HomeMy WebLinkAbout1321 Garden FilesPermit #Type Work Class Status Description Apply Issue Finalize Address Parcel
BLDG-L14291-2000 Building Alt/Addition -
Commercial
Finaled ADD ACCESSIBLE TOILET
RMS; REPLACE HTG
2000-03-07 2000-03-08 2000-07-14 748 PISMO 003-524-015
BLDG-L27787-2012 Building New Single Family Expired SINGLE FAMILY
RESIDENCE W/GARAGE
@ GARDEN GREEN
2012-07-01 2014-01-02 1321 GARDEN 003-524-017
BLDG-0330-2022 Building New Single Family Issued NEW 3 STORY SFR WITH
ATTACHED ADU
2022-02-09 2024-10-14 1323 Garden 003-524-017
BLDG-0330-2022 Building New Single Family Issued NEW 3 STORY SFR WITH
ATTACHED ADU
2022-02-09 2024-10-14 1321 Garden 003-524-017
Permits
Plans
Plan #Type Work Class Status Description Apply Complete Address Parcel
SBDV (MS 59)Subdivision Tentative Parcel Map Import Pre-Foxpro. Code: P Type: MS
Microfilm: N. Description:
Request to allow a common
interest subdivision of an
existing lot to create two
parcels with a total of five
residential units.
1900-01-01 1323 GARDEN 003-524-015
ARCH (ARC 59)Architectural Review Development Projects Import Pre-Foxpro. Code: P Type:
ARC Microfilm: N. Description:
Architectural Review of five
new residential units.
1900-01-01 1323 GARDEN 003-524-015
ARCH (ARC 59-08)Architectural Review Development Projects Approved Review of four new residential
units
2008-05-07 2022-02-08 1323 Garden 003-524-015
SBDV (MS 59-08)Subdivision Tentative Parcel Map Approved Request to allow a common
interest subdivision on 2
existing lots to create 4
airspace condominiums
2008-05-07 2009-02-20 1323 Garden 003-524-015
TIME (TIME 59-08)Time Extension Time Extension Import CA State Legislature AB 333 -
2-year time extension on MS
59-08)
2011-01-21 1323 GARDEN 003-524-015
PLOCC-127354-2014 Occupancy Structure Occupancy Approved 1321 Garden 2014-07-30 1321 Garden 003-524-017
5/5/2025 10:38:13 AMPage 1 of 3
Property History: 1321 garden
PLOCC-129056-2014 Occupancy Space Occupancy Approved 1321 Garden 2014-07-30 1321 Garden 003-524-017
ARCH-0543-2019 Architectural Review Minor/Incidental On-Hold New SFR with an ADU 2019-08-12 2020-08-14 1321 Garden 003-524-017
APPL-0607-2020 Appeal Tier 3 Appeal - Non
Applicant
Denied Appeal of ARCH-0543-2019
(1321 Garden)
2020-11-30 1321 Garden 003-524-017
PLREV-0206-2025 Permit Review -
Revision
Revision to Plans Approved Hi San Luis Obispo,
Just a few revisions for the
permiited projected 0330-2022
at 1323/21 Garden Street. All
of the revisions are non-
structural and have been
discussed with Don Roberts at
the counter on March 25th.
First Floor-
Two Car Garage-
-Change West side of buidling ,
back of garage from Garage
Door to Solid Wall.
-Change West side of building,
back of garage from glass
sliding door to solid wall.
-Change North West side of
building glass slider to solid
wall.
No sheer wall or structural
changes
Add Full Bath to lower unit and
subtract middle office/bedroom.
ADU Garage- remove back
Garage Door and build solid
wall. No Sheer wall or
structural changes.
Remove Mud Room and turn
into two closets. No Structural
changes
2nd Floor-
Kitchen- Remove kitchen door
to patio and install solid wall.
2025-03-25 2025-04-03 1321 Garden 003-524-017
5/5/2025 10:38:13 AMPage 2 of 3
Property History: 1321 garden
No structural changes needed.
ADU- move stackable Laundry
from Master Closet to area
south of stairs(212A)
Roof Deck- Remove skylights
in Main House and ADU.
5/5/2025 10:38:13 AMPage 3 of 3
Property History: 1321 garden
T-1ATitle Sheet10128t-1a title sheet.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401--------------------1321 Garden StreetSan Luis ObispoCa93401May 31 2021Vicinity MapSiteProject DescriptionSheet List TableSheet NumberSheet TitleCB.01Color Board (8.5 x 11 attachment)T-1ATitle Sheet - General Information, Statistics & Character ImagesA-0.1Site PlanA-1.1First Floor PlanA-1.2Second Floor PlanA-1.3Third Floor PlanA-1.4Roof DeckA-2.1East ElevationA-2.2North ElevationA-2.3West ElevationA-2.4South ElevationA-2.1aPartial East Elevation2019-08-06 / Plng Staff Mtg2019-08-09 / Plng ReviewProject InformationOwnerOnce Upon a Time LPAddress750 Pismo St.San Luis Obispo, Ca.Apn003-524-017ZONE:OCURRENT USE:VacantSETBACKS :RequiredProposedFrontE=10' (No Build Easement)12'SideN=5'20'BackW= 5'Varies, 5' min.SideS=5'Varies, 6'11" min.HEIGHT:See also, Height Calculation Table on this sheetAllowedProposedBasic Req. =35'35'Exception17.70.080.C.210' Projection8'-6"Projections: Solar, Chimney, Elevator, Screen, Vent, Antenna, SteeplePARKING :RequiredProposedSingle Unit Dwelling up to 4 BR 22 covered + 2 open = 4Accessory Dwelling Unit NA1 covered .TOTAL 23 covered + 2 open = 5Note: Covered spaces are in GaragesSITE AREAS:See also, Site Areas Table on this sheetLot Size=5,826 sfAllowedProposed%SF%SFLot Coverage :60%3,495.639%2,296 sfBUILDING AREAS: See also, Permitted & Propsed Areas Table on this sheetFloor Area Ratio:AllowedProposed% SF% SF1.5%8,7390.74 4,300FLOOD ZONE=FEMA 100 yr Flood Zone "AOA"BFE=depth 2' 200.79Req. FLOOD PROTECTION Ht.=BFE+1' min. = 2'+1' = 3' abv. adj grThis proposed project is an update of Building 3 of the previously approvedresidential project under ARC 59-08. It consists of a new 3 story residentialbuilding including a Single-Unit dwelling with and exempt attachedAccessory Dwelling Unit (ADU). Offices & garages are located on the groundfloor, living & bedrooms on the 2nd & 3rd floors, & an open roof top terrace.Stairs & an elevator provide access to all floors & the roof. The 2nd unit is anAccessory Dwelling Unit exempt from the density calculation.The property is a flag lot set back from the street behind two existing 3 storymulti-unit residential buildings (Buildings 1 & 2 of the ARC 59-08 approval). Theold fire station (now converted to offices) is to the south of the property whilemixed office and residential structures are present to the west & north of theproject property.The property is relatively flat and requires minimal grading to provide thedrainage and stormwater management features required. The civil andlandscape designs will remain substantially the same as the previouslyapproved designs (drawings attached for reference).Density CalculationSite Areas & Coverage CalculationHeight CalculationPermitted & Proposed Areas1NTSNeighborhood Context : Birds Eye from NW3NTSCharacter Rendering : Entry from NE Corner Driveway Eye Level4NTSMassing : NW Bird's Eye View5NTSMassing : SW Bird's Eye View6NTSMassing : NW Corner Eye Level View7NTSMassing : North Eye Level View2from Fire Station Court Eye levelCharacter Rendering : SE CornerMaterials1) PLASTER :smooth troweledtexutre & beigecolor to matchadjacent (E)Townhomes2) BRICK :Red Clay to matchadjacent (E)Townhomes, blackgrout3) ROOF & ACCENTWALL :Standing seammetal, pre-finishedzinc colored4) PAVERS :Random size,pattern & color tomatch adjacent(E) Townhomesdriveway.5) GUARDRAIL :Black rectangulartube posts & toprail with horizontalcables for guard6) STEEL ACCENTS :Steel structural shapes with black finish7) DOORS &WINDOWS :Steel, darkbronzefactoryfinishProposed ProjectExisiting Bldg.Proposed ProjectExisiting Bldg.(E) BUILDINGSPROPOSED PROJECT(E) OFFICE ( Past Fire Station)GARDEN ST
.PISMO ST.(E) Bldg.Proposed Project(E) Bldg.
20'-0"12'-0"5'-0"8'-638"5'-0" E102 21 S102 21 E302 21 W15'-0"02 21 S102 21 E4Garden Street02 21 E232 31 A102 21 P120'-0"02 21 E402 21 D102 21 D21
(
Existing StructureExisting StructureExisting StructureExisting StructureProposed StructureFF @ 198.8'Existing StructureExistingStructure
Existing Structure33 81 S133 70 E133 70 E1 138' to Fire Hydrant33 40 D133 44 C19'-11"31 13 A131 12 A210'-6"2'-8"9'-0"18'-4"
3'-6"
16'-4"
22'-6"
22'-6"66.68'100.00'16'-10"32 92 A102 21 P1Lowest Point of (E)Grade = 197.88'Highestest Point of(E) Grade = 200.00'10'-9"27'-0"A-0.1Site Plan10128a-0.1 site plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHT----San Luis ObispoCa.93401--------------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/8" = 1'-0"Site Plan SCALE: 1/8" = 1'-0"4'8'016'2019-08-06 / Plng Staff MtgREFERENCE KEYNOTESDIVISION 02 - EXISTING CONDITIONS02 21 D1 -(E) DRIVEWAY02 21 D2 -(E) SIDEWALK02 21 E1 -(E) 5' DRAINAGE EASMENT02 21 E2 -(E) 10' NO BUILD EASMENT02 21 E3 -(E) 10' PUBLIC UTILITIES EASMENT02 21 E4 -(E) ACCESS EASMENT02 21 P1 -PROPERTY LINE02 21 S1 -SETBACK02 21 W1 -(E) WATER WELLDIVISION 31 - EARTHWORK31 12 A2 -(E) TREES TO REMAIN31 13 A1 -(E) TREE OF HEAVEN TO BE PRUNEDDIVISION 32 - EXTERIOR IMPROVEMENTS32 31 A1 -ELECTRIC GATE, COORDINATE MATERIAL & APPEARANCE W/OWNER32 92 A1 -BIO SWALE LAWNDIVISION 33 - UTILITIES33 40 D1 -DRAINAGE FLOW DIRECTION33 44 C1 -CATCH BASIN WITH GRATE33 70 E1 -(E) POWER POLE33 81 S1 -SIREN POLE2019-08-09 / Plng Review
-0"6'-0"
56'-0"
5'-0"1'-0"
2'-0"1'-0"5'-0"
1'-0"
5'-3"4'-9"6'-6"11'-0"6'-6"2'-10"11'-0"10'-2"6'-6"11'-0"6'-6"5'-0"01 11 F1 typ01 11 F1 typ6"A-1.1First Floor Plan10128a-1.1 first floor plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"1st Floor PlanSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 F1 -LINE OF FLOOR ABOVE2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
-0"1'-0"
2'-0"01 11 F101 11 F101 11 F23'-0"Loft+17'-6"9'-0"23'-0"2'-0"14'-0"5'-0"4'-0"6'-0"
31'-0"6'-0"3'-0"
3'-0"
4'-51
2"13'-0"1'-0"Loft+17'-6"15t @ 11" = 13'-9"4'-101
2"01 11 F24'-41
2"A-1.2Second FloorPlan10128a-1.2 second floor plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202121/4" = 1'-0"2nd Floor PlanSCALE: 1/4" = 1'-0"2'4'08'11/4" = 1'-0"2nd Floor LoftSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 F1 -LINE OF FLOOR ABOVE01 11 F2 -LINE OF FLOOR BELOW2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
Roof)UP(to Studio)DN(to 2nd)7'-0"5'-6"15'-0"
29'-0"
2'-0"3'-5"1'-2"3'-5"5'-0"3'-6"4'-2"8'-0"01 11 F101 11 F21'-0"8'-101
2"
1'-0"1'-0"
3"3'-0"2'-9"A-1.3Third Floor Plan10128a-1.3 third floor plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"3rd Floor PlanSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 F1 -LINE OF FLOOR ABOVE01 11 F2 -LINE OF FLOOR BELOW2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
32'-0"15'-0"8'-0"6'-0"18'-0"6'-0"4'-0"2'-0"5'-0"A-1.4Roof Deck10128a-1.4 roof deck.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:Reference Notesdate/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"Roof DeckSCALE: 1/4" = 1'-0"2'4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
BA9'-6"
+219.3'3rd FF+233.8'+208.3'2rd FF+198.8'1st FF07 32 M109 30 B109 23 A108 50 A1
34"+238.3'Roof+242.3'RoofA-2.1East Elevation10128a-2.1 west elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401----------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"East ElevationSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 07 - THERMAL AND MOISTURE PROTECTION07 32 M1 -STANDING SEAM METAL ROOFDIVISION 08 - OPENINGS08 50 A1 -WINDOW AS SCHEDULED.DIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENTPROPERTY09 30 B1 -EL DORADO STONE TUNDRA BRICK VENEER2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
A-2.1aPartial EastElevation10128partial east elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"Partial East ElevationSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 07 - THERMAL AND MOISTURE PROTECTION07 32 M1 -STANDING SEAM METAL ROOFDIVISION 09 - FINISHES09 23 A2 -SMOOTH TROWELED MISSION FINISH 7/8" PLASTER, ON EXPANDEDMETAL LATH OVER TYVEC STUCCO WRAP, OVER PLYWD ASREQ'RD BY STRUCTURAL COLOR BROWN TO MATCH (E) FRONTBUILDING ON ADJACENT PROPERTY09 30 B1 -EL DORADO STONE TUNDRA BRICK VENEERDIVISION 10 - SPECIALTIES10 31 C1 -CHIMNEY2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
123459'-6"+ Loft FF+224.3'Studio FF11'-0"11'-0"+219.3'3rd FF+233.8'9'-6"+208.3'2rd FF09 30 B107 71 A305 52 R105 52 R109 23 A109 23 A107 42 S102 21 P102 21 S210'-0"Allowed Ht. Exception for Projectionsper 17.70.080.C.2Elevator, Solar, Steeples, etc.
34"+238.3'Roof+242.3'RoofA-2.2North Elevation10128a-2.2 north elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401----------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"North Elevation2019-08-06 / Plng Staff MtgSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 02 - EXISTING CONDITIONS02 21 P1 -PROPERTY LINE02 21 S2 -(E) STRUCTURE ON ADJACENT PROPERTYDIVISION 05 - METALS05 52 R1 -METAL RAILINGDIVISION 07 - THERMAL AND MOISTURE PROTECTION07 42 S1 -METAL SIDING07 71 A3 -DOWNSPOUT.DIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENTPROPERTY09 30 B1 -EL DORADO STONE TUNDRA BRICK VENEER2019-08-09 / Plng Review
B107 71 A305 52 R105 52 R110 31 C109 23 A108 50 A1+219.3'3rd FF+233.8'+208.3'2rd FF+198.8'1st FF+238.3'Roof+242.3'Roof12'-0"
8'-0"
A-2.3West Elevation10128a-2.3 east elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401----------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"West ElevationSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 05 - METALS05 52 R1 -METAL RAILINGDIVISION 07 - THERMAL AND MOISTURE PROTECTION07 32 M1 -STANDING SEAM METAL ROOF07 71 A3 -DOWNSPOUT.DIVISION 08 - OPENINGS08 50 A1 -WINDOW AS SCHEDULED.DIVISION 09 - FINISHES09 23 A2 -SMOOTH TROWELED MISSION FINISH 7/8" PLASTER, ON EXPANDEDMETAL LATH OVER TYVEC STUCCO WRAP, OVER PLYWD ASREQ'RD BY STRUCTURAL COLOR BROWN TO MATCH (E) FRONTBUILDING ON ADJACENT PROPERTY09 30 B1 -EL DORADO STONE TUNDRA BRICK VENEERDIVISION 10 - SPECIALTIES10 31 C1 -CHIMNEY2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
+208.3'2rd FF+216.3'Loft FF+224.3'Studio FF39'-6"11'-0"11'-0"+219.3'3rd FF9'-6"+208.3'2nd FF8'-0"+198.8'1st FF02 21 P102 21 S209 23 A109 30 B108 62 A110'-0"Allowed Ht. Exception for Projectionsper 17.70.080.C.2Elevator, Solar, Steeples, etc.A-2.4South Elevation10128a-2.4 south elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401----------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"South ElevationSCALE: 1/4" = 1'-0"2'4'08'REFERENCE KEYNOTESDIVISION 02 - EXISTING CONDITIONS02 21 P1 -PROPERTY LINE02 21 S2 -(E) STRUCTURE ON ADJACENT PROPERTYDIVISION 08 - OPENINGS08 62 A1 -SKYLIGHTDIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENT PROPERTY09 30 B1 -EL DORADO STONE TUNDRA BRICK VENEER2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
F 28179 06/10/14 803 BASIL TEMPORARY POWER POLE - (LOCATED
AT 902 BAYLEAF)
28179 06/12/14 07/01/14 E
F 27509 08/27/13 2092 BEEBEE ROOF - NEW SHEATHING FOR COMP
SHINGLE
27509 08/27/13 09/06/13 B 434
$8,200
P 140608 07/08/14 55 BROAD REMOVE BARRIERS - ENLARGE DOORS &
OPENINGS 5 UNITS
28264 07/10/14 B 434
$2,500
P 131067 11/07/13 130 BROAD BATHROOM REMODEL, REPLACE
SHOWER WITH TILE SHOWER,
TANKLESS WATER HEATER
27669 11/07/13 BMEP 434
$16,000
F 27771 09/12/13 1040 BROAD OCCUPANT LOAD CHANGE FROM
UNCONCENTRATED TO CONCENTRATED
27771 12/27/13 03/12/14 B 437
$10,000
P 130845 09/04/13 1301 BROAD SIGN - FREE STANDING MEDALLION
MORTGAGE
27527 09/04/13 S
P 130979 10/11/13 1370 BROAD ELECTRICAL SERVICE UPGRADE -
RESIDENTIAL
27616 10/11/13 E
F 28254 07/07/14 183 BROOK ROOF - NEW SHEATHING FOR COMP
SHINGLE
28254 07/07/14 07/16/14 B 434
$7,200
P 140230 03/25/14 256 BUCHON ELECTRICAL SERVICE UPGRADE -
RESIDENTIAL AND ADD HOUSE PANEL
FOR FIRST FLOOR STORAGE
27969 03/25/14 E
F 27696 09/20/13 285 BUCHON TI FOR CYCLE TRIBE FITNESS
STUDIO(MINOR EXT SITE MOD
INCLUDING PARKING & TRASH
ENCLOSURE)
27696 11/19/13 01/24/14 B 437
$5,000
F 27716 11/08/13 1205 CALLE JOAQUINAG IRRIGATION WATER STORAGE TANK27716 11/26/13 01/15/14 BP 437
$10,000
P 131003 10/21/13 1423 CALLE JOAQUININSTALL(8)AUTOMOBILE LIFTS IN
EXISTING SERVICE BUILDING
27630 10/21/13 BE 437
$25,000
P 140159 03/05/14 1423 CALLE JOAQUINSIGN-FREE STANDING (2) (5) WALL SIGNS
- ALFANO MERCEDES-BENZ
27959 03/17/14 S
P 140018 01/07/14 1433 CALLE JOAQUINSIGN - WALL FOR MOTEL 627797 01/07/14 S
P 140650 07/18/14 196 CASA SEWER LINE REPLACEMENT28291 07/18/14 P
P 130673 07/15/13 199 CHORRO ELECTRICAL SERVICE UPGRADE -
RESIDENTIAL
27454 08/01/13 E
F 28288 07/17/14 378 CHORRO ROOF - NEW SHEATHING FOR COMP
SHINGLE
28288 07/17/14 07/25/14 B 434
P 130973 10/10/13 1023 CHORRO * FIRE-KITCHEN HOOD SYSTEMS27874 02/07/14 MF
F 27872 02/06/14 1035 CHORRO SIGN - WALL WHICH WICH SANDWICH27872 02/06/14 04/30/14 S
F 28029 12/20/13 1035 CHORRO COMMERCIAL TI FOR WHICH WICH -
FIRST TENANT IN URM BUILDING
28029 04/11/14 05/27/14 BMEP 437
$150,000
P 140209 03/20/14 1039 CHORRO TI FOR HAVEN PROPERTIES (NEW
LIGHTING AND NEW PARTITION)
28002 04/04/14 BMEP 437
$10,000
F 28148 04/10/14 1127 CHORRO FIRE SPRINKLER SYSTEM28148 05/28/14 08/20/14 FM
F 27788 10/18/13 1235 CHORRO TENANT IMPROVEMENT FOR CHASE
BANK
27788 01/02/14 01/31/14 BMEP 437
$73,849
09/22/14 Page No. 1
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
P 140075 02/03/14 1347 CHORRO A ROOF - NEW SHEATHING FOR COMP
SHINGLE
27863 02/03/14 B 434
F 28028 04/11/14 1349 CHORRO WALL SIGN (WILDER FLORAL CO.)28028 04/11/14 05/07/14 S
P 130809 08/22/13 1005 COURT 310 SIGN - WALL - COATES & COATES27577 09/23/13 S
P 140137 02/26/14 321 CUESTA PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28104 05/07/14 E
P 140040 01/17/14 520 DANA BARRIER REMOVAL AT FRONT
ENTRANCE - ODD FELLOWS HALL
27824 01/17/14 BMEP 437
$1,500
P 140021 01/08/14 1129 GARDEN EGRESS GATE TO ASSEMBLY PATIO27817 01/14/14 B 437
$1,000
F 27724 12/03/13 1129 GARDEN SIGN - WALL FOR FROMAGERIE SOPHIA27724 12/03/13 04/15/14 S
F 27601 08/21/13 1130 GARDEN 100 TI FOR SCOUT COFFEE COMPANY (URM)27601 10/02/13 01/07/14 BMEP 437
$23,500
F 27654 09/06/13 1133 GARDEN TI FOR DOWNTOWN BOBA27654 10/29/13 03/24/14 BMEP 437
$18,000
F 27891 02/13/14 1133 GARDEN SIGN - WALL - DOWNTOWN BOBA27891 02/13/14 03/24/14 S
F 28281 05/13/14 1303 GARDEN DINING ROOM & COVERED PATIO
ADDITION, MISCELLANEOUS INTERIOR
ELECTRICAL
28281 07/16/14 09/15/14 BEP 434
$23,032
F 27781 12/30/13 1319 GARDEN KITCHEN REMODEL, DRY ROT REPAIR,
ELECTRIC PANEL UPGRADE
27781 12/30/13 03/26/14 BMEP 434
$30,000
P 121035 07/01/12 1321 GARDEN SINGLE FAMILY RESIDENCE W/GARAGE
@ GARDEN GREEN
27787 01/02/14 BEMPF 101
$341,473
F 121036 07/01/12 1325 GARDEN TRIPLEX - 1325, 1327 AND 1329 GARDEN
GREEN
27486 08/15/13 08/21/14 BEMPF 104
$851,010
F 27848 01/29/14 1326 GARDEN RELOCATE EXISTING EXTERIOR
LIGHTING ON EXISTING CHURCH.
27848 01/29/14 02/19/14 E
$950
F 140557 06/24/14 1327 GARDEN PLAN REVISIONS TO ADD 30 S.F. TO 1327
GARDEN
28287 07/17/14 08/21/14 B 434
$3,689
P 130757 08/07/13 75 HIGUERA REPLACE WINDOWS - LARGER SIZE
WINDOWS
27798 01/08/14 BMEP 437
$22,000
P 140345 04/25/14 75 HIGUERA SECOND FLOOR DECK ADDITION, 270 SF28216 06/24/14 BE 437
$30,000
P 140633 07/11/14 309 HIGUERA DEMOLISH NON-RESIDENTIAL
NON-STRUCTURAL INTERIOR
28275 07/14/14 D 649
P 140394 05/14/14 599 HIGUERA A T.I FOR CENTURY 2128140 05/22/14 B 437
$15,000
F 27784 01/02/14 672 HIGUERA 310 TI FOR YOGA STUDIO, INC27784 01/02/14 01/15/14 BE 437
$1,500
P 140264 04/03/14 685 HIGUERA TI FOR KREUZBERG-REMODEL MENS &
WOMENS RESTROOMS, ADD DINING
ROOM SEPARATION WALL
28222 06/25/14 BMEP 437
$20,000
F 28294 07/21/14 728 HIGUERA GAS LINE REPLACEMENT28294 07/21/14 07/30/14 P
F 27762 12/20/13 733 HIGUERA SIGN - WALL - STOLLY'S ON THE ALLEY27762 12/20/13 01/21/14 S
P 130624 06/25/13 736 HIGUERA INTERIOR & EXTERIOR DEMOLITION
PRIOR TO TENANT IMPROVEMENTS
27515 08/29/13 B
09/22/14 Page No. 2
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
P 140383 05/09/14 766 HIGUERA SIGN - WALL - CELADON HOUSE28113 05/12/14 S
P 140242 03/27/14 779 HIGUERA 2 ROOFTOP HVAC UNITS REPLACE LIKE
FOR LIKE
27982 03/27/14 M
F 27730 12/05/13 779 HIGUERA SIGN - WALL27730 12/05/13 12/27/13 S
P 131081 11/13/13 781 HIGUERA TI FOR THE RITUAL27689 11/15/13 BP 437
$2,000
P 140063 01/29/14 849 HIGUERA AUTOMATIC POWER-ASSISTED ENTRY
DOOR AT WINEMAN LOBBY
27851 01/30/14 E
P 140626 07/10/14 851 HIGUERA COMMERCIAL ALTERATION OR ADDITION28269 07/10/14 BMEP 437
$1,000
P 140156 03/05/14 857 HIGUERA COMMERCIAL ALTERATION REVISED
SEATING LAY-OUT AT EXISTING
RESTAURANT
27967 03/21/14 B 437
$1,000
P 140166 03/06/14 857 HIGUERA SIGN - WALL - THE NAKED FISH27934 03/12/14 S
F 27764 12/20/13 860 HIGUERA SIGN - WALL27764 12/20/13 01/23/14 S
F 27538 06/05/13 860 HIGUERA TI FOR DOC BURNSTEIN'S ICE CREAM
LAB
27538 09/09/13 01/24/14 BMEP 434
$150,000
P 140336 04/22/14 868 HIGUERA STRUCTURAL STRENGTHENING28215 06/24/14 BMEP 437
$150,000
P 140539 06/20/14 1011 HIGUERA COMMERCIAL ALTERATION OR
ADDITION--REPAIR PORTION OF RET
WALL
28208 06/20/14 B 437
$2,500
P 130645 07/02/13 11175 LOVR REMOVE 6 ANTENNAS/INSTALL 3 NEW
PANEL ANTENNA AND CABINETS
27545 09/12/13 BMEP 437
$10,000
P 130837 08/30/13 11990 LOVR RECYCLING CENTER28209 06/23/14 BE 437
$12,000
F 28207 06/20/14 12330 LOVR LEASE HOLD IMPROVEMENTS-DEMISING
WALL & ELECTRICAL
28207 06/20/14 08/25/14 BE 437
$12,000
P 130985 10/15/13 100 MADONNA NEW RESTROOM BUILDING ACROSS
FROM TENNIS/BASKETBALL COURTS
27807 01/10/14 BMEP 437
$20,000
P 130879 09/13/13 333 MADONNA MODIFICATION TO EXIST CELL SITE27815 01/14/14 BMEP 437
$70,000
F 140360 05/02/14 1213 MARINERS REMODEL INTERIOR, RESTUCCO,
REPLACE FIXTURES, REPLACE
WINDOWS & DOORS
28094 05/02/14 08/07/14 BMEP 434
$45,000
F 27832 01/24/14 339 MARSH GAS FIREPLACE INSTALLATION WITHIN
RESIDENCE
27832 01/24/14 02/21/14 BP 434
P 131156 11/26/13 345 MARSH SIGN - FREE STANDING - AVENUE INN27715 11/26/13 S
F 27929 11/08/13 345 MARSH REMOVE WALL HEATERS & REPLACE
WITH P-TAX SYSTEM, UPGRADE
ELECTRIC SERVICE (2) TO 400 AMPS
27929 03/10/14 08/27/14 ME
P 130613 06/21/13 345 MARSH COMMERCIAL RENOVATION, ADA
UPGRADES & ADD 45 SF
27562 09/17/13 BMEP 437
$150,000
P 130913 09/23/13 536 MARSH RESTROOM REMODEL @ JACK HOUSE27871 02/06/14 BMEP 437
F 28025 02/21/14 575 MARSH TI FOR PARLOUR SALON28025 04/11/14 06/11/14 BMEP 437
$34,897
F 27606 08/27/13 742 MARSH LEASE HOLD IMPROVEMENTS27606 10/04/13 01/15/14 BMEP 437
$45,700
09/22/14 Page No. 3
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
F 28073 03/19/14 742 MARSH TI FOR BLUEBIRD SAL0N28073 04/24/14 05/19/14 BMEP 437
$75,000
P 140362 05/05/14 774 MARSH RETURN HISTORICAL BUILDING TO
HISTORICAL USE (4 RES. UNITS AND
OFFICES), REPLACE WINDOWS
28231 06/30/14 BMEP 437
$50,000
F 27546 09/12/13 790 MARSH A LEASE HOLD IMPROVEMENTS LIGHTING
& DUCTING
27546 09/12/13 09/20/13 BMEP 437
$2,500
F 28110 02/19/14 837 MARSH LIGHTING FIXTURE REPLACEMENT28110 05/09/14 07/17/14 BMEP 437
P 140124 02/20/14 859 MARSH AT&T - INSTALL NEW WIRELESS
EQUIPMENT
27974 03/25/14 BMEP 437
$5,000
F 27554 09/13/13 859 MARSH SEWER LINE REPLACEMENT -
TRENCHLESS
27554 09/13/13 10/01/13 P
F 28280 07/15/14 888 MARSH FAU INSTALLATION28280 07/15/14 09/05/14 M
P 140331 04/22/14 1147 MARSH LEASE HOLD IMPROVEMENT28230 06/27/14 BMEP 437
$20,000
P 140333 04/22/14 1157 MARSH NON-RESIDENTIAL INTERIOR DEMO28069 04/22/14 D 649
P 140499 06/12/14 1157 MARSH INTERIOR REMODEL28180 06/12/14 BMEP 437
$12,000
F 27878 02/10/14 840 MISSION NEW DECK AND ROOF OVERHANG - 78
SF
27878 02/10/14 03/21/14 B 434
$9,000
P 140079 02/06/14 843 MISSION DEMOLISH GARAGE27905 02/24/14 D 645
P 131153 11/26/13 847 MISSION NEW GARAGE WITH SDU ABOVE & DECK27906 02/24/14 BMEPF 434
$77,625
F 27491 08/20/13 856 MISSION WATER HEATER REPLACEMENT27491 08/20/13 09/16/13 P
F 28103 05/02/14 960 MONTALBAN PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28103 05/07/14 06/17/14 E
P 131027 10/25/13 955 MONTEREY CELL SITE - REMOVE/INSTALL 3
ANTENNAS, 1 CABINET & 1 GPS
27811 01/13/14 BMEP 437
$10,000
P 131152 11/26/13 974 MONTEREY SIGN - WALL - WET SEAL27734 12/09/13 S
P 131175 12/05/13 974 MONTEREY FLOOD PROOFING UPGRADE27901 02/20/14 B 437
$2,500
F 27664 08/23/13 974 MONTEREY TENANT IMPROVEMENT FOR WET SEAL27664 11/04/13 12/13/13 BMEP 437
$120,000
P 130896 09/18/13 1023 MONTEREY SIGN - WALL - AISURU27569 09/18/13 S
P 131132 11/20/13 1100 MONTEREY 210SAN LUIS DIAGNOSTIC-CONVERSION TO
OSHPOD 3
28265 07/10/14 BMEP 437
$150,000
P 131089 11/14/13 1100 MONTEREY 210MINOR INTERIOR REMODEL
ADMIN/UTILITY/JANITOR ROOM
(NON-OSHPD 3)
28266 07/10/14 BEP 437
$26,000
F 28319 07/28/14 1631 MONTEREY REPLACE EXISTING GREASE TRAP28319 07/28/14 07/30/14 P
P 140068 01/30/14 1128 MORRO REMOVE EXISTING HAZARDOUS AWNING
AND INSTALL NEW COMPLIANT AWNING
28166 06/09/14 BE 437
$4,150
P 140006 01/03/14 1130 MORRO T.I. FOR ART BAR (ART CLASSES WITH
WINE SERVICE). ADDING DOOR FOR
ACCESSIBILITY AND SINK.
