-6"MIN.DRIVEWAYCLEARAN CE 10 ' - 3 " PR O V I D E D S E T B A C K 5'- 0 " MI N . S E T B A C K 21'-8"PROVIDED SETBACK 20'-0"MIN. SETBACK 20'-0"PROVIDEDSETBAC K 20'-0"MIN.SETBACK 6'-0" UTILITYEASE MENT 4'- 6 " T A L L W A L L PLANTER PLANTER 4'- 1 0 " T A L L W A L L FG : 2 6 7 . 3 3 ' WATERSOFTENER IRR I G A T I O N CON T R O L E R FIRE RIS E R WATERHEATER ELE C T R I C CAT V REFUSE AREA GARAGEOPENER EV GARAGEOPENER HEAT PUMP AC HEA T P U M P A C HI G H P O I N T 27 1 . 2 5 HANSEN LANE LO OPEN SPACE N27°28'07"W R A D.62.87' =7 7° 28'37'' L=5 6 .12' LOT #21 N6 8°57'2 5''E 5 5.53' 20'-0"G ARA G E MIN .SETBA CK 15'-0"HOU SE M I N.SETB AC K 15'-0"PR O VIDED SETBA CK N5 1 ° 2 8 ' 2 9 ' ' E 6 3 . 5 0 ' N38°31'31''W 130.35' N 3 5 ° 0 2 ' 5 7 ' ' E 4 2 . 0 6 ' POOL EQUIPMENT ENCLOSURE LA N D I N G GARAGE SLOPE 2% LOT #23 SINGLE FAMILY RESIDENCE LOWER LEVEL FS: 268.00' 5'-0 " MIN.SETB A CK 31'-1 1" PROV IDEDS ETBA CK X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXX 6" S T E P 6" S T E P =49 °5 9 '41 ' ' R = 2 8 . 5 0 ' L =2 4 .87' WWWWWWWWW WWWWWWWWW WWWWWWWWW S S SS SS SS N 3 5 ° 0 2 ' 5 7 ' ' E 4 2 . 0 6 ' SD SD SD D W W W W W W W W W W W W W W W W W W W W 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 S S S S S S S S S S S S S S D S D S D S D SD SSD SSS SSD S D S D J T J T SS SS SS SS SS HANSEN LANE ==77°28'37'' LL=56.12' ==49°5 9'41'' RR == 22 88.5 0' L =24.87' PARSONS W A Y 27 0 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'-11 " P LTO W AL L4'-8"WALL /FEN C EALL O WED 12'-7"PL TO WALL 4'-11" WALL/FENCE ALLOWED TW : 2 6 5 . 0 0 ' FG : 2 6 3 . 0 0 ' WA L L H E I G H T : 2 . 0 0 ' ( 2 ' - 0 " ) AL L O W E D H E I G H T : 3 . 4 1 ' ( 3 ' - 5 " ) TW : 2 6 6 . 0 0 ' FG : 2 6 3 . 0 0 ' WA L L H E I G H T : 3 . 0 0 ' AL L O W E D H E I G H T : 4 . 0 0 ' 2'-7"PLTOWALL 3'-5"WALL/FENCEALLOWED6'-8"PLTOWALL 4'-0"WALL/FENCEALLOWED11'-2"PLTOWALL 4'-8"WALL/FENCEALLOWED TW : 2 6 7 . 5 0 ' FG : 2 6 4 . 0 0 ' WA L L H E I G H T : 3 . 5 0 ' ( 3 ' - 6 " ) AL L O W E D H E I G H T : 4 . 6 6 ' ( 4 ' - 8 " ) TW : 2 6 7 . 5 0 ' FG : 2 6 6 . 0 0 ' WA L L H E I G H T : 1 . 5 0 ' ( 1 ' - 6 " ) AL L O W E D H E I G H T : 6 . 0 0 ' ( 6 ' - 0 " ) TW : 2 6 7 . 5 0 ' FG : 2 6 5 . 0 0 ' WA L L H E I G H T : 2 . 5 0 ' ( 2 ' - 6 " ) AL L O W E D H E I G H T : 5 . 4 1 ' ( 5 ' - 5 " ) 15'-10"PLTOWALL 5'-5"WALL/FENCEALLOWED20'-0"PLTOWALL 6'-0"WALL/FENCEALLOWED TW : 2 7 2 . 1 8 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 4 . 8 5 ' ( 4 ' - 1 0 " ) AL L O W E D H E I G H T : 6 . 0 0 ' ( 6 ' - 0 " ) TW : 2 7 0 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 2 . 6 7 ' TW : 2 7 3 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 5 . 6 7 ' ( 5 ' - 8 " ) TW : 2 7 3 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 5 . 6 7 ' ( 5 ' - 8 " ) TW : 2 7 5 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 7 . 6 7 ' ( 7 ' - 8 " ) TW : 2 7 5 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 7 . 6 7 ' ( 7 ' - 8 " ) TW : 2 7 5 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 7 . 6 7 ' ( 7 ' - 8 " ) TW : 2 7 5 . 0 0 ' FG : 2 7 0 . 3 3 ' WA L L H E I G H T : 5 . 3 3 ' ( 5 ' - 4 " ) TW : 2 7 0 . 5 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 3 . 1 7 ' ( 3 ' - 2 " ) TW : 2 7 5 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 7 . 6 7 ' ( 7 ' - 8 " ) TW : 2 7 2 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 4 . 6 7 ' ( 4 ' - 8 " ) TW : 2 7 2 . 0 0 ' FG : 2 6 7 . 3 3 ' WA L L H E I G H T : 4 . 6 7 ' ( 4 ' - 8 " ) 10 ' - 3 " PR O V I D E D S E T B A C K 5'- 0 " MI N . S E T B A C K 6'-0" UTILITYEASE MENT 5'-0 " MIN.SETB A CK 26 5 266 2 6 7 2 6 8 2 6 9 2 7 0 2 7 1 2 7 2 2 7 3 2 7 4 27 4 27 5 27 6 27 7 27 8 28 0 27 9 27527427 3272271 26926 826726 6265264 276 277 263 26 3 26 3 26 4 2 6 5 26 7 27 3 273 274 275 27 2 2 6 6 26 7 270 26 3 26 4 26 5 26 6 26 7 27 1 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' - 1 1 " 2'-7" 3' - 5 " 6'-8" 4' - 0 " 11'-2" 4' - 8 " 4' - 8 " 15'-10" 5' - 5 " 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 Page 23 of 54 D A T E I S S U E PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 D0 9 W0 6 D10 D W D05 W05 W10 W11 W09 W0 3 W0 1 W0 2 D11 24 x 24 TRASH 24 x 24 DW D06 D0 1 W1 6 D07 W1 3 W15 D1 7 D18 D14 D12 24 x 24 DW D02 D0 8 42 " B U I L T - I N FR E N C H D O O R R E F R I G E R A T O R FL U S H I N S T A L L 24 x 24 WINE 24 x 2 4 WIN E W1 2 W1 4 D1 3 D1 6 84'-1" 64 ' - 1 " 64 ' - 1 " 31'-4"10'-2"17'-8"24'-11" 20 ' - 3 " 3' - 1 1 " 8' - 1 0 1 / 2 " 12 ' - 1 0 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' - 1 0 " 4' - 5 " 10 " 12 ' - 1 1 / 2 " 1 1 / 2 " 6' - 6 " 7' - 0 1 / 2 " 6' - 0 " 6'-4" 5' - 1 1 1 / 2 " 6'-4" 5' - 2 1 / 2 " 8' - 1 0 1 / 2 " 3' - 0 " 3' - 0 " 84'-1" GA S WATER SOFTENER IR R I G A T I O N CO N T R O L E R FIR E RIS E R WATER HEATER EL E C T R I C CA T V 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 BE D R O O M 4 OF F I C E 16 ' - 2 " X 1 2 ' - 7 " CONSOLE BENCH GA M E S T O R A G E GA M E S T O R A G E FI R E P L A C E 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" GA M E S T O R A G E FI R E P L A C E TV A B O V E ART WA L K - I N CL O S E T 7' - 6 " X 4 ' - 0 " BA T H R O O M 4 9' - 0 " X 5 ' - 6 " BEDROOM 3 15'-6"X13'-4" ST O N E ST O N E 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 Page 24 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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" CRICKET CR I C K E T CRICK ET CR I CK ET CRICKET LOW SLOPE ROOF SLOPE 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 SL O P E 0. 