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HomeMy WebLinkAboutRuda Emails1 From:Sam Oakley <sam@oakleygroup.org> Sent:Tuesday, October 1, 2024 8:52 AM To:Jordan Knauer Cc:Gault, Walter Subject:Re: 3160 Johnson Root Cut This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, I wasn't aware that the neighbor's arborist performed a cut on any of the trees we are trying to reduce impacts to. Can you send more information regarding the cut the neighbor made, on what tree, and when it occurred? On Mon, Sep 30, 2024 at 5:49 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Also, the neighbor made a cut as well with his arborist after we made ours. He should have documentation of that as well. Thank you, Jordan Knauer On Mon, Sep 30, 2024 at 4:08 PM Sam Oakley <sam@oakleygroup.org> wrote: Hi Walter, +Jordan Knauer I'm glad to help out! You and I spoke last week prior to my site visit. I directed the property owner to cut the euc root during my site visit. The root cut was outside of the tree protection fencing. I would estimate that the euc root was about 6" in diameter at the cut but I do not think there will be any impact to the eucalyptus. A root was cut on Tree 16 (pine at the front right hand corner) of the property that had been exposed. The cut was made outside of the tree protection fencing but this one was smaller at 4" diameter. For both roots, they used a reciprocating saw to cleanly cut the exposed section of root material. Photos attached. Tree 14 (Monterey pine) has been pruned to remove the dead material in the crown. The remaining live foliage is diseased and continuing its advancement towards mortality. I urge both property owners to arrange for its removal. On Mon, Sep 30, 2024 at 1:21 PM Gault, Walter <wgault@slocity.org> wrote: Hi Sam, HOLD HARMLESS LETTER – BUILDING ONLY PERMIT Date: ______________ To: Michael Loew, Chief Building Official City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 Re: Hold Harmless Letter For: _____________________________________ Building Permit No.: _____________________________________ APN: _____________________________________ Address: _____________________________________ Project Description: _____________________________________ Dear Mr. Loew: We would like to submit a Building Permit application prior to receiving a decision for the Minor Development Review and Tentative Parcel Map applications (ARCH-0361-2023, SBDV-0362-2023). We understand and hereby acknowledge that these applications are pending review by the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer. We also acknowledge that the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer may require changes and/or modifications to the building plans during review of these applications. Those changes and/or modifications may require revisions or resubmittal of plans and specifications, in whole or in part, and that such resubmittals may require additional time and fees for processing. We wholly assume the responsibility for the requested Building Permit submittal and accept any costs required to alter the plans to make it in conformance with plans approved as part of the Minor Development Review and Tentative Parcel Map applications. We therefore agree to bear any time, costs, or additional fees necessary for any required revisions and agree to hold the City harmless for such changes and resulting fees. We further acknowledge that if the Minor Development Review and Tentative Parcel Map applications are not approved or are withdrawn for any reason, the Building Permit application shall become void. Acknowledgement: ____________________ ___________________ ______________________ Applicant Name Signature Phone ____________________ ___________________ ______________________ Owner Name Signature Phone 2 I understand that you made a clean cut on the Euc root last week during your site visit. Is that correct? Do you have any photos of that cut or any ohter information that you can share about your site visit. I would greatly appreciate it. Thank you, Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 slocity.org Stay connected with the City by signing up for e-notifications -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 3 From:Gault, Walter Sent:Tuesday, October 1, 2024 7:23 AM To:Jordan Knauer; Sam Oakley Subject:RE: 3160 Johnson Root Cut Thanks for the update. Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 30, 2024 5:49 PM To: Sam Oakley <sam@oakleygroup.org> Cc: Gault, Walter <wgault@slocity.org> Subject: Re: 3160 Johnson Root Cut This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Also, the neighbor made a cut as well with his arborist after we made ours. He should have documentation of that as well. Thank you, Jordan Knauer On Mon, Sep 30, 2024 at 4:08 PM Sam Oakley <sam@oakleygroup.org> wrote: Hi Walter, +Jordan Knauer I'm glad to help out! You and I spoke last week prior to my site visit. I directed the property owner to cut the euc root during my site visit. The root cut was outside of the tree protection fencing. I would estimate that the euc root was about 6" in diameter at the cut but I do not think there will be any impact to the eucalyptus. A root was cut on Tree 16 (pine at the front right hand corner) of the property that had been exposed. The cut was made outside of the tree protection fencing but this one was smaller at 4" diameter. For both roots, they used a reciprocating saw to cleanly cut the exposed section of root material. Photos attached. 