28018 04/09/14 BMEP 437
$1,000
F 27992 01/28/14 1144 MORRO T.I. FOR HERITAGE OAKS BANK27992 04/02/14 07/14/14 BMEP 437
$797,000
09/22/14 Page No. 4
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
P 27761 12/16/13 1144 MORRO INTERIOR DEMO27761 12/19/13 D 649
P 140532 06/19/14 1144 MORRO SIGN - WALL (3) MONUMENT (3) -
HERITAGE OAKS BANK
28203 06/19/14 S
F 28132 03/31/14 1144 MORRO EXTERIOR FACADE REMODEL AND
REPLACE EXISTING CANOPY WITH NEW.
28132 05/19/14 07/14/14 BMEP 437
$75,000
F 27958 03/14/14 1144 MORRO INTERIM PERMIT FOR INTERIOR
NON-BEARING PARTITIONS TO CONT
WORK PRIOR TO ACTUAL PERMIT
27958 03/14/14 06/19/14 BMEP 437
P 130863 09/10/13 750 MOUNTAIN VIEW
A
WATER HEATER REPLACEMENT27542 09/10/13 P
F 28081 03/17/14 844 MURRAY NEW FOOTINGS AND CONC SLAB
INSTALL NEW HARDY FRAME AT GARAGE
DOOR OPENING
28081 04/28/14 09/11/14 BMEP 434
$12,000
F 27610 10/04/13 851 MURRAY REMOVE MASONRY FIREPLACE &
CHIMNEY, IN PREP FOR GAS STOVE
27610 10/08/13 10/16/13 BMEP 434
$7,000
F 28247 05/06/14 13 MUSTANG REMOVE/REMODEL UNPERMITTED
WORK
28247 07/03/14 09/12/14 BMEP 434
$10,000
P 131285 12/30/13 110 MUSTANG 105 DECK REPAIR BLDG 10527780 12/30/13 BMEP 434
$70,000
P 131286 12/30/13 110 MUSTANG 107 DECK REPAIR BLDG 10727779 12/30/13 BMEP 434
$70,000
P 131284 12/30/13 110 MUSTANG 114 DECK REPAIR BLDG 11427778 12/30/13 BMEP 434
$70,000
F 28246 05/06/14 118 MUSTANG REMOVE/REMODEL UNPERMITTED
WORK
28246 07/03/14 09/12/14 BMEP 434
$10,000
P 131176 12/05/13 979 OSOS REPLACE EXTERIOR STAIRS AS
"BARRIER REMOVAL" AND CONSTRUCT
ACCESSIBLE STAIRS.
28167 06/09/14 BMEP 437
$20,000
F 27721 09/23/13 1350 OSOS ADD TWO WALL OPENINGS WITH
FIRE-RATED ROLLING COUNTER DOORS
27721 12/02/13 06/24/14 BMEP 437
$10,000
F 27697 08/12/13 669 PACIFIC MODFICATION TO EXISTING T-MOBILE
WIRELESS - REPLACE EQUIPMENT
27697 11/20/13 12/12/13 BMEP 437
$10,000
P 140291 04/11/14 863 PACIFIC SITE PREP RETAINING WALL 863 & 867
PACIFIC
28026 04/11/14 BMEP 437
$100,000
P 131166 12/03/13 871 PACIFIC NEW 4-PLEX CONDO UNITS @ REAR,RET
WALL,TRASH ENC. 871,873,875,877
PACIFIC STREET
28136 05/21/14 BEMPF 104
$671,841
P 131240 12/19/13 1055 PACIFIC BATH ROOM & LAUNDRY ALTERATIONS27752 12/19/13 BMEP 434
P 140103 02/12/14 1185 PACIFIC NEW SHEATHING FOR WOOD SHINGLE
CLASS A ROOFING
27890 02/13/14 B 434
P 130620 06/24/13 280 PISMO FULL STRENGTHENING OF URM -
SEISMIC RETROFIT
27861 01/31/14 BMEP 437
$100,000
P 131264 12/27/13 340 PISMO RESIDENTIAL ALTERATION OR ADDITION27770 12/27/13 B 434
$2,000
09/22/14 Page No. 5
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
P 130745 08/01/13 729 PISMO NEW 4-PLEX RESIDENCE - NO GARAGE
(REPLACING FIRE DAMAGED 4-PLEX)
27738 12/10/13 BMEPF 105
$550,000
P 130783 08/14/13 729 PISMO DEMOLISH RESIDENTIAL 4-PLEX
BUILDING
27540 09/10/13 DE 645
P 140305 04/15/14 969 PISMO ROOF - NEW SHEATHING FOR COMP
SHINGLE (LIKE FOR LIKE - IN KIND)
28061 04/15/14 B 434
F 27866 01/21/14 1050 PISMO PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
27866 02/04/14 03/11/14 E
F 27887 02/13/14 1050 PISMO ELECTRICAL SERVICE UPGRADE -
RESIDENTIAL
27887 02/13/14 03/07/14 E
F 27852 12/17/13 4453 POINSETTIA PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
27852 01/31/14 02/19/14 E
P 130789 08/16/13 79 PRADO NEW OFFICE BUILDING27930 03/10/14 BMEPF 324
$350,000
P 121046 12/20/12 392 PRADO WATER SERVICE UPGRADE AND WORK
ORDER - RECYCLED WATER, MEDIAN
LANDSCAPE
27514 08/29/13 P
F 27936 12/23/13 313 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 4R (CRAFTSMAN) LOT 17 STOCK
REPEAT
27936 03/12/14 08/13/14 BEMPF 101
$260,768
F 27937 12/23/13 314 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 8R (SPANISH) LOT 15 STOCK
REPEAT
27937 03/12/14 09/05/14 BEMPF 101
$311,900
F 27938 12/23/13 317 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 1R (BUNGALO) LOT 18 STOCK
REPEAT
27938 03/12/14 08/13/14 BEMPF 101
$221,131
P 131090 12/23/13 318 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 7 (BUNGALO) LOT 14 STOCK
REPEAT
27939 03/12/14 BEMPF 101
$272,270
P 140214 03/21/14 321 SAGE PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28031 04/14/14 E
F 131097 12/23/13 321 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 5R (CRAFTSMAN) LOT 19 STOCK
REPEAT
27940 03/12/14 08/15/14 BEMPF 101
$264,349
P 131092 12/23/13 322 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 2R (CRAFTSMAN) LOT 13 STOCK
REPEAT
27941 03/12/14 BEMPF 101
$231,314
P 140200 03/19/14 325 SAGE PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28033 04/14/14 E
F 27942 12/23/13 325 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 4 (MISSION) LOT 20 STOCK REPEAT
27942 03/12/14 08/13/14 BEMPF 101
$259,970
P 140196 03/18/14 329 SAGE PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28035 04/14/14 E
F 27944 12/23/13 329 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 6 (BUNGALO) LOT 21 STOCK
REPEAT
27944 03/12/14 08/28/14 BEMPF 101
$276,008
09/22/14 Page No. 6
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
F 27945 11/14/13 333 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 3 (CRAFTSMAN) LOT 22 STOCK
REPEAT
27945 03/12/14 08/28/14 BEMPF 101
$249,010
P 140217 03/21/14 333 SAGE PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28036 04/14/14 E
P 131114 12/23/13 336 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 7R (CRAFTSMAN) LOT 11 STOCK
REPEAT
27946 03/13/14 BEMPF 101
$272,020
P 131106 12/23/13 337 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 6R (CRAFTSMAN) LOT 23 STOCK
REPEAT
27947 03/13/14 BEMPF 101
$276,008
P 140201 03/19/14 337 SAGE PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28038 04/14/14 E
P 131102 12/23/13 340 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 2 (SPANISH) LOT 10 STOCK
REPEAT
27948 03/13/14 BEMPF 101
$231,314
P 131101 12/23/13 343 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 1R (CRAFTSMAN) LOT 24 STOCK
REPEAT
27949 03/13/14 BEMPF 101
$219,387
P 131109 12/23/13 344 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 3 (BUNGALOW) LOT 9 STOCK
REPEAT
27950 03/13/14 BEMPF 101
$249,010
P 131105 11/14/13 347 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 6R (SPANISH) LOT 25 STOCK
REPEAT
27951 03/13/14 BEMPF 101
$276,008
P 131108 12/23/13 350 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 7 (SPANISH) LOT 8 STOCK REPEAT
27952 03/13/14 BEMPF 101
$272,020
P 131104 11/14/13 353 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 4 (BUNGALOW) LOT 26 STOCK
REPEAT
27953 03/13/14 BEMPF 101
$261,491
P 131103 12/23/13 357 SAGE SINGLE FAMILY RESIDENCE W/GARAGE
TYPE 3 (CRAFTSMAN) LOT 27 STOCK
REPEAT
27955 03/13/14 BEMPF 101
$249,010
F 27900 12/03/13 1740 SAN LUIS UNCONDITIONED PATIO ROOM ROOF &
WALL RECONSTRUCTION
27900 02/20/14 07/21/14 BE 434
$18,000
F 28302 07/03/14 1760 SAN LUIS PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28302 07/23/14 07/29/14 E
F 28012 03/26/14 1778 SAN LUIS PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
28012 04/07/14 04/17/14 E
P 130671 07/12/13 1843 SAN LUIS NEW LANDSCAPING, DRIVEWAY,
BACKYARD
27518 08/30/13 BMEP 434
P 140526 06/18/14 1872 SAN LUIS NEW SINGLE FAMILY RESIDENCE WITH
ATTACHED GARAGE, REVISED PLAN,
NEW SCOPE FROM #28133
28220 06/24/14 BMEPF 101
645 $450,000
09/22/14 Page No. 7
Permit Register
08/01/13 through 07/31/14Permits Issued
Type
Permit Census
Status Appl # ReceivedPermit # Issued Finaled Address Description
Valuation
F 27574 07/02/13 190 SANTA ROSA MODIFY EXISTING CELL SITE - T-MOBILE
REPLACE 6 AIR21 ANTENNAS
27574 09/19/13 09/27/13 BMEP 437
$10,000
P 120551 07/06/12 190 SANTA ROSA NEW SKATE PARK28152 05/29/14 BMEP 437
F 27816 08/07/13 190 SANTA ROSA CELL SITE MODIFICATION - AT & T, 6 NEW
PANEL ANTENAS & 3 NEW PIPE MOUNT
RRU'S
27816 01/14/14 05/29/14 BMEP 437
$10,000
F 28065 10/04/13 190 SANTA ROSA REPLACE PLAYGROUND EQUIPMENT28065 04/17/14 06/11/14 BMEP 437
F 27985 03/31/14 303 TASSAJARA N SEWER LINE REPLACEMENT27985 03/31/14 04/21/14 P
F 27600 10/02/13 988 VISTA
COLLADOS
PHOTOVOLTAIC SYSTEM - ROOF
MOUNTED
27600 10/02/13 11/22/13 E
F 27695 11/19/13 1205 VISTA LAGO CONVERT PORTION OF GARAGE TO
LAUNDRY ROOM
27695 11/19/13 09/11/14 BP 434
$2,000
Total items listed 163
09/22/14 Page No. 8
Chapter 17.126
APPEALS
Sections:
17.126.010 Standing to appeal.
17.126.020 Time to file appeal.
17.126.030 Content of appeal filing.
17.126.040 Course of appeals.
17.126.050 Hearings and notice.
17.126.010 Standing to appeal.
Any person may appeal a decision of any official body, except that administrative decisions
requiring no discretionary judgment, as provided in Chapter 1.20, may not be appealed. (Ord.
1650 § 3 (Exh. B), 2018)
17.126.020 Time to file appeal.
Appeals must be filed within ten calendar days of the rendering of a decision which is being
appealed. If the tenth day is a Saturday, Sunday, or holiday, the appeal period shall extend to
the next business day. (Ord. 1650 § 3 (Exh. B), 2018)
17.126.030 Content of appeal filing.
The appeal shall concern a specific action and shall state the grounds for appeal. Applicable
fees for the appeal shall be paid as established by council resolution. (Ord. 1650 § 3 (Exh. B), 2018)
17.126.040 Course of appeals.
A. Decisions of the director shall be appealed to the planning commission. Such appeals shall
be filed with the director.
B. Decisions of the planning commission shall be appealed to the council. Such appeals shall
be filed with the city clerk.
C. The director or city clerk, as applicable, shall have the authority to combine multiple appeal
filings for a single public hearing. (Ord. 1650 § 3 (Exh. B), 2018)
17.126.050 Hearings and notice.
A. Action on appeals shall be “de novo” review and shall be considered at the same type of
hearing and after the same notice that is required for the original decision.
B. Once an appeal has been filed, it shall be scheduled for the earliest available meeting,
considering public notice requirements and scheduled hearings, unless the appellant agrees to
a later date. (Ord. 1650 § 3 (Exh. B), 2018)
The San Luis Obispo Municipal Code is current through Ordinance 1662 and legislation
passed through May 7, 2019.
Disclaimer: The City Clerk's Office has the official version of the San Luis Obispo Municipal
Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the
ordinance cited above.
City Website: www.slocity.org
City Telephone: (805) 781-7100
Code Publishing Company
September 11, 2019 Sent via Email
Once Upon a Time, LP
PO Box 12910
San Luis Obispo, CA 93406
Subject: Completeness Review #1: ARCH-0543-2019 (1321 Garden Street): Development review of a
new four-story single-family residence and accessory dwelling unit, include a roof top deck.
Dear Once Upon a Time, LP:
Thank you for the August 12, 2019 submittal for the Garden Green Building 3 project. We have
reviewed your application and found it to be incomplete. We will be unable to process your
application until additional information and/or revisions have been submitted, to the satisfaction of
the Community Development Director. Preliminary review is necessary to ensure that staff has
adequate information to evaluate your project and identify any conflicts with City standards or
guidelines. The purpose of this letter is to provide you with a list of items that need to be addressed
prior to taking action on your project.
Preliminary review indicates that your application will remain in an incomplete status until
the following information and/or revisions are submitted:
Note: Upon resubmittal please provide a narrative indicating where responses to these items can be found
on plans.
Department comments/completeness items:
Planning Division - Community Development Department
1. Please provide a color and materials board identifying the physical examples per the application
checklist.
2. Please show property lines on all elevation drawings that include building height to setback
requirements. Please include neighboring structures in elevations. All proposed buildings shall meet
setback requirements.
3. Please re-label the downstairs offices as bedrooms or clarify intent of use of space. If the space is
intended to be used for non-residential uses clarify project as mixed use or live/work under building
code. Preliminary calculations indicate parking is similar whether mixed-use or residential.
4. Please revise the parking calculation, 2 spaces for the first 4 bedrooms, .75 spaces for each additional
bedroom (include the office rooms as bedrooms as intended).
5. Please revise the lot coverage calculation, the ADU exemption does not apply as a credit. The ADU
exemption would only be applicable if the ADU was separate from the main structure in terms of
calculating building area for lot coverage.
ARCH-0543-2019 (1321 Garden Street) – Completeness Review #1
September 10, 2019
Page 2
6. The proposed restroom attached to stair tower on the roof deck is not acceptable above the max
height, please revise.
7. The loft of the accessory dwelling unit qualifies as a second floor and is subject to maximum area
requirements, please update the ADU square footage and verify that the area is less than 50% of the
floor area of the primary residence.
8. Please remove the projecting shower from the ‘4th floor’ along the east elevation, this projection
seems to be in conflict with setback requirements and projecting over an easement. Please remove or
provide clarification.
If you have any questions on the above planning comments, or any questions regarding this letter, please
contact me at 805-781-7524, or by e-mail at: kbell@slocity.org
Engineering Division – Public Works/Community Development Department
9. Show and label all existing public and private easements per Parcel Map SLO 08-0039. A copy of the
map is available upon request. Show all existing improvements within the respective easements for
reference.
10. Provide a site/drainage summary and checklist showing compliance with the Post Construction
Stormwater Regulations. Clarify on the architectural site plan the limits of pervious surfaces
proposed if needed to reduce the compliance requirement from Performance Requirement No. 2 to
No. 1.
11. Provide a preliminary site utility plan and clarify the limits of existing and proposed utilities. Clarify
the limits of utilities installed with Phase 1 that are intended and available to serve this amended
Phase 2.
12. The plan shows an existing water well. Clarify whether the well will be retained or abandoned. If
retained, show and note all clearances from the existing well to the proposed sewer and storm drain
piping systems. Clearances from a passive pervious pavement system may not require the standard
separation requirements. If retained, clarify whether the well is proposed for use. If retained, show
the existing or proposed RP device for each of the domestic water meters serving this site to provide
protection against a possible cross-connection in accordance with City and State regulations.
13. This project is located within an AO (2’ depth) flood zone. Show and note compliance with the City
Floodplain Management Regulations and FEMA requirements. Clarify how the offic e and residential
functions will co-exist within this building located within the Special Flood Hazard Area (SFHA).
Commercial buildings/spaces may be “dry” floodproofed. Residential structures and uses shall be
elevated to at least 1 foot above the Base Flood Elevation (BFE). Portions of a residence allowed to
be located below the BFE are limited to 2-car garages, building access, and limited storage. The
portions located below the BFE shall be constructed with flood resistant materials and can’t rely on
“dry” floodproofing techniques. If unrelated offices are proposed on the 1st floor, they would need to
be floodproofed and provided with a separate access so that the deployment of floodgates would not
preclude the access and/or emergency egress from t he residential occupancies. Contact this office to
discuss strategies and options.
If you have questions on the above items, please contact Supervising Civil Engineer, Hal Hannula, 805-781-
7201, or by e-mail: hhannula@slocity.org
ARCH-0543-2019 (1321 Garden Street) – Completeness Review #1
September 10, 2019
Page 3
Building and Safety Division - Community Development Department
14. Verify occupancy of the building, looks like mixed use.
15. First floor offices meet the definition of a bedroom. Indicate mixed use building or revise offices to
bedrooms.
16. Verify construction type, number of stories and type of fire sprinkler system meets the requirements
of California Building Code Chapter 5.
17. Provide 1-hour fire resistance rating between dwelling units, no openings.
If you have questions on the above items, please contact Plans Examiner, Tina Slusher, 805-781-7157, or by e-
mail: tslusher@slocity.org
Utilities Department
18. Please provide water and sewer access easements as shown on plans.
19. Provide updated utility plans approved for the project parcel based on the new proposed building
layout.
20. Sewer lateral cannot go underneath the proposed building, please revise and update plans.
21. Label all water and sewer services based on existing and proposed infrastructure.
22. Please provide garbage letter.
23. A1.1 – Add a grease interceptor for the proposed shop to meet City’s Environmental Compliance.
24. A1.1 – Please confirm that room 104 is an office, not a bedroom – it appears to have a closet.
25. The proposed ADU exceeds the allowable 800 sq.ft., please coordinate with Planner for appropriate
approvals.
If you have questions on the above items, please contact Interim Utilities Engineer, Cori Burnett, 805-781-7208,
or by e-mail: cburnett@slocity.org
Fire Department
26. Please correct project description. This appears to be a commercial/residential mixed-use building.
Provide the proper California Building Code occupancy classifications on plans.
27. Setbacks from property lines for most commercial buildings is a minimum of 10 feet, unless the
exterior wall is fire rated and allowable openings are limited to less than 25%.
28. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet,
approved aerial fire apparatus (ladder truck) access roads shall be provided. The access roads shall
have a minimum unobstructed width of 26 feet in the immediate vicinity of the building. At least one
of the required access routes meeting this condition shall be located within a minimum of 15 feet and
a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the
building.
ARCH-0543-2019 (1321 Garden Street) – Completeness Review #1
September 10, 2019
Page 4
29. Mixed-use buildings shall have an NFPA 13 fire sprinkler system, not a 13D. Show location of
double backflow device within 20 feet of the right of way, the fire department connection, the location
and size of the fire lateral, and the location of the indoor fire sprinkler riser room with exte rior door
access.
If you have questions on the above items, please contact Fire Marshal, Rodger Maggio, 805-781-7386, or by e-
mail: rmaggio@slocity.org
The above list includes all of the items initially identified as necessary for us to certify your
application as complete. The City may ask for additional information upon more detailed review of
your project. If you have any questions regarding this letter or the specific items necessary to
submit for a complete application, please contact me at (805) 781-7524.
Sincerely,
Kyle Bell
CDD Associate Planner
Meeting Date: September 14, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a new three-story single-family residential structure, which includes a 3,732-
square foot, five-bedroom home, an 800-square foot accessory dwelling unit, 590-square foot roof
deck, and two garages that would accommodate three vehicles in total. The project is located on a lot
with no street frontage created through a previous approved common interest subdivision (MS 59-
08), which takes access from Garden Street through a recorded easement. The project includes a
request for a reduction in setback requirements to allow an eight -foot setback where ten feet is the
standard for the upper portion of the structure’s third story walls. The first and second floors are
consistent with setback requirements.
General Location: The 5,826-square foot project site is an existing parcel within the Office zone, with
access to Garden Street through an access easement. The property is located in the center of the block
between Pismo and Pacific Streets and Garden and Broad Streets. The property immediately to the
east contains three individually owned airspace condominium units, which share the access easement
that serves the subject property. All other a djacent properties consist of residential and office uses,
which are all allowed uses within the Office (O) zone.
Present Use: Parking Lot
Zoning: Office (O)
General Plan: Office
Surrounding Uses:
East: Multi-Unit Residential
West: Single-Unit Dwellings, Office
North: Multi-Unit Residential, Office
South: Office Uses
2.0 PROPOSED DESIGN
Architecture: Contemporary
Design details: Primarily rectilinear design with
pitched and flat roofs, second story balcony and
roof deck, large recessed windows, paneled
garage doors, and projecting fireplaces with
prominent chimney pipes.
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 1321 Garden Street FILE NUMBER: ARCH-0543-2019
APPLICANT: Once Upon a Time LP REPRESENTATIVE: Keith Hall, khA
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
ARCH-0543-2019
1321 Garden Street
Page 2
Materials: Smooth troweled stucco, brick veneer, metal railings, and standing seem metal roofing
Colors: Fallbrook stucco and red brick (consistent w/ adjacent building), charcoal roof, black railing
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of consistency with the Community Design
Guidelines (CDG) and applicable City Standards and 2) provide comments and recom mendations to
the Community Development Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The project must be consistent with the requirements of the General Plan, Zoning Regulations, and
CDG, Staff has identified the discussion items below related to consistency with CDG Chapters 2
(General Design Principles) and 5 (Residential Project Design).
Figure 2: Project Rendering
ARCH-0543-2019
1321 Garden Street
Page 3
Highlighted Sections Discussion Items
Chapter 2.2 – Building Design
§2.2.F. – Coordinate the
new with the old
The proposed structure is behind existing residential units that share an
access easement and a master list historic structure (Old Fire Station).
The ARC should discuss whether design elements such as a metal roof
and prominent chimneys properly coordinate with these existing
structures.
Chapter 5.2 – Subdivision Design and General Residential Project Principles
§5.2.G. – Windows
The three-story portion of the building adjacent to the western
property line has proposed setbacks of eight to ten feet. The CDG calls
for windows located ten feet or less from a property line to be located
and/or screened to provide privacy to residents of both structures, and
that is some cases, glass block glass block or translucent glass may be
appropriate to provide light, but also provide privacy between
buildings. The CDG should also consider whether the design of the roof
deck, which is also setback eight to ten feet from the property line with
open railing along the edges, adequately addresses privacy concerns.
Chapter 5.3 – Infill Development
§5.3.A. – General Principles
(1)
The project site has two and three-story buildings to the south and east,
and single-story structures to the west. The ARC should discuss if the
project is compatible in scale, siting, detailing and overall character with
adjacent buildings and those in the immediate area and whether the
height and bulk of the new structure will have a negative impact on
adjacent, smaller scale buildings.
§5.3.C – Visual Impact from
Building Height
The project proposes a 35-foot tall building wall adjacent to the west
property line with no additional building setbacks for upper floors from
that of lower floors. The ARC should discuss whether the height is
consistent with surrounding residential structures, and if the design
impacts adjacent smaller homes and their solar access.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks: North
South
East
West
18 feet
9.25 feet (exception)
10 feet
8 feet (exception)
9 feet
10 feet (third floor)
10 feet (no-build easement)
10 feet (third floor)
Maximum Height of Structures 35 feet 35 feet
Max Building Coverage 39% 60%
Total # Parking Spaces 5 3
Environmental Status
Categorically exempt from environmental review under CEQA
Guidelines section 15303 (New Construction or Conversion of Small
Structures)
Zoning Regulations Exception
ARCH-0543-2019
1321 Garden Street
Page 4
The project includes a request for reduction in setback requirements to allow an eight-foot setback at
the third story where ten feet is the standard requirement based of the height of the structure. Per
Zoning Regulations (§17.70.170 D.2.e.(2)), an exception to the side and rear setback standards can be
granted when the exception is minor in nature, involving an insignificant portion of solar exposure.
Due to the angle of the eastern and southern lot lines and the positioning of the structure’s walls (not
parallel to the lot lines), the requested exception does involve only the corners of the structure. This
represents an insignificant portion of total available solar exposure, with the majority of the building
mass consistent with setback requirement. The applicant has represented this in the provided setback
exhibits (Attachment 3).
It is of note that the Zoning Regulations does allow for uncovered balconies and decks to extend into
the required setback up to four feet. (§17.70.170.C.5.b). While this section can be interpreted to allow
a portion of the roof deck , and the walls and railings around the deck, to project into the required
setback, the building mass below the roof deck would not be subject to this allowance and must be
consistent with standard requirements. Also, while the exception to the objective standards for
setbacks is supported by staff given the language in the Zoning Regulations, this does not necessarily
imply that the area receiving the exception is consistent with the Community Design Guidelines
sections highlighted above. Therefore, staff has brought this item before your Commission for
consideration and a recommendation to the Director.
6.0 ACTION
6.1 Recommend approval of the project based on consistency with the CDG. An action
recommending approval of the application will be forwarded to the Community
Development Director for final action. This action may include recommendations for
conditions to address consistency with the CDG.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, including identification of specific Community Design
Guidelines.
6.3 Recommend denial the project. An action denying the application should include findings
that cite the basis for the recommendation for denial and should reference inconsistency
with the General Plan, CDG, Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1. Project Plans
2. Setback Exhibits
Legal Ad to Patricia Run: Thursday, October 1, 2020
1 Day – 1 Affidavit From: Donre at 781-7577
Bill: Community Development
ART – CITY LOGO
phorton@newtimesslo.com
805-546-8208 ext. 210 Phone
ADMINISTRATIVE ACTIONS
Applications to make minor changes to the properties at the addresses listed below have been
received by the City.
1. 1035 Madonna Rd. DIR-0112-2020; Request for a temporary sales trailer that includes, parking
lot with ADA compliant path of travel, temp landscaping, flags, and signs. Project is categorically
exempt from environmental review (CEQA);C-N-SP zone; Coastal Community Builders,
applicant. (Kyle Bell)
2. 55 Broad St. SBDV-0246-2020; Request to adjust the property line between two existing parcels
(SLO AL 20-0002), within an existing planned development. Project is categorically exempt
from environmental review (CEQA); R-4-PD zone; Patrick Smith, applicant. (Kyle Bell)
3. 439 San Vincenzo Dr. FNCE-0352-2020; A request for an exception from fence height
standards to allow a six-foot tall fence to be located on top of an existing retaining wall, with a
combined height of up to 13 feet. This project is categorically exempt from environmental review
(CEQA). Toscano Lots 65-71; R-2-SP-PD Zone; Matthew Queen, applicant. (Walter Oetzell)
4. 260 South St & 261 Branch Street. ARCH-0315-2020; Review of site improvements proposed
in connection to a Common Interest Subdivision (SBDV-0728-2019) to divide an existing lot
into two parcels. Site improvements include a new shared parking area between the two existing
single-family residences accessed from Branch Street by way of an access easement. This project
is categorically exempt from environmental review (CEQA); R-2 zone; Epitacia Banez,
applicant. (Kyle Van Leeuwen)
5. 1321 Garden St. ARCH-0543-2019; Director’s review of a new three-story, five-bedroom,
single-family residence, with an 800-square foot attached Accessory Dwelling Unit, two attached
garages, and a 590- square foot roof deck. Project includes a request for a reduction in setback
requirements to allow an eight-foot setback at the corner of the roof deck where ten feet is the
standard. This project was found consistent with the Community Design Guidelines by the
Architectural Review Commission. This project is categorically exempt from environmental
review ; O zone; Once Upon a Time LP, applicant. (Kyle Van Leeuwen)
The Community Development Director will either approve or deny these applications no sooner
than October 12, 2020.
The Director's decision may be appealed, and must be filed with the appropriate appeal fee within
10 days of the Director's action. For more information, contact the City of San Luis Obispo
Community Development Department, 919 Palm Street, San Luis Obispo, CA 93401, by calling
(805) 781-7170, weekdays, 8 a.m. - 3 p.m.