2 5 : 1 2 SL O P E 0. 2 5 : 1 2 CR I CK E T CR I CK ET C R I C K E T CRICK E T 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 " W2 4 W2 5 W2 6 D2 5 BEDROOM 1 15'-6"X17'-0" W22 W23 DN W27 W1 8 W1 9 W2 1 W2 0 W1 7 D22D21D20 D30 COVERED DECK D28D27 LI N E N S D29 OP T I O N A L D I S P L A Y / G A L L E R Y / B O O K S WALK-IN CLOSET 10'-9"X7'-0" BATHROOM 1 11'-9"X11'-9" BEDROOM 2 16'-6"X12'-7" D2 3 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" D2 6 ART AR T 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 " 51 / 2 " 5' - 7 1 / 2 " 13 ' - 6 " 6' - 7 1 / 2 " 4' - 5 " 7' - 1 0 " 4' - 5 " 13 ' - 2 " 6' - 0 1 / 2 " 51 / 2 " 51/2"11'-9"5'-3"7'-5 1/2"51/2" AR T 56 ' - 5 1 / 2 " 51/2"7'-5 1/2"14'-5 1/2"2'-5 1/2" 51/2"4'-5 1/2"51/2" CRICKET FLOORPLAN-UPPERFLOOR Scale: 1/4" = 1'-0" 11 A A B B C C D D E E F F 22 33 44 55 66 77 Page 25 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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" CRICKET CR I C K E T CRICK ET CR I CK ET CRICKET LOW SLOPE ROOF SLOPE 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 SL O P E 0. 2 5 : 1 2 SL O P E 0. 2 5 : 1 2 CR I CK E T CR I CK ET C R I C K E T CRICK E T 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 SO L A R P A N E L SO L A R P A N E L SO L A R P A N E L SO L A R P A N E L SO L A R P A N E L SO L A R P A N E L SO L A R P A N E L SO L A R P A N E L SO L A R P A N E L LOW SLOPE ROOF SL O P E 0. 2 5 : 1 2 SL O P E 0. 2 5 : 1 2 LOW SLOPE ROOF SL O P E 0. 2 5 : 1 2 CR I CK E T C R I C K E T C R I C K E T CRIC K ET TOP OF CURB TC: XXX' TO P O F P A R A P E T W A L L TW : X X X ' SL O P E 0. 2 5 : 1 2 CR I C K E T 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 Page 26 of 54 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 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 LAYERSOF 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 SOILSREPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES EXISTING NATURAL GRADE, REFER TO CIVIL GRADING PLANSFORMORE 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 PLANSFOR 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 HEIGHTOFTHE 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 WITHTHEALLOWEDFRONTYARDFENCEHEIGHTREQUIREMENTSSETFORTINSLOZONINGCODE, 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 MIRADRAINBOARD 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" TYPEX 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-# Page 27 of 54 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 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 LAYERSOF 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 SOILSREPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES EXISTING NATURAL GRADE, REFER TO CIVIL GRADING PLANSFORMORE 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 PLANSFOR 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 HEIGHTOFTHE 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 WITHTHEALLOWEDFRONTYARDFENCEHEIGHTREQUIREMENTSSETFORTINSLOZONINGCODE, 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 MIRADRAINBOARD 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" TYPEX 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-# Page 28 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 " PL A T E 10 ' - 0 " PL A T E 3'- 4 " 1' - 4 " 9' - 6 " PL A T E 9' - 6 " PL A T E 1' - 3 3 / 8 " 1' - 3 3 / 8 " 1' - 3 3 / 8 " +/ - 3 ' - 1 0 1 / 2 " SECTION F Scale: 1/4" = 1'-0" F 9' - 6 " 5' - 0 " 2' - 2 " +/ - 3 ' - 4 " +/ - 3 ' - 1 0 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 Page 29 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 ENCLAVE AT RIGHETTI - LOT #23 San Luis Obispo, California 93401 2024.07.22 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) 2Stucco Color: Pure White (SW7005) 1 Thin Brick Color: Snow White Wirecut 3Stucco 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 7Metal/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 Page 30 of 54 DATE ISSUE EN C L A V E - L O T 2 3 PA R S O N S W A Y SA 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 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 (Ǝ) 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 MEANSTHAT 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. TOP OF SLAB 268.00' HIGH POINT 271.25 LOW POINT 265.50' 2" STEP 9'-0 1/2"4'-0" 2' - 1 1 " 4'- 8 1 / 2 " SYNTHETIC TURF SWIMING POOL S 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 SS SS SS SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS S S S S SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD S D SD S D SD S D SD S D SD S D SD S D S D S J T JT JT J T JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS 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 JT JT JT JT JT JT JT JT JT E E E E E G G G G WM JT JT JT JT JT CA T V CA T V CA T V CA T V CA T V CA T V 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 IRRIGATION CONTROLER FIRE RISERELECTRICCATV SSS SSSSSSSSSSSSSSSSSSS S D G SSS DDDDD SSSSSSSDDDDDDD GGG GG GGGGG SSSSSS SSSSS SSSSSSSSS SSSSSSSSSS SSSSSS SSSSSS G GGG GGG GGG GGGG GGG GGGGGGGG LANDSCAPE PLANTING PLAN Scale: 3/16" = 1'-0" 3 SHADED AREA INDICATES LANDSCAPE AREA PLANTED AND IRRIGATED PER THE TRACT IMPROVEMENT PLANS. 