4 Tree 14 (Monterey pine) has been pruned to remove the dead material in the crown. The remaining live foliage is diseased and continuing its advancement towards mortality. I urge both property owners to arrange for its removal. On Mon, Sep 30, 2024 at 1:21 PM Gault, Walter <wgault@slocity.org> wrote: Hi Sam, I understand that you made a clean cut on the Euc root last week during your site visit. Is that correct? Do you have any photos of that cut or any ohter information that you can share about your site visit. I would greatly appreciate it. Thank you, Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 slocity.org Stay connected with the City by signing up for e-notifications -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 5 From:Sam Oakley <sam@oakleygroup.org> Sent:Monday, September 30, 2024 4:08 PM To:Gault, Walter; Jordan Knauer Subject:Re: 3160 Johnson Root Cut Attachments:euc root cut.HEIC; pine root removal.HEIC This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Walter, +Jordan Knauer I'm glad to help out! You and I spoke last week prior to my site visit. I directed the property owner to cut the euc root during my site visit. The root cut was outside of the tree protection fencing. I would estimate that the euc root was about 6" in diameter at the cut but I do not think there will be any impact to the eucalyptus. A root was cut on Tree 16 (pine at the front right hand corner) of the property that had been exposed. The cut was made outside of the tree protection fencing but this one was smaller at 4" diameter. For both roots, they used a reciprocating saw to cleanly cut the exposed section of root material. Photos attached. Tree 14 (Monterey pine) has been pruned to remove the dead material in the crown. The remaining live foliage is diseased and continuing its advancement towards mortality. I urge both property owners to arrange for its removal. On Mon, Sep 30, 2024 at 1:21 PM Gault, Walter <wgault@slocity.org> wrote: Hi Sam, I understand that you made a clean cut on the Euc root last week during your site visit. Is that correct? Do you have any photos of that cut or any ohter information that you can share about your site visit. I would greatly appreciate it. Thank you, Walter Gault Urban Forestry Program Coordinator / City Arborist 6 Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 slocity.org Stay connected with the City by signing up for e-notifications -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 7 From:Stanley, Erin Sent:Tuesday, September 17, 2024 12:22 PM To:Jordan Knauer Subject:RE: Recycling forms Comment Hi Jordan, That’s totally fine if he stops by around 3. I got the school fee forms, thank you for bringing those by! Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, September 17, 2024 12:15 PM To: Stanley, Erin <EStanley@slocity.org> Subject: Re: Recycling forms Comment Great! On another note, the contractor wanted to stop by and sign around 3pn today. Would that be okay? Thanks!! Sent from my iPhone On 17 Sep 2024, at 11:47 AM, Stanley, Erin <EStanley@slocity.org> wrote: Hey Jordan, That was lightening quick! I got them uploaded for review; she should get on it here shortly. Thanks for doing that! Fees have been paid for, so all I need now are the school fee forms. 뇤눎눐눑눒눏 Erin Stanley Permit Technician I <image001.png> Community Development E EStanley@slocity.org T 805.781.7159 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> 8 <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, September 17, 2024 11:33 AM To: Stanley, Erin <EStanley@slocity.org> Subject: Re: Recycling forms Comment This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. I just submitted them. Thank you, Jordan Knauer On Tue, Sep 17, 2024 at 11:22 AM Stanley, Erin <EStanley@slocity.org> wrote: Hi Jordan, Rachelle is going to push back on your recycling forms. There will be more than dirt to recycle for a new SFR. There will be “mixed C&D” generated as well. This includes steel, wood products, drywall and plaster, brick and clay tile, asphalt shingles, concrete, and asphalt concrete. Can you complete the recycling forms again and enter this information for Rachelle to sign off? Sorry ahead of time for the headache! New Submission (slocity.org) Erin Stanley Permit Technician I <image001.png> Community Development E EStanley@slocity.org T 805.781.7159 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications 10 From:noreply@slocity.org Sent:Tuesday, September 17, 2024 11:33 AM To:jordan@teamsweasey.com Cc:Recycle Right Subject:Recycling Plan 3148 Johnson Attachments:Construction and Demolition Recycling and Waste Pl.pdf Thank you for submitting your Construction & Demolition Recycling and Waste Management Plan. Please upload the attached Recycle Plan PDF to your online permit application (if applying for a permit online). If you already have an active permit and did not apply for a permit online, then a copy of your Recycle Plan PDF has already been sent to our building department to route to our department for review. Recycle Plan Final Approval Please note if “Recycling Approval” is listed under “Department Finals” on your printed permit card, then you must follow the instructions outlined in Step Two of the Construction and Demolition Recycling and Waste Management Plan. Click here for more information. Recycle Right Solid Waste and Recycling Division Public Utilities 879 Morro, San Luis Obispo, CA 93401-3249 E RecycleRight@slocity.org T 805.781.7215 slocity.org Stay connected with the City by signing up for e-notifications Construction and Demolition Recycling and Waste Plan Please read this form carefully. The goal is to clearly document and create a plan to recycle a minimum of 65% of construction and demolition materials for permits after January 1, 2017, per Title 24 Chapter 11 of the Green Building Code. This form must be filled out in its entirety. For questions, email RecycleRight@slocity.org or call (805) 781-7215. Step 1: Complete Recycling Form Project Type * Residential Commercial Project Category * Demolition New Construction Addition Remodel/Tenant Improvement Project Site Address * 3148 Project Description * New build Estimated Project Cost * 500000 New Conditioned Square Footage * 3059 Estimated Fine for Failure to Comply * 10000 Project Contact Name * Jordan Contact Phone Number * 8055409573 Contact Email Address * Jordan@teamsweasey.com Type of Material to be Generated (check all that apply)* Mixed C&D Concrete/Asphalt Dirt Cardboard Metals Wood Other Once all Materials are checked, please enter weight estimates for each of these categories below. Estimated Quantity of Generated Materials (in tons) Dirt Estimate * 1 Note: a tonnage estimate guide can be found on the City 's Construction and Demolition webpage. If you plan to reuse or donate materials, please explain here. How will you transport the materials?* Self-Haul Roll-Off Company Which IWMA-certified roll-off company will you be using?