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Home My WebLink About_2025-05-02-2025.05.01-Enclave24-Bldg_Sub2v2_v1 (1)D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.1 TITLE SHEET - BUILDING NEW 3,818.7 SQ.FT. SINGLE-FAMILY RESIDENCE WITH BEDROOMS, 4 BATHROOMS, AN ATTACHED 765.2 SQ.FT. 2-CAR GARAGE, 367.3 SQ.FT. COVERED PATIO, AND 367.3 SQ.FT. ROOF DECK ON THE UPPER FLOOR. THE PROPOSED IMPROVEMENTS INCLUDE 136 LINEAR FEET OF RETAINING WALL. PERMIT HISTORY TRACT MAP ------3987 ORCUTT ROAD, FMAP-1955-2018 (TRACT 3063 PHASE 3) ARC PERMIT ------ARCH-0457-2024 - LOTS 23, 24 & 34 AT RIGHETTI BUILDING PERMIT ------BLDG-0438-2025 DEFERRED SUBMITTAL FIRE SPRINKLER PERMIT ------(TBD) PHOTOVOLTAIC PERMIT ------(TBD) ELEVATOR PERMIT ------(TBD) SHORING PLAN ------(TBD) ABBREVIATIONS A/C AIR CONDITIONING ABV.ABOVE ADDL.ADDITIONAL A.F.F.ABOVE FINISH FLOOR ALT.ALTERNATE AMT.AMOUNT APPROX.APPROXIMATE AVG.AVERAGE BD.BOARD BTWN.BETWEEN BLDG.BUILDING BLK. / BLKG.BLOCK / BLOCKING C.F.M.CUBIC FEET PER MINUTE CHG.CHANGE C.I.CAST IRON CLR.CLEAR/CLEARANCE CLG.CEILING CL CENTERLINE C.M.U.CONCRETE MASONRY UNIT COL.COLUMN CONC.CONCRETE CONSTR CONSTRUCTION C.O.T.G.CLEAN OUT TO GRADE CTR.CENTER CU. FT.CUBIC FOOT CU. IN.CUBIC INCH CU. YD.CUBIC YARD DBL.DOUBLE DEG.DEGREE DEPT.DEPARTMENT DIAG.DIAGONAL DIA.DIAMETER DIM.DIMENSION DIV.DIVISION D.S.DOWNSPOUT DW.DUMBWAITER / DOWNSPOUT (E)EXISTING EA.EACH ELEC.ELECTRIC ELEV.ELEVATION / ELEVATOR ENCL.ENCLOSURE EQ.EQUAL EQUIP.EQUIPMENT EXIST.EXISTING EXT.EXTERIOR F.D FLOOR DRAIN F.G FINISH GRADE F.H.FIRE HYDRANT FIN.FINISH FLR.FLOOR FLUOR.FLUORESCENT F.O.C.FACE OF CONCRETE F.O.F.FACE OF FINISH F.O.M.FACE OF MASONRY F.O.S.FACE OF STUD FS.FINISH SURFACE FT.FOOT FTG.FOOTING GA.GAUGE GAL.GALLON GALV.GALVANIZED GYP.GYPSUM H.B.HOSE BIBB HDR.HEADER HRDW.HARDWARE HORIZ.HORIZONTAL HP.HORSE POWER HT.HEIGHT I.D.INSIDE DIAMETER IN.INCH INFO.INFORMATION INSUL.INSULATION INT.INTERIOR JAN.JANITOR JCT.JUNCTION JT.JOINT KIT.KITCHEN LAV.LAVATORY LB,POUND L.F.LINEAL FOOT LIN.LINEAR LT.LIGHT LT.WT.LIGHT WEIGHT MAX.MAXIMUM M.B.MACHINE BOLT M.C.MEDICINE CABINET MECH.MECHANICAL MED.MEDIUM MEZZ,MEZZANINE MFR. / MFG.MANUFACTURER MIN.MINIMUM MISC.MISCELLANEOUS MTL.METAL (N)NEW PROJECT DATAPROJECT DESCRIPTION SYMBOL LEGEND DIRECTION OF VIEW A A6.0 DIRECTION OF VIEW INTERIOR ELEVATION MARKER SHEET NUMBER N.G.NATURAL GRADE N.I.C.NOT IN CONTRACT NTS NOT TO SCALE O/BOARD O.C.ON CENTER O.D.OUTSIDE DIAMETER OPNG.OPENING ORIG.ORIGINAL OZ.OUNCE PERP.PERPENDICULAR PL.PLATE P. LAM.PLASTIC LAMINATE PLY. WD.PLYWOOD P.O.C.POINT OF CONNECTION PR.PAIR PROJ.PROJECT P.S.F.POUNDS PER SQUARE FOOT P.S.I.POUNDS PER SQUARE INCH PVMT.PAVEMENT P.T.D.F.PRESSURE TREATED DOUG FIR QT.QUART QTY.QUANTITY R.RISER RAD.RADIUS RD.ROAD REF. REFRIGERATOR REINF.REINFORMENT REQ.REQUIRED REQ'S REQUIREMENTS RM.ROOM R.O.ROUGH OPENING R.T.S.REFER TO STRUCTURAL SCHED.SCHEDULE S.C.SOLID CORE SECT.SECTION SHWR.SHOWER SHT.SHEET SIMM.SIMILAR SPEC(S). SPECIFICATION(S) SQ.SQUARE SQ. FT.SQUARE FEET S.S.STAINLESS STEEL ST.STREET STD.STANDARD STL.STEEL STOR.STORAGE STRUCT.STRUCTURE SYM.SYMBOL T.TREAD T.O.C TOP OF CONCRETE/CURB TO.C.B.TOP OF CATCH BASIN TEL.TELEPHONE TEMO.TEMPERATURE TANDG TONGUE AND GROOVE THK.THICK TOIL.TOILET T.O.P.TOP OF PAVEMENT T.O.S.TOP OF SLAB T.O.W.TOP OF WALL TV TELEVISION TYP.TYPICAL UNFIN.UNFINISHED U.N.O.UNLESS NOTED OTHERWISE UR.URINAL V.VENT V.C.T.VINYL COMPOSITION TILE VENT.VENTILATE, VENTILATING VERT.VERTICAL V.T.R.VENT THRU ROOF W.C.WATER CLOSET WD.WOOD W.H.WATER HEATER W.I.WROUGHT IRON WOM.WOMEN W.P.WATERPROOFING WSCT.WAINSCOT W/WITH W/O WITHOUT ACRONYMS A.N.S.I.AMERICAN NATIONAL STANDARDS INSTITUTE A.S.T.M.AMERICAN SOCIETY FOR TESTING AND MATERIALS C.B.C.CALIFORNIA BUILDING CODE I.C.B.O.INTERNATIONAL CONFERENCE OF BUILDING OFFICIALS N.F.P.A.NATIONAL FIRE PROTECTION ASSOCATION O.S.H.P.D.OCCUPATIONAL SAFETY AND HEALTH ACT U.F.C.UNIFORM FIRE CODE W.I.C.WOODWORK INSTITUTE OF CALIFORNIA SECTION CUT REFERENCE CITY, AGENCY AND UTILITIES PLANNING DEPARTMENT CITY OF SAN LUIS OBISPO 919 PALM STREET SAN LUIS OBISPO, CA 93401 P:805.781.7170 BUILDING DEPARTMENT PUBLIC WORKS DEPT. POLICE DEPARTMENT FIRE DEPARTMENT CABLE / TELEPHONE CALIFORNIA COASTAL COMMISSION ELECTRICITY GAS LOCAL HEALTH DEPARTMENT WATER / SEWER 1042 WALNUT STREET SAN LUIS OBISPO, CA 93405 P:805.781.7317 CENTRAL COAST DISTRICT OFFICE 725 FRONT STREET, SUITE 300 SANTA CRUZ, CA 95060 P:831.427.4863 F:831.427.4877 CITY OF SAN LUIS OBISPO 919 PALM STREET SAN LUIS OBISPO, CA 93401 P:805.781-7180 SLO CITY FIRE DEPARTMENT 2160 SANTA BARBARA AVENUE SAN LUIS OBISPO, CA 93401 P:805.781.7380 PG&E SERVICE PLANNING DEPT. 4325 HIGUERA STREET SAN LUIS OBISPO, CA 93401 P:805.546.5247 CITY OF SAN LUIS OBISPO PUBLIC WORKS DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA. 9340` P:805.781.7220 SPECTRUM CABLE / CHARTER 270 BRIDGE STREET SAN LUIS OBISPO, 93401 P:805.544.1962 SERVICE CITY OF SLO UTILITY DEPT. 879 MORRO STREET SAN LUIS OBISPO, CA 93401 P:805.781.7215 COUNTY OF SAN LUIS OBISPO ENVIRONMENTAL HEALTH DEPT. 2156 SIERRA WAY SAN LUIS OBISPO, CA 93401 P: 805.781.5544 F:805.781.4211 SOUTHERN CALIF. GAS COMPANY SAN LUIS OBISPO BRANCH OFFICE 1314 BROAD STREET SAN LUIS OBISPO, 93401 P:1.800.228.7377 STRUCTURAL ENGINEER FTF ENGINEERING, INC 1023 NIPOMO STREET, SUITE 210 SAN LUIS OBISPO, CA 93401 CONTACT: JILLIAN VAN ENCKEVORT P : 805.544.1216 CIVIL ENGINEER WALSH ENGINERRING 1108 GARDEN STREET, SUITE 202-204 SAN LUIS OBISPO, CA 93401 CONTACT: MATTHEW WALSH P: 805.319.4948 PROJECT TEAM LAND OWNER KEVIN AND DONNA LEWIS PO BOX 1148 SAN LUIS OBISPO CA 93406 PUBLIC WORKS NOTES A. B. C. D. E. F. G. H. I. J. K. L. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT OF WAY OR WITHIN CITY EASEMENTS FOR CONNECTIONS TO PUBLIC UTILITIES, WORK REQUIRING AN ENCROACHEMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER, AND FIRE SERVICE IMPROVEMENTS, STREET TREE PLANTING OR PRUNING CURB RAMPS, STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY. CONTACT PUBLIC WORKS INSPECTION HOTLINE AT 781-7554 WITH AT LEAST 48 OUR NOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OR FINAL INSPECTION. A TRAFFIC AND PEDESTRIAN PLAN SHALL BE SUBMITTED TO PUBLIC WORKS DEPARTMENT FOR REVIEW. THE PUBLIC WORKS IMPROVEMENT SHALL BE SUBSTANTIALLY COMPLETE TO THE SATISFACTION OF THE PUBLIC WORKS DEPT. PRIOR TO FINAL INSPECTION APPROVALS AND/OR OCCUPANCY OF ANY BUILDING. ANY PORTION OF DAMAGED OR DISPLACED CURB, GUTTER AND SIDEWALK OR DRIVEWAY APPROACH SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OF THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS CONSTRUCTION, AND GROUND DISTURBING ACTIVITIES. TEMPORARY EROSION CONTROL MESURES SHALL BE REMOVED WHEN PERMANENT IMPROVEMENTS, PLANTINGS, AND FACILITIES ARE IN PLACE, TEMPORARY MEASURES SHALL BE REMOVED PRIOR TO FINAL INSPECTION APPROVALS. THE ADJOINING STREET SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD AND CONSTRUCTION DEBRIS AT THE END OF EACH DAY. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THE UTILITIES AND PUBLIC WORKS DEPT. SHALL COMPLY WITH THE MOST CURRENT EDITION OF ENGINEERING STANDARDS AND STANDARD SPECIFICATIONS DATED AUGUST 2020 ALL DISTURBED SURFACES SLOPED FOUR HORIZONTAL TO ONE VERTICAL (4:1) AND GREATER AND AREAS USED TO CONVEY CONCENTRATED DRAINAGE SHALL BE PREPARED AND MAINTAINED TO CONTROL EROSION BY EFFECTIVE PLANNING PLANTING TO BE COMPLETED NO LATER THAN 30 DAYS PRIOR TO A FINAL INSPECTION. ALL SURFACE AND SUBSURFACE DRAINAGE SYSTEMS DESIGNED AT LESS THAN 2% SHALL HAVE FINAL GRADIENTS CERTIFIED BY A LICENSED SURVEYOR OR ENGINEER PRIOR TO FINAL INSPECTION APPROVALS. ANY EXISTING SURVEY MONUMENTS SHALL BE PROTECTED IN PLACE OR SHALL BE TIED OUT BY A LICENSED LAND SURVEYOR PRIOR TO DISTURBANCE AND THEN REPLACED PRIOR TO OCCUPANCY IN ACCORDANCE WITH SECTION 8771 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE. LANDSCAPE DESIGNER VELLUM INC. 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 P: 805.784.0487 SAN LUIS OBISPO, CALIFORNIA ENCLAVE -LOT 24 A / A4.01 SHEET NUMBER GENERAL NOTES A. B. C. D. E. DUST AND EROSION CONTROL SHALL BE IN CONFORMANCE WITH STANDARDS AND REGULATIONS AS REQUIRED BY THE LOCAL JURISDICTION ALL WORK SHALL COMPLY WITH CURRENT CITY AND STATE WATER CONSERVATION REGULATIONS ANY WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THE CITY UTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OF THE ENGINEERING STANDARDS AND STANDARD SPECIFICATIONS POTABLE WATER SHALL NOT 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 THE PROPOSED UTILITY INFRASTRUCTURE SHALL COMPLY WITH THE LATEST ENGINEERING DESIGN STANDARDS IN EFFECT DURING THE TIME A BUILDING PERMIT IS OBTAINED, AND SHALL HAVE REASONABLE ALIGNMENTS AND CLEARANCES NEEDED FOR MAINTENANCE. ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: 2022 CALIFORNIA RESIDENTIAL CODE (CRC) 2022 CALIFORNIA PLUMBING CODE (CMC) 2022 CALIFORNIA MECHANICAL CODE (CPC) 2022 CALIFORNIA ELECTRICAL CODE (CEC) 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA GREEN BUILDING CODE 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA REFERENCE STANDARDS CODE 2018 CITY OF SAN LUIS OBISPO ZONING REGULATIONS 2022 CITY OF SAN LUIS OBISPO MUNICIPAL CODE APPLICABLE CODES, REGULATIONS, AND STANDARDS DOOR ID - REFER TO DOOR SCHEDULE WINDOW ID - REFER TO WINDOW SCHEDULE D-# W-# ENERGY CONSULTANT TIMOTHY CARSTAIRS, CEA, HERS, GPR CARSTAIRS ENERGY, INC. 2238 BAYVIEW HEIGHTS DRIVE, SUITE E LOS OSOS, CALIFORNIA 93402 P: 805.904.9048 LANDSCAPE REQUIREMENTS A. B. PROJECT SHALL COMPLY WITH THE WATER-EFFICIENT LANDSCAPE STANDARDS AS DESCRIBED IN CHAPTER 17.87 OF THE SAN LUIS OBISPO MUNICIPAL CODE THE ESTIMATED TOTAL WATER USE CALCULATION (ETWU) SHALL COMPLY WITH THE MAXIMUM APPLIED WATER ALLOWANCE (MAWA) #FINISH CALLOUT #KEYNOTE TRASH SAN LUIS GARBAGE 4388 OLD SANTA FE RD, SAN LUIS OBISPO, CA 93401 P:805.543.0875 DESIGNER / BUILDER VELLUM INC. 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 P: 805.784.0487 SOILS ENGINEER GEOSOLUTIONS KRAIG CROZIER 220 HIGH STREET SAN LUIS OBISPO, CALIFORNIA 93401 P: 805.439.1910 SPECIAL INSPECTIONS, REPORTS, PERMITS AND REQUIREMENTS SPECIAL INSPECTIONS A.REFER TO STRUCTURAL SHEETS FOR ALL STRUCTURAL SPECIAL INSPECTIONS SPECIAL REPORTS A.SOILS REPORT # SL11087-1, DATED FEB 26, 2018 PREPARED BY GEOSOLUTIONS, INC. 220 HIGH STREET, SAN LUIS OBISPO, CA 93401 CONTACT KRAIG CROZIER, P.E. AT 805-543-8539 SPECIAL PERMITS A.ENCORACHEMNT PERMIT FOR ANY WORK IN THE PUBLIC RIGHT OF WAY SPECIAL REQUIREMENTS A.ANY EXISTING SURVEY MONUMENTS SHALL BE PROTECTED IN PLACE OR SHALL BE TIED OUT BY A LICENSED LAND SURVEYOR PRIOR TO DISTURBANCE AND THEN REPLACED PRIOR TO OCCUPANCY IN ACCORDANCE WITH SECTION 8771 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE. B.ALL SURFACE AND SUBSURFACE DRAINAGE SYSTEMS DESIGNED AT LESS THAN 2% SHALL HAVE FINAL GRADIENTS CERTIFIED BY A LICENSED SURVEYOR OR ENGINEER PRIOR TO FINAL INSPECTION APPROVALS. C. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS OR TRENCHING GREATER THAN 5 FEET IN DEPTH. A COOPY OF THE ANNUAL, PROVISIONAL, OR TEMPORARY PERMIT SHALL BE PROVIDED TO THE BUILDING DIVISION PRIOR TO BUILDING, UTILITY, AND/OR GRADING PERMIT ISSUANCE IF APPLICABLE. CA HEALTH AND SAFETY CODE SECTION 17922.5 BMP TO BE IMPLEMENTED STANDARD BMP DESCRIPTION GOOD HOUSEKEEPING BMPS EQUIPMENT MAINTENANCE 13-4.03C MAINTAIN, REPAIR, FUEL, STORAGE LOCATION, INSPECT VEHICLES STOCKPILE MANAGEMENT 13-4.03C COVER STOCKPILE, PLACE WADDLES SWEEPING 13-4.03F SWEEP WORK AREA DAILY AND PRIOR TO RAIN EVENTS SPILL MANAGEMENT 13-4.03 PLAN AND MATERIALS FOR MITIGATING SPILLS ONSITE WASTE MANAGEMENT BMPS SAW CUT SLURRY 13-4.03E(7)VACUUM SLURRY AND CONTAIN WASHOUT 13-9 PLASTIC LINED WASHOUT AREAS FOR CONCRETE AND TOOLS PORTABLE TOILETS 13-4.03D(4)PROVIDE AND ENSURE SECONDARY CONTAINMENT SOLID WASTE 5-1.31 CONTAIN AND REMOVE TRASH FROM SITE DAILY PROJECT INFORMATION ADDRESS 1424 HANSEN LANE, SAN LUIS OBISPO, CA 93401 PARCEL NUMBER 004-719-024 LOT NUMBER LOT 24 OF TRACT MAP 3063-PHASE 3 LOT SIZE 10,737 SF JURISDICTION CITY OF SAN LUIS OBISPO ZONE R-1 BUILDING CODE DATA LEGEND OCCUPANCY R-3/U NUMBER OF STORIES TWO STORY CONSTRUCTION TYPE V-B (SPRINKLERED) FIRE SPRINKLERS YES (PROVIDED WITH SEPARATE PERMIT) ROOF RATING CLASS A FLOOR AREA RATIO N/A (2015 ZONING REGULATIONS) LOT COVERAGE 40% MAX., 4,294.8 SF MAX. (36.6% PROPOSED, 3,935 SF) SETBACKS REQUIRED PROVIDED FRONT YARD HOUSE (NORTH)15'-0"19'-4" FRONT YARD GARAGE (NORTH)20'-0"20'-0" REAR YARD (SOUTH)20-0"VARIES FROM 11'-2" TO 13'-5" TO 21'-4" SIDE YARD (EAST)5'-0"5'-1" SIDE YARD (WEST)5'-0"VARIES FROM 5'-0" TO 39'-3" PARKING REQUIREMENTS REQUIRED PROVIDED SINGLE FAMILY RESIDENCE 2 COVERED 2 COVERED AT 2 CAR GARAGE HEIGHT LIMIT CALCULATION 25'-0" ABOVE AVG. GRADE LOW POINT 277.00' HIGH POINT 288.40' AVG. NATURAL GRADE 282.70' MAX HEIGHT CALC.282.70' + 25.00' = 307.70.' BUILDING HEIGHT 23.80' ABOVE AVG N.G. TOP OF RIDGE 306.5' 306.50' < 307.70' THERFORE OK IMPERVIOUS COVERAGE BUILDING FOOTPRINT 3,935.0 SQ.FT. 36.6 % FLATWORK 1,642.0SQ.FT. 15.3 % LANDSCAPING/NATURAL AREA 5,160.0 SQ.FT. 48.1 % TOTAL 10,737.0 SQ.FT. 100.0 % BUILDING AREA SUMMARY CONDITIONED UNCONDITIONED COVERED PATIO DECK LOWER FLOOR 1,369.8 SQ.FT.0 SQ.FT. 0 SQ.FT. 367.3 SQ.FT. UPPER FLOOR 2,448.9 SQ.FT. 765.2 SQ.FT. 367.3 SQ.FT.0 SQ.FT. ROOF DECK 0 SQ.FT. 0 SQ.FT. 0 SQ.FT.0 SQ.FT. TOTALS 3,818.7 SQ.FT. 765.2 SQ.FT. 367.3 SQ.FT.367.3 SQ.FT. LOW IMPACT DEVELOPMENT STORMWATER REQUIREMENTS THIS PROJECT CREATES OVER 2,500 SF SQUARE FEET OF IMPERVIOUS SURFACES AND THEREFORE THIS PROJECT IS SUBJECT TO POST CONSTRUCTION STORMWATER REQUIREMENT 1. SITE DESIGN AND RUNOFF REDUCTION MITIGATION MEASURES: 1.DIRECT ROOF RUN OFF INTO VEGETATED AREA STORMWATER COMPLIANCE SUMMARY THE PROJECT IS SUBJECT TO THE FOLLOWING PERFORMANCE REQUIREMENTS (PR) OF REGIONAL WATER QUALITY CONTROL BOARD RESOLUTION R3-2013-0032 “POST CONSTRUCTION STORMWATER MANAGEMENT REQUIREMENTS FOR DEVELOPMENT PROJECTS IN THE CENTRAL COAST REGION”: PR 1 SITE DESIGN/RUNOFF REDUCTION THROUGH USE OF: ☒ DIRECT DRIVEWAY, WALKWAYS, PATIOS, AND/OR PARKING AREA INTO VEGETATED AREA AS NOTED ON SHEET(S) C3.0, A1.0 STORMWATER CONTROL PLAN BY WALSH ENGINEERING DATED 04/22/2025 CITY FIELD VERIFICATION. PRIOR TO FINAL ACCEPTANCE, CONTACT THE CITY FOR FIELD VERIFICATION OF INSTALLED STRUCTURAL CONTROL MEASURES (SCMS) AND/OR OTHER REQUIRED ELEMENTS AS PROPOSED IN THE PROJECT STORMWATER CONTROL PLAN. SPECIAL INSPECTIONS WHERE "CONTINUOUS INSPECTION", "PERIODIC INSPECTION", OR "SPECIAL INSPECTION" ARE REQUIRED ON THE PLANS, THE CONTRACTOR, OWNER, OR HIS AGENT SHALL EMPLOY AN INDEPENDENT, APPROVED TESTING AND INSPECTION AGENCY TO PROVIDE A DEPUTY INSPECTOR ON SITE, SAID DEPUTY INSPECTOR SHALL UNDERSTAND THAT THEY AS SUCH, ARE ACTING AS THE AGENT OF THE ENGINEER AND GOVERNING JURISDICTIONS. CONTINUOUS AND/OR PERIODIC SPECIAL INSPECTION ARE REQUIRED FOR THE FOLLOWING: CONCRETE: REINFORCING, PLACING OF CONCRETE, DURING TAKING OF TEST SPECIMENS, ETC., AS SPECIFIED BY CBC TABLE 1704.4 (EXCEPT NOT REQUIRED FOR FOUNDATION CONCRETE IF F'C DESIGN STRENGTH IS NOT MORE THAN 2500 PSI, AND FOR SITE WORK CONCRETE FULLY SUPPORTED ON EARTH) MASONRY: DURING PREPARATION AND TAKING OF MASONRY TEST SPECIMENS, PLACING OF ALL MASONRY UNITS, PLACEMENT OF MASONRY REINFORCEMENT, INSPECTION OF GROUT SPACE IMMEDIATELY PRIOR TO CLOSING OF CLEANOUTS, DURING ALL GROUTING OPERATIONS, ETC., AS SPECIFIED BY CBC TABLE 1704.5.1. EPOXY/ADHESIVE ANCHORS: IN CONCRETE AND MASONRY PER CURRENT "ICC' REPORT. STRUCTURAL WOOD: PERIODIC SPECIAL INSPECTION IS REQUIRED FOR NAILING, BOLTING, ANCHORING AND OTHER FASTENING OF COMPONENTS WITHIN THE SEISMIC-FORCE-RESISTING SYSTEM, INCLUDING WOOD SHEAR WALLS, WOOD DIAPHRAGMS, DRAG STRUTS, BRACES, SHEAR PANELS AND HOLD-DOWNS, EXCEPTION: NOT REQUIRED WHERE SHEAR WALL FASTENER SPACING IS MORE THAN 4 INCHES ON CENTER. HIGH STRENGTH BOLTS: INSTALLATION OF HIGH STRENGTH BOLTS SHALL BE PERIODICALLY INSPECTED IN ACCORDANCE WITH CURRENT AISC SPECIFICATIONS. SHOP WELDING: IF NOT PERFORMED IN AN APPROVED FABRICATION SHOP PER CBC SECTION 1704.2. FIELD WELDING: OF LOAD SUPPORTING STEEL MEMBERS. THE SPECIAL INSPECTOR NEED NOT BE CONTINUOUSLY PRESENT DURING WELDING OF SINGLE-PASS FILLET WELDS NOT EXCEEDING 5/16" SIZE, PROVIDED THE MATERIALS, QUALIFICATIONS OF WELDING PROCEDURES, AND WELDER CERTIFICATIONS ARE VERIFIED PRIOR TO THE START OF WORK; PERIODIC INSPECTIONS ARE MADE OF WORK IN PROGRESS; AND A VISUAL INSPECTION OF ALL WELDS IS MADE PRIOR TO COMPLETION OR PRIOR TO SHIPMENT OF SHOP WELDING. SPECIAL INSPECTION SHALL BE PROVIDED FOR THE FOLLOWING PHASES OF CONSTRUCTION: ITEM REQUIRED INSPECTOR A.SOILS COMPLIANCE PRIOR TO FOUNDATION INSPECTION YES GEOSOLUTIONS B.STRUCTURAL CONCRETE OVER 2500 PSI NO C.STRUCTURAL MASONRY / RETAINING WALLS NO D.EPOXY / ADHESIVE ANCHORS NO E.STRUCTURAL WOOD YES GEOSOLUTIONS F.HIGH STRENGTH BOLTING NO G.FIELD WELDING NO DETACHED SUPPORTING DOCUMENTS SPECIAL REPORTS, FORMS, PERMITS, AND CERTIFICATIONS SPECIAL REPORTS A.GEOTECHNICAL ENGINEERING GEOSOLUTIONS INC., 220 HIGH STREET, SAN LUIS OBISPO, CA 93401, PHONE 805.543.8539 GEOTECHNICAL UPDATE LETTER # SL13552-1, DATED SEPT. 11, 2023 GEOTECHNICAL INVESTIGATION # SL07509-10, DATED JAN. 8, 2019 SPECIAL ENERGY COMPLIANCE FORMS A.FORMS CF-2R AND CF-3R SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FINAL SPECIAL PERMITS A.ENCROACHMENT PERMIT FOR ANY WORK IN THE PUBLIC RIGHT OF WAY SPECIAL CERTIFICATIONS AND VERIFICATIONS A.HERS FEATURES THAT REQUIRE 3RD PARTY FIELD-VERIFICATION REQUIRED FOR SINGLE FAMILY RESIDENCE AND ACCESSORY DWELLING UNIT COMPLIANCE REQUIRES FIELD-VERIFICATION BY A CERTIFIED HERS RATER AS A CONDITION FOR MEETING THE MODELED ENERGY PERFORMANCE FOR THIS COMPUTER ANALYSIS FOR THIS PROJECT PROVIDED BY: CARSTAIRS ENERGY, 2238 BAYVIEW HEIGHTS DRIVE, SUITE E, LOS OSOS, CA 93402 PHONE: (805) 904-9048 FAX: (805) 620-3774 EMAIL: TITLE24@YAHOO.COM 1.BUILDING-LEVEL VERIFICATIONS: • INDOOR AIR QUALITY VENTILATION (AFTER MECHANICAL INSTALL) • KITCHEN RANGE HOOD (AFTER MECHANICAL INSTALL) 2.COOLING SYSTEM VERIFICATIONS: • MINIMUM AIRFLOW (AFTER MECHANICAL INSTALL) • FAN EFFICACY WATTS/CFM (AFTER MECHANICAL INSTALL) 3.HVAC DISTRIBUTION SYSTEM VERIFICATIONS: • DUCT LEAKAGE TESTING (AFTER MECHANICAL INSTALL) • VERIFIED HEAT PUMP RATED HEATING CAPACITY (AFTER MECHANICAL INSTALL) • VERIFIED DUCTS LOCATED ENTIRELY IN CONDITIONS SPACE (AFTER MECHANICAL INSTALL) B PAD CERTIFICATION REQUIRED A SOIL OR CIVIL ENGINEER TO DETERMINE GRADING PERFORMED IS IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED PLANS AND IS SUITABLE TO SUPPORT THE INTENDED STRUCTURE RESPONSIBLE PARTY: GENERAL CONTRACTOR, VELLUM INC. AND SOILS ENGINEER C STORMWATER AND DRAINAGE SYSTEM CERTIFICATION REQUIRED FROM THE ENGINEER OF RECORD PRIOR TO FINAL INSPECTION APPROVALS. THE ENGINEER SHALL CERTIFY THAT THE DRAINAGE AND STORMWATER SYSTEM HAVE BEEN INSPECTED AND ARE IN GENERAL COMFORMANCE WITH THE DRAINAGE REPORT, SYSTEM DESIGN, AND THE APPROVED PLANS, INCLUDING ALL FINAL ELEVATIONS, COMPONENT SIZING, LEVEL SPREADERS, DRAINAGE PIPING, INLETS, WEIR ELEVATIONS AND ORIFICES. SHEET INDEX TITLE SHEETT1.1 T1.2 T-24 MANDATORY MEASUREMENTS T1.3 T1.4 GEOTECHNICAL / SOILS REPORT AND RECOMMENDATIONST1.5 GEOTECHNICAL / SOILS REPORT AND RECOMMENDATIONS REFLECTED CEILING PLAN - UPPER FLOOR FLOOR PLAN - LOWER FLOORA2.1 A2.3 FLOOR PLAN - UPPER FLOORA2.2 EXTERIOR ELEVATIONS REFLECTED CEILING PLAN - LOWER FLOOR A2.4 A3.2 ROOF PLANA2.5 EXTERIOR ELEVATIONSA3.1 GENERAL NOTESA0.0 BUILDING SECTIONSA4.2 BUILDING SECTIONSA4.1 BUILDING SECTIONSA4.3 DOOR AND WINDOW SCHEDULESA6.1 POWER AND LIGHTING PLAN - UPPER FLOORA6.2 POWER AND LIGHTING PLAN - LOWER FLOORA6.3 DETAILSA7.1 DETAILSA7.2 DETAILSA7.3 LANDSCAPE PLANTING PLANL1.0 LANDSCAPE IRRIGATION PLANL2.0 INTERIOR ELEVATIONSA5.1 SITE PLAN + GAS PIPING PLANA1.0 CIVIL GENERAL NOTES CIVIL COVER SHEETC1.0 C2.0 CIVIL GRADING AND DRAINAGE PLANC3.0 CIVIL UTILITY PLANC4.0 C5.0 CIVIL DETAILS CIVIL SITE CROSS SECTIONS C6.0 C6.1 CIVIL DETAILS EC1.0 EROSION AND SEDIMENT CONTROL PLAN EC2.0 EROSION AND SEDIMENT CONTROL DETAILS RW1.0 RETAINING WALL PLAN AND PROFILE LANDSCAPE DETAILSL3.0 T1.6 T-24 MANDATORY MEASUREMENTS 57 SHEETSTOTAL MECHANICAL PLAN - MAIN HOUSEM1.0 GENERAL NOTES 1S-001 LEGENDSS-000 CONCRETE DETAILS 1S-300 FIRST FLOOR / FOUNDATION PLANS-200 CMU WALL DETAILSS-400 TJI FRAMING DETAILS 1S-601 FOUNDATION DETAILSS-310 TJI FRAMING DETAILS 2S-602 WOOD SHEAR WALL DETAILSS-610 ROOF TRUSS DETAILSS-620 ROOF FRAMING PLANS-202 SECOND FLOOR FRAMING PLANS-201 WOOD FRAMING DETAILS 1S-600 TRACT CONDITIONS OF APPROVAL - RES. NO. 10618T1.7 TRACT CONDITIONS OF APPROVAL - RES. NO. 10619T1.8 TRACT CONDITIONS OF APPROVAL - RES. NO. 10619T1.9 CONDITIONS OF APPROVAL - ARCH-0455-2022T1.10 T-24 / CAL GREEN REQUIREMENTS / GEOTECHNICAL UPDATE LETTER BUILDING SECTIONSA4.4 01 STATEMENT OF SPECIAL INSPECTION - ENCLAVE LOT 24 - FTF SIGNED DATE: 02/04/2025 02 STRUCTURAL CALCULATIONS (FTF ENGINEERING)DATE: 01/28/2025 03 TRUSS REVIEW LETTER, TRUSS PACKAGE (FTF ENGINEERING/HAYWARD, #416872)DATE: 02/04/2025 04A T-24 ENERGY COMPLIANCE - CF1RPRF01E (CARSTAIRS)DATE: 02/19/2025 04B HVAC REPORT, ACCA MANUAL (CARSTAIRS)DATE: 02/19/2025 05A GEOTECHNICAL PLAN REVIEW #4 (GEOSOLUTIONS, #SL13552-1-Lot 24 Hansen Lane)DATE: 04/23/2025 05B GEOTECHNICAL REPORT (GEOSOLUTIONS, #SL07509-10)DATE: 01/08/2019 07 ENCLAVE LOT 24 - ASSESSOR SET PLAN DATE: 02/19/2025 OTHER SUPPORTING DOCUMENTS ESR-1825 ESR-2852 IB PVC SINGLE-PLY 60 TECH DATA SHEET IB FIRESHEET TECH DATA SHEET IB DENSDECK TECH DATA SHEET IB UL LISTING TGFU.R15546 ROOF METAL MERIDIAN DATA SHEET -MCELROY ROOF METAL UL790 FIRE RATING -MCELROY ROOF DRAIN SPECS ROOF VENT - STANDING SEAM METAL ROOF -OHAGIN BATH EXHAUST FAN PANFV-0511VKS2 FIREPLACE VECTOR LV74 SPEC SHEET FIREPLACE VECTOR INSTALLATION MANUAL ELEVATOR SPECS, DETAILS, INSTALL MANUAL (INCLINATOR ELEVETTE) PROJECT VICINITY MAP 1 1 1 1 1 1 1 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.2 TITLE 24 BUILDING ENERGY ANALYSIS REPORT PROJECT: Project Designer: Report Prepared by: Job Number: Date: The EnergyPro computer program has been used to perform the calculations summarized in this compliance report. This program h as approval and is authorized by the California Energy Commission for use with both the Residential and Nonresidential 2022 Building Energy Efficiency Standards. This program developed by EnergySoft, LLC – www.energysoft.com. Enclave (Lot 24) 2238 Bayview Heights Drive, Suite E 3590 Broad St Suite 130 San Luis Obispo, CA 93401 Vellum Design Build Carstairs Energy Inc. Timothy Carstairs, CEA, HERS, GPR 805-784-0487 San Luis Obispo, CA 93401 2/19/2025 25-011611 Los Osos, CA 93402 805-904-9048 1424 Hansen Lane TABLE OF CONTENTS 3 1 24 Form MF1R Mandatory Measures Summary Table of Contents 2 Room Load Summary Form RMS-1 Residential Measures Summary 18 Form CF1R-PRF-01-E Certificate of Compliance Cover Page 19 CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 1 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20GENERAL INFORMATION01Project NameEnclave (Lot 24)02Run TitleTitle 24 Analysis03Project Location1424 Hansen Lane04CitySan Luis Obispo05Standards Version202206Zip code9340107Software VersionEnergyPro 9.308Climate Zone509Front Orientation (deg/ Cardinal)18010Building TypeSingle family11Number of Dwelling Units112Project ScopeNewly Constructed13Number of Bedrooms414Addition Cond. Floor Area (ft2)015Number of Stories216Existing Cond. Floor Area (ft2)n/a17Fenestration Average U-factor0.318Total Cond. Floor Area (ft2)381919Glazing Percentage (%)25.78%20ADU Bedroom Countn/a21ADU Conditioned Floor Arean/a22Fuel TypeAll electric23No Dwelling Unit:NoCOMPLIANCE RESULTS01Building Complies with Computer Performance02This building incorporates features that require field testing and/or verification by a certified HERS rater under the supervision of a CEC-approved HERS provider.03This building incorporates one or more Special Features shown below425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 2 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20ENERGY DESIGN RATINGSEnergy Design RatingsCompliance MarginsSource Energy(EDR1)Efficiency1EDR(EDR2efficiency)Total2EDR(EDR2total)Source Energy(EDR1)Efficiency1EDR(EDR2efficiency)Total2EDR(EDR2total)Standard Design32.336.830.7Proposed Design23.72624.18.610.86.6RESULT3: PASS1Efficiency EDR includes improvements like a better building envelope and more efficient equipment2Total EDR includes efficiency and demand response measures such as photovoltaic (PV) system and batteries3Building complies when source energy, efficiency and total compliance margins are greater than or equal to zero and unmet load hour limits are not exceeded•Standard Design PV Capacity: 3.13 kWdc•PV System resized to 3.13 kWdc (a factor of 3.128) to achieve 'Standard Design PV' PV scaling425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 3 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20ENERGY USE SUMMARYEnergy UseStandard Design SourceEnergy (EDR1) (kBtu/ft2-yr)Standard Design TDV Energy(EDR2) (kTDV/ft2-yr)Proposed Design SourceEnergy (EDR1) (kBtu/ft2-yr)Proposed Design TDV Energy(EDR2) (kTDV/ft2-yr)Margin (EDR1)Margin (EDR2)Space Heating5.0334.012.6319.312.414.7Space Cooling0.010.30.142.49-0.13-2.19IAQ Ventilation0.282.990.282.9900Water Heating0.9210.710.759.190.171.52SelfUtilization/FlexibilityCredit0000Efficiency ComplianceTotal6.2448.013.833.982.4414.03Photovoltaics-0.86-24.07-0.86-24.22Battery00Flexibility0Indoor Lighting0.667.070.667.07Appl. & Cooking1.2315.511.2315.47Plug Loads1.6717.891.6717.89Outdoor Lighting0.181.760.181.76TOTAL COMPLIANCE9.1266.176.6851.95425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 4 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20ENERGY USE INTENSITYStandard Design (kBtu/ft2- yr )Proposed Design (kBtu/ft2- yr )Margin (kBtu/ft2- yr )Margin PercentageGross EUI111.718.92.8124Net EUI27.094.282.8139.63Notes 1. Gross EUI is Energy Use Total (not including PV) / Total Building Area. 2. Net EUI is Energy Use Total (including PV) / Total Building Area.REQUIRED PV SYSTEMS010203040506070809101112DC System Size(kWdc)ExceptionModule TypeArray TypePower ElectronicsCFIAzimuth(deg)TiltInputArray Angle(deg)Tilt: (x in12)Inverter Eff.(%)AnnualSolar Access(%)3.13NAStandard (14-17%)Fixednonetrue150-270n/an/a<=7:129698REQUIRED SPECIAL FEATURESThe following are features that must be installed as condition for meeting the modeled energy performance for this computer analysis.•Ceiling has high level of insulation•Non-standard duct location (any location other than attic)•Northwest Energy Efficiency Alliance (NEEA) rated heat pump water heater; specific brand/model, or equivalent, must be installedHERS FEATURE SUMMARYThe following is a summary of the features that must be field-verified by a certified HERS Rater as a condition for meeting the modeled energy performance for this computer analysis. Additionaldetail is provided in the building tables below. Registered CF2Rs and CF3Rs are required to be completed in the HERS Registry•Indoor air quality ventilation•Kitchen range hood•Minimum Airflow•Fan Efficacy Watts/CFM•Verified heat pump rated heating capacity•Duct leakage testing•Ducts located entirely in conditioned space confirmed by duct leakage testing425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 5 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20BUILDING - FEATURES INFORMATION01020304050607Project NameConditioned Floor Area (ft2)Number of DwellingUnitsNumber of BedroomsNumber of ZonesNumber of VentilationCooling SystemsNumber of WaterHeating SystemsEnclave (Lot 24)381914201ZONE INFORMATION01020304 050607Zone NameZone TypeHVAC System NameZone Floor Area (ft2)Avg. Ceiling HeightWater Heating System 1StatusLower Living AreaConditionedLower HVAC System113709.5DHW Sys 1NewUpper Living AreaConditionedUpper HVAC System2244910DHW Sys 1NewOPAQUE SURFACES0102030405060708NameZoneConstructionAzimuthOrientationGross Area (ft2)Window and DoorArea (ft2)Tilt (deg)Front WallLower Living AreaR-21 Wall180Front275090Left WallLower Living AreaR-21 Wall270Left522198.390Rear WallLower Living AreaR-21 Wall0Back27524.890Right WallLower Living AreaR-21 Wall90Right52259.390Front Wall 2Upper Living AreaR-21 Wall180Front47049.690Left Wall 2Upper Living AreaR-21 Wall270Left940328.890Rear Wall 2Upper Living AreaR-21 Wall0Back710159.890Right Wall 2Upper Living AreaR-21 Wall90Right94016490Interior SurfaceUpper LivingArea>>__Garage__R-21 Wall1n/an/a7650n/aRoof 2Upper Living AreaR-38 Roof Atticn/an/a2449n/an/aRaised FloorLower Living AreaR-19 Floor Crawlspacen/an/a1073n/an/aInterior Surface 2Upper Living AreaR-0 Floor No Crawlspacen/an/a1370n/an/a425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 6 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20OPAQUE SURFACES0102030405060708NameZoneConstructionAzimuthOrientationGross Area (ft2)Window and DoorArea (ft2)Tilt (deg)Front Wall 3__Garage__R-0 Wall180Front240090Left Wall 3__Garage__R-0 Wall270Left215090Rear Wall 3__Garage__R-0 Wall0Back240090Right Wall 3__Garage__R-0 Wall90Right215090OPAQUE SURFACES - CATHEDRAL CEILINGS0102030405060708091011NameZoneConstructionAzimuthOrientationArea (ft2)Skylight Area(ft2)Roof Rise (x in12)RoofReflectanceRoof EmittanceCool RoofRoof__Garage__R-0 Roof NoAttic0Back765080.10.85NoATTIC0102030405060708NameConstructionTypeRoof Rise (x in 12)Roof ReflectanceRoof EmittanceRadiant BarrierCool RoofAttic Upper Living AreaAttic RoofUpper LivingAreaVentilated80.10.85YesNoFENESTRATION / GLAZING0102030405060708091011121314NameTypeSurfaceOrientationAzimuthWidth(ft)Height(ft)Mult.Area(ft2)U-factorU-factorSourceSHGCSHGC SourceExterior ShadingDoor D-01WindowLeft WallLeft2701800.3NFRC0.5NFRCBug ScreenDoor D-02WindowLeft WallLeft2701800.3NFRC0.5NFRCBug ScreenW-01WindowLeft WallLeft270113.50.3NFRC0.5NFRCBug Screen425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 7 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20FENESTRATION / GLAZING0102030405060708091011121314NameTypeSurfaceOrientationAzimuthWidth(ft)Height(ft)Mult.Area(ft2)U-factorU-factorSourceSHGCSHGC SourceExterior ShadingW-02WindowLeft WallLeft270124.80.3NFRC0.5NFRCBug ScreenW-03WindowRear WallBack0124.80.3NFRC0.5NFRCBug ScreenW-04WindowRight WallRight90124.80.3NFRC0.5NFRCBug ScreenW-05WindowRight WallRight90160.3NFRC0.5NFRCBug ScreenW-06WindowRight WallRight90122.50.3NFRC0.5NFRCBug ScreenW-07WindowRight WallRight90160.3NFRC0.5NFRCBug ScreenW-29WindowFront Wall 2Front180120.30.3NFRC0.5NFRCBug ScreenW-14WindowFront Wall 2Front180129.30.3NFRC0.5NFRCBug ScreenW-30WindowLeft Wall 2Left270113.50.3NFRC0.5NFRCBug ScreenW-10WindowLeft Wall 2Left270120.30.3NFRC0.5NFRCBug ScreenW-11WindowLeft Wall 2Left270113.50.3NFRC0.5NFRCBug ScreenW-12WindowLeft Wall 2Left270113.50.3NFRC0.5NFRCBug ScreenW-13WindowLeft Wall 2Left270113.50.3NFRC0.5NFRCBug ScreenDoor D-16WindowLeft Wall 2Left2701880.3NFRC0.5NFRCBug ScreenW-15WindowLeft Wall 2Left270123.60.3NFRC0.5NFRCBug ScreenW-16WindowLeft Wall 2Left270123.60.3NFRC0.5NFRCBug ScreenW-17WindowLeft Wall 2Left2701360.3NFRC0.5NFRCBug ScreenW-18WindowLeft Wall 2Left270167.50.3NFRC0.5NFRCBug Screen425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 8 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20FENESTRATION / GLAZING0102030405060708091011121314NameTypeSurfaceOrientationAzimuthWidth(ft)Height(ft)Mult.Area(ft2)U-factorU-factorSourceSHGCSHGC SourceExterior ShadingW-19WindowLeft Wall 2Left270115.80.3NFRC0.5NFRCBug ScreenDoor D-17WindowRear Wall 2Back011440.3NFRC0.5NFRCBug ScreenW-20WindowRear Wall 2Back0115.80.3NFRC0.5NFRCBug ScreenW-21WindowRight Wall 2Right90160.3NFRC0.5NFRCBug ScreenW-22WindowRight Wall 2Right90160.3NFRC0.5NFRCBug ScreenW-23WindowRight Wall 2Right90122.50.3NFRC0.5NFRCBug ScreenW-24WindowRight Wall 2Right901420.3NFRC0.5NFRCBug ScreenW-25WindowRight Wall 2Right90115.80.3NFRC0.5NFRCBug ScreenW-26WindowRight Wall 2Right90115.80.3NFRC0.5NFRCBug ScreenW-27WindowRight Wall 2Right90115.80.3NFRC0.5NFRCBug ScreenDoor D-23WindowRight Wall 2Right90126.60.3NFRC0.5NFRCBug ScreenW-28WindowRight Wall 2Right90113.50.3NFRC0.5NFRCBug ScreenSLAB FLOORS0102030405060708NameZoneArea (ft2)Perimeter (ft)Edge Insul. R-valueand DepthEdge Insul. R-valueand DepthCarpeted FractionHeatedSlabLower Living Area297168none080%NoSlab 2Upper Living Area522162none080%No425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 9 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20SLAB FLOORS0102030405060708NameZoneArea (ft2)Perimeter (ft)Edge Insul. R-valueand DepthEdge Insul. R-valueand DepthCarpeted FractionHeatedSlab 3__Garage__76591none00%NoOPAQUE SURFACE CONSTRUCTIONS01020304 05060708Construction NameSurface TypeConstruction TypeFramingTotal CavityR-valueInterior / ExteriorContinuousR-valueU-factorAssembly LayersR-0 WallExterior WallsWood Framed Wall2x4 @ 16 in. O. C.R-0None / None0.361Inside Finish: Gypsum BoardCavity / Frame: no insul. / 2x4Exterior Finish: 3 Coat StuccoR-21 WallExterior WallsWood Framed Wall2x6 @ 16 in. O. C.R-21None / None0.069Inside Finish: Gypsum BoardCavity / Frame: R-21 / 2x6Exterior Finish: 3 Coat StuccoR-0 Roof No AtticCathedral CeilingsWood FramedCeiling2x4 @ 16 in. O. C.R-0None / None0.484Roofing: Light Roof (Asphalt Shingle)Roof Deck: WoodSiding/sheathing/deckingCavity / Frame: no insul. / 2x4Inside Finish: Gypsum BoardR-21 Wall1Interior WallsWood Framed Wall2x6 @ 16 in. O. C.R-21None / None0.064Inside Finish: Gypsum BoardCavity / Frame: R-21 / 2x6Other Side Finish: Gypsum BoardAttic RoofUpper LivingAreaAttic RoofsWood FramedCeiling2x4 @ 24 in. O. C.R-0None / 00.644Roofing: Light Roof (Asphalt Shingle)Roof Deck: WoodSiding/sheathing/deckingCavity / Frame: no insul. / 2x4425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 10 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20OPAQUE SURFACE CONSTRUCTIONS01020304 05060708Construction NameSurface TypeConstruction TypeFramingTotal CavityR-valueInterior / ExteriorContinuousR-valueU-factorAssembly LayersR-19 Floor CrawlspaceFloors OverCrawlspaceWood Framed Floor2x6 @ 16 in. O. C.R-19None / None0.049Floor Surface: CarpetedFloor Deck: WoodSiding/sheathing/deckingCavity / Frame: R-19 / 2x6R-38 Roof AtticCeilings (belowattic)Wood FramedCeiling2x4 @ 24 in. O. C.R-38None / None0.025Over Ceiling Joists: R-28.9 insul.Cavity / Frame: R-9.1 / 2x4Inside Finish: Gypsum BoardR-0 Floor No CrawlspaceInterior FloorsWood Framed Floor2x12 @ 16 in. O. C.R-0None / None0.196Floor Surface: CarpetedFloor Deck: WoodSiding/sheathing/deckingCavity / Frame: no insul. / 2x12Ceiling Below Finish: Gypsum BoardBUILDING ENVELOPE - HERS VERIFICATION0102030405Quality Insulation Installation (QII)High R-value Spray Foam InsulationBuilding Envelope Air LeakageCFM50CFM50Not RequiredNot RequiredN/An/an/aWATER HEATING SYSTEMS010203040506070809NameSystem TypeDistribution TypeWater Heater NameNumber of UnitsSolar HeatingSystemCompactDistributionHERS VerificationWater HeaterName (#)DHW Sys 1Domestic HotWater (DHW)StandardDHW Heater 11n/aNonen/aDHW Heater 1 (1)425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document. D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.3 TITLE 24CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 11 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20WATER HEATERS - NEEA HEAT PUMP0102030405060708Name# of UnitsTank Vol. (gal)NEEA Heat PumpBrandNEEA Heat PumpModelTank LocationDuct Inlet Air SourceDuct Outlet Air SourceDHW Heater 1180GenericNEEA Tier 3 Generic80TankZone__Garage____Garage__WATER HEATING - HERS VERIFICATION01020304050607NamePipe InsulationParallel PipingCompact DistributionCompact DistributionTypeRecirculation ControlShower Drain Water HeatRecoveryDHW Sys 1 - 1/1Not RequiredNot RequiredNot RequiredNoneNot RequiredNot RequiredSPACE CONDITIONING SYSTEMS010203040506070809NameSystem TypeHeating Unit NameHeating EquipmentCountCooling Unit NameCooling EquipmentCountFan NameDistribution NameRequiredThermostat TypeLower HVACSystem1Heat pumpheating coolingHeat Pump System11Heat Pump System11HVAC Fan 1Air DistributionSystem 1SetbackUpper HVACSystem2Heat pumpheating coolingHeat Pump System21Heat Pump System21HVAC Fan 2Air DistributionSystem 2SetbackHVAC - HEAT PUMPS01020304050607080910111213NameSystem TypeNumber ofUnitsHeatingCoolingZonallyControlledCompressorTypeHERS VerificationHeatingEfficiencyTypeHSPF/HSPF2/COPCap 47Cap 17CoolingEfficiencyTypeSEER/SEER2EER/EER2/CEERHeat PumpSystem 1Central split HP1HSPF8.86000050000EERSEER1512.2Not ZonalSingleSpeedHeat Pump System1-hers-htpump425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 12 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20HVAC - HEAT PUMPS01020304050607080910111213NameSystem TypeNumber ofUnitsHeatingCoolingZonallyControlledCompressorTypeHERS VerificationHeatingEfficiencyTypeHSPF/HSPF2/COPCap 47Cap 17CoolingEfficiencyTypeSEER/SEER2EER/EER2/CEERHeat PumpSystem 2Central split HP1HSPF8.86000050000EERSEER1512.2Not ZonalSingleSpeedHeat Pump System2-hers-htpumpHVAC HEAT PUMPS - HERS VERIFICATION010203040506070809NameVerified AirflowAirflow TargetVerified EER/EER2VerifiedSEER/SEER2Verified RefrigerantChargeVerifiedHSPF/HSPF2Verified HeatingCap 47Verified HeatingCap 17Heat Pump System1-hers-htpumpRequired350Not RequiredNot RequiredNoNoYesYesHeat Pump System2-hers-htpumpRequired350Not RequiredNot RequiredNoNoYesYesHVAC - DISTRIBUTION SYSTEMS010203040506070809101112NameTypeDesign TypeDuct Ins. R-valueDuct LocationSurface AreaBypass DuctDuct LeakageHERS VerificationSupplyReturnSupplyReturnSupplyReturnAir DistributionSystem 1Conditionedspace-entirelyNon-VerifiedR-6R-6ConditionedZoneConditionedZonen/an/aNo Bypass DuctSealed and TestedAir DistributionSystem 1-hers-distAir DistributionSystem 2UnconditionedatticNon-VerifiedR-6R-6AtticAtticn/an/aNo Bypass DuctSealed and TestedAir DistributionSystem 2-hers-dist425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 13 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20HVAC DISTRIBUTION - HERS VERIFICATION010203040506070809NameDuct LeakageVerificationDuct LeakageTarget (%)Verified DuctLocationVerified DuctDesignBuried DuctsDeeply BuriedDuctsLow-leakage AirHandlerLow LeakageDucts Entirely inConditionedSpaceAir DistributionSystem 1-hers-distYes5.0RequiredNot RequiredNot RequiredCredit not takenNot RequiredNoAir DistributionSystem 2-hers-distYes5.0Not RequiredNot RequiredNot RequiredCredit not takenNot RequiredNoHVAC - FAN SYSTEMS01020304NameTypeFan Power (Watts/CFM)NameHVAC Fan 1HVAC Fan0.58HVAC Fan 1-hers-fanHVAC Fan 2HVAC Fan0.58HVAC Fan 2-hers-fanHVAC FAN SYSTEMS - HERS VERIFICATION010203NameVerified Fan Watt DrawRequired Fan Efficacy (Watts/CFM)HVAC Fan 1-hers-fanRequired0.58HVAC Fan 2-hers-fanRequired0.58425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 14 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20INDOOR AIR QUALITY (IAQ) FANS010203040506070809Dwelling UnitAirflow (CFM)Fan Efficacy(W/CFM)IAQ Fan TypeIncludesHeat/EnergyRecovery?IAQ RecoveryEffectiveness -SRE/ASREIncludes FaultIndicator Display?HERS VerificationStatusSFam IAQVentRpt1370.35ExhaustNon/a / n/aNoYes425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.CERTIFICATE OF COMPLIANCE - RESIDENTIAL PERFORMANCE COMPLIANCE METHOD CF1R-PRF-01-EProject Name:Enclave (Lot 24)Calculation Date/Time:2025-02-19T07:16:27-08:00 (Page 15 of 15)Calculation Description:Title 24 AnalysisInput File Name:Enclave (Lot 24).ribd22xRegistration Number:Registration Date/Time: HERS Provider:CA Building Energy Efficiency Standards - 2022 Residential ComplianceReport Version: 2022.0.000Schema Version: rev 20220901Report Generated: 2025-02-19 07:17:20DOCUMENTATION AUTHOR'S DECLARATION STATEMENT1. I certify that this Certificate of Compliance documentation is accurate and complete.Documentation Author Name:Documentation Author Signature:Company:Signature Date:Address:CEA/ HERS Certification Identification (If applicable):City/State/Zip:Phone:RESPONSIBLE PERSON'S DECLARATION STATEMENTI certify the following under penalty of perjury, under the laws of the State of California:1.I am eligible under Division 3 of the Business and Professions Code to accept responsibility for the building design identified on this Certificate of Compliance.2.I certify that the energy features and performance specifications identified on this Certificate of Compliance conform to the requirements of Title 24, Part 1 and Part 6 of the California Code of Regulations.3.The building design features or system design features identified on this Certificate of Compliance are consistent with the information provided on other applicable compliance documents, worksheets,calculations, plans and specifications submitted to the enforcement agency for approval with this building permit application.Responsible Designer Name:Responsible Designer Signature:Company:Date Signed:Address:License:City/State/Zip:Phone: Timothy CarstairsCarstairs Energy Inc.02/19/20252238 Bayview Heights Dr STE ERCN14348Los Osos, CA 934028059049048Sherman DamuagVellum, Inc.02/19/20253590 Broad Street, Suite 130San Luis Obispo, CA 93401805-784-0487425-P010053409A-000-000-0000000-000002/19/2025 09:31CHEERSNOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for,and cannot guarantee, the accuracy or completeness of the information contained in this document.Digitally signed by California Home Energy Efficiency Rating Services (CHEERS). This digital signature is provided in order to secure the content ofthis registered document, and in no way implies Registration Provider responsibility for the accuracy of the information.RESIDENTIAL MEASURES SUMMARY RMS-1 Project Name Building Type o Single Family o Addition Alone Date o Multi Family o Existing+ Addition/Alteration Project Address California Energy Climate Zone Total Cond. Floor Area Addition # of Units INSULATION Area Construction Type Cavity (ft2) Special Features Status FENESTRATION Total Area: Glazing Percentage: New/Altered Average U-Factor: Orientation Area(ft2) U-Fac SHGC Overhang Sidefins Exterior Shades Status HVAC SYSTEMS Qty. Heating Min. Eff Cooling Min. Eff Thermostat Status HVAC DISTRIBUTION Duct Location Heating Cooling Duct Location R-Value Status WATER HEATING Qty. Type Gallons Min. Eff Distribution Status New Page 18 of 25 2/19/2025 none 25.8% New Attic Setback Enclave (Lot 24) none none Electric Heat Pump N/A n/a 985 Conditioned CA Climate Zone 05 - no insulation - Front (S) 184.6 Right (E) 0.300 223.3 1 0.300 Heat Pump 6.0 0.50 New 1 New ✔ Upper HVAC System Lower HVAC System Ducted Roof Unheated Slab-on-Grade Floor R 38 Wood Framed w/Crawl Space R 19 Split Heat Pump New 0.300 0.50 3,819 80 N/A 2.90 New Ducted - no insulation - Ducted 15.0 SEER 15.0 SEER 819 New 4,434 Demising Wood Framed w/o Crawl Space none 1 none 1 none Electric Heat Pump Standard Rear (N) Left (W)527.1 6.0 New 1,073 New New Slab New Wall Wood Framed 1424 Hansen Lane San Luis Obispo 1,370 N/A 8.80 HSPF New 8.80 HSPF 0.30 Split Heat Pump User Number: 6249 none49.6 0.300 0.50 none 0.50 N/A Setback New New Ducted ID: 25-011611 R 21 Wood Framed Attic Perim = 330' EnergyPro 9.3 by EnergySoft 2,449 2022 Single-Family Residential Mandatory Requirements Summary 5/6/22 NOTE: Single-family residential buildings subject to the Energy Codes must comply with all applicable mandatory measures, regardless of the compliance approach used. Review the respective section for more information. (04/2022) Building Envelope: § 110.6(a)1: Air Leakage.Manufactured fenestration, exterior doors, and exterior pet doors must limit air leakage to 0.3 CFM per square foot or less when tested per NFRC-400, ASTM E283, or AAMA/WDMA/CSA 101/I.S.2/A440-2011. * § 110.6(a)5: Labeling.Fenestration products and exterior doors must have a label meeting the requirements of § 10-111(a). § 110.6(b): Field fabricated exterior doors and fenestration products must use U-factors and solar heat gain coefficient (SHGC)values from Tables 110.6-A, 110.6-B, or JA4.5 for exterior doors. They must be caulked and/or weather-stripped. * § 110.7: Air Leakage.All joints, penetrations, and other openings in the building envelope that are potential sources of air leakage must be caulked, gasketed, or weather stripped. § 110.8(a):Insulation Certification by Manufacturers.Insulation must be certified by the Department of Consumer Affairs,Bureau of Household Goods and Services (BHGS). § 110.8(g): Insulation Requirements for Heated Slab Floors.Heated slab floors must be insulated per the requirements of § 110.8(g). § 110.8(i): Roofing Products Solar Reflectance and Thermal Emittance. The thermal emittance and aged solar reflectance values of the roofing material must meet the requirements of § 110.8(i) and be labeled per §10-113 when the installation of a cool roof is specified on the CF1R. § 110.8(j):RadiantBarrier. When required, radiantbarriers must have an emittance of 0.05 or less and be certified to the Department of Consumer Affairs. § 150.0(a): Roof Deck, Ceiling and Rafter Roof Insulation.Roof decks in newly constructed attics in climate zones 4 and 8-16 area-weighted average U-factor not exceeding U-0.184. Ceiling and rafter roofs minimum R-22 insulation in wood-frame ceiling; or area-weighted average U-factor must not exceed 0.043. Rafter roof alterations minimum R-19 or area-weighted average U-factor of 0.054 or less. Attic access doors must have permanently attached insulation using adhesive or mechanical fasteners. The attic access must be gasketed to prevent air leakage. Insulation must be installed in direct contact with a roof or ceiling which is sealed to limit infiltration and exfiltration as specified in § 110.7, including but not limited to placing insulation either above or below the roof deck or on top of a drywall ceiling. * § 150.0(b): Loose-fill Insulation. Loose fill insulation must meet the manufacturer’s required density for the labeled R-value. § 150.0(c): Wall Insulation.Minimum R-13 insulation in 2x4 inch wood framing wall or have a U-factor of 0.102 or less, or R-20 in 2x6 inch wood framing or have a U-factor of 0.071 or less. Opaque non-framed assemblies must have an overall assembly U-factor not exceeding 0.102. Masonry walls must meet Tables 150.1-A or B. * § 150.0(d):Raised-floorInsulation.Minimum R-19 insulation in raised wood framed floor or 0.037 maximum U-factor. * § 150.0(f): Slab Edge Insulation.Slab edge insulation must meet all of the following: have a water absorption rate, for the insulation material alone without facings, no greater than 0.3 percent; have a water vapor permeance no greater than 2.0 perm per inch; be protected from physical damage and UV light deterioration; and, when installed as part of a heated slab floor, meet the requirements of § 110.8(g). § 150.0(g)1: Vapor Retarder.In climate zones 1 through 16, the earth floor of unvented crawl space must be covered with a Class I or Class II vapor retarder. This requirement also applies to controlled ventilation crawl space for buildings complying with the exception to §150.0(d). § 150.0(g)2: Vapor Retarder.In climate zones 14 and 16, a Class I or Class II vapor retarder must be installed on the conditioned space side of all insulation in all exterior walls, vented attics, and unvented attics with air-permeable insulation. § 150.0(q): Fenestration Products.Fenestration, including skylights, separating conditioned space from unconditioned space or outdoors must have a maximum U-factor of 0.45; or area-weighted average U-factor of all fenestration must not exceed 0.45. * Fireplaces, Decorative Gas Appliances, and Gas Log: § 110.5(e)PilotLight.Continuously burning pilot lights are not allowed for indoor and outdoor fireplaces. § 150.0(e)1: ClosableDoors.Masonry or factory-built fireplaces must have a closable metal or glass door covering the entire opening of the firebox. § 150.0(e)2: Combustion Intake.Masonry or factory-built fireplaces must have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device. * § 150.0(e)3:FlueDamper.Masonry or factory-built fireplaces must have a flue damper with a readily accessible control. * Space Conditioning, Water Heating, and Plumbing System: § 110.0-§ 110.3: Certification.Heating, ventilation, and air conditioning (HVAC) equipment, water heaters, showerheads, faucets, and all other regulated appliances must be certified by the manufacturer to the California Energy Commission. * § 110.2(a):HVACEfficiency.Equipment must meet the applicable efficiency requirements in Table 110.2-Athrough Table 110.2-N. * § 110.2(b): Controls for Heat Pumps with Supplementary Electric Resistance Heaters. Heat pumps with supplementary electric resistance heaters must have controls that prevent supplementary heater operation when the heating load can be met by the heat pump alone; and in which the cut-on temperature for compression heating is higher than the cut-on temperature for supplementary heating, and the cut-off temperature for compression heating is higher than the cut-off temperature for supplementary heating. * § 110.2(c): Thermostats.All heating or cooling systems not controlled by a central energy management control system (EMCS) must have a setback thermostat. * § 110.3(c)3: Insulation. Unfired service water heater storage tanks and solar water-heating backup tanks must have adequate insulation, or tank surface heat loss rating. § 110.3(c)6: Isolation Valves.Instantaneous water heaters with an input rating greater than 6.8 kBtu per hour (2 kW) must have isolation valves with hose bibbs or other fittings on both cold and hot water lines to allow for flushing the water heater when the valves are closed. 2022 Single-Family Residential Mandatory Requirements Summary 5/6/22 § 110.5: Pilot Lights. Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces; household cooking appliances (except appliances without an electrical supply voltage connection with pilot lights that consume less than 150 Btu per hour );and pool and spa heaters. * § 150.0(h)1: Building Cooling and Heating Loads. Heating and/or cooling loads are calculated in accordance with the ASHRAE Handbook, Equipment Volume, Applications Volume, and Fundamentals Volume; the SMACNA Residential Comfort System Installation Standards Manual; or the ACCA Manual J using design conditions specified in § 150.0(h)2. § 150.0(h)3A: Clearances.Air conditioner and heat pump outdoor condensing units must have a clearance of at least five feet from the outlet of any dryer. § 150.0(h)3B: Liquid Line Drier.Air conditioners and heat pump systems must be equipped with liquid line filter driers if required, as specified by the manufacturer’s instructions. § 150.0(j)1: Water Piping, Solar Water-heating System Piping, and Space Conditioning System Line Insulation. All domestic hot water piping must be insulated as specified in § 609.11 of the California Plumbing Code. * § 150.0(j)2: Insulation Protection.Piping insulation must be protected from damage, including that due to sunlight, moisture, equipment` maintenance, and wind as required by §120.3(b). Insulation exposed to weather must be water retardant and protected from UV light (no adhesive tapes). Insulation covering chilled water piping and refrigerant suction piping located outside the conditioned space must include, or be protected by, a Class I or Class II vapor retarder. Pipe insulation buried below grade must be installed in a waterproof and non-crushable casing or sleeve. § 150.0(n)1: Gas or Propane Water Heating Systems. Systems using gas or propane water heaters to serve individual dwelling units must designate a space at least 2.5’ x 2.5’ x 7’ suitable for the future installation of a heat pump water heater, and meet electrical and plumbing requirements, based on the distance between this designated space and the water heater location; and a condensate drain no more than 2” higher than the base of the water heater § 150.0(n)3: Solar Water-heating Systems.Solar water-heating systems and collectors must be certified and rated by the Solar Rating and Certification Corporation (SRCC), the International Association of Plumbing and Mechanical Officials, Research and Testing (IAPMO R&T), or by a listing agency that is approved by the executive director. Ducts and Fans: § 110.8(d)3: Ducts.Insulation installed on an existing space-conditioning duct must comply with § 604.0 of the California Mechanical Code (CMC).If a contractor installs the insulation, the contractor must certify to the customer, in writing, that the insulation meets this requirement. § 150.0(m)1: CMC Compliance. All air-distribution system ducts and plenums must meet CMC §§ 601.0-605.0 andANSI/SMACNA-006-2006 HVAC DuctConstruction Standards MetalandFlexible3rd Edition.Portions of supply-air and return-air ducts and plenums must be insulated to R-6.0 or higher; ducts located entirely in conditioned space as confirmed through field verification and diagnostic testing (RA3.1.4.3.8) do not require insulation. Connections of metal ducts and inner core of flexible ducts must be mechanically fastened. Openings must be sealed with mastic, tape, or other duct-closure system that meets the applicable UL requirements, or aerosol sealant that meets UL 723. The combination of mastic and either mesh or tape must be used to seal openings greater than ¼”, If mastic or tape is used. Building cavities, air handler support platforms, and plenums designed or constructed with materials other than sealed sheet metal, duct board or flexible duct must not be used to convey conditioned air. Buildingcavities and support platforms may contain ducts; ductsinstalledin these spaces must not becompressed.