RESOLUTION NO. PC-1034-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
OF SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPEAL (FILED
BY GARY AND CATHERINE MILLER) THEREBY APPROVING A NEW
THREE-STORY, FIVE-BEDROOM, SINGLE-FAMILY RESIDENCE,
WITH AN 800-SQUARE FOOT ATTACHED ACCESSORY DWELLING
UNIT, TWO ATTACHED GARAGES, AND A 590-SQUARE FOOT ROOF
DECK. PROJECT INCLUDES A REQUEST FOR A REDUCTION IN
SETBACK REQUIREMENTS TO ALLOW AN EIGHT-FOOT SETBACK
AT THE CORNER OF THE ROOF DECK WHERE TEN FEET IS THE
STANDARD, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED FEBRUARY 10, 2021 (1321
GARDEN STREET, APPL-0607-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a meeting via teleconference, on September 14, 2020, recommending approval of the
project to the Community Development Director of the City of San Luis Obispo based on
consistency with the City’s Community Design Guidelines applicable to residential infill projects,
pursuant to a proceeding instituted under ARCH-0542-2019, Once Upon a Time LP, applicant;
and
WHEREAS, the Community Development Director of the City of San Luis Obispo, on
November 20, 2020, approved the above referenced residential infill project; and
WHEREAS, on November 30, 2020, Gary and Catherine Miller, as a member of the
public, filed an appeal of the Community Development Director’s November 20, 2020 decision
approving the project; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
meeting via teleconference, on February 10, 2021, pursuant to a proceeding instituted under APPL-
0607-2020, Gary and Catherine Miller, appellant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission does hereby deny an appeal (APPL-
Resolution No. PC-1034-20
1321 Garden Street, APPL-0607-2020
Page 2
0607-2020) of the Community Development Director’s decision, thereby granting final approval
to the project (ARCH-00543-2019), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with the site
constraints and the character of the neighborhood, including buildings fronting Pismo and
Broad Streets.
2. The project is consistent with General Plan Land Use Element policies related to
neighborhood enhancement (Policy 2.2.7) because the project is an infill project that
contributes positively to the existing neighborhood and surrounding area by efficiently
utilizing the easements in place that provides access to the subject property and incorporating
design elements and materials from both the adjacent residential development to the east and
the historic fire station on the corner of Garden Street and Pismo Street.
3. The Architectural Review Commission reviewed the project on September 14, 2020 and
found the project consistent with the City’s Community Design Guidelines applicable to
residential infill projects because the project is compatible in scale, siting, and overall
character with adjacent buildings to the east and south that are two and three story buildings
with minimum setbacks from property lines and a minimum amount of vertical articulation.
The ARC’s recommended conditions are incorporated into this approval.
4. The project and the requested setback reduction is consistent with the intent of the Zoning
Regulations and applicable General Plan policies because the area receiving the reduction in
setback is minor in nature, involving an insignificant portion of total available solar exposure
and complies with solar access standards of General Plan Conservation and Open Space
Element (Policy 4.5.1). The setbacks are consistent with this policy because most roof areas,
nearly all second-story south walls, and most first-story south walls of adjacent properties
will be unshaded between 10 a.m. and 3 p.m. on the winter solstice
5. The project is consistent with the character of the neighborhood because adjacent properties
to the east are three stories in height and the colors and materials proposed are consistent
with adjacent structures.
6. As conditioned, the project, inclusive of the requested setback reduction, provides adequate
consideration of and measures to address any potential adverse effects of noise and privacy
on surrounding properties because the existing tall trees along the west property line will be
maintained for screening and the project is conditioned to modify the materials and/or design
of the east facing roof deck wall providing noise attenuation.
7. The project is exempt from environmental review under Class 3 (Section 15303), New
Construction or Conversion of Small Structures, of the CEQA Guidelines because the project
consists of the construction of one single-family residence and accessory dwelling unit within
the Medium-Density Residential zone.
Resolution No. PC-1034-20
1321 Garden Street, APPL-0607-2020
Page 3
SECTION 2. Environmental Review. The project is categorically exempt from
environmental review (Class 3, Section 15303, New Construction or Conversion of Small
Structures, State CEQA Guidelines) because the project consists of the construction of one single-
family residence and attached accessory dwelling unit within the Office Zone, which allows single-
family residential use.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission (PC) hereby grants
final approval to the project with incorporation of the following conditions:
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
Planning
1. A building plan check submittal that is in substantial conformance with submitted project
plans and the following conditions of approval shall be submitted for review and approval of
the Community Development Department. A separate, full-size sheet shall be included in
working drawings submitted for a building permit that lists all conditions of project approval
for ARCH-0543-2019. Reference shall be made in the margin of listed items as to where in
plans requirements are addressed. Any change to approved design, colors, materials,
landscaping, or other conditions of approval must be approved by the Community
Development Director.
2. Plans submitted for a building permit shall call out the colors and materials on all elevation
drawings of proposed building surfaces and on all other site improvements in substantial
conformance to plans and documents provided and presented at the September 14, 2020
Architectural Review Commission hearing.
3. Consistent with the ARC’s motion, plans submitted for a building permit shall include the
addition of opaque glass windows or other design feature to the east façade in order to break
up the large blank wall, to the satisfaction of the Community Development Director.
4. Consistent with the ARC’s motion, plans submitted for a building permit shall incorporate
noise and overlook reducing modifications to the roof deck walls and eliminate open railing
facing Broad Street along the roof deck, to the satisfaction of the Community Development
Director.
5. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with the building permit application. The
legend for the landscaping plan shall include the sizes and species of all groundcovers,
shrubs, and trees with corresponding symbols for each plant material showing their specific
Resolution No. PC-1034-20
1321 Garden Street, APPL-0607-2020
Page 4
locations on plans. All planting shown on the approved landscaping plan shall be installed
prior to the release of occupancy.
6. The locations of all lighting, including bollard-style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation Standards contained in Chapter 17.70.100 of the Zoning Regulations.
Public Works
7. The building plan submittal shall include a complete site plan showing all existing property
lines and easements for reference. Easements shall include references to the map or easement
recording reference document numbers.
8. The building plan submittal shall include a complete site utility plan. The plan shall show
all existing and proposed improvements for reference. The inclusion of previously approved
improvement and site development plan sheets noted “as for reference only” may be
appropriate. Reference sheets should include reference to the corresponding building
permit(s).
9. The building plan submittal shall clarify whether the existing water well will be retained and
shall show and note any proposed use. If abandonment is proposed, a permit will be required
from County Environmental Health and from the City of San Luis Obispo. If used and
developed, the plan shall include all electrical, plumbing, storage systems, etc. for reference.
If retained without use, the well shall be secured per City Codes and Standards. If the well
is retained, the utility plan shall show the existing or proposed RP backflow prevention for
the domestic water services. The well head shall be sealed or extended to 1’ above the BFE
in accordance with State Water Resources Regulations regarding protection of the aquifer.
10. The utility plan shall show the required separation between the existing water well and any
sewer or storm drain piping in accordance with the California Plumbing Code and prevailing
regulations.
11. The site and/or utility plan shall show the PG&E Siren and appurtenances for reference. The
site plan shall show and label the PG&E easement and the easement recording reference
number.
12. The building plan submittal shall show and note compliance with the City’s Floodplain
Management Regulation. This project is located within an AO (2’ depth) floodzone. The
building shall be constructed of flood resistant materials or floodproofed to a minimum
Resolution No. PC-1034-20
1321 Garden Street, APPL-0607-2020
Page 5
height of 3’ (1’ of freeboard), above the highest adjacent grade. Additional freeboard is
recommended for building protection and a potential reduction in flood insurance premiums.
13. Floodproofing of the first-floor hallways and rooms, identified on plans as “office(s)”, is
required. Passive flood-resistant construction may be prudent and is recommended for the
first-floor areas otherwise provided with “dry” floodproofing.
14. The elevator and elevator equipment shall be shown to comply with the most current FEMA
Technical Bulletin. Elevator equipment must be located above the BFE. Protection of the
elevator equipment within a “dry” floodproofed shell is not recognized by FEMA.
15. A non-conversion agreement shall be recorded prior to building permit issuance for the
garage and first-floor hallway and rooms, identified on plans as “office(s)”, located within
the Special Flood Hazard Area.
16. The grading and drainage plan shall show the proposed site drainage. The plan shall show
all existing and proposed improvements and easements for reference. The submittal shall
include any drainage analysis or previously approved drainage analysis for reference.
17. The building plan submittal shall show all existing trees, including off-site trees that could
be affected by the proposed construction. Tree canopies shall be shown to scale for reference.
Tree protection measures shall be implemented to the satisfaction of the City Arborist for
any trees that could be affected by proposed grading and/or vertical construction. The City
Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within a dripline of any tree.
A City approved arborist shall complete safety pruning. Any required tree protection
measures shall be shown or noted on building plans.
Utilities
18. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
19. Building permit submittal shall include a site utility plan showing the location size of existing
and proposed sewer and water services.
20. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
Resolution No. PC-1034-20
1321 Garden Street, APPL-0607-2020
Page 6
21. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation as required by the Water Efficient Landscape
Standards; Chapter 17.87 of the City’s Municipal Code.
22. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions.
23. A trash enclosure capable of storing the required bins for waste, recycling, and organics
shall be provided.
24. The project will be required to provide a plan for the disposal, storage, and collection of solid
waste material for both the residential and commercial components of the project. The
development of the plan shall be coordinated with San Luis Garbage Company. The plan
must be submitted for approval by the City's Solid Waste Coordinator.
Indemnification
25. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers,
and employees from any claim, action, or proceeding against the City and/or its agents,
officers, or employees to attack, set aside, void, or annul the approval by the City of this
project, and all actions relating thereto, including, but not limited to, environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
On motion by Commissioner Kahn, seconded by Vice-Chair Jorgensen, and on the following
roll call vote:
AYES: Commissioners Kahn, Quincey, Shoresman, Vice-Chair Joregensen, Chair
Dandekar
NOES: Commissioner Wulkan
REFRAIN: None
ABSENT: Commissioner Hopkins
The foregoing resolution was passed and adopted this 10th day of February 2021.
_____________________________
Shawna Scott, Secretary
Planning Commission
March 27, 2020 Sent via Email
Once Upon a Time, LP
PO Box 12910
San Luis Obispo, CA 93406
Subject: Completeness Review #2: ARCH-0543-2019 (1321 Garden Street): Development review of a
new four-story single-family residence and accessory dwelling unit, include a roof top deck.
Dear Once Upon a Time, LP:
Thank you for the February 28, 2020 submittal for the Garden Green Building 3 project. We have reviewed
your application and found it to be incomplete. We will be unable to process your application until
additional information and/or revisions have been submitted, to the satisfaction of the Community
Development Director. Preliminary review is necessary to ensure that staff has adequate information to
evaluate your project and identify any conflicts with City standards or guidelines. The purpose of this letter
is to provide you with a list of items that need to be addressed prior to taking action on your project.
Preliminary review indicates that your application will remain in an incomplete status until the
following information and/or revisions are submitted:
Note: Upon resubmittal please provide a narrative indicating where responses to these items can be found
on plans.
Department comments/completeness items:
Planning Division - Community Development Department
1. Please be prepared to provide a color and materials board identifying the physical examples per the
application checklist.
2. Property lines on elevation drawings show that the portions of the structure, especially the southwest
corner of the structure, are not in compliance with setback standards. Please address or include as
exception requested (support for such an exception has not been evaluated.
3. Please label the proposed “studio” as either “art studio” or “studio/bedroom” or some additional
labeling to avoid any confusion that this is proposed as a studio unit.
4. Site plan shows the footprint of an existing structure near the west property line. This structure is not
visible on mapping programs. Please verify the existence of this structure.
Additional Note:
The upper story windows and proposed roof deck will need to be found consistent with Land Use
Policy 2.3.9 G., which states:
ARCH-0543-2019 (1321 Garden Street) – Completeness Review #2
March 27, 2020
Page 2
New buildings will respect the privacy and solar access of neighboring buildings and
outdoor areas, particularly where multistory buildings or additions may overlook backyards
of adjacent dwellings.
Past projects with concerns for privacy from upper story windows were conditioned to have those
windows be “frosted” or modified so that light may be provided but view is obscured. Past projects
which include roof decks have provide at least a ten-foot setback from property lines and/or solid
walls at those deck edges close to neighboring properties where privacy is a concern in order to be
found consistent with this policy. These measures are recommended for this project.
If you have any questions on the above planning comments, or any questions regarding this letter, please
contact me at 805-781-7091, or by e-mail at: kvanleeuwen@slocity.org
Engineering Division – Public Works/Community Development Department
5. This project is located within an AO (2’ depth) flood zone. Show and note compliance with the City
Floodplain Management Regulations and FEMA requirements. Clarify how the office and residential
functions will co-exist within this building located within the Special Flood Hazard Area (SFHA).
Commercial buildings/spaces may be “dry” floodproofed. Residential structures and uses shall be
elevated to at least 1 foot above the Base Flood Elevation (BFE). Portions of a residence allowed to
be located below the BFE are limited to 2-car garages, building access, and limited storage. The
portions located below the BFE shall be constructed with flood resistant materials and can’t rely on
“dry” floodproofing techniques. If unrelated offices are proposed on the 1st floor, they would need to
be floodproofed and provided with a separate access so that the deployment of floodgates would not
preclude the access and/or emergency egress from the residential occupancies. Contact this office to
discuss strategies and options. The comprehensive response to this item has been received. The
City will take the lead on confirming our compliance strategy directly with FEMA. Please
contact this office before resubmitting if this confirmation has not been communicated by the
time of your resubmittal.
If you have questions on the above items, please contact Supervising Civil Engineer, Hal Hannula, 805-781-
7201, or by e-mail: hhannula@slocity.org
Building and Safety Division - Community Development Department
6. Verify construction type, number of stories and type of fire sprinkler system meets the requirements
of California Building Code Chapter 5.
7. Provide 1-hour fire resistance rating between dwelling units. The exception for ½ -hour rating
between dwelling units requires a full NFPA 13 fire sprinkler system (not a NFPA 13D or NFPA 13R
system). Dwelling units in 2-family dwellings shall be separated by wall and floor assemblies having
not less than a 1-hour fire resistance rating where tested in accordance with ASTM E119, UL 263 or
section 703.3 of the California Building Code. R302.3. Common interior walls, partitions and
floor/ceiling assemblies between dwelling units or sleeping units, shall have a sound transmission
class of not less than 50.
8. Provide ¾ hour rated doors with STC rating of 50 minimum in 1-hour resistance rated walls in
accordance with CBC Table 716.1(2).
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March 27, 2020
Page 3
9. The ADU mezzanine is limited to 1/3 of the floor or space where it is located (second floor) unless a
full NFPA 13 fire sprinkler system is provided
10. Restroom for the non-residential portion of the work/live unit shall be accessible in accordance with
Chapter 11A.
11. Photovoltaic requirements shall be provided in accordance with California Energy Code 150.1.
If you have questions on the above items, please contact Plans Examiner, Tina Slusher, 805-781-7157, or by e-
mail: tslusher@slocity.org
Utilities Department
12. Please provide water and sewer access easements as shown on plans. Comment Remains.
13. Provide updated utility plans approved for the project parcel based on the new proposed building
layout. Comment Remains.
14. Sewer lateral cannot go underneath the proposed building, please revise and update plans. Comment
Remains.
15. Label all water and sewer services based on existing and proposed infrastructure. Comment Remains.
16. Please provide garbage letter. Comment Remains, please include with the plan submittal.
If you have questions on the above items, please contact Interim Utilities Engineer, Cori Burnett, 805-781-7208,
or by e-mail: cburnett@slocity.org
Fire Department
17. Please correct project description. This appears to be a commercial/residential mixed-use building.
Provide the proper California Building Code occupancy classifications on plans.
18. Setbacks from property lines for most commercial buildings is a minimum of 10 feet, unless the
exterior wall is fire rated and allowable openings are limited to less than 25%.
19. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet,
approved aerial fire apparatus (ladder truck) access roads shall be provided. The access roads shall
have a minimum unobstructed width of 26 feet in the immediate vicinity of the building. At least one
of the required access routes meeting this condition shall be located within a minimum of 15 feet and
a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the
building.
20. Mixed-use buildings shall have an NFPA 13 fire sprinkler system, not a 13D. Show location of
double backflow device within 20 feet of the right of way, the fire department connection, the location
and size of the fire lateral, and the location of the indoor fire sprinkler riser room with exterior door
access.
If you have questions on the above items, please contact Fire Marshal, Rodger Maggio, 805-781-7386, or by e-
mail: rmaggio@slocity.org
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March 27, 2020
Page 4
The above list includes all of the items initially identified as necessary for us to certify your application as
complete. The City may ask for additional information upon more detailed review of your project. If you
have any questions regarding this letter or the specific items necessary to submit for a complete application,
please contact me at (805) 781-7091.
Sincerely,
Kyle Van Leeuwen
Assistant Planner
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-1
T he most effective flood mitigation methods are relocation and elevation, but when these methods are
not feasible or cost-effective, floodproofing may be an appropriate alternative. Some emergency mea-
sures can be accomplished without expert construction assistance, and many can be used for low-level
or nuisance flooding while significantly reducing losses from these types of events.
The development of a floodproofing strategy should include considerations of a number of factors that will
influence the design of the floodproofing measure or measures. This chapter contains a discussion of these fac-
tors, which are:
■■Design requirements. Regulatory
requirements, building codes, design
standards, and other guidance documents
(Section 2.1)
■■Design loads and site characteristics.
Hydrostatic loads, hydrodynamic loads,
wave loads, impact loads from flood-borne
debris, internal drainage, and site drainage
(Section 2.2)
■■Flood characteristics. Flood elevations,
duration of flooding, rate of floodwater rise
and fall, flood frequency (Section 2.3)
■■Site factors. Flood hazard boundaries,
erosion and scour, and geotechnical
considerations (Section 2.4)
■■Functional, operational, and economic
factors. Functional use requirements of the
building, occupant safety, flood warning
time, flood emergency operations plans,
inspection and maintenance plans, and
BCAs (Section 2.5)
■■Vulnerability assessments. All-hazards vulnerability assessments, structural condition assessments
of the building, and utility assessments (Section 2.6)
Design Considerations in
Floodproofing
Cross Reference
Have questions about the NFIP?
See FEMA F-084, Answers to Questions
about the NFIP (FEMA 2011b) at: http://
www.fema.gov/media-library/assets/doc-
uments/272. This document is intended
to acquaint the public with the NFIP. It is
designed for readers who do not need
a detailed history or technical or legal
explanations but who do need a basic
understanding of the program and the
answers to some frequently asked ques-
tions. For legal definitions, see the NFIP
Flood Insurance Manual (FEMA 2013),
and National Flood Insurance Program
Regulations (FEMA 2009a).
2-2 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
2.1 Regulatory Requirements, Building Codes, Design Standards,
and Guidance Documents
Floodproofing may be proposed voluntarily by building owners or may be necessary to meet floodplain man-
agement regulations or building codes. This section contains a discussion of the floodplain management
regulations and building codes that can affect the type and design of floodproofing measures.
2.1.1 National Flood Insurance Program
Communities that participate in the NFIP are required to adopt and enforce local regulations for development
in mapped Special Flood Hazard Areas (SFHAs) to reduce the risk of flooding (see 44 CFR Parts 59 and 60).
However, communities are encouraged to adopt requirements that exceed Federal regulations. Homeowners,
renters, and business owners, as well as communities that own buildings in participating communities are eli-
gible for NFIP flood insurance coverage.
With the inclusion of NFIP-consistent provisions in the International Code Series (I-Codes), communi-
ties that have adopted the I-Codes have two ways of enforcing NFIP flood-resistant design and con-
struction requirements for buildings and structures:
■■Using the I-Codes with NFIP-consistent provisions intact and IBC Appendix G; or
■■Using the I-Codes with NFIP-consistent provisions intact and local floodplain management
regulations that include requirements comparable to those in Appendix G.
These tools are designed to work together to result in buildings and structures, and all other development, that
are resistant to flood loads and flood damage.
If a participating community has not adopted the I-Codes or if the NFIP-consistent provisions of the codes
are not intact, the community must adopt local floodplain management regulations that include detailed and
specific requirements for buildings and structures.
Consensus standards are incor-
porated into building codes by
reference; ASCE 7, Minimum
Design Loads for Buildings and
Other Structures (2010), and ASCE
24 are two consensus standards
that are consistent with NFIP
regulations. See Section 2.1.7 for
more information on consensus
standards. Figure 2-1 shows how
building design is regulated by the
NFIP regulations and building
codes. *NFIP-consistent administrative provisions, community-specific adoption of Flood
Insurance Studies and maps, and technical requirements for development outside the
scope of the building code (and higher standards, in some communities)
Figure 2-1. Satisfying NFIP requirements through building codes
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-3
2DESIGN CONSIDERATIONS IN FLOODPROOFING
The requirements in 44 CFR Part 60 apply to all devel-
opment, which the NFIP broadly defines to include
buildings and structures, site work, roads and bridges,
and other activities. The regulations require buildings
to be designed and constructed to resist flood damage,
which is achieved primarily through elevation. Dry
floodproofing can be used to fulfill the requirements for
non-residential buildings in SFHAs that are not sub-
ject to high velocity wave action. Some requirements
apply to existing buildings when the cost of repairing
or improving a building in an SFHA equals or exceeds
50 percent of the building’s market value. The NFIP
requires that new and Substantially Improved buildings
be constructed in ways that minimize or prevent flood
damage. As with new non-residential buildings, existing
non-residential buildings may be brought into compli-
ance by elevating them on compliant foundations or, if
determined to be feasible, by implementing dry flood-
proofing measures.
The NFIP’s performance requirements are identical for
new construction and for Substantial Improvement
or repair of Substantial Damage of existing buildings.
Some of the key requirements are:
■■Buildings shall be designed and adequately
anchored to prevent flotation, collapse, or
lateral movement resulting from hydrodynamic
and hydrostatic loads, including the effects of
buoyancy (44 CFR §60.3(a)(3)(i)).
■■Building materials used below the BFE shall
be resistant to flood damage (44 CFR §60.3(a)
(3)(ii)).
■■Buildings shall be constructed by methods and
practices that minimize flood damage (44 CFR
§60.3(a)(3)(iii)).
■■Buildings shall be constructed with electrical,
heating, ventilation, plumbing, and air-
conditioning equipment and other service
facilities that are designed and/or located so as
to prevent water from entering or accumulating
within the components (44 CFR §60.3(a)(3)
(iv)).
Terminology
“Substantial Damage” is damage of any
origin sustained by a structure whereby the
cost of restoring the structure to its before-
damage condition would equal or exceed
50 percent of the market value of the struc-
ture before the damage occurred (FEMA
2010c).
“Substantial Improvement” is any repair,
reconstruction, rehabilitation, addition,
or improvement of a building, the cost of
which equals or exceeds 50 percent of
the market value of the building before
the improvement or repair is started (cer-
tain historic structures may be excluded)
(FEMA 2010c).
Substantially Impermeable: FEMA uses
USACE’s definition of substantially imper-
meable from Flood Proofing Regulations
(USACE 1995). This document states that
a substantially impermeable wall “shall
not permit the accumulation of more than
4 inches of water depth during a 24-hour
period and, sump pumps shall be required
to control this seepage.”
Special Note
The NFIP establishes minimum crite-
ria and design performance requirements
that communities participating in the NFIP
must enforce for structures in SFHAs. The
criteria specify how a structure should be
constructed in order to minimize or reduce
the potential for flood damage. A primary
requirement is that buildings shall be ele-
vated to or above the BFE. Depending on
flood zone, non-residential buildings may
be protected with specifically designed
and certified dry floodproofing measures
that are watertight below and protect to the
BFE. See Section 2.1.2 for information on
the Floodproofing Certificate.
2-4 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
■■New and replacement water supply systems
shall be designed to minimize or eliminate
infiltration of flood waters into the systems (44
CFR §60.3(a)(5)).
■■New and replacement sanitary sewage systems
shall be designed to minimize or eliminate the
infiltration of discharges from the systems into
floodwaters (44 CFR §60.3(a)(6)(i)).
■■All new construction and Substantial
Improvement of non-residential structures
within Zones A1–30, AE, and AH on the
community’s Flood Insurance Rate Map
(FIRM) must (i) have the lowest floor
(including basement) elevated to or above the
base flood level or, (ii) together with attendant
utility and sanitary facilities, be designed so that below the base flood level the structure is watertight
with walls substantially impermeable to the passage of water and with structural components having
the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy (44 CFR
§60.3(c)(3)).
■■Within any Zone AO on the community’s FIRM, all new construction and Substantial Improvement
of nonresidential structures must (i) have the lowest floor (including basement) elevated above the
highest adjacent grade at least as high as the depth number specified in feet on the community’s
FIRM (at least 2 feet if no depth number is specified), or (ii) together with attendant utility and
sanitary facilities be completely floodproofed to that level to meet the floodproofing standards
specified in 44 §60.3(c)(3)(ii) and 60.3(c)(8).
When dry floodproofing measures are proposed for
non-residential buildings, communities that participate
in the NFIP require applicants to provide certifica-
tion that registered professional engineers or architects
have developed or reviewed the structural design, spec-
ifications, and plans for proposed dry floodproofing
measures. In addition, the dry floodproofing design
and proposed methods of construction are to be certi-
fied as being in accordance with accepted standards of
practice (see Section 2.1.2). The standards of practice
require that the building, together with attendant utility
and sanitary facilities, be designed so that it is watertight
below the BFE, with walls substantially impermeable
to the passage of water and with structural components
Special Note
This publication specifies that in order for
dry floodproofing to achieve a favorable
NFIP insurance rating, it must extend to the
BFE + 1 foot of freeboard. For new construc-
tion or Substantial Improvement/Damage,
it must extend to the BFE. However, the
owner may choose to protect an existing
building from lesser events of shallower,
more frequent flooding using dry flood-
proofing measures provided Substantial
Improvement/Damage is not triggered.
Special Note
The NFIP does not strictly prohibit haz-
ardous materials from areas subject to
flooding, but requiring such materials to
be protected from floodwaters, is an effec-
tive way to reduce or eliminate the chance
of damage associated with the release of
harmful materials. FEMA 480, Floodplain
Management Requirements, A Study
Guide and Desk Reference for Local
Officials, provides a list of potential con-
taminants that may be of concern (FEMA
2005).
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-5
2DESIGN CONSIDERATIONS IN FLOODPROOFING
that are capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy associated with the
design flood event.
Although NFIP regulations require non-residential
buildings to be watertight and protected only to the BFE
for floodplain management purposes (to meet NFIP
regulations), protection to a higher level is necessary for
dry floodproofing measures to be considered for NFIP
flood insurance rating purposes. Because of the addi-
tional risk associated with dry floodproofed buildings,
to receive an insurance rating based on 1-percent-
annual-chance (100-year) flood protection, a building
must be dry floodproofed to an elevation at least 1 foot
above the BFE. Insurance premiums will be lower if dry
floodproofing extends higher than the BFE + 1 foot.
Dry floodproofed buildings with active floodproofing
measures and requiring human intervention are subject
to higher insurance premiums than dry floodproofed
buildings with completely passive floodproofing mea-
sures that do not require human intervention.
Wet floodproofing also has implications for NFIP flood insurance rating purposes. NFIP floodplain manage-
ment regulations restrict the use of space below the BFE to parking of vehicles, building access, and storage.
Although floodwalls or levees can be used to keep floodwaters away from buildings, implementing these
measures will not affect a building’s flood insurance rating unless the flood control structure is accredited in
accordance NFIP requirements (44 CFR §65.10) and provides protection from at least the 1-percent-annual-
chance (100-year) flood. In addition, floodwalls or levees as a retrofit measure will not bring the building into
compliance with NFIP requirements for Substantial Improvement/Damage.
Tables 2-1 and 2-2 provide other requirements for dry and wet floodproofing based on the NFIP.
Table 2-1. NFIP General Requirements for Dry Floodproofing
NFIP General Requirements for Dry Floodproofing References
For new construction and Substantial Improvement/Damage, permitted only in non-
residential buildings in special flood hazard areas not subject to high velocity wave action
(i.e., permitted in Zone A).
44 CFR §60.3(c)(3)
44 CFR §60.3(c)(8)
44 CFR §60.3(c)(4)
Technical Bulletin 3
(FEMA 1993a)
Must be designed so the structure is watertight below the BFE with walls substantially
impermeable to the passage of floodwater.(a)
Attendant utility and sanitary facilities must be completely floodproofed to below the BFE.(a)
A registered design professional must develop and/or review structural designs,
specifications, and plans and certify that the design and methods of construction are in
accordance with accepted standards of practice.
Not permitted in Coastal High Hazard Areas (Zone V).
(a) Dry floodproofed properties are eligible for insurance only if floodproofing extends to 1 foot above the BFE; 44 CFR §60.3(c)(3) requires
floodproofing to the BFE.
Special Note
A building that is valued at $150,000 and
located in a zone A can have differing
insurance premiums based on the level of
floodproofing. If the building is floodproofed
to 1 foot above the BFE, the annual pre-
mium would be approximately $1380. If
the same building is floodproofed to 2 feet
above the BFE, the annual premium would
be approximately $540. The increase in
floodproofing design level would result in
a 61 percent savings in annual insurance
premiums that would be passed onto the
building owner.
2-6 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Table 2-2. NFIP General Requirements for Wet Floodproofing
NFIP General Wet Floodproofing Requirements References
Permitted only for attached garages or parking, access, and storage areas below
the BFE
44 CFR §60.3(a)(3)
44 CFR §60.3(c)(5)
44 CFR §60.6(a)
44 CFR §60.6(a)(7)
Technical Bulletin 7 (FEMA 1993b)
Some historic structures, accessory structures, structures functionally dependent
on proximity to water, and agricultural buildings may be wet floodproofed
Portions of the structure below the BFE must be constructed of flood-resistant
materials
Must be designed to allow for automatic entry and exit of floodwaters
2.1.2 Floodproofing Certificate for
Non-Residential Buildings in Zone A
When dry floodproofing is used to comply with local
regulations or building code requirements, the NFIP
and model building codes require the submission of a
certificate stating that the design satisfies all applica-
ble requirements. Strictly speaking, certification is not
required for retrofit measures that are not required to
meet the minimum requirements; however, FEMA rec-
ommends that communities require it for all retrofit dry
floodproofing projects. The recommended form to use
for this purpose is the FEMA Floodproofing Certificate
for Non-Residential Structures (FEMA Form 086-
0-34) (FEMA 2012b). This form is required for the
floodproofing measures to be recognized for NFIP
flood insurance purposes. It is important to note that
this certificate is not an “as-built” certification; it is used
by the designer only to certify the design. Certification
of design is not required for wet floodproofing. For
floodwalls and levees, a certificate is required only if the
mitigation results in a change to the FIRM.
The design certification is required for the following
types of buildings in Zone A:
■■Dry floodproofed non-residential structures
(no residential uses)
■■Dry floodproofed portions of mixed-use
buildings that have all residential uses located
above the floodproofing design elevation
The certificate is submitted as part of the permit appli-
cation and has the following three sections:
Special Note
Design professionals need to be aware of
several requirements not explicitly noted
on current floodproofing certificates, spe-
cifically, they must:
■ Provide interior drainage (pumps) to
control seepage into building
■ Provide a continuous source of elec-
tricity to operate any necessary
floodproofing components
■ Use flood-resistant materials in areas
where seepage is expected to occur
■ Conduct planning, including developing
a flood emergency operations plan and
an inspection and maintenance plan
To ensure better documentation and to
demonstrate the importance of implement-
ing active measures, FEMA suggests that
local officials require a photograph of the
building to be submitted with the certificate.
If there are openings on the floodproofed
portion of the building, the photograph
should be taken with opening protection
fully installed/in place.
Further, the designer should sign off on
the floodproofing certificate stating that
he or she has reviewed the emergency
operations plan AND inspection and main-
tenance plan and that they are adequate.
Finally, additional technical documenta-
tion, such as design drawings and material
specifications, may be required for insur-
ance purposes.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-7
2DESIGN CONSIDERATIONS IN FLOODPROOFING
■■Section I. FIRM information, including community number, map panel number, date of the FIRM
index, flood zone, and BFE.