* R & R Roll-Off Note: a list of IWMA-certified haulers, landfills, and transfer stations can be found on the City's Construction and Demolition webpage. ALL TONNAGE LEAVING PROJECT SITE MUST BE ACCOUNTED FOR ON THIS FORM AND FAILURE TO RECYCLE AT LEAST 65% OF MATERIALS MAY RESULT IN A PENALTY OF 2% OF PROJECT VALUATION I understand that I must produce receipts listing tonnage of all materials leaving the project site, regardless of destination or method of removal. I certify that I will communicate this plan and requirements to all contractors and other personnel who may be involved in disposal of materials from this project and inform them that they must provide receipts listing the tonnage for all recycling and trash disposal. The final permit and all waste receipts must be presented prior to final sign off. I understand that failure to do so may incur a penalty of 2% of total project valuation and the City of San Luis Obispo makes the final determination of project cost and fine for failure to comply. Signature * Print Name * Jordan Knauer Date * 2024-09-17 Step 2: Upon Completion of Project 1.  Gather receipts listing tonnage for all materials that left the project site or a roll-off diversion report from one of the listed IWMA-certified haulers. *Please note - receipts must list tonnage as recycled or disposed. Mixed recycling receipts qualify as 70% recycling and 30% trash.  2. Email all receipts to RecycleRight@slocity.org for approval before final inspection. Include permit number, receipts/diversion report, photos of donated items (if applicable). Please allow 1-3 business days for review. 3. If approved, you will receive an email confirmation. Questions? RecycleRight@slocity.org or (805) 781-7215 11 From:noreply@slocity.org Sent:Tuesday, September 17, 2024 11:32 AM To:jordan@teamsweasey.com Cc:Recycle Right Subject:Recycling Plan 3152 Johnson Attachments:Construction and Demolition Recycling and Waste Pl.pdf Thank you for submitting your Construction & Demolition Recycling and Waste Management Plan. Please upload the attached Recycle Plan PDF to your online permit application (if applying for a permit online). If you already have an active permit and did not apply for a permit online, then a copy of your Recycle Plan PDF has already been sent to our building department to route to our department for review. Recycle Plan Final Approval Please note if “Recycling Approval” is listed under “Department Finals” on your printed permit card, then you must follow the instructions outlined in Step Two of the Construction and Demolition Recycling and Waste Management Plan. Click here for more information. Recycle Right Solid Waste and Recycling Division Public Utilities 879 Morro, San Luis Obispo, CA 93401-3249 E RecycleRight@slocity.org T 805.781.7215 slocity.org Stay connected with the City by signing up for e-notifications Construction and Demolition Recycling and Waste Plan Please read this form carefully. The goal is to clearly document and create a plan to recycle a minimum of 65% of construction and demolition materials for permits after January 1, 2017, per Title 24 Chapter 11 of the Green Building Code. This form must be filled out in its entirety. For questions, email RecycleRight@slocity.org or call (805) 781-7215. Step 1: Complete Recycling Form Project Type * Residential Commercial Project Category * Demolition New Construction Addition Remodel/Tenant Improvement Project Site Address * 3152 Johnson Project Description * New build Estimated Project Cost * 500000 New Conditioned Square Footage * 2942 Estimated Fine for Failure to Comply * 10000 Project Contact Name * Jordan Contact Phone Number * 8055409573 Contact Email Address * Jordan@teamsweasey.com Type of Material to be Generated (check all that apply)* Mixed C&D Concrete/Asphalt Dirt Cardboard Metals Wood Other Once all Materials are checked, please enter weight estimates for each of these categories below. Estimated Quantity of Generated Materials (in tons) Dirt Estimate * 1 Note: a tonnage estimate guide can be found on the City 's Construction and Demolition webpage. If you plan to reuse or donate materials, please explain here. How will you transport the materials?* Self-Haul Roll-Off Company Which IWMA-certified roll-off company will you be using?* R & R Roll-Off Note: a list of IWMA-certified haulers, landfills, and transfer stations can be found on the City's Construction and Demolition webpage. ALL TONNAGE LEAVING PROJECT SITE MUST BE ACCOUNTED FOR ON THIS FORM AND FAILURE TO RECYCLE AT LEAST 65% OF MATERIALS MAY RESULT IN A PENALTY OF 2% OF PROJECT VALUATION I understand that I must produce receipts listing tonnage of all materials leaving the project site, regardless of destination or method of removal. I certify that I will communicate this plan and requirements to all contractors and other personnel who may be involved in disposal of materials from this project and inform them that they must provide receipts listing the tonnage for all recycling and trash disposal. The final permit and all waste receipts must be presented prior to final sign off. I understand that failure to do so may incur a penalty of 2% of total project valuation and the City of San Luis Obispo makes the final determination of project cost and fine for failure to comply. Signature * Print Name * Jordan Knauer Date * 2024-09-17 Step 2: Upon Completion of Project 1.  Gather receipts listing tonnage for all materials that left the project site or a roll-off diversion report from one of the listed IWMA-certified haulers. *Please note - receipts must list tonnage as recycled or disposed. Mixed recycling receipts qualify as 70% recycling and 30% trash.  2. Email all receipts to RecycleRight@slocity.org for approval before final inspection. Include permit number, receipts/diversion report, photos of donated items (if applicable). Please allow 1-3 business days for review. 