3 TT JJJTTTTTTTT J JJ TTT JJJJTTTT JTT JJTTT J TT JJJJJT JJTTT JJJJJTTTT JJTT JJTTTT D SSS DDDD SSSSDD JJTT JJJTTT JJJJ TTTTT JJJJJJJJJ TTTTTT JJJJJ TTTTTTT JJTTT GGGGG SSSSS JT JJJJTTTTT JJJJ TTT JJJJTTTJJJ 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 TR 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 Page 31 of 54 DATE ISSUE EN C L A V E - L O T 2 3 PA R S O N S W A Y SA 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 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 = [(ETo - 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 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 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 TOP OF SLAB 268.00' HIGH POINT 271.25 LOW POINT 265.50' 2" STEP 9'-0 1/2"4'-0" 2'- 1 1 " 4'- 8 1 / 2 " SYNTHETIC TURF SWIMING POOL 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 SS SS SS SS SD S D SD SD SD S D SD SD SD SD SD SD SS SS SS S S SS SS SS SS SS S S S S SD SD SD SD SD SD S D SD SD SD SD SD SD SD SD SD S D SD S D SD S D SD S D SD J T JT J T JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT SS S S SS S S SS S S SS S S SS S S SS S S SS S S SS S S SS S S SS S S SS 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 JT JT JT JT JT JT JT JT JT E E E E E G G G G WM JT JT JT JT JT CA T V CA T V CA T V CA T V CA T V CA T V 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 IRRIGATIONCONTROLER FIRERISERELECTRICCATV 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 J 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 INSTALLATIONSTOALLOW 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 Page 32 of 54 SSS 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 S D 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 EM E N T 19 ' - 4 " 15 ' - 0 " HO U S E M I N . S E T B A C K 14 ' - 0 " EA S E M E N T 18 ' - 6 " GA R A G E M I N . S E T B A C K 5'-0"SETBACK 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% S L O P E FS : 2 8 8 . 9 3 ' 2% S L O P E FS : 2 8 8 . 9 3 ' FS : 2 8 8 . 8 1 ' FS:288.66' FS:288.09' FS:287.53' FS:286.97' FS:286.88' FS:286.32' FS:285.75' FS : 2 8 5 . 7 5 ' FS : 2 8 5 . 1 9 ' FS : 2 8 4 . 6 3 ' FS : 2 8 4 . 0 7 ' FS:284.00' 2% SLOPE (3 ) 6 . 7 5 " R I S E R S (2 ) 1 4 " T R E A D S (2 ) 6 . 7 5 " R I S E R S (1 ) 1 4 " T R E A D S (3) 6.75" RISERS (2) 14" TREADS TW : 2 8 6 . 8 8 ' TW : 2 8 6 . 8 8 ' 2% S L O P E FS : 2 7 8 . 0 0 ' 2% SLOPE FS:278.00' 2% SLOPE FS:278.00' 2% S L O P E FS : 2 7 8 . 0 0 ' WORKSHOP 4' - 5 " 4' - 8 " 3'- 1 1 1 / 2 " 2'- 8 " 4'-2 1/2"4'-3 1/2" 51/2" 19'-7 1/2"8'-4 1/2" SD SD SD SD SD SD S D SD S D S D SD S D S D S D SD SD SD SD S D SD S D SD S D SD SD SS SS S S S S S S S S S S SS S S SS S S S S SS S S SS SS SS S S SS SS SS IRR I G A T I O N CON T R O L E R FIR E RISE R CAT V ELE C T R I C JT JT JT JT JT JT W W W W W 5'-0"SETBACK GAS G G G G G G G DI DI DISDSD 26 ' - 6 " 2 1 '- 4 " 1 1 '-2" 13 '-5 " 39'-3" WMWM T R G =75 °05'58'' R=2 8.50' L = 3 7 . 3 6' N03° 3 3 ' 40' 'W 14 7.34' N88°35'31''W 59.18' = 5 0 ° 3 3' 2 6' ' L = 3 6. 6 2 ' N03°33' 40''W 36 .71 ' N 68°5 7 '25 ''E 55.53' N 5 1 °28'2 9''E 6 3.50 ' W W W W W W W W W W W W W W W W W W W W W W W W W W JT JT G G ==75°05'58'' RR==2288.50'L=37.36' == 5 0 ° 3 3'2 6'' LL = 3 6.6 2' 15'-0" HOUSE MIN 14'-0" EASEM FS:284.00' W G N88°35'31''W 59.18' G HANSEN 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' HEIGH T :1.66'(+/- 2 0") ALLOWE D:6'(72") 11'-0"PL T O WALL 4'-8"WAL LAL LOW E D 14'-3"PL T OWA LL TO W:286.88' FG:286.00' HEIGHT:0.88'(+/- 1 1") ALLOWED:5'2"(62") TOW: 290.50' FG: 287.75' HEIGHT: 1.75' (+/- 21") ALLOWED: 4'-6" (54") 10 ' - 0 " PL T O W A L L 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 LL F E N C E, N O W A LL 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"TALL FENCE,NO WALL PROPOSED ALONG SIDE PL 5'-0"TALL FENCE,NO WALL PROPOSED ALONG SIDE PL 14'-0"PL TO WALL TOW:291.0 0' FG:286.00' HEIGHT:5.0 0 ''(+ / - 60") ALLOW E D:5.00'(60") TOW:292.00' FG:287.00' HEIG HT:5.00''(+ / -60") ALLOWED:5.50'(6 6") TOW:289.50' FG:284.50' HEIGHT:5.00''(+/-60") ALLO W E D:5.00'(60") TOW:288.00' FG:283.00' HEIGHT:5.00''(+/-60") ALLOWED:5.00'(60") 5'-0" 16'-0"PL TO W ALL 5'-5" F E N CEALLOWED TO W:2 8 6.9 7' FG:2 8 4.7 5' H EIG H T:2.2 2'(2'-3") A L L O WE D:4.6 6'(4'-8") 286 270 275 27 6 277 278 279 280 278 279 280 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 T 0 N 0 IO 7 P 72 WW Q O Q L E 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 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 Page 33 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 TB D / A 4 . 2 TB D / A 4 . 2 TBD/ A 4. 2 TBD/ A4.2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TBD / A4.2 TBD / A4.2 ROOF BELOW W- 2 1 W- 2 2 W- 1 5 D-17 G-01 W- 0 9 W-29 W- 1 5 W- 1 6 W-10 W- 1 1 W- 1 2 W- 1 3 D- 1 6 W-14 W- 2 5 W- 2 6 W- 2 7 YO G A M A T TREADMILL W- 3 0 20 RISERSDO W N W- 2 3 W- 1 8 VE S S E L T U B BW - 0 6 W- 1 9 D- 2 5 W- 2 8 D- 2 3 D-24 D- 1 9 D- 1 5 D- 2 0 W-20 D- 2 1 W- 2 4 D-18 D-14 D- 2 2 D W W/ D OP T I O N A L LA U N D R Y CE N T E R 24" BUILT-IN REFRIGERATOR 24" BUILT-IN FREEZER ELE C T R I C GAS 54'-9" 12'-2"4'-11"9'-5 1/2" 4'-9" 98 ' - 7 " 3' - 5 " 4' - 1 1 " 3'- 5 " 8'- 0 1 / 2 " 7' - 7 " 6' - 9 " 6' - 3 1 / 2 " 4' - 1 0 9 / 1 6 " 4' - 2 1 / 2 " 4' - 2 1 / 2 " 4'- 1 0 1 / 2 " 1' - 1 1 1 5 / 1 6 " 9' - 3 1 / 1 6 " 13 ' - 1 0 1 / 8 " 3'- 7 3 / 8 " 1'-10 1/2"2'-3 1/2" 75 ' - 6 1 / 2 " 2' - 1 1 " 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' - 1 0 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" 61/2" 14'-0" 5' - 0 " 5' - 7 " 2'-0" KITCHEN 24'-0" X 17'-3" 5'-0" W- 1 7 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 BE N C H ROOF BELOW ARCH STAIR OPEN TO BELOW OFFICE 12'-8" X 10'-9" WA R D R O B E / S T O A R G E LO W S T O R A G E DINING ROOM 19'-0" X 12'-7" MECH. NIC H E FI R E P L A C E COVERD DECK 28'-2" X 13'-0"FI R E P I T GREAT ROOM 25'-9" X 16'-3" BENCH WATERSOFTENER IR R I G A T I O N CON T R O L E R FIR E RIS E R WATERHEATER CA T V EV GARAGE OPENER WATERHEATER GRILL 2ND OVEN/ WARMER 30" UTILITY CAB OV E N / WA R M E R ST E M WA R E WI N E 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 Page 34 of 54 D A T E I S S U E PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 TB D / A 4 . 