■■Section II. Floodproofing information. The designer is required to identify the floodproofing design
elevation and the height of the floodproofing measures above the lowest adjacent grade.
■■Section III. Certification by the design professional licensed in the State where the project is located.
The designer signs to certify that the dry floodproofed area of the building, together with attendant
utilities and sanitary facilities, will be watertight to the floodproofed design elevation indicated, with
walls that are substantially impermeable to the passage of water. The designer is also required to
certify that all structural components are capable of resisting hydrostatic and hydrodynamic flood
forces, including the effects of buoyancy, and anticipated debris impact forces.
The designer provides copies of the completed certificate to the building owner who submits it with the permit
application to his/her insurance agent/company and the community official. Communities are required to
maintain copies of design certifications as part of their commitment to the NFIP.
2.1.3 Floodproofing Historic Buildings
The NFIP gives special consideration to the unique value of designated historic buildings and structures.
Provided such structures retain their designations, communities do not have to require them to be brought
into compliance if the structures will be Substantially Improved or have been Substantially Damaged. The
NFIP definition of “historic structures” includes structures that are (1) listed or preliminarily determined to
be eligible for listing in the National Register of Historic Places, (2) certified or preliminarily determined by
the Secretary of the Department of Interior as contributing to the historical significance of a registered his-
toric district or a district preliminarily determined to qualify as a registered historic district, or (3) designated
as a historic site under a State or local historic preservation program that is approved by the Secretary of the
Department of Interior. The definition does not include structures that are merely old, those that residents
refer to as historic, or those that happen to be located in historic districts. Section 4.5.3 includes a case study
involving the application of floodproofing to historic buildings.
When voluntary retrofit floodproofing measures are applied to historic buildings, the measures should be
designed to mitigate or reduce the flood risk while preserving the building’s historic integrity. Consultation
with the State Historic Preservation Officer and a design professional (engineer or architect), preferably one
experienced in rehabilitating historic structures, is necessary. Ideally, any retrofit floodproofing measure applied
to a historic building and/or its site will not affect the property’s designation. If a structure does not retain its
historic designation, it is subject to the basic NFIP requirements for Substantial Improvement/Damage.
Retrofit floodproofing measures for historic buildings need not be comprehensive to provide at least some
degree of protection. The techniques listed below may have minimal impact on the historically significant fea-
tures of the structure (FEMA 2008b):
■■Elevating electrical and mechanical systems and utilities
■■Relocating contents
■■Creating positive drainage, where the grade allows water to drain away from the building
■■Using flood damage-resistant materials
2-8 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
■■Filling in basements or wet floodproofing basements
■■Installing small floodwalls to protect openings such as window wells
2.1.4 National Policies for Federal Actions in Floodplains
When Federal assistance is provided for the planning,
design, and construction of buildings or for the repair
of existing buildings located in SFHAs (and within the
0.2-percent-annual-chance [500-year] floodplain if the
activity funded is a “critical action” or critical facility),
the funding agency is required to address additional
considerations.
Executive Order (EO) 11988, Floodplain Management,
requires Federal agencies to follow a decision-making
process to avoid, to the extent possible, the short- and
long-term adverse impacts associated with the occupancy
and modification of floodplains and to avoid supporting
floodplain development directly or indirectly whenever
there is a practicable alternative. If there is no practicable
alternative, the Federal agency must take steps to mini-
mize any adverse impacts on people’s lives, property, and
the floodplain’s natural and beneficial functions. EO
11988 applies directly to Federal agencies and indirectly
to tribes, States, and local governments through Federal
actions and requirements.
FEMA’s regulations in 44 CFR Part 9 set forth the
agency’s policy, procedure, and responsibilities for
implementation and enforcement of EO 11988 and
also EO 11990, Protection of Wetlands. Other Federal
agencies have similar regulations or policies that satisfy
the requirements of the order.
As defined in 44 CFR §9.4, a critical action is an action
for which even a slight chance of flooding is too great.
The minimum floodplain of concern for critical actions
is the 0.2-percent-annual-chance (500-year) floodplain.
Critical actions include actions that create or extend the
useful life of structures or facilities such as those that
produce, use, or store highly volatile, flammable, explo-
sive, toxic or water reactive materials; hospitals, nursing
homes, and housing for the elderly; emergency opera-
tion centers, data storage centers; utility systems and
power generating plants.
Warning
Although 44 CFR Part 9 implementation
rules addresses “critical actions” in SFHAs
(actions for which even a slight chance of
flooding is too great), sometimes relocating
a critical action (building) is a better option
than elevating or floodproofing
Special Note
44 CFR §9.11(d)(1) states that FEMA, as
part of its implementation of the Disaster
Relief Act of 1974, tshall apply certain min-
imization provisions. Specifically, FEMA
funding shall not be used to support new
construction or Substantial Improvement in
a floodway, and no new construction in a
coastal high hazard area, except for (i) a
functionally dependent use or (ii) a struc-
ture or facility which facilitates an open
space use.
44 CFR §59.1 defines the regulatory flood-
way as the channel of a river or other
watercourse and the adjacent land areas
that must be reserved in order to discharge
the base flood without cumulatively increas-
ing the water surface elevation more than a
designated height.
44 CFR §59.1 defines the coastal high
hazard area as an area of special flood
hazard extending from offshore to the
inland limit of a primary frontal dune along
an open coast and any other area subject
to high velocity wave action from storms or
seismic sources.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-9
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Critical actions should be given special consideration when developing regulatory alternatives and floodplain
management plans. Under EO 11988 and 44 CFR Part 9, critical actions are required to avoid the 0.2 per-
cent-annual-chance (500-year) floodplain or to elevate or protect structures and essential components to the
0.2-percent-annual-chance (500-year) flood level. Critical actions should not occur in a floodplain, if possible.
The 8-step decision-making process called for in EO 11988 is further developed and clarified in 44 CFR
§9.6(b). FEMA uses the decision-making process illustrated in Figure 2-2 to satisfy the requirements.
Figure 2-2. FEMA’s 8-step decision-making process for compliance with Executive Order (EO) 11998 and 44 CFR Part 9
2-10 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
2.1.5 Local Floodplain Management Regulations
To participate in the NFIP, communities are required to adopt and enforce local floodplain management
regulations that meet or exceed the minimum requirements established in 44 CFR Parts 59 and 60.
Until the advent of model building codes that included flood provisions deemed consistent with NFIP
requirements for buildings (see Section 2.1.1), communities adopted stand-alone floodplain management
regulations or ordinances that included administrative, land use, and building requirements.
Some States have requirements that exceed the minimum NFIP requirements, and many communities adopt
higher standards to achieve a greater level of protection and public safety. The most common higher standards
are:
■■Requirement to protect to a higher elevation
than the minimum requirement (freeboard)
■■A cumulative Substantial Improvement in
which the improvements and repairs are tallied
over a certain period of time (e.g., 5 or 10
years). The effect of a cumulative improvement
provision is that more existing buildings are
required to be brought into compliance with
the requirements for new construction
■■Prohibition of new construction in the floodway, SFHA, or conservation zones
■■Prohibition of the use of building materials and practices that have proven to be ineffective in flooding
■■Restrictions on the use and type of construction fill material
2.1.6 Model Building Codes
Many States and communities regulate the construction of buildings by adopting and enforcing building
codes based on model building codes. Building codes have minimum requirements on issues such as structural
design, materials, fire safety, number and location of exits, natural hazard mitigation, sanitary facilities, light
and ventilation, environmental control, fire protection, and energy conservation. Building codes apply to the
construction of new buildings and structures and to existing buildings and structures, including alteration,
relocation, enlargement, replacement, repair, and change of occupancy.
The I-Codes and the National Fire Protection Association (NFPA) Building Construction and Safety Code
(NFPA 5000 [2012]) were the first model codes to include comprehensive provisions for flood hazards. The
flood provisions were incorporated into building codes in the early 2000s. Both codes are consistent with the
minimum provisions of the NFIP that pertain to the design and construction of buildings and other structures.
The IBC and International Existing Building Code (IEBC [2012]) are pertinent to this manual because they
address the primary requirements for design and construction of non-residential buildings and because of their
widespread use in the United States. The IBC contains flood provisions, and the IEBC references the flood
provisions of the IBC for all repairs, additions, and alterations to existing buildings in flood hazard areas that
are proposed to be Substantially Improved or that have sustained Substantial Damage.
Warning
For any building that is proposed for dry
floodproofing, always determine whether
the community where the building is locat-
ed has adopted higher standards.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-11
2DESIGN CONSIDERATIONS IN FLOODPROOFING
The IBC incorporates by reference a number of standards
developed through a formal or accredited consensus
process. The standards that are related to flood-resis-
tant design are ASCE 7, Minimum Design Loads for
Buildings and Other Structures, and ASCE 24, Flood
Resistant Design and Construction. The IBC addresses
flood loads and flood-resistant construction primarily
in Section 1612. FEMA has determined that the flood
provisions of the I-Codes are consistent with NFIP
requirements for buildings and structures. The family of
I-Codes addresses all of the key building requirements
of the NFIP. Communities that enforce building codes
based on the I-Codes should coordinate their floodplain
management ordinances with the codes to minimize
duplication and conflicts and to ensure that all requirements are addressed, including requirements for devel-
opment other than buildings and structures.
Some key code requirements from the 2012 IBC are described in Table 2-3 (previous editions of the IBC have
the same or similar requirements).
A dry floodproofing retrofit project may trigger several sections of a community’s building code that must be
considered during the design. The designer or engineer should be cognizant of codes that may be triggered
when considering flood mitigation projects (see code trigger example on page 2-13).
Cross Reference
The International Code Council’s family of
building codes can be purchased at http://
www.iccsafe.org/. The I-Codes are NOT
available for free (although some States
have made them available through sepa-
rate copyright agreements). Excerpts of the
flood provisions of the I-Codes are posted
on the FEMA Building Science Web site:
http://www.fema.gov/building-science.
2-12 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Table 2-3. Key Code Requirements for Flood-Resistant Design from IBC 2012
IBC 2012 Section(a)Requirement Comments
110.3.3 [Required
Inspections] Lowest
Floor Elevation
In flood hazard areas, upon placement of the lowest
floor, including the basement, and prior to further
vertical construction, the elevation certificate required
in Section 1612.5 shall be submitted to the building
official.
Requires submission of elevation
certificate once lowest floor has
been constructed, before further
vertical construction.
1403.6 [Exterior Walls]
Flood Resistance
For buildings in flood hazard areas as established in
Section 1612.3, exterior walls extending below the
elevation required by Section 1612 shall be constructed
with flood-damage-resistant materials. Wood shall
be pressure-preservative treated in accordance
with AWPA-U1-12, Use Category System: User
Specification for Treated Wood (AWPA 2012) for the
species, product, and end use using a preservative
listed in Section 4 of AWPA U1 or decay-resistant
heartwood of redwood, black locust, or cedar.
Requires buildings in flood hazard
areas to use flood-damage-resistant
materials on exterior walls below
the required elevation.
1605.2.1 [Structural
Design] Load
Combinations (using
strength design or
load and resistance
factor design) and
Other Loads.
Where flood loads, Fa, are to be considered in the
design, the load combinations of Section 2.3.3 of
ASCE 7 shall be used. Where self-straining loads, T,
are considered in design, their structural effects in
combination with other loads shall be determined in
accordance with Section 2.4.4 of ASCE 7. Where an
ice-sensitive structure is subjected to loads due to
atmospheric icing, the load combinations of Section
2.3.4 of ASCE 7 shall be considered.
Requires buildings designed for
flood hazard areas to be designed
to resist flood loads, along with
other loads.
1605.3.1.2 [Structural
Design] Load
Combinations (using
allowable stress
design) and Other
Loads.
Where flood loads, Fa, are to be considered in design,
the load combinations of Section 2.4.2 of ASCE 7 shall
be used. Where self-straining loads, T, are considered
in design, their structural effects in combination with
other loads shall be determined in accordance with
Section 2.4.4 of ASCE 7. Where an ice-sensitive
structure is subjected to loads due to atmospheric
icing, the load combinations of Section 2.3.4 of ASCE 7
shall be considered.
Requires buildings designed for
flood hazard areas to be designed
to resist flood loads, along with
other loads.
1612.1 [Structural
Design] Flood Loads
Within flood hazard areas as established in Section
1612.3, all new construction of buildings, structures
and portions of buildings and structures, including
Substantial Improvement and restoration of Substantial
Damage to buildings and structures, shall be designed
and constructed to resist the effects of flood hazards
and flood loads. For buildings that are located in more
than one flood hazard area, the provisions associated
with the most restrictive flood hazard area shall apply.
Requires all new buildings,
Substantial Improvement, and
repair of Substantial Damage to
be designed to resist the most
restrictive flood hazard applicable to
the location.
1612.4 [Structural
Design] Flood Loads
The design and construction of buildings and
structures located in flood hazard areas, including flood
hazard areas subject to high-velocity wave action, shall
be in accordance with Chapter 5 of ASCE 7 and with
ASCE 24.
References ASCE 7 and ASCE 24
for the specific requirements for the
design and construction of buildings
in flood hazard areas.
International Building Code (IBC), American Society of Civil Engineers (ASCE), American Wood Protection Association (AWPA)
(a) Flood-resistant provisions of the I-Codes can be found at http://www.fema.gov/building-science/building-code-resources.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-13
2DESIGN CONSIDERATIONS IN FLOODPROOFING
2.1.7 Consensus Standards
The consensus standards relevant to flood-resistant
design are ASCE 7 and ASCE 24. The requirements in
these standards are consistent with the minimum NFIP
requirements.
ASCE 7 outlines methods to determine design loads
and load combinations in flood hazard areas, includ-
ing hydrostatic loads, hydrodynamic loads, wave loads,
and debris impact loads. To compute the loads and
load combinations, the designer must identify site-spe-
cific characteristics, including flood depths, velocities,
waves, and the likelihood that debris impacts need to
be considered.
ASCE 24 addresses design and construction require-
ments for buildings in flood hazard areas, including
floodways, coastal high hazard areas, and other high-
risk flood hazard areas such as alluvial fans, flash flood
areas, mudslide areas, erosion-prone areas, and high-
velocity areas. ASCE 24 sets forth requirements for
elevation, foundation designs, enclosures below elevated
buildings, materials, dry and wet floodproofing, utility
Code Trigger Example
An example of a requirement that could be triggered by a floodproofing retrofit project is means of
egress. The IEBC has criteria on means of egress that may be relevant depending on the level of altera-
tion. Level 2 alterations “include the reconfiguration of space, the addition or elimination of any door or
window, the reconfiguration or extension of any system, or the installation of any additional equipment.”
Under the IEBC, in a Level 2 alteration, the requirements for both Level 1 and Level 2 alterations need
to be followed. The requirements may involve finish, structural, accessibility/egress, fire-resistance, and
other requirements. For example, a Level 2 alteration may trigger means of egress requirements that
include:
■ Minimum number of exits in the work area, as required by the IBC (some buildings are required to
have only one exit if certain criteria are met
■ Fire escapes requirements such as unobstructed access
■ New fire escape requirements
■ Mezzanine egress requirements
■ Requirements for openings in corridor walls
■ Means of egress lighting, exit signs, handrails, and guard
Warning
ASCE 24 addresses design and con-
struction requirements for buildings in
coastal high-hazard areas (Zone V),
Coastal A Zones, and high-flood-veloci-
ty areas but limits the applications of dry
floodproofing in these areas because of
increased hydrodynamic and wave loads.
Cross Reference
ASCE standards are available for purchase
at: http://www.asce.org/codes-standards/.
Highlights of ASCE 24 are posted on the
FEMA Building Science Web page: http://
www.fema.gov/building-science.
2-14 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
installations, building access, and miscellaneous structures (e.g., decks, porches, patios, garages, chimneys and
fireplaces, pools, above- and below-ground storage tanks).
ASCE 24, Section 6.2 and Commentary 6.2, Dry Floodproofing, specify design and construction require-
ments for dry floodproofing when used for the construction of new buildings or when existing buildings are
proposed to be Substantially Improved (including repair of Substantial Damage). Table 2-4 provides a list of
general requirements and limitations for dry floodproofing. ASCE 24 promulgates the standards of practice
and should be used for floodproofing retrofits, even if the work does not constitute a Substantial Improvement.
Table 2-4. ASCE 24 Requirements and Limitations for Dry Floodproofing
ASCE 24
Section Dry Floodproofing Requirements and Limitations
Minimum
Elevation of
Floodproofing
(Table 6-1)
Specifies the minimum elevation of dry floodproofing relative to the base flood elevation (BFE)
or design flood elevation (DFE) as a function of structure/risk category and limits use of dry
floodproofing to flood hazard areas outside of high risk flood hazard areas.
Limitations
(Section 6.2.1)
Dry floodproofing of buildings is not permitted in:
■•Coastal High Hazard Areas (Zone V)
■•Coastal A Zones
■•Other High Risk Flood Areas where the following are known to occur: alluvial fan flooding, flash
floods, mudslides, ice jams, high velocity flows, or erosion
■•Areas where flood velocities adjacent to buildings is greater than 5 feet per second during the
design flood
Requirements
(Section 6.2.2)
Buildings shall be designed and constructed:
■•So that any area below the applicable elevation specified in Table 6-1 is flood resistant with
walls that are substantially impermeable to the passage of water
■•To resist all flood related loads resulting from flooding to the elevation listed in Table 6-1,
including hydrostatic, hydrodynamic, and other flood related loads, including the effects of
buoyancy
■•To have soil or fill adjacent to the structure compacted and protected against erosion and scour
in accordance with ASCE 24, Section 2.4
■•To have at least one door satisfying building code requirements as an exit door or primary
means of escape above the applicable elevation specified in Table 6-1
Human
Intervention
(Section 6.2.3)
Buildings proposed to be dry floodproofed that require human intervention to activate or implement
measures prior to flooding shall be permitted only if all of the following conditions are satisfied:
■•Minimum of 12-hour warning time, unless community operates a flood warning system
and implements an emergency plan to ensure safe evacuation and the community can
provide a minimum warning time to allow the implementation of measures requiring human
implementation
■•Removable shields or covers for openings must be designed to resist flood loads specified in
Section 1.6
■•Flood emergency plan must be approved by the authority having jurisdiction, shall specify
certain information critical to implementation, and shall be posted in at least two locations
within structure
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-15
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Section 6.3 and Commentary 6.3, Wet Floodproofing, in ASCE 24 specify design and construction require-
ments for wet floodproofing measures. Table 2-5 provides a list of general requirements for wet floodproofing.
ASCE 24 Section 6.3 and Commentary 6.3 should be reviewed for more information on these requirements.
Table 2-5. ASCE 24 Requirements and Limitations for Wet Floodproofing
ASCE 24
Section Wet Floodproofing Requirements and Limitations
Limitations on use
(Section 6.3.1)
■•Wet floodproofing of enclosed areas below elevations listed in Table 6-1 shall be limited to:
Category I structures (from Table 1-1, includes certain agricultural structures, certain temporary
facilities, and minor storage facilities)
■•Enclosures used solely for parking, building access or storage
■•Structures that are functionally dependent on close proximity to water
■•Agricultural structures not included in Category I structures that cannot be located elsewhere
and that are used solely for agricultural purposes
Requirements
(Section 6.3.2)
Wet floodproofing shall be accomplished by:
■•Use of techniques that minimize damage to the structure associated with flood loads
■•Meeting the requirements for enclosures (Section 2.6 or Section 4.6) depending on the flood
hazard area
■•Installation of utilities, including plumbing fixtures, in conformance with the requirements of
Section 7 (Utilities)
2.1.8 Additional Federal Guidance Documents
Two important Federal guidance documents on flood-
proofing are:
■■NFIP Technical Bulletin 3-93, Non-
Residential Floodproofing: Requirements and
Certification for Buildings Located in Special
Flood Hazard Areas in Accordance with the
National Flood Insurance Program (FEMA
1993a)
■■USACE’s Flood Proofing Regulations
(EP 1165-2-314), a technical model for
floodproofing-related regulations but not a
regulation (USACE 1995)
FEMA’s Technical Bulletins provide guidance on
complying with the minimum requirements of exist-
ing NFIP regulations on limited topics including
non-residential floodproofing, wet floodproofing,
flood damage-resistant materials, and elevators. The
NFIP Technical Bulletin 3-93 provides step-by-step
guidance on:
Terminology
Regulations and building codes establish the
requirements that must be met. Guidance is addi-
tional information that may be useful to code
officials and others who are responsible for inter-
preting, enforcing, and complying with regulations
and codes. Guidance can also provide recommen-
dations that are beyond the minimum requirements
of building codes, standards or regulations.
Cross Reference
FEMA’s Technical Bulletins are available at: http://
www.fema.gov/national-flood-insurance-program-2/
nfip-technical-bulletins.
USACE’s Flood Proofing Regulations is available at:
http://publications.usace.army.mil/publications/eng-
pamphlets/EP_1165-2-314/toc.htm.
2-16 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
■■NFIP regulations that apply to the design of floodproofing for non-residential buildings
■■Planning considerations (e.g., warning time, flood characteristics)
■■Minimum engineering considerations and equations for calculating flood forces
■■Preparing the Floodproofing Certificate for Non-Residential Structures (see Section 2.1.2)
USACE’s Flood Proofing Regulations was among the earliest documents to provide an administrative and
technical model for code design and enforcement and to present detailed information on implementing flood-
proofing techniques. It has served as the framework for the preparation of numerous other floodproofing
publications. Flood Proofing Regulations pertains to riverine flooding and does not address wave action, cor-
rosion, or erosion associated with coastal flooding, debris impact, mudslides, or high-density fluid problems.
2.2 Design Loads and Site Characteristics
Floodproofing measures must ensure that buildings will be designed and constructed to resist flotation, col-
lapse, and lateral movement associated with flooding. The loads and conditions discussed in this section
include but are not limited to:
■■Flood-related hazards such as hydrostatic
and hydrodynamic loads, flood-borne debris
impact loads, and internal and site drainage
considerations
■■Site-specific soil and geotechnical
considerations such as soil pressure, bearing
capacity, land subsidence, erosion, scour, and
shrink-swell potential
This section provides an overview of how these forces
can act on a building. See FEMA P-259, Engineering
Principles and Practices for Retrofitting Flood-Prone
Residential Structures (FEMA 2012a) for more informa-
tion on flood-related loads and conditions.
2.2.1 Identifying the Base Flood Elevation
Determining the expected BFE is critical to understanding the site-specific flood risk. The flood zone and esti-
mated BFE of a project area are identified using a FIRM panel. Flood hazard area boundaries on many FIRMs
are delineated for the 1- and 0.2-percent-annual-chance (100-year and 500-year) flood.
Figure 2-3 shows the location of a subject building on a FIRM. The area with blue dots is the 1-percent-annual-
chance (100-year) flood hazard area. The area with black dots is the 0.2-percent-annual-chance (500-year)
flood hazard area. After the building is located on the FIRM, the flood profiles in the relevant Flood Insurance
Study (FIS) should be used to verify the BFE and to determine the flood elevations for other modeled flood
recurrence intervals.
Cross Reference
For areas in which BFEs have not been
established, designers can refer to FEMA
265 Zone A Manual: Managing Floodplain
Development in Approximate Zone A Areas
(FEMA 1995) (http://www.fema.gov/media-
library/assets/documents/7273). This guide
provides information on obtaining and devel-
oping BFEs.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-17
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Figure 2-3. Building and stream location on a FIRM
Some FIRMs do not show the 0.2-percent-annual-chance (500-year) flood hazard area, and many FIRMs do
not provide detailed information about predicted flood elevations along every body of water, especially smaller
streams and tributaries. When existing data are insufficient, additional statistical methods and engineering
analyses are necessary to determine the flood-prone areas and the appropriate characteristics of flooding. If a
proposed or existing site has been affected or has the potential to be affected by flooding, a site-specific topo-
graphic survey is critical to delineate the land below the flood elevation. If detailed flood elevation information
is not available, a floodplain study may be required to identify the important flood characteristics and data
required for sound design.
2.2.2 Design Flood Elevation
The I-Codes, ASCE 7, and ASCE 24 define the design flood elevation (DFE) as “elevation of the design flood,
including wave height, relative to the datum specified on the community’s flood hazard map.” The design flood
is the “greater of the following two flood events: (1) the base flood, affecting those areas identified as SFHAs
on the community’s FIRM or (2) the flood corresponding to the area designated as a flood hazard area on a
2-18 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
community’s flood hazard map or otherwise legally designated.” Some communities use the DFE to refer to
the BFE plus locally required additional height (usually referred to as “freeboard”).
The I-Codes and ASCE 24 specify the elevation of buildings or the elevation of floodproofing measures based
on the Occupancy/Risk Category of the building. All buildings are required to be assigned a category, which
is then used in ASCE 24 to determine the level of protection. The more important the building, as indicated
by the assigned category, the higher the level of protection.
2.2.3 Determining the Flood Depth
The first step in determining the flood depth for a site
is to identify the DFE that is specified by the build-
ing code or the floodplain management regulations
that are enforced by the governing authority. The most
common flood elevation used for design is the BFE.
ASCE 24 requires some height of freeboard above the
BFE, the amount of which is determined by the build-
ing occupancy. Local regulations and requirements
should be compared to ASCE 24, and the most restric-
tive condition should be followed.
Terminology
Base flood elevation (BFE) – The elevation of the base flood relative to the datum specified on a
community’s FIRM. The base flood has a 1-percent chance of being equaled or exceeded in any given
year (commonly called the 100-year flood). BFEs are shown on FIRMs for many SFHAs. The BFE is
the NFIP’s minimum elevation to which the lowest floor of a building must be elevated or floodproofed
(Zone A). In Zone V, the bottom of the lowest horizontal structural member must be elevated to or above
the BFE; floodproofing is not permitted in Zone V. Many SFHAs are shown on FIRMs without BFEs; in
these areas, community officials and permit applicants are required to obtain and use information from
other sources, or must estimate or develop BFEs at specific locations.
Freeboard – An added margin of safety, expressed in feet above a specific flood elevation, usually the
BFE. In States and communities that require freeboard, buildings are required to be elevated or flood-
proofed to the higher elevation. For example, if a community adopts a 2-foot freeboard, non-residential
buildings are required to be elevated or floodproofed to 2 feet above the BFE.
Design flood elevation (DFE) – The elevation of the design flood relative to the datum specified on
the community’s FIRM. The design flood is associated with the greater of the area subject to the base
flood or the area designated as a flood hazard area on a community flood map or otherwise designated.
The I-Codes, ASCE 7, and ASCE 24 use the term DFE. In most communities, the DFE is identical to
the BFE. Communities may designate a design flood (or DFE) in order to regulate based on a flood of
record, to account for future increases in flood levels based on upland development, or to incorporate
freeboard.
Cross Reference
The FEMA publication, Managing
Floodplain Development through the NFIP,
IS-9 (FEMA 2007a), provides guidance on
determining flood elevations through flood
profiles in the FIS. The document can be
downloaded here: http://www.fema.gov/
media-library/assets/documents/6029.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-19
2DESIGN CONSIDERATIONS IN FLOODPROOFING
If NFIP compliance is not required (the building does not have to meet the requirements of Substantial
Improvement/Damage), then the flood depth is based on the flood protection level selected by the owner or
designer. On the other hand, if the building must be brought into compliance with the requirements of NFIP,
the flood depth is equal to the BFE/DFE.
The second step is to determine the expected elevation
of the ground at the site. The expected ground eleva-
tion must account for any erosion, scour, subsidence,
or other ground-eroding conditions that occur over
time. Erosion is possible even in low-velocity flooding
areas and can increase future flood hazards by lower-
ing ground levels. Land subsidence is the lowering of
the ground as a result of water, oil, gas extraction, soil
consolidation, decomposition of organic material, and
tectonic movement. The lowest expected ground ele-
vation is determined by considering subsidence and
erosion during flood conditions.
In this publication, the flood depth (H) is defined as the difference between the flood protection level and the
lowest eroded ground surface elevation (GS) adjacent to the building (see Equation 2-1). Because these data
are usually obtained from different sources, determining whether they are based on the same datum is impor-
tant. If not, standard datum corrections must be applied.
H = DFE – GS
where:
H = flood depth (ft)
DFE = flood protection level or design flood elevation (ft)
GS = lowest eroded ground surface elevation adjacent to the building (ft)
Equation 2-1. Flood depth
Determining the flood depth associated with the flood protection level is most important for load calcula-
tions. Nearly every other flood load parameter or calculation (e.g., hydrostatic load, hydrodynamic load, debris
impact load, local scour depth) depends directly or indirectly on the flood depth. The flood depth is shown in
Figure 2-4. For new construction or Substantial Improvement, if NFIP compliance is required, the flood pro-
tection level should be equal to the BFE/DFE.
Special Note
Subsidence effects can be estimated by
lowering all existing ground elevations at
the site by the product of the subsidence
rate times the building lifetime. For exam-
ple, if subsidence occurs at a rate of 0.05
foot/year and the building lifetime is 50
years, the profile should be lowered 2.5
feet.
2-20 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
2.2.4 Determining Hydrostatic Loads
Hydrostatic pressures occur when floodwaters come into contact with a foundation, building, or building
element. These pressures are always perpendicular to the building surface and increase linearly with depth or
“head” of water below the surface of the water. Hydrostatic pressures can cause severe deflection or displace-
ment of buildings or building components if water levels on opposite sides of the component (or inside and
outside the building) are substantially different. Figure 2-5 shows equal and unequal hydrostatic pressures
applied to the exterior of a building. Dry floodproofing results in unequal hydrostatic forces that must be
accounted for in the floodproofing design.
Figure 2-4. Flood depth
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-21
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Figure 2-5. Equal (A) and unequal (B) hydrostatic pressures applied to the exterior elements of a building; (B)
shows the building protected by dry floodproofing methods applied
The sum of the pressures over the surface under consideration represents the load acting on that surface. For
structural analysis, hydrostatic forces are defined to act:
■■Vertically upward on the underside of any submerged members such as floor slabs, walls, and footings
■■Laterally on perimeter walls, piers, and similar vertical surfaces
The basic equation for analyzing the lateral force from hydrostatic pressures from the flood depth to the lowest
eroded ground surface elevation adjacent to the building is illustrated in Equation 2-2.
2-22 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
fsta = ½ PhH = ½ γw H 2
where:
fsta = hydrostatic force from flood depth (lb/lf) acting at a distance H/3 above ground
Ph = hydrostatic pressure due to standing water at a depth of H (lb/ft 2), (Ph = γw H )
γw = specific weight of water (62.4 lb/ft3 for fresh water and 64.0 lb/ft3 for saltwater)
H = flood depth (ft)
Equation 2-2. Lateral hydrostatic forces
The resultant hydrostatic force fsta acts at a point two-thirds of the distance down from the water surface or one-
third the distance up from the bottom of the flooded or submerged surface.
If any portion of the building is below grade, saturated soil pressures must be included in the design load calcu-
lations. Saturated soil pressures include pressure from both the soil and water acting on the structure’s wall and
are applied from the lowest adjacent grade of the building to the bottom of the flooded or submerged surface.
Since the lateral hydrostatic force equation already calculates standing water pressures from the, bottom of the
flooded or submerged surface a differential soil force equation must be used so that hydrostatic pressures are
not accounted for twice in the load calculations.