* § 150.0(m)2: Factory-Fabricated Duct Systems. Factory-fabricated duct systems must comply with applicable requirements for duct construction, connections, and closures; joints and seams of duct systems and their components must not be sealed with cloth back rubber adhesive duct tapes unless such tape is used in combination with mastic and draw bands. § 150.0(m)3: Field-Fabricated Duct Systems.Field-fabricated duct systems must comply with applicable requirements for: pressure-sensitive tapes, mastics, sealants, and other requirements specified for duct construction. § 150.0(m)7: BackdraftDamper.Fan systems that exchange air between the conditioned space and outdoors must have backdraft or automatic dampers. § 150.0(m)8: Gravity Ventilation Dampers.Gravity ventilating systems serving conditioned space must have either automatic or readily accessible, manually operated dampers in all openings to the outside, except combustion inlet and outlet air openings and elevator shaft vents. § 150.0(m)9: Protection of Insulation.Insulation must be protected from damage due tosunlight, moisture,equipment maintenance, and wind. Insulation exposed to weather must be suitable for outdoor service (e.g., protected by aluminum, sheet metal, painted canvas, or plastic cover). Cellular foam insulation must be protected as above or painted with a water retardant and solar radiation-resistant coating. § 150.0(m)10:Porous Inner Core Flex Duct.Porous inner cores of flex ducts must have a non-porous layer or air barrier between the inner core and outer vapor barrier. § 150.0(m)11: Duct System Sealing and Leakage Test.When space conditioning systems use forced air duct systems to supply conditioned air to an occupiable space, the ducts must be sealed and duct leakage tested, as confirmed through field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3.1. § 150.0(m)12: Air Filtration. Space conditioning systems with ducts exceeding 10 feet and the supply side of ventilation systems must have MERV 13 or equivalent filters. Filters for space conditioning systems must have a two inch depth or can be one inch if sized per Equation 150.0-A. Clean-filter pressure drop and labeling must meet the requirements in §150.0(m)12. Filters must be accessible for regular service. Filter racks or grilles must use gaskets, sealing, or other means to close gaps around the inserted filters to and prevents air from bypassing the filter. * 2022 Single-Family Residential Mandatory Requirements Summary 5/6/22 § 150.0(m)13: Space Conditioning System Airflow Rate and Fan Efficacy. Space conditioning systems that use ducts to supply cooling must have a hole for the placement of a static pressure probe, or a permanently installed static pressure probe in the supply plenum. Airflow must EH&)0SHU ton of nominal cooling capacity, and an air-handling unit fan efficacy 0.45 watts per CFM for gas furnace air handlers and 0.58 watts per CFM for all others. Small duct high velocity systems must provide an airflow 250 CFM per ton of nominal cooling capacity, and an air-KDQGOLQJXQLWIDQHIILFDF\ZDWWVSHU&)0)LHOGYHULILFDWLRQWHVWLQJLVUHTXLUHGLQDFFRUGDQFHZLWK Reference Residential Appendix RA3.3. * Ventilation and Indoor Air Quality: § 150.0(o)1: Requirements for Ventilation and Indoor Air Quality. All dwelling units must meet the requirements of ASHRAE Standard 62.2, Ventilation and Acceptable Indoor Air Quality in Residential Buildings subject to the amendments specified in § 150.0(o)1.* § 150.0(o)1B: Central Fan Integrated (CFI) Ventilation Systems. Continuous operation of CFI air handlers is not allowed to provide the whole- dwelling unit ventilation airflow required per §150.0(o)1C. A motorized damper(s) must be installed on the ventilation duct(s) that prevents all airflow through the space conditioning duct system when the damper(s) is closed andcontrolled per §150.0(o)1Biii&iv. CFI ventilation systems must have controls that track outdoor air ventilation run time, and either open or close the motorized damper(s) for compliance with §150.0(o)1C. § 150.0(o)1C: Whole-Dwelling Unit Mechanical Ventilation for Single-Family Detached and townhouses .Single-family detached dwelling units, and attached dwelling units not sharing ceilings or floors with other dwelling units, occupiable spaces, public garages, or commercial spaces must have mechanical ventilation airflow specified in § 150.0(o)1Ci-iii. § 150.0(o)1G:Local Mechanical Exhaust.Kitchens and bathrooms must have local mechanical exhaust; nonenclosed kitchens must have demand- controlled exhaust system meeting requirements of §150.0(o)1Giii,enclosed kitchens and bathrooms can use demand-controlled or continuous exhaust meeting §150.0(o)1Giii-iv. Airflow must be measured by the installer per §150.0(o)1Gv, and rated for sound per §150.0(o)1Gvi. * § 150.0(o)1H&I:Airflow Measurement and Sound Ratings of Whole-Dwelling Unit Ventilation Systems.The airflow required per § 150.0(o)1C must be measured by using a flow hood, flow grid, or other airflow measuring device at the fan’s inlet or outlet terminals/grilles per Reference Residential Appendix RA3.7. Whole-Dwelling unit ventilation systems must be rated for sound per ASHRAE 62.2 §7.2 at no less than the minimum airflow rate required by §150.0(o)1C. § 150.0(o)2: Field Verification and Diagnostic Testing.Whole-Dwelling Unit ventilation airflow, vented range hood airflow and sound rating, and HRV and ERV fan efficacy must be verified in accordance with Reference Residential Appendix RA3.7. Vented range hoods must be verified per Reference Residential Appendix RA3.7.4.3 to confirm if it is rated by HVI or AHAM to comply with the airflow rates and sound requirements per §150.0(o)1G Pool and Spa Systems and Equipment: § 110.4(a): Certification byManufacturers.Anypool orspa heatingsystem orequipmentmustbe certified to haveall ofthefollowing: compliance with the Appliance Efficiency Regulations and listing in MAEDbS; an on-off switch mounted outside of the heater that allows shutting off the heater without adjusting the thermostat setting; a permanent weatherproof plate or card with operating instructions; and must not use electric resistanceheating. * § 110.4(b)1: Piping.Any pool or spa heating system or equipment must be installed with at least 36 inches of pipe between the filter and the heater, or dedicated suction and return lines, or built-in or built-up connections to allow for future solar heating. § 110.4(b)2: Covers.Outdoor pools or spas that have a heat pump or gas heater must have a cover. § 110.4(b)3: Directional Inlets and Time Switches for Pools.Pools must have directional inlets that adequately mix the pool water, and a time switch that will allow all pumps to be set or programmed to run only during off-peak electric demand periods. § 110.5: PilotLight.Natural gas pool and spa heaters must not have a continuously burning pilot light. § 150.0(p): Pool Systems and Equipment Installation.Residential pool systems or equipment must meet the specified requirements for pump sizing, flow rate, piping, filters, and valves. * Lighting: § 110.9: Lighting Controls and Components.All lighting control devices and systems, ballasts, and luminaires must meet the applicable requirements of § 110.9.* § 150.0(k)1A:LuminaireEfficacy.Allinstalled luminaires must meet the requirementsin Table 150.0-A, except lighting integral to exhaust fans, kitchen range hoods, bath vanity mirrors, and garage door openers;navigation lightingless than 5watts;and lighting internal to drawers,cabinets, and linen closetswith an efficacy of at least 45 lumens per watt. § 150.0(k)1B:Screwbased luminaires.Screw based luminaires must contain lamps that comply with Reference Joint Appendix JA8. * § 150.0(k)1C: Recessed Downlight Luminaires in Ceilings.Luminaires recessed into ceilings must not contain screw based sockets, must be airtight, and must be sealed with a gasket or caulk. California Electrical Code § 410.116 must also be met. § 150.0(k)1D: Light Sources in Enclosed or Recessed Luminaires.Lamps and other separable light sources that are not compliant with the JA8 elevated temperature requirements, including marking requirements, must not be installed in enclosed or recessed luminaires. § 150.0(k)1E: Blank Electrical Boxes. The number of electrical boxes that are more than five feet above the finished floor and do not contain a luminaire or other device shall be no more than the number of bedrooms. These boxes must be served by a dimmer, vacancy sensor control, low voltage wiring, or fan speed control. § 150.0(k)1F: Lighting Integral to Exhaust Fans.Lighting integral to exhaust fans (except when installed by the manufacturer in kitchen exhaust hoods) must meet the applicable requirements of § 150.0(k).* 2022 Single-Family Residential Mandatory Requirements Summary 5/6/22 § 150.0(k)1G:Screwbased luminaires.Screw based luminaires must contain lamps that comply with Reference Joint Appendix JA8. * § 150.0(k)1H: Light Sources in Enclosed or Recessed Luminaires.Lamps and other separable light sources that are not compliant with the JA8 elevated temperature requirements, including marking requirements, must not be installed in enclosed or recessed luminaires. § 150.0(k)1I: Light Sources in Drawers, Cabinets, and Linen Closets. Light sources internal to drawers, cabinetry or linen closets are not required to comply with Table 150.0-A or be controlled by vacancy sensors provided that they are rated to consume no more than 5 watts of power, emit no more than 150 lumens, and are equipped with controls that automatically turn the lighting off when the drawer, cabinet or linen closet is closed. § 150.0(k)2A:InteriorSwitches and Controls.All forward phase cut dimmers used with LED light sources must comply with NEMA SSL 7A. § 150.0(k)2B:InteriorSwitches and Controls.Exhaust fans must be controlled separately from lighting systems.* § 150.0(k)2A: Accessible Controls.Lighting must have readily accessible wall-mounted controls that allow the lighting to be manually turned on and off. * § 150.0(k)2B: Multiple Controls.Controls must not bypass a dimmer, occupant sensor, or vacancy sensor function if the dimmer or sensor is installed to comply with § 150.0(k). § 150.0(k)2C: Mandatory Requirements.Lighting controls must comply with the applicable requirements of § 110.9. § 150.0(k)2D: Energy Management Control Systems.An energy management control system (EMCS) may be used to comply with dimming, occupancy, and control requirements if it provides the functionality of the specified control per § 110.9 and the physical controls specified in § 150.0(k)2A. § 150.0(k)2E: Automatic Shutoff Controls.In bathrooms, garages, laundry rooms, utility rooms and walk-in closets, at least one installed luminaire must be controlled by an occupancy or vacancy sensor providing automatic-off functionality. Lighting inside drawers and cabinets with opaque fronts or doors must have controls that turn the light off when the drawer or door is closed. § 150.0(k)2F: Dimmers.Lighting in habitable spaces (e.g., living rooms, dining rooms, kitchens, and bedrooms) must have readily accessible wall- mounted dimming controls that allow the lighting to be manually adjusted up and down. Forward phase cut dimmers controlling LED light sources in these spaces must comply with NEMA SSL 7A. § 150.0(k)2K: Independent controls. Integrated lighting of exhaust fans shall be controlled independently from the fans. Lighting under cabinets or shelves, lighting in display cabinets, and switched outletsmust be controlled separately from ceiling-installed lighting. § 150.0(k)3A: Residential Outdoor Lighting.For single-family residential buildings, outdoor lighting permanently mounted to a residential building, or to other buildings on the same lot, must have a manual on/off switch and either a photocell and motion sensor or automatic time switch control) or an astronomical time clock. An energy management control system that provides the specified control functionality and meets all applicable requirements may be used to meet these requirements. § 150.0(k)4: Internallyilluminated address signs.Internally illuminated address signs must either comply with § 140.8 or consume no more than 5 watts of power. § 150.0(k)5: ResidentialGarages for Eight or More Vehicles.Lighting for residential parking garages for eight or more vehicles must comply with the applicable requirements for nonresidential garages in §§ 110.9, 130.0, 130.1, 130.4, 140.6, and 141.0. Solar Readiness: § 110.10(a)1: Single-family Residences.Single-family residences located in subdivisions with 10 or more single-family residences and where the application for a tentative subdivision map for the residences has been deemed complete and approved by the enforcement agency, which do not have a photovoltaic system installed, must comply with the requirements of § 110.10(b)-(e). §110.10(b)1A: Minimum Solar Zone Area. The solar zone must have a minimum total area as described below. The solar zone must comply with access, pathway, smoke ventilation, and spacing requirements as specified in Title 24, Part 9 or other parts of Title 24 or in any requirements adopted by a local jurisdiction. The solar zone total area must be comprised of areas that have no dimension less than 5 feet and are no less than 80 square feet each for buildings with roof areas less than or equal to 10,000 square feet or no less than 160 square feet each for buildings with roof areas greater than 10,000 square feet. For single-family residences, the solar zone must be located on the roof or overhang of the building and have a total area no less than 250 square feet.* § 110.10(b)2: Azimuth.All sections of the solar zone located on steep-sloped roofs must have an azimuth between 90-300° of true north. § 110.10(b)3A: Shading.The solar zone must not contain any obstructions, including but not limited to: vents, chimneys, architectural features, and roof mounted equipment. * § 110.10(b)3B: Shading.Any obstructionlocated on the roof or any other part of the building that projects above a solar zone must be located at least twice the horizontal distance of the height difference between the highest point of the obstruction and the horizontal projection of the nearest point of the solar zone, measured in the vertical plane.* § 110.10(b)4: StructuralDesign Loads on Construction Documents.For areas of the roof designated as a solar zone, the structural design loads for roof dead load and roof live load must be clearly indicated on the construction documents. § 110.10(c): Interconnection Pathways. The construction documents must indicate: a location reserved for inverters and metering equipment and a pathway reserved for routing of conduit from the solar zone to the point of interconnection with the electrical service; and for single-family residencesand central water-heating systems, a pathway reserved for routing plumbing from the solar zone to the water-heating system. § 110.10(d): Documentation.Acopy of the construction documents or a comparable document indicating the information from § 110.10(b)-(c) must be provided to the occupant. § 110.10(e)1: Main Electrical Service Panel.The main electrical service panel must have a minimum busbar rating of 200 amps. § 110.10(e)2: Main Electrical Service Panel.The main electrical service panel must have a reserved space to allow for the installation of a double pole circuit breaker for a future solar electric installation. The reserved space must be permanently marked as “For Future Solar Electric.” Electric and Energy Storage Ready: 2022 Single-Family Residential Mandatory Requirements Summary 5/6/22 § 150.0(s) Energy Storage System (ESS) Ready. All single-family residences must meet all of the following:Either ESS-ready interconnection equipment with backed up capacity of 60 amps or more and four or more ESS supplied branch circuits, or a dedicated raceway from the main service to a subpanel that supplies the branch circuits in § 150.0(s); at least four branch circuits must be identified and have their source collocated at a single panelboard suitable to be supplied by the ESS, with one circuit supplying the refrigerator, one lighting circuit near the primary exit, and one circuit supplying a sleeping room receptacle outlet; main panelboard must have a minimum busbar rating of 225 amps; sufficient space must be reserved to allow future installation of a system isolation equipment/transfer switch within 3’ of the main panelboard, with raceways installed between the panelboard and the switch location to allow the connection of backup power source. § 150.0(t) Heat Pump Space Heater Ready. Systems using gas or propane furnaces to serve individual dwelling units must include: A dedicated unobstructed 240V branch circuit wiring installed within 3’ of the furnace with circuit conductors rated at least 30 amps with the blank cover identified as “240V ready;” and a reserved main electrical service panel space to allow for the installation of a double pole circuit breaker permanently marked as “For Future 240V use.” § 150.0(u) Electric Cooktop Ready. Systems using gas or propane cooktop to serve individual dwelling units must include: A dedicated unobstructed 240V branch circuit wiring installed within 3’ of the cooktop with circuit conductors rated at least 50 amps with the blank cover identified as “240V ready;” and a reserved main electrical service panel space to allow for the installation of a double pole circuit breaker permanently marked as “For Future 240V use.” § 150.0(v) Electric Clothes Dryer Ready. Clothes dryer locations with gas or propane plumbing to serve individual dwelling units must include: A dedicated unobstructed 240V branch circuit wiring installed within 3’ of the dryer location with circuit conductors rated at least 30 amps with the blank cover identified as “240V ready;” and a reserved main electrical service panel space to allow for the installation of a double pole circuit breaker permanently marked as “For Future 240V use.” *Exceptions may apply. D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.4 T-24 / CAL GREEN REQUIREMENTS & GEOTECHNICAL UPDATE LETTER 2022 CALGREEN RESIDENTIAL MANDATORY MEASURES CHECKLIST SECTION MEASURE REQUIREMENT PROVIDED ON PLANNING AND DESIGN (SITE DEVELOPMENT) 4.106.2 STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION A PLAN IS DEVELOPED AND IMPLEMENTED TO MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION. 4.106.3 GRADING AND PAVING CONSTRUCTION PLANS SHALL INDICATE HOW SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS. 4.106.4 ELECTRIC VEHICLE (EV) CHARGING FOR NEW CONSTRUCTION PROVIDE CAPABILITY FOR ELECTRIC VEHICLE CHARGING IN ONE AND TWO FAMILY DWELLINGS AND IN TOWNHOUSES WITH ATTACHED PRIVATE GARAGES. ENERGY EFFICIENCY 4.201.1 GENERAL BUILDING MEETS OR EXCEEDS THE REQUIREMENTS OF THE 2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS. WATER EFFICIENCY AND CONSERVATION (INDOOR WATER USE) 4.303.1 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS PLUMBING FIXTURES (WATER CLOSETS AND URINALS) AND FITTINGS (FAUCETS AND SHOWERHEADS) INSTALLED IN RESIDENTIAL BUILDINGS SHALL COMPLY WITH REQUIREMENTS OF SECTIONS 4.303.1.1 THROUGH 4.303.1.4.4 PLUMBING FIXTURES & FITTINGS MAXIMUM FLOW RATE WATER CLOSETS 1.28 GALLONS/FLUSH SHOWERHEADS 1.8 GPM @ 80 PSI KITCHEN FAUCETS 1.8 GPM @ 60 PSI RESIDENTIAL LAVATORY FAUCETS 1.2 GPM @ 60 PSI MAX. 4.303.3 STANDARDS FOR PLUMBING FIXTURES AND FITTINGS PLUMBING FIXTURES AND FITTINGS REQUIRED IN SECTION 4.303.1 SHALL BE INSTALLED IN ACCORDANCE WITH THE 2022 CALIFORNIA PLUMBING CODE, AND SHALL MEET THE APPLICABLE REFERENCED STANDARDS. WATER EFFICIENCY AND CONSERVATION (OUTDOOR WATER USE) 4.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS NEW RESIDENTIAL DEVELOPMENTS SHALL COMPLY WITH A LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE OR THE CURRENT CALIFORNIA DEPARTMENT OF WATER RESOURCES’ MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO), WHICHEVER IS MORE STRINGENT. MATERIAL CONSERVATION & RESOURCE EFFICIENCY (ENHANCED DURABILITY & REDUCED MAINTENANCE) 4.406.1 RODENT PROOFING ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHER OPENINGS IN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY OR A SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY MATERIAL CONSERVATION & RESOURCE EFFICIENCY (CONSTRUCTION WASTE REDUCTION, DISPOSAL & RECYCLING) 4.408.1 CONSTRUCTION WASTE MANAGEMENT RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1. COMPLY WITH A MORE STRINGENT LOCAL CONSTRUCTION AND DEMOLITION WASTE MANAGEMENT ORDINANCE; OR 2. A CONSTRUCTION WASTE MANAGEMENT PLAN, PER SECTION 4.408.2; OR 3. A WASTE MANAGEMENT COMPANY, PER SECTION4.408.3; OR 4. THE WASTE STREAM REDUCTION ALTERNATIVE, PER SECTION 4.408.4 MATERIAL CONSERVATION & RESOURCE EFFICIENCY (BUILDING MAINTENANCE & OPERATION) 4.410.1 OPERATION AND MAINTENANCE MANUAL AN OPERATION AND MAINTENANCE MANUAL SHALL BE PLACED IN THE BUILDING AND SHALL INCLUDE THE FOLLOWING ITEMS: 1. DIRECTIONS TO THE OWNER OR OCCUPANT THAT THE MANUAL SHALL REMAIN WITH THE BUILDING THROUGHOUT THE LIFE CYCLE OF THE STRUCTURE. 2. OPERATION AND MAINTENANCE INSTRUCTIONS FOR THE FOLLOWING: • EQUIPMENT AND APPLIANCES, INCLUDING WATER-SAVING DEVICES AND SYSTEMS, HVAC SYSTEMS, PHOTOVOLTAIC SYSTEMS, ELECTRIC VEHICLE CHARGERS, WATER- HEATING SYSTEMS AND OTHER MAJOR APPLIANCES AND EQUIPMENT. • ROOF AND YARD DRAINAGE, INCLUDING GUTTERS AND DOWNSPOUTS. • SPACE CONDITIONING SYSTEMS, INCLUDING CONDENSERS AND AIR FILTERS. • LANDSCAPE IRRIGATION SYSTEMS. • WATER REUSE SYSTEMS. 3. INFORMATION FROM LOCAL UTILITY, WATER AND WASTE RECOVERY PROVIDERS ON METHODS TO FURTHER REDUCE RESOURCE CONSUMPTION, INCLUDING RECYCLE PROGRAMS AND LOCATIONS. 4. PUBLIC TRANSPORTATION AND/OR CARPOOL OPTIONS AVAILABLE IN THE AREA. 5. EDUCATIONAL MATERIAL ON THE POSITIVE IMPACTS OF AN INTERIOR RELATIVE HUMIDITY BETWEEN 30-60 PERCENT AND WHAT METHODS AN OCCUPANT MAY USE TO MAINTAIN THE RELATIVE HUMIDITY LEVEL IN THAT RANGE 6. INFORMATION ABOUT WATER-CONSERVING LANDSCAPE AND IRRIGATION DESIGN AND CONTROLLERS WHICH CONSERVE WATER. 7. INSTRUCTIONS FOR MAINTAINING GUTTERS AND DOWNSPOUTS AND THE IMPORTANCE OF DIVERTING WATER AT LEAST 5 FEET AWAY FROM THE FOUNDATION. 8. INFORMATION ON REQUIRED ROUTINE MAINTENANCE MEASURES, INCLUDING, BUT NOT LIMITED TO, CAULKING, PAINTING, GRADING AROUND THE BUILDING, ETC. 9. INFORMATION ABOUT STATE SOLAR ENERGY AND INCENTIVE PROGRAMS AVAILABLE. 10. A COPY OF ALL SPECIAL INSPECTIONS VERIFICATIONS REQUIRED BY THE ENFORCING AGENCY OR THIS CODE. 11. INFORMATION FROM THE DEPARTMENT OF FORESTRY AND FIRE PROTECTION ON MAINTENANCE OF DEFENSIBLE SPACE AROUND RESIDENTIAL STRUCTURES. 12. INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCATION OF GRAB BAR REINFORCEMENTS. 2022 CALGREEN RESIDENTIAL MANDATORY MEASURES CHECKLIST (CONTINUED) SECTION MEASURE REQUIREMENT PROVIDED ON ENVIRONMENTAL QUALITY (FIREPLACES) 4.503.1 GENERAL (NSPS) ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT-VENT SEALED-COMBUSTION TYPE. ANY INSTALLED WOODSTOVE OR PELLET STOVE SHALL COMPLY WITH U.S. EPA NEW SOURCE PERFORMANCE STANDARDS (NSPS) EMISSION LIMITS AS APPLICABLE AND SHALL HAVE A PERMANENT LABEL INDICATING THEY ARE CERTIFIED TO MEET THE EMISSION LIMITS. WOODSTOVES, PELLET STOVES AND FIREPLACES SHALL ALSO COMPLY WITH ALL APPLICABLE LOCAL ORDINANCES. ENVIRONMENTAL QUALITY (POLLUTANT CONTROL) 4.504.1 COVERING OF DUCT OPENINGS & PROTECTION OF MECH. EQUIPMENT DURING CONSTRUCTION AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL BE COVERED TO REDUCE THE AMOUNT OF WATER, DUST OR DEBRIS WHICH MAY ENTER THE SYSTEM. 4.504.2.1 ADHESIVES, SEALANTS AND CAULKS ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT WITH VOC AND OTHER TOXIC COMPOUND LIMITSM, PER CGBC TABLES 4.504.1 AND 4.504.2 4.504.2.2 PAINTS AND COATINGS PAINTS AND COATINGS SHALL BE COMPLIANT WITH VOC LIMITS PER CGBC TABLES 4.504.3 4.504.2.3 AEROSOL PAINTS AND COATINGS AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT WITH PRODUCT-WEIGHTED MIR LIMITS FOR ROC AND OTHER TOXIC COMPOUNDS. 4.504.2.4 VERIFICATION VERIFICATION OF COMPLIANCE WITH THIS SECTION SHALL BE PROVIDED AT THE REQUEST OF THE ENFORCING AGENCY. 4.504.3 4.504.4 CARPET SYSTEMS AND RESILIENT FLOORING SYSTEMS ALL CARPET AND CARPET CUSHION INSTALLED IN THE BUILDING INTERIOR AND AT LEAST 80 PERCENT OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL MEET THE REQUIREMENTS OF THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, "STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS," VERSION 1.2, JANUARY 2017 (EMISSION TESTING METHOD FOR CALIFORNIA SPECIFICATION 01350). 4.504.5 COMPOSITE WOOD PRODUCTS HARDWOOD PLYWOOD, PARTICLEBOARD, AND MEDIUM DENSITY FIBERBOARD USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEET THE REQUIREMENTS FOR FORMALDEHYDE AS SPECIFIED IN ARB'S AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD (17 CCR 93120 ET SEQ.) AS SHOWN IN TABLE 4.504.5. ENVIRONMENTAL QUALITY (INTERIOR MOISTURE CONTROL) 4.505.2 CONCRETE SLAB FOUNDATIONS CONCRETE SLAB-ON-GROUND FOUNDATIONS OR FLOORS THAT ARE REQUIRED TO HAVE A VAPOR RETARDER SHALL ALSO INCLUDE A CAPILLARY BREAK AS SPECIFIED BY A LICENSED DESIGN PROFESSIONAL. 4.505.3 MOISTURE CONTENT OF BUILDING MATERIALS BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19 PERCENT MOISTURE CONTENT. MOISTURE CONTENT SHALL BE VERIFIED IN COMPLIANCE WITH THE FOLLOWING: 1. MOISTURE CONTENT SHALL BE DETERMINED WITH EITHER A PROBE-TYPE OR CONTACT- TYPE MOISTURE METER. 2. MOISTURE READINGS SHALL BE TAKEN AT A POINT 2 TO 4 FEET FROM THE GRADE STAMPED END OF EACH PIECE VERIFIED. 3. AT LEAST THREE RANDOM MOISTURE READINGS SHALL BE PERFORMED ON WALL AND FLOOR FRAMING WITH DOCUMENTATION ACCEPTABLE TO THE ENFORCING AGENCY PROVIDED AT THE TIME OF APPROVAL TO ENCLOSE THE WALL AND FLOOR FRAMING. INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL OR FLOOR CAVITIES. WET-APPLIED INSULATION PRODUCTS SHALL FOLLOW THE MANUFACTURERS' DRYING RECOMMENDATIONS PRIOR TO ENCLOSURE. ENVIRONMENTAL QUALITY (INDOOR AIR QUALITY & EXHAUST) 4.506.1 BATHROOM EXHAUST FANS EACH BATHROOM SHALL BE MECHANICALLY VENTILATED AND SHALL COMPLY WITH THE FOLLOWING: 1. FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE OUTSIDE THE BUILDING. 2. UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, FANS MUST BE CONTROLLED BY A HUMIDITY CONTROL. A. HUMIDITY CONTROLS SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE LESS THAN OR EQUAL TO 50% TO A MAXIMUM OF 80%. A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT. B. A HUMIDITY CONTROL MAY BE A SEPARATE COMPONENT TO THE EXHAUST FAN AND IS NOT REQUIRED TO BE INTEGRAL (I.E., BUILT-IN) ENVIRONMENTAL QUALITY (ENVIRONMENTAL COMFORT) 4.507.2 HEATING AND AIR CONDITIONING SYSTEM DESIGN HEATING AND AIR-CONDITIONING SYSTEMS SHALL BE SIZED, DESIGNED, AND HAVE THEIR EQUIPMENT SELECTED USING THE FOLLOWING METHODS: 1. THE HEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ANSI/ACCA 2 MANUAL J 2022 (RESIDENTIAL LOAD CALCULATION), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. 2. DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA 1 MANUAL D 2022 (RESIDENTIAL DUCT SYSTEMS), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. 3. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCA 3 MANUAL S 2022 (RESIDENTIAL EQUIPMENT SELECTION) OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS (QUALIFICATIONS, VERIFICATIONS) 702.1 INSTALLER TRAINING HVAC SYSTEM INSTALLERS SHALL BE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC SYSTEMS INCLUDING DUCTS AND EQUIPMENT BY A NATIONALLY OR REGIONALLY RECOGNIZED TRAINING OR CERTIFICATION PROGRAM. 702.2 SPECIAL INSPECTION SPECIAL INSPECTORS MUST BE QUALIFIED AND ABLE TO DEMONSTRATE COMPETENCE TO THE ENFORCING AGENCY IN THE DISCIPLINE IN WHICH THEY ARE INSPECTING. 703.1 DOCUMENTATION VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY WHICH SHOW SUBSTANTIAL CONFORMANCE. WHEN SPECIFIC DOCUMENTATION OR SPECIAL INSPECTION IS NECESSARY TO VERIFY COMPLIANCE, THAT METHOD OF COMPLIANCE WILL BE SPECIFIED IN THE APPROPRIATE SECTION OR IDENTIFIED IN THE APPLICATION CHECKLIST. NOTE: THIS CHECK LIST IS INTENDED ONLY AS AN AID AND DOES NOT CONTAIN COMPLETE CODE LANGUAGE. REFER TO THE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN) FOR COMPLETE CODE LANGUAGE. 2022 CALGREEN MANDATORY MEASURES CHECKLISTC SHEETS C SHEETS A2.2, A6.3 T1.2, T1.3, T1.4 A0.0, A2.1, A2.2 L2.1 A0.0 PROVIDED BY CONTRACTOR A0.0, A2.2 A0.0 A0.0, A2.1, A2.2 RECYCLE FORM BY CONTRACTOR BY CONTRACTOR BY CONTRACTOR BY CONTRACTOR BY CONTRACTOR BY CONTRACTOR BY CONTRACTOR SOILS REPORT BY CONTRACTOR A6.2 A6.3 T1.3, M1.1 ACCA MANUAL BY CONTRACTOR BY CONTRACTOR BY CONTRACTOR GEOTECHNICAL REPORT UPDATE LETTERROOM LOAD SUMMARY Project Name Date System Name Floor Area ROOM LOAD SUMMARY ROOM COOLING PEAK COIL COOLING PEAK COIL HTG. PEAK Zone Name Room Name Mult. CFM Sensible Latent CFM Sensible Latent CFM Sensible PAGE TOTAL TOTAL * * Total includes ventilation load for zonal systems. 897 897 1 184 184 18,908 184 Lower Living Area 897 402 18,908 402 Lower HVAC System 15,75618,908 402 897 2/19/2025 1st Floor Enclave (Lot 24) 1,370 15,756 15,756 184 18,908 ROOM LOAD SUMMARY Project Name Date System Name Floor Area ROOM LOAD SUMMARY ROOM COOLING PEAK COIL COOLING PEAK COIL HTG. PEAK Zone Name Room Name Mult. CFM Sensible Latent CFM Sensible Latent CFM Sensible PAGE TOTAL TOTAL * * Total includes ventilation load for zonal systems. 2,107 2,107 1 329 329 42,306 329 Upper Living Area 2,107 697 42,306 697 Upper HVAC System 26,65042,306 697 2,107 2/19/2025 2nd Floor Enclave (Lot 24) 2,449 26,650 26,650 329 42,306TITLE 24 - ROOM LOAD SUMMARY SOILS ENGINEERING REPORT UPDATE LETTER – Revised Dear Mr. Abbott: This letter has been prepared as an update to the project Soils Engineering Report for the proposed single-family residences to be constructed on Lots 1, 6, 22-26 and 34, within the Enclaves subdivision located off Orcutt Road, San Luis Obispo, California. It is our understanding that the referenced Soils Engineering Report originally prepared by GeoSolutions, Inc. (GeoSolutions, Inc., 2019) was submitted to the building department for permitting of this project. GeoSolutions, Inc. has reviewed the sub-surface data and recommendations presented during preparation of the referenced reports with respect to the 2022 California Building Code (CBC 2022) and the project plans for the proposed residential development. GeoSolutions, Inc. has determined the recommendations provided in the most recent referenced Soils Engineering Report (GeoSolutions, Inc., 2019) can be considered applicable to development of the Site and valid to the current date and the 2022 California Building Code. This report has been revised to include additional information regarding seismic lateral earth pressures for retaining walls. SEISMIC DESIGN CONSIDERATIONS Estimating the design ground motions at the Site depends on many factors including the distance from the Site to known active faults; the expected magnitude and rate of recurrence of seismic events produced on such faults; the source-to-site ground motion attenuation characteristics; and the Site soil profile characteristics. According to section 1613 of the 2022 CBC (CBSC, 2022), all structures and portions of structures should be designed to resist the effects of seismic loadings caused by earthquake ground motions in accordance with the ASCE 7: Minimum Design Loads for Buildings and Other Structures, hereafter referred to as ASCE 7-16 (ASCE, 2016). The Site soil profile classification (Site Class) can be determined by the average soil properties in the upper 100 feet of the Site profile and the criteria provided in Table 20.3-1 of ASCE 7-16. Spectral response accelerations and peak ground accelerations, provided in this report were obtained using the computer-based Seismic Design Maps tool available from the Structural Engineers Association of California (SEAOC, 2019). This program utilizes the methods developed in ASCE 7-16 in conjunction with user-inputted Site location to calculate seismic design parameters and response spectra (both for period and displacement) for soil profile Site Classes A through E. Site coordinates of 35.255602 degrees north latitude and -120.630747 degrees east longitude were used in the web-based probabilistic seismic hazard analysis (SEAOC, 2019). Based on the results from the in-situ tests performed during the field investigation, the Site was defined as Site Class D, “Stiff Soil” profile per ASCE7-16, Chapter 20. Relevant seismic design parameters obtained from the program are summarized in the following table. DATE: February 15, 2024 (revised) PROJECT NUMBER: SL13552-1 CLIENT: Vellum Inc. 3590 Broad Street Ste 130 San Luis Obispo, CA 93401 PROJECT NAME: The Enclaves Lots 1, 6, 22-26 and 34 Off Orcutt Road San Luis Obispo California The Enclaves - Lots 1, 6, 22-26 and 34 February 15, 2024 (revised) Project SL13552-1 2 Table 1: Seismic Design Parameters Site Class D “Stiff Soil” Seismic Design Category D 1-Second Period Design Spectral Response Acceleration, SD1 (See Note 1) Short-Period Design Spectral Response Acceleration, SDS 0.775g Site Specific MCE Peak Ground Acceleration, PGAM 0.541g Note 1: In accordance with ASCE 7-16, SUPPLEMENT 3, Section 11.4.8.1: A ground motion hazard analysis is not required for structures on Site Class D sites with S1 greater than or equal to 0.2, where the value of the parameter SM1 determined by Eq. (11.4-2) is increased by 50% for all applications of SM1 in this Standard. The resulting value of the parameter SD1 determined by Eq. (11.4-4) shall be used for all applications of SD1 in this Standard. LIQUEFACTION HAZARD ASSESSMENT Liquefaction occurs when saturated cohesionless soils lose shear strength due to earthquake shaking. Ground motion from an earthquake may induce cyclic reversals of shear stresses of large amplitude. Lateral and vertical movement of the soil mass combined with the loss of bearing strength can result from this phenomenon. Liquefaction potential of soil deposits during earthquake activity depends on soil type, void ratio, groundwater conditions, the duration of shaking, and confining pressures on the potentially liquefiable soil unit. Fine, poorly graded loose sand, shallow groundwater, high intensity earthquakes, and long duration of ground shaking are the principal factors leading to liquefaction. Based on the consistency and relative density of the in-situ soils the potential for seismic liquefaction of soils at the Site is low. Assuming that the recommendations of the Soils Engineering Report are implemented, the potential for seismically induced settlement and differential settlement at the Site is considered to be low. PREPARATION OF POOL AREA 1. It is anticipated that a graded pad will be constructed for the proposed pool and that the pool will be excavated into engineered fill. 2. For the development of an engineered fill pad, the native material should be over-excavated at least 12 inches below the bottom of the pool foundation, or to competent material; whichever is greatest. The limits of over-excavation may be limited to the dimensions of the proposed pool. The exposed surface should be scarified to a depth of 6 inches, moisture conditioned to near optimum moisture content, and compacted to a minimum relative density of 90 percent (ASTM D1557-12). The over- excavated material should then be replaced with a minimum of 12 inches of approved non- expansive import material, such as a Class II/III aggregate sub-base, processed as engineered fill. 3. Flatwork areas for the proposed pool should be prepared by excavating the existing soils to approximate sub-grade elevation or to competent material, whichever is greater. The exposed surface should then be scarified to a depth of 6 inches, moisture conditioned to near optimum moisture content and compacted to a minimum relative density of 90 percent, based on the ASTM D1557-12 test method. A minimum of 24 inches of non-expansive import is recommended beneath exterior concrete flatwork, refer to section 7.8 of the referenced Soils Engineering Report Update for additional information. The Enclaves - Lots 1, 6, 22-26 and 34 February 15, 2024 (revised) Project SL13552-1 3 4. An allowable bearing pressure of 1,500 psf may be used for the design of a swimming pool founded in engineered fill. No differential settlement is anticipated for the proposed pool. RETAINING WALLS – SEISMIC FORCES For earthquake conditions, retaining walls greater than 6 feet in height should be designed to resist an additional seismic lateral soil pressure of: 17 pcf equivalent fluid pressure for unrestrained walls (active condition), 28 pcf equivalent fluid pressure for restrained walls (at-rest condition), and 29 pcf equivalent fluid pressure for unrestrained walls with sloping backfill (active condition - 2:1 maximum slope). The pressure resultant force from earthquake loading should be assumed to act a distance of 1/3H above the base of the retaining wall, where H is the height of the retaining wall. Seismic active lateral earth pressure values were determined using the simplified dynamic lateral force component (SEAOC 2010) utilizing the design peak ground acceleration, (PGAM = 0.541g). The dynamic increment in lateral earth pressure due to earthquakes should be considered during the design of retaining walls at the Site. CLOSURE This report is issued with the understanding that it is the responsibility of the owner or his/her representative to ensure that the information and recommendations contained herein are brought to the attention of the architect and engineer for the project, and incorporated into the project plans and specifications. The owner or his/her representative is responsible to ensure that the necessary steps are taken to see that the contractor and subcontractors carry out such recommendations in the field. As of the present date, the findings of this letter are valid for the property studied. With the passage of time, changes in the conditions of a property can occur whether they are due to natural processes or to the works of man on this or adjacent properties. Therefore, this letter should not be relied upon after a period of 3 years without our review nor should it be used or is it applicable for any properties other than those studied. However many events such as floods, earthquakes, grading of the adjacent properties and building and municipal code changes could render sections of this report invalid in less than 3 years. If you have any questions or require additional assistance, please feel free to contact the undersigned at (805) 543-8539. Sincerely, GeoSolutions, Inc. Kraig R. Crozier, PE Principal, C61361 Attachment: Design Map Summary (SEAOC, 2019) S:\SL13500-SL13999\SL13552-1 - Enclave Various Lots\Engineering\SL13552-1 Enclaves SER Update letter 2022 CBC with Seismic Update revised.doc D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.5 GEOTECHNICAL REPORT AND RECOMMENDATIONS OMITED FROM 24X36 PLAN SET REFER TO COMPLETE 8.5X11 BOUND REPORT UNDER SEPARATE SUMBITTAL OMITED FROM 24X36 PLAN SET REFER TO COMPLETE 8.5X11 BOUND REPORT UNDER SEPARATE SUMBITTAL OMITED FROM 24X36 PLAN SET REFER TO COMPLETE 8.5X11 BOUND REPORT UNDER SEPARATE SUMBITTAL D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.6 GEOTECHNICAL REPORT AND RECOMMENDATIONS OMITED FROM 24X36 PLAN SET REFER TO COMPLETE 8.5X11 BOUND REPORT UNDER SEPARATE SUMBITTAL OMITED FROM 24X36 PLAN SET REFER TO COMPLETE 8.5X11 BOUND REPORT UNDER SEPARATE SUMBITTAL OMITED FROM 24X36 PLAN SET REFER TO COMPLETE 8.5X11 BOUND REPORT UNDER SEPARATE SUMBITTAL D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.7 RESOLUTION NO. 10619 TRACT CONDITIONS OF APPROVAL RESOLUTION NO. 10618 (2015 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENTS, ORCUTT AREA SPECIFIC PLAN AMENDMENTS, BICYCLE TRANSPORTATION AMENDMENTS, AND AN INITIAL STUDY - MITIGATED NEGATIVE DECLARATION FOR PROPERTY LOCATED WITHIN THE ORCUTT AREA SPECIFIC PLAN GPA, SPA, ER #TR3063 AND #TR3066) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings on March 25, 2015 and April 8, 2015, and considered a series of requests for amendments to the General Plan and Orcutt Area Specific Plan (OASP) that address revisions to the Urban Reserve Line located on Righetti Hill, reconfiguration of open space and parklands, modifications to residential land use and zoning, reorientation of wetlands mitigation sites, modifications to bike paths /trails and addition of Section 9.10 to the OASP to "track" amendments, adjustments and clarifications within the GASP; and WHEREAS, the Planning Commission considered an Initial Study- Mitigated Negative Declaration (IS -MND) analyzing the proposed GPA -SPA amendments, along with applicable mitigations from the 2010 Final EIR certified for the GASP; and WHEREAS, the April 8, 2015 public hearing was for the purpose of formulating and forwarding recommendations to the City Council regarding the proposed amendments and projects, recommending actions to the Council on the various amendments and track map applications; and WHEREAS, notices of the City Council public hearing for May 19, 2015, were made at the time and in the manner required by law; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by the Planning Commission and staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. CEQA Findings, Mitigation Measures and Mitigation Monitoring Program. Based upon all the evidence, the Planning Commission recommends that the City Council adopt the following CEQA findings in support of the General Plan and Specific Plan Amendments 1. The proposed amendments and projects, as conditioned herein, are consistent with the requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR) certified and adopted by the City Council on March 2, 2010, and this action incorporates those FEIR mitigation measures as detailed R 10618 Resolution No. 10618 (2015 Series) Page 2 herein. 2. A supplemental initial study has been prepared for the amendments and project proposals addressing potential environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area Specific Plan. The Community Development Director has recommended that the results of that additional analysis be incorporated into a Mitigated Negative Declaration (MND) of environmental impacts, and recommends adoption of additional mitigation measures to those imposed by the FEIR, all of which are incorporated below. 3. All potentially significant effects were analyzed adequately in the referenced FEIR and IS- MND, and reduced to a level of insignificance, provided the following mitigation measures are incorporated into the GPA -SPA and development project Resolutions and the mitigation monitoring programs: AESTHETICS MITIGATION AES -3 Special Building Height Limits, Scale and Massing Design Standards for Western Flank of Righetti Hill (Righetti Ranch VTM #3063). Added building design restrictions shall be required for residential lots and units (Lots 35 -50) adjoining the Righetti Hill URL on the western flank of the hillside. These standards are intended to reduce the massing of residential units abutting the URL. These standards will include use of the following building techniques, and considered during ARC and /or staff review of any project applications for residential units in this location: 1. Residential Building Heights shall not exceed 25' as measured above average finished grade; 2. Grading for lots abutting the URL will be encouraged to be split -pads, to reduce the scale of the building mass by stepping down the hillside; 3. The upper pad shall be limited to one -story (a maximum of 15') in height; 4. First floor massing and footprint shall be encouraged to be built into the topography (recessed) into the hillside; 5. Second floor square footage shall be set back from the first floor elevation, creating a stepped appearance to the buildings; 6. Maximum lot coverage shall not exceed 50 %; and, 7. Roof lines on the upper pad will align front -to -back to narrow the high point of the roof when viewed from the street. AES -3 Monitoring Program: Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a special deed restriction incorporating this mitigation and special development criteria on such lots. This requirement will be verified by the City Engineer's office prior to recordation of such a final map. Second, Community Development Department staff will insure ARC and staff level Resolution No. 10618 (2015 Series) Page 3 application of these standards during review of any design review and building permit submittals. AIR QUALITY MITIGATION OperationalPhaseMiti agtion AQ -1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by Title 24 requirements for all buildings within the Specific Plan Area. The following energy- conserving techniques shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction of City Planning and Building Department staff: increase walls and attic insulation beyond Title 24 requirements; orient buildings to maximize natural heating and cooling; plant shade trees along southern exposures of buildings to reduce summer cooling needs; use roof material with a solar reflectance value meeting the Environmental Protection Agency, Department of Energy Star rating; build in energy efficient appliances; use low energy street lighting and traffic signals; use energy efficient interior lighting; use solar water heaters; use double -paned windows; solar panel plumbing; grey water recycling; tank -less water heaters; dedicated hot water line loops. AQ -1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be installed at all bus stops. AQ -1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at least one shade tree for every six vehicle parking spaces. AQ -1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal wiring /cabling that allows telecommuting, teleconferencing, and tele - learning to occur simultaneously in at least three locations in each home. AQ -1(e) Pathways. Where feasible, all cul -de -sacs and dead -end streets shall be linked by pathways to encourage pedestrian and bicycle travel. AQ -1 Monitoring Program: Compliance with operational phase mitigation measures will be reviewed with the subdivision plans and accompanying architectural review plans and ultimately shown on improvement plans and construction drawings. Construction Phase Mitigation. AQ -3(a) Application of CBACT (Best Available Control Technology for construction related equipment). The following measures shall be implemented to reduce combustion emissions from construction equipment where a project will have an Resolution No. 10618 (2015 Series) Page 4 area of disturbance greater than 1 acre. Specific Plan applicants shall submit for review by the Community Development Department and Air Pollution Control District (APCD) staff a grading plan showing the area to be disturbed and a description of construction equipment that will be used and pollution reduction measures that will be implemented. Upon confirmation by the Community Development Department and APCD, appropriate CBACT features shall be applied. The application of these features shall occur prior to Specific Plan construction. Specific Plan applicants shall be required to ensure that all construction equipment and portable engines are properly maintained and tuned according to manufacturer's specifications. Specific Plan applicants shall be required to ensure that off -road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non -taxed off -road diesel is acceptable). Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two pieces of equipment projected to generate the greatest emissions. Installations must be prepared according to manufacturer's specifications. AQ -3(b) Dust Control. The following measures shall be implemented to reduce PM 10 emissions during all Specific Plan construction: Reduce the amount of the disturbed area where possible. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Water shall be applied as soon as possible whenever wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be used whenever possible. All dirt- stock -pile areas shall be sprayed daily as needed. Permanent dust control measures shall be identified in the approved Specific Plan revegetation and landscape plans and implemented as soon as possible following completion of any soil disturbing activities. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast - germinating native grass seed and watered until vegetation is established. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. Resolution No. 10618 (2015 Series) Page 5 Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water shall be used where feasible. AQ -3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. Trucks transporting material shall be tarped from the point of origin. AQ -3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering as necessary to prevent transport of dust off -site. Their duties shall include holiday and weekend periods when work may not be in progress. AQ -3 Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant will also be required to secure necessary permits from the Air Pollution Control Board (APCD) before the onset of grading or demolition activities including, but not limited to additional dust control measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. BIOLOGICAL RESOURCES MITIGATION B -3(a) Construction Requirements. Development under the Specific Plan shall abide by the requirements of the City Arborist for construction. Requirements shall include but not be limited to: the protection of trees with construction setbacks from trees; construction fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1:1 ratio. 