2 TB D / A 4 . 2 TBD / A 4. 2 TBD / A 4.2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TBD / A4.2 TBD / A4.2 D- 1 0 D- 0 9 D-06 D-11 D- 0 7 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- 0 8 W- 0 7 W- 0 6 W- 0 4 W- 0 5 D- 0 3 W- 0 2 D- 0 5 D- 1 3 D- 0 2 D- 0 1 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- 0 1 BATH 9'-6" X 11'-3" D-04 W BEDROOM 4 11'-2" X 9'-8" D-08 D- 1 2 10'-0"14'-4 1/2" 7'-2 1/4"7'-2 1/4"5'-11"4'-1" 11 ' - 3 1 / 2 " 5' - 1 0 1 / 2 " 5' - 5 " 23 ' - 0 1 / 2 " 5' - 1 0 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' - 1 1 " 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 ' - 1 1 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 Page 35 of 54 TBD / A4.2 TBD / A4.2 TBD / A4.2 TBD / A4.2 TB D / A 4 . 2 TB D / A 4 . 2 TBD / A 4. 2 TBD / A 4.2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TB D / A 4 . 2 TBD / A4.2 TBD / A4.2 SLOPE 0.5 : 12 SLOPE 0.5 : 12 SL O P E 3 : 1 2 RI D G E SL O P E 4 : 1 2 SL O P E 4 : 1 2 RI D G E SL O P E 8 : 1 2 SL O P E 8 : 1 2 SL O P E 8 : 1 2 RI D G E SL O P E 8 : 1 2 SL O P E 8 : 1 2 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 SL O P E 8 : 1 2 RI D G E SL O P E 8 : 1 2 SL O P E 8 : 1 2 RI D G E SL O P E 8 : 1 2 SL O P E 8 : 1 2 SLOPE 8 : 12 SLOPE 0.25 : 12 SL O P E 0. 2 5 : 1 2 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 VE N T VE N T VE N T VE N T VE N T VE N T VE N T VE N T VENT RO O F BE L O W ROOF BELOW CRICKET SL O P E 0. 2 5 : 1 2 CRICKET SL O P E 0. 2 5 : 1 2 SLOPE 0.25 : 12 FLAT ROOF 28'-2" X 13'-0" C RICK E T SL O P E 0. 2 5 : 1 2 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 PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 Page 36 of 54 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 " HE I G H T L I M I T 25 ' - 0 " HE I G H T L I M I T 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 SOILSREPORT 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 PLANSFOR 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 MIRADRAINBOARD 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" TYPEX 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 # 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-# DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 Page 37 of 54 5' - 0 " 3' - 1 0 " 9' - 0 " M A X . UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70' 25 ' - 0 " HE I G H T L I M I T HEIGHT LIMIT 326.13' UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70' 25 ' - 0 " HE I G H T L I M I T 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" DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 SOILSREPORT 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 PLANSFOR 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 MIRADRAINBOARD 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" TYPEX 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 # 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-# Page 38 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 " HE I G H T L I M I T HEIGHT LIMIT 307.70' 3' 20' 20%SLOPEMAX. 18'-6"4'-0" 1' - 4 " HE E L 1' - 4 " HE E L 16" TJI 16" TJI 12 8 12 8 12 8 23 ' - 9 1 / 2 " BU I L D I N G H E I G H T BATH BEDROOM 3 MEDIA DINING GARAGEBEDROOM 1 222444""FFRRRRRIIDDDGGGEEE 1'-4" HEEL 1 44 HEEEL 11 44 HEEL HEEELL HEEL HHEEL 1' 4" HHEEL 1' 4" HHEEEL 1 4 1 4 1 -44 HEEEL AAAIIRRRRGGGGGAAAPPP 444 HEEL HEEL HEEL HEEL FFFRRREEEEEEZZZEEEERR 12 ' - 1 0 1 / 2 " KITCHEN 9'-6" 10'-0" SECTION A Scale: 1/4" = 1'-0" A Page 39 of 54 ENCLAVE AT RIGHETTI - LOT #24 San Luis Obispo, California 93401 2024.06.05 3 4 1 4 9 2 2 3 8 6 2Stucco(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 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 Page 40 of 54 DATE ISSUE EN C L A V E - L O T 2 4 HA N S E N L A N E SA 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 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 (3Ǝ) 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 MEANSTHAT 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 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 S D S D SD SD W W HIGH POINT EG: 288.4' (3 ) 6 . 7 5 " R I S E R S (2 ) 1 4 " T R E A D S (2 ) 6 . 7 5 " R I S E R S (1 ) 1 4 " T R E A D S (3) 6.75" RISERS (2) 14" TREADS SD SD SD SD SD S D S D S D S D S D S D S D S D S D S D SD S D SD SD SD SD SD SD SD SD S D SD SD SD S S S S S S S S S S S S S S SS SS SS SS S S S S S S S S SS SS S S SS SS SS SS SD SD T R G IR R I G A T I O N CO N T R O L E R FIR E RIS E R CA T V EL E C T R I C JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT 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 DI DI S DDSDD S D S D S D DDDIIIII S DD GGG GG GG GG JT JT GGG GGGG GGG GGG GGG GGG G SD GGGG DDDDDIIIIII DIIDDDDDDDDDDIIIIDDIDDDIIDDIIDDIDIIDDDDDDDDDDDDDDDD 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 ANDATPLANTINGAREAS,ASINDICATED. 