The differential soil forces (fdif) equation is calculated by subtracting the unit weight of water from the equiva-
lent fluid weight of the saturated soil (a combination of the unit weight of water and the effective saturated
weight of soil based on a conversion from lateral earth pressure derived from shear strength properties). The
equivalent fluid weights of the submerged soil and water can be found in various design manuals, including
Table 4-3 in FEMA P-259 (FEMA 2012a).
When a structure is subject to hydrostatic forces from both saturated soil and standing water, the resultant
cumulative lateral force is the sum of the lateral water hydrostatic force and the differential soil force. The basic
equation for computing fdif is illustrated in Equation 2-3. Although the differential soil force equation is not
specifically site dependent, the equation is considered a more conservative approach for floodproofing design.
Expansive or swelling soils may significantly increase lateral earth pressures and foundation heave pressures,
and need to be evaluated separately and added to these cumulative forces. See Section 2.4.3 for discussion of
procedures to evaluate these geotechnical behaviors.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-23
2DESIGN CONSIDERATIONS IN FLOODPROOFING
fdif = ½ (S – γw ) D 2
where:
fdif = differential soil/water force acting at a distance D/3 from the point under
consideration (lb/lf)
S = equivalent fluid weight of submerged soil and water (lb/ft3) (shown in Table 4-3 of
FEMA 259)
D = depth of saturated soil from adjacent grade to the (bottom of the flooded or
submerged surface ft)
γw = specific weight of water (62.4 lb/ft3 for fresh water and 64.0 lb/ft3 for saltwater)
Equation 2-3. Submerged soil and water forces
Figure 2-6 shows a building subject to hydrostatic forces from saturated soil and water.
fdif acts at a point D/3 where D is the distance
from the adjacent grade to the bottom of the
flooded or submerged surface.
2-24 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Figure 2-6. Hydrostatic forces acting on a foundation wall
In a basement, vertical hydrostatic pressure acts on the bases of the foundation walls and on the concrete floor
slab. The total vertical hydrostatic force that acts on the structure is the volume of floodwater displaced by the
submerged structure multiplied by the specific weight of water.
Vertical hydrostatic forces on a structure, also known as buoyant forces, must be resisted by the weight of
the building itself. When a building is too light to resist buoyancy, other opposing forces, such as those from
ground or soil anchors, must be added. Buoyant or flotation forces on a building can be of great concern
when the elevation of floodwaters on the exterior of a building exceeds the elevation of floodwaters inside the
building.
When a below-grade foundation or crawl space is backfilled with compacted structural fill that supports the
floor slab, unbalanced lateral and vertical loads against the walls and foundation slab will be reduced. This is
one way to help counteract the buoyancy forces during flooding.
The basic equation for analyzing buoyancy forces is shown in Equation 2-4.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-25
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Fbuoy = γw (Vol)
where:
Fbuoy = vertical hydrostatic force resulting from the displacement of a given volume of
floodwater (lb)
γw = specific weight of water (62.4 lb/ft3 for fresh water and 64.0 lb/ft3 for saltwater)
Vol = volume of floodwater displaced by a submerged object (ft3)
Equation 2-4. Buoyancy forces
As noted in Equation 2-4, the specific weight of freshwater is 62.4 pounds per cubic foot (lb/ft3), while the spe-
cific weight of saltwater is slightly higher at 64 lb/ft3. Both fresh and saltwater are relatively dense, so buoyant
forces can be extreme. For example, the buoyant forces on a 24-by-36-foot foundation with 4 feet of freshwater
flooding can be as high as 214,272 pounds (24 ft x 36 ft x 4 ft x 62 lb/ft3). Approximately 250,000 pounds of
buoyant force will exceed the weight of all but the heaviest structures. It is assumed that the foundation walls
and slab are substantially impermeable to the passage of water. Buildings with substantially impermeable base-
ment walls and floor that have sump pumps to remove water that enters the basement can experience increased
buoyant forces. When substantially impermeable buildings with below-grade areas are exposed to flooding,
they can actually float on the floodwaters they displace.
The computation of hydrostatic forces is vital to the successful design of floodwalls, sealants, closures, shields,
foundation walls, slabs, and a variety of other dry floodproofing measures. Computation of these forces is illus-
trated in Sections 4.1.2.2 through 4.1.2.6 of FEMA P-259.
2.2.5 Determining Hydrodynamic Forces
Water flowing around a building, structural elements,
and other submerged objects imposes loads on sub-
merged building elements. These loads are known as
hydrodynamic loads (see Figure 2-7). Hydrodynamic
loads are a function of flow velocity and structural
geometry and include frontal impact on the upstream
face, drag along the sides, and suction on the down-
stream side. One of the most difficult steps in
quantifying loads imposed by moving water is deter-
mining the expected floodwater velocity.
Special Note
Sources of data for determining expected
flood velocity include hydraulic calculations,
historical measurements, Risk Mapping,
Assessment, and Planning (Risk MAP)
velocity data grids, and rules of thumb. If
no data exist for flood flow velocity for a
site, contact an experienced hydrologist or
hydraulic engineer for estimates.
2-26 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Figure 2-7. Hydrodynamic and impact loads
For the purpose of this publication, floodwater veloc-
ity is assumed to be 5 feet per second (ft/sec) or less.
ASCE 24, which is incorporated by reference in the
IBC, states that dry floodproofing should be limited to
areas where flood velocities are less than or equal to 5 ft/
sec during the design flood. The velocity of floodwater
is also assumed to be constant (i.e., steady-state flow).
Hydrodynamic loads can be calculated using Equation
25.
Equation 2-5 provides the total hydrodynamic force
against a building of a given surface area, A. Dividing
the total force by either length or width yields a force
per linear unit; dividing by surface area, A, yields a force
per unit area.
Special Note
The 5 ft/sec velocity restriction for flood-
proofing is not a requirement of the NFIP
but is used in USACE’s Flood Proofing
Regulations (1995) in the design of struc-
tures exposed to water loads from stagnant
or flowing waters. Although effective dry
floodproofing can be designed for higher
velocities, this is a reasonable existing limit
that addresses safety of dry floodproofed
structures during a flood.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-27
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Fdyn = Cd r A
where:
Fdyn = horizontal drag force (lb)
Cd = drag coefficient (taken from Table
2-6)
r = mass density of fluid (1.94 slugs/ft3
for fresh water and 1.99 slugs/ft3 for
saltwater)
V = velocity of floodwater (ft/sec)
A = surface area of obstruction normal
to flow (ft 2) = (w)(H) if the object is
completely immersed
Equation 2-5. Hydrodynamic load
The drag coefficient used in Equation 2-5 can be found in the Shore Protection Manual, Volume 2 (USACE
1984). Additional guidance is provided in Section 5.4.3 of ASCE 7. The drag coefficient is a function of the
shape of the object around which flow is directed. When an object is something other than a round, square, or
rectangular pile, the coefficient is determined by one of the following ratios (see Table 2-6):
1. The ratio of the width of the object (w) to the height of the object (h) if the object is completely
immersed in water, or
2. The ratio of the width of the object (w) to the flood depth of the water (H ) if the object is not fully
immersed
V 2
2
Fdyn acts at a point H/2, half way
between the water elevation and the
eroded ground surface
2-28 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Table 2-6. Drag Coefficients for Ratios of Width to Depth (w/H) and Width to Height (w/h)
Width to Height Ratio (w/H or w/h)Drag Coefficient (Cd)
1–12 1.25
13–20 1.3
21–32 1.4
33–40 1.5
41–80 1.75
81–120 1.8
>120 2.0
Source: Shore Protection Manual, Volume 2 (USACE 1984)
Flow around a building or building element also creates flow-perpendicular forces (lift forces). When a build-
ing element is rigid, lift forces can be assumed to be small. When the element is not rigid, lift forces can be
greater than drag forces. The equation for lift force is the same as that for hydrodynamic force except that the
drag coefficient (Cd ) is replaced with the lift coefficient (Cl ). In this publication, the foundations of buildings
in low-velocity riverine areas are considered rigid, and since hydrodynamic lift forces for rigid foundations are
assumed to be small, they can be ignored.
2.2.6 Determining Impact Loads
Debris impact loads are imposed on a building by objects
carried by moving water. The magnitude of these loads
is difficult to predict, but a reasonable allowance must
be made for them in the design of floodproofing mea-
sures. Factors that affect debris impact load include size,
shape, and weight of the waterborne object; flood veloc-
ity; velocity of the waterborne object compared to the
flood velocity; duration of the impact; portion of the
building to be struck; depth of flooding; and blockage
upstream of structure. Detailed guidance, including an
equation for calculating debris loads, first appeared in
ASCE 7 Commentary; guidance can also be found in
Section 4.1.2.9 in FEMA P-259 (FEMA 2012a) and
Section 8.5.10 of FEMA P-55 (FEMA 2011c). Figure
2-8 depicts normal impact loads for a structure.
2.2.7 Interior Drain Systems
When floodwater surrounds a building or saturates surrounding soils, it has a high probability of seeping
into the building through the exterior walls, foundations, and slabs. Interior drain systems for buildings are
designed to keep water from accumulating in those interior below-grade areas. These systems do not require
the soil to be excavated from around the exterior below-grade walls to install underdrains.
Figure 2-8. Frontal impact from debris
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-29
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Sump pumps are perhaps the most familiar method of dewatering below-grade areas. The sump is generally
constructed so that its bottom is well below the base of the floor slab. Water in the areas adjacent to below-
grade walls and floor migrate along the lines of least resistance, which should be toward and into the sump.
It may be necessary to provide a more readily accessible path of least resistance for water that has collected
in the fill material and around the structure to follow. To achieve this, pipe segments are inserted and some-
times drilled through the below-grade wall and into the fill behind, purposefully allowing the interior to flood.
Gravel is placed around the pipe segments on the exterior of the foundation wall to filter the surrounding soil,
not allowing it to enter the interior of the building. The pipe segments are then connected to larger diameter
pipes running along a gravel-filled trench or cove area into the floor slab and into one or more sumps (see
Figure 2-9).
Interior drain systems can be overwhelmed by a quickly rising water table and are subject to potential power
outages.
Figure 2-9. Typical interior drain systems
In selecting a sump pump for use in floodproofing,
the designer should consider the advantages of each
pump type and make a selection based on requirements
determined from the investigation of the building.
Considerations include pump capacity (gpm [gallons
per minute]), pump head (vertical height that the water
is lifted), and electrical power required to operate the
pump. Section 3.7 provides more detail on internal
drainage systems design.
Warning
Drilling holes around the interior floor slab
and installing interior drains under the floor
slab should be done in small segments.
Cutting and replacing the perimeter of the
interior floor slab in sections will prevent the
foundation wall from rotating inward toward
the interior of the building.
2-30 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
2.2.8 Determining Site Drainage for Floodwalls and Levees
A floodwall is a freestanding, permanent, engineered structure designed to prevent encroachment of floodwa-
ters. Levees are constructed with compacted soil. Levees are more common than floodwalls as flood protection
for a single building or a limited number of buildings, but given the cost of levees compared to other flood
mitigation measures and the amount of land they require, they are less common for a single building than
many of the other floodproofing measures discussed in this publication. Nevertheless, a properly designed and
constructed floodwall or levee can be effective as a barrier to inundation.
The drainage system for the area enclosed by a floodwall or levee must accommodate the precipitation runoff
from the interior area (and any contributing areas such as roofs and higher ground parcels) and the anticipated
seepage through or under the floodwall or levee during flooding conditions (see Figure 2-10). Drainage sys-
tems may include pumps and holding ponds depending on the topography and layout of the site.
Figure 2-10. Rectangular area enclosed by a
floodwall or levee
To determine the amount of precipitation that can col-
lect in the contained area, the rainfall intensity, in inches
per hour, must be determined for a particular location.
This value is multiplied by the enclosed area, Aa (in
square feet), a terrain runoff coefficient (c), and a con-
version factor of 0.01. The answer is given in gpm. See
Equation 2-6.
When determining rainfall intensity, it is recommended
to consult with water resource specialists and hydrolo-
gists. Overdesigning site drainage is a relatively easy way
to provide added protection, however an under-designed
system will cause increased damage to a particular site.
Warning
The rational equation is used to compute
the amount of precipitation runoff from a
given area. It has limited applicability and
should only be used for areas that are
200 acres or less. Some other constraints
include:
■ The method should only be used for
areas where rainfall is distributed
uniformly.
■ The method does not account for stor-
age in the drainage area.
■ Rainfall intensity is assumed to be uni-
form throughout the duration of the
storm.
Special Note
The terrain runoff coefficient, c, is used to
model the runoff characteristics of different
land uses. Use the value for the predomi-
nant land use in the subject area or develop
a weighted average for areas with multiple
land uses. The most common coefficients
are 0.70 for residential areas, 0.90 for com-
mercial areas, and 0.40 for undeveloped
land.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-31
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Qa = 0.01cirAa
where:
Qa = runoff from the enclosed area (gpm)
0.01 = factor converting the answer to gpm
c = most suitable terrain runoff
coefficient
ir = intensity of rainfall (in./hr)
Aa = area enclosed by the floodwall or
levee (ft 2)
Equation 2-6. Runoff quantity in an enclosed area
Some levees and floodwalls extend only partially around a property and tie into higher ground (see Figure
2-11). In such cases, the amount of precipitation that can flow downhill as runoff into the protected area, Aa,
must be included. To calculate this value, the area discharging to the area partially enclosed by the floodwall or
levee, Ab, should be estimated. This value is then multiplied by the previously determined rainfall intensity, ir ,
by the most suitable terrain runoff coefficient, and by 0.01. See Equation 2-7.
When determining the mini-
mum discharge size for pumps
in enclosed areas, the designer
should consider the impacts of
the lag time between when the
peak discharge is experienced in
the enclosed area and the outfall
to which it drains (i.e., inside and
outside the enclosed area) and the
storage capacity in the enclosed
area after the gravity discharge
system closes. If the designer is
not familiar with storm lag time and
the computation of storage in an
enclosed area, the designer should
consult an experienced hydrologist
or hydraulic engineer.
2-32 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Qb = 0.01cirAb
where:
Qb = runoff from additional contributing area (gpm)
0.01 = factor converting the answer to gpm
c = most suitable terrain runoff coefficient
ir = intensity of rainfall (in./hr)
Ab = area discharging to the area partially enclosed by the floodwall or
levee (ft2)
Equation 2-7. Runoff quantity from higher ground into a partially enclosed area
Seepage under or through the floodwall and levee along with the natural capillarity of the soil layer contribute
to water inside the protected area. The water level inside the floodwall or levee increases as the depth of flood-
ing outside the floodproofing structure increases and may compromise the effectiveness of the floodwall or
levee for long-duration events if not addressed. The estimated seepage flow rates from the floodwall or levee
vary depending on the site conditions and should be calculated by a geotechnical engineer or designer. Seepage
rates may vary greatly with factors such as the depth of retained water and soil type.
The values for inflow in the enclosed area, runoff from uphill areas draining into the enclosure, and seepage
through or under the floodwall/levee should be summed to estimate the minimum discharge size, Qsp, in gpm.
See Equation 2-8.
Figure 2-11. Rectangular area partially enclosed by a
floodwall or levee
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-33
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Qsp = Qa + Qb + Qc
where:
Qsp = minimum discharge for pump installation (gpm)
Qa = discharge from an enclosed area (from Equation 2-6) (gpm)
Qb = discharge from higher ground to partially enclosed area (from Equation 2-7) (gpm)
Q c = discharge from seepage through a floodwall or levee (gpm)
Equation 2-8. Minimum discharge for pump installation
Important considerations in determining the minimum discharge size of a pump are the storage available in
the enclosed area and the lag time between when the peak discharge is experienced in the enclosed area and
the outfall to which it drains. Pumps continue to operate during flooding events (assuming power is constant
or backup power is available), but gravity drains close when the floodwater elevation outside the enclosed area
exceeds the elevation of the drain pipe/flap gate.
2.2.9 Understanding the All-Hazards Approach
In addition to flooding, a building might be subject to other hazards such as earthquakes, high winds, or tor-
nadoes. The registered design professional should incorporate an all-hazards approach when selecting and
designing floodproofing measures to avoid increasing the vulnerability of the structure, envelope, and systems
to damage from other hazards. A mitigation measure that is appropriate for flooding, such as elevating a heavy
chiller unit, may subject the building to greater seismic forces during earthquakes and increase vulnerability to
damage unless the seismic hazard is accurately accounted for in the design.
Table 2-7 lists some FEMA resources with design guidance on mitigating damage to new and existing non-
residential construction for multiple hazards.
2-34 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Table 2-7. FEMA Resources on Design Guidance
Hazard Resource
Seismic ■•FEMA 232, Homebuilders’ Guide to Earthquake Resistant Design and Construction (2006)
■•FEMA P-420, Engineering Guideline for Incremental Seismic Rehabilitation (2009)
■•FEMA 454, Designing for Earthquakes: A Manual for Architects (2006)
■•FEMA 547, Techniques for the Seismic Rehabilitation of Existing Buildings (2007)
■•FEMA P-749, Earthquake-Resistant Design Concepts (2010)
■•FEMA P-750, NEHRP Recommended Seismic Provisions for New Buildings (2009)
Tornadoes ■•FEMA P-320, Taking Shelter from the Storm: Building a Safe Room for Your Home or Small
Business, Third Edition (2008)
■•FEMA P-361, Design and Construction Guidance for Community Safe Rooms (2008)
High Winds ■•FEMA P-55, Coastal Construction Manual (2011)
■•Protect Your Property from High Winds (2011); eight flyers
Multi-Hazard ■•FEMA P-424, Design Guide for School Safety in Earthquakes, Floods, and High Winds (2010)
■•FEMA 543, Design Guide for Improving Critical Facility Safety from Flooding and High Winds
(2007)
■•FEMA 577, Design Guide for Improving Hospital Safety in Earthquakes, Floods and High Winds
(2007)
2.3 Other Flood Characteristics
Other flood characteristics of a site must be considered
when determining whether dry floodproofing measures
are best suited for a site. Flood characteristics that must
also be considered include the duration of flooding,
rate of floodwater rise and fall, and flood frequency.
These flood characteristics not only indicate the
expected nature of flooding in a given area, they can
also be used to anticipate the performance of dry
floodproofing measures based on the potential hazards
associated with each flood characteristic.
2.3.1 Duration of Flooding
Duration is the measure of how long water remains
above normal levels. The duration of riverine flood-
ing is primarily a function of watershed size and the
longitudinal slope of the valley (slope influences how
fast water drains). Small watersheds are more likely to
experience a rapid rise and fall of floodwaters. Larger,
shallow, basin-like watersheds adjacent to large rivers
may be flooded for weeks or months.
Special Note
NFIP Technical Bulletin 2, Flood Damage-
Resistant Materials Requirements (FEMA
2008a), defines a “flood [damage]-resistant
material” as “any building product [mate-
rial, component or system] capable of
withstanding direct and prolonged contact
with floodwaters without sustaining signifi-
cant damage.” “Prolonged contact” means
at least 72 hours, and “significant damage”
means any damage requiring more than
cosmetic repair.
An NFIP requirement is “building materials
used below the BFE shall be resistant to
flood damage (44 CFR §60.3(a)(3)(ii)).”
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-35
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Prolonged contact with floodwaters may make some mitigation measures, including dry floodproofing,
inappropriate because of the increased chance of seepage and potential structural failure. Long periods of
inundation are more likely to cause greater damage to structural members and finishes than short periods of
flooding. Increased durations also result in a higher probability of floodwater accumulation and ultimately
affects pump design for interior drainage. Designers should consider the duration of flooding when determin-
ing the applicability of selected building materials, pump design, and flood mitigation measures.
2.3.2 Rate of Floodwater Rise and Fall
Steep topography and locations with small drain-
age areas may experience flash flooding, an event in
which floodwater can rise very quickly with little or
no warning. High-velocity water flows usually accom-
pany flash floods and preclude certain types of flood
mitigation measures, especially those requiring human
intervention.
If a building is susceptible to flash floods, insufficient
warning time may make the timely installation of
shields on windows, doors, and floodwalls and the acti-
vation of pump systems and backup energy sources impossible. Temporarily relocating movable contents to a
higher level may also be impractical. Floodproofing is not appropriate for sites in flash flood areas because of
the potentially short warning time. Active floodproofing measures (those requiring human intervention) may
be effective if a building is not subject to flash flooding and the area has adequate flood warning systems.
Rapid rates of the rise and fall of floodwater can also lead to unequal hydrostatic pressures on a building. The
probability of unequal hydrostatic pressures increases when building exteriors are designed to be watertight.
2.3.3 Flood Frequency
Flood frequency analyses define the probability that
a flood of a specific size will be equaled or exceeded
in any given year. A flood elevation with a 1-percent-
annual-chance flood of being equaled or exceeded in
a given year is referred to as the “base flood,” com-
monly called the 100-year flood. Figure 2-12 illustrates
the relationship between flood recurrence intervals
and the probability of the event occurring within a
given period. The probability that a base flood will
be equaled or exceeded is 26 percent during a 30-year
period. During a 70-year period (the potential useful
life of many buildings), the probability increases to 50
percent. Although the base flood serves as the basis for
NFIP insurance rates and regulatory floodplain man-
agement requirements, the relative frequency of any
Special Note
Although buildings are required to be
protected only to the BFE for floodplain
management purposes (to meet the NFIP
regulations), protection to a higher level is
necessary for the floodproofing measures
to be considered for flood insurance rating
purposes. It is possible to protect buildings
from lesser flood events using dry flood-
proofing measures, but doing so will not
bring buildings into compliance with the
NFIP.
Warning
ASCE 24 does not permit the use of dry
floodproofing for buildings in high-risk
flood hazard areas. These include alluvial
fan, flash flood, mudslide, erosion-prone,
high-velocity, wave action, and ice jam and
debris-prone areas.
2-36 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
given flood (e.g., 2-year or 10-year) serves as a useful reference point when selecting a retrofitting option and
evaluating cost effectiveness.
2.3.4 Future Conditions
Designers should use past events and trends as an indication of the nature and severity of effects likely to occur
during those forecast events. Information about past events at the site of interest and at similar sites should be
considered. This historical information should be combined with knowledge about the site and local condi-
tions to estimate future hazard effects on the site.
2.4 Site Factors
Site characteristics such as flood hazard boundaries, vulnerability to erosion or local scour, and geotechnical
considerations play a critical role in determining applicable floodproofing measures.
2.4.1 Flood Hazard Boundaries
As discussed in Section 2.2.1, the boundaries of flood hazard areas are delineated on FIRMs, which are
developed based on data described in FISs. Designers may use data from FIRMs and FISs to determine the
boundaries of the various flood hazard areas, flood depth, flood elevation, and flood frequency for a given site.
Figure 2-12.
Relationship between
flood recurrence
intervals and the
probability of an event
occurring within a
given period
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-37
2DESIGN CONSIDERATIONS IN FLOODPROOFING
In addition to the aforementioned flood characteristics that can affect buildings, site location in relation to
the floodplain is also an important factor when considering dry floodproofing. Designers should note whether
buildings are in or near the floodway, on the floodway fringe, near road crossings or other obstructions because
these may divert floodwaters toward the site.
2.4.2 Erosion
Erosion refers to the wearing or washing away of land and can occur in riverine as well as in coastal environ-
ments. Erosion is difficult to predict and is capable of threatening existing structures by lowering ground
elevations, causing instability and failure in embankments, and transporting sediments landward or down-
stream. Erosion may also increase flood forces by increasing water depths. Erosion may be caused by natural
actions such as flood-inducing storms and may be exacerbated by human actions such as constructing flood
diversion or flood protection structures, dredging channels, damming rivers, and altering surface vegetation.
Riverine erosion affects the stability of stream banks and adjacent structures through the interaction of mul-
tiple geophysical and geotechnical factors. Variables that affect the stability (or erodibility) of stream banks
include:
■■Slope
■■Critical height
■■Inclination
■■Cohesive strength of the soil in the slope
■■Level and variation of groundwater in the slope
■■Degree of stabilization of the surface of the slope
■■Level and variation in level of water on the toe of the slope
■■Distance of the structure in question from the shoulder of the stream bank
■■Shear strength of the soil
■■Frequency of rise and fall of the surface of the stream
Consideration of siting and the erodibility of land is critical when planning floodproofing projects because
moving floodwater can undermine foundations and cause building, floodwall, and levee failure. Shallow
foundation systems generally do not provide sufficient protection against soil erosion without some type of
additional protection or armoring measure of below-grade elements. The local office of the Natural Resources
Conservation Service has information concerning the erodibility of the soils native to a specific site, and com-
munity officials may have knowledge of local soil types and know whether erosion has occurred during past
floods.
The analysis of erosion impacts to stream banks and nearby structures is a detailed effort that is usually accom-
panied by detailed geotechnical investigations.
2-38 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
2.4.3 Geotechnical Considerations
Site-specific soil properties are important factors in the design of any surface intended to resist flood loads. The
properties include:
■■Saturated soil forces
■■Allowable bearing capacity
■■Potential for scour
■■Land subsidence
■■Frost zone location
■■Permeability
■■Shrink-swell potential
The computation of lateral soil forces and determination of soil-bearing capacity are critical in the design of
dry floodproofed foundations and walls. These forces and related geotechnical behaviors include a consider-
ation of the frost depth, potential expansive or collapsible soils, or potential scour and erosion, and play an
important role in selecting an acceptable foundation. Likewise, the permeability and compaction behavior of
soils are key factors in selecting borrow materials for backfill, levee, or floodwall construction. For more infor-
mation on these geotechnical issues, see Chapter 4 of FEMA P259 (2012a).
Site investigations for soils include surface and subsurface investigations. Surface investigations can identify
the potential for landslides and evidence of areas affected by erosion or scour, determine accessibility for
equipment needed for subsurface testing and construction, and help identify the suitability of a particular
foundation type based on the performance of existing structures. Subsurface exploration provides invaluable
data on soils below grade. The data are both qualitative (e.g., soil classification) and quantitative (e.g., bear-
ing capacity). Subsurface exploration is complex and site-dependent. For example, testing for expansive soil
requires assessing samples at various depths for plasticity, expansion index, and swell pressure to determine
resulting swell forces under saturation conditions. Consultation with a geotechnical engineer familiar with the
site is strongly recommended.
2.5 Functional, Operational, and Economic Factors
The functional, operational, and economic factors that should be considered when determining the appropri-
ate floodproofing method for a building are:
■■Functional use requirements of the building (how the flood-prone portions of the building are used)
■■Occupant safety
■■Flood warning time
■■Flood emergency operations plan
■■Inspection and maintenance plan
■■Economic factors
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-39
2DESIGN CONSIDERATIONS IN FLOODPROOFING
2.5.1 Functional Use Requirements of the Building
The functions of non-residential buildings and whether active floodproofing measures (those requiring human
intervention) can be used affect the types of floodproofing measures that are appropriate. For example, if a
doorway that may be vulnerable to flooding is used by personnel and for freight delivery, permanently filling in
the doorway is not feasible. Likewise, if extended interruption of function would be detrimental, floodproof-
ing is not feasible because personnel should not occupy a building that is affected by floodwaters. Relocation
may be a better option in this situation.
The current and future use of buildings must be evaluated carefully when deciding to what degree access can
be limited, determining how long the facilities can be closed during floods, and assessing whether the effects
of events exceeding the design flood can be tolerated.
Use requirements that should be considered when deciding whether floodproofing is a good option for non-
residential buildings include but are not limited to:
■■Access requirements
■■Level and duration of business interruption that can be tolerated
■■Ability to accommodate flood damage repair
■■Ability to maintain dry floodproofing measures once implemented
Critical and essential facilities such as emergency operation centers, hospitals, and nursing homes may be
floodproofed even if they are unoccupied during a flood event. Communities have an interest in protecting the
contents of these facilities to minimize the downtime of such buildings and to ensure post-flood functionality.
The protection and usage of critical and essential facilities may be vital to ensure an immediate response to the
flood event and a rapid recovery.
2.5.2 Occupant Safety
The relationship of floodproofing options to occupant
safety must be evaluated in the pre-design phase. Safe
access to and egress from floodproofed buildings is a
critical factor in the determination of whether flood-
proofing measures that depend on human intervention
are appropriate.
If a floodproofed building is likely to be completely
surrounded by floodwaters, provisions must be made
for the evacuation of all occupants before the building
is isolated. Evacuation is essential because it is possi-
ble that floods may exceed the design capacity of the
floodproofing measures, which could result in extreme
danger to any occupants who remain at the site. For
events larger than the design event, specific additional
emergency procedures should be developed.
Special Note
NWS river forecast centers can be acces-
sed here: http://water.weather.gov/ahps/
rfc/rfc.php.
The Advanced Hydrology Prediction Ser-
vice (AHPS) offers data such as:
■ Flood forecast levels
■ Probabilities of a river exceeding minor,
moderate, or major flooding
■ Chances of a river exceeding a certain
level, volume, and flow of water
■ Maps of areas surrounding the forecast
point likely to be flooded
2-40 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
If the proposed floodproofing measure is active (requires human intervention), all roads that provide access
to the building should remain passable long enough for the floodproofing measures to be installed and for all
personnel to safely evacuate the site.
2.5.3 Flood Warning Time
Some floodproofing methods require adequate warning to be successful. The length of warning time required
varies from a few hours to several days depending on the complexity of the floodproofing method. For flood
warnings to be effective, they must be issued promptly, and the forecasts that inform the flood warnings must
be accurate.
A flood forecasting system should be able to determine
when a flood is imminent and predict when specific
areas will be flooded. Determining when and at what
elevation the flood will crest may also be necessary.
States and communities may have flood warning sys-
tems in place. Building owners should contact their
local emergency management agency to determine any
active flood warning systems in place.
River-flood forecasts are also prepared by National
Weather Service (NWS) river-forecast centers and dis-
seminated to the public by NWS offices. However,
many non-residential buildings are located on smaller
streams that are not included in a major forecasting
network. In these areas, interested property owners
can work with appropriate local and State agencies to
develop an adequate flood forecasting system.
During periods of flooding, the NWS river-forecast
centers issue forecasts of the height of the flood crest,
the date and time when the river is expected to over-
flow its banks, and the date and time the flow in the
river is expected to recede to within its banks. The U.S.
Geological Survey and the NWS work together during
a flood to collect and use the most up-to-date data and
to update forecasts as new information is acquired. The
NWS is also responsible for issuing flood and flash
flood watches and warnings. The NWS conveys the
data to other Federal agencies and to State and local
agencies for use in flood management and disaster
mitigation.
State and local emergency management officials use the flood data to make informed decisions on how and
when to evacuate their communities. Building owners and operators should follow the guidance of State
Terminology
A flood watch indicates potential for
flooding.
A flood warning means that flooding is
imminent.
Special Note
When removable shields are to be used,
flood emergency plans must include:
■ Storage location for the shields
■ Method of installation
■ Conditions that activate installation
■ Maintenance of shields and attachment
devices
■ Periodic practice of installing shields
■ Testing sump pumps and other drain-
age measures
■ Inspecting necessary material and
equipment to activate floodproofing
Source: ASCE 24-05, Section 6.2.3
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-41
2DESIGN CONSIDERATIONS IN FLOODPROOFING
and local emergency management agencies, local weather reports, the NWS, or a local flood warning system
regarding when to evacuate. The typical flood warning time should be considered when selecting a floodproof-
ing measure.