3. If approved, you will receive an email confirmation. Questions? RecycleRight@slocity.org or (805) 781-7215 12 From:noreply@slocity.org Sent:Tuesday, September 17, 2024 11:31 AM To:jordan@teamsweasey.com Cc:Recycle Right Subject:Recycling Plan 3156 Johnson Attachments:Construction and Demolition Recycling and Waste Pl.pdf Thank you for submitting your Construction & Demolition Recycling and Waste Management Plan. Please upload the attached Recycle Plan PDF to your online permit application (if applying for a permit online). If you already have an active permit and did not apply for a permit online, then a copy of your Recycle Plan PDF has already been sent to our building department to route to our department for review. Recycle Plan Final Approval Please note if “Recycling Approval” is listed under “Department Finals” on your printed permit card, then you must follow the instructions outlined in Step Two of the Construction and Demolition Recycling and Waste Management Plan. Click here for more information. Recycle Right Solid Waste and Recycling Division Public Utilities 879 Morro, San Luis Obispo, CA 93401-3249 E RecycleRight@slocity.org T 805.781.7215 slocity.org Stay connected with the City by signing up for e-notifications Construction and Demolition Recycling and Waste Plan Please read this form carefully. The goal is to clearly document and create a plan to recycle a minimum of 65% of construction and demolition materials for permits after January 1, 2017, per Title 24 Chapter 11 of the Green Building Code. This form must be filled out in its entirety. For questions, email RecycleRight@slocity.org or call (805) 781-7215. Step 1: Complete Recycling Form Project Type * Residential Commercial Project Category * Demolition New Construction Addition Remodel/Tenant Improvement Project Site Address * 3156 Johnson Project Description * New Build Estimated Project Cost * 500000 New Conditioned Square Footage * 2942 Estimated Fine for Failure to Comply * 10000 Project Contact Name * Jordan Knauer Contact Phone Number * 8055409573 Contact Email Address * jordan@teamsweasey.com Type of Material to be Generated (check all that apply)* Mixed C&D Concrete/Asphalt Dirt Cardboard Metals Wood Other Once all Materials are checked, please enter weight estimates for each of these categories below. Estimated Quantity of Generated Materials (in tons) Mixed C&D Estimate * 2 Note: a tonnage estimate guide can be found on the City 's Construction and Demolition webpage. If you plan to reuse or donate materials, please explain here. How will you transport the materials?* Self-Haul Roll-Off Company Which IWMA-certified roll-off company will you be using?* R & R Roll-Off Note: a list of IWMA-certified haulers, landfills, and transfer stations can be found on the City's Construction and Demolition webpage. ALL TONNAGE LEAVING PROJECT SITE MUST BE ACCOUNTED FOR ON THIS FORM AND FAILURE TO RECYCLE AT LEAST 65% OF MATERIALS MAY RESULT IN A PENALTY OF 2% OF PROJECT VALUATION I understand that I must produce receipts listing tonnage of all materials leaving the project site, regardless of destination or method of removal. I certify that I will communicate this plan and requirements to all contractors and other personnel who may be involved in disposal of materials from this project and inform them that they must provide receipts listing the tonnage for all recycling and trash disposal. The final permit and all waste receipts must be presented prior to final sign off. I understand that failure to do so may incur a penalty of 2% of total project valuation and the City of San Luis Obispo makes the final determination of project cost and fine for failure to comply. Signature * Print Name * Jordan Knauer Date * 2024-09-17 Step 2: Upon Completion of Project 1.  Gather receipts listing tonnage for all materials that left the project site or a roll-off diversion report from one of the listed IWMA-certified haulers. *Please note - receipts must list tonnage as recycled or disposed. Mixed recycling receipts qualify as 70% recycling and 30% trash.  2. Email all receipts to RecycleRight@slocity.org for approval before final inspection. Include permit number, receipts/diversion report, photos of donated items (if applicable). Please allow 1-3 business days for review. 3. If approved, you will receive an email confirmation. Questions? RecycleRight@slocity.org or (805) 781-7215 13 From:noreply@slocity.org Sent:Tuesday, September 17, 2024 11:30 AM To:jordan@teamsweasey.com Cc:Recycle Right Subject:Recycling Plan 3160 Johnson Attachments:Construction and Demolition Recycling and Waste Pl.pdf Thank you for submitting your Construction & Demolition Recycling and Waste Management Plan. Please upload the attached Recycle Plan PDF to your online permit application (if applying for a permit online). If you already have an active permit and did not apply for a permit online, then a copy of your Recycle Plan PDF has already been sent to our building department to route to our department for review. Recycle Plan Final Approval Please note if “Recycling Approval” is listed under “Department Finals” on your printed permit card, then you must follow the instructions outlined in Step Two of the Construction and Demolition Recycling and Waste Management Plan. Click here for more information. Recycle Right Solid Waste and Recycling Division Public Utilities 879 Morro, San Luis Obispo, CA 93401-3249 E RecycleRight@slocity.org T 805.781.7215 slocity.org Stay connected with the City by signing up for e-notifications Construction and Demolition Recycling and Waste Plan Please read this form carefully. The goal is to clearly document and create a plan to recycle a minimum of 65% of construction and demolition materials for permits after January 1, 2017, per Title 24 Chapter 11 of the Green Building Code. This form must be filled out in its entirety. For questions, email RecycleRight@slocity.org or call (805) 781-7215. Step 1: Complete Recycling Form Project Type * Residential Commercial Project Category * Demolition New Construction Addition Remodel/Tenant Improvement Project Site Address * 3160 Johnson Project Description * New Build Estimated Project Cost * 500000 New Conditioned Square Footage * 3059 Estimated Fine for Failure to Comply * 10000 Project Contact Name * Jordan Knauer Contact Phone Number * 8055409573 Contact Email Address * jordan@teamsweasey.com Type of Material to be Generated (check all that apply)* Mixed C&D Concrete/Asphalt Dirt Cardboard Metals Wood Other Once all Materials are checked, please enter weight estimates for each of these categories below. Estimated Quantity of Generated Materials (in tons) Mixed C&D Estimate * 2 Note: a tonnage estimate guide can be found on the City 's Construction and Demolition webpage. If you plan to reuse or donate materials, please explain here. How will you transport the materials?