134(c) Riparian/ Wetland Mitigation. If riparian and /or wetland habitat are proposed for removal pursuant to development under the Specific Plan, such development shall apply for all applicable permits and submit a Mitigation Plan for areas of disturbance to wetlands and /or riparian habitat. The plan shall be prepared by a biologist familiar with restoration and mitigation techniques. Compensatory mitigation shall occur on- site using regionally collected native plant material at a minimum ratio of 2:1 (habitat created to habitat impacted) in areas shown on figure 4.4 -2 as directed by a biologist. The resource agencies may require a higher mitigation ratio. If the Orcutt Regional Basin is necessary as a mitigation site for Resolution No. 10618 (2015 Series) Page 6 waters of the U.S. and State it shall be designed as directed by a biologist taking into consideration hydrology, soils, and erosion control and using the final mitigation guidelines and monitoring requirements (U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out of the buffer area for riparian and wetland habitat. B -5(a) Bird Pre - Construction Survey. To avoid impacts to nesting special- status bird species and raptors including the ground- nesting burrowing owl, all initial ground- disturbing activities and tree removal shall be limited to the time period between September 15 and February 1. If initial site disturbance, grading, and tree removal cannot be conducted during this time period, a pre- construction survey for active nests within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities (for ground- nesting burrowing owl survey see below). If active nests are located, all construction work must be conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined in consultation with the CDFG. No direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site. A qualified biologist shall confirm that breeding /nesting is completed and young have fledged the nest prior to the start of construction. B -5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls during both the wintering and nesting seasons (unless the species is detected on the first survey) in potentially suitable habitats prior to construction in accordance with the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation (1995). Winter surveys shall be conducted on the entire project site between December 1 and February 1, and the nesting season survey shall be conducted between April 15 and July 15. If burrowing owls are detected within the proposed disturbance area, CDFG shall be contacted immediately to develop and implement a mitigation plan to protect owls and their nest sites. B -5(c) Monarch Pre - Construction Survey. If initial ground- breaking is to occur between the months of October and March a pre- construction survey for active monarch roost sites within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities. If active roost sites are located no ground- disturbing activities shall occur within 50 feet of the perimeter of the habitat. Construction shall not resume within the setback until a qualified biologist has determined that the monarch butterfly has vacated the site. B -5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS habitat on Figure 4.4 -2, current USFWS protocol level sampling surveys shall be conducted in all such areas. A report consistent with current Federal, State, and local reporting guidelines shall be prepared to document the methods and results of surveys. If VPFS are found, the report shall include a map that identifies the VPFS locations. Should the presence of additional special- status wildlife species be determined including California linderiella, a map identifying locations in which Resolution No. 10618 (2015 Series) Page 7 these species were found shall be prepared and included in the report. B -5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are located onsite pursuant to Mitigation Measure B -5(d), substantial setbacks from their identified habitat shall be implemented to avoid take of a Federally listed species. If complete avoidance is not economically or technically feasible, then Section 10 of the Federal Endangered Species Act (FESA) shall be used to authorize incidental take when no other Federal agency such as the Corps is involved. This process includes development of a Habitat Conservation Plan for protecting and enhancing the Federally listed species at a specific location in perpetuity. Species take can also be authorized under Section 7 of the FESA if a Federal agency is involved in the project (e.g., Corps Section 404 permitting for impacts to waters of the U.S. and /or Federal funding) and agrees to be the lead agency requesting Section 7 consultation. This consultation process takes at a minimum 135 days from the official request by the Federal lead agency. The compensatory mitigation ratio shall be determined by the appropriate resource agencies. Suitable replacement habitat shall be constructed either within the site boundaries or offsite. [OASP FEIR] Figure 4.4 -2 identifies areas that could be appropriate for onsite VPFS mitigation. Figure 4.4 -2 is not intended to preclude development but shall be used as a starting point for incorporating VPFS mitigation sites into the development plan. While the Orcutt Regional Basin included in the potential VPFS mitigation sites may need regular maintenance and may be seasonally flooded, depressions could be created on the upper edges of the terrace in such a manner that they are protected from flooding. VPFS mitigation areas shall be approved by a biologist familiar with VPFS habitat "creation" techniques. Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by project activities may also be a part of the mitigation program. Alternatively, fairy shrimp cysts could be collected during the dry season from the existing habitat and placed into storage. Topsoil could also be removed and stored in conditions suitable to retain cysts. Wetland habitat could be enhanced /created in the areas shown on Figure 4.4 -2 by grading depressions in the landscape and "top dressing" the depressions with the preserved topsoil. Preserved cysts would be added to the recreated wetlands in December or January, after sufficient ponding has occurred. It is important to note that VPFS habitat mitigation is still considered experimental. VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to ensure success. Habitat may be "created" only in an existing vernal pool landscape that provides suitable soils and a number of other specific ecological factors (USFWS, 2004). An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits can be purchase by the acre as suitable mitigation for VPFS. There is currently no known mitigation bank with VPFS habitat occurring within San Luis Obispo County, however, mitigation banks may be available in the future. Resolution No. 10618 (2015 Series) Page 8 B -3a, B -4c, B -5 Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of review and prior to approval of grading plan(s) and during tract construction (B -3a, B -4c, B -5). B -6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall prepare a brochure that informs prospective homebuyers and Home Owners Association (HOA) members about the impacts associated with non- native animals, especially cats and dogs, to the project site; similarly, the brochure must inform potential homebuyers and all HOA members of the potential for coyotes to prey on domestic animals. B -6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce invasive non - native plant and tree species to the region of the site, the final landscaping plan shall be reviewed and approved by a qualified biologist. The California Invasive Plant Council (Cal -IPC) maintains several lists of the most important invasive plants to avoid. The lists shall be used when creating a plant palette for landscaping to ensure that plants on the lists are not used. The following plants shall not be allowed as part of potential landscaping plans pursuant to development under the Specific Plan: African sumac (Rhus lancea) Australian saltbush (Atriplex semibaccata) Black locust (Robinia pseudoacacia) California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius) Cape weed (Arctotheca calendula) Cotoneaster (Cotoneaster pannosus), (C. lacteus) Edible fig (Ficus carica) Fountain grass (Pennisetum setaceum) French broom (Genista monspessulana) Ice plant, sea fig (Carpobrotus edulis) Leafy spurge (Euphorbia esula) Myoporum (Myoporum spp.) Olive (Olea europaea) Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata) Russian olive (Elaeagnus angusticifolia) Scotch broom (Cytisus scoparius) and striated broom (C. striatus) Spanish broom (Spartium junceum) Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), T. ramosissima) Blue gum (Eucalyptus globulus) Athel tamarisk (Tamarix aphylla) B -6c Monitoring Program: Resolution No. 10618 (2015 Series) Page 9 Compliance with mitigation measures will be reviewed with landscaping plans as part of the architectural review submittal and ultimately shown on improvement plans and construction drawings. CULTURAL RESOURCES MITIGATION CR -1(d) Archaeological Resource Construction Monitoring. At the commencement of project construction, an orientation meeting shall be conducted by an archaeologist for construction workers associated with earth disturbing procedures. The orientation meeting shall describe the possibility of exposing unexpected archaeological resources and directions as to what steps are to be taken if such a find is encountered. An archaeologist shall monitor construction grading within 50 meters (164 feet) of the two isolated finds. In the event that prehistoric or historic archaeological resources are exposed during project construction, all earth disturbing work within 50 meters (164 feet) of the find must be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the area may resume. The City should consider retaining a Chumash representative to monitor any field work associated with Native American cultural material. If human remains are exposed, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. CR -1 d Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. DRAINAGE AND WATER QUALITY MITIGATION D -2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or biotechnical (also referred to as soil bioengineering) approaches to bank stabilization are preferred over structural approaches. Bank stabilization design must be consistent with the SLO Creek Stream Management and Maintenance Program Section 6. Streambank stabilization usually involves one or a combination of the following activities: Regrading and revegetating the streambanks to eliminate overhanging banks and create a more stable slope; Deflecting erosional water flow away from vulnerable sites; Resolution No. 10618 (2015 Series) Page 10 Reducing the steepness of the channel bed through installation of grade stabilization structures; Altering the geometry of the channel to influence flow velocities and sediment deposition; Diverting a portion of the higher flow into a secondary or by -pass channel; Armoring or protecting the bank to control erosion, particularly at the toe of slopes. The bank stabilization design will: Be stable over the long term; Be the least environmentally damaging and the "softest" approach possible; Not create upstream or downstream flooding or induce other local stream instabilities; Minimize impacts to aquatic and riparian habitat. D -2(e) Riparian Zone Planting. The OASP proposes riparian enhancement of creek corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be followed for riparian areas that are modified, created and /or managed for flood damage reduction, stream enhancement, and bank repair. Linear park terrace vegetation, streambank repair and channel maintenance projects may require stream channel modifications that include shaping, widening, deepening, straightening, and armoring. Many channel management projects also require building access roads for maintenance vehicles and other equipment. These construction activities can cause a variety of impacts to existing sensitive riparian and aquatic habitat that, depending on the selected design alternative, range from slight disturbances to complete removal of desirable woody vegetation and faunal communities. In urban areas within the SLO creek watershed, riparian vegetation often provides the only remaining natural habitat available for wildlife populations. D -5(a) Biofilters. The applicant shall submit to the Director of Community Development for review and approval a plan that incorporates grassed swales biofilters) into the project drainage system where feasible for runoff conveyance and filtering of pollutants. D -5(e) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the applicant shall be encouraged to use pervious paving material to facilitate rainwater percolation. Parking lots and paved outdoor storage areas shall, where feasible, use pervious paving to reduce surface water runoff and aid in groundwater recharge. D -2a, D -2c, D -5a, D -5c Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of landscaping construction plan review and Engineering - Public Works staff at the time of tract construction. Resolution No. 10618 (2015 Series) Page I1 NOISE MITIGATION N -1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section 9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to, the following: Equipment Shielding. Stationary construction equipment that generates noise can be shielded with a barrier. Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped with factory- recommended mufflers. Electrical Power. Whenever feasible, electrical power can be used to run air compressors and similar power tools. Sound Blankets. The use of sound blankets on noise generating equipment. N -1 a Monitoring Program: Requirements for construction noise mitigation shall be clearly noted on all plans for project grading and construction. PUBLIC SERVICES MITIGATION PS -4 Wastewater Main System Extensions. Prior to recordation of a final map for Jones Ranch (TR 3066), the improvement plans for the tract shall include connections to future improvements planned by Tract 3063 (Righetti Ranch) to convey sanitary sewer service to the existing connection points on Tank Farm Road. Prior to recordation of Tract 3066, (a) the needed improvements through Tract 3063 shall be completed and available to tie -in Tract 3066, or (b) Tract 3066 shall provide easements and financial guarantees that guarantee Tract 3066 can proceed with construction of Tract 3063 improvements to serve the Jones Ranch. PS -4 Monitoring Program: Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and accompanying final map prior to recordation of the final map. PUBLIC SAFETY MITIGATION S -2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants, Codes, and Restrictions (CC &R's) that disclose to potential buyers or leasers that aircraft over - flights occur, and that such flights may result in safety hazard impacts should an aircraft accident occur. In addition, prior to recordation of final map, avigation easements shall be recorded over the entire project site for the benefit of the SLO County Regional Airport. Resolution No. 10618 (2015 Series) Page 12 S -2b Monitoring Program: Monitoring will include Community Development, City Attorney and Engineering staff approvals of the Disclosure(s) prior to recordation of a final tract map. TRANSPORTATION MITIGATION T -1(a) Orcutt Road /Tank Farm Road Intersection Improvements. Applicant shall install a 200' right -turn lane on the southbound Orcutt Road approach to Tank Farm Road shall be installed with Phase 1 Tract 3063 improvements. T -1(a) Monitoring Program: Compliance and implementation will be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of building permits for Phase 1 of Tract 3063. T -2(d) Orcutt Road /Tank Farm Road Intersection Signalization. Applicant shall provide right -of -way as necessary as a part of Phase 1 Tract 3063 improvements, and pay "fair share" TIF contributions. T -2(d) Monitoring Program: Compliance will be addressed by (1) dedication of right -of -way as needed for signalization at the time of final map recordation and (2) payment of TIF fees at time of issuance of building permits for Tract 3063. T -3 Street E -2 & Hanson Lane Alignment. Applicant shall align centerlines of E -2 Street & Hanson Lane with side street stop control and install Two Way Left Turn Lanes T -3 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -4 Street B & Tiburon Way Alignment. Applicant shall align Street B with the existing alignment of Tiburon Way and design the roadway curvature to maintain appropriate residential speeds. T -4 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 Resolution No. 10618 (2015 Series) Page 13 of Tract 3066. T -5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and install frontage improvements along Tank Farm Road & Orcutt Road, providing pedestrian access along both street frontages and the connecting gap. T -5 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -6 Traffic Calming & Safety Measures. Applicant shall provide raised intersections at D& D4 Streets and C &C3 Streets. Provide single lane urban compact roundabout control at intersection D & Tank Farm with speed reduction curves and at intersection A & B. Provide side street stop control at Street E & Orcutt Road Intersection. T -6 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. UTILITIES AND SERVICE SYSTEMS MITIGATION USS -1 Off -site Water Main Line Extensions to the OASP To Meet Fire Flow and Storage Standards. Concurrent with applications for Final Map(s), the applicant shall submit a water supply plan to meet adequate fire flow standards for all lots within each Final Map. Implementation of such a water line extension plan shall be included as a part of public improvement plans for the subdivision, and approved by Utilities, Public Works and the City Engineer. This implementation plan may include a financing plan, including reimbursement provisions, approved by the City Council at the time of considering any Final Map. Required water main line extension(s) to the subdivision shall be completed and operational to the satisfaction of the Utilities Director, prior to issuance of any building permits for any of the residential and /or commercial uses. USS -1 Monitoring Program Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Tract 3063 and 3066. SECTION 2. General Plan. Bicycle Transportation Plan and Orcutt Area Specific Plan Amendments. The City Council hereby approves the following General Plan Amendments, Bicycle Transportation Plan Amendments, and Orcutt Area Specific Plan Amendments, based Resolution No. 10618 (2015 Series) Page 14 on the findings noted above: General Plan Amendments: 1. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, affecting the Land Use map as described in Exhibit A. 2. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property, affecting the Land Use map as described in Exhibit A. 3. Change 0.38 acres within the Jones Ranch property from R -1 -SP (low density) to R- 2-SP (medium density) residential land use, affecting the Land Use map as described in Exhibit A. Bicycle Transportation Plan Amendment: 1. Amend the Plan (Maps 1 and 8) and Appendix A to change the "C" Street Bike Lane crossing the creek) from a Class II bike lane to a Class I bike path. Orcutt Area Specific Plan Amendments: 1. Modify the placement of the Urban Reserve Line (URL) along Righetti Hill, affecting the Orcutt Area Specific Plan Figure 1.3 as described in Exhibit B. 2. Relocate 2.8 acres of residential and parks land uses within the Righetti Ranch property, affecting the Orcutt Area Specific Plan Figure 1.3 as described in Exhibit B. 3. Change 0.38 acres within the Jones Ranch property from R -1 -SP (low density) to R -2 -SP medium density) residential land use, affecting the Orcutt Area Specific Plan Figure 1.3 as described in Exhibit B. 4. Reorient wetlands mitigation sites within the Righetti Ranch property to meet EIR requirements as reflected in Orcutt Area Specific Plan Figure 1.3, Exhibit B. 5. Change the creek crossing "C" Street bike land to a Class I bike path. 6. Add a Section 9.10 to the Specific Plan to track amendments, adjustments and clarifications to development standards within the Specific Plan, as reflected in Exhibit C. Resolution No. 10618 (2015 Series) Page 15 Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the following roll call vote: AYES: Council Members Carpenter, Christianson and Rivoire, Vice Mayor Ashbaugh and Mayor Marx NOES: None ABSENT: None The foregoing resolution was adopted this 19th day of May 2015. I M01" Ma or an Marx ATTEST: APPROVED AS TO FORM: J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this W" day of 20 1 — A.'h"bv L thony J. , City Clerk it Resolution No. 10618 (20 15 Series) Page 16 F 1.7 IN 46 f . r U 04 U m w Ille 0Z 0 5: W J Exhibit A a o< z w Z o Lw cc J Q WW V-4 W co 00 0 Z U L u m a rq All 1111 s a z w o Q V-4 x U a GL. E-r a D wx Resolution No. 10618 (2015 Series) Page 18 ORCUTT AREA SPECIFIC PLAN 9 Implementation Exhibit C NEW OASP Section 9.10 ... 9.10 RECORD OF INTERPRETATIONS — ADJUSTMENTS — AMENDMENTS to the Specific Plan The following summarizes various interpretations, adjustments and amendments to the Orcutt Area Specific Plan (OASP) since the adoption of the Plan in March, 2010. References and notes are added for the Reader's convenience, and the specific actions referenced should be consulted for more details as to each action. Date amendment /adjustment clarification Dec 3, 2013 City Council interpretation that flexibility in "mass grading" and alterations of natural topography could be considered in large lot subdivision proposals (Resolution ] pending 2015) Righetti Ranch (Tract 306aLand Jones Ranch (Tract 3066) - City Resolution reference(sl 1. Amendments to General Plan Land Use Element Map including: a. On the Jones Ranch, 0.38 acres of Single - Family lands changed to Multi - Family lands. b. On the Righetti Ranch, approximately 2.8 acres of Recreation has been relocated in order to establish comparable acres of R -1 and R -3 reorientation. c. On the Righetti Ranch, reconfigure the location of the Urban Reserve Line including a net reduction of 0.85 acres. 2. Amendments to the OASP text and Figure 1.3 including: a. On the Jones Ranch, 0.38 acres of Single - Family lands changed to Multi - Family lands. b. On the Righetti Ranch, approximately 2.8 acres of Recreation has been relocated in order to establish comparable acres of R -1 and R -3 reorientation. c. On the Righetti Ranch, reconfigure the location of the Urban Reserve Line (URL) including a net reduction of 0.85 acres. Figure 1.3 is graphically revised to reflect this change, and this updated URL location on Figure 1.3 shall supersede other OASP exhibits or figures otherwise in conflict. d. Reoriented wetlands mitigation areas to follow FEIR. e. Add Section 9.10 to track amendments, interpretations and adjustments within the OASP. 3. Interpretations /Adjustments to OASP standards specific to the Righetti Ranch (VTM #3063) and Jones Ranch (VTM #3066) projects include: City of San Luis Obispo Pages 9 -6 and 9 -7 May 2015 Resolution No. 10618 (2015 Series) Page 19 ORCUTT AREA SPECIFIC PLAN 9 Implementation Exhibit C Program 2.4.1d (setbacks and height Site specific limits implemented by CEQA CC action date....... limits on "sensitive parcels ") review and Tract #3063 and #3066 Conditions of Approval (COA's) Site specific limits and variations between CC action date....... Building Heights in R -1 zones otherwise 25' max.) 15' -35' implemented by CEQA review and Tract #3063 and #3066 COA's Conservation / Open Space Element The OASP provided for flexible setbacks CC action date....... requires 50' setbacks from URL and supersedes the C /OS Element Lot Coverage in R -1 zones Site specific variations up to 50% CC action date....... otherwise 40% max.) maximum lot coverage by tract COA's Street Sections Variation in standards subject to Public CC action date....... Works Director approval Creek Setbacks and Driveway Site specific variations implemented by CC action date......_ Lengths CEQA review and Tract #3063 and #3066 COA's City of San Luis Obispo Pages 9 -6 and 9 -7 May 2015 N/A PHASE 1 N/A PHASE 2 SEE T1.10 ARC RREVIEW T1.2 T1.3 N/A N/A A6.2 A6.3 N/A N/A N/A COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS NO TREES ARE ON THE VACANT PARCEL N/A COMPLETED WITH TRACT IMPROVEMENTS, PAD GRADING HAS BEEN COMPLETED N/A COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS SEE HOA FILES COMPLETED WITH TRACT IMPROVEMENTS ALSO SEE L1.0 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS ALSO SEE CIVIL SHEETS COMPLETED WITH TRACT IMPROVEMENTS REFER TO NOISE ORDINANCE MUN.CODE CH 9.12 SEC 9.12.50(6) COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.8 RESOLUTION NO. 10619 TRACT CONDITIONS OF APPROVAL Resolution No. 10619 (2015 Series) Page 9 project construction, an orientation meeting shall be conducted by an archaeologist for construction workers associated with earth disturbing procedures. The orientation meeting shall describe the possibility of exposing unexpected archaeological resources and directions as to what steps are to be taken if such a find is encountered. An archaeologist shall monitor construction grading within 50 meters (164 feet) of the two isolated finds. In the event that prehistoric or historic archaeological resources are exposed during project construction, all earth disturbing work within 50 meters (164 feet) of the find must be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the area may resume. The City should consider retaining a Chumash representative to monitor any field work associated with Native American cultural material. If human remains are exposed, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. CR -1 d Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. DRAINAGE AND WATER QUALITY MITIGATION D -2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or biotechnical (also referred to as soil bioengineering) approaches to bank stabilization are preferred over structural approaches. Bank stabilization design must be consistent with the SLO Creek Stream Management and Maintenance Program Section 6. Streambank stabilization usually involves one or a combination of the following activities: Regrading and revegetating the streambanks to eliminate overhanging banks and create a more stable slope; Deflecting erosional water flow away from vulnerable sites; Reducing the steepness of the channel bed through installation of grade stabilization structures; Altering the geometry of the channel to influence flow velocities and sediment deposition; Diverting a portion of the higher flow into a secondary or by -pass channel; Armoring or protecting the bank to control erosion, particularly at the toe of slopes. The bank stabilization design will: Resolution No. 10619 (2015 Series) Page 10 Be stable over the long term; Be the least environmentally damaging and the "softest" approach possible; Not create upstream or downstream flooding or induce other local stream instabilities; Minimize impacts to aquatic and riparian habitat. D -2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be followed for riparian areas that are modified, created and /or managed for flood damage reduction, stream enhancement, and bank repair. Linear park terrace vegetation, streambank repair and channel maintenance projects may require stream channel modifications that include shaping, widening, deepening, straightening, and armoring. Many channel management projects also require building access roads for maintenance vehicles and other equipment. These construction activities can cause a variety of impacts to existing sensitive riparian and aquatic habitat that, depending on the selected design alternative, range from slight disturbances to complete removal of desirable woody vegetation and faunal communities. In urban areas within the SLO creek watershed, riparian vegetation often provides the only remaining natural habitat available for wildlife populations. D -5(a) Biofilters. The applicant shall submit to the Director of Community Development for review and approval a plan that incorporates grassed swales biofilters) into the project drainage system where feasible for runoff conveyance and filtering of pollutants. D -5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the applicant shall be encouraged to use pervious paving material to facilitate rainwater percolation. Parking lots and paved outdoor storage areas shall, where feasible, use pervious paving to reduce surface water runoff and aid in groundwater recharge. D -2a, D -2c, D -5a, D -5c Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of landscaping construction plan review and Engineering - Public Works staff at the time of tract construction. NOISE MITIGATION N -1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section 9.12.050(6)]. Methods to reduce construction noise can include, but are not limited to, the following: Equipment Shielding. Stationary construction equipment that generates noise can be shielded with a barrier. Resolution No. 10619 (2015 Series) Page 11 Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped with factory- recommended mufflers. Electrical Power. Whenever feasible, electrical power can be used to run air compressors and similar power tools. Sound Blankets. The use of sound blankets on noise generating equipment. N -1 a Monitoring Program: Requirements for construction noise mitigation shall be clearly noted on all plans for project grading and construction. PUBLIC SERVICES MITIGATION PS -4 Wastewater Main System Extensions. Prior to recordation of a final map for Righetti Ranch (TR 3063), the improvement plans for the tract shall include connections to future improvements planned by Tract 3066 (Jones Ranch) to convey sanitary sewer service to the existing connection points on Tank Farm Road. PS -4 Monitoring Program: Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and accompanying final map prior to recordation of the final map. PUBLIC SAFETY MITIGATION S -2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants, Codes, and Restrictions (CC &R's) that disclose to potential buyers or leasers that aircraft over - flights occur, and that such flights may result in safety hazard impacts should an aircraft accident occur. In addition, prior to recordation of final map, avigation easements shall be recorded over the entire project site for the benefit of the SLO County Regional Airport. S -2b Monitoring Program: Monitoring will include Community Development, City Attorney and Engineering staff approvals of the Disclosure(s) prior to recordation of a final tract map. TRANSPORTATION MITIGATION T -1(a) Orcutt Road /Tank Farm Road Intersection Improvements. Applicant shall install a 200' right -turn lane on the southbound Orcutt Road approach to Tank Farm Road shall be installed with Phase 1 Tract 3063 improvements. T -1(a) Monitoring Program: Resolution No. 10619 (2015 Series) Page 12 Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -2(d) Orcutt Road /Tank Farm Road Intersection Signalization. Applicant shall provide right -of -way as necessary as a part of Phase 1 Tract 3063 improvements, and pay "fair share" OASP Impact Fee contributions. T -2(d) Monitoring Program: Compliance will be addressed by (1) dedication of right -of -way as needed for signalization at the time of final map recordation and (2) payment of OASP Impact Fees at time of issuance of building permits for Tract 3063. T -3 Street E -2 & Hanson Lane Alignment. Applicant shall align centerlines of E -2 Street & Hanson Lane with side street stop control and a Two Way Left Turn Lane T -3 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and install frontage improvements along Tank Farm Road & Orcutt Road, providing pedestrian access along both street frontages and the connecting gap. T -5 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -6 Traffic Calming & Safety Measures. Applicant shall provide raised intersections at D& D4 Streets and C & C3 Streets. Provide single lane urban compact roundabout control at intersection D & Tank Farm with speed reduction curves and at intersection A & B. Provide side street stop control at Street E & Orcutt Road Intersection. T -6 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. Resolution No. 10619 (2015 Series) Page 13 UTILITIES AND SERVICE SYSTEMS MITIGATION USS -1 Off -site Water Main Line Extensions to the OASP To Meet Fire Flow and Storage Standards. Concurrent with applications for Final Map(s), the applicant shall submit a water supply plan to meet adequate fire flow standards for all lots within each Final Map. Implementation of such a water line extension plan shall be included as a part of public improvement plans for the subdivision, and approved by Utilities, Public Works and the City Engineer. This implementation plan may include a financing plan, including reimbursement provisions, approved by the City Council at the time of considering any Final Map. Required water main line extension(s) to the subdivision shall be completed and operational to the satisfaction of the Utilities Director, prior to occupancy of any of the residential and /or commercial uses. USS -1 Monitoring Program Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any occupancy permits for Tract 3063. SECTION 2. Vesting Tract Map Approval with Findings & Conditions. The City Council does hereby approve application TR/ER 114 -14 (VTM #3063, "Righetti Ranch "), a tentative tract map to create up to 328 residential, detention basin, parklands, and open space lots, based on the following findings, and subject to the following conditions being incorporated into the project: FindinL-s• 1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General Plan because the proposed subdivision respects existing site constraints, will incrementally add to the City's residential housing inventory, results in parcels that meet minimum density standards, and will be consistent with the density, lot sizes and project amenities established by the Orcutt Area Specific Plan (OASP). 2. The site is physically suited for the type and density of development allowed in the C /OS- SP, P -F -SP, R -1 -SP, R -2 -SP and R -3 -SP zoning districts. 3. The design of the vesting tentative tract map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat, since further development or redevelopment of the proposed parcels will occur consistent with VTM 3063 and the required architectural review process, which will allow for detailed review of development plans to assure compliance with City plans, policies, and standards. Resolution No. 10619 (2015 Series) Page 14 4. As conditioned, the design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision, and the project is consistent with the pattern of development prescribed in the Orcutt Area Specific Plan. 5. The proposed project will provide affordable housing consistent with the intent of California Government Code §65915, and in compliance with City policies and the Housing Element. 6. The tentative map, as conditioned, will comply with all environmental mitigation measures prescribed herein, and therefore is consistent with the California Environmental Quality Act, the OASP Final EIR, and the Initial Study- Mitigated Negative Declaration IS -MND). 7. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities. Conditions: Dedications and Easements 1. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, slope banks, construction, public and private streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same shall be shown on the final map and /or shall be recorded separately prior to or concurrent with the first phase of the map, unless a deferral is requested by the subdivider and granted by the City. Said easements may be provided for in part or in total as blanket easements. 2. The final map and improvement plans shall show the extent of all on -site and off -site offers of dedication. Subdivision improvement plans and or preliminary designs may be required for any deferred improvements so that dedication limits can be established. These improvements may include but are not limited to road construction and widening, grading and drainage improvements, utility easements, bridges, bike bridges, transit stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and roundabouts. 3. Access rights shall be dedicated to the City along Orcutt Road, Tank Farm Road and along the Union Pacific Railroad right of way except at approved driveway locations and intersections as shown on the tentative map or as otherwise approved by the city. 4. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and contiguous with all public right -of -way lines bordering each lot. A 10' wide street tree easement and 6' P.U.E. shall be provided along the frontage for all private streets. A 10' street tree easement and 15' P.U.E. shall be provided along the Orcutt Road and Tank Farm Road frontages (tract boundary). Resolution No. 10619 (2015 Series) Page 15 5. The subdivider shall dedicate Righetti Hill, all public Open Space and all public Park Land in fee to the City, consistent with the GASP, in conjunction with or prior to the Phase 1 map recordation. The land shall be granted free and clear of all encumbrances to the satisfaction of the City. Unless otherwise amended by the City, the public lots include Lot 307, 311, 312, 316, 319, 320, 321, 324, 325, 326, and 328. 6. The subdivider shall include a separate offer of dedication for all sections of the Orcutt Area Specific Plan (OASP) Streets B, C, and D located outside the phase boundary, but within the tract boundary in accordance with the tentative map street alignments and map conditions in conjunction with or prior to the Phase 1 map recordation. The developer shall include the offers of dedication for the Orcutt Road and Tank Farm Road widening improvements in conjunction with or prior to the Phase 1 map recordation. The developer shall include any other out -of -phase offers of dedication related to the need for public utility extensions related to orderly development of the OASP where not otherwise located within a public street. 7. All private improvements shall be owned and maintained by the individual property owners or the Homeowner's Association (HOA) as applicable. Private improvements include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, common areas, pocket parks, and linear park improvements. 8. The private open space, pocket park, and detention basin Lots 308, 309, 310, 313, 314, 315, 317, 318, 322, 323 and 327, along with the proposed improvements, including but not limited to trails, bikeways, and landscaping shall be owned and maintained by the HOA. Open Space and bikeway easements along with any public utility easements shall be offered to the City and shown and noted on the final map. An easement agreement shall be provided for specific open space areas, bikeways, and utility corridors in a format approved by the City. 9. The final location of the boundary between HOA open space Lot 322 and City open space Lot 321 shall be approved to the satisfaction of the City Natural Resources Manager depending upon the final trail head location off Street D -2 and the area of the private /public maintenance interface. 10. A wildland fuel management /reduction zone along with any required easements and /or zone limits shall be shown and noted on the final map and improvement plans for reference. The limits of the zone shall be in accordance with the adopted Fire Code and approved to the satisfaction of the City Fire Chief and City Natural Resources Manager. The HOA shall be responsible for wildland fuel management and weed abatement within the established fuel reduction zone and private open space areas. 11. Unless otherwise waived or deferred by the City, the subdivider shall improve all neighborhood trail extensions to the limits of open space Righetti Hill Lot 328 to the satisfaction of the Natural Resources Manager. RESOLUTION NO. 10619 (2015 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A VESTING TENTATIVE TRACT MAP NO. 3063 CREATING 328 LOTS FOR PROPERTY LOCATED AT 3987 ORCUTT ROAD TR/ER 114 -14; TRACT #3063 RIGHETTI) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings on March 25, 2015 and April 8, 2015 in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, for the purpose of considering TR/ER 114 -14, a Vesting Tentative Tract Map subdividing an approximately 144 -acre site into 328 lots, and recommended the City Council approve the Vesting Tentative Tract Map; and WHEREAS, the Planning Commission Hearings were for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has reviewed and considered the initial study of environmental impact as prepared by staff, and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Cl~QA Findings, Mitigation Measures and Mitigation Monitoring Program. Based upon all the evidence, the City Council makes the following CEQA findings in support of the Vesting Tentative Map 114 -14 (Tract No. 3063): 1. The proposed project is consistent with the requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR) certified and adopted by the City Council on March 2, 2010, and this approval incorporates those FEIR mitigation measures as applicable to VTM #3063, as detailed herein. 2. A supplemental initial study has been prepared for VTM #3063 addressing potential environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area Specific Plan (OASP). The Community Development Director has recommended that the results of that additional analysis be incorporated into a Mitigated Negative Declaration (MND) o f environmental impacts, and recommends adoption of additional mitigation measures to those imposed by the FEIR, all of which are incorporated below. R 10619 Resolution No. 10619 (2015 Series) Page 2 2. All potentially significant effects were analyzed adequately in the referenced FEIR and IS- MND, and reduced to a level of insignificance, provided the following mitigation measures are incorporated into the development project and the mitigation monitoring program: AESTHETIC MITIGATION AES -3 Special Building Height Limits, Scale and Massing Design Standards for Western Flank of Righetti Hill (Righetti Ranch VTM #3063). Added building design restrictions shall be required for residential lots and units (Lots 35 -50) adjoining the Righetti Hill URL on the western flank of the hillside. These standards are intended to reduce the massing of residential units abutting the URL. These standards will include use of the following building techniques, and considered during ARC and /or staff review of any project applications for residential units in this location: 1. Residential Building Heights shall not exceed 25' as measured above average finished grade; 2. Grading for lots abutting the URL will be encouraged to be split -pads, to reduce the scale of the building mass by stepping down the hillside; 3. The upper pad shall be limited to one -story (a maximum of 15') in height; 4. First floor massing and footprint shall be encouraged to be built into the topography (recessed) into the hillside; 5. Second floor square footage shall be set back from the first floor elevation, creating a stepped appearance to the buildings; 6. Maximum lot coverage shall not exceed 50 %; and, 7. Roof lines on the upper pad will align front -to -back to narrow the high point of the roof when viewed from the street. AES -3 Monitoring Program: Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a special deed restriction incorporating this mitigation and special development criteria on such lots. This requirement will be verified by the City Engineer's office prior to recordation of such a final map. Second, Community Development Department staff will insure ARC and staff level application of these standards during review of any design review and building permit submittals. AIR QUALITY MITIGATION Operational Phase Mitigation AQ -1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by Title 24 requirements for all buildings within the Specific Plan Resolution No. 10619 (2015 Series) Page 3 Area. The following energy- conserving techniques shall be incorporated unless the applicant demonstrates their infeasibility to the satisfaction of City Planning and Building Department staff. increase walls and attic insulation beyond Title 24 requirements; orient buildings to maximize natural heating and cooling; plant shade trees along southern exposures of buildings to reduce summer cooling needs; use roof material with a solar reflectance value meeting the Environmental Protection Agency /Department of Energy Star rating; build in energy efficient appliances; use low energy street lighting and traffic signals; use energy efficient interior lighting; use solar water heaters; use double -paned windows; solar panel plumbing; grey water recycling; tank -less water heaters; dedicated hot water line loops. AQ -1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be installed at all bus stops. AQ -1(c) Shade Trees. All parking lots shall include shade trees within the parking area. There shall be at least one shade tree for every six vehicle parking spaces. AQ -1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal wiring /cabling that allows telecommuting, teleconferencing, and tele- learning to occur simultaneously in at least three locations in each home. AQ -1(e) Pathways. Where feasible, all cul -de -sacs and dead -end streets shall be links by pathways to encourage pedestrian and bicycle travel. AQ -1 Monitoring Program: Compliance with operational phase mitigation measures will be reviewed with the subdivision plans and accompanying architectural review plans and ultimately shown on improvement plans and construction drawings. Construction Phase Mitigation AQ -3(a) Application of CBACT (Best Available Control Technology for construction related equipment). The following measures shall be implemented to reduce combustion emissions from construction equipment where a project will have an area of disturbance greater than 1 acre. Specific Plan applicants shall submit for review by the Community Development Department and Air Pollution Control District (APCD) staff a grading plan showing the area to be disturbed and a description of construction equipment that will be used and pollution reduction measures that will be implemented. Upon confirmation by the Community Development Department and APCD, appropriate CBACT features shall be applied. The application of these features shall occur prior to Specific Plan construction. Resolution No. 10619 (2015 Series) Page 4 Specific Plan applicants shall be required to ensure that all construction equipment and portable engines are properly maintained and tuned according to manufacturer's specifications. Specific Plan applicants shall be required to ensure that off -road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non -taxed off -road diesel is acceptable). Specific Plan applicants shall be required to install a diesel oxidation catalyst on each of the two pieces of equipment projected to generate the greatest emissions. AQ -3(b) Dust Control. The following measures shall be implemented to reduce PM 10 emissions during all Specific Plan construction: Reduce the amount of the disturbed area where possible. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Water shall be applied as soon as possible whenever wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be used whenever possible. All dirt- stock -pile areas shall be sprayed daily as needed. Permanent dust control measures shall be identified in the approved Specific Plan revegetation and landscape plans and implemented as soon as possible following completion of any soil disturbing activities. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast - germinating native grass seed and watered until vegetation is established. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water shall be used where feasible. AQ -3(c) Cover Stockpiled Soils. If importation, exportation, or stockpiling of fill material is involved, soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. Trucks transporting material Resolution No. 10619 (2015 Series) Page 5 shall be tarped from the point of origin. AQ -3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1 acre, the contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering as necessary to prevent transport of dust off -site. Their duties shall include holiday and weekend periods when work may not be in progress. AQ -3 Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant will also be required to secure necessary permits from the Air Pollution Control Board (APCD) before the onset of grading or demolition activities including, but not limited to additional dust control measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. BIOLOGICAL RESOURCES MITIGATION B -3(a) Construction Requirements. Development under the Specific Plan shall abide by the requirements of the City Arborist for construction. Requirements shall include but not be limited to: the protection of trees with construction setbacks from trees; construction fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1 :1 ratio. B -4(c) Riparian/ Wetland Mitigation. If riparian and /or wetland habitat are proposed for removal pursuant to development under the Specific Plan, such development shall apply for all applicable permits and submit a Mitigation Plan for areas of disturbance to wetlands and /or riparian habitat. The plan shall be prepared by a biologist familiar with restoration and mitigation techniques. Compensatory mitigation shall occur on- site using regionally collected native plant material at a minimum ratio of 2:1 (habitat created to habitat impacted) in areas shown on figure 4.4 -2 as directed by a biologist. The resource agencies may require a higher mitigation ratio. If the Orcutt Regional Basin is necessary as a mitigation site for waters of the U.S. and State it shall be designed as directed by a biologist taking into consideration hydrology, soils, and erosion control and using the final mitigation guidelines and monitoring requirements (U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out of the buffer area for riparian and wetland habitat. B -5(a) Bird Pre - Construction Survey. To avoid impacts to nesting special- status bird species and raptors including the ground- nesting burrowing owl, all initial Resolution No. 10619 (2015 Series) Page 6 ground- disturbing activities and tree removal shall be limited to the time period between September 15 and February 1. If initial site disturbance, grading, and tree removal cannot be conducted during this time period, a pre- construction survey for active nests within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities (for ground- nesting burrowing owl survey see below). If active nests are located, all construction work must be conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined in consultation with the CDFG. No direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site. A qualified biologist shall confirm that breeding /nesting is completed and young have fledged the nest prior to the start of construction. B -5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls during both the wintering and nesting seasons (unless the species is detected on the first survey) in potentially suitable habitats prior to construction in accordance with the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation (1995). Winter surveys shall be conducted on the entire project site between December 1 and February 1, and the nesting season survey shall be conducted between April 15 and July 15. If burrowing owls are detected within the proposed disturbance area, CDFG shall be contacted immediately to develop and implement a mitigation plan to protect owls and their nest sites. B -5(c) Monarch Pre - Construction Survey. If initial ground- breaking is to occur between the months of October and March a pre - construction survey for active monarch roost sites within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities. If active roost sites are located no ground- disturbing activities shall occur within 50 feet of the perimeter of the habitat. Construction shall not resume within the setback until a qualified biologist has determined that the monarch butterfly has vacated the site. B -5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS habitat on Figure 4.4 -2, current USFWS protocol level sampling surveys shall be conducted in all such areas. A report consistent with current Federal, State, and local reporting guidelines shall be prepared to document the methods and results of surveys. If VPFS are found, the report shall include a map that identifies the VPFS locations. Should the presence of additional special- status wildlife species be determined including California linderiella, a map identifying locations in which these species were found shall be prepared and included in the report. B -5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are located onsite pursuant to Mitigation Measure B -5(d), substantial setbacks from their identified habitat shall be implemented to avoid take of a Federally listed species. If complete avoidance is not economically or technically feasible, then Section 10 of the Federal Endangered Species Act (FESA) shall be used to authorize incidental take when no other Federal agency such as the Corps is Resolution No. 10619 (2015 Series) Page 7 involved. This process include development of a Habitat Conservation Plan for protecting and enhancing the Federally listed species at a specific location in perpetuity. Species take can also be authorized under Section 7 of the FESA if a Federal agency is involved in the project (e.g., Corps Section 404 permitting for impacts to waters of the U.S. and /or Federal funding) and agrees to be the lead agency requesting Section 7 consultation. This consultation process takes at a minimum 135 days from the official request by the Federal lead agency. The compensatory mitigation ratio shall be determined by the appropriate resource agencies. Suitable replacement habitat shall be constructed either within the site boundaries or offsite. [GASP FEIR] Figure 4.4 -2 identifies areas that could be appropriate for onsite VPFS mitigation. Figure 4.4 -2 is not intended to preclude development but shall be used as a starting point for incorporating VPFS mitigation sites into the development plan. While the Orcutt Regional Basin included in the potential VPFS mitigation sites may need regular maintenance and may be seasonally flooded, depressions could be created on the upper edges of the terrace in such a manner that they are protected from flooding. VPFS mitigation areas shall be approved by a biologist familiar with VPFS habitat "creation" techniques. Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by project activities may also be a part of the mitigation program. Alternatively, fairy shrimp cysts could be collected during the dry season from the existing habitat and placed into storage. Topsoil could also be removed and stored in conditions suitable to retain cysts. Wetland habitat could be enhanced /created in the areas shown on Figure 4.4 -2 by grading depressions in the landscape and "top dressing" the depressions with the preserved topsoil. Preserved cysts would be added to the recreated wetlands in December or January, after sufficient ponding has occurred. It is important to note that VPFS habitat mitigation is still considered experimental. VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to ensure success. Habitat may be "created" only in an existing vernal pool landscape that provides suitable soils and a number of other specific ecological factors (USFWS, 2004). An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits can be purchase by the acre as suitable mitigation for VPFS. There is currently no known mitigation bank with VPFS habitat occurring within San Luis Obispo County, however, mitigation banks may be available in the future. B -3a, B -4c, B -5 Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of review and prior to approval of grading plan(s) and during tract construction (B -3a, B -4c, B -5). B -6(c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall Resolution No. 10619 (2015 Series) Page 8 prepare a brochure that informs prospective homebuyers and Home Owners Association (HOA) members about the impacts associated with non- native animals, especially cats and dogs, to the project site; similarly, the brochure must inform potential homebuyers and all HOA members of the potential for coyotes to prey on domestic animals. B -6(c) Landscaping Plan Review. To ensure that project landscaping does not introduce invasive non - native plant and tree species to the region of the site, the final landscaping plan shall be reviewed and approved by a qualified biologist. The California Invasive Plant Council (Cal -IPC) maintains several lists of the most important invasive plants to avoid. The lists shall be used when creating a plant palette for landscaping to ensure that plants on the lists are not used. The following plants shall not be allowed as part of potential landscaping plans pursuant to development under the Specific Plan: African sumac (Rhus lancea) Australian saltbush (Atriplex semibaccata) Black locust (Robinia pseudoacacia) California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius) Cape weed (Arctotheca calendula) Cotoneaster (Cotoneaster pannosus), (C. lacteus) Edible fig (Ficus carica) Fountain grass (Pennisetum setaceum) French broom (Genista monspessulana) Ice plant, sea fig (Carpobrotus edulis) Leafy spurge (Euphorbia esula) Myoporum (Myoporum spp.) Olive (Olea europaea) Pampas grass (Cortaderia selloana), and Andean pampas grass (C. Russian olive (Elaeagnus angusticifolia) Scotch broom (Cytisus scoparius) and striated broom (C. striatus) Spanish broom (Spartium junceum) Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. T. ramosissima) Blue gum (Eucalyptus globulus) Athel tamarisk (Tamarix aphylla) B -6c Monitoring Program: j ubata) parviflora), Compliance with mitigation measures will be reviewed with landscaping plans as part of the architectural review submittal and ultimately shown on improvement plans and construction drawings. CULTURAL RESOURCES MITIGATION CR -1(d) Archaeological Resource Construction Monitoring. At the commencement of N/A COMPLETED WITH TRACT IMPROVEMENTS T1.2 T1.3 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS A6.2 A6.3 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS N/A N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS N/A COMPLETED WITH TRACT IMPROVEMENTS SEE HOA FILES COMPLETED WITH TRACT IMPROVEMENTS ALSO SEE L1.0 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS REFER TO NOISE ORDINANCE MUN.CODE CH 9.12 SEC 9.12.50(6) COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.9 RESOLUTION NO. 10619 TRACT CONDITIONS OF APPROVAL Resolution No. 10619 (2015 Series) Page 33 Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the following roll call vote: AYES: Council Members Carpenter, Christianson and Rivoire, Vice Mayor Ashbaugh and Mayor Marx NOES: None ABSENT: None The foregoing resolution was adopted this 19th day of May 2015. MaffJan Marx ATTEST: thony " , C City Clerk APPROVED AS TO FORM: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this 1 a' day of.: 2 s' Resolution No. 10619 (2015 Series) Page 16 12. A notice of requirements or other agreement acceptable to the City of San Luis Obispo may need to be recorded in conjunction with the Final Map for Phase 1 and subsequent map phases to clarify development restrictions, conditions of development, and references to any pertinent conditions of approval related to future map phasing. 13. Off -site easements and /or dedications may be required to facilitate through street access and public water and sewer main extensions beyond the tract boundary and in accordance with the OASP. Looped water mains may be required in accordance with the tentative map, development phasing, and the City water model to provide adequate service and compliance with adopted codes and standards. 14. Off -site dedication/acquisition of property for this public right -of -way purpose is necessary to facilitate orderly development and the anticipated OASP improvements. The subdivider shall work with the City and the land owner(s) to acquire the necessary rights -of -way. In the event the subdivider is unable to acquire said rights -of -way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off -site right -of -way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off -site right -of -way acquisition (including attorney fees and court costs). 15. With respect to all off -site improvements, prior to filing of the Final Map, the subdivider shall either: a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the City Engineer; or, b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California; ii. Preliminary title report including chain of title and litigation guarantee; Resolution No. 10619 (2015 Series) Page 17 ill. Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; iv. Copies of all written correspondence with off -site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. V. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. Transportation 16. Secondary access is required from all portions and /or phases of the subdivision where more than 30 dwelling units are proposed. The location and development of the proposed secondary access shall be presented to the City for review and approval prior to the preparation of the related improvement plans or final map approval. 17. Secondary access from the E Street neighborhood shall be aligned with Hansen Lane unless a suitable alternate secondary access point can be approved to the satisfaction of the Community Development and Public Works Directors. 18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt Road in conjunction with development of Phase 1. Secondary access will be provided to Tank Farm Road through Tract 3063. This requires completion the B Street Bridge as part of Phase 1 development. Regardless of access, the required water supply to this phase may require a looped water main with indications that the B Street bridge may need to be constructed in support of the required water main extension to serve Righetti VTM #3063 prior to commencing with combustible construction. 19. Fire Department access shall be provided for each construction phase to the satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access, circulation routes, passing lanes, and turn- around areas in accordance with current codes and standards. 20. All public streets shall conform to City Engineering Standards and OASP including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and Resolution No. 10619 (2015 Series) Page 18 concepts identified in the OASP, final determination of shall design shall be provided by the City Engineer. Traffic calming improvements may be required at select locations within in the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. 21.The developer shall record a Notice of Requirements with each map phase regarding the designed and installed traffic calming devices and that the subdivisions are not eligible for future Residential Parking District or Neighborhood Traffic Management program processing. 22. Horizontal curvature along Street "C" does not meet current City Uniform Design Criteria regarding geometries; "All streets shall intersect other streets at right angles, and shall have at least 50 feet of centerline tangent, as measured from the prolongation of the cross - street property line to the angle point or beginning of curve ". The applicant shall revise subject segments to the satisfaction of the City Engineer. 23. The improvement plans shall include all final line -of -sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of Requirements for private property owner or HOA maintenance of sight lines shall be required where necessary. 24. The final map and improvement plans shall include the required right -of -way, transit stop easements, and all details of the required bus turnouts to accommodate all proposed and future bus stops per City Engineering Standards, the OASP and current Short Range Transit plan. The final location of all North -South and East -West route stops shall be approved to the satisfaction of the City Transit Manager and Public Works Director. 25. The public improvement plans shall include full frontage improvements on Orcutt Road from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage, including the Imel and Garay properties. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the west side of Orcutt; 6' bike lanes, 12' travel lanes, and a 12' two -way left turn lane in accordance with the tentative map, GASP, City Engineering Standards, and the Cal Trans Highway Design Manual; undergrounding of the overhead utilities on the west side; and complete details for the Orcutt Road points of access. 26. The east side of Orcutt Road where widening is proposed or required may terminate in an AC berm to match the existing adjoining road sections per City Engineering Standards or the appropriate County rural road standards where approved by the City Engineer. The Orcutt Road plans shall include all phases of construction including road widening, stormdrain improvements, culvert extensions, grading /walls, and any water quality BMP's. Some off -site dedication of property for public right -of -way purposes may be required to facilitate the Orcutt Road improvements and transitions between the Resolution No. 10619 (2015 Series) Page 19 OASP full build -out road section and adjoining road segments beyond the tract boundaries. 27. The Orcutt Road improvements from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 28. Prior to occupancy of Phase 1 the Tank Farm / Orcutt intersection shall be modified to provide a southbound right -turn lane on Orcutt Road and to eliminate the skew, as required in the GASP. All overhead utilities conflicting with this improvement shall be undergrounded. 29. The public improvement plans shall include full frontage improvements on Tank Farm Road from the railroad tracks to Orcutt Road. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the north side of Tank Farm; and left -turn pockets at Brookpine and Wavertree subject to approval of the City Engineer. The Tank Farm Road plans shall include all phases of construction including road widening, stormdrain improvements, and any water quality BMP's. Some off -site dedication of property for public right -of- way purposes may be required to facilitate the Tank Farm Road improvements and transitions between the OASP full build -out road section and adjoining road segments beyond the tract boundaries. 30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 31. All bikeways shall be constructed per City Engineering Standards and the Highway Design Manual. Final details of the bikeway connections to the adjoining streets shall be approved by the City. The proposed path located between Street D -3 and the UPRR shall be revised to connect to Street C and Tank Farm Road in accordance with the OASP. 32. Rough grading of the park lot and completion of bicycle and pedestrian paths connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing park facilities at Islay Park shall be required with Phase 1 of the map. 33. The applicant shall obtain consult with the City and obtain an encroachment permit prior to establishing form of temporary access point at near the intersections of "D" Street & Tank Farm Road and E -2 Street & Hansen Lane. 34. The applicant shall conduct neighborhood speed surveys one year after occupancy of each phase at locations approved by the Director of Public Works. If 85th percentile speeds exceed current City NTM thresholds additional traffic calming Resolution No. 10619 (2015 Series) Page 20 measures shall be installed. The applicant shall bond for these potential additional traffic calming measures. 35. All mitigation measures (MM) specific to Transportation requirements shall be provided as detailed under CEQA section 1, above, to the satisfaction of the City Engineer. 36. The subdivider may present financing and reimbursement programs for transportation improvements to be considered with approval and recordation of the initial final map for VTM #3063. Any such program(s) will be subject to approval by the City Council. 37. The subdivider shall be responsible for securing the off -site right -of -way needs for VTM #3063, and dedicating that right -of -way to the city as a condition of final map approval. 38. The final map and improvement plans shall include the required right -of -way and all construction details of the required improvements per City Engineering Standards and the OASP. 39. Access rights shall be dedicated to the City along Orcutt and Tank Farm Roads except at approved driveway locations as shown on the tentative map. 40. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public streets including Orcutt Road per City Engineering Standards. 41. Private street lighting shall be provided along the private streets per City Engineering Standards and /or as approved in conjunction with the final ARC approvals. 42. Final street sections shall be approved in conjunction with the review and approval of the final project drainage report. The final design shall consider drainage, transitions, and accessibility. 43. All future public streets shall conform to City Engineering Standards including curb, gutter, and sidewalk, driveway approaches, and curb ramps. Traffic calming improvements may be required at select locations within in the subdivision. Improvements may include bulb -outs, elevated sidewalks /speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. 44. Street trees are required as a condition of development. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Landscape plans may include grouping of trees to vary this standard, to achieve visual variety within the subdivision. Resolution No. 10619 (2015 Series) Page 21 ImprovementPlans 45. Improvement plans for the entire subdivision, including any off -site improvements shall be approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation. Off -site improvements may include but are not limited to roadways, sewer mains, water mains, and stormdrain improvements. Off -site improvements shall include off -site access roadways, the water main extensions provided by MM USS -1, and Tiburon Way, Tank Farm Road and Orcutt Road improvements. 46. A separate demolition permit will be required from the Building Division for the removal of any existing structures and related infrastructure. Building removals are subject to the Building Demolition Regulations including the additional notification and timing requirements for any structure over 50 -years old. 47. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any pertinent off -site water well and private waste disposal systems that are located within regulated distances to the proposed drainage and utility improvements. The plan shall include the proposed disposition of the improvements and any proposed phasing of the removal and demolition. All structures and utilities affected by the proposed lot lines shall be removed and receive final inspection approvals prior to map recordation. 48. If construction phasing of the new street pavement is proposed, the phasing shall provide for the ultimate structural street section and pavement life (per the City's Pavement Management Plan) prior to acceptance by the City. The engineer of record shall detail this requirement in the public improvement plans, to the satisfaction of the Public Works Director. 49. The improvement plan submittal shall include a complete construction phasing plan in accordance with the conditions of approval and map phasing. A truck circulation plan and construction management and staging plan shall be included with the improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing public roadways. The developer shall either; 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre- construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair /replacement program to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements. 50. Retaining wall and /or retaining wall /fence combinations along property lines shall be Resolution No. 10619 (2015 Series) Page 22 approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the ARC or separate Fence Height exception process. 51. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and lease spaces within this development as required by the Post Master. MBU's shall not be located within the public right -of -way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543 -2605 to establish any recommendations regarding the number, size, location, and placement for any MBU's. 52. Separate plans shall be submitted for the public park improvements and for any deferred private site development. Parking lot designs shall comply with the parking and driveway standards and Engineering Standard 2010. All parking spaces must be designed so that vehicles can enter in one maneuver. Furthermore, all spaces shall be designed so that vehicles can exit to the adjoining street in a forward direction in not more than two maneuvers. 53. Street trees are required as a condition of development. Tree species and planting requirements shall be in accordance with City Engineering Standards. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Street trees shall be planted along private streets as required for public streets. The subdivision improvement plans /landscape plans shall include street tree plantings along the Orcutt Road and Tank Farm Road frontages of Lot 327. Utilities 54. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot to the satisfaction of the Public Works Department and serving utility companies. All public and private sewer mains shall be shown on the public improvement plans and shall be constructed per City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements. 55. Specialized street pavement in the area of public water and /or sewer mains may create maintenance /replacement concerns and additional costs. The final pavement sections shall be reviewed and approved in conjunction with ARC approvals and public improvement plan review. A separate agreement and /or CC &R provision shall be required to clarify that the Righetti Ranch Master HOA will have final street maintenance responsibility in areas of specialized pavement where said pavement is damaged or removed in conjunction with public improvements or maintenance of said public water and /or sewer mains. Resolution No. 10619 (2015 Series) Page 23 56. Recycled water mains shall be installed in public streets in order to serve recycled water to the city park, HOA maintained landscaped areas, temporary irrigation for mitigation areas, and detention basins. The applicant shall work with the Water Division of the City's Utilities Department to determine the appropriate size of all proposed recycled water mains. 57. City recycled water or another non - potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. Recycled water is readily available near the intersection of Tank Farm Road and Orcutt Road. 58. Final grades and alignments of all public and /or private water, sewer and storm drains shall be approved to the satisfaction of the Public Works Director and Utilities Department. The final location, configuration, and sizing of service laterals and meters shall be approved in conjunction with the review of the building plans, fire sprinkler plans, and /or public improvement plans. 59. The improvement plans shall show the location of all domestic and landscape water meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations may be required to justify service and meter sizing. Water impact fees related to the irrigation water meter(s) shall be paid prior to approval of the subdivision improvement plans for each pertinent map and /or construction phase. 60. Off -site utility improvements shall include the water main upgrade /replacement and extension from the High Pressure /Bishop pressure zone at the intersection of Tanglewood /Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the modeling for the proposed development phases and looping of the main. Improvement plans may be required to clarify the design for main extensions outside the Phase 1 improvements. Pressure regulating valves, control valves, or other appurtenances may be required by the Utilities Department as a part of the required water system improvements to be certain that the new area interacts properly with the existing water system. 61. Relocation of the existing pressure regulating valve (the Industrial Way PRV), including the City's SCADA system, as well as the abandonment of the existing 12" water main, shall be coordinated with the Water Division of the City's Utilities Department. 62. A reimbursement request, if proposed for the off -site water main upgrade, shall include all pertinent details and analysis in accordance with City and State codes and ordinances and shall be presented separately to the City Council. 63. The sewer main and storm drain improvements within the E Street neighborhood shall be constructed per City Engineering Standards but shall be privately maintained by the HOA along with the other private street and private utility improvements. Public easements will be required for the water main, services, meters, fire hydrants, public Resolution No. 10619 (2015 Series) Page 24 utilities, and any appurtenances. Private easements for access and drainage will be required. A limited public sewer easement may be required for a terminal end manhole in the private street where the private sewer transitions to the public sewer. 64. The City will not be responsible for replacement of any specialty street pavement within private streets. City trench repairs within private streets will be backfilled and finished per City Engineering Standards. 65. A final sewer report and supporting documentation for the OASP public sewer main design shall be approved by the Utilities Department prior to approval of the public improvement plans. The final sewer report shall discuss and present additional information and assumptions on the system elevations and grades that will allow other OASP parcels to utilize the proposed public sewer main in accordance with the OASP Wastewater Plan. The applicant shall submit an analysis of a backbone system that shows the elevations and grades that serve the adjacent parcels described in the study. The City will have the final discretion on the extent and limits of the study if additional properties could reasonably benefit from the proposed alignment. 66. The depth of the off -site and on -site sewer mains shall be approved to the satisfaction of the Utilities Director. The depth analysis shall consider the balance between the possible extent of the gravity sewer basin needed to serve the other OASP properties and the long- term public maintenance requirements related to sewer depth. 67. The analysis of sewer depth shall be considered at the intersection of Street A and Street B, at Street A and Sponza in Tract 3044, and at Street A and the northerly limits of Tract 3044. The analysis shall include the additional extension to the terminal end manhole as presented in the GASP. The analysis shall further consider the sewer depth at the Street B and C intersection and the potential for a future northerly projection to serve the Pratt, Anderson, Evans, and Pratt parcels in accordance with the GASP. The study shall evaluate the controlling invert at the Tank Farm Road connection to although for the main location within D and C Streets with the goal of avoiding the sewer easement between Lot 209 and Lot 210. 68. The sewer report shall further evaluate the potential sewer options for future service to the adjoining Garay parcel. The subdivider shall provide a minimum 15' sewer easement from the southerly corner of the Garary property to the nearest available public sewer located in Street C -1. Some shifting or merging of lots may be required to provide access between Lots 182 and 183. The report and plans shall consider the potential development limits on the Garay parcel and the most appropriate area for the future creek crossing to the satisfaction of the Utilities Department and Natural Resources Manager. The public improvement plans shall include the pertinent grading, retaining walls, and main extensions needed to support orderly OASP development. 69. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any existing overhead wiring within the tract boundary and adjoining Resolution No. 10619 (2015 Series) Page 25 Orcutt Road and Tank Farm Road frontages shall be undergrounded in conjunction with the subdivision improvements. Areas of road widening along Bullock Lane shall include undergrounding where applicable unless otherwise deferred or waived by the Public Works and Community Development Directors. Unless otherwise specifically approved, pole relocation in lieu of undergrounding is not supported. 70. Terminal end utility poles shall be located off -site unless otherwise approved by the City. 71. Preliminary undergrounding plans for the entire subdivision shall be processed through PGE and any respective wire utility companies in conjunction with Phase 1 of the Map. The undergrounding improvements shall be completed with each subsequent phase unless otherwise required earlier for orderly development or deferred to the satisfaction of the City. 72. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public streets including Orcutt Road and Tank Farm Road per City Engineering Standards. 73. Private street lighting shall be provided along the private streets per OASP lighting requirements, City Engineering Standard and /or as approved in conjunction with the final ARC approvals. 74. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance with the OASP unless otherwise required for traffic safety. The developer shall submit a streetlight proposal for approval by the City Engineer for any public streetlights. Street lights associated with the Orcutt Road and Tank Farm Road improvements, signalized intersections, or round -a -bouts shall comply with the Highway Design Manual and City Engineering Standards. Grading, Drainage& Stormwater 75. Any permit approvals required from the Army Corp of Engineers, Californian Fish and Wildlife, or the Regional Water Control Board shall be secured and presented to the City prior to the approval of any subdivision grading and /or improvements related to the proposed phase of construction. The engineer of record shall review the permit approvals and any specific permit conditions for compliance with the plans, subdivision improvement designs, drainage system design/report, and soils report. The engineer of record shall forward the permits to the City with a notation that the permits have been reviewed and are in general conformance with the design of the improvements. 76. The public improvement plans submittal shall clarify how the several wetlands, creek corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural Resources Manager. Include any specific details for the proposed creek crossings in accordance with any preservation strategies, mitigation measures, and Resolution No. 10619 (2015 Series) Page 26 higher governmental authority agency permits. Sensitive areas shall be staked, fenced, or otherwise delineated and protected prior to commencing with construction, grading, or grubbing. 77. Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all graded pads and for in -situ soils on natural lots in accordance with the current Building Codes or where deemed necessary by the City Engineer or Building Official. 78. Final pad certifications shall include the certification of pad construction and elevations. The soils engineer shall certify all grading prior to acceptance of the public improvements and /or prior to building permit issuance. The certification shall indicate that the graded pads are suitable for their intended use. 79. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches, drainage collection devices, and drainage piping may be required. The public improvement plans and final map shall reflect any additional improvements and private easements necessary for slope protection and maintenance. Unless otherwise approved for public maintenance by the City Engineer, brow ditches and drainage collection devices upslope of building sites shall be maintained by the HOA. 80. The subdivision improvement plans shall include a complete grading plan to show site accessibility in accordance with State and Federal regulations for all public and /or private roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable. The submittal shall provide additional analysis if site accessibility will not be provided and for any feature or element where accessibility is purportedly not required. The accessibility regulations or guidelines in effect at the time of subdivision improvement construction will be applied. 81. Unless updated by subsequent regulations or guidelines, the sidewalks within the private streets E neighborhood shall be widened to 5' or shall provide a 4' clear width with 5' passing lanes in accordance with the current ADA regulations. 82. The subdivision improvement plans, grading plans, drainage plans, and drainage reports shall show and note compliance with City Codes, Standards and Ordinances, Floodplain Management Regulations, OASP stormwater provisions, Waterways Management Plan Drainage Design Manual, and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board, whichever pertinent sections are more restrictive. 83. The improvement plan submittal shall include a complete grading, drainage, and erosion control plan. The proposed grading shall consider the proposed construction phasing. Historic off -site and upslope watersheds tributary to the area of phased construction shall be considered. Run -on from adjoining developed or undeveloped parcels shall be considered. Resolution No. 10619 (2015 Series) Page 27 84. The calculated 100 -year flood limits shall be shown and noted on the improvement plans and an additional final map sheet for reference. The drainage report and final plans shall clarify the 100 -year flood elevations, clearances, and freeboard at all new vehicle bridge, pedestrian bridge, and pipe bridge crossings of the creek corridors. 85. The engineer of record shall provide a digital copy of the final HEC -RAS modeling to the City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design Manual. 86. The developer shall prepare an Operations and Maintenance Manual for review and approval by the City in conjunction with the development of any stormwater BMP's that will be maintained by the HOA or by the respective private property owner. The existing Islay Hill basin shall be included in the overall maintenance program or the existing basin conditions of approval and agreement shall be updated to conform with the current permit requirements. A Private Stormwater Conveyance Agreement shall be recorded in a format provided by the City prior to final inspection approvals and acceptance of subdivision improvements. 87. The subdivider /developer shall provide notification to private property owners regarding any individual maintenance responsibility of backyard stormwater BMP's in accordance with Section E.2 of the RQWCB Resolution R3- 2013 -0032. The notification may be by Notice of Requirements or other method acceptable to the City. 88. The stormwater improvements other than City Standard public stormdrain infrastructure shall be maintained by the HOA. A separate encroachment /hold harmless agreement may be required in conjunction with certain improvements proposed for location within the public rights -of -way. 89. The final details for the proposed bioretention facilities located within the public right - of- way shall be approved to the satisfaction of the City Engineer. The project soils engineer shall review and provide recommendations on the proposed site constructed and /or proprietary retention systems. Analysis of impacts to the public improvements, protection of utilities, and methods to minimize piping and protection of private properties shall be addressed in the final analysis. 90. The proposed detention basin and any pre -basin shall be designed in accordance with the GASP requirements and the Waterways Management Plan Drainage Design Manual. The proposed surface runoff and drainage from the detention basin(s) shall include a non- erosive outlet to an approved point of disposal. The outlet(s) design and location should replicate the historic drainage where feasible. Any off -site detention basin, temporary basin, or other drainage improvements shall be approved by the City. Any required or proposed off -site grading or drainage improvements shall be completed within recorded easements or under an appropriate license or other private agreement. 91. The subdivider shall submit CC &R's with the Final Map that establishes a Resolution No. 10619 (2015 Series) Page 28 Homeowner's Association (HOA). The HOA shall provide for the optional automatic annexation of all other tracts in the OASP as it relates to the shared regional detention basin. The subsequent tracts may, at their sole discretion, annex to the HOA, or demonstrate to the city's satisfaction how they will provide storm drainage mitigation through their own subdivision design and HOA. The HOA shall provide for maintenance of all private common area drainage channels, on -site and /or sub - regional drainage basins, water quality treatment and conveyance improvements. The CC &R's shall be approved by the City and shall be recorded prior to or concurrent with recordation of the Final Map. A Notice of Annexation or other appropriate mechanism to annex other subdivisions into the HOA, including but not limited to the shared regional detention basin, shall be recorded concurrently with the map. 92. The naming of the local creeks and drainages shall comply with the appropriate and pertinent creek naming standards and justifications. The inclusion of the naming on the final map and /or improvement plans shall be approved by the City prior to map and /or plan approval as applicable. 93. All bridging, culverting and modifications to the existing creek channels along with any necessary clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary erosion repairs shall be in compliance with the OASP, city standards and policies, the Waterways Management Plan and shall be approved by the Natural Resources Manager, Public Works Department, Army Corp of Engineers, the Regional Water Quality Control Board, and California Fish & Wildlife. 94. Any existing areas of swale, creek and /or channel erosion shall be stabilized to the satisfaction of the City Engineer, Natural Resources Manager, and other permitting agencies. The existing creek crossing and roadside swale located along the frontage of Lot 327 shall be relocated away from the existing and proposed edge of roadway and shall be stabilized to the satisfaction of the City and permitting agencies. 95. The existing upslope drainage along and from the quarry access road on Righetti Hill shall be evaluated in detail. Any re- grading of the road to correct or revise existing areas of concentrated drainage shall be reviewed and approved by the Natural Resources Manager. The final road grading and drainage management should consider passive conveyance strategies that will minimize erosion and on -going maintenance on behalf of the City and HOA. 96. The public improvement plans shall show and note the existing and /or proposed improvements to the existing off -site Islay Hill basin. The plan shall show any changes to the basin including but not limited to access, outlet /metering alterations, low -flow channel development, silt /trash catchment, plantings, irrigation, and security fencing. 97. The project soils engineer shall review the final grading and drainage plans and Low Impact Development (LID) improvements. The soils report shall include specific recommendations related to public improvements, site development, utility, and Resolution No. 10619 (2015 Series) Page 29 building pad /foundation construction related to the proposed LID improvements. The project soils engineering report shall be referenced on the final map in accordance with the Subdivision Regulations and City Engineering Standards. 98. The final plans and drainage report shall show and note compliance with City Engineering Standard 1010.13 for spring or perched groundwater management and for water quality treatment of run -off from impervious streets, drive aisles, parking areas, and trash enclosures. 99. A SWPPP is required in accordance with State and local regulations. A hard copy of the SWPPP shall be provided to the City in conjunction with the Public Improvement Plan submittal and subsequent building plan submittals. The WDID number shall be included by reference on all construction plans sets. An erosion control plan shall be included with the improvement plans and all building plan submittals for demolitions, grading, and new construction. 100. The project development and grading shall comply with all air quality standards and mitigation measures. The developer shall provide written notification from the County Air Pollution Control District (APCD) regarding compliance with all local, state, and federal regulations including but not limited to the National Emission Standards for Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos (NOA). Fire 101. The project shall provide a minimum of two points of access to the subdivision from an existing public way wherever there are more than 30 housing units. Emergency Vehicle Access points will NOT be accepted in lieu of full access. 102. All streets that are less than 28 feet in width shall be posted "No Parking — Fire Lane" on both sides. Streets less than 36 feet in width shall be posted on one side only. 103. The project shall provide water mains and city- standard fire hydrants to provide a minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet. Homeowners' Association 104. Subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved by the City Attorney and Community Development Director prior to final map approval that establishes a "Master Homeowner's Association" (Master HOA). To the extent desired by the subdivider, individual phases of the project may include sub- associations as described in the applicant's "Master Declaration of CC &R's for Righetti Ranch ", dated 6/6/14. CC &R's shall minimally contain the following provisions that pertain to all lots: i. The initial set of CC &R's provided for the VTM #3063 final map shall provide Resolution No. 10619 (2015 Series) Page 30 for automatic annexation of subsequent phases to the Master HOA, including the potential to incorporate the adjoining Jones Ranch (VTM #3066) within the Master HOA. A graphic or other exhibit describing all properties to be annexed to the Righetti Ranch Master HOA shall be included with any CC &R's for VTM #3063. ii. All private improvements shall be owned and maintained by the individual property owners, sub - associations or the Master Homeowner's Association as applicable. Private improvements include but are not limited to streets, sidewalks, pedestrian and bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, and common area improvements iii. Grant to the city the right to maintain common areas if the HOA fails to perform, and to assess the HOA for expenses incurred, and the right of the city to inspect the site at mutually agreed times to assure conditions of CC &R's and final map are being met. iv. No parking except in approved, designated spaces. V. No outdoor storage of boats, campers, motorhomes, or trailers nor long- term storage of inoperable vehicles. vi. No outdoor storage by individual units except in designated storage areas. vii. The responsibility for the placement of the trash and recycling containers at the street on collection days will be the responsibility of the property owner's association. The property owner's association shall coordinate with San Luis Garbage Company regarding the collection time and preferred location for the placement of trash and recycling containers to minimize the obstruction of project streets viii. No changes in city- required provisions of the CC &R's will be considered valid and in effect without prior City Council approval. ix. Provision for all of the maintenance responsibilities outlined in various conditions. Plannin aRea uirements 105. At the time of submittal of a request for a final map, the subdivider shall provide a written report detailing the methods and techniques employed for complying with all required environmental mitigation measures as adopted herein. 106. In order to be consistent with the requirements of the Orcutt Area Specific Plan and County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document prior to the recordation of the final map. 107. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or Resolution No. 10619 (2015 Series) Page 31 otherwise occupy any property or properties within the airport area. 108. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed refuse storage area(s) and on -site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the HOA and shall be included in the CCR's or other property maintenance agreement accordingly. The solid waste solutions shall be shown and noted on the submittal(s) for Architectural Review Commission (ARC) approvals. 109. Prior to the issuance of building permits for residential units, the Architectural Review Commission shall review the residential building program, including building and landscape improvements, and provide comments and reconunendations to the Community Development Director. Final architectural design approval authority shall be vested in the Community Development Director. Director decisions may be appealed pursuant to standard city policies. 110. Prior to the recording of any phase of the final map, the applicant shall enter into an Affordable Housing Agreement with the City Council that details the timing of construction of affordable units on -site, proposed "transfers" of affordable units to another site, contains guarantees for failure to complete any or all of the affordable housing units (such as collecting affordable housing in -lieu fees, cash guarantees for the completion of the affordable units, providing a letter of credit, bond or other financial guarantee to assure compliance). 111. The subdivider shall dedicate all public lands, including the neighborhood park (Lot 312), with the initial final map. This neighborhood park will be designed under the direction of the City's Parks & Recreation Commission with a recommendation to the Architectural Review Commission and City Council, who will be responsible for the final design approval of the park. 112. A construction phasing plan shall be submitted to the Community Development Director prior to the issuance of the first building permit. 113. The subdivider shall develop a Construction Management Plan for review and approval by the Public Works and Community Development Directors. The plan shall be submitted prior to the issuance of a building permit for proposed project buildings and/or a phase of buildings. In addition, the contractor or builder shall designate a person or persons to monitor the Construction Management Plan components and provide their contact names and phone numbers. The Construction Management Plan shall include at least the following items and requirements: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if required, directional signs for construction vehicles, and designated Resolution No. 10619 (2015 Series) Page 32 construction access routes. b. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries and more intensive site work may be occurring, c. Location of construction staging areas which shall be located on the project site, for materials, equipment, and vehicles. d. Identification of haul routes for movement of construction vehicles that would minimize impacts on vehicular and pedestrian traffic, circulation and safety, and noise impacts to surrounding neighbors. e. The applicant shall ensure that the construction contractor employs the following noise reducing measures: i. Standard construction activities shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Saturday. ii. All equipment shall have sound - control devices no less effective than those provided by the manufacturer. No equipment shall have un- muffled exhaust pipes; and iii. Stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be muffled and enclosed within temporary sheds, or insulation barriers or other measures shall be incorporated to the extent possible. f. Temporary construction fences to contain debris and material and to secure the site. g. Provisions for removal of trash generated by project construction activity. h. A process for responding to, and tracking, complaints pertaining to construction activity. i. Provisions for monitoring surface streets used for truck routes so that any damage and debris attributable to the trucks can be identified and corrected. j. Designated location(s) for construction worker parking. 114. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and /or its agents, officers and employees from any claim, action or proceeding against the City and /or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this subdivision, and all actions relating thereto, including but not limited to environmental review. 115. Access corridors of 15' between lots 200 -201 and 50' along lots 58 and 84 will be added to the Final Map. 116. Conditions relating to phasing and timing of infrastructure are approved as contained herein, or as approved by the Community Development and Public Works Directors during review of public improvement plans and final maps. 117. Financing and "fair share" contribution plans may be submitted for City Council review with any final map application. The City Council will have sole discretion as to any reimbursement and /or fee credit programs implemented with said final maps. COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS N/A FOR THE SFD SEE A1.0 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS ALSO SEE L1.0 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS T1.4 T1.5 T1.6 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS A1.0 T1.1 COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS COMPLETED WITH TRACT IMPROVEMENTS D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 T1.10 DEVELOPMENT REVIEW CONDITIONS OF APPROVAL City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org December 19, 2024 Paul Abbott 3590 Broad St Suite 130 San Luis Obispo CA 93401 SUBJECT: ARCH-0457-2024 (Enclave at Righetti, Lots 23, 24, & 34) Architectural Review of three single-family dwellings in Enclave at Righetti (Lots 23, 24, AND 34), including requests for rear setback reduction and exceptions to height limits for walls, fences, and hedges Dear Mr. Abbot: On December 19, 2024, I reviewed your Architectural Review application regarding the construction of three single-family dwellings in the Enclave at Righetti, at 1429 Parsons Way (Lot 23), 1424 Hansen Lane (Lot 23), and 1469 Hansen Lane (Lot 34), including a reduction of the rear setback standard to between 11 and 14 feet (where the standard is 20 feet) for a limited portion of the dwelling on Lot 24, a reduction in the front yard setback standard to 15 feet for a side-loaded garage on Lot 23 (where the standard is 20 feet), and exceptions from height limits for walls and fences to allow combined height of retaining walls and privacy fencing up to 9 feet along certain portions of property boundaries (where the standard is 6 feet). After careful consideration, I have approved the application, based on findings and subject to the following conditions: Findings: 1. The proposed project is consistent with the policies and goals of the City’s General Plan and with the Orcutt Area Specific Plan. It promotes policies related to residential project objectives (Land Use Element Policy 2.3.11). Privacy, useable outdoor area, views, and adequate parking and storage space are features of the proposed residential building program. Front yards and street-facing entryways facilitating neighborhood interaction are encouraged by the Orcutt Area Specific Plan and have been incorporated into the design of the proposed homes. 2. A minor reduction in the rear yard setback for the dwelling proposed for Lot 24 is consistent with the intent of the Zoning Regulations and development standards set out in the Orcutt Area Specific Plan for residential development. Encroachment into the 20- foot rear setback is limited to between 6 and 9 feet, and 125 square feet in area, for a single-story portion of the dwelling. The setback reduction provides adequate consideration of potential adverse impacts on surrounding properties, as solar exposure and privacy will not be significantly reduced for any neighboring properties ARCH-0457-2024 (Enclave at Righetti, Lots 23, 24, & 34) Page 2 3. A minor reduction of 5 feet from the 20-foot front setback standard for garages set out in the Orcutt Area Specific Plan, to accommodate the garage for the dwelling on Lot 23 is consistent with the intent of the Zoning Regulations and development standards set out in the Orcutt Area Specific Plan for residential development. The setback reduction provides adequate consideration of potential adverse impacts on surrounding properties, as the garage is of a “side-loaded” configuration (rather than taking access directly from the street) and aligned parallel to the street frontage at the 15-foot front setback applicable to houses within the development. 4. A minor exception from height limits for fences, walls, and hedged to allow combined retaining wall and fence height up to nine feet (where the standard height limit is six feet) in limited portions of property boundaries is consistent with the intent of the Zoning Regulations and development standards set out in the Orcutt Area Specific Plan for residential development. The excess height is necessary due to the sloped topography and grade change at the boundary between certain properties. 5. The minor building encroachment into a rear yard setback, front setback reduction for one garage, and exceptions from height limits for fences, walls, and hedges are consistent with the character of the neighborhood. Similar minor setback encroachments for limited portions of dwellings have been employed in several other lots within the vicinity to address constraints arising from unusual lot shape and topography. The side- loaded garage on Lot 23 is set back 15 feet from the street frontage, consistent with setbacks for house structures in the development, and oriented perpendicular to the street frontage to present a building wall, rather than the garage doors, to view from the street. At the three specific boundary areas identified in the applicant’s Exception statement, the “low side” of the retaining walls and adjacent privacy fencing is located on the subject properties and the excess height will not be perceived from neighboring property The 9-foot combined maximum height in these areas is consistent with maximum standards established in Zoning Regulations (§17.70.070(F)(3)) for certain cases involving fencing installed on retaining walls. 