2.5.4 Flood Emergency Operations Plan
Flood emergency operations plans are highly recommended for floodproofing methods.
Plans should contain information on how floodproofing measures will work during and after the flooding
event. For example, equipment such as sump pumps that require electricity will need to maintain power
throughout the duration of the flood event. Maintaining power may require installing a generator and devel-
oping an operations plan for the generator to function during and after the flood event until power is restored.
Maintaining power can be complicated by the fact that dry floodproofed areas should not be occupied during
the flood event. Fueling and generator maintenance may require the generator to be located in an area above
the desired level of flood protection.
Preparation of plans is the responsibility of the building owner or operator. The design professional certifying
the floodproofing project is solely responsible for how the measures resist flood loads and make the building
watertight but should be consulted on the maintenance, testing, and inspection schedule of the project.
A flood emergency operations plan should do the following:
■■Establish a chain of command and assign responsibilities to each person involved in the installation
and maintenance of the floodproofing measures. This will range from the authority to activate
personnel through the duration of the event and restoration of the building to normal operations.
The assigned personnel should not be assigned additional overlapping emergency duties to make
sure that the floodproofing measures are installed in a timely manner and maintained. The chain of
command should also take into account where assigned personnel live and their ability to access the
site in an emergency. If key personnel are not available, a plan for succession of command and/or
delegation of authority should also be covered.
■■Delineate notification procedures for all personnel involved in the floodproofing operation. This
includes details on making sure personnel can get to the building and enter areas of the building
necessary to install the floodproofing measures. These areas include the floodproofed portion of the
building and any storage facilities that house the flood shields and pumps.
■■Assign personnel duties and include a description of the locations of floodproofing measures,
installation procedures, and repair procedures. Instructions for each location should be posted close
to the location.
■■Include evacuation instructions for all personnel who normally occupy the building, and for
the personnel who have installed the measures, what to do after the floodproofing measures are
accomplished. Evacuation routes should be posted in the floodproofed areas. Any doors necessary
to exit the floodproofed area should be marked and should not be possible to lock in a manner that
prevents egress from the floodproofed area.
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2 DESIGN CONSIDERATIONS IN FLOODPROOFING
■■Include a periodic drill and training program to make sure personnel clearly understand the procedures
and timeliness by which they need to accomplish floodproofing measures and complete evacuation.
Drills should be conducted at least once a year and coordinated with community officials.
■■Include a schedule for regular evaluation and update of the flood emergency operations plan to
reflect changes in personnel and procedures.
At a minimum, the plan should be posted in two clearly marked locations, but it is recommended that either
the entire plan or relevant sections be posted close to every location where flood shields are to be installed.
Requirements for the flood emergency operations plan are in FEMA’s NFIP Technical Bulletin 3-93 (FEMA
1993a).
Although flood emergency operations plans are not required for wet floodproofing and floodwalls/levee miti-
gation measures, plans should be considered a best practice to ensure the effectiveness of all flood mitigation
measures.
2.5.5 Inspection and Maintenance Plan
An inspection and maintenance plan should cover both
the maintenance of the floodproofing measures and
periodic inspections of the components. Inspections
should cover the entire floodproofing system, includ-
ing the walls, floor slab, openings, flood shields, valves,
drainage system, and any pump system. A list of repairs
should be developed after each inspection and imple-
mented as required. Maintenance procedures should
not rely on the annual inspection for identification but
should be part of routine operations of the building’s
facility maintenance staff. Inspection and maintenance
items include but are not limited to:
■■Wall systems, for cracks in the structural system or waterproofing coatings. Repair of cracks should
be addressed immediately because ignoring them could result in significant structural damage to the
building during a flood event.
■■Entire floor slab, to make sure settlement or other cracks have not appeared. Additionally, it is
important to make sure the floor slab is able to provide drainage for any water that may leak into
the building.
■■Openings, to clear debris trapped in the supports for flood shields, damage to permanently mounted
hardware or gaskets, which would prevent proper operation of a flood shield.
■■Flood shields, for damage to attached gaskets, proper labels identifying the proper location, and
damage to the actual shield, which might prevent it from performing properly. The inspection should
include an inventory of shields and all the hardware required to properly install them.
■■Backflow valves or shutoff valves, to make sure they can properly operate and are clear of debris.
■■Drainage system and pump systems, to make sure there is no damage to piping or debris that would
prevent the pipes from draining properly. Sump pits should be inspected and cleared of any sediment
Special Note
Some communities require annual inspec-
tions of dry floodproofed buildings,
especially if human intervention is required.
Annual inspections lead to an increased
awareness and effectiveness of floodproof-
ing systems and also reduce concerns
about liability.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-43
2DESIGN CONSIDERATIONS IN FLOODPROOFING
that may have built up. Switches and sump pumps should be inspected and tested to make sure they
will run properly. If a generator is necessary for operation of the sump pump, it should be tested
periodically to verify it will start and run during a flood event.
■■An inventory of flood emergency equipment, supplies, and required tools to ensure that all required
items are available in the event of a flood. The inventory should include a listing of the tools and
where they are stored.
2.5.6 Economic Factors
When floodproofing has been determined to be feasible considering regulatory requirements and the physical
characteristics of the site and building, the most cost-effective floodproofing option can be identified. A BCA
can be used to validate cost-effectiveness. BCA is a way to estimate the future benefits of a mitigation project
and compare the benefits to the cost. The result of the analysis is a benefit-cost ratio (BCR), which is derived
by dividing the project’s net benefits by the project cost.
In a cost-effective project, the total cost of floodproofing (installation, operation, and maintenance) is less than
the value of physical flood damage, lost earnings, and other economic impacts that are likely to occur if the
structure is not floodproofed. The BCR is a numerical expression of the cost-effectiveness of a project. A proj-
ect is considered cost-effective when the BCR is 1.0 or greater, indicating the benefits of a prospective hazard
mitigation project are sufficient to justify the costs.
Benefits are defined as avoided damage, and a BCA estimate may not account for all of the potential benefits.
Therefore, a BCR of less than 1.0 should not automatically remove dry floodproofing from consideration.
The BCA described in Appendix B is used by FEMA to evaluate cost-effectiveness of projects under mitiga-
tion grant programs.
2.6 Building Vulnerability Assessments
For a building to remain functional during and follow-
ing a natural hazard event, it must be undamaged, have
sustained limited damage that does not prevent the
building from functioning, or have sustained damage
that can be readily repaired. Determining how well
a building can withstand a natural hazard requires a
building vulnerability assessment.
A vulnerability assessment can identify weaknesses
in a building’s structure, envelope, and electrical and
mechanical systems. The assessment can determine
which natural hazards the building can withstand as
is and which mitigation opportunities are available to
make the building more hazard resistant.
Cross Reference
FEMA P-424, Design Guide for Improving
School Safety in Earthquakes, Flood and
High Winds (FEMA 2010a), contains check-
lists that can be used to assess a building’s
vulnerability to these natural hazards. The
manual is geared to schools, but the guid-
ance is also appropriate for other facilities.
The flood checklist in FEMA P-424 is pro-
vided in Appendix C.
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2 DESIGN CONSIDERATIONS IN FLOODPROOFING
2.6.1 All-Hazards Vulnerability Assessment
The overall success of a building can only be achieved by identifying and managing natural hazard vulnerabili-
ties. When mitigation measures for a flooding hazard are considered, an understanding of the other hazards,
including frequency of occurrence of those other hazards, is important if the building is expected to perform
as required by the owner. If other hazards are present that are likely to cause significant damage to the building
and flooding is a relatively minor hazard, floodproofing alone may not be the best option.
The following should be completed and the results considered before the decision about floodproofing or other
types of mitigation is made:
■■Obtain the most up-to-date published hazard
data to assess the vulnerability of the subject
site
■■Conduct or update a detailed risk assessment
if there is reason to believe the physical
site conditions have changed significantly
since the hazard data were published or the
published hazard data are not representative
of the subject site
■■Review or revise an existing risk assessment
if there is reason to believe the physical site
conditions will change significantly over the
expected life of the building
■■Ask the designer to review options that will
mitigate the effects of any identified hazards
in addition to the flooding risk after a risk
assessment has been completed
2.6.2 Structural Condition Assessment
Assessing a building’s vulnerability to flood involves
identifying structural components that could fail when
exposed to flood forces and structural components
that could degrade or deteriorate when inundated
with floodwaters. Structural degradation is much
more of a problem in residential construction where
wood framing is more prevalent than in non-residen-
tial construction. Structural degradation in commercial
or industrial facilities is typically much less of a con-
cern because the structures are usually built with steel,
masonry, concrete, or other materials that offer inher-
ent resistance to damage from floodwater inundation.
Interior and exterior finishes in commercial and
industrial buildings, however, may be vulnerable to
Special Note
In structural engineering, there are two
approaches in design and analyses: ASD
(Allowable Stress Design) and LRFD
(Load Resistance Factor Design). ASD is
the older approach but is still widely used
in wood, steel, and masonry design. LRFD
is the newer approach. It is used almost
exclusively in concrete design and fre-
quently in steel design. Provisions for LRFD
have been recently added to codes and
standards governing wood and masonry
design.
In ASD, service loads are applied to a
structure, and the resulting stresses that
the service loads create are calculated.
The calculated stresses are compared
with the maximum allowable stress for
each component in the structure. Allowable
stresses are determined by applying fac-
tors of safety to ultimate stress (typically
stress at failure). If the calculated stresses
from service loads are less than the allow-
able stresses, the design is acceptable.
In LRFD, the service loads are increased
by load factors, and the ultimate strength of
a structure is reduced by resistance factors.
If the factored loads are less than the fac-
tored strengths, the design is acceptable.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-45
2DESIGN CONSIDERATIONS IN FLOODPROOFING
degradation from floodwater inundation because they are not often constructed with flood damage-resistant
materials.
Assessing a building in two stages is recommended. First, a preliminary assessment is completed to help deter-
mine the overall feasibility of flood mitigation. The preliminary assessment is often based only on a visual
examination of the building and, when available, a review of construction drawings. The depth of floodproof-
ing desired can also be determined in the preliminary assessment.
If the preliminary assessment suggests that flood mitigation is possible, the next stage is to perform additional
site and drawing reviews and conduct testing and analyses to confirm that flood mitigation is feasible. A
detailed assessment requires accurate drawings of the building or, if drawings are not available, invasive testing
to determine the structural aspects and condition of the building. Soil tests to determine the type and perme-
ability of soils onsite may also needed.
The loads for the proposed dry floodproofed area must then be determined. Load determination is discussed
in Sections 2.2.4 through 2.2.6. When the loads are determined, the next step is to evaluate all portions of
the building to assess its ability to withstand flood loads created by dry floodproofing without floatation, col-
lapse, or lateral movement. All building components below the flood level may be exposed to flood loads,
and portions of the building above the flood level can be exposed to flood loads (particularly buoyant forces)
that translate through the building’s structure. At a minimum, foundation walls, the connections between the
foundation walls, and the floor slab below and structure above, and the floor slabs themselves should be evalu-
ated. Figure 2-13 shows the major building components that are often exposed to flood loads.
Identifying structural vulnerabilities to floods involves quantifying the loads a flood will apply to a structure
and the resistance the structure has to resist the loads. For a building’s structure to withstand a flood, its struc-
tural components must be adequate to resist the applied flood loads without being overstressed (Allowable
Stress Design [ASD]) or without the ultimate strength of the structural components being exceeded when
exposed to factored flood loads in Load Resistance Factored Design (LRFD).
Figure 2-13. Basic
building components
exposed to flood loads
2-46 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
The walls should be inspected to verify that they are vertically plumb and that no bowing exists. An out-of-
plumb wall can result from excessive pressure at the top or bottom of the wall. A bowed wall can result from
excessive bending in the wall.
Concrete and masonry walls should also be checked for staining, which can result from corrosion in the rein-
forcing steel. If steel has extensive corrosion, its tensile strength or the strength of the bond from the steel to the
concrete or masonry can be reduced, and the strength of the wall can be compromised. Staining can also result
from water being in frequent contact with the walls, which may suggest that the soils are permeable enough to
allow even short-duration floodwaters to expose the walls to hydrostatic loads.
Bowing, lateral movement, corrosion, staining, and evidence of frequent water entry all may indicate that the
building is not an ideal candidate for dry floodproofing.
Once the preliminary assessment confirms that the foundation walls are free of evidence of existing structural
problems, a determination must be made regarding the feasibility of strengthening them to resist flood loads
from a design event. Except when a design flood will produce only a low level of flooding (about 2 feet), some
wall strengthening will likely be required. The feasibility of ensuring the walls can be made to resist flood loads
is typically done during subsequent evaluations when the details of the wall construction (thickness, height,
reinforcement, and connection details) are known.
Walls can be strengthened with steel beams or grouting (concrete masonry unit [CMU] walls) or by overlay-
ing fiber-reinforced polymers or carbon fiber strapping systems composed of sheets or strips that form a grid
across the wall. How the wall system will be floodproofed is important to consider before selecting a system
to improve the wall strength. If the waterproofing or sealant is to be applied on the same wall face as the wall-
strengthening retrofit, the two measures need to be compatible.
Floor slabs should be evaluated in a manner similar to the wall system. As-built drawings are a good place to
begin evaluating the slab, but it is likely that some field investigations will need to be done in order to ascer-
tain the true properties of the slab. The initial evaluation should include any deficiencies in the floor slab that
need to be addressed before correcting the floor slab to resist buoyancy forces. Issues such as settlement in
the concrete slab may present retrofitting challenges if not properly corrected (see Figure 2-14). The reason
for cracking in the slab is important to identify. Cracks may occur from soil expansion, soil contraction, or
washing out of soils. Soils can wash out if underdrain lines were not properly installed when the building was
constructed. On large commercial slabs where equipment such as forklifts are used, joints in the concrete slab
should be checked to ensure that the slab has not rocked and created a void below the joints.
When the floor slab has been evaluated, the soil under the slab should be assessed to determine whether it may
present problems under flood conditions. Some soils have low permeability and are slow to become saturated
by floodwaters while highly permeable soils may become saturated quickly and need to be drained. Highly
permeable soils may require installing underdrain lines, which should be sized for flood conditions.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-47
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Per NFIP requirements, dry floodproofing measures
must be designed to meet the minimum requirements
of being substantially impermeable, and these require-
ments assume there is no sump pump. For additional
protection, the NFIP requires the installation of a sump
pump when dry floodproofing is used as a retrofit tech-
nique, despite substantially impermeable requirements.
See Section 3.7 for information on internal drainage
systems. Whether or not underdrain lines are installed,
the slab should be examined to determine the thick-
ness and size and location of the slab reinforcing steel.
This examination may require some destructive testing
because slab reinforcing steel is usually small diameter
wire mesh, which is difficult to detect.
Unless designed to support heavy equipment, slabs generally cannot resist hydrostatic forces if water is allowed
to accumulate beneath them because floor slabs are typically designed to resist dead loads applied from above
when they are continuously supported by soils below. Most soil supported slabs, if reinforced, have rein-
forcement designed primarily for controlling thermal and shrinkage cracks. Reinforcement for controlling
shrinkage and thermal effects alone is inadequate to enable the slabs to function as beams exposed to negative
(upward) bending from buoyancy. If the reinforcing steel is too low to provide uplift resistance in the slab sec-
tion, the slab will need to be retrofitted. If the slab is imagined as a beam, the reinforcing steel should be placed
on the opposite side of the beam from the applied load or in the side of the slab in tension. Slabs supported
by soils also lack positive connections that prevent the slabs from being lifted because they rely only on their
self-weight to avoid being displaced vertically.
Figure 2-14. Significant
differential settlement
in the foundation
causing slab failure
Special Note
Even in buildings that are designed to be
substantially impermeable, sump pumps
are required to control seepage, and
flood damage-resistant materials, which
are described in FEMA Technical Bulletin
2, Flood Damage-Resistant Materials
Requirements (FEMA 2008a), must be
used in all areas where seepage is likely
to occur.
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2 DESIGN CONSIDERATIONS IN FLOODPROOFING
Although concrete can be added to thicken slabs (and increase their resistance to uplift strictly by increas-
ing their weight), it is typically impractical to mitigate slabs to resist buoyant forces. If water can accumulate
under a floor slab and installing underfloor drains cannot alleviate hydrostatic pressures acting to lift the slab,
the building may not be a candidate for dry floodproofing. The only other mitigation technique that could be
used to resist buoyancy on a concrete slab is to install soil anchors through the slab into the soil beneath the
slab to provide upward resistance.
In addition, buoyant forces acting on submerged materials reduce their effective dead load and ability to resist
uplift and overturning moments. Therefore, before dry floodproofing projects are undertaken, the overall sta-
bility of a building needs to be checked to ensure that buoyant forces will not make the building unstable.
The load combinations contained in Chapter 2 of ASCE 7 should be used to evaluate the stability of the dry
floodproofed building.
The deficiencies in the slab and the normal use of the floodproofed area are important considerations in select-
ing a retrofitting measure. If the area requires equipment to drive across the slab or maintenance crews to work
in the area, maintaining a flat, unobstructed slab may be important. Similarly, maintaining the existing ceiling
height may justify other retrofitting considerations.
The condition assessment should not only determine the ability of structural components to withstand flood
loads, but also their impermeability. For example, basement walls between adjacent buildings should be evalu-
ated for flood load resistance and impermeability. This is especially important in an urban environment or
in buildings constructed in phases; otherwise, the source of flooding may become the adjacent building.
Structural components, window wells, ventilation openings, and utilities (discussed in the subsequent section)
can each be floodwater points of entry if not properly assessed and mitigated.
2.6.3 Vulnerability Assessments for Electrical and Mechanical Utilities and Systems
Utility and system assessments can determine how well the utilities that serve a facility and the major mechani-
cal, electrical, and plumbing (MEP) systems in a facility can resist natural hazards. Although utilities and MEP
systems can be damaged by high winds, seismic events, and winter storms, this discussion is focused on their
vulnerability to flooding. In a discussion of system vulnerabilities, it is beneficial to distinguish utilities from
systems components. Utilities are generally external to the building, while most mechanical and electrical sys-
tems are internal. Although utilities themselves can be vulnerable to flooding, this document focuses primarily
on the vulnerability of buildings associated with utilities when they acts as conduits and allow floodwaters to
enter a building.
Utilities can be electrical or mechanical. Electrical utilities typically include power, communication (both cop-
per-based and fiber-optic), and occasionally hard-wired annunciation systems such as fire alarm loops. This
document focuses on electrical power utilities. Mechanical utilities include domestic water service, water ser-
vice for fire suppression, steam service, and utilities to collect and dispose of sanitary sewer and storm sewer.
In many municipalities, fossil fuels, namely natural gas, are also brought to buildings. Utilities can be private
or municipal and can be part of a campus, which is the case when a group of buildings are supplied by a cen-
tral plant.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-49
2DESIGN CONSIDERATIONS IN FLOODPROOFING
Electrical utilities are often described as “dry utilities,” and mechanical utilities are often described as “wet
utilities.”
Electrical systems include power distribution, controls, lighting, fire alarm, telephone, and IT (information
technology). Mechanical systems include heating, ventilation, and air conditioning (HVAC); domestic water
systems; drain, waste, and vent systems; smoke control systems; fuel storage and distribution systems; and fire
suppression systems. Figure 2-15 shows common locations of these systems in buildings.
2.6.3.1 Utilities General
Utilities often enter a building below grade. In areas where groundwater levels are high and in areas vulnerable
to flooding, all utility penetrations are potential sources of water entry.
In assessing the vulnerability of water entry through utilities, consider the following questions:
■■The sealing of penetrations: When utilities enter the building, are the spaces around the conduits and
pipes properly sealed to prevent water entry?
■■The sealing of conduits: When conduits enter a building, are the spaces between cables within the
conduits sealed to prevent water entry?
■■Backflow prevention: For wet utilities, are measures in place to prevent floodwaters from entering the
building through piping systems?
■■Utility trenches: Are utility trenches provided with submarine doors or other methods that will
prevent floodwaters from migrating between buildings?
2.6.3.2 Electrical Utilities
Electrical utilities may be overhead or underground. Overhead utilities are inherently resistant to damage from
a design flood unless they are located below the DFE. When designed for submerged installations, the buried
portions of underground electrical utilities are also generally resistant to flood damage, but above-ground com-
ponents of underground electrical utilities such as below-grade electrical vaults, pad-mounted transformers,
pad-mounted switchgear, and electrical substations can be damaged by floods when located below the DFE.
Figure 2-15. Typical
systems in buildings
2-50 FLOODPROOFING NON-RESIDENTIAL BUILDINGS
2 DESIGN CONSIDERATIONS IN FLOODPROOFING
The following list summarizes the components of electrical utilities that may be damaged by flood inundation
when located below the DFE. These components should be considered when assessing flood vulnerabilities
associated with electric utilities.
■■Electrical substations
■■Pad-mounted transformers and other pad-mounted equipment (switchgear)
■■Live-front electrical equipment (i.e., equipment with exposed energized terminations) in underground
manholes
■■Cable terminations and splices not designed for submerged conditions
■■Underground transformer vaults
■■Meter centers
■■Electrical service equipment (switchboards in larger facilities, service panels in smaller facilities)
■■Network interface devices for communication utilities
■■Fire alarm master boxes below the DFE
2.6.3.3 Mechanical Utilities
Pressurized mechanical utilities such as domestic water services, fire suppression service, and fossil fuel services
are generally resistant to flooding. Some vulnerability to floodwater inundation may exist in above-ground
equipment such as pressure regulators and utility meters for natural gas lines. Occasionally pressurized systems
rely on electrically driven pumps to maintain system pressure. These systems can become vulnerable to flood-
water contamination if power is lost to electrically driven pumps. When system pressure is lost, pressurized
systems are often assumed to be contaminated, and “boil water before use” orders are given until the system
pressures can be restored and the systems can be decontaminated or disinfected.
Non-pressurized mechanical utilities such as gravity-draining sanitary sewers and gravity-draining storm
sewers generally are not damaged by slow-moving or riverine flooding. However, they can become conduits
that allow floodwaters to flow into a facility. Backflow prevention devices can reduce the potential for floodwa-
ters entering facilities through non-pressurized utilities. These devices, which are essentially check valves that
allow flows only in one direction, require periodic maintenance and testing to ensure they are functional and
will not obstruct normal flows.
2.6.3.4 Electrical Systems
Nearly all electrical systems in a facility below the DFE are vulnerable to flooding. Electrical wiring, communi-
cation equipment, fire alarm and security systems, and other electrical equipment are inherently vulnerable to
inundation unless specifically designed for submerged applications, and few electrical devices used in buildings
are designed to be submerged. Conduit systems should not be considered watertight, and although the exterior
sheaths of some electrical cables can resist water infiltration, they should not be considered 100 percent effec-
tive unless designed and installed for submerged applications. Sump pumps, underwater lighting fixtures, and
some sensing devices or transducers are possible exceptions, but these devices account for only a small percent-
age of the electrical equipment in a typical facility.
FLOODPROOFING NON-RESIDENTIAL BUILDINGS 2-51
2DESIGN CONSIDERATIONS IN FLOODPROOFING
2.6.3.5 Mechanical Systems
The vulnerability of mechanical systems to damage from flooding varies greatly. Pressurized piping such as
domestic water systems, chilled water piping systems, and hot water piping systems can generally be exposed
to flood inundation without significant damage. When flooding is saltwater flooding or when floodwaters are
corrosive, piping systems may need to be cleaned to prevent degradation. In pressurized systems, pumps and
controls can be damaged from floodwaters unless designed for submerged use.
Pipe insulation, particularly insulation that is not closed-cell foam, typically needs to be replaced after inunda-
tion. Any pipe insulation below the DFE should be considered vulnerable to flooding unless it is closed-cell
foam.
Forced-air distribution systems are particularly vulnerable to flood damage. The ducts are designed for air pres-
sures that are typically measured in inches or fractions of inches of water column and cannot resist hydrostatic
pressures from even small depths of floodwaters. Also, duct systems are rarely watertight, and floodwaters can
enter ducts, saturate internal insulation, contaminate duct systems, and lead to the formation of molds and
mildews that can significantly affect air quality. When contaminated, it is often more practical to remove and
replace submerged ducts system than to try to clean them particularly with insulated duct systems. Any ducts
below the DFE should be considered vulnerable to flooding.
Floodwaters may also enter exhaust vents that remove stale air from a building’s interior and intake vents that
provide fresh make-up air. Water can flow into clothes dryer vents and bathroom or kitchen exhaust vents if
the floodwater is higher than the exit locations on the building.
Boilers, chillers, domestic water heater, booster pumps, and HVAC controls are rarely designed for submerged
installation and will be damaged by floodwater inundation.
Fuel distribution and storage systems can be vulnerable to flooding. Although fuel distribution piping is a
closed pressurized system that is able to resist relatively high external and internal pressures, fuel tanks are
much less so and can be damaged by floodwaters. Fuel tanks are typically designed to resist only internal pres-
sures that result from the weight of the fuel stored within them and from filling operations. Tanks, unless
specifically designed for submerged conditions, can fail when exposed to the external pressures that result from
floodwater inundation. Tank failures can result from crushing pressures, which increase with the depth of
inundation, and from anchorage failures, which increase with the amount of floodwater displaced by the tank.
During Hurricane Sandy, many tanks located below grade were damaged when floodwaters filled basements.
All tanks below the DFE should be considered vulnerable unless they are designed to resist crushing pressures
and anchored to resist buoyancy.
In addition, fuel tanks are often located on the lowest floor of a building and pumps are installed to pump
fuel to equipment, such as emergency generators, located on upper floors. When pumps are located below the
DFE, they can be vulnerable to flooding. During vulnerability assessments, fuel pumps located below the DFE
along with their power and control wiring should be considered vulnerable unless designed for submerged use.
1
From:Rippe, Patricia <Patricia.Rippe@fema.dhs.gov>
Sent:Thursday, April 9, 2020 12:41 PM
To:Hannula, Hal
Cc:Gillespie, Julia
Subject:Live-Work Units, 1321 Garden Street
Attachments:P-936_sec2_508.pdf
Hi Hal,
San Luis Obispo has been assigned to me and Julia Gillespie. Julia is currently deployed to support the COVID-19 response.
Thanks for the question about multi use properties.
I understand that currently the live-work residence is in a Zone AO and the living/residential area is on the second floor above the
flood depth. Below the living area (ground floor) is a garage, access and limited storage. The proposal is to modify the ground
floor to include office space and a toilet room.
You asked a couple of questions:
1) In this case of a defined live-work unit, is the expansion of the floor area beyond parking, access, and limited storage for
office purposes acceptable.
a. Yes an office and toilet would be allowed if the structure is either floodproofed or elevated. Obviously, in this
situation you are considering floodproofing. FEMA regs related to the toilet: “New and replacement sanitary
sewage systems shall be designed to minimize or eliminate the infiltration of discharges from the systems into
floodwaters (44 CFR §60.3(a)(6)(i))”. A backflow preventer is needed.
2) If supported, should we consider the office areas as expanded and recognized non-residential uses such as storage or just
consider them as commercial like uses.
a. For floodplain management purposes multi-use structures are categorized as either residential or non-residential
based on the use of the ground floor. In this case the ground floor will be office use which is considered non-
residential. Floodproofing is allowed for non-residential structures. FEMA regs: “Within any Zone AO on the
community’s FIRM, all new construction and Substantial Improvement of nonresidential structures must (i) have
the lowest floor (including basement) elevated above the highest adjacent grade at least as high as the depth
number specified in feet on the community’s FIRM (at least 2 feet if no depth number is specified), or (ii)
together with attendant utility and sanitary facilities be completely floodproofed to that level to meet the
floodproofing standards specified in 44 §60.3(c)(3)(ii) and 60.3(c)(8)”.
3) They are proposing dry floodproofing and flood barriers to protect the office areas and access at the lower
floor. Although prudent, it seems like they would really need to construct all improvements at the lower office level with
flood-resistant construction rather than relying on flood protection at the exterior envelope.
a. If the work to convert the ground floor to office use meets the City’s Substantial Damage threshold (typically
50% of market value) then the building materials used below the BFE must be resistant to flood damage (44 CFR
§60.3(a) (3)(ii)). If this conversion is less than substantial improvement, then this is optional but prudent, to use
your words. FEMA would recommend this approach.
Please note that in order for dry floodproofing to achieve a favorable NFIP insurance rating, it must extend to the BFE + 1 foot of
freeboard.
I have attached a good document on floodproofing for your review. In addition, below are a couple of links to Technical Bulletins
on this subject:
1. Technical Bulletin 2, Flood Damage-Resistant Materials Requirements (2008). Provides guidance on the NFIP
regulations concerning the required use of flood-damage resistant construction materials for building components located
below the Base Flood Elevation in Special Flood Hazard Areas (both A and V zones).
https://www.fema.gov/media-library/assets/documents/2655
2. Technical Bulletin 3, Non-Residential Floodproofing - Requirements and Certification (1993). Provides guidance on the
NFIP regulations concerning watertight construction and the required certification for floodproofed non-residential
buildings in Zones A, AE, A1-A30, AR, AO, and AH whose lowest floors are below the Base Flood Elevation.
https://www.fema.gov/media-library/assets/documents/3473
2
If you have additional questions please email me.