* Self-Haul Roll-Off Company Which IWMA-certified roll-off company will you be using?* R & R Roll-Off Note: a list of IWMA-certified haulers, landfills, and transfer stations can be found on the City's Construction and Demolition webpage. ALL TONNAGE LEAVING PROJECT SITE MUST BE ACCOUNTED FOR ON THIS FORM AND FAILURE TO RECYCLE AT LEAST 65% OF MATERIALS MAY RESULT IN A PENALTY OF 2% OF PROJECT VALUATION I understand that I must produce receipts listing tonnage of all materials leaving the project site, regardless of destination or method of removal. I certify that I will communicate this plan and requirements to all contractors and other personnel who may be involved in disposal of materials from this project and inform them that they must provide receipts listing the tonnage for all recycling and trash disposal. The final permit and all waste receipts must be presented prior to final sign off. I understand that failure to do so may incur a penalty of 2% of total project valuation and the City of San Luis Obispo makes the final determination of project cost and fine for failure to comply. Signature * Print Name * Jordan Knauer Date * 2024-09-17 Step 2: Upon Completion of Project 1.  Gather receipts listing tonnage for all materials that left the project site or a roll-off diversion report from one of the listed IWMA-certified haulers. *Please note - receipts must list tonnage as recycled or disposed. Mixed recycling receipts qualify as 70% recycling and 30% trash.  2. Email all receipts to RecycleRight@slocity.org for approval before final inspection. Include permit number, receipts/diversion report, photos of donated items (if applicable). Please allow 1-3 business days for review. 3. If approved, you will receive an email confirmation. Questions? RecycleRight@slocity.org or (805) 781-7215 14 From:Stanley, Erin Sent:Tuesday, September 17, 2024 11:22 AM To:JORDAN@TEAMSWEASEY.COM Subject:Recycling forms Comment Hi Jordan, Rachelle is going to push back on your recycling forms. There will be more than dirt to recycle for a new SFR. There will be “mixed C&D” generated as well. This includes steel, wood products, drywall and plaster, brick and clay tile, asphalt shingles, concrete, and asphalt concrete. Can you complete the recycling forms again and enter this information for Rachelle to sign off? Sorry ahead of time for the headache! New Submission (slocity.org) Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications 18 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, September 17, 2024 9:20 AM To:La Chaine, Steve Subject:Re: 3160 Johnson - Subdivision Agreement -update 9-16-24 Attachments:SKM_C300i24091709100.pdf Here you go! On Mon, Sep 16, 2024 at 5:07 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, Subdivision Agreement looks like this now. When deciding your good with it you get to sign first (no notary needed), then I get Timmi Tway to sign it to make it official. Then you would just keep copy handy in case you need to get the bonds from a bank or surety company. Thanks. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 16, 2024 12:48 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: Re: 3160 Johnson - Subdivision Agreement Draft This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Here you go! On Mon, Sep 9, 2024 at 4:33 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. 19 Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 20 From:La Chaine, Steve Sent:Monday, September 16, 2024 5:08 PM To:Jordan Knauer Subject:RE: 3160 Johnson - Subdivision Agreement -update 9-16-24 Attachments:Subdivision Agreement - PM SLO 23-0034 -9-16-24.pdf Hi Jordan, Subdivision Agreement looks like this now. When deciding your good with it you get to sign first (no notary needed), then I get Timmi Tway to sign it to make it official. Then you would just keep copy handy in case you need to get the bonds from a bank or surety company. Thanks. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 16, 2024 12:48 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: Re: 3160 Johnson - Subdivision Agreement Draft This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Here you go! On Mon, Sep 9, 2024 at 4:33 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 21 1 SUBDIVISION AGREEMENT – PM SLO 23-0034 3160 Johnson Avenue THIS AGREEMENT is dated this ______ day of ___________2024 by and between 3160 Johnson, LLC, a California limited liability company, herein referred to as "Subdivider," and the CITY OF SAN LUIS OBISPO, herein referred to as the "City." RECITALS REFERENCE IS HEREBY MADE to that certain proposed subdivision of real property in the City of San Luis Obispo, County of San Luis Obispo, State of California, a description of which is shown on the Parcel Map of Parcel Map SLO 23-0034, City of San Luis Obispo, California, as approved by the City on the ____ day of ___________, 2024. The Subdivider desires that said Parcel Map SLO 23-0034 be accepted and approved as a Parcel Map pursuant to the Subdivision Regulations of the City of San Luis Obispo (Title 16 of the San Luis Obispo Municipal Code), and It is a condition of said regulations that the Subdivider agree to install the improvements as set forth on the plans therefore. TERMS AND CONDITIONS: In consideration of the foregoing, the Subdivider does hereby agree to construct and install the following subdivision improvements in accordance with said subdivision regulations, and in accordance with approved plans and specifications on file in the office of the City Engineer, City of San Luis Obispo, to wit: 1. DRIVEWAY APRON, CURB, GUTTERS AND SIDEWALKS 2. STREET BASE AND SURFACING 3. WATER MAINS and SEWER MAINS, including sewer laterals to the property line and water services to the curb stop. 2 4. LANDSCAPING 7. ELECTRIC, GAS, TELEPHONE AND CABLE TELEVISION: In addition to the inspection and approval of such facilities by the City, each public utility shall be required to file a letter stating that the developer has properly installed all facilities to be provided by him, and that the said utility is prepared to provide service to residents upon request. 