6. While circumstances related to lot shape and topography make strict adherence to the certain standards impractical for the siting of the dwelling on Lot 24, siting of the garage on Lot 23, and placement of fencing at three portions of property boundaries, the project nonetheless conforms with the intent of Zoning Regulations and the Specific Plan. Siting of the dwelling on Lot 24 is constrained by an unusual lot shape and the depth of the rear setback standard set out in the Orcutt Area Specific Plan (four times the normal setback standard of the City’s Zoning Regulations). Siting of the garage for the dwelling on Lot 23 is similarly constrained by an unusual lot shape, along with a curving street frontage. Sloped topography and grade changes between Lots 23 and 21, between Lots 24 and 22, and between Lots 34 and 33 constrain placement of retaining walls and fencing between these properties. The limited amount of setback encroachment by single-story structure, alignment of a side-loaded garage with the prevailing front setbacks for houses in the development, and limited excess wall and fence height nonetheless provide privacy, air circulation, views, and exposure to sunlight, consistent with the intent of standards for setbacks and fence and wall height. 7. The architectural styles of the proposed dwellings are consistent with Community Design Guidelines for residential development and with the Design Guidelines ARCH-0457-2024 (Enclave at Righetti, Lots 23, 24, & 34) Page 3 described in the Orcutt Area Specific Plan. Farmhouse and Modern plan styles are employed, providing variation within the general residential theme. The architectural styles are complementary to the surrounding neighborhood including site design, roofing style, covered entries, balconies, siding materials, finish, and scale. The project design incorporates articulation, massing, and a mix of color and finish materials that are compatible with the neighborhood and complementary to other development within the vicinity. 8. On December 16, 2024, the Architectural Review Commission found the project consistent with applicable design standards and guidelines. 9. The project is consistent with the Certified Final Environmental Impact Report (EIR) for the Orcutt Area Specific Plan and adopted Mitigated Negative Declaration (MND) for Righetti Vesting Tentative Tract Map #3063. The siting and design of the proposed dwellings follow the guidelines provided in the Orcutt Area Specific Plan, with minor exceptions, and construction of the dwellings would not result in any new impacts beyond what was identified in the previous environmental documents, and is subject to the Mitigation Monitoring and Reporting Program adopted with the certified EIR and adopted MND. 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. Conformance to prior approvals. The project shall comply with conditions established under City Council Resolutions 10618 (2015 Series) and 10619 (2015 Series). 2. Compliance with approved plans. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the plans approved under this application. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval (typically listed as Sheet Number 2). Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Limited setback reduction. Final plans submitted for construction permits to complete the project shall clearly indicate all setback dimensions. Reductions in rear setback standards shall be limited to the single-story elements of the dwelling proposed to be constructed on Lot 24, and reduction of the front setback shall be limited to the garage structure for Lot 23, as described in the Exception Statement and depicted in Project Plans submitted with this application. 4. Limited fence and wall height exception. Final plans submitted construction permits to complete the project shall clearly indicate the location, extent, and height of all fences and walls. Authorization of excess fence and wall height is limited to those areas described in the Exception Statement and depicted in Project Plans submitted with this ARCH-0457-2024 (Enclave at Righetti, Lots 23, 24, & 34) Page 4 application, where the combined height of retaining walls and fences ranges between six and nine feet. Fencing installed within the setback areas under this exception shall be of wood material and of a conventional design consistent with the residential character of the site and vicinity. 5. Fencing design. Plans submitted for construction permits to complete this project shall include elevation and detail drawings of all walls and fences. All proposed fences and retaining walls shall be of high-quality materials. All fencing facing the public right-of- way shall be constructed with the finished side of the fence facing the public right-of- way. For the lifetime of the fence, the owner shall conduct all necessary repairs and maintenance to ensure the fence and associated landscaping (between the fence and the property line) remain in a high-quality and orderly condition. 6. Colors and materials. Plans submitted for construction permits to complete the project shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with colors and materials depicted in plans submitted with the Architectural Review application. The applicant shall note the texture (use of smooth or sand finish) and appearance of stucco materials on the building plans to the satisfaction of the Community Development Director. 7. Lighting. 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 cutsheets 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 Zoning Regulations Section 17.70.100 (Lighting and Night Sky Preservation). 8. Equipment screening. All ducts, meters, air conditioning equipment, and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. Public view includes the existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large water piping systems (backflow prevention devices) shall be completely screened from public view with approved architectural features and/or landscape plantings and/or placed in the interior of the structure. Utilities 9. Plans submitted for construction permits to complete the project shall include final landscape and irrigation plans for each lot. Landscape and irrigation plans shall be subject to review and approval by the Utilities Department. 10. Tract landscaping fronting Lots 23 and 34 is not irrigated by recycled water. Plans for the project shall be corrected accordingly. 11. Plans submitted for construction permits to complete the project shall depict a backflow preventor on all potable water connections. This is required due to the presence of adjacent recycled water-irrigated landscape areas. ARCH-0457-2024 (Enclave at Righetti, Lots 23, 24, & 34) Page 5 Indemnification 12. 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 City shall fully cooperate in the defense against an Indemnified Claim." Code Compliance Notes: Engineering 1. Plans submitted for construction permits to complete the project must include a complete site, grading, drainage, landscape, and utility plan for reference. The plans shall show and label all existing property lines, easements, and existing improvements along with any proposed changes. The plan shall honor all existing easements and improvements unless otherwise specifically approved by the Community Development Department. 2. The grading and drainage plan must show and note compliance with Post Construction Stormwater Regulations as approved for the subdivision and in conjunction with subdivision improvement plan approval unless the supporting documentation is revised to show a different compliance strategy for applicable Performance Requirements. My action is final unless appealed within 10 calendar days of the date of the decision. Anyone may appeal the action by submitting a letter to the Community Development Department within the time specified. The appropriate appeal fee must accompany the appeal documentation. Appeals will be scheduled for the first available Architectural Review Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. The Community Development Director’s approval of this project will automatically expire in one year, unless plans for a building permit have been submitted, or unless a different expiration date or unlimited expiration is stipulated at the time of approval, per Municipal Code section 2.48.070. On request, the Community Development Director may grant a single, one-year extension, provided, that approval not exceed a maximum of two years from the date of original approval. If you have any questions, or if you need additional information, please contact Walter Oetzell, Assistant Planner at (805) 781-7593. Sincerely, Brian Leveille Principal Planner Community Development ARCH-0457-2024 (Enclave at Righetti, Lots 23, 24, & 34) Page 6 cc: Architectural Review Commission Chair County of SLO Assessor’s Office Property Owner Emadzadeh Family Trust 369 Mesa Way San Luis Obispo CA 93401 SHEET T1.9 SHEET T1.1 SHEET A1.0 SHEET A1.0 SHEET A3.1 SHEET A3.2 SHEET A1.0 SHEET A3.1 SHEET A3.2 SHEET A3.1 SHEET A3.2 SHEET A6.2 SHEET A6.3 SHEET A7.3 SHEET A1.0 SHEET T1.9 SHEET A1.0 SHEET A2.5 SHEET A4.1 SHEET A4.2 SHEET L1.0 SHEET L2.0 SHEET L3.0 SHEET L3.0 SHEET A4.1 SHEET A4.2 SHEET A4.3SHEET A7.3 N:\0201\0243-07-RS18-Righetti-Ranch-Tract-3063-Civil-Con-Docs-Ph-2&3\Planning\Landscape\AutoCAD\PHASE 3\PD-0243-07-RS18..dwg, L-4.3, Oct 22, 2019 12:18pm, DJJewellPROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET DATE rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 RRM DESIGN GROUP COPYRIGHT 2019. RRM IS A CALIFORNIA CORPORATION NO.REVISION DATE OCTOBER 24, 2019 0243-07-RS18RIGHETTI RANCHTRACT 3063 PHASE 3 San Luis Obispo, CA 93401L-4.3 LANDSCAPE DETAILSCD DJ CD PREFABRICATED POST CAP 6'-0"1'-10"4'-2"ELEVATION PLAN DETAIL NOT TO SCALE 1X4 CEDAR BOARD 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 1X4 CEDAR BOARD 2X4 P.T.D.F RAIL 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 4X4 P.T.D.F POST, LENGTH AS REQUIRED 2X4 P.T.D.F RAIL 1X8 CEDAR FENCE PANEL WITH 1" OVERLAP P.C. CONCRETE FOOTING NOTE: CONTRACTOR TO PROVIDE GALV. SCREW FASTENERS FOR ALL WOOD CONNECTIONS. MINIMUM TWO (2) SCREWS PER EACH RAIL TO POST CONNECTION.CLASS II BASE 4" TYP.SECTION 2'-6" TYP.12" 8'-0" MAX. 2X4 P.T.D.F RAIL 1X4 CEDAR BOARD 1X4 CEDAR BOARD 2X4 P.T.D.F. RAIL SOLID WOOD PRIVACY FENCE 1/2" = 1'-0" 1X4 CEDAR BOARDS 4X4 P.T.D.F. POST, LENGTH AS REQUIRED 6"3"323129-08 A SECTION FG6'-2"ELEVATION CONCRETE FOOTING #4 REBAR, AS SHOWN CLASS 2 BASE @ 95% RELATIVE COMPACTION 3'-4" 8X8X16 SPLIT FACED CMU BLOCK, GROUT ALL CELLS SOLID. COLOR AS APPROVED #4 REBAR, AS SHOWN PRECAST CONCRETE CAP. QUICKCRETE MODEL Q-PC-ANACAPA-24 OR APPROVED EQUAL. MORTAR IN PLACE. COLOR AS APPROVED. PRIVACY FENCE WITH PILASTER 1/2" = 1'-0" SUBGRADE @ 90% RELATIVE COMPACTION A L-4.3 6"2'-0"1'-0"SECTION A 8X8X16 SPLIT FACED CMU BLOCK, GROUT ALL CELLS SOLID. COLOR AS APPROVED A FASTEN RAIL TO PILASTER WITH 2 GALVANIZED STEEL CONCRETE EXPANSION ANCHORS PER RAIL CL NOTE: PILASTERS SHALL GENERALLY BE LOCATED 24'-0" O.C., SEE PLAN FOR FINAL LOCATIONS 2'-0"2'-0"HORIZ. #4 REBAR AS SHOWN LAP BARS 8" MIN. ALT. DIRECTIONS 323129-09 B P.C. CONCRETE FOOTING CLASS II BASE 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 1X4 CEDAR BOARD 2X4 P.T.D.F RAIL 2X2 GALV. 10 GAUGE WIRE MESH. FASTENED TO POSTS, TOP RAIL AND BOTTOM RAIL WITH GALVANIZED STAPLES @ 12" O.C. 2X2 GALV. 10 GAUGE WIRE MESH. FASTENED TO POSTS, TOP RAIL AND BOTTOM RAIL WITH GALVANIZED STAPLES @ 12" O.C. 4X4 P.T.D.F POST, LENGTH AS REQUIRED 2X4 P.T.D.F. RAIL 2X4 P.T.D.F RAIL 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 2X4 P.T.D.F. RAIL 6'-0"EQ.EQ.8'-0" MAX. NOTE: CONTRACTOR TO PROVIDE GALV. SCREW FASTENERS FOR ALL WOOD CONNECTIONS. MINIMUM TWO (2) SCREWS PER EACH RAIL TO POST CONNECTION.2'-6" TYP.12" 50% OPEN WOOD FENCE 1/2" = 1'-0"4" TYP.2X4 P.T.D.F RAIL 2X4 P.T.D.F RAIL 1X4 CEDAR BOARD 6"3"323129-14 C 4"x4" ROUGH CEDAR SPLIT POST WITH 2-1"x 2" SLOTS TO ACCEPT PRE-CUT RAILS. 2"x4" ROUGH CEDAR SPLIT RAIL WITH REDUCED DIMENSION AT EACH END TO MATCH PRE-CUT POST SLOTS. SPLIT RAIL FENCE 1" = 1'-0" F.G. NATIVE SOIL AT 90% RELATIVE COMPACTION.4'-0"6"1'-4"2"1-1/2", TYP. 1/2" 45° CHAMFER ALL SIDES, TYP. 6'-0" O.C., TYP.18"CONCRETE FOOTING 6" THICK CLASS II BASE @ 90% RELATIVE COMPACTION 323129.13-06 D NOTE: 1.VERIFY & INSTALL PER MANUFACTURER'S INSTRUCTIONS PRIOR TO FABRICATION. 2.FENCING TO BE PROVIDED BY AMERISTAR FENCES. MODEL: MONTAGE PLUS, MAJESTIC PANEL, 2 RAIL WITH 3" AIR GAP, COLOR: BLACK. 3/4" 18GA PICKET 8' O.C. Nom.3" Nom.6'-0"3'-0" MIN.WROUGHT IRON FENCE - TYPE B 1/2" = 1'-0" 2.5" 16GA POST CONCRETE FOOTING 10" MIN. 1 1/2" MONTAGE PLUS RAIL, TYP.6"323119-12 E SECTION AT POST 2 3/8"O.D. 13 GAUGE GALV. STEEL FENCE POST. FASTEN TO RAILS WITH 2" GALVANIZED WOOD SCREWS, (4) PER RAIL TYP. TW ELEVATION NOTE: COORDINATE WHICH SIDE OF FENCE IS FRONT OR REAR WITH APPLICANT PRIOR TO CONSTRUCTION. FRONT OF FENCE (REFER TO CONSTRUCTION PLAN FOR FENCE TYPES) FENCE ON A RETAINING WALL 1/2" = 1'-0"2'-0"MIN. EMBEDMENT4"2 3/8"O.D. 13 GAUGE GALV. STEEL FENCE POST. EMBED INTO WALL. CMU RETAINING WALL PER CIVIL PLANS TWVARIES PER FENCE TYPE323129.13-31 F REFER TO GRADING PLANS, AND SEE TRACT 3063 PHASE 1 ON SITE STRUCTURAL DETAILS SHEET S4 FOR ADDITIONAL INFORMATION ON FENCE CONNECTIONS AT WALLS. HOME BUILDER INSTALLED. FOR REFERENCE ONLY. FENCING ON LOTS TO BE HOME BUILDER INSTALLED. HOME BUILDER INSTALLED. FOR REFERENCE ONLY. 1'-4"3'-0"11 2" x 3 4" THICK HAMMERED STEEL STOCK HAND RAILING 11 2" SQ. HAMMERED STEEL POST. (PROVIDE CENTER POST IF SPAN EXCEEDS 6' O.C.) CORE DRILL & EPOXY POSTS INTO CONCRETE CURB WALL ADJACENT TO STAIRS8"9"HANDRAILING 1/16" = 1'-0" 12" 12" CONCRETE PAVING, SEE CIVIL DRAWINGS MATCH TREAD WIDTH STEEL NIPPLE NOTE: 1. WELD ALL CONNECTIONS SMOOTH WITH CONTINUOUS WELDS. 2. POWDERCOAT ALL COMPONENTS DARK BRONZE. B L-4.4 CONCRETE STAIRS G 0552-29 N:\0201\0243-07-RS18-Righetti-Ranch-Tract-3063-Civil-Con-Docs-Ph-2&3\Planning\Landscape\AutoCAD\PHASE 3\PD-0243-07-RS18..dwg, L-4.3, Oct 22, 2019 12:18pm, DJJewellPROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET DATE rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 RRM DESIGN GROUP COPYRIGHT 2019. RRM IS A CALIFORNIA CORPORATION NO.REVISION DATE OCTOBER 24, 2019 0243-07-RS18RIGHETTI RANCHTRACT 3063 PHASE 3 San Luis Obispo, CA 93401L-4.3 LANDSCAPE DETAILSCD DJ CD PREFABRICATED POST CAP 6'-0"1'-10"4'-2"ELEVATION PLAN DETAIL NOT TO SCALE 1X4 CEDAR BOARD 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 1X4 CEDAR BOARD 2X4 P.T.D.F RAIL 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 4X4 P.T.D.F POST, LENGTH AS REQUIRED 2X4 P.T.D.F RAIL 1X8 CEDAR FENCE PANEL WITH 1" OVERLAP P.C. CONCRETE FOOTING NOTE: CONTRACTOR TO PROVIDE GALV. SCREW FASTENERS FOR ALL WOOD CONNECTIONS. MINIMUM TWO (2) SCREWS PER EACH RAIL TO POST CONNECTION.CLASS II BASE 4" TYP.SECTION 2'-6" TYP.12" 8'-0" MAX. 2X4 P.T.D.F RAIL 1X4 CEDAR BOARD 1X4 CEDAR BOARD 2X4 P.T.D.F. RAIL SOLID WOOD PRIVACY FENCE 1/2" = 1'-0" 1X4 CEDAR BOARDS 4X4 P.T.D.F. POST, LENGTH AS REQUIRED 6"3"323129-08A SECTION FG6'-2"ELEVATION CONCRETE FOOTING #4 REBAR, AS SHOWN CLASS 2 BASE @ 95% RELATIVE COMPACTION 3'-4" 8X8X16 SPLIT FACED CMU BLOCK, GROUT ALL CELLS SOLID. COLOR AS APPROVED #4 REBAR, AS SHOWN PRECAST CONCRETE CAP. QUICKCRETE MODEL Q-PC-ANACAPA-24 OR APPROVED EQUAL. MORTAR IN PLACE. COLOR AS APPROVED. PRIVACY FENCE WITH PILASTER 1/2" = 1'-0" SUBGRADE @ 90% RELATIVE COMPACTION A L-4.3 6"2'-0"1'-0"SECTION A 8X8X16 SPLIT FACED CMU BLOCK, GROUT ALL CELLS SOLID. COLOR AS APPROVED A FASTEN RAIL TO PILASTER WITH 2 GALVANIZED STEEL CONCRETE EXPANSION ANCHORS PER RAIL CL NOTE: PILASTERS SHALL GENERALLY BE LOCATED 24'-0" O.C., SEE PLAN FOR FINAL LOCATIONS 2'-0"2'-0"HORIZ. #4 REBAR AS SHOWN LAP BARS 8" MIN. ALT. DIRECTIONS 323129-09B P.C. CONCRETE FOOTING CLASS II BASE 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 1X4 CEDAR BOARD 2X4 P.T.D.F RAIL 2X2 GALV. 10 GAUGE WIRE MESH. FASTENED TO POSTS, TOP RAIL AND BOTTOM RAIL WITH GALVANIZED STAPLES @ 12" O.C. 2X2 GALV. 10 GAUGE WIRE MESH. FASTENED TO POSTS, TOP RAIL AND BOTTOM RAIL WITH GALVANIZED STAPLES @ 12" O.C. 4X4 P.T.D.F POST, LENGTH AS REQUIRED 2X4 P.T.D.F. RAIL 2X4 P.T.D.F RAIL 1X6 CEDAR FENCE PANEL WITH 1" OVERLAP 2X4 P.T.D.F. RAIL 6'-0"EQ.EQ.8'-0" MAX. NOTE: CONTRACTOR TO PROVIDE GALV. SCREW FASTENERS FOR ALL WOOD CONNECTIONS. MINIMUM TWO (2) SCREWS PER EACH RAIL TO POST CONNECTION.2'-6" TYP.12" 50% OPEN WOOD FENCE 1/2" = 1'-0"4" TYP.2X4 P.T.D.F RAIL 2X4 P.T.D.F RAIL 1X4 CEDAR BOARD 6"3"323129-14C 4"x4" ROUGH CEDAR SPLIT POST WITH 2-1"x 2" SLOTS TO ACCEPT PRE-CUT RAILS. 2"x4" ROUGH CEDAR SPLIT RAIL WITH REDUCED DIMENSION AT EACH END TO MATCH PRE-CUT POST SLOTS. SPLIT RAIL FENCE 1" = 1'-0" F.G. NATIVE SOIL AT 90% RELATIVE COMPACTION.4'-0"6"1'-4"2"1-1/2", TYP. 1/2" 45° CHAMFER ALL SIDES, TYP. 6'-0" O.C., TYP.18"CONCRETE FOOTING 6" THICK CLASS II BASE @ 90% RELATIVE COMPACTION 323129.13-06D NOTE: 1.VERIFY & INSTALL PER MANUFACTURER'S INSTRUCTIONS PRIOR TO FABRICATION. 2.FENCING TO BE PROVIDED BY AMERISTAR FENCES. MODEL: MONTAGE PLUS, MAJESTIC PANEL, 2 RAIL WITH 3" AIR GAP, COLOR: BLACK. 3/4" 18GA PICKET 8' O.C. Nom.3" Nom.6'-0"3'-0" MIN.WROUGHT IRON FENCE - TYPE B 1/2" = 1'-0" 2.5" 16GA POST CONCRETE FOOTING 10" MIN. 1 1/2" MONTAGE PLUS RAIL, TYP.6"323119-12E SECTION AT POST 2 3/8"O.D. 13 GAUGE GALV. STEEL FENCE POST. FASTEN TO RAILS WITH 2" GALVANIZED WOOD SCREWS, (4) PER RAIL TYP. TW ELEVATION NOTE: COORDINATE WHICH SIDE OF FENCE IS FRONT OR REAR WITH APPLICANT PRIOR TO CONSTRUCTION. FRONT OF FENCE (REFER TO CONSTRUCTION PLAN FOR FENCE TYPES) FENCE ON A RETAINING WALL 1/2" = 1'-0"2'-0"MIN. EMBEDMENT4"2 3/8"O.D. 13 GAUGE GALV. STEEL FENCE POST. EMBED INTO WALL. CMU RETAINING WALL PER CIVIL PLANS TWVARIES PER FENCE TYPE323129.13-31F REFER TO GRADING PLANS, AND SEE TRACT 3063 PHASE 1 ON SITE STRUCTURAL DETAILS SHEET S4 FOR ADDITIONAL INFORMATION ON FENCE CONNECTIONS AT WALLS. HOME BUILDER INSTALLED. FOR REFERENCE ONLY. FENCING ON LOTS TO BE HOME BUILDER INSTALLED. HOME BUILDER INSTALLED. FOR REFERENCE ONLY. 1'-4"3'-0"11 2" x 3 4" THICK HAMMERED STEEL STOCK HAND RAILING 11 2" SQ. HAMMERED STEEL POST. (PROVIDE CENTER POST IF SPAN EXCEEDS 6' O.C.) CORE DRILL & EPOXY POSTS INTO CONCRETE CURB WALL ADJACENT TO STAIRS8"9"HANDRAILING 1/16" = 1'-0" 12" 12" CONCRETE PAVING, SEE CIVIL DRAWINGS MATCH TREAD WIDTH STEEL NIPPLE NOTE: 1. WELD ALL CONNECTIONS SMOOTH WITH CONTINUOUS WELDS. 2. POWDERCOAT ALL COMPONENTS DARK BRONZE. B L-4.4 CONCRETE STAIRS G 0552-29 ARCHITECTURAL REVIEW (ENCLAVE AT RIGHETTI, LOTS 23,24, & 34) GRADING LEGEND GENERAL LEGEND 99 100 ABBREVIATIONS FF 100.10 ANNOTATION LEGEND ONSITE IMPROVEMENT PLANS FOR LOT 24 HANSEN LANE SAN LUIS OBISPO, CA 93401 APN: VICINITY MAP BENCHMARK BASIS OF BEARINGS AGENCY DIRECTORY SURVEY AND MAPPING STANDARDS GEOTECHNICAL REPORT/LETTER APPLICABLE CODES STORM DRAIN LEGEND: WATER LEGEND: SANITARY SEWER LEGEND: STORM DRAIN LEGEND: WATER LEGEND: SANITARY SEWER LEGEND: HANSEN LANE SD SD SD HANSEN LANE SHEET INDEX SITE LIMITS MAP 00 20'40' 20'SCALE: 1" = PROJECT IMPERVIOUS AREA TOTALS DESCRIPTION NEW IMPERVIOUS AREA REPLACED IMPERVIOUS AREA EXISTING IMPERVIOUS AREA EXISTING IMPERVIOUS AREA TO REMAIN POST IMPERVIOUS AREA ASSOCIATED PERMITS/APPLICATION NUMBERS CERTIFICATION NOTE C1.0 COVER SHEET D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES PROJECT SITE D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES STORMWATER POLLUTION PREVENTION GENERAL NOTES GRADING NOTES UTILITY NOTESEROSION AND SEDIMENT CONTROL NOTES STORM DRAIN NOTES WATER NOTES SANITARY SEWER NOTES STORM DRAIN MATERIALS SANITARY SEWER MATERIALS CLEARING NOTES DUST CONTROL NOTES REFERENCE TO OTHER PLANS WATER - UNDERGROUND FIRE SERVICE NOTES ” ” ¾” ’ ” ’ WATER - FIRE SERVICE MATERIALS WATER MATERIALS C2.0 NOTES D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES GRADING KEY NOTES: GRADING GENERAL NOTES: GRADING LEGEND GENERAL LEGEND STORM DRAIN LEGEND: 99 100 D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES Know what'sbelow.before you dig.Call811 00 10'20' 10'SCALE: 1" = C3.0 GRADING AND DRAINAGE PLAN GENERAL LEGENDSANITARY SEWER KEY NOTES DRY UTILITY KEY NOTES STORM DRAIN KEY NOTES WATER KEY NOTES CAUTIONARY KEY NOTES UTILITY GENERAL NOTES SSSSSTORM DRAIN LEGEND: WATER LEGEND: SANITARY SEWER LEGEND: DRY UTILITY LEGEND: C4.0 UTILITY PLAN Know what'sbelow.before you dig.Call811 00 10'20' 10'SCALE: 1" = D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES C5.0 SITE CROSS SECTIONS Know what'sbelow.before you dig.Call811 D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES C6.0 DETAILS D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES C6.1 DETAILS D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES EROSION CONTROL LEGEND EC1.0 EROSION & SEDIMENT CONTROL PLAN Know what'sbelow.before you dig.Call811 00 10'20' 10'SCALE: 1" = D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES 20'SCALE: 1" = D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES GENERAL LEGEND D A T E I S S U ELOT 24 HANSEN LANESAN LUIS OBISPO, CA 934012025.04.21 CITY COMMENTS & REDLINES Know what'sbelow.before you dig.Call811 00 10'20' 10'SCALE: 1" = RW1.0 RETAINING WALL PROFILE AT THE TIME OF FINAL INSPECTION, THE LANDSCAPE CONTRACTOR MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, A CERTIFICATE OF INSTALLATION, AN IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. PF: .1 - .3 POT SIZE 24" BOX ORNAMENTAL GRASS LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / 'ARCTIC FROST' MATURE SIZE: 2`-3' TALL AND WIDE QTY 30 WUCOLS PF: .1 - .3 POT SIZE 1 GALLON OLEA EUROPAEA 'MONTRA' LITTLE OLLIE DWARF OLIVE PEA GRAVEL .125" - .25" MIXED PERMEABLE ROCK HESPERALOE PARVIFLORA RED YUCCA CEANOTHUS 'YANKEE POINT' CALIFORNIA MOUNTAIN LILACE OLEA EUROPAEA 'FRUITLESS FRUITLESS OLIVE ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ KANGAROO PAW LAGERSTROEMIA FAUREI JAPANESE CRAPE MYRTLE D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.XX BLDG. PERMIT SUB 2 1 L1.0 LANDSCAPE PLANTING PLAN Instructions Cells with pale blue background are for entering data Results show in cells with tan background Tan Cells Show Results Messages and warnings are displayed in cells with yellow background 1) Select city by clicking on blue cell and choosing a city from the drop down menu ETo Click on the blue cell on right to Pick City Name San Luis Obispo Name of City appears in the tan cell below the name of the city ETo of City from Appendix A 43.80 ETo (inches/year) 2) Enter square footage of overhead spray irrigated landscape area 0 Overhead Landscape Area (ft 2) 3) Enter square footage of drip irrigated landscape area 1221 Drip Landscape Area (ft 2) 4) Enter square footage of Special Landscape Area (SLA)0 SLA (ft2) Total Landscape Area 1,221.00 Results: 5) MAWA results appear in the tan cells (ETo) x (0.62) x [(0.55 xLA) + (1.0 - 0.55) X SLA)]-Gallons -Cubic Feet -HCF -Acre-feet -Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Total Landscape Area 1,221.00 LA (ft 2) Special Landscape Area 0.00 SLA (ft2) 6) If you are considering effective precipitation (Eppt), enter total annual precipitation. 14 Total annual precipitiation (inches/year) 7) Eppt Enter Effective Precipitation 3.50 Eppt (in/yr)(25% of total annual precipitation) 8) For comparison, MAWA without effective precipitation is displayed below MAWA without Eppt (Gallons) Results: 18,236.61 MAWA = [(ETo - Eppt) x (0.62)] x [(0.55 x LA) + ((1.0 - 0.55) x SLA)]16,782.03 Gallons 2,243.44 Cubic Feet 22.43 HCF 0.05 Acre-feet 0.02 Millions of Gallons Enter value in Pale Blue Cells Messages and Warnings Maximum Applied Water Allowance Calculations for New and Rehabilitated Residential Landscapes Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 847 0.81 314 Zone 2 Drip Low 0.30 374 0.81 139 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 452 SLA 0 0 Sum 1,221 Results MAWA = 16,782 ETWU= 11,301 Gallons ETWU complies with MAWA 1,511 Cubic Feet 15 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Irrigation Efficiency Default Value for overhead 0.75 and drip 0.81. Plant Water Use Type Plant Factor Very Low 0 - 0.1 Low 0.2 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1 Hydrozone Select System From the Dropdown List click on cell below Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Irrigation Efficiency (IE) (PF x HA (ft 2))/IE Zone 1 Drip Low 0.30 847 0.81 314 Zone 2 Drip Low 0.30 374 0.81 139 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 Zone 21 Zone 22 Zone 23 Zone 24 Zone 25 Zone 26 Zone 27 Zone 28 Zone 29 Zone 30 Zone 31 Zone 32 Zone 33 Zone 34 Zone 35 Zone 36 Zone 37 Zone 38 Zone 39 Zone 40 452 SLA 0 0 Sum 1,221 Results MAWA = 16,782 ETWU= 11,301 Gallons ETWU complies with MAWA 1,511 Cubic Feet 15 HCF 0 Acre-feet 0 Millions of Gallons Estimated Total Water Use Equation: ETWU = ETo x 0.62 x [((PF x HA)/IE) + SLA]; Considering precipitation ETWA =(ETo-Eppt) x 0.62 x [((PF x HA)/IE) +SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.XX BLDG. PERMIT SUB 2 1 L2.0 LANDSCAPE IRRIGATION PLAN 1 1 1 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.XX BLDG. PERMIT SUB UP SLOPE SIDE OF PLANT PIT. DRIP EMITTER D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A0.0 GENERAL NOTES GENERAL NOTES 1. STAIRS AND HANDRAILS, CRC R311.7: A. REFER TO THE PLAN FOR RISER AND TREAD INFORMATION. TREAD AND RISER DIMENSIONS SHALL BE AS FOLLOWS U.N.O. I. TREAD DEPTH SHALL BE 11" MIN. II. RISER HEIGHTS SHALL BE 7.75" MAX AND 4" MIN. B. HANDRAILS SHALL BE 34” TO 38" ABOVE STAIR NOSING. THE HANDGRIP PORTION OF THE HANDRAIL SHALL BE A MIN. OF 1.25" AND A MAX. OF 2" IN CROSS SECTION DIMENSION, AND 1.5" CLEAR FROM WALL. C. HANDRAIL SHALL BE PROVIDED ON NOT LESS THAN ONCE SIDE OF EACH FLIGHT OF STAIRS WITH 4 OR MORE RISERS PER CRC R311.7.8. D. ALL HANDRAILS SHALL RETURN OR TERMINATE IN A NEWEL OR A SAFETY POST. E. HEADROOM CLEARANCE IS A MINIMUM OF 6'-8" ABOVE NOSING. F. OPENING LIMITATIONS PER CRC 312.1.3. REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM THE WALKING SURFACE TO THE REQUIRED GUARD HEIGHT THAT ALLOW PASSAGE OF A SPHERE 4 INCHES IN DIAMETER. EXCEPTIONS: 1. THE TRIANGULAR OPENINGS AT THE OPEN SIDE OF STAIR, FORMED BY THE RISER, TREAD AND BOTTOM RAIL OF A GUARD, SHALL NOT ALLOW PASSAGE OF A SPHERE 6 INCHES IN DIAMETER. 2. GUARDS ON THE OPEN SIDE OF STAIRS SHALL NOT HAVE OPENINGS THAT ALLOW PASSAGE OF A SPHERE 4 3/8 INCHES IN DIAMETER. G. THE WALKING SURFACE OF TREADS AND LANDINGS OF STAIRWAYS SHALL NOT BE SLOPED GREATER THAN 1:48 (2% SLOPE). [R311.7.7 CRC] H. ALL STAIRWAYS SHALL HAVE A LANDING (MEASURED IN THE DIRECTION OF TRAVEL) EQUAL TO OR GREATER THAN THE WIDTH OF THE STAIRWAY (TO 44" MAX.). ALL STAIRS SHALL HAVE MIN. HEADROOM CLEARANCE OF 6'-8" ABOVE THE NOSING. 2. GYPSUM WALL BOARD A. INTERIOR WALLS: PROVIDE 1/2" GYPSUM WALL BOARD TYPICAL B. CEILINGS: PROVIDE 5/8" GYPSUM WALL BOARD TYPICAL C. MOISTURE AREAS (SHOWERS/TUBS): GREEN BOARD D. GARAGE AREAS: PROVIDE ONE LAYER OF 5/8" TYPE "X" GYPSUM WALLBOARD ON ALL WALLS AND CEILINGS. COVER ALL BEAMS AND POSTS AS WELL AS SOFFITS AND FURRED SPACES. E. UNDER STAIR AREAS: PROVIDE 5/8" TYPE "X" GYPSUM WALLBOARD ON ALL WALLS AND CEILINGS F. WALL SURFACES BEHIND CERAMIC TILE OR OTHER SIMILAR FINISH MATERIALS SHALL BE CONSTRUCTED OF A MATERIAL NOT ADVERSELY AFFECTED BY WATER. G. PROVIDE GYPSUM BOARD (1/2" MIN. OVER FRAMING MEMBERS WITH 16" O.C. SPACING, 5/8" MIN. OVER FRAMING MEMBERS WITH 24" O.C SPACING) WITH TEXTURE OVER ASSEMBLY. VERIFY TEXTURE WITH THE GENERAL CONTRACTOR. 3. CONCRETE SLABS: REFER TO THE GEOTECHNICAL ‘SOILS’ REPORT FOR THE SUB-SLAB SECTION AND VAPOR BARRIER REQUIREMENTS. REFER TO STRUCTURAL AND CIVIL DRAWINGS FOR ADDITIONAL REQUIREMENTS. ALL NOTES AND DETAILS REGARDING THE SUB-SLAB SECTION AND VAPOR BARRIER NEED TO BE IN CONFORMANCE WITH THE RECOMMENDATIONS IN THE SOILS REPORT. 4. ROOF SHEATHING: ALL ROOF SHEATHING SHALL BE RADIANT BARRIER INCLUDING GABLE ENDS 5. FLAME SPREAD AND SMOKE-DEVELOPED INDICES FOR WALL AND CEILING FINISHES SHALL BE IN ACCORDANCE WITH SECTIONS R302.9.1 THROUGH R302.9.4. 6. NO CONSTRUCTION MATERIALS CONTAINING ASBESTOS MAY BE USED ON THIS PROJECT. 7. ALL EXTERIOR SWINGING DOORS AND WINDOWS SHALL BE COMPLETELY WEATHER STRIPPED. 8. SAFETY GLAZING SHALL BE INSTALLED IN HAZARDOUS LOCATIONS AS DEFINED IN SECTION R308 9. ALL EXTERIOR AND INTERIOR DOORS SHALL BE STANDARD HEIGHT (8’0") U.N.O SET ALL FRAMES TRUE AND PLUMB. FIT ALL DOOR HARDWARE AND REMOVE FOR PAINTING AND STAINING. MAX. FLOOR LEVEL CHANGE IS 1/2" (INCLUDING THRESHOLD) AT ALL EXTERIOR DOORS TO LANDING U.N.O. 10. ANY FLOOR AREAS TO RECEIVE CARPET AND PAD OR RESILIENT FLOORING (VINYL) SHALL BE LEFT CLEAN, DRY, AND DUST FREE. 11. ALL CONCEALED PLUMBING JOINTS SHALL BE NON–SLIP CONNECTIONS. 12. WATER PRESSURE IN BUILDINGS SHALL BE LIMITED TO 80 PSI OR LESS. 13. PLUMBING: ALL PLUMBING WALLS SHALL BE 2X6 STUDS, MIN. 14. ALL WINDOWS AND SLIDING AND SWINGING GLASS DOORS SHALL BE DUAL-GLAZED UNLESS NOTED OTHERWISE. 15. ATTIC ACCESS, CRC R807.1: PROVIDE ATTIC ACCESS FOR ROOF ATTICS HAVING 30 INCH CLEAR HEIGHT. ACCESS OPENING TO BE A MINIMUM OF 22" X 30" 16. EMERGENCY ESCAPE AND RESCUE OPENINGS, CRC R310.2: EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES. THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES. THE NET CLEAR OPENING DIMENSIONS SHALL BE THE RESULT OF THE NORMAL OPERATION OF THE OPENING. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR. 17. BUG SCREENS: ALL OPENABLE PORTIONS OF WINDOW AND SLIDING GLASS DOORS SHALL HAVE BUG SCREENS, U.N.O. 18. EXTERIOR SWINGING DOORS SHALL BE EQUIPPED WITH A DEAD BOLT, KEY OPERATED FROM OUTSIDE AND MANUALLY OPERATED FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 19. INACTIVE LEAF OF DOUBLE DOORS SHALL HAVE A HARDENED DEADBOLT TOP AND BOTTOM WITH 1/2" MIN. EMBEDMENT. 20. HALLWAYS, R311.6: THE WIDTH OF A HALLWAY SHALL BE NOT LESS THAN 3 FEET. 21. HEIGHT TO COMBUSTIBLE MATERIALS ABOVE KITCHEN RANGES SHALL BE A MIN. 30" WHEN UNPROTECTED, 24" WHEN UNPROTECTED. 22. SEALED DECKS SHALL BE A MINIMUM ‘DEX – O- TEX’ OR EQUIVALENT. DECKS SHALL SLOPE MIN. 1/4" PER FT. TOWARD SCUPPERS, ROOF DRAINS, OR EDGE OF THE DECK. DECKS WITH DRAINS SHALL HAVE OVERFLOW DRAINS AND SCUPPERS (MIN. 4" GALV. METAL) AT 2" ABOVE MAIN DRAINS. DRAIN PIPING CONCEALED WITHIN BUILDING SHALL BE OF THE SAME MATERIAL AS SANITARY DRAINS AND INSTALLED PER THE PLUMBING CODE MINIMUMS AND THE CPC. 23. TUB AND SHOWER ENCLOSURES: ALL TUB AND SHOWER ENCLOSURES SHALL BE TEMPERED OR SAFETY GLASS. 24. APPLIANCES IN RESIDENTIAL GARAGES, CMC 305.1: APPLIANCES IN RESIDENTIAL GARAGES AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE AND ARE NOT PART OF THE LIVING SPACE OF A DWELLING UNIT SHALL BE INSTALLED SO THAT ALL BURNERS AND BURNER- IGNITION DEVICES ARE LOCATED NOT LESS THAN 18 INCHES ABOVE THE FLOOR UNLESS LISTED AS FLAMMABLE VAPOR IGNITION RESISTANT. [NFPA 54:9.1.10.1] 25. FIRE SPRINKLER SYSTEM: THE BUILDING DESCRIBED ON THE FOLLOWING PAGES MAY BE REQUIRED TO BE EQUIPPED WITH A FIRE SPRINKLER SYSTEM. SHOP DRAWINGS SHALL BE SUBMITTED AND APPROVED BY THE CITY BUILDING AND FIRE DEPARTMENT PRIOR TO INSTALLATION OF THE SYSTEM. SYSTEM DESIGN SHALL MEET ALL REQUIREMENTS OF STATE FIRE MARSHALL, NFPA AND CITY REGULATIONS. SPRINKLER SHOP DRAWINGS SHALL BE SUBMITTED AND APPROVED PRIOR TO ROUGH FRAMING INSPECTION 26. MECHANICAL AND PLUMBING SYSTEMS ARE TO BE DESIGN-BUILD. SUB CONTRACTOR TO SUBMIT ANY REQUIRED DRAWINGS TO THE AGENCY OF RECORD FOR REVIEW. 27. ALL HARDWARE, LIGHT FIXTURES, SWITCH PLATES, OUTLETS, KITCHEN, LAUNDRY AND BATHROOM FIXTURES AND THEIR LOCATIONS AND HEIGHTS, ETC. SHALL BE REVIEWED WITH THE OWNER OR THEIR REPRESENTATIVE PRIOR TO INSTALLATION. 28. ALL ROOF/DECKING MATERIALS SHALL BE INSTALLED TO ACHIEVE CLASS "A" RATING. REFER TO DETAILS AND MANUFACTURER’S INSTALLATION REQUIREMENTS 29. WEATHER RESISTANT BARRIER, CRC R703.2: NOT FEWER THAN ONE LAYER OF WATER- RESISTIVE BARRIER SHALL BE APPLIED OVER STUDS OR SHEATHING OF ALL EXTERIOR WALLS WITH FLASHING AS INDICATED IN SECTION R703.4, IN SUCH A MANNER AS TO PROVIDE A CONTINUOUS WATER-RESISTIVE BARRIER BEHIND THE EXTERIOR WALL VENEER. THE WATER- RESISTIVE BARRIER MATERIAL SHALL BE CONTINUOUS TO THE TOP OF WALLS AND TERMINATED AT PENETRATIONS AND BUILDING APPENDAGES IN A MANNER TO MEET THE REQUIREMENTS OF THE EXTERIOR WALL ENVELOPE AS DESCRIBED IN SECTION R703.1. WATER-RESISTIVE BARRIER MATERIALS SHALL COMPLY WITH ONE OF THE FOLLOWING: 1. NO. 15 FELT COMPLYING WITH ASTM D226, TYPE 1. 2. ASTM E2556, TYPE 1 OR 2. 3. ASTM E331 IN ACCORDANCE WITH SECTION R703.1.1. 4. OTHER APPROVED MATERIALS IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. NO.15 ASPHALT FELT AND WATER-RESISTIVE BARRIERS COMPLYING WITH ASTM E2556 SHALL BE APPLIED HORIZONTALLY, WITH THE UPPER LAYER LAPPED OVER THE LOWER LAYER NOT LESS THAN 2 INCHES, AND WHERE JOINTS OCCUR, SHALL BE LAPPED NOT LESS THAN 6 INCHES. ELECTRICAL GENERAL NOTES 1. SURGE PROTECTION: ALL SERVICES SUPPLYING DWELLING UNITS SHALL BE PROVIDED WITH A SURGE-PROTECTIVE DEVICE (SPD). THE SPD SHALL BE AN INTEGRAL PART OF THE SERVICE EQUIPMENT OR SHALL BE LOCATED IMMEDIATELY ADJACENT THERETO. CEC 230.67 2. ELECTRICAL GROUND TO BE PROVIDED PER CEC ARTICLE 250-21(B) 3. ALL MATERIALS ARE TO BE U.L. LABELED. 4. METER: "SQUARE D", 120 VOLT/240 VOLT, 1 AND 3 WIRE GROUND OR EQUAL. 5. MAIN PANEL: FLUSH MOUNT, 30" CLEARANCE 6. CONDUCTORS: TW, THW, COPPER, MIN. 14 AWG AT LIGHTING. MIN. 12 AWG AT OTHER CIRCUITS. 7. GROUND-FAULT CIRCUIT-INTERRUPTER PROTECTION, CEC 210.8: ALL 125-VOLT THROUGH 250- VOLT RECEPTACLES INSTALLED IN THE LOCATIONS SPECIFIED IN CEC § 210.8(A)(1) THROUGH (A)(11) AND SUPPLIED BY SINGLE-PHASE BRANCH CIRCUITS RATED 150 VOLTS OR LESS TO GROUND SHALL HAVE GROUND-FAULT CIRCUIT-INTERRUPTER PROTECTION FOR PERSONNEL. SPACES INCLUDE BUT ARE NOT LIMITED TO BATHROOMS, GARAGES, OUTDOORS, CRAWL SPACES, BASEMENTS, KITCHENS, SINKS, BOATHOUSES, BATHTUBS, SHOWER STALLS, LAUNDRY AREAS, AND INDOOR DAMP AND/OR WET LOCATIONS. 8. ARC-FAULT CIRCUIT-INTERRUPTER PROTECTION, CEC 210.12: ALL 120 VOLT, SINGLE-PHASE, 15 AND 20 AMPERE BRANCH CIRCUITS SUPPLYING OUTLETS OR DEVICES INSTALLED IN DWELLING UNIT KITCHENS, FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, LAUNDRY AREAS, OR SIMILAR ROOMS OR AREAS SHALL BE PROTECTED BY ANY OF THE MEANS DESCRIBED IN CEC SECTIONS 210.12(A)(1) THROUGH (6) 9. TAMPER-RESISTANT RECEPTACLES, CEC 406.12: ALL 15 AND 20 AMPERE, 125 AND 250 VOLT NONLOCKING-TYPE RECEPTACLES SHALL BE LISTED TAMPER-RESISTANT RECEPTACLES. 10. SMALL APPLIANCE CIRCUITS: AT EACH DWELLING UNIT PROVIDE AT LEAST TWO (2) 20 AMPERE SMALL APPLIANCE CIRCUITS TO SERVE RECEPTACLES LOCATED IN THE KITCHEN, PANTRY, BREAKFAST ROOM, DINING ROOM, OR SIMILAR AREAS. THESE CIRCUITS SHALL HAVE NO OTHER OUTLETS. CEC §210.11(C)(1), CEC §210.52(B)(1) AND CEC §210.52(B)(2) 11. KITCHEN WALL COUNTERTOPS, CEC 210.52.C.1: RECEPTACLE OUTLETS SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL LINE IS MORE THAN 24 IN. MEASURED HORIZONTALLY FROM A RECEPTACLE OUTLET IN THAT SPACE. RECEPTACLE OUTLETS SHALL NOT BE REQUIRED DIRECTLY BEHIND A RANGE, COUNTER-MOUNTED COOKING UNIT, OR SINK. 12. KITCHEN RECEPTACLE OUTLET LOCATION, CEC 210.52.C.3 RECEPTACLE OUTLETS SHALL BE LOCATED IN ONE OR MORE OF THE FOLLOWING: (1) ON OR ABOVE THE COUNTERTOP, BUT NOT MORE THAN 20 IN. ABOVE THE COUNTERTOP. (2) IN THE COUNTERTOPS WITH ASSEMBLIES LISTED FOR USE COUNTERTOP USE. (3) BELOW A COUNTERTOP, BUT NOT MORE THAN 12 IN. BELOW THE COUNTERTOP OR RECESSED MORE THAN 6” FROM THE COUNTERTOP EDGE. 13. KITCHEN ISLAND AND PENINSULAR COUNTERTOPS, CEC 210.52.C.2: A MINIMUM OF ONE RECEPTACLE SHALL BE PROVIDED FOR THE FIRST 9 SQ FT. OF THE COUNTERTOP. A RECEPTACLE OUTLET SHALL BE PROVIDED FOR EVERY ADDITIONAL 18 SQ. FT, OR FRACTION THEREOF, OF THE COUNTERTOP. AT LEAST ONE RECEPTACLE OUTLET SHALL BE LOCATED WITHIN 2 FT OF THE OUTER END OF A PENINSULAR COUNTERTOP 14. BATHROOM RECEPTACLES, CEC 210.11.C.3: ONE OR MORE 120-VOLT, 20-AMPERE BRANCH CIRCUIT SHALL BE PROVIDED TO SUPPLY BATHROOM(S) RECEPTACLE OUTLET(S) REQUIRED BY CEC 210.52(D) AND ANY COUNTERTOP AND SIMILAR WORK SURFACE RECEPTACLE OUTLETS. SUCH CIRCUITS SHALL HAVE NO OTHER OUTLETS. EXCEPTION: WHERE THE 20-AMPERE CIRCUIT SUPPLIES A SINGLE BATHROOM, OUTLETS FOR OTHER EQUIPMENT WITHIN THE SAME BATHROOM SHALL BE PERMITTED TO BE SUPPLIED IN ACCORDANCE WITH 210.23(A)(1) AND (A)(2). AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED WITHIN 36" OF THE OUTSIDE EDGE OF EACH BASIN. 15. BATHROOM LUMINAIRES, CEC 410.10.D: NO PARTS OF CORD-CONNECTED LUMINAIRES, CHAIN, CABLE, OR CORD-SUSPENDED LUMINAIRES, LIGHTING TRACK, PENDANTS, OR CEILING- SUSPENDED FANS SHALL BE LOCATED WITHIN A ZONE MEASURED 3 FT HORIZONTALLY AND 8 FT VERTICALLY FROM THE TOP OF THE BATHTUB RIM OR SHOWER STALL THRESHOLD. LUMINAIRES ABOVE A BATHTUB OR SHOWER SHALL BE MARKED FOR DAMP LOCATIONS OR MARKED FOR WET LOCATIONS WHEN SUBJECT TO SHOWER SPRAY 16. LAUNDRY ROOM RECEPTACLES, CEC 210.11.C.2: AT LEAST ONE ADDITIONAL 20-AMPERE BRANCH CIRCUIT SHALL BE PROVIDED TO SUPPLY THE LAUNDRY RECEPTACLE OUTLET(S) REQUIRED BY 210.52.F. THIS CIRCUIT SHALL HAVE NO OTHER OUTLETS. 17. HALLWAY RECEPTACLES, CEC 210.11.H: HALLWAYS OF 10 FT OR MORE IN LENGTH SHALL HAVE AT LEAST ONE RECEPTACLE OUTLET. 18. OUTDOOR RECEPTACLES, CEC 210.52.7.1: PROVIDE AT LEAST ONE RECEPTACLE OUTLET AT THE FRONT AND BACK OF THE DWELLING. 19. GARAGE RECEPTACLES, CEC 210.52.7.1: PROVIDE AT LEAST ONE RECEPTACLE OUTLET IN EACH VEHICLE BAY NOT MORE THAN 5.5 FT ABOVE THE FLOOR. 20. MECHANICAL EQUIPMENT: PROVIDE A 125-VOLT, SINGLE-PHASE, 15- OR 20-AMPERE-RATED RECEPTACLE OUTLET AT AN ACCESSIBLE LOCATION FOR SERVICING OF HEATING AIR- CONDITIONING, AND REFRIGERATION EQUIPMENT. CEC §210.63 21. THERMOSTATS: ALL HEATING OR COOLING SYSTEMS SHALL HAVE A SETBACK THERMOSTAT. WITH A CLOCK MECHANISM THAT ALLOWS THE BUILDING OCCUPANT TO PROGRAM THE TEMPERATURE SETPOINTS FOR AT LEAST FOUR PERIODS WITHIN 24 HOURS. CEnC §110.2(c)1 22. CARBON MONOXIDE/SMOKE ALARMS: ALL CARBON MONOXIDE/SMOKE ALARMS SHALL ALSO BE HARD WIRE, INTERCONNECTED, AND EQUIPPED WITH A BATTERY BACK-UP. CRC §R314 & §R315 23. SUBCONTRACTORS SHALL PROVIDE THE FOLLOWING SCOPE OF WORK: A. FURNISH AND INSTALL ALL ITEMS NECESSARY TO COMPLETE THE ELECTRICAL WORK, INCLUDING BUT NOT LIMITED TO WIRING, SWITCHING, FIXTURES, UNDERGROUND SERVICE, MAIN PANEL, SUB-PANELS, AND RECEPTACLES. B. VERIFY ALL RECEPTACLES RECEIVING FIXTURES ARE IN PROPER WORKING ORDER UPON COMPLETION OF WORK. C. PROVIDE BLOCKING AT ALL CEILING FIXTURES. D. PROVIDE WIRE AND INSTALL APPLIANCES AND FIXTURES PER PLAN. E. PROVIDE AND INSTALL SMOKE DETECTORS. REFER TO LIGHTING GEN. NOTES. AND PLANS. F. VERIFY WASHER RECEPTACLE POWER REQUIREMENTS ARE MET AT ROUGH-IN STAGE. G. PROVIDE COPPER UNDERGROUND CONDUITS. 24. CEILING-SUSPENDED (PADDLE) FAN OUTLETS, CEC 314.27.C: OUTLET BOXES OR OUTLET BOX SYSTEMS USED AS THE SOLE SUPPORT OF A CEILING-SUSPENDED (PADDLE) FAN SHALL BE LISTED, SHALL BE MARKED BY THEIR MANUFACTURER AS SUITABLE FOR THIS PURPOSE, AND SHALL NOT SUPPORT CEILING-SUSPENDED (PADDLE) FANS THAT WEIGH MORE THAN 70 LB. FOR OUTLET BOXES OR OUTLET BOX SYSTEMS DESIGNED TO SUPPORT CEILING SUSPENDED (PADDLE) FANS THAT WEIGH MORE THAN 35 LB, THE REQUIRED MARKING SHALL INCLUDE THE MAXIMUM WEIGHT TO BE SUPPORTED. 2022 BUILDING ENERGY EFFICIENCY STANDARDS SECTION 150.0 – MANDATORY FEATURES AND DEVICES SECTION K - RESIDENTIAL LIGHTING 1. LUMINAIRE REQUIREMENTS A. LUMINAIRE EFFICACY: ALL INSTALLED LUMINAIRES SHALL BE HIGH EFFICACY IN ACCORDANCE WITH TABLE 150.0-A. EXCEPTION 1 TO SECTION 150.0(K)1A: INTEGRATED DEVICE LIGHTING. LIGHTING INTEGRAL TO EXHAUST FANS, KITCHEN RANGE HOODS, BATH VANITY MIRRORS AND GARAGE DOOR OPENERS. EXCEPTION 2 TO SECTION 150.0(K)1A: NAVIGATION LIGHTING SUCH AS NIGHT LIGHTS, STEP LIGHTS, AND PATH LIGHTS LESS THAN 5 WATTS. EXCEPTION 3 TO SECTION 150.0(K)1A: CABINET LIGHTING. LIGHTING INTERNAL TO DRAWERS, CABINETRY, AND LINEN CLOSETS WITH AN EFFICACY OF 45 LUMENS PER WATT OR GREATER. B. SCREW-BASED LUMINAIRES. SCREW-BASED LUMINAIRES SHALL CONTAIN LAMPS THAT COMPLY WITH REFERENCE JOINT APPENDIX JA8. C. RECESSED DOWNLIGHT LUMINAIRES IN CEILINGS. LUMINAIRES RECESSED INTO CEILINGS SHALL MEET ALL OF THE FOLLOWING REQUIREMENTS: I. SHALL NOT CONTAIN SCREW BASE LAMP SOCKETS; AND II. HAVE A LABEL THAT CERTIFIES THE LUMINAIRE IS AIRTIGHT WITH AIR LEAKAGE LESS THAN 2.0 CFM AT 75 PASCALS WHEN TESTED IN ACCORDANCE WITH ASTM E283. AN EXHAUST FAN HOUSING WITH INTEGRAL LIGHT SHALL NOT BE REQUIRED TO BE CERTIFIED AIRTIGHT; AND III. BE SEALED WITH A GASKET OR CAULK BETWEEN THE LUMINAIRE HOUSING AND CEILING, AND HAVE ALL AIR LEAK PATHS BETWEEN CONDITIONED AND UNCONDITIONED SPACES SEALED WITH A GASKET OR CAULK, OR BE INSTALLED PER MANUFACTURER'S INSTRUCTIONS TO MAINTAIN AIRTIGHTNESS BETWEEN THE LUMINAIRE HOUSING AND CEILING; AND IV. MEET THE CLEARANCE AND INSTALLATION REQUIREMENTS OF CALIFORNIA ELECTRICAL CODE SECTION 410.116 FOR RECESSED LUMINAIRES. EXCEPTION TO SECTIONS 150.0(K)1CII AND III: RECESSED LUMINAIRES MARKED FOR USE IN FIRE-RATED INSTALLATIONS EXTRUDED INTO CEILING SPACE AND RECESSED LUMINAIRES INSTALLED IN NONINSULATED CEILINGS. D. LIGHT SOURCES IN ENCLOSED OR RECESSED LUMINAIRES. LAMPS AND OTHER SEPARABLE LIGHT SOURCES THAT ARE NOT COMPLIANT WITH THE JA8 ELEVATED TEMPERATURE REQUIREMENTS, INCLUDING MARKING REQUIREMENTS, SHALL NOT BE INSTALLED IN ENCLOSED OR RECESSED LUMINAIRES. E. BLANK ELECTRICAL BOXES. THE NUMBER OF ELECTRICAL BOXES THAT ARE MORE THAN 5 FEET ABOVE THE FINISHED FLOOR AND DO NOT CONTAIN A LUMINAIRE OR OTHER DEVICE SHALL BE NO GREATER THAN THE NUMBER OF BEDROOMS. THESE ELECTRICAL BOXES MUST BE SERVED BY A DIMMER, VACANCY SENSOR CONTROL, LOW VOLTAGE WIRING OR FAN SPEED CONTROL. 2. INDOOR LIGHTING CONTROLS. A. LIGHTING SHALL HAVE READILY ACCESSIBLE WALL-MOUNTED CONTROLS THAT ALLOW THE LIGHTING TO BE MANUALLY TURNED ON AND OFF. EXCEPTION TO SECTION 150.0(K)2A: CEILING FANS MAY PROVIDE CONTROL OF INTEGRATED LIGHTING VIA A REMOTE CONTROL. B. NO CONTROLS SHALL BYPASS A DIMMER, OCCUPANT SENSOR OR VACANCY SENSOR FUNCTION WHERE THAT DIMMER OR SENSOR HAS BEEN INSTALLED TO COMPLY WITH SECTION 150.0(K). C. LIGHTING CONTROLS SHALL COMPLY WITH APPLICABLE REQUIREMENTS OF SECTION 110.9. D. AN ENERGY MANAGEMENT CONTROL SYSTEM (EMCS) OR A MULTISCENE PROGRAMMABLE CONTROL MAY BE USED TO COMPLY WITH DIMMING, OCCUPANCY AND LIGHTING CONTROL REQUIREMENTS IN SECTION 150.0(K)2 IF IT PROVIDES THE FUNCTIONALITY OF THE SPECIFIED CONTROLS IN ACCORDANCE WITH SECTION 110.9, AND THE PHYSICAL CONTROLS SPECIFIED IN SECTION 150.0(K)2A. E. AUTOMATIC-OFF CONTROLS. i. IN BATHROOMS, GARAGES, LAUNDRY ROOMS, UTILITY ROOMS AND WALK-IN CLOSETS, AT LEAST ONE INSTALLED LUMINAIRE SHALL BE CONTROLLED BY AN OCCUPANCY OR VACANCY SENSOR PROVIDING AUTOMATIC-OFF FUNCTIONALITY. ii. FOR LIGHTING INTERNAL TO DRAWERS AND CABINETRY WITH OPAQUE FRONTS OR DOORS, CONTROLS THAT TURN THE LIGHT OFF WHEN THE DRAWER OR DOOR IS CLOSED SHALL BE PROVIDED. F. DIMMING CONTROLS. LIGHTING IN HABITABLE SPACES, INCLUDING BUT NOT LIMITED TO LIVING ROOMS, DINING ROOMS, KITCHENS AND BEDROOMS, SHALL HAVE READILY ACCESSIBLE WALL-MOUNTED DIMMING CONTROLS THAT ALLOW THE LIGHTING TO BE MANUALLY ADJUSTED UP AND DOWN. FORWARD PHASE CUT DIMMERS CONTROLLING LED LIGHT SOURCES IN THESE SPACES SHALL COMPLY WITH NEMA SSL 7A. EXCEPTION 1 TO SECTION 150.0(K)2F: CEILING FANS MAY PROVIDE CONTROL OF INTEGRATED LIGHTING VIA A REMOTE CONTROL. EXCEPTION 2 TO SECTION 150.0(K)2F: LUMINAIRES CONNECTED TO A CIRCUIT WITH CONTROLLED LIGHTING POWER LESS THAN 20 WATTS OR CONTROLLED BY AN OCCUPANCY OR VACANCY SENSOR PROVIDING AUTOMATIC-OFF FUNCTIONALITY. EXCEPTION 3 TO SECTION 150.0(K)2F: NAVIGATION LIGHTING SUCH AS NIGHT LIGHTS, STEP LIGHTS, AND PATH LIGHTS LESS THAN 5 WATTS, AND LIGHTING INTERNAL TO DRAWERS AND CABINETRY WITH OPAQUE FRONTS OR DOORS OR WITH AUTOMATIC-OFF CONTROLS. G. INDEPENDENT CONTROLS. INTEGRATED LIGHTING OF EXHAUST FANS SHALL BE CONTROLLED INDEPENDENTLY FROM THE FANS. THE FOLLOWING SHALL BE CONTROLLED SEPARATELY FROM CEILING-INSTALLED LIGHTING SUCH THAT ONE CAN BE TURNED ON WITHOUT TURNING ON THE OTHER: i. UNDERCABINET LIGHTING. ii. UNDERSHELF LIGHTING. iii. INTERIOR LIGHTING OF DISPLAY CABINETS. iv. SWITCHED OUTLETS. 3. RESIDENTIAL OUTDOOR LIGHTING. IN ADDITION TO MEETING THE REQUIREMENTS OF SECTION 150.0(K)1A, LUMINAIRES PROVIDING RESIDENTIAL OUTDOOR LIGHTING SHALL MEET THE FOLLOWING REQUIREMENTS, AS APPLICABLE: A. FOR SINGLE-FAMILY RESIDENTIAL BUILDINGS, OUTDOOR LIGHTING PERMANENTLY MOUNTED TO A RESIDENTIAL BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL MEET THE REQUIREMENT IN ITEM I AND THE REQUIREMENTS IN EITHER ITEM II OR ITEM III: i. CONTROLLED BY A MANUAL ON AND OFF CONTROL SWITCH THAT PERMITS THE AUTOMATIC ACTIONS OF ITEMS II OR III BELOW; AND ii. CONTROLLED BY A PHOTOCELL AND EITHER A MOTION SENSOR OR AN AUTOMATIC TIME SWITCH CONTROL; OR iii. CONTROLLED BY AN ASTRONOMICAL TIME CLOCK CONTROL. CONTROLS THAT OVERRIDE TO ON SHALL NOT BE ALLOWED UNLESS THE OVERRIDE AUTOMATICALLY RETURNS THE AUTOMATIC CONTROL TO ITS NORMAL OPERATION WITHIN 6 HOURS. AN ENERGY MANAGEMENT CONTROL SYSTEM THAT PROVIDES THE SPECIFIED LIGHTING CONTROL FUNCTIONALITY AND COMPLIES WITH ALL REQUIREMENTS APPLICABLE TO THE SPECIFIED CONTROLS MAY BE USED TO MEET THE REQUIREMENTS. 4. INTERNALLY ILLUMINATED ADDRESS SIGNS. INTERNALLY ILLUMINATED ADDRESS SIGNS SHALL EITHER: A. COMPLY WITH SECTION 140.8; OR B. CONSUME NO MORE THAN 5 WATTS OF POWER. 5. RESIDENTIAL GARAGES FOR EIGHT OR MORE VEHICLES. LIGHTING FOR RESIDENTIAL PARKING GARAGES FOR EIGHT OR MORE VEHICLES SHALL COMPLY WITH THE APPLICABLE REQUIREMENTS FOR NONRESIDENTIAL GARAGES IN SECTIONS 110.9, 130.0, 130.1, 130.4, 140.6 AND 141.0. CLASSIFICATION OF HIGH EFFICACY LIGHT SOURCES HIGH EFFICACY LIGHT SOURCES PER TABLE 150.0-A LUMINAIRES INSTALLED WITH ONLY THE LIGHTING TECHNOLOGIES IN THIS LIST SHALL BE CLASSIFIED AS HIGH EFFICACY LIGHT SOURCES IN THIS COLUMN OTHER THAN THOSE INSTALLED IN CEILING RECESSED DOWNLIGHT LUMINAIRES ARE CLASSIFIED AS HIGH EFFICACY AND ARE NOT REQUIRED TO COMPLY WITH REFERENCE JOINT APPENDIX JA8 1. LED LIGHT SOURCES INSTALLED OUTDOORS. 2. INSEPARABLE SOLID STATE LIGHTING (SSL) LUMINAIRES CONTAINING COLORED LIGHT SOURCES THAT ARE INSTALLED TO PROVIDE DECORATIVE LIGHTING. HIGH PRESSURE SODIUM LIGHT SOURCES. 3. PIN-BASED LINEAR FLUORESCENT OR COMPACT FLUORESCENT LIGHT SOURCES USING ELECTRONIC BALLASTS.. 4. HIGH INTENSITY DISCHARGE (HID) LIGHT SOURCES INCLUDING PULSE START METAL HALIDE AND HIGH PRESSURE SODIUM LIGHT SOURCES. 5. LUMINAIRES WITH HARDWIRED HIGH FREQUENCY GENERATOR AND INDUCTION LAMP. 6. CEILING FAN LIGHT KITS SUBJECT TO FEDERAL APPLIANCE REGULATIONS. LIGHT SOURCES IN THIS COLUMN ARE ONLY CONSIDERED TO BE HIGH EFFICACY IF THEY ARE CERTIFIED TO THE COMMISSION AS HIGH EFFICACY LIGHT SOURCES IN ACCORDANCE WITH REFERENCE JOINT APPENDIX JA8 AND MARKED AS REQUIRED BY JA8. 7. ALL LIGHT SOURCES INSTALLED IN CEILING RECESSED DOWNLIGHT LUMINAIRES. NOTE THAT CEILING RECESSED DOWNLIGHT LUMINAIRES SHALL NOT HAVE SCREW BASES REGARDLESS OF LAMP TYPE AS DESCRIBED IN SECTION 150.0(K)1C. 8. ANY LIGHT SOURCE NOT OTHERWISE LISTED IN THIS TABLE. MECHANICAL GENERAL NOTES 1. FORCED AIR UNIT (FAU) REQUIREMENTS: A. WHEN THE FAU UNIT IS LOCATED IN THE ATTIC PROVIDE THE FOLLOWING: I. CONTINUOUS 24" WIDE PASSAGEWAY FROM ATTIC ACCESS TO FAU. II. 30" X 30" SOLID SURFACE WORK PLATFORM IN FRONT OF EQUIPMENT III. LIGHTING AND CONVENIENCE OUTLET B. FAU SHALL BE CEC CERTIFIED C. NIGHT SETBACK THERMOSTAT REQUIRED WITH A MINIMUM OF 2 PERIODS PER 24 HOURS. D. REFER TO CMC FOR REQUIREMENTS WHEN THROUGH-PENETRATIONS OF THE FIRE RESISTIVE ASSEMBLY ARE REQUIRED. E. MAINTAIN ALL CLEARANCES PER MANUFACTURER RECOMMENDATIONS F. PROVIDE 18" HIGH PLATFORM WHEN FAU IS LOCATED IN A GARAGE G. USE MIN. 26 GA SHEET METAL DUCTS FOR FAU IN GARAGE TO MAINTAIN THE 1-HR RATING H. SOURCE OF COMBUSTION AIR TO FURNACE SHALL COME FROM OUTSIDE AIR. I. SIZE GAS LINE TO FAU UNITS PER CPC WITHIN 36" OF STUB-OUT. 2. GAS APPLIANCE AND EQUIPMENT INSTALLATION REQUIREMENTS, CPC 507.13: APPLIANCES IN RESIDENTIAL GARAGES AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE AND ARE NOT PART OF THE LIVING SPACE OF A DWELLING UNIT SHALL BE INSTALLED SO THAT ALL BURNERS AND BURNER-IGNITION DEVICES ARE LOCATED NOT LESS THAN 18 INCHES ABOVE THE FLOOR UNLESS LISTED AS FLAMMABLE VAPOR IGNITION RESISTANT. [NFPA 54:9.1.10.1] 3. CLEARANCES FOR FURNACES AND WATER HEATERS SHALL BE PER THE MANUFACTURERS' LISTING. THE FURNACE AND WATER HEATER CLOSET MUST BE A MINIMUM OF 12" WIDER ON ALL SIDES AND REAR THAN THE APPLIANCES BEING INSTALLED. 4. CLOTHES DRYER PROVISIONS FOR MAKEUP AIR, CMC 504.4.1: MAKEUP AIR SHALL BE PROVIDED FOR TYPE 1 CLOTHES DRYERS IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. [NFPA 54:10.4.3.1] WHERE A CLOSET IS DESIGNED FOR THE INSTALLATION OF A CLOTHES DRYER, AN OPENING OF NOT LESS THAN 100 SQUARE INCHES FOR MAKEUP AIR SHALL BE PROVIDED IN THE DOOR OR BY OTHER APPROVED MEANS. 5. WATER HEATER OR FURNACE EXHAUST FLUES RUNNING UP WALLS SHALL BE TYPE B, DOUBLE WALL METAL VENTS, U.L. LISTED, INSTALLED WITH FULL CLEARANCE FROM COMBUSTIBLE MATERIALS AS RECOMMENDED BY THE VENT MANUFACTURER. 6. TANKLESS WATER HEATERS: A. SHALL BE NATIONALLY LISTED AND BE INSTALLED IN ACCORDANCE WITH THE INSTALLATION INSTRUCTIONS THAT WERE APPROVED AS PART OF THEIR LISTING. B. GAS PIPING SERVING THIS APPLIANCE MUST BE SIZED IN COMPLIANCE WITH THE WATER HEATER'S LISTED INSTALLATION INSTRUCTIONS AND THE CPC C. PROVIDE A RECIRCULATION PUMP SYSTEM D. HOT WATER INLET AND OUTLET PIPES SHALL BE INSULATED, R-4 OR GREATER E. PROVIDE TEMPERATURE PRESSURE RELIEF VALVE DRAIN PIPE. THE FULL-SIZE GALVANIZED OR HARD-DRAWN COPPER PIPE SHALL TERMINATE NOT MORE THAN 6 IN. OR LESS THAN TWO PIPE DIAMETERS ABOVE THE FLOOR OR GROUND. F. PROVIDE COMBUSTION AIR AS RECOMMENDED BY THE MANUFACTURER. G. CONFORM WITH CURRENT ADOPTED UBC, CMC, UMC, SMACNA, NFPA, AND LOCAL REQUIREMENTS. 7. DUCT WORK TO BE RIDGED SHEET METAL AND FLEX TYPE WITH R-6 INSULATION OR AS REQUIRED BY THE UMC AND IN SIZES TO PROVIDE A COMPLETE, QUIET AIR FLOW SYSTEM. SMACNA "LOW VELOCITY DUCT CONSTRUCTION" NFPA STANDARD #90A. ALL TRANSVERSE DUCT PLENUM AND FITTING JOINTS SHALL BE SEALED WITH PRESSURE-SENSITIVE NON-CLOTH TAPE MEETING THE REQUIREMENTS OF UL181, 181A, OR 181B, OR MASTIC TO PREVENT AIR LOSS. ALL 90° TURNS IN THE FLEX DUCT SHALL HAVE SHEET METAL ELBOWS. DUCTS PENETRATING A WALL OR FLOOR-CEILING BETWEEN GARAGE AND DWELLING TO BE A MINIMUM 26 GA. METAL WITHOUT OPENINGS IN GARAGE. FIRE DAMPER REQUIRED OTHERWISE. ALL SHEET METAL TO THE ATTIC SHALL BE WRAPPED WITH A 2" FIBERGLASS BLANKET. SHEET METAL DUCTS SHALL BE FABRICATED IN ACCORDANCE WITH U.M.C. AND SMACNA STANDARDS. THE MECHANICAL CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE SYSTEM INSTALLATION AND COMPLIANCE WITH ALL CODES. BACKDRAFT DAMPERS ARE REQUIRED AT ALL FANS AND OR DUCTS DIRECTLY VENTED TO OUTSIDE. 8. ADJUST EQUIPMENT, DUCTS, NECKS, GRILLES, AND REGISTERS FOR PROPER VOLUME AND DISTRIBUTION OF AIR: AIR VELOCITY PASSING THROUGH NECKS SHALL NOT EXCEED 800 FPM ON LOW OUTPUT SETTING. 9. SUBCONTRACTOR SHALL PROVIDE DUCT AND REGISTER LAYOUT IN THE FORM OF A SHOP DRAWING FOR DESIGNER APPROVAL 10. WHERE POSSIBLE, COMBINE VENT RUNS TO LIMIT PENETRATIONS THROUGH THE ROOF. ALL PENETRATIONS THROUGH THE ROOF SHALL BE GUARANTEED TO BE WEATHERPROOF 11. GRILLES, REGISTERS, DIFFUSERS. THERMOSTATS: SHALL BE ‘CARNES’ OR EQUAL. 12. THERMOSTATS: SHALL BE ‘NEST LEARNING’ THERMOSTATS OR APPROVED EQUAL. 13. THE RETURN AIR PLENUM SERVING THE MECHANICAL EQUIPMENT MUST BE FULLY DUCTED FROM THE EQUIPMENT TO THE CONDITIONED SPACE. DROP CEILINGS, WALL CAVITIES, AND EQUIPMENT PLATFORMS MAY NOT BE USED AS PLENUMS. ALL PLENUMS EXPOSED TO THE OUTSIDE SHALL BE LINED WITH 2" GLASS FIBER. 14. ENVIRONMENTAL AIR DUCTS, CMC 502.2.1: ENVIRONMENTAL AIR DUCT EXHAUST SHALL TERMINATE NOT LESS THAN 3 FEET FROM A PROPERTY LINE, 10 FEET FROM A FORCED AIR INLET, 10 FEET ABOVE A PUBLIC WALKWAY, AND 3 FEET FROM OPENINGS INTO THE BUILDING. THE DISCHARGE OF ENVIRONMENTAL EXHAUST DUCTS SHALL NOT BE DIRECTED ONTO A PUBLIC WALKWAY. 15. DRAFT STOPPING: ALL VENTS AND PIPING IN WALLS PASSING THROUGH THREE FLOORS OR LESS SHALL BE EFFECTIVELY DRAFT STOPPED AT EACH FLOOR AND/OR CEILING. 