Sincerely,
Patricia Rippe
Senior Floodplain Management Specialist
FEMA Region IX
1111 Broadway, Suite 1200
Oakland, CA 94607-4052
(510) 627-7015
Permit Register
Permits Issued
08/01/13 through 07/31/14
Permit Census
Status Appl # Received Permit # Issued Finaled Address
Description Type
Valuation
F 28179 06/10/14 28179 06/12/14 07/01/14 803 BASIL
TEMPORARY POWER POLE - (LOCATED AT 902 E
BAYLEAF)
F 27509 08/27/13 27509 08/27/13 09/06/13 2092 BEEBEE
ROOF - NEW SHEATHING FOR COMP SHINGLE B 434
$8,200
P 140608 07/08/14 28264 07/10/14 $2,500
REMOVE BARRIERS - ENLARGE DOORS & OPENINGS 5B 434
UNITS
P 131067 11/07/13 27669 11/07/13 130 BROAD
BATHROOM REMODEL, REPLACE SHOWER WITH TILE BMEP 434
$16,000
SHOWER, TANKLESS WATER HEATER
F 27771 09/12/13 27771 12/27/13 03/12/14 1040 BROAD
OCCUPANT LOAD CHANGE FROM UNCONCENTRATED TO B 437
$10,000
CONCENTRATED
P 130845 09/04/13 27527 09/04/13 1301 BROAD
SIGN - FREE STANDING MEDALLION MORTGAGE S
P 130979 10/11/13 27616 10/11/13 1370 BROAD
ELECTRICAL SERVICE UPGRADE - RESIDENTIAL E
F 28254 07/07/14 28254 07/07/14 07/16/14 183 BROOK
ROOF - NEW SHEATHING FOR COMP SHINGLE B 434
$7,200
P 140230 03/25/14 27969 03/25/14 256 BUCHON
ELECTRICAL SERVICE UPGRADE - RESIDENTIAL ANDE
ADD HOUSE PANEL FOR FIRST FLOOR STORAGE
F 27696 09/20/13 27696 11/19/13 01/24/14 285 BUCHON
TI FOR CYCLE TRIBE FITNESS STUDIO(MINOR EXT B 437
$5,000
SITE MOD INCLUDING PARKING & TRASH
ENCLOSURE)
F 27716 11/08/13 27716 11/26/13 01/15/14 1205 CALLE
JOAQUIN AG IRRIGATION WATER STORAGE TANK BP 437
$10,000
P 131003 10/21/13 27630 10/21/13 1423 CALLE
JOAQUIN INSTALL(8)AUTOMOBILE LIFTS IN EXISTING BE 437
$25,000
SERVICE BUILDING
P 140159 03/05/14 27959 03/17/14 1423 CALLE
JOAQUIN SIGN-FREE STANDING (2) (5) WALL SIGNS - S
ALFANO MERCEDES-BENZ
P 140018 01/07/14 27797 01/07/14 1433 CALLE
JOAQUIN SIGN - WALL FOR MOTEL 6 S
P 140650 07/18/14 28291 07/18/14 196 CASA
SEWER LINE REPLACEMENT P
P 130673 07/15/13 27454 08/01/13 199 CHORRO
ELECTRICAL SERVICE UPGRADE - RESIDENTIAL E
F 28288 07/17/14 28288 07/17/14 07/25/14 378 CHORRO
ROOF - NEW SHEATHING FOR COMP SHINGLE B 434
P 130973 10/10/13 27874 02/07/14 1023 CHORRO
* FIRE-KITCHEN HOOD SYSTEMS MF
F 27872 02/06/14 27872 02/06/14 04/30/14 1035 CHORRO
SIGN - WALL WHICH WICH SANDWICH S
F 28029 12/20/13 28029 04/11/14 05/27/14 1035 CHORRO
COMMERCIAL TI FOR WHICH WICH - FIRST TENANT BMEP 437
$150,000
IN URM BUILDING
P 140209 03/20/14 28002 04/04/14 1039 CHORRO
TI FOR HAVEN PROPERTIES (NEW LIGHTING AND BMEP 437
$10,000
NEW PARTITION)
F 28148 04/10/14 28148 05/28/14 08/20/14 1127 CHORRO
FIRE SPRINKLER SYSTEM FM
F 27788 10/18/13 27788 01/02/14 01/31/14 1235 CHORRO
TENANT IMPROVEMENT FOR CHASE BANK BMEP 437
$73,849
P 140075 02/03/14 27863 02/03/14 1347 CHORRO
A ROOF - NEW SHEATHING FOR COMP SHINGLE B 434
F 28028 04/11/14 28028 04/11/14 05/07/14 1349 CHORRO
WALL SIGN (WILDER FLORAL CO.) S
P 130809 08/22/13 27577 09/23/13 1005 COURT
310 SIGN - WALL - COATES & COATES S
P 140137 02/26/14 28104 05/07/14 321 CUESTA
PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
P 140040 01/17/14 27824 01/17/14 520 DANA
BARRIER REMOVAL AT FRONT ENTRANCE - ODD BMEP 437
$1,500
FELLOWS HALL
09/22/14
Page No. 1
Permit Register
Permits Issued
08/01/13 through 07/31/14
Permit Census
Status Appl # Received Permit # Issued Finaled Address
Description Type
Valuation
P 140021 01/08/14 27817 01/14/14 1129 GARDEN
EGRESS GATE TO ASSEMBLY PATIO B 437
$1,000
F 27724 12/03/13 27724 12/03/13 04/15/14 1129 GARDEN
SIGN - WALL FOR FROMAGERIE SOPHIA S
F 27601 08/21/13 27601 10/02/13 01/07/14 $23,500
100 TI FOR SCOUT COFFEE COMPANY (URM) BMEP 437
F 27654 09/06/13 27654 10/29/13 03/24/14 1133 GARDEN
TI FOR DOWNTOWN BOBA BMEP 437
$18,000
F 27891 02/13/14 27891 02/13/14 03/24/14 1133 GARDEN
SIGN - WALL - DOWNTOWN BOBA S
F 28281 05/13/14 28281 07/16/14 09/15/14 1303 GARDEN
DINING ROOM & COVERED PATIO ADDITION, BEP 434
$23,032
MISCELLANEOUS INTERIOR ELECTRICAL
F 27781 12/30/13 27781 12/30/13 03/26/14 1319 GARDEN
KITCHEN REMODEL, DRY ROT REPAIR, ELECTRIC BMEP 434
$30,000
PANEL UPGRADE
P 121035 07/01/12 27787 01/02/14 1321 GARDEN
SINGLE FAMILY RESIDENCE W/GARAGE @ GARDEN BEMPF 101
$341,473
GREEN
F 121036 07/01/12 27486 08/15/13 08/21/14 1325 GARDEN
TRIPLEX - 1325, 1327 AND 1329 GARDEN GREEN BEMPF 104
$851,010
F 27848 01/29/14 27848 01/29/14 02/19/14 1326 GARDEN
RELOCATE EXISTING EXTERIOR LIGHTING ON E
$950
EXISTING CHURCH.
F 140557 06/24/14 28287 07/17/14 08/21/14 1327 GARDEN
PLAN REVISIONS TO ADD 30 S.F. TO 1327 GARDENB 434
$3,689
P 130757 08/07/13 27798 01/08/14 75 HIGUERA
REPLACE WINDOWS - LARGER SIZE WINDOWS BMEP 437
$22,000
P 140345 04/25/14 28216 06/24/14 $30,000
SECOND FLOOR DECK ADDITION, 270 SF BE 437
P 140633 07/11/14 28275 07/14/14 309 HIGUERA
DEMOLISH NON-RESIDENTIAL NON-STRUCTURAL D 649
INTERIOR
P 140394 05/14/14 28140 05/22/14 599 HIGUERA
A T.I FOR CENTURY 21 B 437
$15,000
F 27784 01/02/14 27784 01/02/14 01/15/14 672 HIGUERA
310 TI FOR YOGA STUDIO, INC BE 437
$1,500
P 140264 04/03/14 28222 06/25/14 685 HIGUERA
TI FOR KREUZBERG-REMODEL MENS & WOMENS BMEP 437
$20,000
RESTROOMS, ADD DINING ROOM SEPARATION WALL
F 28294 07/21/14 28294 07/21/14 07/30/14 728 HIGUERA
GAS LINE REPLACEMENT P
F 27762 12/20/13 27762 12/20/13 01/21/14 733 HIGUERA
SIGN - WALL - STOLLY'S ON THE ALLEY S
P 130624 06/25/13 27515 08/29/13 736 HIGUERA
INTERIOR & EXTERIOR DEMOLITION PRIOR TO B
TENANT IMPROVEMENTS
P 140383 05/09/14 28113 05/12/14 766 HIGUERA
SIGN - WALL - CELADON HOUSE S
P 140242 03/27/14 27982 03/27/14 779 HIGUERA
2 ROOFTOP HVAC UNITS REPLACE LIKE FOR LIKE M
F 27730 12/05/13 27730 12/05/13 12/27/13 779 HIGUERA
SIGN - WALL S
P 131081 11/13/13 27689 11/15/13 781 HIGUERA
TI FOR THE RITUAL BP 437
$2,000
P 140063 01/29/14 27851 01/30/14 849 HIGUERA
AUTOMATIC POWER-ASSISTED ENTRY DOOR AT E
WINEMAN LOBBY
P 140626 07/10/14 28269 07/10/14 851 HIGUERA
COMMERCIAL ALTERATION OR ADDITION BMEP 437
$1,000
P 140156 03/05/14 27967 03/21/14 857 HIGUERA
COMMERCIAL ALTERATION REVISED SEATING B 437
$1,000
LAY-OUT AT EXISTING RESTAURANT
09/22/14
Page No. 2
Permit Register
Permits Issued
08/01/13 through 07/31/14
Permit Census
Status Appl # Received Permit # Issued Finaled Address
Description Type
Valuation
P 140166 03/06/14 27934 03/12/14 857 HIGUERA
SIGN - WALL - THE NAKED FISH S
F 27764 12/20/13 27764 12/20/13 01/23/14 860 HIGUERA
SIGN - WALL S
F 27538 06/05/13 27538 09/09/13 01/24/14 860 HIGUERA
TI FOR DOC BURNSTEIN'S ICE CREAM LAB BMEP 434
$150,000
P 140336 04/22/14 28215 06/24/14 $150,000
STRUCTURAL STRENGTHENING BMEP 437
P 140539 06/20/14 28208 06/20/14 1011
HIGUERA COMMERCIAL ALTERATION OR ADDITION--REPAIR B 437
$2,500
PORTION OF RET WALL
P 130645 07/02/13 27545 09/12/13 11175 LOVR
REMOVE 6 ANTENNAS/INSTALL 3 NEW PANEL BMEP 437
$10,000
ANTENNA AND CABINETS
P 130837 08/30/13 28209 06/23/14 11990 LOVR
RECYCLING CENTER BE 437
$12,000
F 28207 06/20/14 28207 06/20/14 08/25/14 12330 LOVR
LEASE HOLD IMPROVEMENTS-DEMISING WALL & BE 437
$12,000
ELECTRICAL
P 130985 10/15/13 27807 01/10/14 100 MADONNA
NEW RESTROOM BUILDING ACROSS FROM BMEP 437
$20,000
TENNIS/BASKETBALL COURTS
P 130879 09/13/13 27815 01/14/14 333 MADONNA
MODIFICATION TO EXIST CELL SITE BMEP 437
$70,000
F 140360 05/02/14 28094 05/02/14 08/07/14 1213
MARINERS REMODEL INTERIOR, RESTUCCO, REPLACE BMEP 434
$45,000
FIXTURES, REPLACE WINDOWS & DOORS
F 27832 01/24/14 27832 01/24/14 02/21/14 339 MARSH
GAS FIREPLACE INSTALLATION WITHIN RESIDENCE BP 434
P 131156 11/26/13 27715 11/26/13 345 MARSH
SIGN - FREE STANDING - AVENUE INN S
F 27929 11/08/13 27929 03/10/14 08/27/14 345 MARSH
REMOVE WALL HEATERS & REPLACE WITH P-TAX ME
SYSTEM, UPGRADE ELECTRIC SERVICE (2) TO 400
AMPS
P 130613 06/21/13 27562 09/17/13 345 MARSH
COMMERCIAL RENOVATION, ADA UPGRADES & ADD 45BMEP 437
$150,000
SF
P 130913 09/23/13 27871 02/06/14 536 MARSH
RESTROOM REMODEL @ JACK HOUSE BMEP 437
F 28025 02/21/14 28025 04/11/14 06/11/14 575 MARSH
TI FOR PARLOUR SALON BMEP 437
$34,897
F 27606 08/27/13 27606 10/04/13 01/15/14 742 MARSH
LEASE HOLD IMPROVEMENTS BMEP 437
$45,700
F 28073 03/19/14 28073 04/24/14 05/19/14 742 MARSH
TI FOR BLUEBIRD SAL0N BMEP 437
$75,000
P 140362 05/05/14 28231 06/30/14 774 MARSH
RETURN HISTORICAL BUILDING TO HISTORICAL USEBMEP 437
$50,000
(4 RES. UNITS AND OFFICES), REPLACE WINDOWS
F 27546 09/12/13 27546 09/12/13 09/20/13 790 MARSH
A LEASE HOLD IMPROVEMENTS LIGHTING & DUCTING BMEP 437
$2,500
F 28110 02/19/14 28110 05/09/14 07/17/14 837 MARSH
LIGHTING FIXTURE REPLACEMENT BMEP 437
P 140124 02/20/14 27974 03/25/14 859 MARSH
AT&T - INSTALL NEW WIRELESS EQUIPMENT BMEP 437
$5,000
F 27554 09/13/13 27554 09/13/13 10/01/13 859 MARSH
SEWER LINE REPLACEMENT - TRENCHLESS P
F 28280 07/15/14 28280 07/15/14 09/05/14 888 MARSH
FAU INSTALLATION M
P 140331 04/22/14 28230 06/27/14 1147 MARSH
LEASE HOLD IMPROVEMENT BMEP 437
$20,000
P 140333 04/22/14 28069 04/22/14 1157 MARSH
NON-RESIDENTIAL INTERIOR DEMO D 649
09/22/14
Page No. 3
Permit Register
Permits Issued
08/01/13 through 07/31/14
Permit Census
Status Appl # Received Permit # Issued Finaled Address
Description Type
Valuation
P 140499 06/12/14 28180 06/12/14 1157 MARSH
INTERIOR REMODEL BMEP 437
$12,000
F 27878 02/10/14 27878 02/10/14 03/21/14 $9,000
NEW DECK AND ROOF OVERHANG - 78 SF B 434
P 140079 02/06/14 27905 02/24/14 843 MISSION
DEMOLISH GARAGE D 645
P 131153 11/26/13 27906 02/24/14 847 MISSION
NEW GARAGE WITH SDU ABOVE & DECK BMEPF 434
$77,625
F 27491 08/20/13 27491 08/20/13 09/16/13 856 MISSION
WATER HEATER REPLACEMENT P
F 28103 05/02/14 28103 05/07/14 06/17/14 960
MONTALBAN PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
P 131027 10/25/13 27811 01/13/14 955
MONTEREY CELL SITE - REMOVE/INSTALL 3 ANTENNAS, 1 BMEP 437
$10,000
CABINET & 1 GPS
P 131152 11/26/13 27734 12/09/13 974
MONTEREY SIGN - WALL - WET SEAL S
P 131175 12/05/13 27901 02/20/14 974
MONTEREY FLOOD PROOFING UPGRADE B 437
$2,500
F 27664 08/23/13 27664 11/04/13 12/13/13 974
MONTEREY TENANT IMPROVEMENT FOR WET SEAL BMEP 437
$120,000
P 130896 09/18/13 27569 09/18/13 1023
MONTEREY SIGN - WALL - AISURU S
P 131132 11/20/13 28265 07/10/14 1100
MONTEREY 210 SAN LUIS DIAGNOSTIC-CONVERSION TO OSHPOD 3 BMEP 437
$150,000
P 131089 11/14/13 28266 07/10/14 1100
MONTEREY 210 MINOR INTERIOR REMODEL ADMIN/UTILITY/JANITORBEP 437
$26,000
ROOM (NON-OSHPD 3)
F 28319 07/28/14 28319 07/28/14 07/30/14 1631
MONTEREY REPLACE EXISTING GREASE TRAP P
P 140068 01/30/14 28166 06/09/14 1128 MORRO
REMOVE EXISTING HAZARDOUS AWNING AND INSTALLBE 437
$4,150
NEW COMPLIANT AWNING
P 140006 01/03/14 28018 04/09/14 $1,000
T.I. FOR ART BAR (ART CLASSES WITH WINE BMEP 437
SERVICE). ADDING DOOR FOR ACCESSIBILITY AND
SINK.
F 27992 01/28/14 27992 04/02/14 07/14/14 1144 MORRO
T.I. FOR HERITAGE OAKS BANK BMEP 437
$797,000
P 27761 12/16/13 27761 12/19/13 1144 MORRO
INTERIOR DEMO D 649
P 140532 06/19/14 28203 06/19/14 1144 MORRO
SIGN - WALL (3) MONUMENT (3) - HERITAGE OAKSS
BANK
F 28132 03/31/14 28132 05/19/14 07/14/14 1144 MORRO
EXTERIOR FACADE REMODEL AND REPLACE EXISTINGBMEP 437
$75,000
CANOPY WITH NEW.
F 27958 03/14/14 27958 03/14/14 06/19/14 1144 MORRO
INTERIM PERMIT FOR INTERIOR NON-BEARING BMEP 437
PARTITIONS TO CONT WORK PRIOR TO ACTUAL
PERMIT
P 130863 09/10/13 27542 09/10/13 750
MOUNTAIN VIEW A WATER HEATER REPLACEMENT P
F 28081 03/17/14 28081 04/28/14 09/11/14 844 MURRAY
NEW FOOTINGS AND CONC SLAB INSTALL NEW HARDYBMEP 434
$12,000
FRAME AT GARAGE DOOR OPENING
F 27610 10/04/13 27610 10/08/13 10/16/13 851 MURRAY
REMOVE MASONRY FIREPLACE & CHIMNEY, IN PREP BMEP 434
$7,000
FOR GAS STOVE
F 28247 05/06/14 28247 07/03/14 09/12/14 13 MUSTANG
REMOVE/REMODEL UNPERMITTED WORK BMEP 434
$10,000
P 131285 12/30/13 27780 12/30/13 110 MUSTANG
105 DECK REPAIR BLDG 105 BMEP 434
$70,000
09/22/14
Page No. 4
Permit Register
Permits Issued
08/01/13 through 07/31/14
Permit Census
Status Appl # Received Permit # Issued Finaled Address
Description Type
Valuation
P 131286 12/30/13 27779 12/30/13 110 MUSTANG
107 DECK REPAIR BLDG 107 BMEP 434
$70,000
P 131284 12/30/13 27778 12/30/13 $70,000
114 DECK REPAIR BLDG 114 BMEP 434
F 28246 05/06/14 28246 07/03/14 09/12/14 118 MUSTANG
REMOVE/REMODEL UNPERMITTED WORK BMEP 434
$10,000
P 131176 12/05/13 28167 06/09/14 979 OSOS
REPLACE EXTERIOR STAIRS AS "BARRIER REMOVAL"BMEP 437
$20,000
AND CONSTRUCT ACCESSIBLE STAIRS.
F 27721 09/23/13 27721 12/02/13 06/24/14 1350 OSOS
ADD TWO WALL OPENINGS WITH FIRE-RATED BMEP 437
$10,000
ROLLING COUNTER DOORS
F 27697 08/12/13 27697 11/20/13 12/12/13 669 PACIFIC
MODFICATION TO EXISTING T-MOBILE WIRELESS - BMEP 437
$10,000
REPLACE EQUIPMENT
P 140291 04/11/14 28026 04/11/14 863 PACIFIC
SITE PREP RETAINING WALL 863 & 867 PACIFIC BMEP 437
$100,000
P 131166 12/03/13 28136 05/21/14 871 PACIFIC
NEW 4-PLEX CONDO UNITS @ REAR,RET WALL,TRASHBEMPF 104
$671,841
ENC. 871,873,875,877 PACIFIC STREET
P 131240 12/19/13 27752 12/19/13 1055
PACIFIC BATH ROOM & LAUNDRY ALTERATIONS BMEP 434
P 140103 02/12/14 27890 02/13/14 1185
PACIFIC NEW SHEATHING FOR WOOD SHINGLE CLASS A B 434
ROOFING
P 130620 06/24/13 27861 01/31/14 280 PISMO
FULL STRENGTHENING OF URM - SEISMIC RETROFITBMEP 437
$100,000
P 131264 12/27/13 27770 12/27/13 340 PISMO
RESIDENTIAL ALTERATION OR ADDITION B 434
$2,000
P 130745 08/01/13 27738 12/10/13 $550,000
NEW 4-PLEX RESIDENCE - NO GARAGE (REPLACING BMEPF 105
FIRE DAMAGED 4-PLEX)
P 130783 08/14/13 27540 09/10/13 729 PISMO
DEMOLISH RESIDENTIAL 4-PLEX BUILDING DE 645
P 140305 04/15/14 28061 04/15/14 969 PISMO
ROOF - NEW SHEATHING FOR COMP SHINGLE (LIKE B 434
FOR LIKE - IN KIND)
F 27866 01/21/14 27866 02/04/14 03/11/14 1050 PISMO
PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
F 27887 02/13/14 27887 02/13/14 03/07/14 1050 PISMO
ELECTRICAL SERVICE UPGRADE - RESIDENTIAL E
F 27852 12/17/13 27852 01/31/14 02/19/14 4453
POINSETTIA PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
P 130789 08/16/13 27930 03/10/14 79 PRADO
NEW OFFICE BUILDING BMEPF 324
$350,000
P 121046 12/20/12 27514 08/29/13 392 PRADO
WATER SERVICE UPGRADE AND WORK ORDER - P
RECYCLED WATER, MEDIAN LANDSCAPE
F 27936 12/23/13 27936 03/12/14 08/13/14 313 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 4R BEMPF 101
$260,768
(CRAFTSMAN) LOT 17 STOCK REPEAT
F 27937 12/23/13 27937 03/12/14 09/05/14 314 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 8R BEMPF 101
$311,900
(SPANISH) LOT 15 STOCK REPEAT
F 27938 12/23/13 27938 03/12/14 08/13/14 317 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 1R BEMPF 101
$221,131
(BUNGALO) LOT 18 STOCK REPEAT
P 131090 12/23/13 27939 03/12/14 318 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 7 BEMPF 101
$272,270
(BUNGALO) LOT 14 STOCK REPEAT
P 140214 03/21/14 28031 04/14/14 321 SAGE
PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
09/22/14
Page No. 5
Permit Register
Permits Issued
08/01/13 through 07/31/14
Permit Census
Status Appl # Received Permit # Issued Finaled Address
Description Type
Valuation
F 131097 12/23/13 27940 03/12/14 08/15/14 321 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 5R BEMPF 101
$264,349
(CRAFTSMAN) LOT 19 STOCK REPEAT
P 131092 12/23/13 27941 03/12/14 $231,314
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 2R BEMPF 101
(CRAFTSMAN) LOT 13 STOCK REPEAT
P 140200 03/19/14 28033 04/14/14 325 SAGE
PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
F 27942 12/23/13 27942 03/12/14 08/13/14 325 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 4 BEMPF 101
$259,970
(MISSION) LOT 20 STOCK REPEAT
P 140196 03/18/14 28035 04/14/14 329 SAGE
PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
F 27944 12/23/13 27944 03/12/14 08/28/14 329 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 6 BEMPF 101
$276,008
(BUNGALO) LOT 21 STOCK REPEAT
F 27945 11/14/13 27945 03/12/14 08/28/14 333 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 3 BEMPF 101
$249,010
(CRAFTSMAN) LOT 22 STOCK REPEAT
P 140217 03/21/14 28036 04/14/14 333 SAGE
PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
P 131114 12/23/13 27946 03/13/14 336 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 7R BEMPF 101
$272,020
(CRAFTSMAN) LOT 11 STOCK REPEAT
P 131106 12/23/13 27947 03/13/14 337 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 6R BEMPF 101
$276,008
(CRAFTSMAN) LOT 23 STOCK REPEAT
P 140201 03/19/14 28038 04/14/14 337 SAGE
PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
P 131102 12/23/13 27948 03/13/14 340 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 2 BEMPF 101
$231,314
(SPANISH) LOT 10 STOCK REPEAT
P 131101 12/23/13 27949 03/13/14 343 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 1R BEMPF 101
$219,387
(CRAFTSMAN) LOT 24 STOCK REPEAT
P 131109 12/23/13 27950 03/13/14 344 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 3 BEMPF 101
$249,010
(BUNGALOW) LOT 9 STOCK REPEAT
P 131105 11/14/13 27951 03/13/14 $276,008
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 6R BEMPF 101
(SPANISH) LOT 25 STOCK REPEAT
P 131108 12/23/13 27952 03/13/14 350 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 7 BEMPF 101
$272,020
(SPANISH) LOT 8 STOCK REPEAT
P 131104 11/14/13 27953 03/13/14 353 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 4 BEMPF 101
$261,491
(BUNGALOW) LOT 26 STOCK REPEAT
P 131103 12/23/13 27955 03/13/14 357 SAGE
SINGLE FAMILY RESIDENCE W/GARAGE TYPE 3 BEMPF 101
$249,010
(CRAFTSMAN) LOT 27 STOCK REPEAT
F 27900 12/03/13 27900 02/20/14 07/21/14 1740 SAN
LUIS UNCONDITIONED PATIO ROOM ROOF & WALL BE 434
$18,000
RECONSTRUCTION
F 28302 07/03/14 28302 07/23/14 07/29/14 1760 SAN
LUIS PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
F 28012 03/26/14 28012 04/07/14 04/17/14 1778 SAN
LUIS PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
P 130671 07/12/13 27518 08/30/13 1843 SAN
LUIS NEW LANDSCAPING, DRIVEWAY, BACKYARD BMEP 434
P 140526 06/18/14 28220 06/24/14 1872 SAN
LUIS NEW SINGLE FAMILY RESIDENCE WITH ATTACHED BMEPF 101 645
$450,000
09/22/14
Page No. 6
Permit Register
Permits Issued
08/01/13 through 07/31/14
Permit Census
Status Appl # Received Permit # Issued Finaled Address
Description Type
Valuation
GARAGE, REVISED PLAN, NEW SCOPE FROM #28133
F 27574 07/02/13 27574 09/19/13 09/27/13 190 SANTA
ROSA MODIFY EXISTING CELL SITE - T-MOBILE REPLACEBMEP 437
$10,000
6 AIR21 ANTENNAS
P 120551 07/06/12 28152 05/29/14 190 SANTA
ROSA NEW SKATE PARK BMEP 437
F 27816 08/07/13 27816 01/14/14 05/29/14
$10,000OSA CELL SITE MODIFICATION - AT & T, 6 NEW PANELBMEP 437
ANTENAS & 3 NEW PIPE MOUNT RRU'S
F 28065 10/04/13 28065 04/17/14 06/11/14 190 SANTA
ROSA REPLACE PLAYGROUND EQUIPMENT BMEP 437
F 27985 03/31/14 27985 03/31/14 04/21/14 303
TASSAJARA N SEWER LINE REPLACEMENT P
F 27600 10/02/13 27600 10/02/13 11/22/13 988 VISTA
COLLADOS PHOTOVOLTAIC SYSTEM - ROOF MOUNTED E
F 27695 11/19/13 27695 11/19/13 09/11/14 1205 VISTA
LAGO CONVERT PORTION OF GARAGE TO LAUNDRY ROOM BP 434
$2,000
Total items listed 163
09/22/14
Page No. 7
-0"32'-0"2'-0"1'-812"1'-812"1'-10"4'-9"6'-2"7'-3"24'-0"8'-0"19'-0"1'-8"2'-0"7'-0"1'-0"6'-0"1'-0"3'-0"9'-0"2'-0"1'-0"3'-5"1'-2"3'-5"1'-0"1'-0"
4'-4"1'-0"4'-0"
4'-4"5'-4"3'-4"2'-8"
Up to 2nd Story
15T@11"=13'-9" Run
16R@7.5"=10'-0" Rise
7'-2"SolidWasteStorageArea3' x 8'4'-11"
4'-7"2'-0"7'-3"4"1112"11'-10"
4'-0"6'-6"3'-4"3'-912"3'-212"2'-9"5'-7"3'-0"4'-5"4'-8"3'-0"16"2'-8"2'-6"1B1C1E1F1G01 11 F1 typ01 11 W208 14 D301 11 W108 14 D201 11 A101 11 W422 41 B122 41 D122 41 C122 41 C101 11 A122 41 D101 11 W508 14 D114 24 F114 24 F201 11 A122 41 A707 71 D107 71 D107 71 G207 71 G207 71 G207 71 G207 71 G201 11 W723 01 A2typ23 01 A2 typ08 50 A22x4 Wd Stud @ 16" o.c. w/ 58" gypsum both sides w/fiberglasssound attenuation batts (SAB) @ all interior walls for sounddampening; refer to structural for wall anchorage2x6 Wd Stud @ 16" o.c.; refer to structural for wallanchoragexInterior - 58" gypsum ea. side w/fiberglass soundattenuation batts (SAB) @ all interior walls for sounddampening. See to 1.1/A-4.1 for STC 50 1hr fire ratedwallxExterior - 78" Stucco, smooth trowled finish on self furringmetal lath over TYVEK Stucco Wrap over plywoodwhere indicated by structural (extend plywd or furringstrips over openings & to corners & as required to avoidsurface offsets) with 58" gypsum interior side andR-21batt insulation. Refer to A-2.1-A-2.4 Elevations forlocation of Brick Veneer over Stucco base. Refer todetails 1.2/A-4.1 for STC rating & 1.3/A-4.1 for fire rating.Wall assembly separating dwelling from garage shall have >12" gypsum (or equal) applied to the garage side.1 hr Fire rated wall assembly, 1 hr rated floor & ceilingassemblyA-1.1First Floor Plan10128a-1.1 first floor plan.dwg----Lofts on Garden750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401bldg-0330-2022--------1321 & 1323 Garden StSan Luis ObispoCa93401May 31 202511/4" = 1'-0"1st Floor PlanSCALE: 1/4" = 1'-0"2'4'08'2022-01-28 / Building Permit SubmittalWALL LEGEND2023-09-25 / Bldg Pmt PC Respn2024-03-12 / Bldg Pmt PC#2 Respn2025-03-19/Rev Office to Br Suites, omitgarage opngs., Enlarge Entrance FoyerR1R1R1REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 A1 -FLOOR & CEILING ASSEMBLIES SEPERATING DWELLING UNITS INTWO-FAMILY DWELLINGS SHALL BE 1 HR FIRE RATED PER CRC302.3, SEE 2.1/A-4.1 TYP.; SUPPORTING STRUCTURE FOR THESEASSEMBLIES SHALL HAVE AN EQUAL OR GREATERFIRE-RESISTANCE RATING, SEE 1.1&1.2/A-4.1 TYP.01 11 F1 -LINE OF FLOOR ABOVE01 11 L1 -44" LANDING IN THE DIRECTION OF TRAVEL, 1/2" MAX BELOWDOOR THRESHOLD01 11 W1 -WALL ASSEMBLIES SEPERATING DWELLING UNITS IN TWO-FAMILYDWELLINGS SHALL BE 1 HR FIRE RATED PER CRC 302.3, ANDSHALL HAVE AN STC RATING OF NOT LESS THAN 50 TYP.01 11 W2 -WALL ASSEMBLIE SEPERATING DWELLING FROM GARAGE SHALLBE NOT LESS THAN 1/2-INCH GYPSUM BOARD OR EQUIVALENTAPPLIED TO THE GARAGE SIDE PER CRC R302.5 & R302.601 11 W4 -LINE OF WALL ABOVE, TYP01 11 W5 -ELEVATOR SHAFT WALL ASSEMBLIES CONNECTING LESS THAN 4STORIES SHALL BE 1 HOUR FIRE RATED PER CBC 713.401 11 W7 -MAINTAIN CONTINUITY OF FIRE RATING AT PORTIONS OF WALLABOVE/BEYOND THE EXTENT OF THE ALCOVE, TYP.DIVISION 07 - THERMAL AND MOISTURE PROTECTION07 71 D1 -26 GA GALV METAL RECTANGULAR 2 X 3 RAINWATERDOWNSPOUT PAINTED BLACK, TYP.07 71 G2 -26GA GALVANIZED STEEL ROUND DOWNSPOUT PAINTED TOMATCH EXTERIORDIVISION 08 - OPENINGS08 14 D1 -1 HOUR RATED SELF-CLOSING OR AUTOMATIC CLOSING DOORAND OPENING08 14 D2 -20 MIN. FIRE RATED, SELF CLOSING, TIGHT FITTING DOOR08 14 D3 -FIRE RATING EQUAL TO WALL ASSEMBLIE, SELF CLOSING, TIGHTFITTING DOOR08 50 A2 -WINDOW SHALL MEET EMERGENCY EGRESS REQUIREMENTS PERCBC SECTION 310.2. PROVIDE MIN. NET CLEAR OPENING OF 5.7SQ FT WITH 24" MIN CLEAR HT. AND 20" MIN CLR. WIDTH WITH THEBOTTOM OF OPENING @ 44" MAX. HT. ABOVE THE FLOOR.DIVISION 14 - CONVEYING EQUIPMENT14 24 F1 -ELEVATOR EQUIPMENT SHALL BE INSTALLED ABOVE THE BFE(200.79') AND SHAL COMPLY WITH FEMA TECHNICAL BULLETIN 4.EQUIPMENT SHALL BE INSTALLED ON A CONCRETE PEDESTAL ANDPER MANUFACTURERS INSTRUCTIONS14 24 F2 -ELEVATOR TO COMPLY WITH FEMA TECHNICAL BULLETIN 4DIVISION 22 - PLUMBING22 41 A7 -SHOWERS OR SHOWER-TUB, INDIVIDUAL CONTROL VALVES OFTHE PRESSURE BALANCE, THERMOSTATIC, OR COMBINATIONPRESSURE BALANCE/THERMOSTATIC MIXING VALVE TYPE THATPROVIDE SCALD AND THERMAL SHOCK PROTECTION22 41 B1 -SHOWERHEAD & CONTROLS AS SELECTED BY OWNER, THECOMBINED FLOW RATE OF ALL SHOWERHEADS AND OTHEROUTLETS SHALL NOT EXCEED 1.8 GAL PER MINUTE AT 80 PSI22 41 C1 -WATER CLOSET AS SELECTED BY OWNER: THE EFFECTIVE FLUSHVOLUME SHALL NOT EXCEED 1.28 GAL PER FLUSH; TANK TYPEWATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCECRITERIA OF THE US EPA WATERSENSE SPECIFICATION FOR TANKTYPE TOILETS22 41 D1 -LAVATORY, UNDER COUNTER MOUNT; 1.2 GPM AT 60 PSI MAXAND 0.8 GPM AT 20 PSI MIN. FLOW FAUCET; COORDINATEW/OWNER ON SELECTIONDIVISION 23 - HEATING, VENTILATING, AND AIR-CONDITIONING (HVAC)23 01 A2 -WALL MOUNT HVAC UNITS, REFER TO ELECTRICAL/MECHANICALPLANS April 3, 2025November 1, 201 November 2, 201 November 6, 201 November 8, 201 REVIEWED AS REVISEDCity of San Luis ObispoBuilding & Safety Division