8. ANY & ALL OTHER IMPROVEMENTS shown on plans or required by project approvals. All of the above facilities shall be installed in the locations designated and to the plans and specifications on file and approved by said City. The lines and grades for all of said improvements shall be established by the Subdivider in accordance with said approved plans and specifications. The Subdivider agrees that the work of installing the above improvements shall begin within thirty (60) days from the date of recording of the parcel map, and that the work shall be completed within twelve (24) months of said recording date, unless an extension has been granted by the City, provided that if completion of said work is delayed by acts of God or labor disputes resulting in strike action, the Subdivider shall have an additional period of time equivalent to such period of delay in which to complete such work. Any extension of time hereunder shall not operate to release the surety on the Improvement Security filed pursuant to this agreement. In this connection, the surety waives the provisions of Section 2819 of the Civil Code of the State of California. No building permits will be issued nor occupancy granted after the expiration date of the agreement until completion and acceptance of all subdivision improvements unless specifically approved by the City. 3 The Subdivider does also agree to comply with the conditions established by the Community Development Director and has paid the necessary fees as indicated on the attached Exhibits 1 and 2. Setting of new survey monuments or resetting of disturbed monuments shall be in accordance with Article 5, paragraph 8771 et seq., of the Professional Land Surveyors Act, Chapter 15 of the Business and Professions Code of the State of California. The Subdivider attaches hereto, as an integral part hereof, and as security for the performance of this agreement, instrument(s) of credit or bond approved by and in favor of the City of San Luis Obispo, and conditional upon the faithful performance of this agreement. Said instrument(s) of credit or bond is in the amount of $86,000, which is the estimated cost of said improvements as shown in Exhibit 2. Subdivider agrees to remedy any defects in the improvements arising from faulty workmanship or materials or defective construction of said improvements occurring within twelve (12) months after acceptance thereof. In accordance with Sections 66499.7 and 66499.9 of the Government Code of the State of California, upon final completion and acceptance of the work, City will release all but 10% of the improvement security, that amount being deemed sufficient to guarantee faithful performance by the Subdivider of his obligation to remedy any defects in the improvements arising within a period of one year following the completion and acceptance thereof. Completion of the work shall be deemed to have occurred on the date of written notice from the Public Works Director stating that said improvements have been accepted according to said plans and specifications, and any approved modifications thereto, and that the faithful performance security can be released. Neither periodic nor progress 4 inspections or approvals shall bind the City to accept said improvements or waive any defects in the same or any breach of this agreement. “AS-BUILT” record drawings are to be submitted within four weeks of completion of construction and prior to City acceptance of the public improvements. If the Subdivider fails to complete the work within the prescribed time, the Subdivider agrees that City may, at its option, declare the instrument of credit or bond which has been posted by Subdivider to guarantee faithful performance, forfeited and utilize the proceeds to complete said improvements, or city may complete said improvements and recover the full cost and expense thereof from the Subdivider or his surety. The Subdivider has deposited with the City a labor and materials surety in the amount of 50% of the above described subdivision improvements ($43,000) in accordance with State law. Said Subdivider shall pay an inspection fee for City to inspect the installation of said subdivision improvements, and to verify that they have been completed in accordance with the plans and specifications. Title 16 of the San Luis Obispo Municipal Code, entitled "Subdivision," all plans and specifications on file with said City Engineer as a part of said Subdivision Map, and all other documents filed with the City by the Subdivider and approved by the City are hereby referred to for further particulars in interpreting and defining the obligations of the Subdivider under this agreement. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any 5 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 (“Indemnified Claims”). The City shall promptly notify the subdivider of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim. It is understood and agreed by and between the Subdivider and the City hereto that this agreement shall bind the heirs, executors, administrators, successors and assigns of the respective Parties to this agreement. It is agreed that the Subdivider will furnish copies of the successful bidder's contract unit prices and total bid prices for all of the improvements herein referred to. IN WITNESS WHEREOF, this agreement has been executed by: CITY OF SAN LUIS OBISPO SUBDIVIDER _______ COMMUNITY DEVELOPMENT DIRECTOR Jordan Knauer Timmi (Timothea) Tway 3160 Johnson, LLC 6 EXHIBIT 1 PARCEL MAP SLO 23-0034 SUBDIVISION AGREEMENT 1. The Subdivider has deposited (shall deposit) a monumentation security in the amount of $1,500 to guarantee the installation of survey monuments in accordance with the approved map and payment for same. Said guarantee will be released once the installation of monuments has been verified and that existing monuments have not been disturbed, and upon receipt by the City of a letter from the Surveyor indicating that they have completed the work and have been paid. Subdivider shall adhere to the requirements of California Business and Professions Code Section 8771 with regards to monument preservation. The monumentation security also guarantees the replacement of any monuments that were disturbed during construction, along with filing of Records of Survey or Corner Records required by said Section 8771. 