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 TR 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 Page 41 of 54 DATE ISSUE EN C L A V E - L O T 2 4 HA N S E N L A N E SA 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 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 (ft2) 3) Enter square footage of drip irrigated landscape area 1221 Drip Landscape Area (ft2) 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 (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: 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 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 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 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 WW S D S D S D S D WM HIGH POINT EG: 288.4' (3 ) 6 . 7 5 " R I S E R S (2 ) 1 4 " T R E A D S (2 ) 6 . 7 5 " R I S E R S (1 ) 1 4 " T R E A D S (3) 6.75" RISERS (2) 14" TREADS SD SD SD SD SD S D SD S D S D SD SD SD SD SD S D S D S D S D S D S D S D S D S D SD S D S D SD SD SD SD SD S D SS S S S S S S S S S S S S S S S S S S S S S S SS S S S S SS SS SS SS SS SS SS SS S S SS SD SD T R G IR R I G A T I O N CO N T R O L E R FIR E RIS E R CAT V ELE C T R I C JT JT JT JT JT JT JT JT JT JT JT JT JT JT T 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 DI DI DISDSDSDSDSDSD C HZ 1 HZ 2 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 INSTALLATIONSTOALLOW 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. # Page 42 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 T TJT JTJ TJT JTJT JTTJTJTJTJTJTJJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTTJTJTJ GG GG G GG G GGGGGGGGGGGGGGGGGGGGGGGGGGGG 6'- 0 " ELE C T R I C GAS G G G E E E E E W W W W W W W JT JT JT JT JT JT S S SS S SS SS SS SS SSSSSSSSSSSSSSSS SS SSS S S S S S S S LOW POINT 307.50' FR E E S TA N D IN G SP A 2 6'-0" 2 6'-2 " 3 4'-0" 9'-4" 1 1'-7" 4 9'-0 " HEA T P U M P A C HIGH POINT 321.50' HEA T P U M P A C SWIMM I N G POOL 1 2 'X4 0' 6'-0"EASEME NT 15'-0 " HOUS EM I N. SETB ACK 20'-0"GARAGEM I N. SETB ACK 20'-0" PRO VIDE D GARA GES ETB ACK 15 ' - 7 " PR O V I D E D H O U S E S E T B A C K 15 ' - 0 " HO U S E M I N . S E T B A C K 97'-111/2"PROVIDEDSETBACK 5'-0"SETBACK 8'-1 1 /2 "P R O VIDE D S E T B A C K 2 2'- 8 " P R O VI 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 VI 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" 51 / 2 " 18 ' - 6 " MIN . D R I V E W A Y C L E A R A N C E 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 VIDE D S E TB A C K 2 0 "T A L L WALL 5'-0"S E T B A C K POOL EQUIPMENT ENCLOSURE OP T I O N A L GR I L L COVERED OUTDOOR KITCHEN FS:308.72' FS:320.57'' FG:320.07' FS:312.14' 2% SLOPE UP (5 ) 6 . 7 5 " R I S E R S (4 ) 1 1 " T R E A D S 2% SLOPE FS:308.81' FS:309.13' LANDING (9 ) 6 . 5 " R I S E R S (9 ) 1 1 " T R E A D S UP (6) 6.5" RISERS (6) 11" TREADS UP +/ - 1 2 % SL O P E UP CO S 2% SLOPE 2% SLOPE FS:311.99' 2% SL O P E 2% SLOPE 2% SLOPE2% SLOPE 2% S L O P E 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 : 3 0 8 . 9 7 ' 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 : 3 2 0 . 0 7 ' FG:308.63' FS:309.13' 5% SLOPE FS:308.97' F G :3 2 0 .0 7' FG: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 GARAGEOPENER IRR I G A T I O N CO N T R O L E R FIRE RIS E R WATERHEATER CAT V EV GARAGEOPENER WM U T I L I T Y V A U L T FS:308.95' HANSEN LANE FS:307.72' F G:320.00' FG:3 2 0.00' 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 " T A L L ST O N E W A L L 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 TR A S H C AN T R A S H C A N UND E R C O U N T E R RE F R I G R A T O R (2 ) 6 . 5 " R I S E R S (2 ) 1 1 " T R E A D S FS:318.17' 2% SL O P E GRAVEL PATH GRAVEL PATH CRAWL SPACE FS: 320.74' FS:318.17' =8°58'07'' L=65.51' N66 °3 0 '10''W 1 4 3.0 7' N60°24 ' 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' N5 4 ° 40 ' 3 9 ' ' E2 1 . 62 ' N5 4 ° 40 '39' 'E 9 . 0 1 ' 2 0'-3"P R OVID E D S E T B A C K T JT J JT J JT S S S S S SS S S SS SSSSSSSSSSSSSSSS W W S HANSEN LANE ==8°58'07'' LL=65.51'N38°31'31''W 139.52' JT JTJT W 2 6'-0" 2 6'-2 " 3 4'-0" 9'-4" 1 1'-7" 4 9'-0 " 1 8'-6 " 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 ' TJTJTJGGGGG N54°40'39''E 21.62' N54°40'39''E 9.01' J 3 E 9 ' 3 E 2 2 9 '' 0 33 4 22 0 J 3333 '' 9999 2222 622 HANSEN L A N E 320 325 330 315 310 305 T O W: 3 1 3.2 5' F G : 3 0 8.0 0'' W A LL H EIG H T: +/- 4 .7 5 ' T O W: 3 1 3.2 5' F G : 3 0 9.0 0'' W A LL H EIG 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 EIG H T: +/- 2 .7 5 ' TO W:313.25' FG:308.63' WALLH E IGHT: + /-4.62' T O W: 3 2 0 .7 5' F G : 3 13 .2 5 ' W A L L H EIG H T: 7.5 0' T O W: 3 2 0.7 5' F G: 3 14 .0 0' W A L L H EIG H T: 6.7 5' PL I N T H W I T H S T O N E C A P A N D L I M E S T O N E CL A D D I N G TO P O F P L I N T 3 0 " A B O V E L A N D I N G . I F M O R E TH A N 4 R I S E R S A R E N E E D E D , T H E N W E N E E D T O RE C O N S I D E R H O W T O A T T A C H T H E H A N D R A I L , AN D M A Y W A N T T O M A K E T H E P L I N T T A L L E R . 42 " T A L L P L I N T H W I T H S T O N E C A P A N D LIM E S T O N E C L A D D I N G 36 " T A L L W O O D F E N C E W I T H H O R I Z O N T A L BO A R D S T O W :3 23.0 7 ' F S : 32 0.0 7 W A LL H EIGH T: + /-3'' T OW : 3 2 6.5 0' FG :3 23.00' EX P O S E D W A L L H EIG H T: +/- 3.5' TO 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 EIG H T : 5.7 5' T O W : 3 2 0 .7 5' F G: 3 16 .0 0' W A L L H EIG H T : 4.7 5' T O W : 3 2 6.5 0' F S: 32 0 .0 7 W ALL H EIG H T: + /-6.5' T O W: 3 2 3 .0 7' F S : 3 2 0.0 7 W A L L H EIG HT: +/-3'' T O W: 323.0 7' F S : 320.0 7 W AL L H EIGH T: +/-3'' TO W: 3 2 3.0 7' F S: 3 2 0.0 7 W A L L HEIG HT: +/-3'' P O O L D E C KC O P IN G T O W : 3 2 1.7 4' F S: 3 20.07' W A LL H EIGH T: 2 0" TO W: 3 2 6.5 0' F S: 3 2 0.0 7 W A L L H EIG H T: +/-6 .5' T OW : 3 2 6.5 0' P OO L D EC K C O P IN G TOW : 3 2 1.7 4 ' E X P O S E D W A L L H EIG H T : +/- 4.7 5' T O W : 326. 