C11:48 (14"/Ft)07 50 C11:48 (14"/Ft)07 50 C11:48 (14"/Ft)07 50 C11:48 (14"/Ft)07 50 C1 1:48 (14"/Ft)07 50 C1 1:48 (14"/Ft)07 50 C107 71 D107 71 D107 71 G207 71 G207 71 G207 71 G207 71 G207 71 A307 24 D112"12"3'-0"3'-0"2'-2"1'-5"3'-0"2'-0"1'-0"4'-3"2'-0"1'-2"6'-8"2'-8"22 41 A806 41 A12'-0"1'-6"2'-6"2'-0"4'-0"4'-6"4'-0"5'-1" min. clr.Elevator Hoistway EQ20'-8"REFDWWine Stor.2A2B2C2D2E2F2AE2AF2AG2T2AK2AL2Z2AC2O2AM2AB2AAabv.abv.9'-0"23'-0"2'-0"3'-4"5'-0"4'-0"6'-0"
31'-0"6'-0"3'-0"
1'-61
2"
12t @ 11" = 11'-0"5'-9"6'-3"01 11 W1Dn to 2nd Flr
13R@7.38"=8.0'
18'-0"
10'-0"6'-51
2"2Y1'-0"
3'-81
2"2'-9"3'-3"6'-0"22 41 D111 31 V122 41 C122 41 B13'-31
2"2Z2'-4"8'-4"9'-61
2"01 11 W11'-51
2"2'-0"08 50 A222 41 A72'-8"9'-0"4'-0"2AC11 31 L14'-0"07 71 G2, typ.07 71 D107 71 G22x4 Wd Stud @ 16" o.c. w/ 58" gypsum both sides w/fiberglasssound attenuation batts (SAB) @ all interior walls for sounddampening; refer to structural for wall anchorage2x6 Wd Stud @ 16" o.c.; refer to structural for wallanchoragexInterior - 58" gypsum ea. side w/fiberglass soundattenuation batts (SAB) @ all interior walls for sounddampening. See to 1.1/A-4.1 for STC 50 1hr fire ratedwallxExterior - 78" Stucco, smooth trowled finish on self furringmetal lath over TYVEK Stucco Wrap over plywoodwhere indicated by structural (extend plywd or furringstrips over openings & to corners & as required to avoidsurface offsets) with 58" gypsum interior side andR-21batt insulation. Refer to A-2.1-A-2.4 Elevations forlocation of Brick Veneer over Stucco base. Refer todetails 1.2/A-4.1 for STC rating & 1.3/A-4.1 for fire rating.Wall assembly separating dwelling from garage shall have >12" gypsum (or equal) applied to the garage side.1 hr Fire rated wall assembly, 1 hr rated floor & ceilingassemblyA-1.2Second FloorPlan10128a-1.2 second floor plan.dwg----Lofts on Garden750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401bldg-0330-2022--------1321 & 1323 Garden StSan Luis ObispoCa93401May 31 202521/4" = 1'-0"2nd Floor PlanSCALE: 1/4" = 1'-0"2'4'08'11/4" = 1'-0"2nd Floor LoftSCALE: 1/4" = 1'-0"2'4'08'2022-01-28 / Building Permit SubmittalWALL LEGEND2023-09-25 / Bldg Pmt PC Respn2024-03-12 / Bldg Pmt PC#2 Respn2024-04-16/ Bldg Pmt PC#3Clarify Loft sf11R1R12025-03-19/Rev Kit, Pantry, Wine Stor,Loft LaundR1R1REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 D3 -WHERE BALCONIES OR OTHER ELEVATED WALKING SURFACESARE EXPOSED TO WATER FROM DIRECT OR BLOWING RAIN,SNOW, OR IRRIGATION, AND THE STRUCTURAL FRAMING ISREQUIRED TO BE PROTECTED BY AN IMPERVIOUS MOISTUREBARRIER, ALL ELEMENTS OF THE IMPERVIOUS MOISTURE BARRIERSHALL NOT BE CONCELED UNTIL INSPECTED AND APPROVED01 11 F1 -LINE OF FLOOR ABOVE01 11 R1 -LINE OF ROOF ABOVE01 11 W1 -WALL ASSEMBLIES SEPERATING DWELLING UNITS IN TWO-FAMILYDWELLINGS SHALL BE 1 HR FIRE RATED PER CRC 302.3, ANDSHALL HAVE AN STC RATING OF NOT LESS THAN 50 TYP.01 11 W3 -LINE OF WALL BELOW, TYP.01 11 W5 -ELEVATOR SHAFT WALL ASSEMBLIES CONNECTING LESS THAN 4STORIES SHALL BE 1 HOUR FIRE RATED PER CBC 713.4DIVISION 06 - WOOD, PLASTICS, AND COMPOSITES06 13 B1 -EXPOSED ROOF BEAM (SHOWN DASHED WHERE OCCURS ABOVEOR BEYOND), SEE STRUCTURAL, TYP.06 41 A1 -BASE CABINET (DASH LINE), 36"H (INCLUDING COUNTERTOP) X24"D. UNLESS DIMENSIONED OTHERWISE, TYP.06 41 A2 -OVERHEAD CABINET (DASH DBL DASH LINE); PROVIDE SHOPDRAWINGS FOR OWNNER APPROVAL PRIOR TO FABRICATION,TYP.06 41 A3 -BOOK CASE, CONTINUOUS FROM FLOOR TO CEILING.DIVISION 07 - THERMAL AND MOISTURE PROTECTION07 24 D1 -DRAIN TEC DRAINAGE GRATE BY EUROTEC, INSTALL PERMANUFACTURERS INSTRUCTIONS07 50 C1 -ROOF-DECK DRAINAGE 1/4" PER FOOT MIN. FLOW DIRECTIONINDICATED BY ARROW07 71 A3 -26 GA GALV ROUND DOWNSPOUT, FINISH TO MATCH ROOF, TYP.07 71 D1 -26 GA GALV METAL RECTANGULAR 2 X 3 RAINWATERDOWNSPOUT PAINTED BLACK, TYP.07 71 G2 -26GA GALVANIZED STEEL ROUND DOWNSPOUT PAINTED TOMATCH EXTERIORDIVISION 08 - OPENINGS08 14 D1 -1 HOUR RATED SELF-CLOSING OR AUTOMATIC CLOSING DOORAND OPENING08 14 D3 -FIRE RATING EQUAL TO WALL ASSEMBLIE, SELF CLOSING, TIGHTFITTING DOOR08 50 A2 -WINDOW SHALL MEET EMERGENCY EGRESS REQUIREMENTS PERCBC SECTION 310.2. PROVIDE MIN. NET CLEAR OPENING OF 5.7SQ FT WITH 24" MIN CLEAR HT. AND 20" MIN CLR. WIDTH WITH THEBOTTOM OF OPENING @ 44" MAX. HT. ABOVE THE FLOOR.DIVISION 10 - SPECIALTIES10 31 A1 -FACTORY BUILT GAS FIREPLACE SHALL BE DIRECT VENTSEALED-COMBUSTION TYPE, XX" PROVIDE CLEARANCES ANDINSTALL PER MANUFACTURER'S INSTRUCTIONS.DIVISION 11 - EQUIPMENT11 31 A1 -48" CLEAR REFRIGERATOR SPACE, PROVIDE COLD WATER LINEWITH VALVE FOR ICE MAKER AND OR CHILLED WATER AT +42"AFF.11 31 A4 -RANGE AS SELECTED BY OWNER AND INSTALLED PERMANUFATURER'S INSTRUCTIONS11 31 A5 -XX" BUILT IN DISHWASHER AS SELECTED BY OWNER ANDINSTALLED PER MANUFACTURER'S INSTRUCTIONS.11 31 D1 -DRYER AS SELECTED BY OWNER11 31 L1 -STACKING WASHER & DRYER AS SELECTED BY OWNER11 31 V1 -PROVIDE CLOTHES DRYER EXHAUST VENT TO EXTERIORCONFORMING TO NOTE 2 ON MECHANICAL SHEET M-3.0; TOTALCOMBINED VERTICAL & HORIZONTAL VENT LENGTH SHALL NOTEXCEED 14' INCLUDING (2) 90 DEG ELBOWS ( A LENGTH OF 2'SHALL BE DEDUCTED FOR EVERY 90 DEG ELBOW IN EXCESS OF (2);THE EXHAUST DUCT SHALL TERMINATE NOT LESS THAN 3' FROM APROPERTY LINE, 10' FROM A FORCED AIR INLET, 10' ABOVE PUBLICWALKWAY, AND 3' FROM OPENINGS INTO THE BUILDING, TYP.11 31 W1 -WASHER AS SELECTED BY OWNERDIVISION 22 - PLUMBING22 41 A4 -LAUNDRY SINK, UNDERCOUNTER MOUNT, COORDINATE SIZEW/OWNER.22 41 A7 -SHOWERS OR SHOWER-TUB, INDIVIDUAL CONTROL VALVES OFTHE PRESSURE BALANCE, THERMOSTATIC, OR COMBINATIONPRESSURE BALANCE/THERMOSTATIC MIXING VALVE TYPE THATPROVIDE SCALD AND THERMAL SHOCK PROTECTION22 41 A8 -KITCHEN SINK WITH GARBAGE DISPOSAL AS SELECTED BY OWNER22 41 B1 -SHOWERHEAD & CONTROLS AS SELECTED BY OWNER, THECOMBINED FLOW RATE OF ALL SHOWERHEADS AND OTHEROUTLETS SHALL NOT EXCEED 1.8 GAL PER MINUTE AT 80 PSI22 41 C1 -WATER CLOSET AS SELECTED BY OWNER: THE EFFECTIVE FLUSHVOLUME SHALL NOT EXCEED 1.28 GAL PER FLUSH; TANK TYPEWATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCECRITERIA OF THE US EPA WATERSENSE SPECIFICATION FOR TANKTYPE TOILETS22 41 D1 -LAVATORY, UNDER COUNTER MOUNT; 1.2 GPM AT 60 PSI MAXAND 0.8 GPM AT 20 PSI MIN. FLOW FAUCET; COORDINATEW/OWNER ON SELECTION April 3, 2025November 1, 201 November 2, 201 November 6, 201 November 8, 201 REVIEWED AS REVISEDCity of San Luis ObispoBuilding & Safety Division
-7"4'-0"6'-5"1'-0"9'-0"1'-0"
75
8"1'-6"1'-10"
5'-3"3'-0"
6'-0"
3'-6"13'-1"4'-1"3'-8"2'-4"1'-9"2'-0"3'-6"4'-0"3'-8"4'-6"2'-3"22 41 A522 41 A722 41 B110 41 D210 28 N122 41 A122 41 A122 41 D122 41 A701 11 S12'-1"
32'-0"
3'-3"08 50 A29"01 11 S101 11 S101 11 W508 14 D122 41 A78'-0"7'-10"6'-2"6'-0"6'-0"
29'-0"07 71 G207 71 G22x4 Wd Stud @ 16" o.c. w/ 58" gypsum both sides w/fiberglasssound attenuation batts (SAB) @ all interior walls for sounddampening; refer to structural for wall anchorage2x6 Wd Stud @ 16" o.c.; refer to structural for wallanchoragexInterior - 58" gypsum ea. side w/fiberglass soundattenuation batts (SAB) @ all interior walls for sounddampening. See to 1.1/A-4.1 for STC 50 1hr fire ratedwallxExterior - 78" Stucco, smooth trowled finish on self furringmetal lath over TYVEK Stucco Wrap over plywoodwhere indicated by structural (extend plywd or furringstrips over openings & to corners & as required to avoidsurface offsets) with 58" gypsum interior side andR-21batt insulation. Refer to A-2.1-A-2.4 Elevations forlocation of Brick Veneer over Stucco base. Refer todetails 1.2/A-4.1 for STC rating & 1.3/A-4.1 for fire rating.Wall assembly separating dwelling from garage shall have >12" gypsum (or equal) applied to the garage side.1 hr Fire rated wall assembly, 1 hr rated floor & ceilingassemblyA-1.3Third Floor Plan10128a-1.3 third floor plan.dwg----Lofts on Garden750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401bldg-0330-2022--------1321 & 1323 Garden StSan Luis ObispoCa93401May 31 202511/4" = 1'-0"3rd Floor PlanSCALE: 1/4" = 1'-0"2'4'08'2022-01-28 / Building Permit SubmittalWALL LEGEND2023-09-25 / Bldg Pmt PC Respn2024-03-12 / Bldg Pmt PC#2 Respn2025-03-19/Rev smaller elevator &larger closet, call out downspoutsR1R1REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 F1 -LINE OF FLOOR ABOVE01 11 F2 -LINE OF FLOOR BELOW01 11 R3 -2ND FLOOR ROOF01 11 S1 -LINE OF SKYLIGHT ABOVE01 11 W5 -ELEVATOR SHAFT WALL ASSEMBLIES CONNECTING LESS THAN 4STORIES SHALL BE 1 HOUR FIRE RATED PER CBC 713.4DIVISION 06 - WOOD, PLASTICS, AND COMPOSITES06 41 A1 -BASE CABINET (DASH LINE), 36"H (INCLUDING COUNTERTOP) X24"D. UNLESS DIMENSIONED OTHERWISE, TYP.06 41 A7 -OVERSIZED BASE CABINET, 36" DEEP; PROVIDE SHOP DRAWINGSFOR OWNER APPROVAL PRIOR TO FABRICATION, TYPO.DIVISION 07 - THERMAL AND MOISTURE PROTECTION07 71 G2 -26GA GALVANIZED STEEL ROUND DOWNSPOUT PAINTED TOMATCH EXTERIORDIVISION 08 - OPENINGS08 14 D1 -1 HOUR RATED SELF-CLOSING OR AUTOMATIC CLOSING DOORAND OPENING08 50 A2 -WINDOW SHALL MEET EMERGENCY EGRESS REQUIREMENTS PERCBC SECTION 310.2. PROVIDE MIN. NET CLEAR OPENING OF 5.7SQ FT WITH 24" MIN CLEAR HT. AND 20" MIN CLR. WIDTH WITH THEBOTTOM OF OPENING @ 44" MAX. HT. ABOVE THE FLOOR.DIVISION 10 - SPECIALTIES10 21 G1 -FROSTED GLASS PARTITION AND DOOR10 21 G2 -CLEAR GLASS SHOWER ENCLOSURE10 28 N1 -WALL NICHEDIVISION 22 - PLUMBING10 41 D2 -LINEAR DRAIN S-TIF 65 BY INFINITY OR EQUAL22 41 A1 -WATER CLOSET, 1.5 GAL PER FLUSH.22 41 A5 -BATHTUB22 41 A7 -SHOWERS OR SHOWER-TUB, INDIVIDUAL CONTROL VALVES OFTHE PRESSURE BALANCE, THERMOSTATIC, OR COMBINATIONPRESSURE BALANCE/THERMOSTATIC MIXING VALVE TYPE THATPROVIDE SCALD AND THERMAL SHOCK PROTECTION22 41 B1 -SHOWERHEAD & CONTROLS AS SELECTED BY OWNER, THECOMBINED FLOW RATE OF ALL SHOWERHEADS AND OTHEROUTLETS SHALL NOT EXCEED 1.8 GAL PER MINUTE AT 80 PSI22 41 D1 -LAVATORY, UNDER COUNTER MOUNT; 1.2 GPM AT 60 PSI MAXAND 0.8 GPM AT 20 PSI MIN. FLOW FAUCET; COORDINATEW/OWNER ON SELECTIONR1 April 3, 2025November 1, 201 November 2, 201 November 6, 201 November 8, 201 REVIEWED AS REVISEDCity of San Luis ObispoBuilding & Safety Division
11'-0"4'-0"
2'-0"
5'-3"
4'-6"5'-9"9'-0"5'-9"7'-0"4'-0"2'-0"1'-0"6'-0"12'-0"
5'-0"
8'-0"6'-0"3'-3"1'-9"12"
2'-0"2'-0"2'-0"17'-9"19'-0"14'-0"5'-0"5'-0"3'-512"4'-0"5'-1"1'-512"6'-7"7'-4"5'-1"
19'-0"
29'-0"
3'-0"26'-0"
3'-0"
32'-0"1'-0"1'-0"2x4 Wd Stud @ 16" o.c. w/ 58" gypsum both sides w/fiberglasssound attenuation batts (SAB) @ all interior walls for sounddampening; refer to structural for wall anchorage2x6 Wd Stud @ 16" o.c.; refer to structural for wallanchoragexInterior - 58" gypsum ea. side w/fiberglass soundattenuation batts (SAB) @ all interior walls for sounddampening. See to 1.1/A-4.1 for STC 50 1hr fire ratedwallxExterior - 78" Stucco, smooth trowled finish on self furringmetal lath over TYVEK Stucco Wrap over plywoodwhere indicated by structural (extend plywd or furringstrips over openings & to corners & as required to avoidsurface offsets) with 58" gypsum interior side andR-21batt insulation. Refer to A-2.1-A-2.4 Elevations forlocation of Brick Veneer over Stucco base. Refer todetails 1.2/A-4.1 for STC rating & 1.3/A-4.1 for fire rating.Wall assembly separating dwelling from garage shall have >12" gypsum (or equal) applied to the garage side.1 hr Fire rated wall assembly, 1 hr rated floor & ceilingassembly4C07 21 A6 typ1:48 (14"/Ft)1:48 (14"/Ft)07 21 A61:48 (14"/Ft)07 71 G31:48 (14"/Ft)07 21 A61:48 (14"/Ft)1:48 (14"/Ft)07 21 A6 1:48(14"/Ft)07 21 A6 typA-1.4Roof Deck10128a-1.4 roof deck.dwg----Lofts on Garden750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401bldg-0330-2022--------1321 & 1323 Garden StSan Luis ObispoCa93401May 31 202511/4" = 1'-0"Roof DeckSCALE: 1/4" = 1'-0"2'4'08'2022-01-28 / Building Permit SubmittalWALL LEGEND2023-09-25 / Bldg Pmt PC Respn2024-03-12 / Bldg Pmt PC#2 RespnR12025-03-19/Rev remove skylightsR1R1R1REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 D2 -UNCOVERED 2ND FLOOR DECK01 11 D3 -WHERE BALCONIES OR OTHER ELEVATED WALKING SURFACESARE EXPOSED TO WATER FROM DIRECT OR BLOWING RAIN,SNOW, OR IRRIGATION, AND THE STRUCTURAL FRAMING ISREQUIRED TO BE PROTECTED BY AN IMPERVIOUS MOISTUREBARRIER, ALL ELEMENTS OF THE IMPERVIOUS MOISTURE BARRIERSHALL NOT BE CONCELED UNTIL INSPECTED AND APPROVED01 11 F1 -LINE OF FLOOR ABOVE01 11 F2 -LINE OF FLOOR BELOW01 11 R1 -LINE OF ROOF ABOVE01 11 R3 -2ND FLOOR ROOF01 11 W5 -ELEVATOR SHAFT WALL ASSEMBLIES CONNECTING LESS THAN 4STORIES SHALL BE 1 HOUR FIRE RATED PER CBC 713.4DIVISION 07 - THERMAL AND MOISTURE PROTECTION07 21 A6 -CLOSED CELL AIR IMPERMEABLE POLYISO RIGID FOAMINSULATION INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOFSHEATHING; ACHIEVE ROOF SLOPE WITH TAPPERED BOARDSYSTEM, PROVIDE A MIN R-5 VALUE AT THINEST POINT OF SYSTEM,TYP.07 71 G1 -26GA GALVANIZED SHEETMETAL GUTTER PAINTED TO MATCHEXTERIOR07 71 G2 -26GA GALVANIZED STEEL ROUND DOWNSPOUT PAINTED TOMATCH EXTERIOR07 71 G3 -26 GA GALV METAL SCUPPER PAINTED TO MATCH EXTERIORDIVISION 08 - OPENINGS08 14 D1 -1 HOUR RATED SELF-CLOSING OR AUTOMATIC CLOSING DOORAND OPENINGDIVISION 22 - PLUMBING22 10 A1 -HOSE BIBB WITH BACK FLOW PREVENTERDIVISION 32 - EXTERIOR IMPROVEMENTS32 94 P1 -WATERPROOF PLANTER BOX LINER WITH DRAIN TO ROOFDRAINAGE COURSE/GUTTERS & DOWNSPOUTS, TYP.DIVISION 48 - ELECTRICAL POWER GENERATION48 14 C2 -SOLAR ENERGY FLAT PANEL COLLECTOR, MOUNTED HORIZONTALON ROOF; 7 PANEL 2.59 KWDC PV SYSTEM SHOWN IS BASED ONVSUN 370W PANELS, VERIFY EXACT PANEL PER SEPARATE PVPERMIT. April 3, 2025November 1, 201 November 2, 201 November 6, 201 November 8, 201 REVIEWED AS REVISEDCity of San Luis ObispoBuilding & Safety Division
(1
4"/Ft)
07 21 A6
1:24 (12"/Ft)07 21 A607 71 G1 typ1:48 (14"/Ft)07 21 A61:48 (14"/Ft)07 21 A61:48 (14"/Ft)08 62 A1+1.5"01 11 T1+1.5"01 11 T1+5.125"
01 11 T1+1.5"01 11 T1+4.0"01 11
T1
+
4
.
5
"+3.0"01 11 T1+1.5"01 11 T107 71 G107 71 G207 71 G107 71 G107 71 G207 71 G207 71 D107 71 D101 11 D207 71 A307 71 A207 71 G207 71 G207 71 G207 71 G201 11 F201 11 F207 50 R107 21 A6 typA-4.32.3blwA-4.21.3A-4.21.3A-4.21.2A-4.21.3A-4.21.2A-4.22.3A-4.22.31122334455ABCDABCDA-3.11.2A-3.11.2A-3.21.6A-3.21.6A-3.32.9A-3.32.9abvA-4.23.2A-4.22.3typA-4.22.4A-4.23.2A-4.22.3@roofblw2'-9"1'-9"2'-9"2'-9"A-1.5Roof Plan10128a-1.5 roof plan.dwg----consultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTbldg-0330-2022--------May 31 2025Lofts on Garden750 Pismo St.Once Upon a Time LPSan Luis ObispoCa.934011321 & 1323 Garden StSan Luis ObispoCa9340111/4" = 1'-0"Roof PlanSCALE: 1/4" = 1'-0"2'4'08'2022-01-28 / Building Permit Submittal2023-09-25 / Bldg Pmt PC Respn2024-03-12 / Bldg Pmt PC#2 RespnR12025-03-19/Rev remove skylightsR1R1R1REFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 D1 -UNCOVERED ROOF DECK01 11 D2 -UNCOVERED 2ND FLOOR DECK01 11 F2 -LINE OF FLOOR BELOW01 11 R3 -2ND FLOOR ROOF01 11 T1 -TOP OF INSULATION ELEVATION IS FROM TOP OF STRUCTURALSHEATHING01 11 W3 -LINE OF WALL BELOW, TYP.DIVISION 07 - THERMAL AND MOISTURE PROTECTION07 21 A6 -CLOSED CELL AIR IMPERMEABLE POLYISO RIGID FOAMINSULATION INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOFSHEATHING; ACHIEVE ROOF SLOPE WITH TAPPERED BOARDSYSTEM, PROVIDE A MIN R-5 VALUE AT THINEST POINT OF SYSTEM,TYP.07 50 R1 -60 MIL TPO MEMBRANE EVERGUARD BY GAF OR EQUAL, INSTALLPER MANUFACTURERS INSTRUCTIONS07 71 A2 -26 GA GALV GUTTER, 1/2 ROUND, FINISH TO MATCH ROOF, TYP.07 71 A3 -26 GA GALV ROUND DOWNSPOUT, FINISH TO MATCH ROOF, TYP.07 71 D1 -26 GA GALV METAL RECTANGULAR 2 X 3 RAINWATERDOWNSPOUT PAINTED BLACK, TYP.07 71 G1 -26GA GALVANIZED SHEETMETAL GUTTER PAINTED TO MATCHEXTERIOR07 71 G2 -26GA GALVANIZED STEEL ROUND DOWNSPOUT PAINTED TOMATCH EXTERIORDIVISION 08 - OPENINGS08 62 A1 -SELF FLASHING SKYLIGHT AS SELECTED BY OWNER; SUBMITDOCUMENTATION OF ICC APPROVAL LISTING ORMANUFACTURES DOCUMENTATION SHOWING PROOF OFCONFORMANCE WITH CRC R308.6; MAX U-FACTOR OF 0.32 &MAX. SHGC OF 0.25; INSTALL PER THE MANUFACTURERSINSTRUCTIONS, TYP.DIVISION 48 - ELECTRICAL POWER GENERATION48 14 C2 -SOLAR ENERGY FLAT PANEL COLLECTOR, MOUNTED HORIZONTALON ROOF; 7 PANEL 2.59 KWDC PV SYSTEM SHOWN IS BASED ONVSUN 370W PANELS, VERIFY EXACT PANEL PER SEPARATE PVPERMIT. April 3, 2025November 1, 201 November 2, 201 November 6, 201 November 8, 201 REVIEWED AS REVISEDCity of San Luis ObispoBuilding & Safety Division
Planning Routing and Reviews #1
(Conditions and Code Requirements)
Project Address 1321 Garden Street
Project Name New SFR with ADU, + Office Rooms & Garages
Application
Number ARCH-0543-2019
NOTE TO REVIEWER: if copy/pasting from another document, be sure to select “keep
text only” in paste options (paste options shows up once you paste the text into the
document). This will keep the documents existing numbering and formatting.
Engineering Division – Public Works/Community Development Department
Condition(s)
1. The building plan submittal shall include a complete site plan showing all existing
property lines and easements for reference. Easements shall include references to the
map or easement recording reference document numbers.
2. The building plan submittal shall include a complete site utility plan. The plan shall
show all existing and proposed improvements for reference. The inclusion of
previously approved improvement and site development plan sheets noted “as for
reference only” may be appropriate. Reference sheets should include reference to the
corresponding building permit(s).
3. The plan shall clarify whether the existing water well will be retained and shall show
and note any proposed use. If abandonment is proposed, a permit will be required from
County Environmental Health and from the City of San Luis Obispo. If used and
developed, the plan shall include all electrical, plumbing, storage systems, etc. for
reference. If retained without use, the well shall be secured per City Codes and
Standards. If the well is retained, the utility plan shall show the existing or proposed
RP backflow prevention for the domestic water services. The well head shall be sealed
or extended to 1’ above the BFE in accordance with State Water Resources Regulations
regarding protection of the aquifer.
4. The utility plan shall show the required separation between the existing water well and
any sewer or storm drain piping in accordance with the California Plumbing Code and
prevailing regulations.
Planning Routings & Reviews #1
Page 2
5. The site and/or utility plan shall show the PGE Siren and appurtenances for reference.
The site plan shall show and label the PGE easement and the easement recording
reference number.
6. The building plan submittal shall show and note compliance with the City’s Floodplain
Management Regulation. This project is located within an AO (2’ depth) floodzone.
The building shall be constructed of flood resistant materials or floodproofed to a
minimum height of 3’ (1’ of freeboard), above the highest adjacent grade. Additional
freeboard is recommended for building protection and a potential reduction in flood
insurance premiums.
7. Floodproofing of the office spaces located at the first floor is required. Passive flood-
resistant construction may be prudent and is recommended for the first floor areas
otherwise provided with “dry” floodproofing.
8. The elevator and elevator equipment shall be shown to comply with the most current
FEMA Technical Bulletin. Elevator equipment must be located above the BFE.
Protection of the elevator equipment within a “dry” floodproofed shell is not
recognized by FEMA.
9. A non-conversion agreement shall be recorded prior to building permit issuance for the
garage and office spaces located within the Special Flood Hazard Area.
10. The grading and drainage plan shall show the proposed site drainage. The plan shall
show all existing and proposed improvements and easements for reference. The
submittal shall include any drainage analysis or previously approved drainage analysis
for reference.
Building Division – Community Development Department
Condition(s)
1.
2.
Transportation Division - Public Works Department
Condition(s)
1.
2.
Planning Routings & Reviews #1
Page 3
Utilities Department
Condition(s)
1. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
2. Building permit submittal shall include a site utility plan showing the location size of existing
and proposed sewer and water services.
3. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
4. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation as required by the Water Efficient Landscape
Standards; Chapter 17.87 of the City’s Municipal Code.
5. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and
local waste management ordinance to reduce greenhouse gas emissions.
6. A trash enclosure capable of storing the required bins for waste, recycling, and organics shall
be provided.
7. The project will be required to provide a plan for the disposal, storage, and collection of solid
waste material for both the residential and commercial components of the project. The
development of the plan shall be coordinated with San Luis Garbage Company. The plan
must be submitted for approval by the City's Solid Waste Coordinator.
Fire Department
Condition(s)
1.
2.
Natural Resources Division
Condition(s)
1.
2.
Urban Forest Services (City Arborist) – Public Works Department
Condition(s)
1.
2.
Planning Routings & Reviews #1
Page 4
Police Department
Condition(s)
1.
2.