2. Park fees shall be paid, as listed in the attached EXHIBIT 2. 3. Water and sewer impact fees shall be paid at time of building permits through the Community Development Department. 4. Transportation impact fees shall be paid at time of building permits through the Community Development Department. 5. Prior to occupancy, the Private Stormwater Conveyance System Agreement Operations & Maintenance Manual (MANUAL) shall be updated and approved to be consistent with revisions to the approved improvement plans (BLDG-0065-2024). 6. The subdivider shall comply with all requirements of Director’s Resolution No. 24-01 approving the tentative map. 7 EXHIBIT 2 PARCEL MAP SLO 23-0034 - FEE AND BOND LIST 3190 JOHNSON AVENUE Amount Form Date Received Bond / Fee Status Bonds and Guarantees: Total Faithful Performance $86,000 Bond Can be released upon City acceptance of improvements, deposit of one-year warranty surety, and approval of record drawings. Labor & Materials (50% of Total Faithful Performance) $43,000 Bond Can be released 90 days after acceptance of improvements, if no claims. (Civil Code Section 8412) Total Bonded $129,000 Monument Guarantee $1,500 Can be released upon verification that monuments have been set and surveyor has been paid. 10% Warranty To be collected prior to release of Faithful Performance Bond $8,600 To be collected prior to release of Faithful Performance Bond Can be released one-year after acceptance of improvements, if no defects, and approval of record drawings. Fees: Map Check Fee $8,209.21 Check Paid Paid in full with FMAP-0469-2024 Plan Check Fee With building permits Check Due with BLDG-0065-2024 Improvement Plan Inspection With building permits Check Due with BLDG-0065-2024 Park Impact In-Lieu Fee1 Pay with building permits Park Improvement Fee1 Pay with building permits Affordable Housing Requirements N/A Water Impact Fee1 To be collected with building permit Pay with building permits Wastewater Impact Fee1 To be collected with building permit Pay with building permits Transportation Impact Fee1 (Citywide) To be collected with building permit Pay with building permits 1 All Impact Fees are adjusted annually (July 1) based on CPI. Credit given for demolished units. 22 From:La Chaine, Steve Sent:Monday, September 16, 2024 4:50 PM To:Jordan Knauer Subject:RE: 3160 Johnson - Subdivision Agreement Draft I’ll run with this one , thanks. I round down to the nearest $1,000 so it will be for $86,000 performance bond amount and then the 50% labor and materials bond will be $43,000. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 16, 2024 12:48 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: Re: 3160 Johnson - Subdivision Agreement Draft This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Here you go! On Mon, Sep 9, 2024 at 4:33 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 23 From:La Chaine, Steve Sent:Monday, September 16, 2024 1:53 PM To:Jordan Knauer Subject:RE: 3160 Johnson - Subdivision Agreement Draft Thanks. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 16, 2024 12:48 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: Re: 3160 Johnson - Subdivision Agreement Draft This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Here you go! On Mon, Sep 9, 2024 at 4:33 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 24 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, September 16, 2024 12:48 PM To:La Chaine, Steve Subject:Re: 3160 Johnson - Subdivision Agreement Draft Attachments:standard Unit Costs - Sheet1.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Here you go! On Mon, Sep 9, 2024 at 4:33 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications City of San Luis Obispo, Standard Unit Costs for Project Security (Performance Bond) Project: 3160 Johnson Ave Prepared by: Matt Priess Firm Name: Matt Priess Date: 09-14-24 PRICE INDEX BASELINE, 2011 CALTRANS INDEX = 84.0 RESULTS Subtotal 22,649.59 Cost Index Factor 3.46 Adjusted Subtotal 78,367.58 Contingency (10%)7,836.76 0.1 TOTAL SECURITY TO BE POSTED:86,204.34 ROADWAYS: SEC. 3-1 TYPE UNIT COST UNIT MINIMUM QUANTITY TOTAL HOT MIX ASPHALT IN PLACE 2"$1.95 SF $800 - HOT MIX ASPHALT IN PLACE 3"$2.90 SF $800 - HOT MIX ASPHALT IN PLACE 4"$3.70 SF $800 - HOT MIX ASPHALT IN PLACE 5"$4.90 SF $800 - HOT MIX ASPHALT IN PLACE 6"$5.60 SF $800 - HOT MIX ASPHALT IN PLACE $135 TON $800 12.8 1,728.00 CLASS II AGG. BASE 4"$0.87 SF - CLASS II AGG. BASE 6"$1.30 SF - CLASS II AGG. BASE 8"$1.75 SF - CLASS II AGG. BASE 10"$2.10 SF - CLASS II AGG. BASE 12"$2.50 SF - CLASS II AGG. BASE 18"$3.70 SF - CLASS II AGG. BASE $35.00 TON 16.5 577.5 CROSS GUTTER AND SPANDREL D-5 $17.00 SF 22 374 GEOTEXTLE FABRIC $1.00 SF - SEAL COAT/SLURRY SEAL $0.60 SF - CHIP SEAL $2.00 SF - SAW CUT CONCRETE $4.00 LF $250 45 250 SAW CUT HMA $2.17 LF $250 127 275.59 - - TOTAL 3205.09 ROAD EDGES: SEC. 4-1 TYPE UNIT COST UNIT MINIMUM QUANTITY TOTAL DRIVEWAY APPROACH - CONCRETE (B-2,3)$9.00 SF 198.5 1,786.50 DRIVEWAY APPROACH - HMA (B-1)$5.50 SF - HANDICAP RAMP C-5 $13.00 SF 78 1,014.00 CURB AND GUTTER 6" (C-2)$22.00 LF 60 1,320.00 CURB ONLY C-2A $16.00 LF HOT MIX ASPHALT DIKE C-3 $10.00 LF $800 - SIDEWALK C-4 $10.00 SF 119 1,190.00 GUARDRAIL $40.00 LF - STREET TREE WELL M-5 $700.00 EA DECOMPOSED GRANITE WALKWAY $1.50 SF $625 - - - TOTAL 5,310.50 WATER SUPPLY: SEC. 6-1 TYPE UNIT COST UNIT MINIMUM QUANTITY TOTAL WATER SERVICE AND METER BOX W-4 $1,700.00 EA 4 6,800.00 RAISE WATER METER $400.00 EA - WATER MAIN 6"$50.00 LF - WATER MAIN 8"$58.00 LF - WATER MAIN 10"$68.00 LF - WATER MAIN 12"$92.00 LF - WATER MAIN 14"$106.00 LF - WATER MAIN 16"$120.00 LF - HOT TAP 6"$1,998.00 EA - HOT TAP 8"$2,238.00 EA - HOT TAP 10"$3,219.00 EA - GATE VALVE 4"$514.00 EA - GATE VALVE 6"$1,500.00 EA - GATE VALVE 8"$2,056.00 EA - FIRE HYDRANT W-2 $4,800.00 EA - RELOCATE FIRE HYDRANT $2,280.00 EA - BLOWOFF