5 0' P O O L DE C K C O PI N G T O W : 321.7 4' E X POS E D WA L L H EIG H T: +/- 4.75 ' PO O L D EC K C O P IN G TO W: 3 2 1 .7 4' F S: 320.0 7' W ALLH EIG H T: 2 0" T O W: 3 1 3.2 5' F G : 3 1 1.0 0'' W ALL H EIG H T: + /- 1 . 7 5 ' T O W: 3 1 3.2 5 ' F G : 3 1 2.0 0'' W ALL H EIG 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 EIG 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 EIG H T : 2 .7 5' T O W: 3 2 0. 7 5 ' F G :3 19 .00' W A L L H EIG H T : 1 .7 5' TO F: 3 24.2 5' TO W: 3 2 0.7 5' FG : 3 1 6.5 0' W A L L H EIG H T: 4.2 5' TO TA L H EIG H T: 7.7 5 ' TO F: 324 .2 5' TO W: 3 2 0.7 5' FG : 3 1 7.0 0' W A L L H EIG H T: 3. 7 5' TO TA L H EIG H T: 7.2 5'TOF:324.25' TOW:320.75' FG:319.00' WALLHEIGHT:1.75' TOTALHEIGHT:5.25 ' TO W:3 20.75'SLOPEDTOP FG:320.00' WALLH E IGHT:0.75' TO W:321.75'SLOPEDTOP FG:320.00' WALLHEIGHT: 1.75' TOW:322.75'SL OPED TO P FG:320.00' WALLHEIGHT: 1.75' TOW:323.75'SL OPEDTOP FG:320.00' WALLHEIGHT:3.75' TOW:324.75'SLOPED TOP FG:320.00' WALL HEIGHT:4.75' 4 2 " TA L L G U A R D R AIL T E M P ER ED G L A S S 4 2" T A L L G U A R D R AIL T E M P E R E D G L A S S T O W : 3 2 3.0 7' F S: 32 0.0 7 W ALL H EIG H T: +/-3' ' T O W: 3 2 0. 7 5' F G :3 1 8 .0 0' W A L L H EIG H T : 2 .7 5' T O W : 3 2 0. 7 5 ' F G :3 19 .00 ' W A L L H EIG H T : 1.7 5' 15 ' - 0 " PL T O W A L L 5'- 6 " W A L L A L L O W E D 16 ' - 8 " PL T O W A L L 5' - 3 " W A L L A L L O W E D 6'- 6 " PL T O W A L L 4'- 0 " F E N C E A L L O W E D 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 TO F: 3 24.2 5' TO W: 3 2 0.7 5' FG : 3 1 8.0 0' W A L L H EIG H T: 2. 7 5 ' TO TA L H EIG H T: 6. 2 5 ' TO F: 32 4 .2 5' TO W: 3 2 0 .7 5' FG: 3 1 9 .0 0' W A L L H EIG H T: 1. 7 5' TO TA L H EIG H T: 5.2 5' 4 2 " T A L L G U A R D R A IL T E M P E R E D G L AS S TOF: 3 3 5 . 0 0 ' FG: 3 2 9.00' FENCEHEIGHT:6.00' TOF: 3 3 6 . 0 0 ' FG:330.00' FENCE H E I G H T : 6 . 0 0 ' TO F:313.2 5' TOW:3 0 8.25' FG HI GH SIDE:308.0 0' FG LOW SI DE:3 0 5.25' W A L LHE IG H T:3.0 0' TOTAL HEIG HT:8.0 0' TOF:3 1 3.25' TO W:3 0 8.25' FG HIGH SIDE:308.0 0' F G LOW SID E:3 0 5 .25' W AL L HEIG HT:3.00' TOTA L HEIGHT:8.0 0' TOF:3 1 3 .25' TO W:3 0 8.2 5' FG HIGH SIDE:3 08.00' FG LO W SIDE:3 0 5.25' WALL HEIG HT:3.00' T O TA L HEIGHT:8.0 0' 5'- 0 " F E N C E 6 ' - 0 " F E N C E T O F :322.0 0' TOW:3 16.00' FG HIG H SID E:31 6.0 0' FG L OW SIDE:313.0 0' WA L L HEIGHT:3.0 0' TOT AL HEIG HT:9.0 0' T O F:322.0 0' TOW:3 18.00' FG HIG H SIDE:31 6.0 0' FG LOW SIDE:3 15.34' WA L L H EIGH T:2.6 6' TOT AL HEIG HT:8.6 6' T O F:324.0 0' FG:3 1 8.0 0' F ENC E HEIG HT:6.00' TO F :329.0 0' FG:32 3.0 0' FENCE HEIG HT: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 13 '-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 " 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 Page 43 of 54 D A T E I S S U E PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 / A 4 . 1 A / A 4 . 1 F / A4.1 F / A4.1 C / A4.2 C / A4.2 D / A4.2 D / A4.2 B / A 4 . 1 B / A 4 . 1 DOWN (5 ) 7 . 2 5 " R I S E R S (5 ) 1 1 " T R E A D S ENTRY UP OPEN RISER STAIR (1 4 ) 7 . 2 5 " R I S E R S (5 ) 1 1 " T R E A D S 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 CL O S E T 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 ELE C . P A N E L STORAGE 8'-5"X5'-11" ELEVATOR 4'-6"4'-6" ELEVATOR 38X60 ELEVETTE CODE 2MRL OVERHEAD CABLE DRUM SLAB ON GRADE FOUNDATION ABOVE SLAB ON GRADE FOUNDATION ABOVE 20 ' - 9 " 11 ' - 8 1 / 2 " 24 ' - 1 1 " 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 ' - 1 1 1 / 2 " 19 ' - 3 1 / 2 " 10 ' - 6 " 63 ' - 5 " 5' - 0 1 / 2 " 5' - 0 " 2' - 1 1 1 / 2 " 12 ' - 5 1 / 2 " 5' - 1 0 " 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' - 1 0 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' - 1 0 " 1' - 1 0 " DASHED LINE INDICATES CONCRETE STEMWALL FLATSTUD NONSTRUCTRAL FRAMING AT STEMWALL IR R I G A T I O N CO N T R O L E R FIR E RIS E R CA T V EL E C T R I C CRAWLSPACE 2' - 1 1 / 2 " 4' - 5 " FAU 2 11 ' - 8 1 / 2 " 3' - 0 " 32 " M I N . NE T C L E A R OP E N I N G 75'-6" VENT CRAWLSPACE FRESH AIR INTAKE DUCTING VENT CRAWLSPACE EXHAUST DUCTING MECHANICALLY VENTILATED PROVIDE FIRE SPRINKLERS CRAWLSPACE VENTILCATION FAN 3' - 0 " 32 " M I N . NE T C L E A R OP E N I N G 3'-6" 3'-5" 20 ' - 0 " 4' - 1 1 " 3' - 1 " LOWER FLOOR PLAN Scale: 1/4" = 1'-0" Page 44 of 54 D A T E I S S U E PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 / A 4 . 1 A / A 4 . 1 F / A4.1 F / A4.1 C / A4.2 C / A4.2 D / A4.2 D / A4.2 B / A 4 . 1 B / A 4 . 1 48" BUILT-IN FLUSH INSTALL FRENCH DOOR REFRIGERATOR BEDROOM 1 16'-8"X14'-2" C RIC K ET CR I CKET DOWN GREAT ROOM 17'-2" X 20'-10" DOWN DINING ROOM 17'-2"X17'-11" WA L L M I R R O R CL O S E T LI N E N CLOSET 11'-5"X5'-6"FOYER ENTRY BELOW ROOF BELOW WARDROBE CLOSET BEDROOM 2 10'-2"X10'-9" SKYLIGHT SIN G L E S I D E D G A S F I R E P L A C E SU P E R I O R D R L 6 0 6 0 - N G FI R E P L A C E CHINA CHINA PULLOUT PANTRY 18 x 24 TRASH 24 x 24 DW 24 x 24 DRAWER MICRO OP T I O N A L GR I L L KITCHEN 18'-2"X18'-0" COVERED PATIO STR U C T U R E D MED I A 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" ELE C . P A N E L OP T I O N A L OU T D O O R K I T C H E N PULLOUT PANTRY BUILT-IN 48" FRIDGE BATH 1 12'-4"X16'-5" TOWEL BAR TOWEL BAR TO W E L B A R TO W E L B A R ELEVATOR 38X60 ELEVETTE CODE 2MRL OVERHEAD CABLE DRUM ELEVATOR (5 ) 7 . 