16. CLOTHES DRYER EXHAUST DUCT, CMC 504.4: EXHAUST DUCTS SHALL BE CONSTRUCTED OF RIGID METALLIC MATERIAL. TRANSITION DUCTS USED TO CONNECT THE DRYER TO THE EXHAUST DUCT SHALL BE LISTED AND LABELED IN ACCORDANCE WITH UL 2158A, OR INSTALLED IN ACCORDANCE WITH THE CLOTHES DRYER MANUFACTURER'S INSTALLATION INSTRUCTIONS. CLOTHES DRYER EXHAUST DUCTS SHALL TERMINATE TO THE OUTSIDE OF THE BUILDING IN ACCORDANCE WITH SECTION 502.2.1 AND SHALL BE EQUIPPED WITH A BACKDRAFT DAMPER. LENGTH LIMITATIONS CMC §504.4.2.1: DOMESTIC DRYER MOISTURE EXHAUST DUCTS SHALL NOT EXCEED A TOTAL COMBINED HORIZONTAL AND VERTICAL LENGTH OF FOURTEEN (14) FEET, INCLUDING TWO (2) 90 DEGREE ELBOWS. TWO (2) FEET SHALL BE DEDUCTED FOR EACH 90 DEGREE ELBOW IN EXCESS OF TWO. DUCT SHALL BE VENTED TO EXTERIOR. 17. BATHROOM EXHAUST FANS CGBSC 4.506.1: EACH BATHROOM SHALL BE MECHANICALLY VENTILATED AND SHALL COMPLY WITH THE FOLLOWING: 1. FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE OUTSIDE THE BUILDING. 2. UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, FANS MUST BE CONTROLLED BY A HUMIDITY CONTROL. a. HUMIDITY CONTROLS SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF ≤ 50 PERCENT TO A MAXIMUM OF 80 PERCENT. A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT. b. A HUMIDITY CONTROL MAY BE A SEPARATE COMPONENT TO THE EXHAUST FAN AND IS NOT REQUIRED TO BE INTEGRAL (I.E., BUILT-IN). 18. WATER HAMMER, CPC 609.11: WATER SUPPLY SYSTEMS WHERE QUICK-ACTING VALVES ARE INSTALLED SHALL BE PROVIDED WITH WATER HAMMER ARRESTER(S) TO ABSORB HIGH PRESSURES RESULTING FROM THE QUICK CLOSING OF THESE VALVES. WATER HAMMER ARRESTERS SHALL BE APPROVED MECHANICAL DEVICES THAT COMPLY WITH ASSE 1010 OR PDI- WH 201 AND SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO QUICK-ACTING VALVES. 19. INTAKE OPENINGS, CRC R303.5.1: MECHANICAL AND GRAVITY OUTDOOR AIR INTAKE OPENINGS SHALL BE LOCATED NOT LESS THAN 10 FEET FROM ANY HAZARDOUS OR NOXIOUS CONTAMINANT, SUCH AS VENTS, CHIMNEYS, PLUMBING VENTS, STREETS, ALLEYS, PARKING LOTS, AND LOADING DOCKS. FOR THE PURPOSE OF THIS SECTION, THE EXHAUST FROM DWELLING UNIT TOILET ROOMS, BATHROOMS, AND KITCHENS SHALL NOT BE CONSIDERED AS HAZARDOUS OR NOXIOUS. 20. FIELD COORDINATION: THE MECHANICAL CONTRACTOR SHALL CAREFULLY COORDINATE MECHANICAL INSTALLATIONS WITH THE GENERAL, ELECTRICAL, AND PLUMBING CONTRACTORS TO ASSURE ADEQUATE CLEARANCES FOR ALL INSTALLATIONS WITHIN THE WALL AND FLOOR FRAMING. ANY CONFLICTS OR DISCREPANCIES SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER FOR RESOLUTION PRIOR TO PROCEEDING WITH WORK. PLUMBING NOTES 1. ALL PLUMBING FIXTURES FOR NEW CONSTRUCTION WITHIN RESIDENTIAL BUILDINGS SHALL COMPLY WITH THE FOLLOWING WATER USAGE REQUIREMENTS, PER CGBSC SECTION 4.303 • KITCHEN FAUCETS 1.8 GPM MAX. AT 60 PSI • LAVATORY FAUCETS 1.2 GPM MAX. AT 60 PSI AND 0.8 GPM MIN. AT 20 PSI • SHOWERHEADS 1.8 GPM MAX. AT 80 PSI • WATER CLOSETS 1.28 GPF MAX. • URINALS 0.5 GPF OR 0.125 GPF FOR WALL-MOUNTED URINALS ALL PLUMBING SHALL CONFORM TO THE 2022 CALIFORNIA RESIDENTIAL CODE AND THE 2022 CALIFORNIA PLUMBING CODE. 2. INSTALL PLUMBING FIXTURES AT MOUNTING HEIGHTS AND WITH ANCHORAGES RECOMMENDED BY THE MANUFACTURER. 3. WATER CLOSETS: A. CLEARANCES 24" FRONT, 30" COMPARTMENT WIDTH B. PROVIDE EXHAUST FAN WITH BACKDRAFT DAMPER AND DIRECT VENT TO OUTSIDE C. THE EFFECTIVE FLUSH VOLUME OF ALL WATER CLOSETS SHALL NOT EXCEED 1.28 GALLONS PER FLUSH. TANK-TYPE WATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATION FOR TANK-TYPE TOILETS. 4. BATHTUBS AND SHOWERS: A. SHOWER HEAD FLOW SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 80 PSI B. BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR. C. WATER RESISTANT GYPSUM BOARD BACKING REQUIRED D. SHOWERS AND TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE, THERMOSTATIC, OR COMBINATION PRESSURE BALANCE/THERMOSTATIC MIXING VALVE TYPE THAT PROVIDE SCALD AND THERMAL SHOCK PROTECTION FOR THE RATED FLOW RATE OF THE INSTALLED SHOWERHEAD. PER CPC 408.3 E. TEMPERATURE LIMITING: THE MAXIMUM WATER TEMPERATURE DISCHARGING FROM AN INDIVIDUAL SHOWERHEAD SHALL BE LIMITED TO 120°F, PER CPC 408.3.2 F. ANY GLASS ENCLOSURES SHALL BE OF TEMPERED OR SAFETY GLASS 5. SHOWER STALLS: ALL SHOWER STALLS SHALL BE MINIMUM OF 1024 SQUARE INCHES AND CAPABLE OF ENCOMPASSING A 30-INCH CIRCLE PER CPC 408.6. 6. BATHROOM ACCESSORIES: PROVIDE MIN. 1 TOILET PAPER HOLDER, 1 HAND TOWEL BAR, AND 1 BATH TOWEL BAR PER BATHROOM. PROVIDE BLOCKING AT ALL LOCATIONS. VERIFY LOCATION AND QUANTITY WITH THE OWNER PRIOR TO INSTALLATION. 7. WATER HEATERS: A. INSTALL PRESSURE RELIEF VALVES WITH DRAIN TO EXTERIOR, CPC SEC. 608 B. PROVIDE ANCHORS OR STRAPPING TO RESIST HORIZONTAL DISPLACEMENT DUE TO EARTHQUAKE MOTION. STRAPPING SHALL BE AT POINTS WITHIN THE UPPER ONE-THIRD (1/3) AND LOWER ONE-THIRD (1/3) OF ITS VERTICAL DIMENSIONS, CPC 507.2 8. WATER SOFTENERS / WHOLE HOUSE FILTRATION SYSTEMS: PLUMBING LOOPS SHALL BE PROVIDED FOR WATER SOFTENERS / FILTRATION SYSTEMS, WHICH MAY BE EXCHANGE TYPE ONLY. IRRIGATION AND HOSE BIBBS ARE NOT TO BE SERVED BY WATER SOFTENERS. 9. INSULATION REQUIREMENTS: HOT WATER PIPE INSULATION SHALL HAVE A MINIMUM WALL THICKNESS OF NOT LESS THAN THE DIAMETER OF THE PIPE FOR A PIPE UP TO 2 INCHES IN DIAMETER. INSULATION WALL THICKNESS SHALL BE NOT LESS THAN 2 INCHES FOR A PIPE OF 2 INCHES OR MORE IN DIAMETER. CPC 609.12.2 10. FIRE SPRINKLER SYSTEM: IF PROPOSED, THE CONTRACTOR SHALL SUBMIT PLANS AND CALCULATIONS FOR FIRE SPRINKLER SYSTEM PER NFPA 13-D STANDARDS AND SPECIFICATIONS TO THE FIRE DEPARTMENT FOR APPROVAL PRIOR TO INSTALLATION. PLUMBING CONTRACTOR TO VERIFY THE LOCAL WATER MAIN FLOW RATE AND STATIC AND RESIDUAL PRESSURE PRIOR TO THE DESIGN. THE WATER SERVICE LINE FROM THE STREET TO THE WATER METER MUST BE SIZED TO PROVIDE ADEQUATE FLOW AND PRESSURE TO SUPPORT THE 13-D SYSTEM. THE SYSTEM SHALL ALSO MEET ALL REQUIREMENTS SET FORTH BY 2022 CALIFORNIA FIRE CODE. 11. FIRE PROTECTION: AT PENETRATIONS THROUGH FIRE-RATED MEMBRANES NOT LARGER THAN NOMINAL FOUR-INCH PIPE SIZE OR SIXTEEN SQUARE INCHES IN OVERALL CROSS-SECTIONAL AREA CONTAINING NONCOMBUSTIBLES, FILL THE VOID WITH AN APPROVED MATERIAL TO PREVENT THE PASSAGE OF FLAMES AND HOT GASES, FIRE, AND SMOKE. THE RESISTANCE OF THE FILLER MATERIAL MUST BE EQUAL TO OR GREATER THAN THE FIRE OR SMOKE RESISTANCE OF THE SURROUNDING MEMBRANE. THE MATERIAL MUST BE A TESTED ASSEMBLY APPROVED BY THE FIRE MARSHAL AND IT MUST PROVIDE THE NECESSARY 'T' OR 'F' RATING APPROPRIATE FOR THE INSTALLATION. GAS VENTS AND NON-COMBUSTIBLE PIPING IN WALLS, PASSING THROUGH THREE FLOORS OR LESS SHALL BE EFFECTIVELY DRAFT-STOPPED AT EACH FLOOR OR CEILING. 12. PRESSURE TESTS: PRESSURE TEST ALL WATER LINES AND GAS LINES PRIOR TO COVERING OR CLOSING IN CONSTRUCTION. IF WATER PRESSURE EXCEEDS 80 PSI, A PRESSURE REGULATOR IS REQUIRED PER CPC SEC 608.2. 13. PIPING: ALL PIPE SYSTEMS MUST BE SUPPORTED ACCORDING TO GUIDELINES FOR SEISMIC RESTRAINT OF MECHANICAL SYSTEMS AND PLUMBING PIPING SYSTEMS USING THE MOST CURRENT EDITION PUBLISHED BY SMACNA AND PPIC. TRAP PRIMERS SHALL BE INSTALLED AT ALL LAVATORIES. GAS PIPING MATERIALS SHALL BE PER CPC. 1208.6, AND SHALL BE KEPT 6" ABOVE GRADE. WATER PIPING SHALL BE PER CPC. 604.1. SANITARY LINES SHALL SLOPE A MINIMUM OF 1/4" PER FOOT PER CPC 708.1. THE MINIMUM SIZE FOR SERVICE RISERS FOR STRUCTURES SHALL BE 1-INCH DIAMETER. MATERIALS SHALL BE SCHEDULE 40 PVC OR TYPE "L" COPPER PIPE, MINIMUM. ALL CONDUCTIVE HOT WATER, COLD WATER, AND GAS PIPING SHALL BE BONDED TO IN AN APPROVED MANNER PER THE 2022 CALIFORNIA ELECTRICAL CODE. 14. ROOF/DECK DRAIN AND OVERFLOW PIPING WITHIN THE BUILDING SHALL UTILIZE APPROVED DRAINAGE FITTINGS. ROOF/DECK DRAINS AND OVERFLOW FIXTURES SHALL BE IAPMO LISTED. 15. BACKFLOW PREVENTION DEVICES: HOSE BIBBS AND LAWN SPRINKLER SYSTEMS SHALL HAVE APPROVED BACKFLOW PREVENTION DEVICES. 16. PLUMBING CONTRACTOR RESPONSIBILITIES: A. PRIOR TO COMMENCING WORK PLUMBING CONTRACTOR SHALL DETERMINE THAT EXISTING WATER FLOWS, PRESSURES, AND INVERT ELEVATIONS ARE SUFFICIENT TO MEET THE REQUIREMENTS OF THE PROJECT B. PLUMBING CONTRACTOR SHALL COORDINATE ALL PIPING AND EQUIPMENT INSTALLATION WITH OTHER TRADES AND STRUCTURAL COMPONENTS PRIOR TO INSTALLATION. CONFLICTS MUST BE RESOLVED PRIOR TO INSTALLATION. WHERE CONFLICTS EXIST, PLUMBING CONTRACTOR IS REQUIRED TO DEVELOP SHOP DRAWINGS TO ASSIST THE DESIGNER WITH CONFLICT RESOLUTION C. PLUMBING CONTRACTOR SHALL SEAL ALL PENETRATIONS THROUGH FIREWALLS, SMOKE WALLS, FIRE/SMOKE WALLS, OR CEILING ASSEMBLIES WITH APPROVED FLAME AND SMOKE- RESISTANT SEALANT. MATERIALS USED FOR SEALING MUST BE APPROVED BY THE CALIFORNIA STATE FIRE MARSHAL AND INSTALLATION MUST BE ACCORDING TO THE MANUFACTURER'S APPROVED DETAILS FIRE DEPARTMENT NOTES 1. COMPLETE PLANS AND SPECIFICATIONS FOR ALL FIRE PROTECTION EQUIPMENT AND SYSTEMS SHALL BE SUBMITTED FOR REVIEW AND APPROVAL PRIOR TO ANY INSTALLATION. 2. SUBMIT AN 8-1/2" X 11" REDUCED COPY OF THE FLOOR PLAN AND SITE PLAN FOR UPDATING FIRE DEPARTMENT RESPONSE BOOKS PRIOR TO FINAL OCCUPANCY APPROVAL. 3. ALL PLANS AND SPECIFICATIONS SHALL BE SUBMITTED IN ACCORDANCE WITH THE MOST CURRENT ADOPTION OF THE CALIFORNIA FIRE CODE, CALIFORNIA BUILDING CODE, NFPA, CCR TITLE 19 AND TITLE 24, AND STANDARDS REQUIRED BY THE CITY / COUNTY / AGENCY HAVING JURISDICTION OVER THE PROJECT. REFER TO THE AGENCY LISTINGS ON SHEET T1.0 FOR CONTACT INFO. APPROVAL OF ANY PLANS AND SPECIFICATIONS SHALL NOT PERMIT OR BE AN APPROVAL OF THE VIOLATION OF ANY PROVISIONS OF ANY COUNTY/ CITY ORDINANCE OR STATE LAW AND SHALL NOT PRECLUDE THE FIRE CHIEF OR A DUTY-RECOGNIZED REPRESENTATIVE FROM THEREAFTER REQUIRING THE CORRECTIONS OF ERRORS OR OMISSIONS IN SAID PLANS. APPROVAL OF ALL SPECIFICATIONS IS SUBJECT TO FIELD INSPECTION. 4. SYSTEMS INSTALLED WITHOUT APPROVED PLANS OR PERMITS WILL RESULT IN A STOP WORK ORDER. ANY STOP WORK ORDER WILL REMAIN IN EFFECT UNTIL SUCH A TIME AS REQUIRED TO CONDUCT AN INVESTIGATION, HOLD AN ADMINISTRATIVE HEARING, OR ASSESS ADDITIONAL FEES. 5. ALL DEFERRED SUBMITTAL ITEMS SHALL FIRST BE SUBMITTED TO THE PROJECT ARCHITECT OR DESIGNER FOR REVIEW AND COORDINATION. SUBMITTAL SHALL INCLUDE A LETTER THAT THE REVIEW AND COORDINATION HAVE BEEN PERFORMED AND THAT ALL PLANS ARE FOUND TO BE ACCEPTABLE. 6. FIRE SPRINKLER SYSTEMS, FIRE ALARM SYSTEMS, AND FIRE PROTECTION SYSTEMS FOR COMMERCIAL COOKING APPLIANCES MAY BE INCLUDED AS DEFERRED SUBMITTAL ITEMS. 7. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED. 8. FIRE PROTECTION EQUIPMENT/ UTILITY ROOMS SHALL BE PROVIDED WITH A KNOX BOX. 9. ROOMS OR AREAS CONTAINING CONTROLS FOR AIR-CONDITIONING SYSTEMS, AUTOMATIC FIRE EXTINGUISHING SYSTEMS, OR OTHER DETECTION, SUPPRESSION, OR CONTROL ELEMENTS SHALL BE IDENTIFIED FOR USE BY THE FIRE DEPARTMENT 10. ALL FIRE PROTECTION EQUIPMENT AND BUILDING UTILITIES INCLUDING GAS SHUT-OFF VALVES AND ELECTRICAL SERVICE DISCONNECT SHALL BE LOCATED IN A SINGLE AREA TO ALLOW USE BY THE FIRE DEPARTMENT WITHOUT HAVING TO TRANSIT THROUGH A STRUCTURE. IN NEW CONSTRUCTION, EQUIPMENT SHOULD BE LOCATED WITHIN AN INTERIOR ROOM HAVING AN EXTERIOR ACCESS DOOR OR IN AN EXTERIOR ENCLOSURE ATTACHED TO THE BUILDING, SPECIFICALLY FOR THE PURPOSE OF HOUSING SUCH EQUIPMENT. 11. APPROVED ADDRESS NUMBERS SHALL BE PLACED ON ALL NEW BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. SAID NUMBERS SHALL CLEARLY CONTRAST WITH THEIR BACKGROUND. THE CHARACTERS SHALL BE A MINIMUM OF 6" HIGH WITH A 1/2" STROKE. 12. APPROVAL AND TESTING. ALL FIRE-ALARM SYSTEMS, FIRE HYDRANTS, FIRE SPRINKLER SYSTEMS, WET AND DRY STANDPIPES, BASEMENT INLET PIPES, AND OTHER FIRE-PROTECTIONS SYSTEMS AND PERTINENTS THERETO SHALL MEET THE APPROVAL OF THE FIRE DEPARTMENT AS TO INSTALLATION AND LOCATION AND SHALL BE SUBJECT TO SUCH PERIODIC TESTS AS REQUIRED BY THE CHIEF. PLANS AND SPECIFICATIONS SHALL BE SUBMITTED AND APPROVED PRIOR TO THE INSTALLATION OF ANY EQUIPMENT OR MATERIALS. FAILURE TO COMPLY WITH THIS REQUIREMENT MAY RESULT IN THE ISSUANCE OF A STOP WORK ORDER AND FINES IN ACCORDANCE WITH THE CFC AND CBC. 13. THE CHIEF MAY REQUIRE THAT ALL FIRE-ALARM SYSTEMS, FIRE EXTINGUISHING SYSTEMS (INCLUDING AUTOMATIC SPRINKLERS), AND PERTINENTS THERETO, INCLUDING ENGINEERING CALCULATIONS FOR SUCH SYSTEMS, BE APPROVED BY A STATE OF CALIFORNIA REGISTERED FIRE PROTECTION ENGINEER PRIOR TO SUBMITTING TO THE FIRE DEPARTMENT. 14. REQUESTS FOR FIELD INSPECTION SHALL BE MADE A MINIMUM OF 24 HOURS IN ADVANCE BY CALLING THE APPROPRIATE CITY / COUNTY / AGENCY. REFER TO THE AGENCY LISTINGS ON SHEET T1.0 FOR CONTACT INFO. 15. BUILDINGS UNDERGOING CONSTRUCTION SHALL MAINTAIN FIRE SAFETY AT ALL TIMES AND SHALL BE IN ACCORDANCE WITH ARTICLE 87 OF THE CALIFORNIA FIRE CODE. SUB-CONTRACTOR REQUIREMENTS 1. EACH SUB-CONTRACTOR SHALL THOROUGHLY EXAMINE AND BE FAMILIAR WITH THE DRAWINGS AND RELATED SPECIFICATIONS. 2. THE BID SUBMITTAL, BY THE SUB-CONTRACTOR, REPRESENTS THAT HE IS FAMILIAR WITH THE LOCAL CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED, AND FULLY UNDERSTANDS THE FACILITIES, DIFFICULTIES, AND RESTRICTIONS RELATED TO THE EXECUTION OF THE WORK FOR THIS PROJECT. 3. THE FAILURE OR OMISSION OF ANY SUB-CONTRACTOR TO RECEIVE OR EXAMINE ANY FORM, INSTRUMENT, OR OTHER DOCUMENT, OR TO VISIT THE SITE AS NECESSARY, AND BECOME ACQUAINTED WITH THE EXISTING CONDITIONS, SHALL IN NO WAY RELIEVE THEM FROM THEIR OBLIGATIONS WITH RESPECT TO THEIR BID OR THE CONTRACT. NO ADDITIONAL CHARGES WILL BE ALLOWED BECAUSE OF A LACK OF SUCH KNOWLEDGE. THE SUBMISSION OF THE SUB- CONTRACTOR’S BID SHALL BE TAKEN AS PRIMA FACIE EVIDENCE OF COMPLIANCE WITH THIS CONDITION. 4. EACH SUB-CONTRACTOR SHALL BE TOTALLY FAMILIAR WITH PERTINENT RULES AND REGULATIONS OF GOVERNMENT BODIES HAVING JURISDICTION, THE STATE OF LABOR AND MATERIAL MARKETS, AND SHALL MAKE DUE ALLOWANCE FOR ALL CONTINGENCIES. NO ADDITIONAL CHARGES WILL BE ALLOWED BECAUSE OF A LACK OF SUCH KNOWLEDGE. THE SUBMISSION OF THE SUB-CONTRACTOR’S BID SHALL BE TAKEN AS PRIMA FACIE EVIDENCE OF COMPLIANCE WITH THIS CONDITION. 5. THE SUB-CONTRACTOR SHALL VISIT THE SITE BEFORE SUBMITTING THEIR BIDS AND VERIFY ALL EXISTING CONDITIONS. 6. THE SUB-CONTRACTOR SHALL VERIFY ALL DIMENSIONS BEFORE BEGINNING ANY WORK AND SHALL NOTIFY THE DESIGNER AND GENERAL CONTRACTOR OF ANY DISCREPANCIES. 7. THE SUB-CONTRACTOR SHALL FIELD CERTIFY ALL ELEVATIONS, FLOW LINES, AND POINTS OF CONNECTION BEFORE BEGINNING WORK AND SHALL NOTIFY THE DESIGNER AND GENERAL CONTRACTOR OF ANY DISCREPANCIES. 8. AT THE COMMENCEMENT OF WORK THE SUB-CONTRACTORS ACCEPTS RESPONSIBILITY FOR ALL EXISTING CONDITIONS. FIREPLACE GENERAL NOTES GENERAL, CRC § R1004.1: FACTORY-BUILT FIREPLACES SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING. FACTORY-BUILT FIREPLACES SHALL BE TESTED IN ACCORDANCE WITH UL 127. FACTORY-BUILT WOOD BURNING FIREPLACES, CRC § R1004.1.1: FACTORY-BUILT WOOD BURNING FIREPLACES SHALL BE QUALIFIED AT THE U.S. EPA'S VOLUNTARY FIREPLACE PROGRAM PHASE 2 EMISSIONS LEVEL AND BE IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.5. HEARTH EXTENSIONS, CRC § R1004.2: HEARTH EXTENSIONS OF APPROVED FACTORY-BUILT FIREPLACES SHALL BE INSTALLED IN ACCORDANCE WITH THE LISTING OF THE FIREPLACE. THE HEARTH EXTENSION SHALL BE READILY DISTINGUISHABLE FROM THE SURROUNDING FLOOR AREA. LISTED AND LABELED HEARTH EXTENSIONS SHALL COMPLY WITH UL 1618. DECORATIVE SHROUDS, CRC § R1004.3: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF CHIMNEYS FOR FACTORY-BUILT FIREPLACES EXCEPT WHERE THE SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT FIREPLACE SYSTEM AND INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. FACTORY-BUILT CHIMNEYS, CRC § R1005.1 FACTORY-BUILT CHIMNEYS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED AND TERMINATED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. SOLID-FUEL APPLIANCES, CRC § R1005.3 FACTORY-BUILT CHIMNEYS INSTALLED IN DWELLING UNITS WITH SOLID-FUEL-BURNING APPLIANCES SHALL COMPLY WITH THE ‘TYPE HT’ REQUIREMENTS OF UL 103 AND SHALL BE MARKED "TYPE HT" AND "RESIDENTIAL TYPE AND BUILDING HEATING APPLIANCE CHIMNEY." EXCEPTION: CHIMNEYS FOR USE WITH OPEN COMBUSTION CHAMBER FIREPLACES SHALL COMPLY WITH THE REQUIREMENTS OF UL 103 AND SHALL BE MARKED "RESIDENTIAL TYPE AND BUILDING HEATING APPLIANCE CHIMNEY." FIRE PROTECTION - ONE-HOUR RATED ASSEMBLY ONE-HOUR RATED WOOD STUD INTERIOR PARTITION WITH GYPSUM WALLBOARD EACH SIDE PER CBC. TABLE 721.1(2) ITEM #14-1.3: PROVIDE 2"×4" WOOD STUDS 24" ON CENTER WITH 5/8" TYPE X GYPSUM WALLBOARD APPLIED VERTICALLY OR HORIZONTALLY NAILED WITH 6D COOLER OR WALLBOARD NAILS AT 7" ON CENTER WITH END JOINTS ON NAILING MEMBERS. STAGGER JOINTS EACH SIDE. ONE-HOUR RATED CEILING ASSEMBLY PER CBC TABLE 721.1(3) ITEM #21-1.1: WOOD JOISTS, WOOD I-JOISTS, FLOOR TRUSSES AND FLAT OR PITCHED ROOF TRUSSES SPACED A MAXIMUM 24" O.C. WITH 1/2" WOOD STRUCTURAL PANELS WITH EXTERIOR GLUE APPLIED AT RIGHT ANGLES TO TOP OF JOIST OR TOP CHORD OF TRUSSES WITH 8 DNAILS. THE WOOD STRUCTURAL PANEL THICKNESS SHALL BE NOT LESS THAN NOMINAL 1/2" NOR LESS THAN REQUIRED BY CHAPTER 23. PROVIDE BASE LAYER 5/8" TYPE X GYPSUM WALLBOARD APPLIED AT RIGHT ANGLES TO JOIST OR TRUSS 24" O.C. WITH 1 1/4" TYPE S OR TYPE W DRYWALL SCREWS 24" O.C. FACE LAYER 5/8" TYPE X GYPSUM WALLBOARD OR VENEER BASE APPLIED AT RIGHT ANGLES TO JOIST OR TRUSS THROUGH BASE LAYER WITH 17/8" TYPE S OR TYPE W DRYWALL SCREWS 12" O.C. AT JOINTS AND INTERMEDIATE JOIST OR TRUSS. FACE LAYER TYPE G DRYWALL SCREWS PLACED 2" BACK ON EITHER SIDE OF FACE LAYER END JOINTS, 12" O.C. R302.4.1 THROUGH PENETRATIONS: THROUGH PENETRATIONS OF FIRE-RESISTANCE-RATED WALL OR FLOOR ASSEMBLIES SHALL COMPLY WITH CRC SECTION R302.4.1.1 OR R302.4.1.2. R302.7 UNDER-STAIR PROTECTION: ENCLOSED SPACE UNDER STAIRS THAT IS ACCESSED BY A DOOR OR ACCESS PANEL SHALL HAVE WALLS, UNDER-STAIR SURFACE, AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. TREE PROTECTION NOTES A. B. C. D. E. F. G. H. PROTECTIVE MEASURES. PRACTICES TO PROTECT TREES SHALL INCLUDE BUT NOT BE LIMITED TO: INSTALLING ORANGE CONSTRUCTION FENCING AROUND PROTECTED AREAS SHOWN ON THE SITE PLAN; PROTECTING TREE TRUNKS AND OTHER VEGETATION FROM CONSTRUCTION EQUIPMENT BY WOOD FENCING OR OTHER BARRIERS OR WRAPPING WITH HEAVY MATERIALS; DISPOSING OF WASTE, PAINTS, SOLVENTS, ETC. OFF-SITE BY APPROVED ENVIRONMENTAL STANDARDS AND BEST PRACTICES; AND USING AND STORING EQUIPMENT CAREFULLY. STOCKPILING OF MATERIALS. MATERIALS, INCLUDING DEBRIS AND DIRT, SHALL NOT BE STOCKPILED WITHIN 15 FEET OF ANY TREE, AND SHALL BE MINIMIZED UNDER TREE DRIPLINES AS REQUIRED BY THE LAND USE PERMIT. STOCKPILED MATERIALS SHALL BE REMOVED FREQUENTLY THROUGHOUT CONSTRUCTION. ALL STOCKPILED MATERIALS SHALL BE REMOVED BEFORE FINAL INSPECTION. STAGING OF MATERIALS AND EQUIPMENT IS LIMITED TO THE PROPERTY LIMITS AND/OR PREVIOUSLY DISTURBED AREAS. CONSTRUCTION PRACTICES. EXCAVATION WORK SHALL BE PLANNED TO AVOID ROOT SYSTEMS OF ALL ON-SITE TREES AND TREES ON ABUTTING PROPERTIES. ANY TRENCHING FOR UTILITIES THAT MAY OCCUR WITHIN THE DRIPLINE OF TREES ON THE PROJECT SITE SHALL BE HAND DUG TO AVOID THE ROOT SYSTEM OF THE TREE. TRUNK PROTECTION WILL ALSO BE REQUIRED. TRUNK PROTECTION BARRIERS SHALL BE CONSTRUCTED WITH 2" X 4" OR 2" X 6" LUMBER PLACED VERTICALLY AGAINST THE TRUNK AND ATTACHED WITH WIRE OR PLUMBER'S STRAPPING, MAKING SURE NOT TO SECURE ANY WIRE OR SCREWS INTO OR AROUND THE TREE. TRIMMING REQUIREMENTS: A SKILLED ARBORIST, OR ACCEPTED ARBORIST'S TECHNIQUES, WILL BE USED WHEN REMOVING TREE LIMBS. EVERY EFFORT SHALL BE MADE TO MINIMIZE IMPACTS TO PROTECTED TREE ROOTS. ROOTS 1.5 INCHES IN DIAMETER OR GREATER SHOULD NOT BE CUT, DAMAGED, OR OTHERWISE DISTURBED. ROOTS LESS THAN 1.5 INCHES IN DIAMETER CAN BE CUT IF NECESSARY. WHEN CUTTING ROOTS, A STERILIZED PRUNING SAW, OR LOPPERS SHOULD BE USED TO SEVER THE ROOT CLEANLY. STERILIZATION OF TOOLS WILL BE DONE BY SPRAYING OR POURING A SOLUTION OF ISOPROPYL ALCOHOL OR 10% CHLORINE BLEACH SOLUTION ON THEIR CUTTING SURFACES. DIGGING WITHIN THE DRIPLINE OF TREES TO REMAIN SHALL BE OBSERVED BY AN ARBORIST EXPOSED ROOTS SHALL BE OBSERVED BY AN ARBORIST BEFORE REMOVING. SECTION R406.1: FOUNDATION WATERPROOFING & DAMPPROOFING EXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8 INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING: 1.BITUMINOUS COATING. 2.THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT. 3.ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887. 4.ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2. 5.OTHER APPROVED METHODS OR MATERIALS. EXCEPTION: PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY. CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL.3'-0"4'-6"6'-0"20'-0" DISTANCE FROM FRONT YARD PROPERTY LINE ALLOWED FRONT YARD FENCE HEIGHT DIAGRAM PER CITY OF SLO ZONING REGULATION SECTION 17.70.070 ALLOWED HEIGHTPL 10'-0" 16'-0"5'-5"16'-0"11'-0"4'-8"D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A1.0 SITE PLAN FIRE DEPARTMENT REQUIREMENTS: A. B. EXTERIOR CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH R337 OF THE CALIFORNIA RESIDENTIAL CODE FOR EXPOSURE TO WILDFIRE AND THE RIGHETTI RANCH FIRE PROTECTION PLAN. WOOD SIDING AND UNTREATED WOOD EAVES ARE NOT PERMITTED. IN ADDITION TO THE CURRENT WUI VENTING REQUIREMENTS, AS OF 1/1/2023 ATTIC AND SUBFLOOR VENTS NEED TO RESIST THE INTRUSION OF FLYING EMBERS, RADIANT HEAT, AND FLAME IMPINGEMENT. PERIMETER FENCES SHALL BE CONCRETE BLOCK AS PER THE FPP. FENCING: FENCING ON PERIMETER PRIVATE LOTS ADJACENT TO RIPARIAN ZONES AND OR EUCALYPTUS GROVES WHERE THE 100' FUEL MODIFICATION ZONE CANNOT BE ACHIEVED, SHALL BE EIGHT FOOT HIGH SOLID BLOCK OR MASONRY WALLS WITH NO GAPS. FIRE AND BUILDING DEPARTMENT APPROVED FIRE-RATED GLAZING ASSEMBLIES MAY BE INSTALLED FOR VIEW PURPOSES. A 4"X4" WOODEN POST CAN BE USED TO SUPPORT A GATE IF NEEDED. THERE SHALL BE NO WOOD FENCING ON ANY PERIMETER LOT ABUTTING WILDLAND VEGETATION. UTILITY DEPARTMENT REQUIREMENTS: A.DUE TO THE LACK OF FRONTAGE SIDEWALKS, UPON SUBMITTAL OF A BUILDING PERMIT, PLANS FOR LOTS 23, 25, AND 26 SHALL SHOW THE USE OF POTABLE WATER FOR LANDSCAPING IRRIGATION. ALLOWED FRONT YARD PAVING / HARDSCAPE PER ZONING REGULATIONS SECTION 17.17.050, NO MORE THAN 50% OF ANY RESIDENTIAL FRONT YARD MAY BE COVERED BY CONCRETE OR OTHER IMPERVIOUS MATERIAL. FRONT YARD SIZE = 2,670 SF ALLOWED FRONT YARD PAVING = 1,335 SF (50%) PROPOSED FRONT YARD PAVING INCLUDING SIDEWALK = 1,002 SF (37.5%) PROPOSED FRONT YARD PAVING EXCLUDING SIDEWALK = 467 SF (17.5%) SITE PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 ADDRESS NUMBERS AT HOUSE: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH OF A CONTRASTING COLOR TO BACKGROUND COLOR BUILDING SETBACK ENVELOPE CAST IN PLACE CONCRETE STEPS CAST IN PLACE CONCRETE WALKWAY: SLOPE 2% AWAY FROM STRUCTURE. REFER TO CIVIL PLANS AND GEOTECHNICAL REPORT FOR BASE AND SOILS PREP REQUIREMENTS. CAST IN PLACE CONCRETE PATIO / LANDING: SLOPE 2% AWAY FROM STRUCTURE. REFER TO CIVIL PLANS AND GEOTECHNICAL REPORT FOR BASE AND SOILS PREP REQUIREMENTS DASHED LINE INDICATES PRIVATE UTILITY EASEMENT DASHED LINE INDICATES REQUIRED MIN. BUILDING SETBACK EASEMENT: DASHED LINE INDICATES SEWER AND STORM DRAIN EASEMENT DEPRESSED LIP IN CONCRETE SLAB FOR GARAGE DOOR, REFER TO DETAIL 21/A7.2 DOWNSPOUT/ROOF DRAIN, CONNECT ALL DRAINS TO SITE DRAINAGE, REFER TO DETAILS 33/34/A7.1, THE ROOF PLAN, AND THE CIVIL DRAWINGS FOR SITE DRAINAGE REQUIREMENTS UTILITY: STORM DRAIN STUB, 6" DIA PVC -INV. = 275.60 REFER TOTRACT MAP FOR MORE INFORMATION TREE BY TRACT DEVELOPER PER TRACT MAP, SHOWN FOR REFERENCE ONLY EQUIPMENT: AUTOMATIC IRRIGATION CONTROLLERS FOR LANDSCAPING. REFER TO LANDSCAPE PLANS AND CALGREEN MANDATORY MEASURES #2 ON T1.1 FOR ADDITIONAL REQUIREMENTS EQUIPMENT: TANKLESS GAS WATER HEATER WITH DIRECT VENT TO EXTERIOR. INSTALL PER MFR'S SPECIFICATIONS. PROVIDE ON-DEMAND RECIRCULATING PUMP. ALL HOT WATER LINES SHALL BE INSULATED. REFER TO GAS PIPING PLAN ON A1.0 FOR MORE INFORMATION EQUIPMENT: WATER SOFTENER BY OWNER. PROVIDE WATER LOOP AND DRAIN LINE ELEVATOR PIT: FUTURE PROVISION - 10" DEPRESSION IN SLAB ON GRADE FOUNDATION FOR ELEVATOR. REFER TO STRUCTURAL PLANS FOR MORE INFORMATION. EV CHARGER INFRASTRUCTURE PART 1: PROVIDE AND INSTALL A LISTED RACEWAY TO ACCOMMODATE A DEDICATED 208/240-VOLT BRANCH CIRCUIT. THE RACEWAY SHALL NOT BE LESS THAN TRADE SIZE 1 (NOMINAL 1-INCH INSIDE DIAMETER.) THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND SHALL TERMINATE AT A LISTED CABINET IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE EV CHARGER EV CHARGER INFRASTRUCTURE PART 2: PROVIDE LISTED CABINET WITH CAPACITY TO INSTALL A 40- AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE EXISTING CONCRETE ROLLED CURB EXISTING FIRE HYDRANT APPROXIMATELY 65 FEET TO THE NORTH EAST OF THE PROPERTY. EXISTING STREET LIGHT FENCE AT (REAR & RIGHT-HAND SIDE) PERIMETER PROPERTY LINES: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO RETAINING WALL BELOW OR 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. REFER TO DETAILS A AND F / T1.10 FENCE AT (LEFT-HAND SIDE) PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. REFER TO DETAILS E AND F/ T1.10 FENCE WITH GATE AT (FRONT) INTERIOR PROPERTY: 42" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO RETAINING WALL BELOW OR 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.70.070, SEE DIAGRAM THIS SHEET. REFER TO DETAILS 11/21/A7.3 AND F/T1.10 FENCE AT INTERIOR PROPERTY: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO THE FOOTING / 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. REFER TO DETAILS A AND F / T1.10 SITE RETAINING WALL: CMU BLOCK OR CAST IN PLACE CONCRETE WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE, REFER DETAILS 52/A7.1 AND TO THE CIVIL AND STRUCTURAL PLANS FOR ADDITIONAL INFORMATION. FOUNDATION: CAST IN PLACE CONCRETE OR CMU STEM WALL FOUNDATION WITH WATERPROOFING PER CRC R406.1, SEE NOTES THIS SHEET FOR REQUIRMENTS.REFER TO STRUCTURAL PLANS FOR MORE INFORMATION 15/S-310 FOUNDATION RETAINING WALL: CMU BLOCK OR CAST IN PLACE CONCRETE WALL WITH WATERPROOFING PER CRC R406.1, SEE NOTES THIS SHEET FOR REQUIRMENTS. REFER TO STRUCTURAL PLANS FOR MORE INFORMATION 24/S-310AND TO THE CIVIL AND STRUCTURAL PLANS FOR ADDITIONAL INFORMATION, FOUNDATION: CONCRETE CURB AT PERIMETER OF GARAGE SLAB FOUNDATION: CONCRETE SLAB ON GRADE: REFER TO DETAIL 53/A7.1 AND TO THE STRUCTURAL DRAWINGS AND SOILS REPORT FOR BASE AND SOILS PREP REQUIREMENTS. DRIVEWAY: PRECAST CONCRETE PAVER DRIVEWAY, REFER TO DETAIL 54/A7.1 AND TO THE CIVIL DRAWINGS AND SOILS REPORT FOR BASE AND SOILS PREP REQUIREMENTS GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.70.070, SEE DIAGRAM THIS SHEET. LANDSCAPE AREA PER LANDSCAPE PLANS: SLOPE 5% AWAY FROM STRUCTURE PRIVATE SEWER AND STORM DRAIN EASEMENT PER TRACT MAP PROPERTY LINE REFUSE AREA: AREA RESERVED FOR TRASH, RECYCLING AND GREENWASTE BINS UTILITY: EXISTING JOINT TRENCH WITH ELECTRIC AND CATV SERVICE PER TRACT IMPROVEMENT PLANS RETAINING WALL PER CIVIL DRAWINGS PHOTOVOLTAIC POWER INVERTER: INSTALL SUBPANEL AND SUFFICIENTLY SIZED CONDUIT TO PHOTOVOLTAIC PANEL INSTALLATION ON ROOF, REFER TO THE ROOF PLAN FOR MORE INFO. UTILITY: 320 AMP ELECTRICAL PANEL AND METER, FIELD VERIFY POINT OF CONNECTION UTILITY: CATV BOX, FIELD VERIFY POINT OF CONNECTION UTILITY: CATV UNDERGROUND SERVICE FROM UTILITY VAULT TO HOUSE, FIELD VERIFY POINT OF CONNECTION UTILITY: ELECTRICAL SERVICE, UNDERGROUND UTILITY: EXISTING GAS SERVICE PER TRACT IMPROVEMENT PLANS UTILITY: FIRE SPRINKLER RISER UTILITY: GAS LINE TO HOUSE, REFER TO GAS PIPING PLAN ON A1.0 FOR PIPE SIZE AND LOCATIONS. UTILITY: GAS METER UTILITY: SANITARY SEWER LINE UTILITY: SEWER LINE TWO-WAY CLEAN-OUT, FIELD VERIFY POINT OF CONNECTION UTILITY: SEWER PIPE, 4" DIA MIN., FROM HOUSE TO SEWER LATERAL, REFER TO CIVIL PLANS FOR MORE INFORMATION UTILITY: STORM DRAIN, REFER TO CIVIL DRAWINGS FOR ADDITIONAL INFORMATION UTILITY: VAULT, FIELD VERIFY LOCATION, PROTECT IN PLACE UTILITY: WATER SERVICE: EXISTING 1" SINGLE SERVICE LATERAL AND CITY VALVE AT METER BOX PER SAN LUIS OBISPO STANDARD 6210 UTILITY: WATER SERVICE: NEW 1" WATER METER PER SAN LUIS OBISPO STANDARD 6210 DOG WASH AREA: A SHOWER PAD WITH DRAIN AND HOT/COLD WATER SUPPLY # M E X IS T IN G U N D E R G R O U N D S E R V IC E LIN E 1 4 6 5 10 FT Ø = 0.5"DISTANCE: 88 FT 8 FT Ø = 1.25"32 FT Ø = 0.75"22 FT Ø = 1.25"29 FT Ø = 1.0"5 FT Ø = 1.25"37 F T Ø = 0.5"3 FT Ø = 0.5"4 F T Ø = 0.5"6 FT Ø = 0.5"25 FT Ø = 1.0"8 FT Ø = 1.0"3 FT Ø = 1.0"3 FT Ø = 0.5"DISTANCE: 53 FT 3 FT Ø = 0.5"15 F T Ø = 1.25"3 FT Ø = 1.0"7 FT Ø = 1.0"2 FT Ø = 1.0"7 21 FT Ø = 1.0"DISTANCE: 102 FT DISTANCE: 106 FT 5FT-10IN Ø = 0.75"4 FT Ø = 0.75"2 9 FT Ø = 0.5"DISTANCE: 100 FT SCHEMATIC GAS PIPING DIAGRAM (ISOMETRIC) GAS PIPE SIZING GENERAL NOTES 1. 2. 3. 4. A GAS SHUTOFF VALVE IS REQUIRED AT EACH GAS APPLIANCE PER CMC 1312.4 A GAS TEST SHALL BE DONE ON ALL NEW GAS PIPING PRIOR TO CONNECTION TO APPLIANCES PER CPC 1213 A SEDIMENT TRAP SHALL BE INSTALLED DOWNSTREAM OF THE GAS SUPPLY CONTROL VALVE, AS CLOSE TO THE INLET OF THE APPLIANCE AS PRACTICAL AT THE TIME OF APPLIANCE INSTALLATION. SEDIMENT TRAP SHALL BE A 'T' FITTING AND A MINIMUM 3-INCH NIPPLE IN LENGTH WITH CAP FOR SEDIMENT TRAP PROVIDE SCHEDULE 40 METALLIC PIPE GAS PIPE SIZING CHART APPLIANCE CUBIC FEET PER HOUR (N.G. 1,100 BTU/CF) DISTANCE TO METER ( 21'-4" 1 1'-2" 1 3'-5" WMWMTRG=75°05'58'' R=28.50' L=37.36'N03°33'40''W 147.34'N88°35'31''W 59.18' = 5 0° 3 3'2 6'' L = 3 6.6 2'N03°33'40''W 36.71'N 6 8 °5 7 '2 5 ''E 5 5 .5 3 'N51°28'29''E 63.50'2% SLOPE 5 '-0" S E TB A CK EV JTJTJTJTJTJTJTC A T VCA TVS D 39 '-3" 5'-0" E A S E M E N T 5 '-0" SE T BA C K 2% SLOPEFS:278.00'5'-10"SITE PLAN Scale: 1/8" = 1'-0" SHADED AREA INDICATES REQUESTED EXCEPTION FOR SETBACK ENCROACHMENT COVERED PATIO 46 36 23 38 35 33 3 40 53 2 35 35 38 32 32 5 5 5 3 2 33 33 33 33 19 25 48 3422251 51 51 5444 47 20 28 24 24 16 21 24 33 5 22 39 45 14 15 8 18 17 26 27 28 30 30 29 31 34 22 41 43 37 42 13 49 50 49 50 51 52 4 87 9 10 10 10 10 10 10 10 10 12 12 12 12 33 10 33 6 11 5 5 5 1 10 35 55 1 1 1'-0 1/4"10'-0"1'-0 1/4"3'-8"5'-3 1/2"7'-7"5'-3 1/2"BEDROOM 4 11'-2" X 9'-8" BEDROOM 3 11'-10" X 13'-4" (FUTURE PROVISION FOR ELEVATOR)D-13D-26W-01D-05BATH 3 9'-6" X 11'-3" 3'-5 1/2" D-27NICHE6'-1"3'-0"4'-6"LOWER FLOOR PLAN Scale: 1/4" = 1'-0" 2334 28 17 5 7 1 A A B B C C F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 22 22 16 16 16 16 16 16 5 5 14 30 36 35 36 36 35 35 30 30 29 25 29 25 29 25 2 17 17 23 23 5 5 3428 34 28 7 8 8 8 28 3423 24 32 31 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A2.1 FLOOR PLAN - LOWER FLOOR FLOOR PLAN KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. AGING IN PLACE REQUIREMENT: AT LEAST ONE BATHROOM AND ONE BEDROOM ON THE ENTRY LEVEL SHALL PROVIDE A DOORWAY WITH A NET CLEAR OPENING OF NOT LESS THAN 32 INCHES, MEASURED WITH THE DOOR POSITIONED AT AN ANGLE OF 90 DEGREES FROM THE CLOSED POSITION. CRC §R327.1.3 AGING IN PLACE REQUIREMENT: AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BE PROVIDED WITH REINFORCEMENT FOR GRAB BARS INSTALLED IN ACCORDANCE WITH CRC §R327.1.1, REFER TO THE INTERIOR ELEVATIONS FOR BLOCKING LOCATIONS. REFER TO THE AGING IN PLACE REQ. GENERAL NOTES ON SHEET A0.0 APPLIANCE: 48" GAS RANGE, PROVIDE DEDICATED GAS SUPPLY AND GFCI ELECTRICAL SERVICE, SEE A1.0 FOR GAS PIPE DIAGRAM. APPLIANCE: OVER RANGE EXHAUST HOOD SHALL BE VENTED TO THE EXTERIOR WITH A MIN OF AN 8" SMOOTH DUCT, OR AS SPECIFIED MY THE MFR. TO COMPLY WITH ASHRAE 62.2. EXHAUST SHALL ALSO PROVIDE A MIN. FLOW RATE OF 70% CAPTURE EFFICIENCY OR 180 CFM, WITH A MAXIMUM SOUND LEVEL OF 3 SONES CABINETRY: CABINETRY REFER TO INTERIOR ELEVATIONS FOR MORE INFORMATION CABINETRY: WALL CABINETRY ABOVE, REFER TO INTERIOR ELEVATIONS FOR MORE INFORMATION DASHED LINE INDICATES SOFFIT OR CHANGE IN CEILING HEIGHT ABOVE. REFER TO REFLECTED CEILING PLANS FOR MORE INFORMATION DOWNSPOUT: IN-WALL DRAIN LINE FROM ROOF DRAIN, 3" DIAMETER MIN. CONNECT TO SITE DRAINAGE, REFER TO DETAILS 33/34/A7.1 EQUIPMENT: EV CHARGER PART 2 - LISTED CABINET WITH CAPACITY FOR A 40- AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE EQUIPMENT: FIRE SPRINKLER RISER LOCATION EQUIPMENT: HEAT PUMP WATER HEATER WITH RECIRCULATING PUMP, REFER TO T-24 REPORT FOR MIN. EFFICINCIEY SPECS AND REQUIRMENTS.. INSTALL PER MFR'S SPECIFICATIONS. ALL HOT WATER LINES SHALL BE INSULATED. PROVIDE A DEDICATED, 125-VOLT, 40-AMP ELECTRICAL RECEPTACLE WITH A 120/240-VOLT 3 CONDUCTOR, 10-AWG COPPER BRANCH CIRCUIT. PROVIDE A CONDENSATE DRAIN TO THE EXTERIOR THAT IS NO MORE THAN 2 INCHES HIGHER THAN THE FINISH GRADE TO ALLOW FOR NATURAL DRAINING EQUIPMENT: IRRIGATION CONTROLLER: REFER TO LANDSCAPE DRAWINGS EQUIPMENT: OPTIONAL WATER SOFTENER/FILTRATION SYSTEM BY OWNER, PROVIDE ROUGH PLUMBING WATER LOOP AND DRAIN LINE EXTERIOR LANDING: PROVIDE A MINIMUM 36 INCH DEEP LANDING OUTSIDE ALL EXTERIOR DOORS. LANDING SHALL SLOPE 2% AWAY FROM THE STRUCTURE. LANDINGS SHALL BE NOT MORE THAN 7-3/4 INCHES LOWER THAN THRESHOLD FOR IN-SWINGING EGRESS DOORS AND NOT MORE THAN 1-1/2 INCHES LOWER THAN THRESHOLD FOR OUT-SWINGING EGRESS DOORS, PER CRC R311.3.1 FLOORING: EXPOSED CONCRETE SLAB, PROTECT IN PLACE FLOORING: HARDWOOD, PER GENERAL CONTRACTOR FLOORING: TILE, PER GENERAL CONTRACTOR FRAMELESS TEMPERED GLASS DOOR FRAMING : SHAMPOO NICHE WITH TILE FINISH HANDRAIL: TOP OF GLASS RAILING TO ACT AS HANDRAIL, REFER TO DETAILS 25/42/A7.1 ISLAND SINK VENT PER CPC §909.0, REFER TO DETAIL 13/A7.3 PLUMBING ACCESSORY: 24" BATH TOWEL BAR AT 40" AFF, PROVIDE BLOCKING IN WALL PLUMBING ACCESSORY: 8" HAND TOWEL BAR AT 56" AFF, PROVIDE BLOCKING IN WALL PLUMBING ACCESSORY: ROBE HOOKS AT 72" AFF, PROVIDE BLOCKING IN WALL PLUMBING ACCESSORY: TOILET PAPER DISPENSER AT +28" AFF, PROVIDE BLOCKING IN WALL, INSTALL PER MFR SPECS. PLUMBING FIXTURE: FREE STANDING BATHTUB PLUMBING FIXTURE: KITCHEN / UTILITY FAUCET, 1.8 GPM MAX. AT 60 PSI. INSTALL PER MFR SPECS. PLUMBING FIXTURE: LAVATORY FAUCET, 1.2 GPM MAX. AT 60 PSI. INSTALL PER MFR SPECS. PLUMBING FIXTURE: LOW FLOW DUAL FLUSH TOILET, 0.8 / 1.28 GPF. INSTALL PER MFR SPECS. PLUMBING FIXTURE: PRESSURE BALANCED SHOWER VALVE AND VALVE TRIM, 1.8 GPM MAX. AT 80 PSI. INSTALL PER MFR SPECS. PLUMBING FIXTURE: RAIN SHOWER. INSTALL PER MFR SPECS. PLUMBING FIXTURE: HANDHELD SHOWER. INSTALL PER MFR SPECS. PLUMBING FIXTURE: TUB FILLER PLUMBING FIXTURE: UNDERMOUNT SINK, INSTALL PER MFR SPECS. SHOWER BENCH WITH TILE FINISH SHOWER WITH FULL HEIGHT TILE SURROUND STAIRS: FOR INTERIOR STAIRS REFER TO DETAIL 32/42/A7.3. REFER TO THE STAIR, GUARDRAIL, AND HANDRAIL NOTES ON SHEET A0.0 FOR ADDITIONAL REQUIREMENTS UTILITY: GAS METER UTILITY: PHONE BOX/TV BOX ABOVE, FIELD VERIFY POINT OF CONNECTION # INSULATION NOTES 1.REFER TO T-24 REPORT FOR ADDITIONAL INSULATION REQUIREMENTS 2.PROVIDE INSULATION AT ALL INTERIOR WALLS WALL LEGEND 2X6 WOOD FRAME CONSTRUCTION PROVIDE MIN. R-19 INSULATION AT ALL EXTERIOR WALLS PROVIDE WALL BASE PER DETAIL 42/A7.3 2X4 WOOD FRAME CONSTRUCTION AT INTERIOR WALLS WHERE SHOWN PROVIDE WALL BASE PER DETAIL 42/A7.3 8" CMU BLOCK OR CAST IN PLACE CONCRETE WALL 1 HOUR FIRE RATED 2X6 WOOD FRAME CONSTRUCTION PROVIDE 1 LAYER OF 5/8" TYPE X GYPSUM WALL BOARD 2X8 WOOD FRAME CONSTRUCTION PROVIDE MIN. R-19 INSULATION AT ALL EXTERIOR WALLS PROVIDE WALL BASE PER DETAIL 42/A7.3 GENERAL NOTES: REFER TO SHEET A0.0 PLUMBING: REFER TO PLUMBING GENERAL NOTES STAIRS AND HANDRAILS: REFER TO GENERAL NOTES GYPSUM WALL BOARD: REFER TO GENERAL NOTES CONCRETE SLABS: REFER TO GENERAL NOTES ROOF SHEATHING: REFER TO GENERAL NOTES 3/4"4'-0" KITCHEN 24'-0" X 17'-3" DW TRASH 24 x 24 18 x 24 W-222'-0"W-151'-11"9'-4"13'-10 1/2"3'-7"W-13W-144'-0" 2'-1 3/8" 4'-0" 4'-5 1/2" 4'-0"D-235'-0"SLOPE8 : 12 SLOPE8 : 12 SLOPE8 : 12 W-08 NICHE3'-9 1/2" 18'-0"21'-1"18 x 24 TRASH 24 x 24 DW W-242 % SLOPEMIRROR 2 % SLOPE2 % SLOPE(FUTURE PROVISION FOR ELEVATOR) EV 4'-3" 3'-5 1/2"UNDERCOUNTERWINE STORAGEFIREPLACELOW WALL DW5'-0"6'-0"4'-0"UNDERCOUNTERFRIDGEBENCH/ STORAGE BROOM VACUUM W/D UTILITY GD GD WINE TOWER ICE MAKER 3'-7"3'-7"3'-7"3'-7"LOW WALL VENT UPPER FLOOR PLAN Scale: 1/4" = 1'-0" 34 5 5 5 1113 15 37 37 20 20 38 39 10 12 17 34 4 3 5 27 6 6 6 6 27 21 16 16 16 16 16 16 16 16 16 16 16 17 7 7 7 7 7 7 7 7 7 7 36 30 19 22 29 25 34 28 23 23 18 34 28 35 26 33 15 15 29 5 23 16 5 28 25 34 5 6 A A B B C C F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 2'-3"7 7 5 9 FLOOR PLAN KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. AGING IN PLACE REQUIREMENT: AT LEAST ONE BATHROOM AND ONE BEDROOM ON THE ENTRY LEVEL SHALL PROVIDE A DOORWAY WITH A NET CLEAR OPENING OF NOT LESS THAN 32 INCHES, MEASURED WITH THE DOOR POSITIONED AT AN ANGLE OF 90 DEGREES FROM THE CLOSED POSITION. CRC §R327.1.3 AGING IN PLACE REQUIREMENT: AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BE PROVIDED WITH REINFORCEMENT FOR GRAB BARS INSTALLED IN ACCORDANCE WITH CRC §R327.1.1, REFER TO THE INTERIOR ELEVATIONS FOR BLOCKING LOCATIONS. REFER TO THE AGING IN PLACE REQ. GENERAL NOTES ON SHEET A0.0 APPLIANCE: 48" GAS RANGE, PROVIDE DEDICATED GAS SUPPLY AND GFCI ELECTRICAL SERVICE, SEE A1.0 FOR GAS PIPE DIAGRAM. APPLIANCE: OVER RANGE EXHAUST HOOD SHALL BE VENTED TO THE EXTERIOR WITH A MIN OF AN 8" SMOOTH DUCT, OR AS SPECIFIED MY THE MFR. TO COMPLY WITH ASHRAE 62.2. EXHAUST SHALL ALSO PROVIDE A MIN. FLOW RATE OF 70% CAPTURE EFFICIENCY OR 180 CFM, WITH A MAXIMUM SOUND LEVEL OF 3 SONES CABINETRY: CABINETRY REFER TO INTERIOR ELEVATIONS FOR MORE INFORMATION CABINETRY: WALL CABINETRY ABOVE, REFER TO INTERIOR ELEVATIONS FOR MORE INFORMATION DASHED LINE INDICATES SOFFIT OR CHANGE IN CEILING HEIGHT ABOVE. REFER TO REFLECTED CEILING PLANS FOR MORE INFORMATION DOWNSPOUT: IN-WALL DRAIN LINE FROM ROOF DRAIN, 3" DIAMETER MIN. CONNECT TO SITE DRAINAGE, REFER TO DETAILS 33/34/A7.1 EQUIPMENT: EV CHARGER PART 2 - LISTED CABINET WITH CAPACITY FOR A 40- AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE EQUIPMENT: FIRE SPRINKLER RISER LOCATION EQUIPMENT: HEAT PUMP WATER HEATER WITH RECIRCULATING PUMP, REFER TO T-24 REPORT FOR MIN. EFFICINCIEY SPECS AND REQUIRMENTS.. INSTALL PER MFR'S SPECIFICATIONS. ALL HOT WATER LINES SHALL BE INSULATED. PROVIDE A DEDICATED, 125-VOLT, 40-AMP ELECTRICAL RECEPTACLE WITH A 120/240-VOLT 3 CONDUCTOR, 10-AWG COPPER BRANCH CIRCUIT. PROVIDE A CONDENSATE DRAIN TO THE EXTERIOR THAT IS NO MORE THAN 2 INCHES HIGHER THAN THE FINISH GRADE TO ALLOW FOR NATURAL DRAINING EQUIPMENT: IRRIGATION CONTROLLER: REFER TO LANDSCAPE DRAWINGS EQUIPMENT: OPTIONAL WATER SOFTENER/FILTRATION SYSTEM BY OWNER, PROVIDE ROUGH PLUMBING WATER LOOP AND DRAIN LINE EXTERIOR LANDING: PROVIDE A MINIMUM 36 INCH DEEP LANDING OUTSIDE ALL EXTERIOR DOORS. LANDING SHALL SLOPE 2% AWAY FROM THE STRUCTURE. LANDINGS SHALL BE NOT MORE THAN 7-3/4 INCHES LOWER THAN THRESHOLD FOR IN-SWINGING EGRESS DOORS AND NOT MORE THAN 1-1/2 INCHES LOWER THAN THRESHOLD FOR OUT-SWINGING EGRESS DOORS, PER CRC R311.3.1 FLOORING: EXPOSED CONCRETE SLAB, PROTECT IN PLACE FLOORING: HARDWOOD, PER GENERAL CONTRACTOR FLOORING: TILE, PER GENERAL CONTRACTOR FRAMELESS TEMPERED GLASS DOOR FRAMING : SHAMPOO NICHE WITH TILE FINISH HANDRAIL: TOP OF GLASS RAILING TO ACT AS HANDRAIL, REFER TO DETAILS 25/42/A7.1 ISLAND SINK VENT PER CPC §909.0, REFER TO DETAIL 13/A7.3 PLUMBING ACCESSORY: 24" BATH TOWEL BAR AT 40" AFF, PROVIDE BLOCKING IN WALL PLUMBING ACCESSORY: 8" HAND TOWEL BAR AT 56" AFF, PROVIDE BLOCKING IN WALL PLUMBING ACCESSORY: ROBE HOOKS AT 72" AFF, PROVIDE BLOCKING IN WALL PLUMBING ACCESSORY: TOILET PAPER DISPENSER AT +28" AFF, PROVIDE BLOCKING IN WALL, INSTALL PER MFR SPECS. PLUMBING FIXTURE: FREE STANDING BATHTUB PLUMBING FIXTURE: KITCHEN / UTILITY FAUCET, 1.8 GPM MAX. AT 60 PSI. INSTALL PER MFR SPECS. PLUMBING FIXTURE: LAVATORY FAUCET, 1.2 GPM MAX. AT 60 PSI. INSTALL PER MFR SPECS. PLUMBING FIXTURE: LOW FLOW DUAL FLUSH TOILET, 0.8 / 1.28 GPF. INSTALL PER MFR SPECS. PLUMBING FIXTURE: PRESSURE BALANCED SHOWER VALVE AND VALVE TRIM, 1.8 GPM MAX. AT 80 PSI. INSTALL PER MFR SPECS. PLUMBING FIXTURE: RAIN SHOWER. INSTALL PER MFR SPECS. PLUMBING FIXTURE: HANDHELD SHOWER. INSTALL PER MFR SPECS. PLUMBING FIXTURE: TUB FILLER PLUMBING FIXTURE: UNDERMOUNT SINK, INSTALL PER MFR SPECS. SHOWER BENCH WITH TILE FINISH SHOWER WITH FULL HEIGHT TILE SURROUND STAIRS: FOR INTERIOR STAIRS REFER TO DETAIL 32/42/A7.3. REFER TO THE STAIR, GUARDRAIL, AND HANDRAIL NOTES ON SHEET A0.0 FOR ADDITIONAL REQUIREMENTS UTILITY: GAS METER UTILITY: PHONE BOX/TV BOX ABOVE, FIELD VERIFY POINT OF CONNECTION # D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A2.2 FLOOR PLAN UPPER FLOOR INSULATION NOTES 1.REFER TO T-24 REPORT FOR ADDITIONAL INSULATION REQUIREMENTS 2.PROVIDE INSULATION AT ALL INTERIOR WALLS WALL LEGEND 2X6 WOOD FRAME CONSTRUCTION PROVIDE MIN. R-19 INSULATION AT ALL EXTERIOR WALLS PROVIDE WALL BASE PER DETAIL 42/A7.3 2X4 WOOD FRAME CONSTRUCTION AT INTERIOR WALLS WHERE SHOWN PROVIDE WALL BASE PER DETAIL 42/A7.3 8" CMU BLOCK OR CAST IN PLACE CONCRETE WALL 1 HOUR FIRE RATED 2X6 WOOD FRAME CONSTRUCTION PROVIDE 1 LAYER OF 5/8" TYPE X GYPSUM WALL BOARD 2X8 WOOD FRAME CONSTRUCTION PROVIDE MIN. R-19 INSULATION AT ALL EXTERIOR WALLS PROVIDE WALL BASE PER DETAIL 42/A7.3 GENERAL NOTES: REFER TO SHEET A0.0 PLUMBING: REFER TO PLUMBING GENERAL NOTES STAIRS AND HANDRAILS: REFER TO GENERAL NOTES GYPSUM WALL BOARD: REFER TO GENERAL NOTES CONCRETE SLABS: REFER TO GENERAL NOTES ROOF SHEATHING: REFER TO GENERAL NOTES REFLECTED CEILING PLAN KEYNOTES 1. 2. HVAC: HEAT PUMP FURNACE, REFER TO T-24 REPORT AND ACCA MANUAL FOR SPECIFICATIONS AND MINIMUM EFFICIENY REQUIREMENTS. MAINTAIN THE MANUFACTURER’S CLEARANCES FOR COMBUSTIBLE CONSTRUCTION PER MANUFACTURER’S INSTALLATION INSTRUCTIONS. WHEN LOCATED IN AN ATTIC, THE ATTIC MUST HAVE AN ACCESS SPACE THAT ALLOWS THE LARGEST EQUIPMENT TO BE REMOVED WITH A MINIMUM OF 22 INCHES X 30 INCHES. WHERE PASSAGEWAY HEIGHT IS LESS THAN 6 FEET, THE DISTANCE FROM THE PASSAGEWAY ACCESS TO THE APPLIANCE MUST BE 20 FEET OR LESS. PASSAGEWAY MUST BE UNOBSTRUCTED AND HAVE SOLID FLOORING AT LEAST 24 INCHES WIDE FROM THE ENTRANCE OPENING TO THE APPLIANCE AND NOT LONGER THAN 20 FEET. CHANGE IN CEILING ELEVATION # D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 E-1 R E1/WP R E1/WP R E-1 R E-1 R E-2 R E-2 L-8 R E-2 R E-2 R E-2 R E-2 L-8 R E-1 R E1/WP E-4/WP E-4/WP L-7 R E-2 R E-2 R E-2 R E-2 E-4/WP E-4/WP E-4/WP E-4/WP C C C R E-1 R E-1 R E-2C R E-2 R E-1 H-1 H-1 DEDICATED 15 AMP DEDICATED 15 AMP R E-2 E-4/WP E-4/WP R E-1 R E-1 FAU #1 ACCESS PANEL A A B B F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 C C 2 2 STUCCO-1 STAIN-1 REFER TO THE POWER AND LIGHTING PLANS FOR ADDITIONAL INFORMATION 26. 27. 28. FENCE AT PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. ROOF: STANDING SEAM METAL ROOF AND LOW SLOPE ROOF CONNECTION. REF. TO DETAIL 20/ A7.1 ADDRESS NUMBERS AT HOUSE: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH OF A CONTRASTING COLOR TO BACKGROUND COLOR DOG WASH AREA: A SHOWER PAD WITH DRAIN AND HOT/COLD WATER SUPPLY. EXTERIOR FINISH SCHEDULE METAL-1 PAINT-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 ALUMINUM FLASHING / METAL ROOF MFR: AEP, OR EQUAL COLOR: BLACK ACCENT PAINT MFR: SHERWIN WILLIAMS OR EQUAL PAINT COLOR: SW6900, CAVIAR STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING TPO MEMBRANE ROOF COLOR: GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: SW6108, LATTE STONE VENNER AND WALL CAP TYPE: LIMESTONE COLOR: GRAY CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW9166, DRIFT OF MIST INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7037, BALANCED BEIGE FINISH-# D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 C C RCP - UPPER FLOOR PLAN Scale: 1/4" = 1'-0" 2 2 1 2 2 2 2 2 2 2 STUCCO-1 STAIN-1 REFLECTED CEILING PLAN KEYNOTES 1. 2. HVAC: HEAT PUMP FURNACE, REFER TO T-24 REPORT AND ACCA MANUAL FOR SPECIFICATIONS AND MINIMUM EFFICIENY REQUIREMENTS. MAINTAIN THE MANUFACTURER’S CLEARANCES FOR COMBUSTIBLE CONSTRUCTION PER MANUFACTURER’S INSTALLATION INSTRUCTIONS. WHEN LOCATED IN AN ATTIC, THE ATTIC MUST HAVE AN ACCESS SPACE THAT ALLOWS THE LARGEST EQUIPMENT TO BE REMOVED WITH A MINIMUM OF 22 INCHES X 30 INCHES. WHERE PASSAGEWAY HEIGHT IS LESS THAN 6 FEET, THE DISTANCE FROM THE PASSAGEWAY ACCESS TO THE APPLIANCE MUST BE 20 FEET OR LESS. PASSAGEWAY MUST BE UNOBSTRUCTED AND HAVE SOLID FLOORING AT LEAST 24 INCHES WIDE FROM THE ENTRANCE OPENING TO THE APPLIANCE AND NOT LONGER THAN 20 FEET. CHANGE IN CEILING ELEVATION # REFER TO THE POWER AND LIGHTING PLANS FOR ADDITIONAL INFORMATION 28. ADDRESS NUMBERS AT HOUSE: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH OF A CONTRASTING COLOR TO BACKGROUND COLOR DOG WASH AREA: A SHOWER PAD WITH DRAIN AND HOT/COLD WATER SUPPLY. EXTERIOR FINISH SCHEDULE METAL-1 PAINT-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 ALUMINUM FLASHING / METAL ROOF MFR: AEP, OR EQUAL COLOR: BLACK ACCENT PAINT MFR: SHERWIN WILLIAMS OR EQUAL PAINT COLOR: SW6900, CAVIAR STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING TPO MEMBRANE ROOF COLOR: GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: SW6108, LATTE STONE VENNER AND WALL CAP TYPE: LIMESTONE COLOR: GRAY CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW9166, DRIFT OF MIST INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7037, BALANCED BEIGE FINISH-# ROOF PLAN KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. DASHED LINE INDICATES BUILDING BELOW DOWNSPOUT: 3" DIAMETER CIRCULAR DOWNSPOUT, CONNECT TO SITE DRAINAGE SYSTEM, REFER TO CIVIL PLANS AND DETAILS XX/XX/A7.1 DOWNSPOUT: IN-WALL DRAIN LINE FROM ROOF DRAIN, 3" DIAMETER MIN. CONNECT TO SITE DRAINAGE, REFER TO DETAILS XX/XX/A7.1 DOWNSPOUT: IN-WALL OVERFLOW DRAIN LINE FROM ROOF DRAIN, 3" DIAMETER MIN. CONNECT TO SITE DRAINAGE, REFER TO DETAILS XX/XX/A7.1 EQUIPMENT: APPOXIMATE LOCATION OF KITCHEN HOOD EXAUST DUCTING WITH INLINE BLOWER EQUIPMENT: VERTICAL TERMINATION CAP FROM KITCHEN EXHAUST HOOD BELOW, INSTALL PER MFR SPEC. GUTTER: 5" HALF ROUND ALUMINUM GUTTER WITH LEAFGUARD AND 3" DIAMETER CIRCULAR DOWNSPOUT LOW SLOPE ROOF: REF. TO ROOF PLAN FOR SLOPE. PROVIDE AND INSTALL SINGLE PLY 'IB ROOF SYSTEMS' ROOF MEMBRANE OVER FIRE RESISTANT SEPARATION SHEET 'IB FIRE SHEET' BY IB ROOF SYSTEMS OR 1/4" DENS DECK SHEATHING. INSTALL ROOFING PER MFR SPECIFICATIONS AND ESR REPORT #2852 TO ACHIEVE CLASS A FIRE RATING. REF. TO DETAILS 21/22/23/33/34/35 A7.1 PHOTOVOLTAIC PANELS PER T-24 REPORTS, SFD REQUIRES 3.15 kW MIN. AND ADU REQUIRES 1.95 kW MIN. REFER TO SOLAR ROUGH-IN NOTES AND DIAGRAM, THIS SHEET, FOR ADDITIONAL INFORMATION. PHOTOVOLTAIC PANEL SYSTEM SHALL BE UNDER SEPARATE PERMIT ROOF DRAIN: TPO OR PVC-CLAD STAINLESS STEEL BOTTOM OR SIDE OUTLET ROOF DRAIN WITH OVERFLOW AND LOW SILHOUETTE DOME, TYPICAL OR FLAT GRATE AT INSTALLATIONS BELOW RAISED DECKING. MFR: THUNDERBIRD PRODUCTS, MODEL TPO/PVC-RDCB3TA, OR APPROVED EQUAL. CONNECT TO BOTH DRAIN LINES TO SITE DRAINAGE SYSTEM, REFER TO CIVIL PLANS AND DETAIL XX/XX/A7.1 ROOF VENT: INTAKE VENT WITH PROVIDE WUI APPROVED ASSEMBLY PER CRC §R8061.1, CRC §R337.6, CBC §706A.2.1. INSTALL PER MFR. SPECIFICATIONS. REFER TO ATTIC VENTILATION CALCULATIONS, ATTIC VENT GENERAL NOTES, AND OFF RIDGE AND RIDGE VENTS REQUIREMENTS NOTE BLOCK THIS SHEET ROOF VENT: RIDGE VENT WITH PROVIDE WUI APPROVED ASSEMBLY PER CRC §R8061.1, CRC §R337.6, CBC §706A.2.1. INSTALL PER MFR. SPECIFICATIONS. REFER TO ATTIC VENTILATION CALCULATIONS, ATTIC VENT GENERAL NOTES, AND OFF RIDGE AND RIDGE VENTS REQUIREMENTS NOTE BLOCK THIS SHEET, REFER TO DETAIL 21/A7.1 ROOFING: STANDING SEAM METAL ROOF WITH LISTED UL 790 (ASTM E 108) CLASS A FIRE RATING. MCELROY METAL, MODEL MERIDIAN SNAP TOGETHER METAL ROOFING OR EQUAL. INSTALL OVER 0.5 INCH MIN. DENSDECK, OR EQUAL, OVER APPROVED UNDERLAYMENT OVER STRUCTRAL ROOF SHEATHING.FOR ROOF SLOPES BETWEEN 2:12 AND 4:12, DOUBLE UNDERLAYMENT APPLICATION IS REQUIRED PER CRC TABLE 905.1.1(2). INSTALL ROOFING PER MFR. SPECIFICATIONS TO ACHIEVE CLASS A FIRE-RATED ASSEMBLY. REFER TO DETAILS 12/13/21/22/23/24/A7.1 ROOFING: STANDING SEAM METAL ROOF AND LOW SLOPE ROOF CONNECTION. REF. TO DETAIL 20/ A7.1 ATTIC VENTILATION SPECIFICATIONS VENTED ROOF ASSEMBLY VENT TYPES •CONTINUOUS SOFFIT VENT: MFR: TAMLYN, MODEL CUV8AP50, NFA 9 SQ.IN. PER LINEAR FOOT •POP VENT: MFR: ACTIVE VENTS PRODUCTS WWW.ROOFVENTS.COM, MODEL PV-12-C04 NFA 113 SQ.IN. •PROVIDE (3) 3" HOLES IN THE BLOCKING AT EACH TRUSS BAY. BLOCKING SHALL BE 2X6 MIN. NONVENTED ROOF SPECIFICATIONS ALL ATTIC AND ROOF ASSEMBLIES IN THIS STRUCTURE SHALL BE SPACES INSULATED FOR A NON VENTED CONSTRUCTION ASSEMBLY. PROVIDE SPRAY FOAM INSULATION PER CRC R806.5, ALL CONDITIONS OF CRC R806.5 MUST BE MET SOLAR ROUGH-IN NOTES AND DIAGRAM 1. 2. 3. 4. 