2 5 " R I S E R S (5 ) 1 1 " T R E A D S (1 4 ) 7 . 2 5 " R I S E R S (5 ) 1 1 " T R E A D S 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' - 1 1 1 / 2 " 18 ' - 1 1 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' - 1 0 " 4' - 9 " 3' - 8 3 / 4 " 4' - 1 1 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' - 1 0 1 / 4 " 5' - 1 0 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' - 1 1 1 / 2 " 2' - 5 1 / 2 " 4'-0"7'-2 1/2" 2' - 3 1 / 2 " 4' - 1 1 / 2 " 5' - 1 0 " 3' - 1 0 " 2' - 1 0 1 / 2 " 3' - 1 0 " 3' - 1 0 " 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' - 1 1 3 / 4 " 7' - 1 1 3 / 4 " 3' - 9 1 / 2 " 11" 1'-7" 1' - 8 " MI N I F R I D G E UPPER FLOOR PLAN Scale: 1/4" = 1'-0" Page 45 of 54 D A T E I S S U E PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 / A 4 . 1 A / A 4 . 1 F / A4.1 F / A4.1 C / A4.2 C / A4.2 D / A4.2 D / A4.2 B / A 4 . 1 B / A 4 . 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 SL O P E 3 : 1 2 SLOPE 3 : 12 SLOPE 3 : 12 SL O P E 3 : 1 2 SLOPE 3 : 12 STANDING SEAM METAL ROOF ABOVE ENTRY DOOR BELOW RIDGE FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L VENT RI D G E SL O P E 8 : 1 2 SL O P E 8 : 1 2 RI D G E SL O P E 8 : 1 2 SL O P E 8 : 1 2 V A L L E Y +/- 53 FT. CONTINUOUS RIDGE VENT +/- 41 FT. CONTINUOUS RIDGE VENT VENT VE N T VENT VENT VENT VENT VE N T VE N T VE N T ROOF DECK BELOW C RIC K ET SLOPE 0.25:12 ROOF DECK BELOW SLOPE 0.25:12 CR I CKET CRICKET ROOF PLAN Scale: 1/4" = 1'-0" Page 46 of 54 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 " HE I G H T L I M I T 24 ' - 9 1 / 8 " HI G H E S T R I D G E A B O V E A V G N . G . LOWER FLOOR 309.30 AVG. N.G. 314.50' 24 ' - 9 1 / 8 " HI G H E S T R I D G E A B O V E A V G N . G . 25 ' - 0 " HE I G H T L I M I T 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 1469 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 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 LAYERSOF 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 DRIPEDGEATEDGEOFALLHORIZONTALSOFFITS,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 TODETAIL 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" TYPEX 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-# Page 47 of 54 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 " HE I G H T L I M I T 24 ' - 9 1 / 8 " HI G H E S T R I D G E A B O V E A V G N . G . 24 ' - 9 1 / 8 " HI G H E S T R I D G E A B O V E A V G N . G . 25 ' - 0 " HE I G H T L I M I T 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 LAYERSOF 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 DRIPEDGEATEDGEOFALLHORIZONTALSOFFITS,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 TODETAIL 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" TYPEX 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-# DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 ofVellum 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 Page 48 of 54 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 " PL A T E 11 ' - 6 " PL A T E AVG. N.G. 314.50' 25 ' - 0 " HE I G H T L I M I T HEIGHT LIMIT 339.50' VAULTED CEILING VAULTED CEILING 11 ' - 5 1 / 4 " PL A T E 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 " HE I G H T L I M I T HEIGHT LIMIT 339.50' UPPER FLOOR 320.74 24 ' - 9 1 / 8 " HI G H E S T R I D G E A B O V E A V G N . G . LOWER FLOOR 309.30 FIREPLACE 71 / 4 " 10 ' - 0 " PL A T E 11 ' - 6 " PL A T E 3 12 NOTCH TRUSS FOR FLUSH BEAM BEYOND 3 12 4 12 8 12 8' - 0 " 8 1 / 4 " 1' - 0 " 10 ' - 0 " PL A T E 11 ' - 6 " PL A T E 8 1 / 4 " 1' - 0 " 10 ' - 0 " PL A T E 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 Page 49 of 54 ENCLAVE AT RIGHETTI - LOT #34 San Luis Obispo, California 93401 2024.05.14 1 2Stucco 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) 8Metal/Aluminum Window/Door/Railing/Awning Color: Black 13 Exterior Light Modern Forms Cambridge Specs: LED, Darksky 1Brick Color: Cordado Pitt Cafe 5 Paint - Trim Color: SW 6990 Caviar 6 Standing Seam Metal Roof Color: Black 4WoodSiding 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 DATE ISSUE PL A N N I N G P E R M I T EN C L A V E L O T S 2 3 , 2 4 , 3 4 SA 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 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 Page 50 of 54 DATE ISSUE EN C L A V E - L O T 3 4 HA N S E N L A N E SA 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 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 (3Ǝ) 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 MEANSTHAT 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 FT PERENNIALS 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 . 7 5 " R I S E R S (4 ) 1 1 " T R E A D S G G G G G CATV CATV CATV CA T V C A T V C A T V C A T V T V C A TV E E E E E E E W W W W W W W W W W W W W W JT JT JT JT JT JT JT JT JT SSSS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS S S S S S S S S S S S S S JT JT JT JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT G G GG GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG 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 WM U TILIT Y V A U L T HANSEN LANE 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 JJJJJJJJJTTTTTTTJT GGG GGGGGGGGG CC AA TTT VVVV CCCCCCC AAAAAAAA TTTVVVVVVV EE WWWWWW WWWWWWWWWWW WWWWWWWWWWW SSSSSS S SSSS SSSSS SS JJJTTTTTTTTTT JT JJJJTTTTTTTTTTTJJJTT 306 307 U TILIT Y V A U L T 308 307 306 08 V C A T V E W S S S SSSSSS SS WWWWW 308 EEEE 31 7 JTTJJTT 318 JJJJJJTTTTJTJJJJJJJJJJJJJTTTTTTTTTTTTTTTT JT GGGGGGGGGGGGG 309310 308 GGGGGGG 312 G 313 G JT GG GG JJTTTTTJJJJJJJJTTTTTTTTTTTTTTTTTTJJTT GGG 311 S SSSSS GG LANDSCAPE PLANTING PLAN Scale: 1/8" = 1'-0" 1 GRAVEL 2 3 PROVIDE 2" OF GRAVEL AS INDICATED. RETAINING WALL 3 4 3.5FTTALLDECORATIVE 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 MANZANITA SALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE LAGERSTROEMIA FAUREI JAPANESE CRAPE MYRTLE LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' DYMONDIA MARGARETAE SILVER CARPET 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 Page 51 of 54 D A T E I S S U E EN C L A V E - L O T 3 4 HA N S E N L A N E SA 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 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 ET o of City from Appendix A 43.80 ET o (inches/year) 0 Overhead Landscape Area (ft 2 ) 1531 Drip Landscape Area (ft 2 ) 0 SLA (ft2 ) Total Landscape Area 1,531.00Results:(ET o ) x (0.62) x [(0.55 xLA) + (1.0 - 0.55) X SLA)]-Gallons -Cubic Feet -HCF -Acre-feet -Millions of GallonsMAWA calculation incorporating Effective Precipitation (Optional)P rec i p it a tion (O p ti ona l)ET o of City from Appendix A 43.80 ET o (inches/year) Total Landscape Area 1,531.00 LA (ft 2 ) 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 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 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 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 . 7 5 " R I S E R S (4 ) 1 1 " T R E A D S G G G G G CATV CATV CATV C A T V C A TV CAT V C A T V 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 JT JT JT JT JT JT JT JT SSSS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS S S S S S S S S S S S S S S S JT JTJT JT JT JTJTJTJTJTTJTJTJTJTJJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT G G G GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG 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 WM U TILIT Y V A U L T HANSEN LANE 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 Page 52 of 54 3590 Broad Street, Suite 130 San Luis Obispo, CA 93401 vellumdesignbuild.com P / 805.784.0487 F / 805.784.0488 Page 1 of 2 s:\sales\client_folders\construction\enclave at righetti ranch\lot 34\design documents lot 34\permits - applications\arcmi - planning\sub 3\arch-0457-2024-exception summary-2024.11.25.docx vellum D E S I G N B U I L D residential ● commercial Exception Summary To City of San Luis Obispo Project ARCH-0457-224 3085 Orcutt Road Date 2024.12.03 Dear Walter Oetzell. Below is the summary of the exceptions that are being requested as part of the planning review application for the three homes associated with permit ARCH-0457-224 Should any item need additional clarification, please don’t hesitate to reach out to me directly. Thank you. BUILDING SETBACK EXCEPTIONS Lot 23 - Exception from OASP 20-ft garage setback standard Justification: 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. Lot 24 - Exception from OASP 20-ft rear yard setback standard Justification: 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 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. Page 53 of 54 Page 2 of 2 s:\sales\client_folders\construction\enclave at righetti ranch\lot 34\design documents lot 34\permits - applications\arcmi - planning\sub 3\arch-0457-2024-exception summary-2024.11.25.docx vellum D E S I G N B U I L D residential ● commercial The exception to allow this use of the fence/wall combination is being requested at the following locations. In all instances, the combined height of the fence and wall is limited to 9 feet in height as viewed on the downhill side, which is consistent with municipal code section 17.70.070.F.3. Landscaping is proposed in front of all wall/fence combinations to help hide the retaining wall. The images below highlight the locations of the proposed wall/fence combinations. Please see sheets ARC 23.1, ARC 23.1, and ARC 34.1 for more information. At Lot 23 6 feet of elevation exist along the properly line shared with Lot 21. To resolve this elevation change, terrace landscape walls have been incorporated into the design. At Lot 24 3 to 12 feet of elevation exist along the properly line shared with Lot 22. To resolve this elevation change, the temporary 1:1 slope has been regraded to the maximum allowable slope of 2:1 and a wall/fence combination runs along the property line. At Lot 34 3 to 12 feet of elevation exist along the properly line shared with Lot 33. To resolve this elevation change, the temporary 1:1 slope has been regraded to the maximum allowable slope of 2:1 and a wall/fence combination runs along the middle of property line. The wall and fence along the shared property line has already been approved with the permits for the adjacent parcel. In the front yard, a portion of the wall/fence exceeds the allowable height. The wall/fence combination is aligned with the 15 ft building setback line, which would allow for a 25 ft tall structure to be located at the same location. Should any item need additional clarification, please don’t hesitate to reach out to me directly. Sincerely, Thomas J Esser 805.784.0487 tj@vellumdesignbuild.com Page 54 of 54