5. AC CONDUIT: SUBCONTRACTOR TO RUN 1" STEEL FLEX PIPE CONDUIT FROM NEW 4S DEEP JUNCTION BOX IN GARAGE TO MAIN PANEL. DC CONDUIT: SUBCONTRACTOR TO RUN 1" INCH STEEL FLEX CONDUIT FROM GARAGE TO ATTIC. SUBCONTRACTOR SHALL END THE 1" INCH STEEL FLEX DC CONDUIT RUN AT A 4S DEEP JUNCTION BOX IN GARAGE (4S BOXES TO BE INSTALLED AT 4’-6" FROM FINISH FLOOR AND MIN 20" ON CENTER APART) PER BUILDER PREFERENCE IF APPLICABLE, THEN CONTINUE CONDUIT TO A 6X6X5 ˘" HOFFMAN JUNCTION BOX IN THE ATTIC (WITHIN CODE DISTANCE FROM ATTIC ACCESS AND / OR AT FAU PLATFORM IN ATTIC SPACE). ACCESS TO THIS BOX MUST BE CODE COMPLIANT. PULL ROPE SHALL BE LEFT IN EACH CONDUIT RUN POSSIBLE (BOTH AC AND DC), EXCLUDING CONDUIT RUN FROM THE ATTIC HOFFMAN BOX TO THE ROOF STUB OUT LOCATION. ALL JUNCTION BOXES IN GARAGE WILL INCLUDE MUD RINGS FURNISHED AND INSTALLED BY SUBCONTRACTOR SPECIFIED BY BUILDER DRYWALL AND FIREWALL REQUIREMENTS WHERE APPLICABLE. ALL JUNCTION BOXES SHOULD BE FURNISHED AND INSTALLED AT 4'-6" FROM FINISH FLOOR IN GARAGE. PART 4: DC STUB OUT DC STUB-OUT 1" EMT STICK STUB-OUT THROUGH ROOF, WITH PULL STRING 1 PART 1 - AC PROVIDE 1" STEEL FLEX PIPE CONDUIT WITH PULL STRING FROM NEW 4S DEEP JUNCTION BOX IN GARAGE TO MAIN PANEL FOR AC DISCONNECT (EITHER OUTSIDE NEXT TO MAIN, OR INSIDE NEXT TO INVERTER PER LOCAL JURISDICTION, GENERAL CONTRACTOR. AND UTILITY REQUIREMENTS) 2 PART 2 - DC RUN PROVIDE HOFFMAN BOX AT ATTIC ACCESS POINT, 1" FLEX METAL CONDUIT WITH PULL-STRING FROM INVERTER TO ATTIC, AND J-BOX AT INVERTER LOCATION 3 PART 3 - DC ATTIC RUN PROVIDE 1" FLEX METAL CONDUIT FROM 1" EMT STICK STUB OUT LOCATION(S) TO ATTIC ACCESS POINT, WITH PULL-STRING 4 # D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A2.5 ROOF PLAN ROOF PLAN GENERAL NOTES A. B. C. ALL ROOFING/DECKING MATERIALS TO BE INSTALLED TO ACHIEVE CLASS "A" RATING; REFER TO DETAILS AND MFR'S INSTALLATION REQUIREMENTS FOR ROOFS LESS THAN 3 VERTICAL AND 12 HORIZONAL UNITS BUILT-UP ROOF SHALL BE APPLIED IN ACCORDANCE WITH THE ROOF MFR INSTRUCTIONS AND CRC 905.9. REFER TO SITE/GRADING PLAN FOR DOWNSPOUT CONNECTIONS ROOF PLAN GENERAL NOTES A. B. C. ALL ROOFING/DECKING MATERIALS TO BE INSTALLED TO ACHIEVE CLASS "A" RATING; REFER TO DETAILS AND MFR'S INSTALLATION REQUIREMENTS FOR ROOFS LESS THAN 3 VERTICAL AND 12 HORIZONAL UNITS BUILT-UP ROOF SHALL BE APPLIED IN ACCORDANCE WITH THE ROOF MFR INSTRUCTIONS AND CRC 905.9. REFER TO SITE/GRADING PLAN FOR DOWNSPOUT CONNECTIONS D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A2.5 ROOF PLAN ATTIC VENT GENERAL NOTES A. B. C. D. ALL VENT OPENINGS SHALL BE COVERED WITH NON-COMBUSTIBLE AND CORROSION RESISTANT METAL MESH WITH OPENINGS NO SMALLER THAN 1/16" AND NO LARGER THAN 1/8" SOFFIT BLOCKING FOR EAVE VENTS: PROVIDE HOLES IN BLOCKING AT EVERY TRUSS/ROOF BAY TO PROVIDE SUFFICIENT NET FREE AREA TO ALLOW FOR PROPER AIR FLOW THROUGH THE ATTIC. REFER TO ATTIC VENT CALCULATION FOR HOLE SIZE AND QUANTITIES. VENT AND INSULATION CLEARANCE: WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MINIMUM OF A 1-INCH SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHEATHING AND AT THE LOCATION OF THE VENT. PER CRC R806.3 VENTED ATTIC ASSEMBLIES: ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN AND SNOW PER CRC R806.1. ATTIC VENTILATION CALCULATIONS ATTIC AREA = 2,739 SQ.FT. REQUIRED VENTING TOTAL 2,739 SQ.FT / 300 X 144 SQ.IN = 1,315 SQ. IN. REQURIED LOW VENTING 658 SQ.IN. MIN. (50%) REQUIRED HIGH VENTING 526 SQ.IN. MIN. (40%) UPTO 658 SQ.IN. MAX. (50%) LOW VENTING MFR: O-HAGIN, LOW PROFILE TAPERED FIRE AND ICE, QTY: 10 NFA 72 SQ.IN. PER VENT PROVIDED LOW VENTING 720 SQ.IN. (54.75%) HIGH VENTING TYPE: METAL STANDING SEAM RIDGE VENT, PER AEP SPAN SPECS NFA 4 SQ.IN. PER LINEAR FOOT OF VENTING, SEE DETAIL 21/A7.1 QTY: 157 LINEAR FEET PROVIDED HIGH VENTING 628 SQ.IN. (47.7%) TOTAL VENTING 1, E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 1 1 8 10 13 9 PHOTOVOLTAIC SYSTEM FOR SFD 12 3 4 7 2 11 7 2 11 1111 11 11 11 11 11 11 11 13 13 13 13 12 12 12 1212 1212 13 13 13 13 7 7 2 7 2 7 2 7 2 8 13 8 13 13 6 5 14 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT = 1'-0"2 5 4 STUCCO-22 19 27 17 STUCCO-2 EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. ROOF ACCESSORY: 4X6 NON STRUCTURAL OUTLOOKER, REFER TO DETAIL 24/A7.1 ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL --/A7.3 ADDRESS NUMBERS: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH, OF A CONTRASTING COLOR TO BACKGROUND COLOR CAST IN PLACE CONCRETE STAIRS/STEPS REFER TO DETAIL --/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO OR WALKWAY: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES RETAINING WALL AT LOWER FLOOR BEYOND DASHED LINE INDICATES SLAB ON GRADE FOUNDATION BEYOND DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIVEWAY WITH PRECASE CONCRET PAVERS: REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION FASCIA, PAINT PER PLAN. WRAP WITH ALUMINUM DRIP EDGE TRIM. REFER TO DETAIL 13/24/A7.1 FENCE, REFER TO DETAIL A/E/F/T1.10 AND 21/A7.3. WHEN COMBINED WITH A RETAINING WALL, THE HEIGHT OF THE FENCE AND WALL COMBINATION SHALL NOT EXCEED 6'-0" IN HEIGHT FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GUARDRAIL: GLASS GUARDRAIL WITH ALUMINUM TOP CAP. TOP OF GUARD RAIL SHALL BE 42" MIN. AFF, REFER TO DETAIL 25/42/A7.3 LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION LIMESTONE VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 44/A7.1 LIMESTONE WALL CAP OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER SELF HEALING ADHESIVE FLASHING OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 31/A7.3 LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH, REFER TO DETAIL 54/A7.3 PARAPET CAP FLASHING, REFER TO DETAILS 22/33/A7.1 RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS 32/42/52/7.1 FOR MORE INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF WUI APPRIVED NONCOMBUSTIBLE IGNITION-RESISTANT SOFFIT BOARDS ARE USED. REFER TO DETAIL 24/A7.1 AND 13/A7.3 ROOF: SINGLE PLY ROOF MEMBRANE ROOF, REFER TO DETAILS 14/20/A7.1 ROOF: STANDING SEAM METAL ROOF, REFER TO DETAILS 12/20/21/22/23/24/A7.1 FENCE: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO THE FOOTING / 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. FENCE AT PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. ROOF: STANDING SEAM METAL ROOF AND LOW SLOPE ROOF CONNECTION. REF. TO DETAIL 20/ A7.1 ADDRESS NUMBERS AT HOUSE: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH OF A CONTRASTING COLOR TO BACKGROUND COLOR DOG WASH AREA: A SHOWER PAD WITH DRAIN AND HOT/COLD WATER SUPPLY. # EXTERIOR FINISH SCHEDULE METAL-1 PAINT-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 ALUMINUM FLASHING / METAL ROOF MFR: AEP, OR EQUAL COLOR: BLACK ACCENT PAINT MFR: SHERWIN WILLIAMS OR EQUAL PAINT COLOR: SW6900, CAVIAR STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING TPO MEMBRANE ROOF COLOR: GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: SW6108, LATTE STONE VENNER AND WALL CAP TYPE: LIMESTONE COLOR: GRAY CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW9166, DRIFT OF MIST INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7037, BALANCED BEIGE FINISH-# STAIN-1 23 23STAIN-1 26 2 STUCCO-1 2 STUCCO-122 28 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A3.2 EXTERIORS EXTERIOR ELEVATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. ROOF ACCESSORY: 4X6 NON STRUCTURAL OUTLOOKER, REFER TO DETAIL 24/A7.1 ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL. REFER TO DETAIL --/A7.3 ADDRESS NUMBERS: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH, OF A CONTRASTING COLOR TO BACKGROUND COLOR CAST IN PLACE CONCRETE STAIRS/STEPS REFER TO DETAIL --/A7.1 AND TO CIVIL DRAWINGS AND GEOTECHNICAL REPORT FOR MORE INFORMATION CONCRETE PATIO OR WALKWAY: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION DASHED LINE INDICATES RETAINING WALL AT LOWER FLOOR BEYOND DASHED LINE INDICATES SLAB ON GRADE FOUNDATION BEYOND DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION DRIVEWAY WITH PRECASE CONCRET PAVERS: REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION FASCIA, PAINT PER PLAN. WRAP WITH ALUMINUM DRIP EDGE TRIM. REFER TO DETAIL 13/24/A7.1 FENCE, REFER TO DETAIL A/E/F/T1.10 AND 21/A7.3. WHEN COMBINED WITH A RETAINING WALL, THE HEIGHT OF THE FENCE AND WALL COMBINATION SHALL NOT EXCEED 6'-0" IN HEIGHT FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO GUARDRAIL: GLASS GUARDRAIL WITH ALUMINUM TOP CAP. TOP OF GUARD RAIL SHALL BE 42" MIN. AFF, REFER TO DETAIL 25/42/A7.3 LIGHT FIXTURE: DARKSKY WALL SCONCE PER PLAN, REFER TO POWER AND LIGHTING PLANS FOR MORE INFORMATION LIMESTONE VENEER OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 44/A7.1 LIMESTONE WALL CAP OVER CEMENTITIOUS PLASTER SCRATCH AND BROWN COAT OVER SELF HEALING ADHESIVE FLASHING OVER 2 LAYERS OF GRADE D BUILDING PAPER OR EQUAL, OVER SHEATHING. REFER TO DETAIL 31/A7.3 LINTEL WITH ACRYLIC ELASTOMERIC SMOOTH COAT 7/8" CEMENTITIOUS PLASTER 'STUCCO' FINISH, REFER TO DETAIL 54/A7.3 PARAPET CAP FLASHING, REFER TO DETAILS 22/33/A7.1 RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS 32/42/52/7.1 FOR MORE INFORMATION ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT OVER ONE LAYER OF 5/8" TYPE X GYPSUM BOARD, STAIN PER PLAN. 5/8" TYPE X GYPSUM BOARD CAN BE OMITTED IF WUI APPRIVED NONCOMBUSTIBLE IGNITION-RESISTANT SOFFIT BOARDS ARE USED. REFER TO DETAIL 24/A7.1 AND 13/A7.3 ROOF: SINGLE PLY ROOF MEMBRANE ROOF, REFER TO DETAILS 14/20/A7.1 ROOF: STANDING SEAM METAL ROOF, REFER TO DETAILS 12/20/21/22/23/24/A7.1 FENCE: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTS EMBEDDED INTO THE FOOTING / 24" DEEP 10" DIAMETER CONCRETE FILLED HOLES. GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. FENCE AT PERIMETER PROPERTY LINES: 5'-0" TALL BLACK WROUGHT IRON FENCE EMBEDDED INTO 18" DEEP 6" DIAMETER CONCRETE FILLED HOLES. FENCE BY MERCHANT METALS, OR EQUAL. INSTALL PER MFR. SPECS. ANY PORTION OF THE FENCE IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORTH IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. ROOF: STANDING SEAM METAL ROOF AND LOW SLOPE ROOF CONNECTION. REF. TO DETAIL 20/ A7.1 ADDRESS NUMBERS AT HOUSE: PROVIDE 6" MIN. TALL NUMBERS WITH 1/2" MIN. STROKE WIDTH OF A CONTRASTING COLOR TO BACKGROUND COLOR DOG WASH AREA: A SHOWER PAD WITH DRAIN AND HOT/COLD WATER SUPPLY. # EXTERIOR FINISH SCHEDULE METAL-1 PAINT-1 ROOF-1 ROOF-2 STAIN-1 STONE-1 STUCCO-1 STUCCO-2 ALUMINUM FLASHING / METAL ROOF MFR: AEP, OR EQUAL COLOR: BLACK ACCENT PAINT MFR: SHERWIN WILLIAMS OR EQUAL PAINT COLOR: SW6900, CAVIAR STANDING SEAM METAL ROOF COLOR: BLACK SPECS: CLASS A FIRE RATING TPO MEMBRANE ROOF COLOR: GRAY SPECS: CLASS A FIRE RATING WOOD STAIN MFR: SHERWIN WILLIAMS TYPE: SOLID BODY STAIN COLOR: SW6108, LATTE STONE VENNER AND WALL CAP TYPE: LIMESTONE COLOR: GRAY CREAM INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW9166, DRIFT OF MIST INTEGRAL STUCCO FINISH MFR: WESTERN BLENDED PRODUCTS, OR EQUAL COLOR: MATCH SW7037, BALANCED BEIGE FINISH-# 8'-0"3'-0"BEDROOM 3 HALL BATH 4 UPPER FLOOR 289.09' LOWER FLOOR 278.17' AVG. N.G. 282.70'25'-0" HEIGHT LIMITHEIGHT LIMIT 307.70'10'-0" PLATEOVER FRAMED ROOF 4'-10"1'-4"3'-0"8'-0"8'-6"2% SLOPE 5% SLOPE SECTON B Scale: 1/4" = 1'-0"B 18 3 20 2619 6 52 24 A7.1 6 22 11 5 BUILDING SECTION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. CONCRETE FOOTING OR GRADE BEAM, REFER TO STRUCTURAL PLANS FOR MORE INFORMATION CONCRETE PATIO: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION CONCRETE SLAB ON GRADE FOUNDATION: REFER TO SOILS REPORT AND STRUCTURAL PLANS FOR ADDITIONAL INFORMATION CONCRETE STAIR, REFER TO DETAIL 22/A7.3 DASHED LINE INDICATES EXISTING NATURAL GRADE, REFER TO CIVIL GRADING PLANS FOR MORE INFORMATION DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION FIRE PROTECTION: PROVIDE ONE LAYER OF 5/8" TYPE "X" GYPSUM WALL BOARD ON ALL GARAGE WALLS AND CEILINGS. COVER ALL BEAMS AND POSTS AS WELL AS SOFFITS AND FURRED SPACES. REFER TO FIRE-RESISTANT CONSTRUCTION NOTES SHEET A0.0 AND DETAIL 51/A7.3 ENGINEERED FILL: DIAGONAL HATCH INDICATES ENGINEERED FILL, REFER TO SOILS REPORT AND STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION FASCIA FENCE AT INTERIOR PROPERTY LINES: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTSEMBEDDED INTO RETAINING WALL BELOW OR 24" DEEP 10" DIAMETER CONCRETE FILLEDHOLES. FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO FOUNDATION WATER AND DAMP PROOFING PER CRC SECTION R406.1, SEE GENERAL NOTES, A1.0 GUARDRAIL: EXTERIOR TEMPERED GLASS GUARDRAIL, TOP OF GUARDRAIL SHALL BE 42" AFF. REFER TO DETAIL 25/A7.3 GUARDRAIL: INTERIOR TOP OF TEMPERED GLASS GUARDRAIL SHALL BE 42" AFF. REFER TO DETAILS 42/A7.3 HANDRAIL: TOP OF GLASS RAILING TO ACT AS HANDRAIL, TOP OF HANDRAIL HAVE A HEIGHT OF 36 INCHES MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS, REFER TO DETAIL 42/A7.3 INSULATION: NON VENTED ROOF ASSEMBLY: PROVIDE ICYNENE CLASSIC ULTRA SPRAY FOAM INSULATION (R-4 PER INCH) OR EQUAL AT NON VENTED ROOF FRAMING. INSTALL PER MFR SPECIFICATIONS FOR NON-VENTED ASSEMBLIES. NON-VENTED ATTIC ASSEMBLIES SHALL COMPLY WITH CRC R806.5 (ALL CONDITIONS MUST BE MET). REFER TO T-24 REPORT FOR MINIMUM R-VALUES, REFER TO DETAIL 34/A7.3 FOR MORE INFORMATION. INSULATION: PROVIDE R-19 MIN. INSULATION, PER T-24 REPORT, AT ALL FLOOR FRAMING OVER UN CONDITIONED SPACE. INSTALL PER MFR. SPECIFICATIONS INSULATION: PROVIDE R-21 MIN. INSULATION, PER T-24 REPORT, AT ALL EXTERIOR WALLS, INSTALL PER MFR. SPECIFICATIONS. INSULATION: PROVIDE R-38 MIN. INSULATION, PER T-24 REPORT, AT ALL ROOF FRAMING. INSTALL PER MFR. SPECIFICATIONS MANUFACTURED ROOF TRUSS, REFER TO STRUCTURAL DRAWINGS AND TRUSS DRAWINGS FOR ADDITIONAL INFORMATION. GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS 32/42/52/A7.1 FOR MORE INFORMATION ROOF / DECK JOISTS: TAPERED FRAMING MEMBERS AT ROOF DECK, RIP TO SLOPE 1/4" PER FOOT. REFER TO DETAIL 34/44/54/A7.3 AND STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION ROOF DECK: PORCELAIN PAVERS OVER TAPERED SLEEPERS OVER WATER PROOF ROOF MEMBRANE REFER TO DETAILS 34/44/54/A7.3 ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT, STAIN PER PLAN. TYPICAL AT ALL ROOF EAVES. REFER TO DETAILS 23/34/35/A7.1 AND TO THE ROOF PLAN FOR MORE INFORMATION. CONTRACTOR TO COORDINATE ROOF DRAINS LOCATIONS WITH CIVIL DRAWINGS ROOFING: STANDING SEAM METAL ROOFING PER ROOF PLAN, SHEET A2.5 ROOFING: TPO ROOFING PER ROOF PLAN, SHEET A2.5 WOOD FRAMED INTERIOR STAIR, REFER TO DETAILS 43/44/A7.3 ROOFING: STANDING SEAM METAL ROOF AND LOW SLOPE ROOF CONNECTION. REF. TO DETAIL 20/ A7.1 # D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT LAUNDRY 4'-0"1'-4"9'-6"10'-0"9'-6"OPEN TO GREAT ROOM 2% SLOPE 2% SLOPE 5'-0"HEAT PUMP 6'-2 7/8"WASHER DRYER BOX STORAGE SECTION D Scale: 3/16" = 1'-0"D 18 3 9 25 26 6 2 85 4 221 22 29 10 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. HEIGHT10'-3 1/2"12'-2 1/2"12'-2 1/2"10'-0"2% SLOPE SECTION E Scale: 1/4" = 1'-0"E 53 9 25 20 2619 6 3 85 9 25 27 22 4 24 A7.1 2 8 19 10 21 21 21 5 52 2 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT 812 8 FAU #2 SECTION G Scale: 1/4" = 1'-0"G 17 6 1 5 3 18 5 113 18 18 17 7 7 14 17 17 17 20 2619202619 12 22 BUILDING SECTION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. CONCRETE FOOTING OR GRADE BEAM, REFER TO STRUCTURAL PLANS FOR MORE INFORMATION CONCRETE PATIO: SLOPE 2% MIN. AWAY FROM STRUCTURE, REFER TO SOILS REPORT AND CIVIL PLANS FOR ADDITIONAL INFORMATION CONCRETE SLAB ON GRADE FOUNDATION: REFER TO SOILS REPORT AND STRUCTURAL PLANS FOR ADDITIONAL INFORMATION CONCRETE STAIR, REFER TO DETAIL 22/A7.3 DASHED LINE INDICATES EXISTING NATURAL GRADE, REFER TO CIVIL GRADING PLANS FOR MORE INFORMATION DOOR OR WINDOW PER PLAN, REFER TO SCHEDULE ON SHEET A6.1 FOR MORE INFORMATION FIRE PROTECTION: PROVIDE ONE LAYER OF 5/8" TYPE "X" GYPSUM WALL BOARD ON ALL GARAGE WALLS AND CEILINGS. COVER ALL BEAMS AND POSTS AS WELL AS SOFFITS AND FURRED SPACES. REFER TO FIRE-RESISTANT CONSTRUCTION NOTES SHEET A0.0 AND DETAIL 51/A7.3 ENGINEERED FILL: DIAGONAL HATCH INDICATES ENGINEERED FILL, REFER TO SOILS REPORT AND STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION FASCIA FENCE AT INTERIOR PROPERTY LINES: 5'-0" TALL WOOD PRIVACY FENCE WITH STEEL 'T' POSTSEMBEDDED INTO RETAINING WALL BELOW OR 24" DEEP 10" DIAMETER CONCRETE FILLEDHOLES. FINISH GRADE: SLOPE 5% MIN. AWAY FROM STRUCTURE FOR 10 FT. REFER TO SOILS REPORT AND CIVIL DRAWINGS FOR MORE INFO FOUNDATION WATER AND DAMP PROOFING PER CRC SECTION R406.1, SEE GENERAL NOTES, A1.0 GUARDRAIL: EXTERIOR TEMPERED GLASS GUARDRAIL, TOP OF GUARDRAIL SHALL BE 42" AFF. REFER TO DETAIL 25/A7.3 GUARDRAIL: INTERIOR TOP OF TEMPERED GLASS GUARDRAIL SHALL BE 42" AFF. REFER TO DETAILS 42/A7.3 HANDRAIL: TOP OF GLASS RAILING TO ACT AS HANDRAIL, TOP OF HANDRAIL HAVE A HEIGHT OF 36 INCHES MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS, REFER TO DETAIL 42/A7.3 INSULATION: NON VENTED ROOF ASSEMBLY: PROVIDE ICYNENE CLASSIC ULTRA SPRAY FOAM INSULATION (R-4 PER INCH) OR EQUAL AT NON VENTED ROOF FRAMING. INSTALL PER MFR SPECIFICATIONS FOR NON-VENTED ASSEMBLIES. NON-VENTED ATTIC ASSEMBLIES SHALL COMPLY WITH CRC R806.5 (ALL CONDITIONS MUST BE MET). REFER TO T-24 REPORT FOR MINIMUM R-VALUES, REFER TO DETAIL 34/A7.3 FOR MORE INFORMATION. INSULATION: PROVIDE R-19 MIN. INSULATION, PER T-24 REPORT, AT ALL FLOOR FRAMING OVER UN CONDITIONED SPACE. INSTALL PER MFR. SPECIFICATIONS INSULATION: PROVIDE R-21 MIN. INSULATION, PER T-24 REPORT, AT ALL EXTERIOR WALLS, INSTALL PER MFR. SPECIFICATIONS. INSULATION: PROVIDE R-38 MIN. INSULATION, PER T-24 REPORT, AT ALL ROOF FRAMING. INSTALL PER MFR. SPECIFICATIONS MANUFACTURED ROOF TRUSS, REFER TO STRUCTURAL DRAWINGS AND TRUSS DRAWINGS FOR ADDITIONAL INFORMATION. GARDEN WALL: PORTIONS OF GARDEN WALL IN THE FRONT SETBACK SHALL COMPLY WITH THE ALLOWED FRONT YARD FENCE HEIGHT REQUIREMENTS SET FORT IN SLO ZONING CODE, SECTION 17.16.050, SEE DIAGRAM THIS SHEET. RETAINING WALL: CMU OR CAST IN PLACE CONCRETE RETAINING WALL WITH MIRADRAIN BOARD AND PERFORATED DRAIN PIPE. REFER TO STRUCTURAL AND CIVIL PLANS AND DETAILS 32/42/52/A7.1 FOR MORE INFORMATION ROOF / DECK JOISTS: TAPERED FRAMING MEMBERS AT ROOF DECK, RIP TO SLOPE 1/4" PER FOOT. REFER TO DETAIL 34/44/54/A7.3 AND STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION ROOF DECK: PORCELAIN PAVERS OVER TAPERED SLEEPERS OVER WATER PROOF ROOF MEMBRANE REFER TO DETAILS 34/44/54/A7.3 ROOF OVERHANG/EAVE WITH TONGUE AND GROOVE SOFFIT, STAIN PER PLAN. TYPICAL AT ALL ROOF EAVES. REFER TO DETAILS 23/34/35/A7.1 AND TO THE ROOF PLAN FOR MORE INFORMATION. CONTRACTOR TO COORDINATE ROOF DRAINS LOCATIONS WITH CIVIL DRAWINGS ROOFING: STANDING SEAM METAL ROOFING PER ROOF PLAN, SHEET A2.5 ROOFING: TPO ROOFING PER ROOF PLAN, SHEET A2.5 WOOD FRAMED INTERIOR STAIR, REFER TO DETAILS 43/44/A7.3 ROOFING: STANDING SEAM METAL ROOF AND LOW SLOPE ROOF CONNECTION. REF. TO DETAIL 20/ A7.1 # D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. 2"2'-0" LAUNDRY Scale: 1/4" = 1'-0" 1'-4"2'-3"2'-3"2'-8" 1'-4"4'-6"2'-8"5'-0"1'-3"3'-3"ADJUSTABLE SHELF FAUCET DRAIN SINK CENTER DRAWER DRAWER DRAWER 3'-0"6"1'-6"4'-6"1'-4"1'-4"1'-6"8'-0"DRAWER DOG FEEDER DRAWER ADJUSTABLE SHELF ADJUSTABLE SHELF BEDROOM 1 Scale: 1/4" = 1'-0" 85" TV 4'-8"3'-0"METAL FRAMING ABOVE FIREPLACE PER MFR SPECIFICATIONS 1'-0"8"FIRE PLACE Scale: 1/4" = 1'-0" BEDROOM 1 - CLOSET Scale: 1/4" = 1'-0" WASHER / DRYER3'-0"3'-0"3'-0"2'-0"1'-6"3'-0"2'-0"1'-6" TRASH SINK DISHWASHERMICRO DRAWER SINK 1'-9"1'-9" TEMPERED TEMPERED TEMPEREDTEMPERED GREAT ROOM - KITCHEN ISLAND Scale: 1/4" = 1'-0" ADJUSTABLE SHELF OPEN TO HALL OPEN OPEN TO SHOWER WASHER / DRYER D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A6.1 DOOR AND WINDOW SCHEDULE WINDOW SCHEDULE Window Type Nominal Size Rough Opening Style Glass Tempered Egress Details Info ID #Type #WidthHeight RO Width RO HeightHeader HeightWall FramingSash OperationTypeInteriorExterior (WUI)Egress Req'd Head / Sill Jamb DetailCommentsW- 01 A 5'5 1/2"4'5 1/2"5'6"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes Yes W- 02 A 5'5 1/2"4'5 1/2"5'6"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes Yes W- 03 A 5'5 1/2"4'5 1/2"5'6"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes Yes W- 04 B 2'11 1/2"1'11 1/2"3'0"2'0"8'0"5 1/2"Tilt/Turn Low E No Yes Yes W- 05 A 4'11 1/2"4'5 1/2"5'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes Yes W- 06 B 2'11 1/2"1'11 1/2"3'0"2'0"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 07 B 2'11 1/2"4'5 1/2"3'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 08 A 4'5 1/2"4'5 1/2"4'6"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 09 B 2'11 1/2"4'5 1/2"3'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 10 B 2'11 1/2"4'5 1/2"3'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 11 B 2'11 1/2"4'5 1/2"3'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes Yes W- 12 A 6'5 1/2"4'5 1/2"6'6"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 13 G 3'5 1/2"6'8 1/2"3'6"6'9"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 14 G 3'5 1/2"6'8 1/2"3'6"6'9"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 15 A 7'11 1/2"4'5 1/2"8'0"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 16 E 9'11 1/2"6'8 1/2"10'0"6'9"8'0"5 1/2"Casement Low E No Yes - W- 17 A 3'5 1/2"3'11 1/2"3'6"4'0"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 18 A 3'5 1/2"3'11 1/2"3'6"4'0"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 19 D 2'11 1/2"1'11 1/2"3'0"2'0"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 20 D 2'11 1/2"1'11 1/2"3'0"2'0"8'0"5 1/2"Tilt/Turn Low E No Yes Yes W- 21 A 4'11 1/2"4'5 1/2"5'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 22 A 6'11 1/2"5'11 1/2"7'0"6'0"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 23 B 3'5 1/2"4'5 1/2"3'6"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 24 B 3'5 1/2"4'5 1/2"3'6"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 25 B 3'5 1/2"4'5 1/2"3'6"4'6"8'0"5 1/2"Tilt/Turn Low E No Yes - W- 26 B 2'11 1/2"4'5 1/2"3'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 27 A 4'5 1/2"4'5 1/2"4'6"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - W- 28 B 2'11 1/2"4'5 1/2"3'0"4'6"8'0"5 1/2"Fixed Glass Low E Yes Yes - DOOR TYPES DOOR NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. ROUGH OPENING SIZES SHALL BE VERIFIED WITH THE DOOR SHOP DRAWINGS PRIOR TO START OF FRAMING ALL EXTERIOR WOOD DOORS SHALL BE SOLID CORE ALL INTERIOR DOORS SHALL BE SOLID CORE WITH DOOR STOPS ALL DOORS SHALL BE PROVIDED WITH (3) THREE BUTT HINGES FOR DOOR HEIGHT LESS THAN OR EQUAL TO 7'-0" AND (4) FOUR BUTT HINGES FOR DOOR HEIGHTS GREATER THAN 7'-0" GLAZING REQUIREMENTS: ALL GLAZING IN EXTERIOR DOORS SHALL BE DUAL GLAZE AND TEMPERED UNLESS NOTED OTHERWISE. ALL INTERIOR DOOR GLAZING SHALL BE SINGLE GLAZE AND TEMPERED. PROVIDE AND INSTALL WEATHERSTRIPPING AT ALL EXTERIOR DOORS. (DOORS SHALL BE SEALED W/ AN APPROVED SEALER) LANDINGS OR FINISHED FLOORS AT EGRESS DOORS SHALL BE NOT MORE THAN 1.5 INCHES LOWER THAN THE TOP OF THE THRESHOLD WHEN THE DOOR SWINGS OVER THE LANDING OR FINISHED FLOOR. IF THE DOOR DOES NOT SWING OVER THE LANDING, THE LANDING OR FINISHED FLOOR ON THE EXTERIOR SIDE SHALL BE NOT MORE THAN 7.75 INCHES, CRC R311.3.1 LANDINGS OR FINISHED FLOORS AT NON EGRESS DOORS: DOORS OTHER THAN REQUIRED EGRESS DOORS SHALL BE PROVIDED WITH LANDINGS NOT MORE THAN 7.75 INCHES BELOW THE TOP OF THE THRESHOLD, CRC R311.3.2 FIRE PROTECTION: PER 2019 CRC SECTION R302.5.1 OPENING PROTECTION. OPENINGS BETWEEN THE GARAGE AND RESIDENCE SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT LESS THAN 1 3/8 INCHES IN THICKNESS, SOLID OR HONEYCOMB CORE STEEL DOORS NOT LESS THAN 1 3/8 INCHES THICK, OR 20-MINUTE FIRE-RATED DOORS, EQUIPPED WITH A SELF-CLOSING AND SELF-LATCHING DEVICE. EXCEPTION: WHERE THE RESIDENCE AND THE PRIVATE GARAGE ARE PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH SECTIONS R309.6 AND R313, OTHER DOOR OPENINGS BETWEEN THE PRIVATE GARAGE AND THE RESIDENCE NEED ONLY BE SELF-CLOSING AND SELF-LATCHING. WINDOW NOTES 1. 2. 3. 4. ALL ROUGH OPENING SIZES SHALL BE VERIFIED WITH THE WINDOW SHOP DRAWINGS PRIOR TO CONSTRUCTION THE MANUFACTURED WINDOWS SHALL HAVE A LABEL ATTACHED CERTIFIED BY THE NATIONAL FENESTRATION RATING COUNCIL (NFRC) AND SHOWING COMPLIANCE WITH CA ENERGY REQUIREMENTS ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH REMOVABLE SCREENS AND DOUBLE WEATHER STRIPPING WHERE THE TOP OF THE SILL OF AN OPERABLE WINDOW OPENING IS LOCATED LESS THAN 24 INCHES ABOVE THE FINISHED FLOOR AND GREATER THAN 72 INCHES ABOVE THE FINISHED GRADE OR OTHER SURFACE BELOW ON THE EXTERIOR OF THE BUILDING, THE OPERABLE WINDOW SHALL NOT ALLOW A 4-INCH-DIAMETER SPHERE TO PASS THROUGH THE OPENING WHERE THE OPENING IS IN ITS LARGEST OPENED POSITION. SAFETY GLAZING REQUIREMENTS 1. FIRE ASSEMBLIES: INDIVIDUAL GLAZED AREAS IN HAZARDOUS LOCATIONS, INCLUDING GLAZING USED IN FIRE ASSEMBLIES, SHALL PASS ALL TEST REQUIREMENTS OF UBC STANDARDS. 2. HAZARDOUS LOCATIONS FOR THE PURPOSE OF GLAZING: A. GLAZING IN INGRESS AND EGRESS DOORS EXCEPT FOR JALOUSIES B. GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SWINGING DOORS OTHER THAN WARDROBE DOORS. C. GLAZING IN STORM DOORS D. GLAZING IN ALL UNFRAMED SWINGING DOORS E. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS, AND SHOWERS. GLAZING IN ANY PORTION OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60" ABOVE A STANDING SURFACE AND DRAIN INLET. F. GLAZING IN FIXED OR OPERABLE PANELS ADJACENT TO A DOOR WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN A 24" ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60" ABOVE THE WALKING SURFACE. G. GLAZING IN A INDIVIDUAL FIXED OR OPERABLE PANEL, OTHER THAN THOSE LOCATIONS DESCRIBED IN ITEMS 5 AND 6 ABOVE, THAT MEET ALL THE FOLLOWING CONDITIONS: I. EXPOSED AREA OF AN INDIVIDUAL PANEL GREATER THAN 9 SQ. FT. II. EXPOSED BOTTOM EDGE LESS THAN 18" ABOVE THE FLOOR III. EXPOSED TOP EDGE GREATER THAN 36" ABOVE THE FLOOR IV. ONE OR MORE WALKING SURFACES WITHIN 36" HORIZONTALLY OF THE PLANE OF THE GLAZING. H. GLAZING IN RAILINGS REGARDLESS OF HEIGHT ABOVE A WALKING SURFACE INCLUDING STRUCTURAL PANELS AND NONSTRUCTURAL IN-FILL PANELS. EXCEPTIONS: I. GLAZING IN ITEM 6 WHEN THERE IS AN INTERVENING WALL OR OTHER PERMANENT BARRIER BETWEEN DOOR AND THE GLAZING. II. GLAZING IN ITEM 7 WHEN A PROTECTIVE BAR IS INSTALLED ON THE ACCESSIBLE SIDES OF THE GLAZING 34 INCHES TO 38 INCHES ABOVE THE FLOOR. THE BAR SHALL BE CAPABLE OF WITHSTANDING A HORIZONTAL LOAD OF 50 POUNDS PER LINEAR FOOT WITHOUT CONTACTING THE GLASS AND BE A MINIMUM OF 1 1/2 INCHES IN HEIGHT III. OUTBOARD PANE IN INSULATING GLASS UNITS AND IN OTHER MULTIPLE GLAZED PANELS IN ITEM 7 WHEN THE BOTTOM EXPOSED EDGE OF THE GLASS IS 25 FEET OR MORE ABOVE ANY GRADE, ROOF, WALKING SURFACE, OR OTHER IV. HORIZONTAL OR SLOPED (WITHIN 45 DEGREES OF HORIZONTAL) SURFACE ADJACENT TO THE GLASS EXTERIOR. V. OPENINGS IN THE DOOR THROUGH WHICH A 3 INCH DIAMETER SPHERE WILL NOT PASS VI. ASSEMBLIES OF LEADED, FACETED OR CARVED GLASS IN ITEMS 1,2, AND 6 AND 7 USED FOR DECORATIVE PURPOSES VII. CURVED PANELS IN REVOLVING DOOR ASSEMBLIES. VIII. DOORS IN COMMERCIAL REFRIGERATED CABINETS IX. GLASS BLOCK PANELS COMPLYING WITH IRC §2110 I. GLAZING IN WALLS AND FENCES USED AS THE BARRIER FOR INDOOR AND OUTDOOR SWIMMING POOLS AND SPAS WHEN ALL OF THE FOLLOWING CONDITIONS ARE PRESENT: • BOTTOM EDGE OF GLAZING IS 60" OR LESS ABOVE THE POOL SIDE OF THE GLAZING • THE GLAZING IS WITHIN 60” OF A SWIMMING POOL OR SPA DECK AREA J. GLAZING IN WALLS ENCLOSING STAIRWAY LANDINGS OR WITHIN 5’ OF THE BOTTOM AND TOP OF STAIRWAYS WHERE THE BOTTOM EDGE OF THE GLASS IS LESS THAN 60" ABOVE A WALKING SURFACE 3. PLASTIC GLAZING USED IN EXTERIOR APPLICATIONS SHALL COMPLY WITH THE WEATHERING REQUIREMENTS OF UBC STANDARDS. MIRRORS AND SHOWER DOORS 1. SUBCONTRACTOR TO FURNISH AND INSTALL ALL ITEMS TO COMPLETE THE MIRRORS AND SHOWER DOORS PER THE APPROVED PLANS. 2. MIRRORS SHALL BE 1/4" THICK 3. ALL MOUNTING HEIGHTS SHOWN ON DRAWINGS SHOULD BE VERIFIED BY GENERAL CONTRACTOR PRIOR TO INSTALLATION DOOR AND WINDOW GENERAL NOTES - RESIDENTIAL 1. ALL WINDOWS AND DOORS SHALL BE IN COMPLIANCE WITH CEC §110.6 2. ALL WINDOWS SHALL BE CLEAR GLAZED, UNO, AND HAVE A LABEL LISTING THE CERTIFIED U- FACTOR, CERTIFIED SOLAR HEAT GAIN COEFFICIENT (SHGC), AND INFILTRATION THAT MEETS THE REQUIREMENTS OF CEC §110.6. REFER TO THE TITLE 24 REPORT FOR ADDITIONAL GLAZING REQUIREMENTS. 3. ALL EXTERIOR WINDOWS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACES SHALL LIMIT AIR LEAKAGE AND ALL JOINTS AND PENETRATIONS SHALL BE CAULKED AND SEALED. 4. BASEMENTS, HABITABLE ATTICS, AND EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND RESCUE OPENING WITH A MIN. OF 5.7 SQ FT. OR A MIN. OF 5 SQ. FT FOR GRADE FLOOR OPENINGS. THE MIN. NET CLEAR OPENING HEIGHT SHALL BE 24" AND THE MIN. NET CLEAR OPENING WIDTH SHALL BE 20". THE BOTTOM OF THE CLEAR OPENINGS SHALL NOT BE GREATER THAN 44" MEASURED FROM THE FLOOR. 5. IF WINDOWS ARE THE ONLY MEANS OF PROVIDING NATURAL VENTILATION TO THE HABITABLE SPACE, THE MINIMUM OPENABLE AREA TO THE OUTDOORS SHALL BE 4% OF THE FLOOR AREA BEING VENTILATED UNLESS THE ROOM MEETS EXCEPTIONS NOTED IN CBC §1203.4.1 OR CRC §R303.1. 6. SITE BUILT WINDOWS SHALL COMPLY WITH CBC §2404. 7. ALL GLAZING IN EXTERIOR DOORS SHALL BE DUAL GLAZED AND TEMPERED, UNO. ALL GLAZING IN INTERIOR DOORS SHALL BE SINGLE GLAZED AND TEMPERED. 8. R311.3 FLOORS AND LANDINGS AT EXTERIOR DOORS. PROVIDE A LEVEL LANDING ON EACH SIDE OF ALL DOORS NOT LESS THAN WIDTH OF DOOR OR 36" MEASURED IN THE DIRECTION OF TRAVEL. THE FLOOR OR LANDING SHALL NOT BE MORE THAN 1 1/2" LOWER THAN THE TOP OF THE THRESHOLD OF THE DOORWAY. EXCEPTION: THE LANDING OR FLOOR ON THE EXTERIOR SIDE SHALL NOT BE MORE THAN 7 3/4" BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR. 9. R302.5.1 OPENING PROTECTION. OPENINGS FROM A PRIVATE GARAGE DIRECTLY INTO A ROOM USED FOR SLEEPING PURPOSES SHALL NOT BE PERMITTED. OTHER OPENINGS BETWEEN THE GARAGE AND RESIDENCE SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT LESS THAN 1 3/8 INCHES IN THICKNESS, SOLID OR HONEYCOMB CORE STEEL DOORS NOT LESS THAN 1 3/8 INCHES THICK, OR 20-MINUTE FIRE-RATED DOORS, EQUIPPED WITH A SELF-CLOSING AND SELF- LATCHING DEVICE. 10. R308.6.9 SKYLIGHT TESTING AND LABELING. UNIT SKYLIGHTS AND TUBULAR DAYLIGHTING DEVICES SHALL BE TESTED BY AN APPROVED INDEPENDENT LABORATORY AND BEAR A LABEL IDENTIFYING MANUFACTURER, PERFORMANCE GRADE RATING AND APPROVED INSPECTION AGENCY TO INDICATE COMPLIANCE WITH AAMA/WDMA/CSA 101/I.S.2/A440. 11. R337.8.3 EXTERIOR DOORS: EXTERIOR DOORS SHALL COMPLY WITH ONE OF THE FOLLOWING: 1. THE EXTERIOR SURFACE OR CLADDING SHALL BE OF NONCOMBUSTIBLE MATERIAL, OR 2. THE EXTERIOR SURFACE OR CLADDING SHALL BE OF IGNITION RESISTANT MATERIAL, OR 3. THE EXTERIOR DOOR SHALL BE CONSTRUCTED OF SOLID CORE WOOD THAT COMPLIES WITH THE FOLLOWING REQUIREMENTS: 3.1 STILES AND RAILS SHALL NOT BE LESS THAN 1 3/8 INCHES THICK 3.2 PANELS SHALL NOT BE LESS THAN 1 1/4 INCHES THICK, EXCEPT FOR THE EXTERIOR PERIMETER OF THE PANEL THAT SHALL BE PERMITTED TO TAPER TO A TONGUE NOT LESS THAN 3/8 INCH THICK. 4. THE EXTERIOR DOOR ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 20 MINUTES WHEN TESTED ACCORDING TO NFPA 252. 5. THE EXTERIOR SURFACE OR CLADDING SHALL BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SECTION R337.7.3.1 WHEN TESTED IN ACCORDANCE WITH ASTM E2707. 6. THE EXTERIOR SURFACE OR CLADDING SHALL BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SFM STANDARD 12-7A-1. 12. R337.8.4 GARAGE DOOR PERIMETER GAP: EXTERIOR GARAGE DOORS SHALL RESIST THE INTRUSION OF EMBERS FROM ENTERING BY PREVENTING GAPS BETWEEN DOORS AND DOOR OPENINGS, AT THE BOTTOM, SIDES AND TOPS OF DOORS, FROM EXCEEDING 1/8 INCH (3.2 MM). GAPS BETWEEN DOORS AND DOOR OPENINGS SHALL BE CONTROLLED BY ONE OF THE FOLLOWING METHODS: 1. WEATHERSTRIPPING PRODUCTS MADE OF MATERIALS THAT: (A) HAVE BEEN TESTED FOR TENSILE STRENGTH IN ACCORDANCE WITH ASTM D638 (STANDARD TEST METHOD FOR TENSILE PROPERTIES OF PLASTICS) AFTER EXPOSURE TO ASTM G155 (STANDARD PRACTICE FOR OPERATING XENON ARC LIGHT APPARATUS FOR EXPOSURE OF NON- METALLIC MATERIALS) FOR A PERIOD OF 2,000 HOURS, WHERE THE MAXIMUM ALLOWABLE DIFFERENCE IN TENSILE STRENGTH VALUES BETWEEN EXPOSED AND NONEXPOSED SAMPLES DOES NOT EXCEED 10 PERCENT AND (B) EXHIBIT A V-2 OR BETTER FLAMMABILITY RATING WHEN TESTED TO UL 94, STANDARD FOR TESTS FOR FLAMMABILITY OF PLASTIC MATERIALS FOR PARTS IN DEVICES AND APPLIANCES. 2. DOOR OVERLAPS ONTO JAMBS AND HEADERS. 3. GARAGE DOOR JAMBS AND HEADERS COVERED WITH METAL FLASHING. EGRESS WINDOWS EVERY SLEEPING ROOM SHALL HAVE NOT LESS THAN ONE OPERABLE EMERGENCY ESCAPE AND RESCUE OPENING. PER CRC R310. EGRESS WINDOW OPENINGS SHALL HAVE MINIMUM DIMENSIONS IN ACCORDANCE WITH SECTIONS R310.2.1 THROUGH R310.2.4. • OPENING SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SQUARE FEET • MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES • MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES. • OPENING SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES MEASURED FROM THE FLOOR. TYPE I EXTERIOR SWING -SIDELITES MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK HARDWARE PER MFR GLASS TEMPERED LOW-E CLEAR TYPE A 3 PANEL GARAGE DOOR MFR CASTLEGLASS MODEL CUSTOM SPECS STAIN GRADE WOOD COLOR POWDER COAT, BLACK GLASS TEMPERED LOW-E CLEAR TYPE A DOUBLE w/ GRID MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK GLASS LOW-E CLEAR SPECS WUI RATED EQ.EQ. TYPE B SINGLE TILT/TURN w/ GRID (X) MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK GLASS LOW-E CLEAR SPECS WUI RATED TYPE B PATIO SLIDING DOOR OXO MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK LOCK 5 POINT MULTI-POINT LEVER SET EMTEK DUMONT OR EQUAL GLASS TEMPERED LOW-E CLEAR EQ.EQ. TYPE C TRIPLE TILT/TURN w/ GRID (XOX) MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK GLASS LOW-E CLEAR SPECS WUI RATED EQ. TYPE EX DOUBLE w/ GRID MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK GLASS LOW-E CLEAR SPECS WUI RATED TYPE D FIXED MFR MILGARD MODEL TRINSIC FINISH BLACKBEAN/BLACKBEAN GLAZING PER SCHEDULE SPECS WUI RATED TYPE E INTERIOR BARN MFR CASTLEGLASS SPECS SOLID CORE WOOD FINISH PRIMED AND PAINTED LEVER SET PER SCHEDULE TYPE H INTERIOR FRENCH MFR MASONITE TYPE LINCOLN PARK PANEL RECESSED FLAT CORE SOLID CORE FINISH PRIMED AND PAINTED LEVER SET PER SCHEDULE VERIFY OPERATION WITH PLANS AND ELEVATIONS TYPE F DOUBLE TILT/TURN w/ GRID (XX) MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK GLASS LOW-E CLEAR SPECS WUI RATED EQ.EQ. HARDWARE TYPES HW2 TYPE PRIVACY MFR EMTEK, OR EQ. MODEL 5210DTUS19 LEVER DUMONT ROSE SQUARE FINISH BLACK HW3 TYPE PASSAGE MFR EMTEK, OR EQ. MODEL 510DTUS19 LEVER DUMONT ROSE SQUARE FINISH BLACK HW1 TYPE ENTRY MFR EMTEK, OR EQ. MODEL 510DTUS19 LOCK 8469US19 LEVER DUMONT ROSE SQUARE FINISH BLACK HW4 TYPE BARN DOOR PULL MFR WINSOON, OR EQ. MODEL GCM4987 LEVER LADDER W/ RECESS ROSE RECTANGULAR FINISH BLACK HW6 TYPE PASSAGE POCKET MFR EMTEK, OR EQ. MODEL 2154US19 LOCK KEYED ROSE RECTANGLE FINISH BLACK HW5 TYPE PRIVACY POCKET MFR EMTEK, OR EQ. MODEL 2155US19 LOCK PRIVACY ROSE RECTANGLE FINISH BLACK TYPE F INTERIOR POCKET MFR MASONITE TYPE LINCOLN PARK PANEL RECESSED FLAT CORE SOLID CORE FINISH PRIMED AND PAINTED LEVER SET PER SCHEDULE TYPE C SHOWER BI-PASS DOORS MFR CASTELGLASS TYPE BI-PASS PANEL TEMPERED GLASS CORE FRAMELESS FINISH NATURAL HARDWARE PER SCHEDULE TYPE G INTERIOR DBL. FRENCH MFR MASONITE TYPE LINCOLN PARK PANEL LOUVERED FINISH PRIMED AND PAINTED HARDWARE PER SCHEDULE TYPE G DOUBLE FIXED/AWNING w/ GRID (XX) MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK GLASS LOW-E CLEAR SPECS WUI RATED DOOR SCHEDULE Door Type Nominal Size Rough Opening Style Jamb Details Fire Rating Hardware Info ID #Type #WidthHeightRO WidthRO HeightWall FramingDoor OperationSlab StyleSlab ThicknessGlaz. StyleJamb ThicknessJamb DepthHead / SillJambMinutes HW SetCommentsD-01 B 9'11 1/2"7'11 1/2"10'0"8'0"5 1/2"Slider Glass 1 3/4"Temp./Low E 1 1/2" Per Type Patio Slider D-02 D 9'11 1/2"7'11 1/2"10'0"8'0"5 1/2"Slider Glass 1 3/4"Temp./Low E 1 1/2" Per Type Patio Slider D-03 H 5'0"8'0"5'2"8'2"5 1/2"Swing Bi-part Solid 1 3/4"-3/4" HW3 D-05 F 3'0"8'0"6'3"8'2"5 1/2"Pocket Simple Solid 1 3/4"-3/4" HW3 D-06 H 2'8"8'0"2'10"8'2"3 1/2"Swing Simple Solid 1 3/4"-3/4" HW3 D-07 F 2'8"8'0"5'7"8'2"5 1/2"Pocket Simple Solid 1 3/4"-3/4" HW3 D-09 E 5'0"8'0"5'2"8'2"3 1/2"Barn Solid 1 3/4"-3/4" HW3 D-10 H 2'8"8'0"2'10"8'2"3 1/2"Swing Simple Solid 1 3/4"-3/4" HW3 D-11 F 2'8"8'0"5'7"8'2"5 1/2"Pocket Simple Solid 1 3/4"-3/4" HW3 D-13 H 2'6"8'0"2'8"8'2"5 1/2"Swing Simple Solid 1 3/4"Temp.3/4" Per Type D-14 H 2'8"8'0"2'10"8'2"3 1/2"Swing Simple Solid 1 3/4"-3/4" HW3 D-15 H 2'8"8'0"2'10"8'2"3 1/2"Swing Simple Solid 1 3/4"-3/4" HW3 D-16 I 10'11 1/2"7'11 1/2"11'0"8'0"5 1/2"Swing Simple Glass 1 3/4"Temp./Low E 1 1/2" Per Type Entry Door WIth Side Lights D-17 D 17'11 1/2"7'11 1/2"18'0"8'0"5 1/2"Slider Glass 1 3/4"Temp./Low E 1 1/2" Per Type Deck Slider D-18 H 3'0"8'0"3'2"8'2"3 1/2"Swing Simple Solid 1 3/4"-3/4" HW3 D-19 F 3'0"8'0"6'1"8'4"5 1/2"Pocket Simple Panel 1 3/4"3/4"44/A7.2 SIM.42/A7.2 SIM.HW6 D-20 J 2'6"7'0"2'6"7'0"3 1/2"Swing Simple Glass 1/2"Temp.0"HW1 Shower Enclosure D-21 H 2'6"8'0"2'8"8'2"3 1/2"Swing Simple Solid 1 3/4"Temp.3/4" Per Type D-22 H 3'2"8'0"3'4"8'2"5 1/2"Swing Simple Solid 1 3/4"-3/4" HW3 D-23 K 3'2"8'0"3'4"8'2"5 1/2"Swing Simple Solid 1 3/4"Temp.3/4" HW3 Side Entry D-24 H 3'2"8'0"3'4"8'2"5 1/2"Swing Simple Solid 1 3/4"-3/4" HW3 D-25 E 5'0"8'0"5'2"8'2"5 1/2"Barn Solid 1 3/4"-3/4" HW3 D-26 K 3'0"8'0"3'2"8'2"5 1/2"Swing Simple Solid 1 3/4"Temp.3/4" HW3 Yard Entry G-27 A 18'0"8'0"18'0"8'0"5 1/2"Overhead Custom 2"Temp 0" Per Type D-27 F 2'10"8'0"5'11"8'2"5 1/2"Pocket Simple Solid 1 3/4"-3/4" HW3 TYPE D PATIO SLIDING DOOR OXXO MFR CASTLEGLASS SPECS THERMALLY BROKEN ALUMINUM FINISH EXTERIOR: POWDER COAT, BLACK INTERIOR: POWDER COAT, BLACK HARDWARE PER MFR GLASS TEMPERED LOW-E CLEAR TEMPERED EQ.EQ.EQ.EQ. TEMPERED TEMPEREDTEMPERED TYPE J SHOWER SWING DOOR MFR CASTLEGLASS TYPE SWING PANEL TEMPERED CORE FRAMELESS FINISH NATURAL LEVER SET PER SCHEDULE VERIFY OPERATION WITH PLANS AND ELEVATIONS TYPE K EXTERIOR FRENCH MFR CASTLEGLASS TYPE THERMALLY BROKEN ALUM FINISH POWDERCOAT, BLACK GLASS TEMPERED LOW-E CLEAR LEVER SET PER SCHEDULE VERIFY OPERATION WITH PLANS AND ELEVATIONS D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 A6.2 WP 3D HUMID 3D D3D HEATER ATTIC ACCESS HWCW +48 GFCI EF-1 30 CFM R E-1 DRYER 30 AMP DEDICATED 240 R E-1 GFCI +48 HWCW CW GFCI HWCWLOWER FLOOR POWER AND LIGHTING PLAN Scale: 1/4" = 1'-0"1 2 9 22 12 13 12 12 22 181818 A A B B C C F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 LIGHTING AND ELECTRICAL EQUIPMENT SCHEDULE SOURCE ID DESCRIPTION MFR / MODEL MODEL NUMBER SIZE WATTS LUMENS DIMMABLE EFFICACY PROVIDED BY ELECTRICIANE-1 LED MODULE: RECESSED 4" DOWNLIGHT, 650L SERIES ELITE OR EQ.RL407-650L-DIMTR-120-30K-90-W-WH 4"9 650 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LD4IC-AT-DIMTR-120 6"x12.5"x8"--YES - E-2 LED MODULE: RECESSED 4" DOWNLIGHT, 900L SERIES ELITE OR EQ.RL407-900L-DIMTR-120-30K-90-W-WH 4"11 900 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LD4IC-AT-DIMTR-120 6"x12.5"x8"--YES - E-3 LED MODULE: RECESSED 4" DIRECTIONAL, 650L SERIES (GIMBAL)ELITE OR EQ.RL461-650L-DIMTR-120-30K-90-W-WH 4"10 650 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LD4IC-AT-DIMTR-120 6"x12.5"x8"--YES - E-4 LED MODULE: RECESSED 4" PINHOLE, 600L SERIES, DAMP LISTED ELITE OR EQ.LED2-1414-600L-ND-30K-WH 4"9 600 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LED2-4IC-600L-DIMTR-120 8"x12.5"x7.25 --YES - E-5 LINEAR SHOP LIGHT - SURFACE MOUNT COMMERCIAL ELEC.74031/HD 12"x48"x1"50 4000 YES HIGH E-6 UNDERCABINET RECESSED CHANNEL MOUNTED LED TAPE LIGHT WAC, OR EQ LED-TX2435-5-WT PER PLAN 4 / LF 330 / LF YES HIGH LED TAPE LIGHT 60 WATT REMOTE POWER SUPPLY FOR 12FT RUN MAX.WAC, OR EQ EN-2460-RB2-T, 24VAC / 60W ---ELV - LED TAPE LIGHT 90 WATT REMOTE POWER SUPPLY FOR 20FT RUN MAX.WAC, OR EQ EN-24100-RB2-T 24VAC / 96W ---ELV - UNDERCABINET SURFACE MOUNTED CHANNEL WAC, OR EQ LED-T-CH PER PLAN ---- E-7 GFCI PLUGMOLD WITH 12" OUTLET SPACING LEGRAND 2000 SERIES, BLACK .75"x1.3"x60"---- E-F1 EXHAUST FAN, 110-130-150 CFM (MULTI SPEED FAN)PANASONIC FV-0511VKS2 16.8"x14.25"x12 ---- MULTI SPEED AND TIME DELAY MODULE (SET TO 30-40 CFM PER WHOLE HOUSE VENT CALC)PANASONIC FV-VS15VK1 (ADD ON MODULE) HUMIDITY SENSOR MODULE (REQUIRED IF NOT PART OF WHOLE HOUSE VENT)PANASONIC FV-CSVK1 (ADD ON MODULE) FIRE DAMPER, UL ISTED (WHEN REQUIRED)PANASONIC PC-RD05C5 12"x12"x4" NOTE: THIS EXHAUST FAN COMPLIES WITH ASHRAE 62.2 CONTINUOUS VENTILATION REQUIREMENTS, ENERGY STAR, CA TITLE 24, AND CALGREEN REQUIREMENTS PROVIDED L-1 EXTERIOR LED DARK SKY COMPLIANT WALL SCONCE (SSL LED)MODERN FORMS WS-W38608-BK 8"X8"X2.5"11 373 YES HIGH L-2 INTERIOR LED STEP LIGHT WAC LIGHTING WL-LED110-C-WT 5"x31/8"3.5 4 YES HIGH L-3 STAIR PENDANT CONTEC 13 PENDANT (C13) - AURA 24"X24"X178"39 4680 YES HIGH L-4 CLOSET PENDANT VONN CAPELLA #VMC32410BL, BLACK 30"X50"83 2780 YES HIGH L-5 BEDROOMS/MEDIA PENDANT VONN TANIA #VMC34912BL, BLACK 51" DIA.63 3349.9 YES HIGH L-6 TUB FLUSH CEILING LIGHT - DAMP RATED MODERN FORMS WS-30624 24" DIA.31 2392 YES HIGH L-7 DINING PENDANT CONTEC 10 PENDANT (R10B) - CRUST 8"X41"X178"50 6000 YES HIGH L-8 KITCHEN PENDANT TECH LIGHTING 700TDMANGPCLCLBB-LED 5"X 15.5 18 925 YES HIGH L-9 ADU KITCHEN PENDANT KUZCO MP14960-BK 5/8"X13 3/4"65 3575 YES HIGH L-10 CEILING FAN WITH LIGHT, WHITE W/ WHITE BODY (SSL LED)MINKA AIRE SYMBIO F828-WHF 56" DIA.16 1352 YES HIGH L-11 BATH BAR - 48 MAXIM 52008BK 4'0"32 2480 YES HIGH L-12 BATH PENDANT WAC LIGHTING PD-70937-BK 3'1"37 2637 YES HIGH L-13 POWDER PENDANT CONTEC LIGHTING DRACO C-3 10" DIA.9 1080 YES HIGH L-14 BEDROOM PENDANT MODERN FORMS PD-41837-BK 3'1"7 460 YES HIGH L-16 ADU BATH PENDANT KUZCO PD74738-BK 5 1/8" x37 7/8 17 2100 YES HIGH L-15 IN CABINET PUCK LIGHT - LED WAC, OR EQ HR-LED87-BK 2.25" DIA.5 180 YES HIGH H-1 ELECTRIC HEATER BROMIC BH0320003 7"x33"2300 --- RECESS TRIM KIT BROMIC BH3130017 9.2"x34.2"----HWGAS CONNECTION HOSE BIB POWER, LIGHTING AND MECHANICAL LEGEND COLD WATER WALL MOUNTED LIGHT SURFACE MOUNTED UNDER CABINET LED TAPE LIGHT SURFACE MOUNTED LED LINEAR FIXTURE R RECESSED LED LIGHT FIXTURE R PENDANT LED LIGHT FIXTURE RECESSED WALL WASHER STEP/WALL LIGHT CWFGHBE-5HOT WATER CEILING FAN AND LIGHT PER SCHEDULE WITH CEILING FAN BOX 110V SMOKE DETECTOR 110V CARBON MONOXIDE AND SMOKE DETECTOR L10 SD SDCO SPK SPEAKER (PREWIRE WITH 14 AWG 4 CONDUCTOR WIRE) EXHAUST FAN, SEE FAN NOTES BELOW 220 TV PH/DATA SWITCHED OUTLET (DECORA STYLE) SWITCH (DECORA STYLE) GROUNDED DUPLEX OUTLET (DECORA STYLE) GROUNDED 220 VOLT OUTLET QUADRUPLEX RECEPTACLE OUTLET TELEPHONE/DATA OUTLET (CAT6) TELEVISION OUTLET (3.0 GHZ RG6 QUAD SHIELD COAXIAL CABLE) PUSH BUTTON CONTROL THERMOSTAT GROUNDED DUPLEX FLOOR OUTLET C CCTV , INSTALLED PER MFR. SPECS ABBREVIATIONS: WP=WEATHERPROOF, 3=3 WAY, 4=4 WAY, D=DIMMER, VS=VACANCY SENSOR, MS=MOTION SENSOR, AST=ASTRONOMICAL TIME CLOCK, AFI=ARCH-FAULT INTERRUPT; GFCI=GROUND FAULT CIRCUIT INTERRUPT HUMD: HUMIDISTAT CONTROLLED SWITCH EXHAUST FAN NOTES: ALL FANS SHALL BE BE DUCTED TO EXTERIOR OF BUILDING WITH A MIN. VENTILATION RATE OF 50 CFM; FANS SHALL BE ENERGY STAR AND CALGREEN COMPLIANT; REFER TO MECHANICAL GEN. NOTES AND T-24 REPORT FOR MORE INFO. ONE FAN OR A COMBINATION OF FANS SHALL BE SET UP TO PROVIDE THE MINIMUM CONTINUOUS WHOLE HOUSE AIR FLOW, AS DETERMINED BY ASHRAE 62.2, REFER TO WHOLE HOUSE VENTILATION CALCULATION THIS SHEET FOR MIN. CFM REQUIRED. CEILING PADDLE FAN NOTES: PROVIDE AN APPROVED CEILING FAN MOUNTING BOX, PER 2016 CEC SEC.314.27(2)(C) SMOKE AND CARBON MONOXIDE DETECTOR NOTES: 1.DETECTORS SHALL RECEIVE PRIMARY POWER FROM BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACKUP. 2.SMOKE DETECTORS SHALL BE INTERCONNECTED AND INSTALLED IN EACH SLEEPING AREA AND OUTSIDE EACH SLEEPING AREA PER CBC 907.2.11.2, R314 3 CARBON MONOXIDE DETECTORS SHALL BE INTERCONNECTED AND INSTALLED OUTSIDE EACH SLEEPING AREA AND ON EACH LEVEL WITH A FUEL BURNING APPLIANCES OR AN ATTACHED GARAGE EXTERIOR WALL SCONCE (L-1) MFR MODERN FORMS PRODUCT ID WS-W38608-BK TYPE LED DARKSKY DOWNLIGHT FINISH BLACK POWER AND LIGHTING PLAN KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. AGING IN PLACE: DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. WHERE DOORBELL BUTTONS INTEGRATED WITH OTHER FEATURES ARE REQUIRED TO BE INSTALLED ABOVE 48 INCHES (1219.2 MM) MEASURED FROM THE EXTERIOR FLOOR OR LANDING, A STANDARD DOORBELL BUTTON OR CONTROL SHALL ALSO BE PROVIDED AT A HEIGHT NOT EXCEEDING 48 INCHES (1219.2 MM) ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON OR CONTROL. ASTRONOMICAL TIME CLOCK SWITCH: CONTROLS THAT OVERRIDE TO ON SHALL NOT BE ALLOWED UNLESS THE OVERRIDE SHALL AUTOMATICALLY RETURN THE ASTRONOMICAL CLOCK TO ITS NORMAL OPERATION WITHIN 6 HOURS AND WHICH IS PROGRAMMED TO AUTOMATICALLY TURN THE OUTDOOR LIGHTING OFF DURING DAYLIGHT HOURS. 2022 BUILDING ENERGY EFFICIENCY STANDARDS, SECTION 150.0.(K)3 DOOR BELL CHIMES DOOR BELL: PROVIDE AND INSTALL VIDEO DOORBELL PER LOOKBOOK, HARDWIRE PER MANUFACTURE SPECIFICATIONS EQUIPMENT: HEAT PUMP FURNACE, REFER TO ACCA HVAC MANUAL AND T-24 REPORT FOR MORE INFORMATION. PROVIDE A DEDICATED, 40-AMP ELECTRICAL RECEPTACLE WITH A 120/240-VOLT 3 CONDUCTOR, 10-AWG COPPER BRANCH CIRCUIT. EQUIPMENT: HEAT PUMP WATER HEATER WITH RECIRCULATING PUMP. PROVIDE A DEDICATED, 125-VOLT, 30-AMP ELECTRICAL RECEPTACLE, AND A CONDENSATE DRAIN THAT IS NO MORE THAN 2 INCHES HIGHER THAN THE BASE TO ALLOW FOR NATURAL DRAINING. ALL HOT WATER LINES SHALL BE INSULATED. INSTALL PER MFR'S SPECIFICATIONS. EV CHARGER INFRASTRUCTURE: PART 1 - INSTALL A LISTED RACEWAY TO ACCOMMODATE A DEDICATED 208/240-VOLT BRANCH CIRCUIT. THE RACEWAY SHALL NOT BE LESS THAN TRADE SIZE 1 (NOMINAL 1-INCH INSIDE DIAMETER.) THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND SHALL TERMINATE AT A LISTED CABINET IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE EV CHARGER EV CHARGER INFRASTRUCTURE: PART 2 - LISTED CABINET WITH CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE EXHAUST FAN: WIRE THIS EXHASUT FAN TO MEET ASHRAE 62.2 REQUIREMENTS FOR WHOLE HOUSE CONTINUOUS VENTILATION. REFER TO CONTINUOUS VENTILATION CALCULATION AND POWER AND LIGHTING NOTES, SHEET A6.2 FOR MORE INFORMATION. IRRIGATION CONTROLLER, PROVIDE POWER SUPPLY PUSH BUTTON FOR GARAGE DOOR SMART HOME FEATURE: PROVIDE ETHERNET HOMERUN TO STRUCTURED MEDIA PANEL FOR OPTIONAL SECURITY CAMERA BY OWNER, NIC STRUCTURED MEDIA ENCLOSURE WITH COVER. 42" FULLY RECESSED ENCLOSURE BY LEVITON, MODEL #47605-42W, OR EQUAL THERMOSTAT: PROVIDE AND INSTALL THERMOSTAT, MFR: ECOBEE, OR EQUAL UTILITY: 320 AMP ELECTRICAL PANEL. INSTALL PER MANUFACTURE SPECIFICATIONS AND THE PG&E ELECTRICAL AND GAS SERVICE REQUIREMENTS MANUAL. PROVIDE WORKING CLEARANCE SPACE THAT IS 30" WIDE, 36" DEEP, AND 75" TALL. ALL SERVICES SUPPLYING DWELLING UNITS SHALL BE PROVIDED WITH A SURGE-PROTECTIVE DEVICE (SPD). THE SPD SHALL BE AN INTEGRAL PART OF THE SERVICE EQUIPMENT OR SHALL BE LOCATED IMMEDIATELY ADJACENT THERETO. CEC 230.67 UTILITY: CATV AND PHONE PANEL WALL MOUNTED GARAGE DOOR OPENER, PROVIDE POWER SUPPLY LIGHT FIXTURE: DARKSKY WALL SCONCE, TYP AT ALL EXTERIOR FIXTURES N/A ISLAND OUTLETS: PROVIDE A CONTINOUS GFCI POWER STRIP THIS LOCATION TO REFER TO ISLAND OUTLET CALCULATION THIS SHEET FOR ADDITIONAL INFORMATION APPLIANCE: OVER RANGE EXHAUST HOOD SHALL BE VENTED TO THE EXTERIOR WITH A MIN OF AN 8" SMOOTH DUCT, OR AS SPECIFIED MY THE MFR. TO COMPLY WITH ASHRAE 62.2. EXHAUST SHALL ALSO PROVIDE A MIN. FLOW RATE OF 70% CAPTURE EFFICIENCY OR 180 CFM, WITH A MAX. SOUND LVL OF 3 SONES EXHAUST FAN: WIRE THIS FAN WITH HUMIDISTAT CONTROL SWITCH # WHOLE HOUSE CONTINUOUS VENTILATION CALCULATION - SFR Q_tot=0.03A_floor+7.5(N_br+1) PART 1 AREA (A_floor)4560.5 X 0.03 =136.815 CFM PART 2 BEDROOMS 4 PLUS 1 1 (N_br+1)5 X 7.5 =37.5 CFM TOTAL (Q_tot)174.3 CFM REQUIRED 10458.9 CF/HR REQUIRED TO MEET ASHRAE 62.2 REQUIREMENTS A MINIMUM OF 8 FANS SHALL BE WIRED FOR CONTINUOUS VENTILATION (8@30CFM) 8X30 = 240, 240 > 174.2 THEREFORE OKAY LIGHTING AND ELECTRICAL EQUIPMENT SCHEDULE SOURCE ID DESCRIPTION MFR / MODEL MODEL NUMBER SIZE WATTS LUMENS DIMMABLE EFFICACY PROVIDED BY ELECTRICIANE-1 LED MODULE: RECESSED 4" DOWNLIGHT, 650L SERIES ELITE OR EQ.RL407-650L-DIMTR-120-30K-90-W-WH 4"9 650 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LD4IC-AT-DIMTR-120 6"x12.5"x8"--YES - E-2 LED MODULE: RECESSED 4" DOWNLIGHT, 900L SERIES ELITE OR EQ.RL407-900L-DIMTR-120-30K-90-W-WH 4"11 900 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LD4IC-AT-DIMTR-120 6"x12.5"x8"--YES - E-3 LED MODULE: RECESSED 4" DIRECTIONAL, 650L SERIES (GIMBAL)ELITE OR EQ.RL461-650L-DIMTR-120-30K-90-W-WH 4"10 650 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LD4IC-AT-DIMTR-120 6"x12.5"x8"--YES - E-4 LED MODULE: RECESSED 4" PINHOLE, 600L SERIES, DAMP LISTED ELITE OR EQ.LED2-1414-600L-ND-30K-WH 4"9 600 YES HIGH LED HOUSING: IC RATED, TRIAC DIMMING COMPATABLE, DAMP LISTED ELITE OR EQ.LED2-4IC-600L-DIMTR-120 8"x12.5"x7.25 --YES - E-5 LINEAR SHOP LIGHT - SURFACE MOUNT COMMERCIAL ELEC.74031/HD 12"x48"x1"50 4000 YES HIGH E-6 UNDERCABINET RECESSED CHANNEL MOUNTED LED TAPE LIGHT WAC, OR EQ LED-TX2435-5-WT PER PLAN 4 / LF 330 / LF YES HIGH LED TAPE LIGHT 60 WATT REMOTE POWER SUPPLY FOR 12FT RUN MAX.WAC, OR EQ EN-2460-RB2-T, 24VAC / 60W ---ELV - LED TAPE LIGHT 90 WATT REMOTE POWER SUPPLY FOR 20FT RUN MAX.WAC, OR EQ EN-24100-RB2-T 24VAC / 96W ---ELV - UNDERCABINET SURFACE MOUNTED CHANNEL WAC, OR EQ LED-T-CH PER PLAN ---- E-7 GFCI PLUGMOLD WITH 12" OUTLET SPACING LEGRAND 2000 SERIES, BLACK .75"x1.3"x60"---- E-F1 EXHAUST FAN, 110-130-150 CFM (MULTI SPEED FAN)PANASONIC FV-0511VKS2 16.8"x14.25"x12 ---- MULTI SPEED AND TIME DELAY MODULE (SET TO 30-40 CFM PER WHOLE HOUSE VENT CALC)PANASONIC FV-VS15VK1 (ADD ON MODULE) HUMIDITY SENSOR MODULE (REQUIRED IF NOT PART OF WHOLE HOUSE VENT)PANASONIC FV-CSVK1 (ADD ON MODULE) FIRE DAMPER, UL ISTED (WHEN REQUIRED)PANASONIC PC-RD05C5 12"x12"x4" NOTE: THIS EXHAUST FAN COMPLIES WITH ASHRAE 62.2 CONTINUOUS VENTILATION REQUIREMENTS, ENERGY STAR, CA TITLE 24, AND CALGREEN REQUIREMENTS PROVIDED L-1 EXTERIOR LED DARK SKY COMPLIANT WALL SCONCE (SSL LED)MODERN FORMS WS-W38608-BK 8"X8"X2.5"11 373 YES HIGH L-2 INTERIOR LED STEP LIGHT WAC LIGHTING WL-LED110-C-WT 5"x31/8"3.5 4 YES HIGH L-3 STAIR PENDANT CONTEC 13 PENDANT (C13) - AURA 24"X24"X178"39 4680 YES HIGH L-4 CLOSET PENDANT VONN CAPELLA #VMC32410BL, BLACK 30"X50"83 2780 YES HIGH L-5 BEDROOMS/MEDIA PENDANT VONN TANIA #VMC34912BL, BLACK 51" DIA.63 3349.9 YES HIGH L-6 TUB FLUSH CEILING LIGHT - DAMP RATED MODERN FORMS WS-30624 24" DIA.31 2392 YES HIGH L-7 DINING PENDANT CONTEC 10 PENDANT (R10B) - CRUST 8"X41"X178"50 6000 YES HIGH L-8 KITCHEN PENDANT TECH LIGHTING 700TDMANGPCLCLBB-LED 5"X 15.5 18 925 YES HIGH L-9 ADU KITCHEN PENDANT KUZCO MP14960-BK 5/8"X13 3/4"65 3575 YES HIGH L-10 CEILING FAN WITH LIGHT, WHITE W/ WHITE BODY (SSL LED)MINKA AIRE SYMBIO F828-WHF 56" DIA.16 1352 YES HIGH L-11 BATH BAR - 48 MAXIM 52008BK 4'0"32 2480 YES HIGH L-12 BATH PENDANT WAC LIGHTING PD-70937-BK 3'1"37 2637 YES HIGH L-13 POWDER PENDANT CONTEC LIGHTING DRACO C-3 10" DIA.9 1080 YES HIGH L-14 BEDROOM PENDANT MODERN FORMS PD-41837-BK 3'1"7 460 YES HIGH L-16 ADU BATH PENDANT KUZCO PD74738-BK 5 1/8" x37 7/8 17 2100 YES HIGH L-15 IN CABINET PUCK LIGHT - LED WAC, OR EQ HR-LED87-BK 2.25" DIA.5 180 YES HIGH H-1 ELECTRIC HEATER BROMIC BH0320003 7"x33"2300 --- RECESS TRIM KIT BROMIC BH3130017 9.2"x34.2"----HWGAS CONNECTION HOSE BIB POWER, LIGHTING AND MECHANICAL LEGEND COLD WATER WALL MOUNTED LIGHT SURFACE MOUNTED UNDER CABINET LED TAPE LIGHT SURFACE MOUNTED LED LINEAR FIXTURE R RECESSED LED LIGHT FIXTURE R PENDANT LED LIGHT FIXTURE RECESSED WALL WASHER STEP/WALL LIGHT CWFGHBE-5HOT WATER CEILING FAN AND LIGHT PER SCHEDULE WITH CEILING FAN BOX 110V SMOKE DETECTOR 110V CARBON MONOXIDE AND SMOKE DETECTOR L10 SD SDCO SPK SPEAKER (PREWIRE WITH 14 AWG 4 CONDUCTOR WIRE) EXHAUST FAN, SEE FAN NOTES BELOW 220 TV PH/DATA SWITCHED OUTLET (DECORA STYLE) SWITCH (DECORA STYLE) GROUNDED DUPLEX OUTLET (DECORA STYLE) GROUNDED 220 VOLT OUTLET QUADRUPLEX RECEPTACLE OUTLET TELEPHONE/DATA OUTLET (CAT6) TELEVISION OUTLET (3.0 GHZ RG6 QUAD SHIELD COAXIAL CABLE) PUSH BUTTON CONTROL THERMOSTAT GROUNDED DUPLEX FLOOR OUTLET C CCTV , INSTALLED PER MFR. SPECS ABBREVIATIONS: WP=WEATHERPROOF, 3=3 WAY, 4=4 WAY, D=DIMMER, VS=VACANCY SENSOR, MS=MOTION SENSOR, AST=ASTRONOMICAL TIME CLOCK, AFI=ARCH-FAULT INTERRUPT; GFCI=GROUND FAULT CIRCUIT INTERRUPT HUMD: HUMIDISTAT CONTROLLED SWITCH EXHAUST FAN NOTES: ALL FANS SHALL BE BE DUCTED TO EXTERIOR OF BUILDING WITH A MIN. VENTILATION RATE OF 50 CFM; FANS SHALL BE ENERGY STAR AND CALGREEN COMPLIANT; REFER TO MECHANICAL GEN. NOTES AND T-24 REPORT FOR MORE INFO. ONE FAN OR A COMBINATION OF FANS SHALL BE SET UP TO PROVIDE THE MINIMUM CONTINUOUS WHOLE HOUSE AIR FLOW, AS DETERMINED BY ASHRAE 62.2, REFER TO WHOLE HOUSE VENTILATION CALCULATION THIS SHEET FOR MIN. CFM REQUIRED. CEILING PADDLE FAN NOTES: PROVIDE AN APPROVED CEILING FAN MOUNTING BOX, PER 2016 CEC SEC.314.27(2)(C) SMOKE AND CARBON MONOXIDE DETECTOR NOTES: 1.DETECTORS SHALL RECEIVE PRIMARY POWER FROM BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACKUP. 2.SMOKE DETECTORS SHALL BE INTERCONNECTED AND INSTALLED IN EACH SLEEPING AREA AND OUTSIDE EACH SLEEPING AREA PER CBC 907.2.11.2, R314 3 CARBON MONOXIDE DETECTORS SHALL BE INTERCONNECTED AND INSTALLED OUTSIDE EACH SLEEPING AREA AND ON EACH LEVEL WITH A FUEL BURNING APPLIANCES OR AN ATTACHED GARAGE EXTERIOR WALL SCONCE (L-1) MFR MODERN FORMS PRODUCT ID WS-W38608-BK TYPE LED DARKSKY DOWNLIGHT FINISH BLACK POWER AND LIGHTING PLAN KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. AGING IN PLACE: DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. WHERE DOORBELL BUTTONS INTEGRATED WITH OTHER FEATURES ARE REQUIRED TO BE INSTALLED ABOVE 48 INCHES (1219.2 MM) MEASURED FROM THE EXTERIOR FLOOR OR LANDING, A STANDARD DOORBELL BUTTON OR CONTROL SHALL ALSO BE PROVIDED AT A HEIGHT NOT EXCEEDING 48 INCHES (1219.2 MM) ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON OR CONTROL. ASTRONOMICAL TIME CLOCK SWITCH: CONTROLS THAT OVERRIDE TO ON SHALL NOT BE ALLOWED UNLESS THE OVERRIDE SHALL AUTOMATICALLY RETURN THE ASTRONOMICAL CLOCK TO ITS NORMAL OPERATION WITHIN 6 HOURS AND WHICH IS PROGRAMMED TO AUTOMATICALLY TURN THE OUTDOOR LIGHTING OFF DURING DAYLIGHT HOURS. 2022 BUILDING ENERGY EFFICIENCY STANDARDS, SECTION 150.0.(K)3 DOOR BELL CHIMES DOOR BELL: PROVIDE AND INSTALL VIDEO DOORBELL PER LOOKBOOK, HARDWIRE PER MANUFACTURE SPECIFICATIONS EQUIPMENT: HEAT PUMP FURNACE, REFER TO ACCA HVAC MANUAL AND T-24 REPORT FOR MORE INFORMATION. PROVIDE A DEDICATED, 40-AMP ELECTRICAL RECEPTACLE WITH A 120/240-VOLT 3 CONDUCTOR, 10-AWG COPPER BRANCH CIRCUIT. EQUIPMENT: HEAT PUMP WATER HEATER WITH RECIRCULATING PUMP. PROVIDE A DEDICATED, 125-VOLT, 30-AMP ELECTRICAL RECEPTACLE, AND A CONDENSATE DRAIN THAT IS NO MORE THAN 2 INCHES HIGHER THAN THE BASE TO ALLOW FOR NATURAL DRAINING. ALL HOT WATER LINES SHALL BE INSULATED. INSTALL PER MFR'S SPECIFICATIONS. EV CHARGER INFRASTRUCTURE: PART 1 - INSTALL A LISTED RACEWAY TO ACCOMMODATE A DEDICATED 208/240-VOLT BRANCH CIRCUIT. THE RACEWAY SHALL NOT BE LESS THAN TRADE SIZE 1 (NOMINAL 1-INCH INSIDE DIAMETER.) THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND SHALL TERMINATE AT A LISTED CABINET IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE EV CHARGER EV CHARGER INFRASTRUCTURE: PART 2 - LISTED CABINET WITH CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE EXHAUST FAN: WIRE THIS EXHASUT FAN TO MEET ASHRAE 62.2 REQUIREMENTS FOR WHOLE HOUSE CONTINUOUS VENTILATION. REFER TO CONTINUOUS VENTILATION CALCULATION AND POWER AND LIGHTING NOTES, SHEET A6.2 FOR MORE INFORMATION. IRRIGATION CONTROLLER, PROVIDE POWER SUPPLY PUSH BUTTON FOR GARAGE DOOR SMART HOME FEATURE: PROVIDE ETHERNET HOMERUN TO STRUCTURED MEDIA PANEL FOR OPTIONAL SECURITY CAMERA BY OWNER, NIC STRUCTURED MEDIA ENCLOSURE WITH COVER. 42" FULLY RECESSED ENCLOSURE BY LEVITON, MODEL #47605-42W, OR EQUAL THERMOSTAT: PROVIDE AND INSTALL THERMOSTAT, MFR: ECOBEE, OR EQUAL UTILITY: 320 AMP ELECTRICAL PANEL. INSTALL PER MANUFACTURE SPECIFICATIONS AND THE PG&E ELECTRICAL AND GAS SERVICE REQUIREMENTS MANUAL. PROVIDE WORKING CLEARANCE SPACE THAT IS 30" WIDE, 36" DEEP, AND 75" TALL. ALL SERVICES SUPPLYING DWELLING UNITS SHALL BE PROVIDED WITH A SURGE-PROTECTIVE DEVICE (SPD). THE SPD SHALL BE AN INTEGRAL PART OF THE SERVICE EQUIPMENT OR SHALL BE LOCATED IMMEDIATELY ADJACENT THERETO. CEC 230.67 UTILITY: CATV AND PHONE PANEL WALL MOUNTED GARAGE DOOR OPENER, PROVIDE POWER SUPPLY LIGHT FIXTURE: DARKSKY WALL SCONCE, TYP AT ALL EXTERIOR FIXTURES N/A ISLAND OUTLETS: PROVIDE A CONTINOUS GFCI POWER STRIP THIS LOCATION TO REFER TO ISLAND OUTLET CALCULATION THIS SHEET FOR ADDITIONAL INFORMATION APPLIANCE: OVER RANGE EXHAUST HOOD SHALL BE VENTED TO THE EXTERIOR WITH A MIN OF AN 8" SMOOTH DUCT, OR AS SPECIFIED MY THE MFR. TO COMPLY WITH ASHRAE 62.2. EXHAUST SHALL ALSO PROVIDE A MIN. FLOW RATE OF 70% CAPTURE EFFICIENCY OR 180 CFM, WITH A MAX. SOUND LVL OF 3 SONES EXHAUST FAN: WIRE THIS FAN WITH HUMIDISTAT CONTROL SWITCH # WHOLE HOUSE CONTINUOUS VENTILATION CALCULATION - SFR Q_tot=0.03A_floor+7.5(N_br+1) PART 1 AREA (A_floor)4560.5 X 0.03 =136.815 CFM PART 2 BEDROOMS 4 PLUS 1 1 (N_br+1)5 X 7.5 =37.5 CFM TOTAL (Q_tot)174.3 CFM REQUIRED 10458.9 CF/HR REQUIRED TO MEET ASHRAE 62.2 REQUIREMENTS A MINIMUM OF 8 FANS SHALL BE WIRED FOR CONTINUOUS VENTILATION (8@30CFM) 8X30 = 240, 240 > 174.2 THEREFORE OKAY D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.19 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 / WP R E-1 R E-2 R E-2 R E-2 E-4 / WP E-4 / WP R E-1 R E-1 R E-2 R E-2 R E-2 R E-2 3D 4D 4D3D30 CFM EF-1 HUMIDHUMID HUMID HW CW CW HWCWHWCWHW CW HW HW+48 GFCI EF-1 30 CFM FG GFCI +48 GFCI +48 GFCI +48 GFCI +48 GFCI +48 GFCI +48 GFCI GFCI GFCI +48 GFCI +48 GFCI +48 GFCI+48 GFCI FG R E-1 GFCI GFCI GFCI DRYER 30 AMP DEDICATED 240 ARCHARCH L-7 L-7 L-7 EVEV H-1 DEDICATED 15 AMP E-4/WP E-4/WP E-4/WP E-4/WP E-4/WP E-4/WP H-1 E-4/WP E-4/WP DEDICATED 15 AMP HWCWCWGFCI SPEED OVEN GFCI GFCI GFCI WALL OVEN WARMER HWCW +48 GFCI GFCI R E-1 SDCO SDCO DRYER 30 AMP DEDICATED GFCI VS GFCI 240 LAUNDRY/ MUD ROOM UPPER FLOOR POWER AND LIGHTING Scale: 1/4" = 1'-0"1 14 4 8 15 7 16 10 17 11 6 1 12 3 5 9 12 2 2 GARAGE DOOR 12 12 12 12 9 9 9 18 20 21 18 18 18 18 18 A A B B C C F F H H D D E E G G 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 1 1 9 TPO MEMBRANE EXTENDED 3FT UP & UNDERNEATH THE STANDING SEAM POP RIVET @ 12" O.C. CONT. 3/16" X 7/8" BUTYL TAPE CONT. 3/16" X 7/8" BUTYL TAPE ZEE CLOSURE (WS-410) 8:12 SLOPE STANDING-SEAM METAL ROOF TO LOW-SLOPE TPO ROOF Scale: 2" = 1'-0"20 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.14 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 ARCHITECTURAL DETAILS A7.1 (SINGLE RABBIT) Scale: 3" = 1'-0"32 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.14 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 ARCHITECTURAL DETAILS A7.2 1 HR RATED WALL ASSEMBLY (SYSTEM WPE045) CERTAINTEED GYPSUM BOARD SYSTEMS MANUAL 1 HR. FIRE RATING PER NBCC (2010) TABLE A-9.10.3.1.A WALL W4A (cUL U305, UL U305) 51 STC RATING PER NBCC (2010) TABLE A-9.10.3.1.A WALL W4A DESCRIPTION PROVIDE: 5/8” CERTAINTEED TYPE X PRODUCTS, 1 LAYER ON 2 X 4 WOOD STUDS, ONE SIDE ON RESILIENT CHANNELS. CERTAINTEED'S SUSTAINABLE INSULATION 3 1/2” WITHIN CAVITY. FASTEN BOARD VERTICALLY OR HORIZONTALLY TO ONE SIDE WITH 1 5/8” SCREWS SPACED 12” O.C. ATTACH RESILIENT CHANNELS WITH TABS DOWNWARDS, HORIZONTALLY AT 16” OR 24” O.C. TO STUDS ON OPPOSITE SIDE WITH 1 1/4” SCREWS. UPPER CHANNEL 6” FROM TOP, LOWER CHANNEL 16” UP FROM BOTTOM AND AT THE BOTTOM OF THE PARTITION, INSTALL AN INVERTED CHANNEL. FASTEN BOARD VERTICALLY OR HORIZONTALLY TO THE RESILIENT CHANNELS WITH 1” SCREWS SPACED 12” O.C. JOINTS MUST BE OFFSET. TAPE AND FINISH JOINTS WITH CERTAINTEED PRODUCTS. TYPICAL STAIR FRAMING Scale: 1 1/2" = 1'-0" SHOE, C.R.LAURENCE, 8B10, OR EQ. INSTALL PER MFR. SPECS. CRL SAFETY GLAZING GASKET OR EQ. INSTALL PER MFR SPECS 25 D A T E I S S U E Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2025 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 ENCLAVE - LOT 24SAN LUIS OBISPO, CALIFORNIA 934012025.02.14 BLDG. PERMIT SUB 1 2025.04.25 BLDG. PERMIT SUB 2 1 ARCHITECTURAL DETAILS A7.3 PROJECT DIRECTORY Structural Engineer: FTF Engineering, Inc. Contact: Principal: Jillian van Enckevort, SE Phone: 415-931-8460 ext. 201 Email: jvane@ftfengineering.com 38 Mason Street, 2nd Floor San Francisco, CA 94102 415-931-8460 Project Eng'r:Skye Garrison, SE Phone: 415-931-8460 ext. 205 Email: sgarrison@ftfengineering.com Design Eng'r:Ceiley Davis Phone: 415-931-8460 ext. 203 Email: cdavis@ftfengineering.com Owner: General Contractor: ABBREVIATIONS: A&B ABOVE AND BELOW ACI AMERICAN CONCRETE INSTITUTE AB ANCHOR BOLT ABV ABOVE ADDL ADDITIONAL ADJ ADJACENT AESS ARCHITECTURAL EXPOSED STRUCTURAL STEEL AFF ABOVE FINISHED FLOOR AFG ABOVE FINISHED GRADE AISC AMERICAN INSTITUTE OF STEEL CONSTRUCTION ALT ALTERNATE APPROX APPROXIMATE AR ANCHOR ROD ARCH ARCHITECT AWP ALIGN W/ POST BF BRACED FRAME BLDG BUILDING BLKG BLOCKING BLW BELOW BM BEAM BN BOUNDARY NAIL BOF BOTTOM OF FOOTING BOD BOTTOM OF DECK BOS BOTTOM OF STEEL BOT BOTTOM BP BEARING PLATE / BASE PLATE BRG BEARING BS BOTH SIDES C CAMBER CANT CANTILEVER CFS COLD FORM STEEL CGS CENTER OF GRAVITY STRAND CIP CAST-IN-PLATE CJ CONTROL JOINT CJP COMPLETE JOINT PENETRATION CENTER LINE CLG CEILING CLR CLEAR CMU CONCRETE MASONRY UNIT COL COLUMN COMP COMPRESSION CONC CONCRETE CONFIG CONFIGURATION CONN CONNECTION CONST CONSTRUCTION CONT CONTINUOUS d PENNY (NAIL) db NOMINAL BAR DIAMETER DBA DEFORMED BAR ANCHOR DBL DOUBLE DET DETAIL DF DOUGLAS FIR DIA, ⌀DIAMETER DIAG DIAGONAL DIAPH DIAPHRAGM DIM(S)DIMENSION(S) DL DEAD LOAD DWG(S)DRAWING(S) (E), EXIST EXISTING EA EACH ELEC ELECTRICAL ELEV ELEVATION EMBED EMBEDMENT EN EDGE NAIL EOR ENGINEER OF RECORD EQ EQUAL EXT EXTERIOR FDN FOUNDATION FG FINISH GRADE FF FINISHED FLOOR FFE FINISHED FLOOR ELEVATION FN FIELD NAIL FRMG FRAMING FRP FIBER REINFORCED POLYMER FT FOOT FTG FOOTING GA GAUGE GALV GALVANIZED GB#GRADE BEAM GL GRIDLINE GLB GLU-LAM BEAM GYP GYPSUM HD HOLDOWN HDG HOT-DIP GALVANIZED HSA HEADED STUD ANCHOR HDP HAND DUG PIER HDR HEADER HORIZ HORIZONTAL HSB HIGH-STRENGTH BOLT HSS HOLLOW STRUCTURAL STEEL IBC INTERNATIONAL BUILDING CODE ICC INTERNATIONAL CODE COUNCIL IN INCH INFO INFORMATION INT INTERIOR INV INVERTED K KIPS KSF KIPS PER SQUARE FOOT KSI KIPS PER SQUARE INCH L ANGLE LB(S)POUND(S) LL LIVE LOAD LLBB LONG LEGS BACK-TO-BACK LLH LONG LEG HORIZONTAL LLV LONG LEG VERTICAL LONG LONGITUDINAL LSH LONG SIDE HORIZONTAL LSV LONG SIDE VERTICAL LW LIGHT WEIGHT LVL LAMINATED VENEER LUMBER LVP LOW VELOCITY PIN MATL MATERIAL MAX MAXIMUM MB MACHINE BOLT MC MISCELLANEOUS CHANNEL MECH MECHANICAL MEP MECHANICAL/ ELECTRICAL/ PLUMBING MEZZ MEZZANINE MF MOMENT FRAME MFR MANUFACTURER MIN MINIMUM MISC MISCELLANEOUS (N)NEW NA NOT APPLICABLE NIC NOT IN CONTRACT NS NEAR SIDE [NS] NO STUDS NTS NOT TO SCALE O/OVER OC ON CENTER OH OPPOSITE HAND OPNG OPENING OPP OPPOSITE OWJ OPEN WEB JOIST PAF POWER ACTUATED FASTENER PERIM PERIMETER PERP PERPENDICULAR ⅊PROPERTY LINE PJP PARTIAL JOINT PENETRATION PL PLATE PLF POUNDS PER LINEAR FOOT PWD PLYWOOD PREFAB PREFABRICATE(D) PSF POUNDS PER SQUARE FOOT PSI POUNDS PER SQUARE INCH PSL PARALLEL STRAND LUMBER P/T PRESSURE TREATED PT POST TENSIONED PTDF PRESSURE TREATED DOUGLAS FIR QTY QUANTITY R&R REMOVE AND REPLACE R RADIUS REF REFERENCE REINF REINFORCE; REINFORCING; REINFORCEMENT REQD REQUIRED REV REVISION S AMERICAN STANDARD SHAPE SAD SEE ARCHITECTURAL DRAWINGS SCHED SCHEDULE SECT SECTION SEOR STRUCTURAL ENGINEER OF RECORD SF SQUARE FOOT SHT SHEET SHTG SHEATHING SIM SIMILAR SLBB SHORT LEGS BACK-TO-BACK SLD SEE LANDSCAPE DRAWINGS SMD SEE MECHANICAL DRAWINGS SN SHEAR NAIL SOG SLAB ON GRADE SPEC SPECIFICATION SQ SQUARE SS STAINLESS STEEL STD STANDARD STIFF STIFFENER STL STEEL STRUCT STRUCTURAL SW SHEAR WALL SSW SIMPSON STRONG WALL SYM SYMMETRICAL T&B TOP & BOTTOM T&G TONGUE & GROOVE TBA TO BE ABANDONED TBD TO BE DETERMINED TBR TO BE REMOVED TEMP TEMPORARY THK THICK THRU THROUGH TN TOE NAIL TOC TOP OF CONCRETE TOD TOP OF DECK TOF TOP OF FOOTING TOGB TOP OF GRADE BEAM ELEVATION TOS TOP OF STEEL TOW TOP OF WALL TOPC TOP OF PILE CAP ELEVATION TOP TOP OF PIER TRANS TRANSVERSE TRIM TRIMMER TYP TYPICAL UNO UNLESS NOTED OTHERWISE URM UNREINFORCED MASONRY VERT VERTICAL VIF VERIFY IN FIELD W/WITH W/O WITHOUT WF WIDE FLANGE WL WIND LOAD WT WEIGHT; STRUCTURAL TEE CUT FROM W SHAPE WWF WELDED WIRE FABRIC YD YARD SPECIAL INSPECTIONS AND STRUCTURAL OBSERVATIONS: FOR REQUIREMENTS, SEE - S-001. No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEERtel - 805-544-1216 1023 Nipomo St, Ste 210 San Luis Obispo, CA 93401 www.ftfengineering.com These drawings and specifications, and the concepts embodied in them, are the original work of FTF Engineering, Inc. and may not be used, disclosed, or duplicated without written consent of FTF Engineering, Inc. whether the project for which they were made is executed or not, unless otherwise agreed by contract.FTF ENGINEERING, INC SCALE: JOB #: SHEET TITLE: SHEET #: 12" = 1'-0" S-000 LEGENDS 24-529ENCLAVE - LOT 24SAN LUIS OBISPOCALIFORNIA 93401INDEX OF DRAWINGS SHEET # SHEET NAME REV #1REV #2S-000 LEGENDS S-001 GENERAL NOTES I S-200 FIRST FLOOR / FOUNDATION PLAN S-201 SECOND FLOOR FRAMING PLAN S-202 ROOF FRAMING PLAN S-300 CONCRETE DETAILS I S-310 FOUNDATION DETAILS S-400 CMU WALL DETAILS S-600 WOOD FRAMING DETAILS I S-601 TJI FRAMING DETAILS I S-602 TJI FRAMING DETAILS II S-610 WOOD SHEAR WALL DETAILS S-620 ROOF TRUSS DETAILS #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER 1. DESIGN CONFORMS TO THE CALIFORNIA BUILDING CODE (CBC), 2022 EDITION, AND AMENDMENTS BY THE LOCAL JURISDICTION. 2. DEAD LOAD: BASED ON WEIGHTS OF EXISTING AND NEW MATERIALS OF CONSTRUCTION. 3. LIVE LOADS: • ROOF =20 PSF • FLOOR =40 PSF • DECK =60 PSF 4. SEISMIC (ASCE 7-16): • V = 0.122 W (LRFD) • RISK CATEGORY = II • SEISMIC DESIGN CATEGORY =D • IMPORTANCE FACTOR (I)=1.0 • REDUNDANCY FACTOR RHO (ρ)=1.0 • SITE CLASS =D • LATITUDE, LONGITUDE (35.255602, -120.630747) • MAPPED VALUES SS =1.093 S1 =0.402 • SEISMIC VALUES SDS =0.775 SD1 =0.541 • STRUCTURAL SYSTEM FACTOR R =6.5 PLYWOOD SW • ANALYSIS PROCEDURE LINEAR STATIC 5.WIND LOADS (ASCE 7-16 SIMPLIFIED PROCEDURE, SECTION 28.5.3): PRIMARY SYSTEMS P =λKzt ps30 WHERE, V =92 MPH BASIC WIND SPEED λ =1.09 H = 28FT, EXPOSURE B Kzt =1.0 TOPOGRAPHIC EFFECT ps30 =12.9 PSF PRIMARY SYSTEMS, ZONE A Iw =1.0 STANDARD OCCUPANCY A B C 27.19 REGION ps30(PSF) CASE 1 ps30(PSF) CASE 2 18.49 21.53 D E F 14.90 16.70 -2.03 2.07 -16.42 G 15.320.69 H 0.42-14.21 DIRECTION HORIZ HORIZ HORIZ HORIZ VERT VERT VERT VERT 27.19 18.49 21.53 14.90 1. NOTES, TYPICAL DETAILS AND SCHEDULES APPLY TO ALL STRUCTURAL WORK UNLESS NOTED OTHERWISE. FOR CONDITIONS NOT SPECIFICALLY SHOWN PROVIDE DETAILS OF A SIMILAR NATURE. VERIFY APPLICABILITY WITH THE ENGINEER IF NEEDED. 2. REVIEW ALL EXISTING FEATURES AND CONDITIONS UPON WHICH THESE DRAWINGS RELY. 3. COMPARE STRUCTURAL DRAWINGS WITH THE VARIOUS OTHER DRAWINGS AND SPECIFICATIONS BEFORE COMMENCING THE WORK. NOTIFY THE ENGINEER OF ANY DISCREPANCIES AND DO NOT PROCEED WITH AFFECTED WORK UNTIL THEY ARE RESOLVED. 4. DO NOT SCALE DRAWINGS TO OBTAIN DIMENSIONAL INFORMATION. 5. SEE ARCHITECTURAL, MECHANICAL, ELECTRICAL AND PLUMBING DRAWINGS AND SPECIFICATIONS FOR INSERTS, SLEEVES, BLOCKOUTS AND OTHER CONDITIONS. 6. SEE ARCHITECTURAL DRAWINGS FOR ALL WATERPROOFING AND DAMPPROOFING DETAILS. 1. ALL WORK SHALL CONFORM TO CALIFORNIA BUILDING CODE, 2022 EDITION. 2. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR THE PROTECTION OF LIFE AND PROPERTY DURING CONSTRUCTION OF THIS BUILDING. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DESIGN AND CONSTRUCTION OF ANY SHORING, BRACING AND SCAFFOLDING REQUIRED TO COMPLETE THIS WORK. THE CONTRACTOR SHALL PROVIDE ADEQUATE SHORING, BRACING AND SCAFFOLDING IN ACCORDANCE WITH ALL NATIONAL, STATE AND LOCAL SAFETY ORDINANCES. SHORING AND BRACING SHALL REMAIN IN PLACE UNTIL FLOORS, ROOFS, WALLS, AND SHEATHING THAT AFFECT THE SHORED PORTION OF THE WORK HAVE BEEN ENTIRELY CONSTRUCTED. THE ENGINEER'S PRESENCE OR REVIEW OF THE WORK DOES NOT INCLUDE THE ADEQUACY OF THE CONTRACTOR'S METHODS OR MEASURES. 3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO PREVENT DAMAGE AND MINIMIZE MOVEMENT/SETTLEMENT OF EXISTING OR NEW CONSTRUCTION INSIDE OR OUTSIDE OF THE PROJECT LIMITS. THE CONTRACTOR SHALL PROVIDE AND BE RESPONSIBLE FOR ALL SHORING, BRACING, AND SOIL RETENTION SYSTEMS NEEDED TO BRING THE PROJECT TO ITS PERMANENT (AS DESIGNED) CONDITION. 4. THE CONTRACTOR'S TEMPORARY MEASURES SHALL BE ARRANGED OR DESIGNED SO AS TO NOT ALTER OR AFFECT THE PERMANENT STRUCTURE. 5. THE IMPOSED CONSTRUCTION LOADS SHALL NOT BE MORE THAN DESIGN LIVE LOADS. 6. WORK SHALL INCLUDE REPAIR AND/OR REPLACEMENT OF DEFECTIVE ITEMS. 7. OPENINGS IN FLOORS, SHEAR WALLS, BEAMS, OR JOISTS LARGER THAN THOSE SHOWN ON TYPICAL DETAILS OR STRUCTURAL DRAWINGS SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER BEFORE PROCEEDING WITH THE WORK. 8. VERIFY WEIGHTS AND LOCATIONS OF MECHANICAL UNITS WITH MECHANICAL ENGINEER PRIOR TO PLACEMENT. UNITS VARYING OVER 10% IN WEIGHT SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER PRIOR TO INSTALLATION (MECHANICAL WEIGHTS SHOWN ARE MAXIMUM). CONTRACTOR TO VERIFY MECHANICAL UNIT SIZES AND WEIGHTS AS INSTALLED PRIOR TO INSTALLATION OF SPECIAL FRAMING TO ENSURE CORRECT PLACEMENT UNDER CURBS, ETC. 1. INFORMATION REGARDING EXISTING CONDITIONS IS PRESENTED FOR REFERENCE ONLY. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS BEFORE STARTING WORK AND NOTIFY THE ARCHITECT AND ENGINEER OR ANY DISCREPANCIES BEFORE PROCEEDING WITH WORK. 2. THE REMOVAL, CUTTING, DRILLING, ETC. OF EXISTING WORK SHALL BE PERFORMED WITH GREAT CARE AND SMALL TOOLS IN ORDER TO NOT JEOPARDIZE THE STRUCTURAL INTEGRITY OF THE BUILDING. IF STRUCTURAL MEMBERS NOT INDICATED FOR REMOVAL INTERFERE WITH THE NEW WORK, THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY AND PRIOR APPROVAL OBTAINED BEFORE PROCEEDING WITH THE WORK. 3. ALL STRUCTURAL ELEMENTS (MEMBERS, CONNECTIONS, ETC.,) SHOWN ON THE PLAN AND DETAILS ARE NEW CONSTRUCTION UNLESS SPECIFICALLY NOTED OTHERWISE AS EXISTING (E). 1. THE CONTRACTOR SHALL PROVIDE ALL MEASURES AND PRECAUTIONS NECESSARY TO PREVENT DAMAGE AND MINIMIZE SETTLEMENT OF EXISTING OR NEW CONSTRUCTION INSIDE OR OUTSIDE OF THE PROJECT LIMITS. ANY DAMAGE TO NEW OR EXISTING CONSTRUCTION INSIDE OR OUTSIDE OF THE PROJECT LIMITS CAUSED BY CONSTRUCTION TECHNIQUES OR MOVEMENTS OF THE SOIL RETENTION SYSTEMS IS THE RESPONSIBILITY OF THE CONTRACTOR. 2. DESIGN AND CONSTRUCTION OF TEMPORARY AND/OR PERMANENT UNDERPINNING, SHORING AND BULK HEADING FOR EARTH RETENTION DURING EXCAVATION SHALL BE BY AN EXPERIENCED SUBCONTRACTOR WHO SPECIALIZES IN THIS TYPE OF WORK. 3. SHORING, UNDERPINNING, AND EARTH RETENTION CALCULATIONS AND DRAWINGS, IF REQUIRED, SHALL BE PREPARED AND SUBMITTED TO THE SOILS ENGINEER AND STRUCTURAL ENGINEER FOR REVIEW PRIOR TO CONSTRUCTION. CALCULATIONS AND DRAWINGS SHALL BE PREPARED UNDER THE SUPERVISION OF, AND SIGNED AND STAMPED BY A CIVIL ENGINEER LICENSED IN THE STATE OF CALIFORNIA. 4. THE CONTRACTOR SHALL COORDINATE ALL ELEMENTS OF THE SOIL RETENTION SYSTEMS WITH ALL ELEMENTS OF THE PERMANENT BUILDING. 5. THE EXCAVATION SEQUENCES SHALL BE CONTROLLED TO MATCH THE REQUIREMENTS OF THE DESIGN OF THE SOIL RETENTION SYSTEM AND TO PERMIT MONITORING OF WALL AND GROUND MOVEMENTS. 6. PRIOR TO ANY EXCAVATION OR INSTALLATION OF ELEMENTS OF THE SOIL RETENTION SYSTEM, THE CONTRACTOR SHALL ESTABLISH BENCH MARKS AROUND THE PERIMETER OF THE AREA TO BE EXCAVATED. THESE MARKS SHALL BE SURVEYED FOR VERTICAL AND HORIZONTAL MOVEMENT AT WEEKLY INTERVALS DURING ACTUAL EXCAVATION AND CONTINUING DURING EACH SUBSEQUENT PHASE OF THE WORK AND SUBMITTED TO THE ENGINEER FOR REVIEW. SEE THE SOILS REPORT FOR SPECIFIC RECOMMENDATIONS. 7. THE CONTRACTOR SHALL PROVIDE POSITIVE PROTECTION (MAT/SHEET COVERINGS) FOR ALL EXCAVATION SLOPES TO PROTECT SLOPES FROM INSTABILITY AND DETERIORATION DUE TO RAIN OR WIND. 8. THE OWNER'S SOIL TESTING LABORATORY SHALL REVIEW AND MONITOR THE EXCAVATION, DEWATERING AND SOIL RETENTION SYSTEMS. THE CONTRACTOR SHALL PROVIDE, INSTALL AND SURVEY: A. VERTICAL AND HORIZONTAL MOVEMENTS OF THE TOP OF THE SOIL RETENTION SYSTEM. B. BENCH MARKS ADJACENT TO AND AWAY FROM THE SITE PERIMETER FOR VERTICAL AND HORIZONTAL MOVEMENTS. 1. CONTRACTOR SHALL INFORM THE ENGINEER AT LEAST 2 BUSINESS DAYS PRIOR TO POURING ANY STRUCTURAL CONCRETE FOR THE OPPORTUNITY TO REVIEW THE WORK PRIOR TO PLACEMENT. 2. PROVIDE CONCRETE IN CONFORMANCE WITH THE FOLLOWING SPECIFICATIONS: A. ASTM C94 MINIMUM 28 DAYS ULTIMATE COMPRESSIVE STRENGTH. B. WATER/CEMENT RATIO SHALL BE BASED ON TOTAL CEMENTITIOUS MATERIAL INCLUDING COMPLEMENTARY CEMENTING MATERIALS C. L.S. = LOW SHRINKAGE MIX, SEE LINE 8. 5. PROPORTION CONCRETE WITH A MINIMUM OF 20% AND A MAXIMUM OF 30% FLY ASH OR 50% SLAG REPLACEMENT. FLY ASH SHALL MEET ASTM C618 REQUIREMENTS. 6. USE WATER THAT IS CLEAN AND FREE FROM INJURIOUS AMOUNTS OF OILS, ACIDS, ALKALIS, SALTS, ORGANIC MATERIALS, OR OTHER SUBSTANCES DELETERIOUS TO CONCRETE OR REINFORCEMENT. NO CALCIUM CHLORIDE SHALL BE USED IN ANY CONCRETE. 7. USE 1 INCH x #4 MAXIMUM AGGREGATE WHEREVER CLEARANCES PERMIT. USE 3/8 INCH MAXIMUM AGGREGATE ONLY WHERE NECESSARY FOR PROPER PLACING, SUCH AS IN THIN SECTIONS, ETC. CEMENT TO BE IN ACCORDANCE WITH ASTM C150 TYPE II. AGGREGATE TO MEET ASTM C33. 8. ALL CONCRETE USED IN SUSPENDED SLAB AND SLABS ON GRADE SHALL BE DESIGNED FOR LOW SHRINKAGE (L.S.). ACCEPTABLE COARSE AGGREGATES FOR LOW SHRINKAGE CONCRETE INCLUDE KAISER CLAYTON, GRANITE ROCK, LIMESTONE, SECHELT, OR ORCA AGGREGATES. FINE AGGREGATES ACCEPTABLE FOR LOW SHRINKAGE CONCRETE INCLUDE SECHELT OR ORCA SANDS. ALTERNATE AGGREGATES MAY BE SUBMITTED PROVIDED THEY PROVIDE A CONCRETE MIX WITH SHRINKAGE LIMITATION OF 0.040% AFTER 28 DAYS OF DRYING. SUBMIT TEST TO ARCHITECT AND ENGINEER FOR REVIEW. 9. WHERE NOT SHOWN ON STRUCTURAL DRAWINGS. REFER TO ARCHITECTURAL DRAWINGS FOR DIMENSIONS AND LOCATIONS OF SLAB AND WALL OPENINGS, SLAB EDGE LOCATIONS, INTERIOR CONCRETE WALLS AND CURBS, TOP OF FLOOR SLAB ELEVATIONS, SLAB DEPRESSIONS REQUIRED TO ACCOMMODATE FLOOR FINISH DETAILS, AND CONCRETE STAIRS. 10. PIPES, SLEEVES, AND OTHER EMBEDDED ITEMS OTHER THAN ELECTRICAL CONDUIT LESS THAN 1 INCH DIAMETER MAXIMUM SHALL NOT BE EMBEDDED IN STRUCTURAL CONCRETE OR INTERRUPT REINFORCING BARS UNLESS APPROVED BY ENGINEER OF RECORD. 11. ALL REINFORCING EMBEDMENTS, INSERTS, ETC. SHALL BE POSITIVELY SECURED IN PROPER LOCATION BEFORE CONCRETE IS PLACED. PROVIDE SUFFICIENT SUPPORT TO PREVENT DISPLACEMENT DURING PLACING AND FINISHING OPERATIONS. 12. ALL CONCRETE EXCEPT SLABS ON GRADE 6 INCHES THICK OR LESS SHALL BE MECHANICALLY VIBRATED SO AS TO COMPLETELY FILL THE FORMS WITHOUT CAUSING UNDUE SEGREGATION. 13. HORIZONTAL CONSTRUCTION JOINTS SHALL BE LOCATED AS SHOWN ON THE DRAWINGS, AND THE HARDENED CONCRETE SURFACES SHALL BE CLEANED BY SAND-BLASTING OR OTHER APPROVED MEANS TO EXPOSE FIRMLY EMBEDDED AGGREGATES PRIOR TO POURING ADDITIONAL CONCRETE IN CONTACT WITH THESE SURFACES. 14. VERTICAL CONSTRUCTION JOINTS SHALL BE FORMED AND KEYED AND NOT OVER 60 FEET APART. VERTICAL CONSTRUCTION JOINTS THROUGH BEAMS OR SLABS SHALL BE LOCATED BETWEEN THE 1/4 AND 1/3 POINTS OF THE SPAN. THE CONTRACTOR SHALL SUBMIT DETAILED DRAWINGS SHOWING THE LOCATIONS OF ALL CONSTRUCTION JOINTS AND CONTROL JOINTS. 15. FORMS SHALL BE PROPERLY CONSTRUCTED CONFORMING TO CONCRETE SURFACES AS SHOWN ON THE DRAWINGS, SUFFICIENTLY TIGHT TO PREVENT LEAKAGE, SUFFICIENTLY STRONG AND BRACED TO MAINTAIN THEIR SHAPE AND ALIGNMENT UNTIL NO LONGER NEEDED TO SUPPORT THE CONCRETE. FORMS AND SHORING SHALL NOT BE REMOVED UNTIL THE CONCRETE HAS ATTAINED SUFFICIENT STRENGTH TO WITHSTAND ALL LOADS TO BE IMPOSED WITHOUT EXCESSIVE STRESS, CREEP, OR DEFLECTION. 16. GENERAL CONTRACTOR TO COORDINATE SIZE AND LOCATION OF EQUIPMENT PADS WITH MECHANICAL CONTRACTOR. 17. SLABS, BEAMS, WALLS, AND OTHER EXPOSED CONCRETE SURFACES: A. SHALL BE KEPT CONTINUOUSLY WET FOR 48 HOURS AFTER PLACEMENT. B. SHALL BE KEPT DAMP FOR 7 DAYS AFTER PLACEMENT. 18. SLABS: A. SHALL HAVE CURE/SEALER APPLIED IMMEDIATELY AFTER FINISHING IF OTHER FINISHES ARE NOT AFFECTED. B. SHALL BE KEPT CONTINUOUSLY WET OR COVERED WITH CURING PAPER WHEN CURE SEALER CANNOT BE APPLIED. C. SHALL BE COVERED WITH A TYPE OF CURE THAT WILL NOT BE DETRIMENTAL TO LATER APPLIED SEALERS. INTERIOR SLAB ON GRADE 3,000 L.S.C 28 0.45 ITEM f'c MIN (PSI)TEST AGE (DAYS) MAX W/CB RATIO 150 PCF UNIT WT MAX EXTERIOR SLAB ON GRADE 2,500 L.S.C 28 0.50 150 PCF FOOTINGS, PIERS, GRADE BEAMS 3,000 28 0.50 150 PCF 1" MAX AGGREGATE SIZE 1" 1" -- AIR CONTENT PERCENT 4.5 -- RETAINING WALLS 4,000 28 0.50 150 PCF 1"-- 1. REINFORCING BARS SHALL BE DEFORMED BARS CONFORMING TO ASTM A615 GRADE 60 FOR ALL BAR SIZES AND ASTM A706 GRADE 60 FOR ALL WELDED BARS. 2. WELDED WIRE FABRIC SHALL CONFORM TO ASTM A185 IN FLAT SHEETS, AND IN SLABS MAY BE RAISED INTO POSITION DURING THE CONCRETE POURING OPERATION. LAP WIRE FABRIC 12 INCH MINIMUM. 3. ALL CONCRETE REINFORCEMENT SHALL BE DETAILED, FABRICATED, LABELED, SUPPORTED AND SPACED IN FORMS AND SECURED IN PLACE IN ACCORDANCE WITH THE PROCEDURES REQUIREMENTS OUTLINED IN THE LATEST EDITION OF THE "BUILDING CODE REQUIREMENTS FOR STRUCTURAL CONCRETE," (ACI 318) AND THE "DETAILS AND DETAILING OF CONCRETE REINFORCEMENT", (ACI 315). 4. UNLESS NOTED OTHERWISE, MAINTAIN COVERAGE TO FACE OF BARS AS FOLLOWS: A. CONCRETE CAST AGAINST EARTH 3" B. FORMED SURFACES EXPOSED TO EARTH OR WEATHER • #5 AND SMALLER, WIRE MESH 1 1/2" • ALL OTHER BARS 2" C. JOISTS, SUSPENDED SLABS, INTERIOR WALL SURFACES • #11 AND SMALLER 3/4" • #14 AND LARGER 1 1/2" D. COLUMNS, BEAMS 1 1/2" 5. REINFORCING SHALL BE CONTINUOUS WITH SPLICES ONLY WHERE SHOWN. 6. FOR MINIMUM LAP LENGTH, SEE SCHEDULE UNLESS NOTED OTHERWISE . SPLICES TO BE STAGGERED SO THAT HALF OR LESS OF BARS ARE LAPPED AT ONE POINT. 7. BAR SUPPORTS IN CONTACT WITH EXPOSED SURFACES SHALL BE PLASTIC TIPPED. 8. BEAM AND SLAB REINFORCING SHALL NOT BE SLEEVED OR OTHERWISE INTERRUPTED EXCEPT AS SHOWN ON THE STRUCTURAL DRAWINGS. ALL WALLS AND SLABS SHALL BE DOWELED INTO FOOTINGS, WALLS, BEAMS, GIRDERS, COLUMNS OR SLABS WITH BARS OF THE SAME SIZE AND SPACING, UNLESS NOTED OTHERWISE. 9. ADDITIONAL BARS SHALL BE PROVIDED AROUND ALL FLOOR AND WALL OPENINGS, AS SHOWN ON DETAILS. 1. FOUNDATION DESIGN IS BASED ON THE GEOTECHNICAL INVESTIGATION REPORT ENTITLED "PROJECT SL07509-10, SAN LUIS OBISPO CITY AND COUNTY, CA" DATED 01/08/2019 BY GEOSOLUTIONS, INC. AND UPDATED LETTER DATED 02/15/2024. CONTINUOUS FOOTINGS: MAXIMUM SOIL PRESSURE =1,800 PSF DL + LL =2,400 PSF DL + LL + SEISMIC/WIND ISOLATED FOOTINGS: MAXIMUM SOIL PRESSURE =1,500 PSF DL + LL =2,000 PSF DL + LL + SEISMIC/WIND 2. ALL SITE GRADING, FILLS AND SOIL PREPARATION SHALL CONFORM TO THE SOIL REPORT AND ALL WORK SHALL BE DONE UNDER THE SUPERVISION OF THE OWNER'S SOIL TESTING LABORATORY OR THE SOILS ENGINEER. 3. FOOTINGS SHALL EXTEND INTO ENGINEERED FILL 30" MIN ON PERIMETER GRADE BEAMS AND 18" MIN FOR INTERIOR GRADE BEAMS. FOOTING DEPTHS SHOWN ON THE DRAWINGS ARE MINIMUM DEPTHS. FOOTINGS MAY BE POURED IN NEAT EXCAVATED TRENCHES, PROVIDED PRECAUTIONS ARE TAKEN TO INSURE NO CAVING OR SLUFFING OCCURS WHICH WILL RESULT IN UNSUITABLE BASE CONDITIONS OR INCLUSION OF SOIL MATERIAL IN THE CONCRETE WORK. 4. MATERIALS FOR SUB-CAPILLARY BREAK UNDER CONCRETE SLABS ON GRADE SHALL BE FREE-DRAINING GRAVEL OR CRUSHED ROCK. NOT MORE THAN 25% OF ROCK MAY PASS A 1/2 INCH SIEVE AND NOT MORE THAN 6% MAY PASS A 3/8 INCH SIEVE. ROCK COURSE SHALL BE ROLLED TO A SMOOTH SURFACE. 5. BEFORE BACKFILLING BEHIND CONCRETE WALLS (BASEMENT WALLS, RETAINING WALLS, ETC.) CONCRETE SHALL HAVE ATTAINED FULL DESIGN STRENGTH AND ALL SUPPORTS (FLOORS, SLABS, BEAMS, ETC.) WHICH ARE REQUIRED FOR THE STABILITY OF THE WALL SHALL HAVE BEEN COMPLETED. 6. FOOTING EXCAVATIONS SHALL BE CLEANED OF LOOSE SOILS. NO FOUNDATIONS SHALL BE POURED INTO OR AGAINST SUB-GRADE CONTAINING FREE WATER. DEWATERING, IF REQUIRED, MUST BE CAREFULLY AND PROPERLY DONE TO AVOID DISTURBING THE FOUNDATION SOILS. OVER-EXCAVATED AREA OF FOUNDATIONS MUST BE BACKFILLED WITH CONCRETE. 7. THE GEOTECHNICAL ENGINEER SHALL BE RETAINED TO PROVIDE OBSERVATION AND TESTING SERVICES DURING THE GRADING AND FOUNDATION PHASE OF CONSTRUCTION PER GEOTECHNICAL REPORT RECOMMENDATIONS. INSPECTION AND TESTING REPORTS SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT. ITEMS: NOTES: 1. CONTRACTOR SHALL REVIEW ALL SUBMITTALS PRIOR TO SUBMISSION TO ARCHITECT AND/OR EOR AND AFFIX THEIR REVIEW STAMP TO THE SUBMITTAL. 2. CONTRACTOR SHALL SUBMIT FOR REVIEW BY THE ENGINEER THE FOLLOWING PRIOR TO FABRICATION OR COMMENCEMENT OF WORK: ITEMS: NOTES: TRUSSES AND JOISTS MANUFACTURED FLOOR AND/OR ROOF OPEN WEB TRUSSES OR JOISTS. PROPOSED CONCRETE MIXES, DESIGNED BY THE CONCRETE SUPPLIER AND REVIEWED BY THE OWNER'S TESTING AGENCY. INCLUDE INFORMATION TO SHOW CONFORMANCE WITH MATERIAL, STRENGTH, AND PROPORTIONING REQUIREMENTS OF THE CONTRACT DOCUMENTS. CONCRETE III.B. DEFERRED APPROVAL ITEM SUBMITTALS (CBC 107.3.4.1): 1. SUBMIT CALCULATIONS AND DRAWINGS DESIGNED IN ACCORDANCE WITH THE CBC AND SPECIFICATIONS, PREPARED AND SIGNED BY A CALIFORNIA-LICENSED CIVIL OR STRUCTURAL ENGINEER, FOR ALL DEFERRED SUBMITTAL ITEMS TO THE ENGINEER OF RECORD (EOR). 2. DEFERRED APPROVAL ITEMS SHALL BE DESIGNED AND DETAILED BY THE MANUFACTURER TO ACCOMMODATE HORIZONTAL AND VERTICAL MOVEMENTS NOTED IN THE STRUCTURAL DRAWINGS. 3. THE ENGINEER OF RECORD SHALL PROVIDE NOTIFICATION TO THE BUILDING OFFICIAL THAT THE DOCUMENTS HAVE BEEN REVIEWED AND BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE BUILDING DESIGN. 4. DEFERRED SUBMITTAL ITEMS SHALL NOT BE FABRICATED OR INSTALLED UNTIL THE DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED BY THE ENGINEER AND APPROVED BY THE BUILDING OFFICIAL. A. GENERAL CONTRACTOR SHALL REVIEW DRAWINGS PRIOR TO SUBMITTAL TO EOR AND AFFIX THEIR REVIEW STAMP TO THE SUBMITTAL. B. GENERAL CONTRACTOR SHALL REVIEW AND APPROVE DIMENSIONS AND DETAILS SHOWN ON THE SHOP DRAWINGS. 5. THE REQUIRED DEFERRED APPROVAL ITEM SUBMITTALS ARE AS FOLLOWS: PHOTOVOLTAIC (SOLAR) SOLAR PANEL ARRAYS, INCLUDING ATTACHMENT TO STRUCTURE. 1. PROVIDE SAWN LUMBER IN CONFORMANCE WITH THE GRADING RULES OF THE WEST COAST LUMBER INSPECTION BUREAU (WCLIB) FOR THE SPECIES AND GRADE DESIGNATED. MOISTURE CONTENT SHALL NOT EXCEED 18% AT TIME OF INSTALLATION. 2. PROVIDE DOUGLAS FIR-LARCH SAWN LUMBER UNLESS NOTED OTHERWISE. AS A MINIMUM, PROVIDE THE FOLLOWING GRADES: • JOISTS NO. 2 • BEAMS AND HEADERS NO. 1 • WALL STUDS STUD • POSTS NO. 1 & BETTER • SILLS, PLATES, AND BLOCKING NO. 2 3. PROVIDE ENGINEERED LUMBER IN CONFORMANCE WITH THE FOLLOWING SPECIFICATIONS: 4. PROVIDE PRESSURE-TREATED WOOD FOR ALL EXPOSED MEMBERS AND ALL MEMBERS IN CONTACT WITH CONCRETE, MASONRY, OR SOIL. ALL NAILS IN CONTACT WITH PRESSURE-TREATED LUMBER SHALL BE EITHER HOT-DIPPED GALVANIZED (MEETING ASTM A153 CLASS D) OR STAINLESS STEEL. ALL HARDWARE IN CONTACT WITH PRESSURE-TREATED LUMBER SHALL BE EITHER HOT-DIPPED GALVANIZED (MEETING ASTM A653 CLASS G185), OR STAINLESS STEEL. 5. PROVIDE ENGINEERED WOOD I-JOIST (TJI) SHALL BE AS MANUFACTURED BY WEYERHAEUSER, OR APPROVED EQUAL, AND OF THE SIZE AND SPACING SHOWN IN THESE DRAWINGS.TJI FLANGE MATERIAL SHALL BE LAMINATED VENEER LUMBER (LVL), LAMINATED STRAND LUMBER (LSL), OR MACHINE STRESS RATED LUMBER (MSR). TJI WEB MATERIAL SHALL BE STRUCTURAL GRADE PLYWOOD OR ORIENTED STRAND BOARD. ADHESIVES USED IN TJI FABRICATION SHALL BE WATERPROOF. INSTALLATION SHALL BE IN ACCORDANCE WITH ICC ESR-1153.PRODUCTS OF OTHER MANUFACTURERS WITH EQUAL OR GREATER CAPACITY MAY BE USED.SUBSTITUTION REQUESTS SHALL BE SUBMITTED CLEARLY INDICATING NEW MEMBER CAPACITIES AND FOR WHICH MEMBER THEY ARE BEING SUBSTITUTED. 6. AS A MINIMUM, ATTACH AND INTERCONNECT ALL FRAMING MEMBERS IN ACCORDANCE WITH THE NAILING SCHEDULE CONTAINED IN TABLE 2304.9.1 IN THE CALIFORNIA BUILDING CODE. NAILS MAY BE BOX OR COMMON WIRE, AS ALLOWED IN FOOTNOTES OF TABLE. NAILS CALLED FOR ON PLANS AND DETAILS SHALL BE COMMON WIRE. HOT-DIPPED GALVANIZED NAILS SHALL BE USED WHERE EXPOSED TO WEATHER OR IN CONTACT WITH PRESSURE-TREATED LUMBER. 7. JOISTS AND RAFTERS ARE PER PLAN. UNLESS NOTED OTHERWISE, AT SAWN LUMBER PROVIDE "LU" HANGER AT FLUSH FRAMING AND "HU" HANGER WHERE HANGER IS SHOWN SKEWED PER PLAN. UNLESS NOTED OTHERWISE, AT I-JOIST PROVIDE "IUS" HANGER AT FLUSH FRAMING. HANGER SIZE TO BE CORRECT FULL SIZE FOR JOIST SIZE (E.G., LU210 FOR 2x10, IUS2.06/9.5 FOR 9 1/2" TJI 210). 8. PROVIDE FULL-DEPTH SOLID BLOCKING OR OTHER MEANS OF LATERAL SUPPORT AT ENDS AND BEARING POINTS OF ALL JOISTS, RAFTERS, BEAMS, AND HEADERS, AND AT INTERMEDIATE INTERVALS NOT TO EXCEED 8 FEET. 9. DESIGNATIONS FOR HARDWARE ARE BASED ON SIMPSON STRONG-TIE CO., INC. SUBSTITUTION OF NON-SIMPSON HARDWARE IS NOT ACCEPTABLE. 10. INSTALL HARDWARE IN STRICT ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS. USE ALL SPECIFIED FASTENERS. 11. ALL NAILS SHALL BE COMMON WIRE NAILS. "SHORT" NAILS SUPPLIED BY SIMPSON STRONG-TIE SHALL ONLY BE USED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS, AND SHALL NOT BE USED WHEN ATTACHING THROUGH PLYWOOD TO FRAMING MEMBERS BEHIND. 12. PLYWOOD SUBFLOORING SHALL BE 3/4 INCH APA RATED STURD-I-FLOOR SHEATHING (48/24), GROUP 1 EXPOSURE 1, UNLESS NOTED OTHERWISE. PANEL EDGES SHALL BE TONGUE AND GROOVE. LAY PANELS WITH FACE GRAIN PERPENDICULAR TO SUPPORT OVER THREE SUPPORTS MINIMUM. STAGGER SIDE JOINTS. NAIL ALL SUPPORTED EDGES WITH 10d NAILS @ 6 INCHES ON CENTER AND AT ALL INTERIOR BEARINGS WITH 10d NAILS @ 12 INCHES ON CENTER, UNLESS NOTED OTHERWISE. NAILS SHALL BE RINGSHANK OR SCREW NAILS DRIVEN FLUSH. GLUE PLYWOOD TO ALL SUPPORTS AND AT TONGUE AND GROOVE JOINTS IN ACCORDANCE WITH APA GLUED FLOOR SYSTEM. 13. PLYWOOD WALL SHEATHING SHALL BE 1/2 INCH APA RATED SHEATHING, UNLESS NOTED OTHERWISE. ALL UNSUPPORTED EDGES SHALL BE BLOCKED. NAIL ALL PLYWOOD EDGES WITH 10d NAILS @ 6 INCHES AND INTERIOR BEARINGS WITH 10d NAILS @ 12 INCHES ON CENTER, UNLESS NOTED OTHERWISE. NAILS SHALL BE DRIVEN FLUSH BUT SHALL NOT FRACTURE THE SURFACE OF THE PLYWOOD. MINIMUM SHEET WIDTH FOR PLYWOOD ON SHEAR WALLS SHALL BE 24 INCHES. 14. PLYWOOD ROOF SHEATHING SHALL BE 5/8 INCH APA RATED SHEATHING. ALL ROOF SHEATHING SHALL BE LAID WITH FACE GRAIN PERPENDICULAR TO THE JOISTS OVER THREE SUPPORTS MINIMUM. STAGGER SIDE JOINTS. NAIL ALL PLYWOOD EDGES WITH 10d NAILS @ 6 INCHES OC AND INTERIOR BEARINGS WITH 10d NAILS @ 12 INCHES ON CENTER, UNLESS NOTED OTHERWISE. NAILS SHALL BE DRIVEN FLUSH, BUT SHALL NOT FRACTURE THE SURFACE OF PLYWOOD. PSL BEAM/HEADER 2,900 290 2.2x106 ITEM Fb (PSI)A Fv (PSI)A E (PSI)B A. PRODUCT USED MUST HAVE EQUAL OR GREATER DESIGN STRESS. B. PRODUCT USED MUST HAVE EQUAL OR GREATER MODULUS OF ELASTICITY. 1. THE MANUFACTURE OF STRUCTURAL GLUE-LAMINATED TIMBER SHALL COMPLY WITH SECTION 2303.1.3 OF THE CALIFORNIA BUILDING CODE. WORKMANSHIP SHALL BE IN CONFORMANCE WITH ANSI STANDARD A190.1 AND ASTM D3737. ALL MEMBERS SHALL BEAR THE APA/EWS OR AITC TRADEMARK INDICATING CONFORMANCE. 2. GLUE-LAMINATED MEMBERS SHOWN ON THESE PLANS ARE FOR DRY SERVICE CONDITIONS OF USE, DEFINED BY MOISTURE CONTENT OF MEMBER REMAINING BELOW 16% IN SERVICE, EXCEPT WHERE EXPOSED. THE EXPOSED GLUE-LAMINATED MEMBERS SHALL HAVE WET-USE ADHESIVES AND BE PRESERVATIVE TREATED IN ACCORDANCE WITH THE AMERICAN WOOD PRESERVATIVES ASSOCIATION (AWPA) STANDARD U1. 3. CONTRACTOR SHALL SUBMIT SHOP DRAWINGS DETAILING THE SIZE, LENGTH, CAMBER, AND LOCATIONS OF THE GLUE-LAMINATED MEMBERS TO THE STRUCTURAL ENGINEER FOR APPROVAL. NO CUTTING OR NOTCHING OF GLU-LAM MEMBERS IS ALLOWED, UNLESS NOTED OTHERWISE 4. PRIOR TO INSTALLATION, SUPPLIER SHALL PROVIDE AN APA OR AITC CERTIFICATE OF COMPLIANCE FOR GLUE-LAMINATED WOOD MEMBERS TO THE BUILDING OFFICIAL. 5. LUMBER SHALL BE DOUGLAS FIR CONFORMING TO WCLIB GRADING AND DRESSING RULES AND WCLA SPECIFICATIONS FOR STRUCTURAL LAMINATED DOUGLAS FIR TIMBER. STRUCTURAL GLUE-LAMINATED TIMBER SHALL BE OF INDUSTRIAL GRADE WHERE HIDDEN FROM VIEW AND ARCHITECTURAL GRADE WHERE VISIBLE, WITH ENDS SEALED UNLESS NOTED OTHERWISE 6. GLUE-LAMINATED BEAMS SHALL BE OF DF/DF INDUSTRIAL GRADE 24F-V4 AT SIMPLE SPAN MEMBERS, AND 24F-V8 AT CONTINUOUS AND CANTILEVERED MEMBERS, (Fb=2400 PSI, Fc=1650 PSI, Fv=265 PSI, AND E=1.8E6 PSI FOR FLEXURAL), UNLESS NOTED OTHERWISE TENSION LAMINATION REQUIRED AT TOP AND BOTTOM OR ALL CANTILEVERED GLUE-LAMINATED BEAMS. 1. MINIMUM MASONRY COMPRESSIVE STRENGTH AT 28 DAYS, f'm=1500 PSI, UNLESS NOTED OTHERWISE . 2. MASONRY MATERIALS SHALL CONFORM TO THE FOLLOWING UNO: • CONCRETE MASONRY UNITS:ASTM C90, GRADE N TYPE 1 LIGHTWEIGHT HOLLOW LOAD BEARING UNITS (f'm=1500 PSI AT 28 DAYS) • GROUT:ASTM C476 (MIN COMPRESSIVE STRENGTH = 2000 PSI AT 28 DAYS) • MORTAR:ASTM C270, TYPE S (MIN COMPRESSIVE STRENGTH = 2000 PSI AT 28 DAYS) 3. REINFORCEMENT STEEL: • TYPICAL REINFORCEMENT:ASTM A615, GRADE 60 • REINFORCEMENT TO BE WELDED:ASTM A706 • JOINT REINFORCEMENT:CBC SECTION 2103 4. FOR CMU REINFORCEMENT BAR BENDS, HOOKS, AND OFFSETS SEE TYPICAL CONCRETE DETAILS. 5. CMU LAP SPLICES SHALL CONFORM TO DETAIL ON S-400, UNLESS NOTED OTHERWISE. 6. PLACE (2)-#5 BARS AT TOP OF WALLS, AT ALL ENDS AND CORNERS, AND AROUND ALL SIDES OF OPENING, UNLESS NOTED OTHERWISE, AND EXTEND 48 DIAMETERS (2 FEET 6 INCHES MIN) BEYOND THE EDGES OF THE OPENINGS. 7. WHERE MULTIPLE BAR REQUIRE LAPS IN THE SAME CELL OR COURSE, STAGGER SPLICE LOCATION A MINIMUM OF 3 FEET. 8. ALL GROUT SHALL BE MECHANICALLY VIBRATED BY ELECTRICAL VIBRATIONS. 9. ALL CELLS SHALL BE SOLID GROUTED. 10. FOR CMU COURSING AND LAYOUT, SEE ARCHITECTURAL DRAWINGS. 11. FOR TESTING AND INSPECTION REQUIREMENTS SEE "SPECIAL INSPECTIONS AND STRUCTURAL OBSERVATIONS". 1. STRONG-WALL SHEARWALL IS MANUFACTURED AND TRADEMARKED BY "SIMPSON STRONG-TIE COMPANY, INC.", HOME OFFICE: 4120 DUBLIN BLVD., #400, DUBLIN, CA 94568 TEL: (800) 999-5099, FAX: (925) 875-0826. "SIMPSON STRONG-TIE COMPANY, INC." IS AN ISO 9001 REGISTERED COMPANY. 2. INSTALLATION OF PRODUCT SHALL BE IN STRICT CONFORMANCE TO THESE DRAWINGS AND MANUFACTURER'S RECOMENDATIONS. ALL MODIFICATIONS TO PRODUCT OR ALTERATIONS TO INSTALLATION PROCEDURER MUST BE APPROVED BY STRUCTURAL ENGINEER PRIOR TO IMPLEMENTING. REFER TO ICC ESR-1679 AND ESR-2652 FOR FURTHER INFORMATION. 3. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, CONDITIONS, ELEVATIONS, ETC. PRIOR TO INSTALLATION OF ANY COMPONENTS FOR THE STRONG-WALL SYSTEM. IF ANY DISCREPANCIES ARE FOUND, THEY SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR TO CONSTRUCTION. 4. THE CONTRACTOR SHALL VERIFY THE POSITION OF THE STRONG-WALL IN RELATION TO THE REST OF THE BUILDING SYSTEM AS SHOWN ON THE PROJECT DRAWINGS. 5. SIMPSON STRONG-TIE COMPANY, INC. RESERVES THE RIGHT TO CHANGE SPECIFICATIONS, DESIGNS AND MODELS WITHOUT NOTICE OR LIABILITY FOR SUCH CHANGES. 6. ALL HARDWARE CALLED OUT IS SIMPSON STRONG-TIE. TYPE CONTINUOUS SPECIAL INSPECTION PERIODIC SPECIAL INSPECTION REFERENCED STANDARD BCB REFERENCE 1. INSPECT REINFORCEMENT, INCLUDING PRESTRESSING TENDONS, AND VERIFY PLACEMENT —X— ACI318: CH. 20, 25.2, 25.3, 26.6.1-26.6.3 2. REINFORCING BAR WELDING: a. VERIFY WELDABILITY OF REINFORCING BARS OTHER THAN ASTM A706: b. INSPECT SINGLE-PASS FILLET WELDS, MAXIMUM 5/16"; AND c. INSPECT ALL OTHER WELDS X— X— —X AWD D1.4 ACI 318: 26.6.4 — 3. INSPECT ANCHORS CAST IN CONCRETE —X— ACI318: 17.8.2 4. INSPECT ANCHORS POST-INSTALLED IN HARDENED CONCRETE MEMBERS. a. ADHESIVE ANCHORS INSTALLED IN HORIZONTALLY OR UPWARDLY INCLINED ORIENTATIONS TO RESIST SUSTAINED TENSION LOADS. b. MECHANICAL ANCHORS AND ADHESIVE ANCHORS NOT DEFINED IN 4.a. —X X— ACI 318: 17.8.2.4 — ACI 318: 17.8.2 5. VERIFY USE OF REQUIRED DESIGN MIX.1904.1, 1904.2X—ACI318: CH. 19, 26.4.3, 26.4.4 6. PRIOR TO CONCRETE PLACEMENT, FABRICATE SPECIMENS FOR STRENGTH TEST, PERFORM SLUMP AND AIR CONTENT TESTS AND DETERMINE THE TEMPERATURE OF THE CONCRETE. ——X ASTM C31ASTM C172 ACI 318: 26.5, 26.12 7. INSPECT CONCRETE PLACEMENT FOR PROPER APPLICATION TECHNIQUES.——X ACI 318: 26.5 8. VERIFY MAINTENANCE OF SPECIFIED CURING TEMPERATURE AND TECHNIQUES.—X—ACI 318: 26.5.3-26.5.5 9. INSPECT PRESTRESSED CONCRETE FOR: a. APPLICATION OF PRESTRESSING FORCES; AND b. GROUTING OF BONDED PRESTRESSING TENDONS. ——X ACI 318: 26.10 10. INSPECT ERECTION OF PRECAST CONCRETE MEMBERS.—X— ACI 318: 26.9 11. FOR PRECAST CONCRETE DIAPHRAGM CONNECTIONS OR REINFORCEMENT AT JOINTS CLASSIFIED AS MODERATE OR HIGH DEFORMABILITY ELEMENTS (MDE OR HDE) IN STRUCTURES ASSIGNED TO SEISMIC DESIGN CATEGORY C, D, E OR F, INSPECT SUCH CONNECTIONS AND REINFORCEMENT IN THE FIELD FOR: a. INSTALLATION OF THE EMBEDDED PARTS b. COMPLETION OF THE CONTINUITY OF REINFORCEMENT ACROSS JOINTS. c. COMPLETION OF CONNECTIONS IN THE FIELD.—X ACI 318: 26.13.1.3 ACI 550.5 — 12. INSPECT INSTALLATION TOLERANCES OF PRECAST CONCRETE DIAPHRAGM CONNECTIONS FOR COMPLIANCE WITH ACI 550.5. —X—ACI 318: 26.13.1.3 13. VERIFY IN-SITU CONCRETE STRENGTH, PRIOR TO STRESSING OF TENDONS IN POST-TENSIONED CONCRETE AND PRIOR TO REMOVAL OF SHORES AND FORMS FROM BEAMS AND STRUCTURAL SLABS. —X— ACI 318: 26.11.2 14. INSPECT FORMWORK FOR SHAPE, LOCATION AND DIMENSIONS OF THE CONCRETE MEMBER BEING FORMED. —X— ACI 318: 26.11.2 TABLE 1705.3 REQUIRED SPECIAL INSPECTIONS AND TESTS OF CONCRETE CONSTRUCTION TYPE CONTINUOUS SPECIAL INSPECTION PERIODIC SPECIAL INSPECTION TABLE 1705.6 REQUIRED SPECIAL INSPECTIONS AND TESTS OF SOILS 1. VERIFY MATERIALS BELOW SHALLOW FOUNDATIONS ARE ADEQUATE TO ACHIEVE THE DESIGN BEARING CAPACITY.X— 2. VERIFY EXCAVATIONS ARE EXTENDED TO PROPER DEPTH AND HAVE REACHED PROPER MATERIAL.X— 3. PERFORM CLASSIFICATION AND TESTING OF COMPACTED FILL MATERIALS. X— 5. PRIOR TO PLACEMENT OF COMPACTED FILL, INSPECT SUBGRADE AND VERIFY THAT SITE HAS BEEN PREPARED PROPERLY.X— 4. DURING FILL PLACEMENT, VERIFY USE OF PROPER MATERIALS AND PROCEDURES IN ACCORDANCE WITH THE PROVISIONS OF THE APPROVED GEOTECHNICAL REPORT. VERIFY DENSITIES AND LIFT THICKNESS DURING PLACEMENT AND COMPACTION OF COMPACTED FILL. —X —X —X —X TYPE CONTINUOUS SPECIAL INSPECTION PERIODIC SPECIAL INSPECTION REFERENCED STANDARD TABLE 1705.13.2 REQUIRED INSPECTIONS OF STRUCTURAL WOOD. SEISMIC FORCE-RESISTING SYSTEMS OF STRUCTURES ASSIGNED TO SEISMIC DESIGN CATEGORY C, D, E, OR F 1. FIELD GLUING OPERATIONS OF ELEMENTS OF THE SEISMIC FORCE-RESISTING SYSTEMS —X — 2. NAILING, BOLTING, ANCHORING AND OTHER FASTENING OF ELEMENTS OF THE SEISMIC FORCE-RESISTING SYSTEM, INCLUDING WOOD SHEAR WALLS, WOOD DIAPHRAGMS, DRAG STRUTS, BRACES, SHEAR PANELS AND HOLD-DOWNS. X—— 3. WHERE THE LATERAL RESISTANCE IS PROVIDED BY STRUCTURAL SHEATHING, AND THE SPECIFIED FASTENER SPACING AT THE PANEL EDGES IS MORE THAN 4 INCHES (102 MM) ON CENTER, WOOD SHEAR WALLS, SHEAR PANELS AND DIAPHRAGMS, INCLUDING NAILING, BOLTING, ANCHORING AND OTHER FASTENING TO OTHER ELEMENTS OF THE SEISMIC FORCE- RESISTING SYSTEM. — CDC REFERENCE — — 1. THE STRUCTURAL ENGINEER WILL REPORT ANY OBSERVED DEFICIENCIES TO THE OWNER, CONTRACTOR OR BUILDING OFFICIAL FOLLOWING SITE VISITS. THE STRUCTURAL ENGINEER WILL PROVIDE A WRITTEN REPORT TO THE ARCHITECT AFTER EACH SITE VISIT. HOWEVER, THE STRUCTURAL ENGINEERS SITE VISITS ARE NOT CONSIDERED AS INSPECTION VISITS. THE INSPECTION AGENCY RETAILED AND PAID FOR BY THE OWNER SHALL PROVIDE INSPECTION REPORTS TO THE ARCHITECT/STRUCTURAL ENGINEER. THE REPORTS SHALL INCLUDE ANY ITEMS WHICH ARE IN NON-COMPLIANCE WITH THE DESIGN DOCUMENTS. 2. AFTER THE STRUCTURAL ENGINEER RECEIVES THE FINAL REPORT, FROM THE SPECIAL INSPECTION AGENCY, THE STRUCTURAL ENGINEER WILL SUBMIT A FINAL SUMMARY REPORT DOCUMENTING SITE VISITS AND OBSERVATIONS, NOTING ANY DEFICIENCIES CORRECTIVE WORK HAS BEEN COMPLETED, AND THAT CONSTRUCTION PROCEEDED IN ACCORDANCE WITH THE APPROVED PLANS, SPECIFICATIONS AND APPLICABLE CODES AND REGULATIONS PER SECTION 1704 OF THE CALIFORNIA BUILDING CODE. 3. STRUCTURAL OBSERVATION BY THE DESIGN ENGINEER IS REQUIRED AT THE FOLLOWING PHASES, AND PRIOR TO COVERING WITH WORK: A. BEFORE CLOSING OF FORMS -FOUNDATION REINFORCING AND BOLTS INSTALLED IN CONCRETE. B. PLYWOOD DIAPHRAGM NAILING -PRIOR TO COVERING WITH OTHER WORK. C. PLYWOOD SHEAR WALL NAILING AND ALL RELATED HOLD DOWNS, STRAPS, CLIPS, ETC. 4. FOR A COMPLETE LIST OF REQUIRED "STRUCTURAL OBSERVATION" SEE SHEET S-000 UNDER "SPECIAL INSPECTION AND STRUCTURAL OBSERVATION" II.STRUCTURAL OBSERVATIONS: — —— 1. SPECIAL INSPECTIONS SHALL BE PERFORMED BY AN APPROVED INDEPENDENT TESTING AND INSPECTION AGENCY OR AS INDICATED BELOW. 2. THE INSPECTION AGENCY SHALL BE RETAINED BY AND PAID FOR BY THE OWNER. 3. THE CONTRACTOR SHALL SUBMIT TO THE ENGINEER, PRIOR TO BEGINNING CONSTRUCTION, A DETAILED LIST OF "SPECIAL INSPECTION" ITEMS INDICATING THE SCOPE OF TESTING AND INSPECTION AND THE AGENCY OR ENGINEER PERFORMING THE WORK. 4. THE INSPECTION AGENCY SHALL PROVIDE INSPECTION REPORTS TO THE ARCHITECT & STRUCTURAL ENGINEER. THE REPORTS SHALL INCLUDE ANY ITEMS WHICH ARE IN NON-COMPLIANCE WITH THE DESIGN DOCUMENTS. 5. THE STRUCTURAL ENGINEER WILL REQUIRE A FINAL REPORT FROM THE INSPECTION AGENCY. THE REPORT NEEDS TO SHOW THAT ALL DEFICIENCIES MENTIONED IN EARLIER REPORTS HAVE BEEN CORRECTED. COPIES OF THE TESTING AND INSPECTION REPORT SHALL BE SENT TO THE BUILDING DEPARTMENT, ARCHITECT, STRUCTURAL ENGINEER AND OWNER. 6. PROVIDE "SPECIAL INSPECTIONS" FOR ALL ITEMS AS REQUIRED BY THE CALIFORNIA BUILDING CODE, 2022 EDITION, SEE SHEET S-000 UNDER "SPECIAL INSPECTION AND STRUCTURAL OBSERVATION." SPECIAL INSPECTION BY INDEPENDENT AGENCY: A. SPECIAL INSPECTION OF FOUNDATION EXCAVATIONS SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER. B. BOLTS CAST IN CONCRETE: PRIOR TO AND DURING THE PLACEMENT OF CONCRETE AROUND BOLTS. C. CONCRETE REINFORCING STEEL: DURING PLACING OF REINFORCING STEEL. EXCEPTION: THE SPECIAL INSPECTOR NEED NOT BE PRESENT DURING ENTIRE REINFORCING STEEL-PLACING OPERATIONS, PROVIDED HE/SHE HAS INSPECTED FOR CONFORMANCE WITH THE APPROVED PLANS PRIOR TO THE CLOSING OF FORMS OR THE DELIVERY OF CONCRETE TO THE JOBSITE. D. NAILING FOR PLYWOOD DIAPHRAGMS. E. CONCRETE PLACEMENT: DURING THE TAKING OF TEST SPECIMENS AND PLACING OF REINFORCED CONCRETE, EXCEPT CONCRETE WHERE THE SPECIFIED STRENGTH IS 2,500 PSI OR LESS. FOUR TEST CYLINDERS FROM EACH 150 CUBIC YARDS OR FRACTION THEREOF POURED IN ANY ONE DAY SHALL BE SECURED AND REPORTED BY AN INDEPENDENT TESTING AGENCY; ONE TO BE TESTED AT 7 DAYS, TWO AT 28 DAYS, AND THE FOURTH HELD IN RESERVE. No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEERtel - 805-544-1216 1023 Nipomo St, Ste 210 San Luis Obispo, CA 93401 www.ftfengineering.com These drawings and specifications, and the concepts embodied in them, are the original work of FTF Engineering, Inc. and may not be used, disclosed, or duplicated without written consent of FTF Engineering, Inc. whether the project for which they were made is executed or not, unless otherwise agreed by contract.FTF ENGINEERING, INC SCALE: JOB #: SHEET TITLE: SHEET #: 12" = 1'-0" S-001 GENERAL NOTES I 24-529ENCLAVE - LOT 24SAN LUIS OBISPOCALIFORNIA 934011 DESIGN CRITERIA: STRUCTURAL NOTES: 2 STRUCTURAL DRAWINGS: 3 CONSTRUCTION: 5 EXISTING CONDITIONS: 6 EXCAVATION, UNDERPINNING AND SHORING: 8 CONCRETE WORK: 9 CONCRETE REINFORCING STEEL: 7 FOUNDATIONS / SITE PREPARATION: 4 SUBMITTALS AND SHOP DRAWINGS: 10 ROUGH CARPENTRY: 11 GLUE-LAMINATED WOOD MEMBERS: 13 CONCRETE MASONRY WORK: 12 SIMPSON STRONG-WALL: 14 TESTING AND SPECIAL INSPECTION: #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER S-400 1 18 S-310 PROPERTY LINE PROPERTY LINE 22 S-400GB26x6?6x6W/ HDU21 1 1 11 6x6W/ HDU2No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEERtel - 805-544-1216 1023 Nipomo St, Ste 210 San Luis Obispo, CA 93401 www.ftfengineering.com These drawings and specifications, and the concepts embodied in them, are the original work of FTF Engineering, Inc. and may not be used, disclosed, or duplicated without written consent of FTF Engineering, Inc. whether the project for which they were made is executed or not, unless otherwise agreed by contract.FTF ENGINEERING, INC SCALE: JOB #: SHEET TITLE: SHEET #: 1/4" = 1'-0" S-200 FIRST FLOOR / FOUNDATION PLAN 24-529ENCLAVE - LOT 24SAN LUIS OBISPOCALIFORNIA 93401NOTE SHEET NOTES 1 STRAP AND BLOCK AROUND OPEING PER DETAIL 16/S-610 2 5" CONCRETE SLAB ON GRADE WITH #4 @16" OC, SEE DETAIL 6/S-310 3 RECESSED SLAB FOR TILE SHOWER, SEE ARCHITECTURAL DETAILS AND 3/S-310 4 WIDEN CONCRETE STEM WALL UNDER FIREPLACE, ADD THIRD CURTAIN OF REINF 5 STEP RETAINING WALL FOOTING UP THE SLOPE UNTIL BOTTOM DEPTH MATCHES GB2 OF UPPER SLAB 6 EXTEND RETAINING WALL ACROSS AND CONNECT TO SITE WALL 1/4" = 1'-0"1 FOUNDATION PLAN N FOOTING SCHEDULE MARK WIDTH "W" DEPTH "D" REINFORCING TIE REINFORCING DETAIL # COMMENTSBOTTOM REINFORCING TOP REINFORCING TIES # OF LEGS GB1.5 1'-6" 1'-6" (3) #5 (3) #5 #4 @ 12" OC 2 9/S-310 INTERIOR GB 2 2'-0" 1'-6" (4) #5 (4) #5 #4 @ 12" OC 2 10/S-310 EXTERIOR #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER PROVIDE HGUM5.25-SDS CONNECTION TO CONCRETE WALL 12 CONNECT BEAM TO POST USING (3)-SDS25800 1/4" = 1'-0"1 SECOND FLOOR FRAMING PLAN N FOOTING SCHEDULE MARK WIDTH "W" DEPTH "D" REINFORCING TIE REINFORCING DETAIL # COMMENTSBOTTOM REINFORCING TOP REINFORCING TIES # OF LEGS GB1.5 1'-6" 1'-6" (3) #5 (3) #5 #4 @ 12" OC 2 9/S-310 INTERIOR GB 2 2'-0" 1'-6" (4) #5 (4) #5 #4 @ 12" OC 2 10/S-310 EXTERIOR #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 1 1 1 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER SSPLAN NOTES: NOTES: 1. POST MAY CONSIST OF MULTIPLE 2X STITCHED WITH 10d @ 6" OC. 2. HOLD-DOWN POST MAY CONSIST OF MULTIPLE 2x PLIES STITCHED WITH SDS1/4" SPACED PER SHEAR WALL SCHEDULE MIN 1 1/2" PENETRATION AT ALL PLIES. AND “WOOD POST MAY CONSIST OF MULTIPLE 2x PLIES STITCHED WITH SDS1/4" @ 12" OC STAGGERED MIN 1 1/2" PENETRATION AT ALL PLIES. 3. FOR MATERIAL GRADING AND SELECTION SEE PAGE S-001. INTERIOR BEARING WOOD WALLS REFERS TO NOTE # INTERIOR BEARING WALL BELOW WALLS BELOW (ALL MATERIALS) FRAMING LEGEND STEP IN ELEV (SLAB, FRAMING, ETC) # BEAM (ANY MATERIAL) RECESSED FLOOR, ADDITION OR OTHER AREA THAT NEEDS SPECIAL ATTENTION ON PLAN DOOR OPENING IN PLAN WINDOW OPENING IN PLAN POST SITTING ON BEAM POST BELOW BEAM CJ COLLECTOR JOIST EXTENTS OF JOISTS HANGER HOLDOWN CONCEALED HANGER TIE STRAP X= DENOTES SW EDGE NAILING (IN) Y= DENOTES SW LENGTH (FT) X YNEW POST BELOW POST ABOVE DENOTES STARTING LOCATION FOR NEW POST OR COLUMN. POST/COLS SIZES ARE ONLY NOTED AT LEVEL THEY STARTPOSTSIMPSON STRONG WALL FOOTING STEP SEE DETAIL 8/S-310 TRUSS 518#)T4 (DRAG TRUSS 518#)T6 (DRAG TRUSS 1100#)T6 (DRAG TRUSS 815#)16 S-620 TYP 16 S-620 TYP 4 TYP 23 S-600 4 TYP 4 TYP 166 LBSJOIST SCHEDULE: MARK RJ1 JOIST SPACING @12" OC NOTESMATERIAL -- RJ2 2x10 @16" OC DF #2 LUS210 T#-@24" OC TRUSS BY TRUSS DESIGNER 1 1. DESIGN TRUSS WITH TOP CHORD DL = 16PSF, BOT CHORD DL = 8PSF, TOP CHORD LL =20PSF, BOT CHORD LL = 10PSF. DRAG AND COLLECTOR LOADS PER PLAN. 4x4 DF #2 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEERtel - 805-544-1216 1023 Nipomo St, Ste 210 San Luis Obispo, CA 93401 www.ftfengineering.com These drawings and specifications, and the concepts embodied in them, are the original work of FTF Engineering, Inc. and may not be used, disclosed, or duplicated without written consent of FTF Engineering, Inc. whether the project for which they were made is executed or not, unless otherwise agreed by contract.FTF ENGINEERING, INC SCALE: JOB #: SHEET TITLE: SHEET #: As indicated S-202 ROOF FRAMING PLAN 24-529ENCLAVE - LOT 24SAN LUIS OBISPOCALIFORNIA 93401NOTE SHEET NOTES 1 ROOF SHEATHING PER DETAIL 3/S-600 2 TWIST STRAP PER DETAIL 15/S-600 3 HEADER IN LINE W/ TOP PLATE PER DETAIL 5/S-600 4 TYPICAL HEADER PER DETAIL 8/S-600 N1/4" = 1'-0"1 ROOF FRAMING PLAN #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 1 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER NOTES: 1. CLASS "A" SPLICES SHALL BE USED WHEN ONE-HALF OR LESS OF THE TOTAL REINFORCEMENT IS SPLICED WITHIN THE REQUIRED LAP LENGTH. 2. CLASS "B" SPLICES SHALL BE USED WHEN MORE THAN ONE-HALF OF THE TOTAL REINFORCEMENT IS SPLICED WITHIN THE REQUIRED LAP LENGTH. 3. db = NOMINAL DIAMETER OF A BAR. 4. TOP BARS ARE HORIZONTAL REINF WITH MORE THAN 12" OF CONCRETE BELOW THE BAR. 5. OTHER BARS ARE ALL VERTICAL, ALL HORIZONTAL WALL REINF, AND HORIZONTAL REINF WITH LESS THAN 12" OF CONCRETE BELOW BAR. 6. SMALLER BAR LAP LENGTH MAY BE USED WHEN SPLICING DIFFERENT SIZE BARS. 7. LAP SPLICES ARE NOT PERMITTED IF MECHANICAL SPLICES ARE SHOWN. 8. NON-CONTACT LAP SPLICED BARS SHALL NOT BE SPACED TRANSVERSELY FURTHER APART THAN 20% OF THE REQUIRED LAP LENGTH OR 6 INCHES. 9. LAP TOP BARS AT MIDSPAN AND BOTTOM BARS AT SUPPORTS UNLESS OTHERWISE SHOWN. 10. BUNDLED BAR SPLICES: A. INDIVIDUAL BAR SPLICES WITHIN THE BUNDLE SHALL NOT OVERLAP EACH OTHER. B. INCREASE LAP LENGTH 20% AT THREE BARS. C. INCREASE LAP LENGTH 33% AT FOUR BARS. REINF BAR SPLICE AND STRAIGHT DEVELOPMENT LENGTHS SCHED NORMAL WEIGHT CONCRETE REF: ACI318-19 24"TOP NOTE: PROVIDE 30% LONGER LAP LENGTH FOR LIGHTWEIGHT CONCRETE. f'c PSI TENSION SPLICE CLASS A & STRAIGHT DEVELOPMENT LENGTHS, L (IN)CLASS B, L (IN)2,5003,0004,000BAR SIZE (GR. 60)#3 32" #4 39" #5 47" #6 69" #7 78" #8 88" #9 100" #10 110" #11 18"OTHER 24"30"36"53"60"68"77"85" 22"TOP 29"36"43"63"72"81"91"101" 17"OTHER 22"28"33"48"55"62"70"78" 19"TOP 25"31"37"54"62"70"79"87" 15"OTHER 19"24"29"42"48"54"61"67" 31"TOP 2,5003,0004,00041"51"61"89"102"115"129"143" 24"OTHER 32"39"47"69"78"88"100"110" 28"TOP 38"47"56"81"93"105"118"131" 22"OTHER 29"36"43"63"72"81"91"101" 25"TOP 33" #: SHEET TITLE: SHEET #: As indicated S-300 CONCRETE DETAILS I 24-529ENCLAVE - LOT 24SAN LUIS OBISPOCALIFORNIA 93401NO SCALE1REINFORCING BAR SPLICE SCHEDULE & NOTES NO SCALE11WALL REINFORCING NO SCALE6STANDARD HOOK & TIE DETAILS NO SCALE9TYPICAL CONCRETE WALL REINFORCING - ELEVATION NO SCALE14TYPICAL COVERAGE TO FACE OF REBAR NO SCALE10VERTICAL CONTROL JOINT IN WALL 3/4" = 1'-0"16 CONCRETE STAIR ON GRADE 3/4" = 1'-0"17 CONCRETE STAIR ON GRADE 1 1/2" = 1'-0"18 STAIR FOOTING #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 1/2" = 1'-0"24 RETAINING WALL TO GRADE BEAM TRANSITION No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER IN FOOTING DETAIL NO SCALE11PRIMARY REINFORCEMENT AT GRADE BEAM INTERSECTION NO SCALE6CONCRETE SLAB PLACEMENT ON GRADE METHOD 3/4" = 1'-0"5 TYPICAL EXTERIOR GRADE BEAM 3/4" = 1'-0"4 TYPICAL INTERIOR GRADE BEAM NO SCALE21RETAINING WALL 1 1/2" = 1'-0"13 CONCRETE WALL DETAIL 1 1/2" = 1'-0"14 DECK TO RETAINING WALL 3/4" = 1'-0"10 TYPICAL EXTERIOR GRADE BEAM WITH CURB 3/4" = 1'-0"15 TYPICAL EXTERIOR GRADE BEAM WITH STEMWALL NO SCALE24RETAINING WALL 3/4" = 1'-0"9 INTERIOR GRADE BEAM AT SLAB STEP #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 1 1/2" = 1'-0"17 ELEVATOR PIT FOR FUTURE ELEVATOR 3/4" = 1'-0"18 TYPICAL EXTERIOR GRADE BEAM WITH STEMWALL 1 1 1 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER 400 CMU WALL DETAILS 24-529ENCLAVE - LOT 24SAN LUIS OBISPOCALIFORNIA 93401NO SCALE1TYPICAL REINFORCING LAP SPLICE FOR MASONRY WALLS NO SCALE3TYPICAL REBAR LAYOUT IN CMU WALL NO SCALE9TYPICAL CMU WALL CONTROL JOINT NO SCALE6TYPICAL CMU WALL INTERSECTIONS AND CORNER DETAIL NO SCALE4TYPICAL VERTICAL CONDUITS IN CMU WALLS 1" = 1'-0"5 JAMB BAR DETAIL 3/4" = 1'-0"16 CMU SITE RETAINING WALLS #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 3/4" = 1'-0"20 CMU SITE RETAINING WALLS AT PROPERTY LINE 1 3/4" = 1'-0"22 CMU SITE RETAINING WALLS AT PROPERTY LINE 1 1 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER SCALE14DOUBLE TOP PLATE SPLICE NO SCALE18BORE AND NOTCH LIMITS IN JOISTS NO SCALE19HEADER LET INTO JOIST BAY NO SCALE5TYPICAL DROPPED HEADER AT WALL NO SCALE16COIL STRAP SCHEDULE NO SCALE6TYPICAL ROOF/FLOOR WOOD INFILL 1" = 1'-0"20 AT LEVEL STAIR LANDING 1 1/2" = 1'-0"21 DECK BEAM TO GUARDRAIL AND FAUX BEAM 1 1/2" = 1'-0"23 DECK BEAM TO FAUX BEAM #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER - BEARING 1 1/2" = 1'-0"5 INTERIOR SHEAR WALL - BEARING (W/ POST ABOVE) 1 1/2" = 1'-0"6 COLLECTOR JOIST 1 1/2" = 1'-0"7 SHEARWALL OVER BEAM 1 1/2" = 1'-0"8 FLOOR FRAMING AT WOOD BEAM 1 1/2" = 1'-0"9 DECK LEDGER 1 1/2" = 1'-0"2 INTERIOR SHEARWALL - NON-BEARING 1 1/2" = 1'-0"1 EXTERIOR SHEARWALL - NON-BEARING #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER of FTF Engineering, Inc. whether the project for which they were made is executed or not, unless otherwise agreed by contract.FTF ENGINEERING, INC SCALE: JOB #: SHEET TITLE: SHEET #: As indicated S-602 TJI FRAMING DETAILS II 24-529ENCLAVE - LOT 24SAN LUIS OBISPOCALIFORNIA 93401NO SCALE5TJI WEB STIFFENER ATTACHMENT NO SCALE13NAILING AT BEARING (FLOOR) NO SCALE15ALLOWABLE HOLE SIZE TABLE FOR TJI RESIDENIAL JOISTS #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER - LOT 24SAN LUIS OBISPOCALIFORNIA 93401NO SCALE1SHEAR WALL SCHEDULE NO SCALE2HOLDOWN SCHEDULE NO SCALE3TYPICAL ANCHOR BOLT PLATES NO SCALE4TYPICAL HOLDOWN AT NEW CONCRETE NO SCALE6TYPICAL HOLDOWN BETWEEN FLOORS NO SCALE10HOLDOWN AT WOOD BEAM NO SCALE8INTERSECTING SHEAR WALLS NO SCALE16TYPICAL OPENING IN SHEAR WALL 1 1/2" = 1'-0"13 TYPICAL SIMPSON STRONG WALL ELEVATION 1 1/2" = 1'-0"18 SIMPSON STRONG WALL FOOTING EXTERIOR #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER SHEAR TRANSFER AT WALL 1 1/2" = 1'-0"14 TRUSS TO FLAT ROOF RAFTERS 1" = 1'-0"16 SHEAR WALL TO LOW ROOF 1 1/2" = 1'-0"17 CHIMENY DIAPHRAGM STRAPPING #. ISSUE OR REVISION: DATE: PERMIT SET 02/02/2025 1 REVISION 1 04/23/2025 1 1 1 1 1 1 No.S5394 STA T E OF C A L I F O RNIASTRUCTURALJILLIANVANENCKEVORTREGISTEREDPROFESSIONALENGINEER