ASSEMBLY W-5 $2,000.00 EA - AIR RELIEF VALVE W-6, 1"$1,550.00 EA - AIR RELIEF VALVE W-6, 2"$2,370.00 EA - AIR RELIEF VALVE W-6, 4"$5,285.00 EA - WATER SAMPLING STATION W-7 $1,250.00 EA - THRUST BLOCKS W-1, 6"$275.00 EA - THRUST BLOCKS W-1, 8"$385.00 EA - THRUST BLOCKS W-1, 10"$484.00 EA - THRUST BLOCKS W-1, 12"$714.00 EA - STEEL WATER TANK WELDED $1.50 PER GAL - STEEL WATER TANK BOLTED $1.00 PER GAL - Add in NCE - Water Line < 2"$24.00 LF 16 384.00 - $1,935.00 EA - - - TOTAL 7,184.00 WASTEWATER DISPOSAL: SEC. 7-1 TYPE UNIT COST UNIT MINIMUM QUANTITY TOTAL SEWER LATERAL, TIE IN S-3 $1,350.00 EA 1 1,350.00 SEWER LATERAL, TIE IN STEEP S-3a $1,600.00 EA - SEWER CLEANOUT S-2 $1,500.00 EA 1 1,500.00 SEWER MAIN (BACKFILL TYPE)6" NATIVE $35.00 LF 50 1,750.00 SEWER MAIN (BACKFILL TYPE)8" NATIVE $50.00 LF - SEWER MAIN (BACKFILL TYPE)6" IMPORT $40.00 LF - SEWER MAIN (BACKFILL TYPE)8" IMPORT $60.00 LF - SEWER MAIN (BACKFILL TYPE)12" IMPORT $75.00 LF - SLURRY BACKFILL $19.00 LF - MANHOLE TYPICAL (S-1)$4,500.00 EA - MANHOLE DROP (S-1A)$5,400.00 EA - TIE TO EXISTING MANHOLE $2,000.00 EA - FORCE MAIN 4" OR LESS $40.00 LF - ADJUST MANHOLE COVER $535.00 EA - Add in Dostalek - Abandon Existing SS Services $2,350.00 EA 1 2,350.00 - - TOTAL 6,950.00 25 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, September 16, 2024 12:45 PM To:La Chaine, Steve Cc:Cohen, Rachel; Hanh, Hannah; Nichols, Vanessa Subject:Re: 3160 Johnson - Subdivision Agreement Draft This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello All, Planning, let me know if there is any plan to finish out our file today. Steve, I’ll be sending you updated numbers shortly. Vanessa, I paid the school fees last week. Thanks, Jordan Knauer Sent from my iPhone On 9 Sep 2024, at 4:33 PM, La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> 26 <image006.png> Stay connected with the City by signing up for e-notifications <Subdivision Agreement - PM SLO 23-0034 draft-9-9-24.docx> 27 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, September 12, 2024 10:43 AM To:Cohen, Rachel Subject:Re: 3160 Johnson Question Understood. I appreciate your efforts. Thank you, Jordan Knauer Sent from my iPhone On 12 Sep 2024, at 10:32 AM, Cohen, Rachel <rcohen@slocity.org> wrote: Hi Jordan- The fees that Hannah needs to add need to be paid with the building permit issuance. Sincerely, Rachel Cohen pronouns she/her/hers Principal Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E rcohen@slocity.org T 805.781.7574 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, September 11, 2024 10:41 AM To: Cohen, Rachel <rcohen@slocity.org> Subject: 3160 Johnson Question This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. 28 Hello Rachel, I just sent another email regarding some bond information but I have another question for you. In past experience on projects, there can be additional fees that the project owner may have to pay before a project is finaled (i.e. city inspections, missed fees, etc.) If there are additional fees that Hannah hasn't added, would it be possible to pay those before final instead of before permit issuance? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 29 From:La Chaine, Steve Sent:Wednesday, September 11, 2024 2:30 PM To:Matt Cebulla Cc:Jordan Knauer Subject:RE: Engineers Estimate of Probable costs. 3160 Johnson Attachments:Construction Cost Estimate - approved for bonding.pdf Here is an old one you can see some 2011 unit costs that a lot of people still use, then they do the index factor. I think the current index factor is at least double. Then currently we do a 10% administration fee and a 10% contingency fee. The inflation % is part of the 10% admin fee. So, if you use these 2011 unit fees, there is a good change that after multiplying by index factor and adding the % other things the unit fees can add up to $100k and then the actual bond after the multipliers can be lie 2.5 times higher or about $250k. But its just a number and if you don’t need get a bond then its just a number for our files. Steve From: Matt Cebulla <mtceb@yahoo.com> Sent: Wednesday, September 11, 2024 2:15 PM To: La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Re: Engineers Estimate of Probable costs. 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Steve, thank you for reaching out, I talked to the civil and he was wondering if you have a standard template with costs or he should work up his own? thanks Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Monday, September 9, 2024 at 03:59:29 PM PDT, La Chaine, Steve <slachaine@slocity.org> wrote: Hi Matt, I was wondering if you can get a cost estimate from the civil engineer of these improvement plans for this site. It will be needed for city approval purposes. 30 Thanks. Steve Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications Project:Prepared by:Firm Name:Date:PRICE INDEX BASELINE, 2011 CALTRANS INDEX =84.03/31/17 PRICE INDEX =145.3Caltrans -ENGINEER'S SEAL- Subtotal $110,860.59 Cost Index Factor 1.73Adjusted Subtotal $191,802.02Contingency (15%) $28,770.30TOTAL SECURITY TO BE POSTED:$220,600(rounded to the nearest $100)Engineer's signaturedaterevised 9/1/17January 26, 2018 -RESULTS- Standard Unit Costs for Project Security (Performance Bond)COUNTY OF SAN LUIS OBISPODEPARTMENT OF PUBLIC WORKSPM 07-098 Pismo and Beachpage 1 of 11 SITE PREPARATION: SEC. 2-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALCLEARING AND GRUBBING$0.03 SF- TREE REMOVAL$300.00 EA- CONCRETE REMOVAL S.W. $3.25 SF 644 2,093.00 CONCRETE REMOVAL C & G $10.00 LF 52 520.00 GRIND HOT MIX ASPHALT$1.03 SF $4,250 839 4,250.00 DISPOSAL OF HOT MIX ASPHALT$50.00 CY $360 8 400.00 OTHER REMOVAL (SPECIFY) - ABANDON WELL$1,650.00 EA - ABANDON SEPTIC SYSTEM$500.00 EA - DISPOSAL OF CLIII BASE$29.00 CY $360 13 377.00 EXCAVATION0-1000 CY $22.00 CY $500 - 1000-20000 CY $15.00 CY - > 20000 CY $9.00 CY - IMPORT0-1000 CY $31.00 CY $500 - 1000-20000 CY $22.00 CY - > 20000 CY $12.00 CY - FINE GRADING$0.30 SF - - - Subtotal 7,640.00 page 2 of 11 ROADWAYS: SEC. 3-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALHOT MIX ASPHALT IN PLACE 2" $1.95 SF $800 - HOT MIX ASPHALT IN PLACE 3" $2.90 SF $800 - HOT MIX ASPHALT IN PLACE 4" $3.70 SF $800 - HOT MIX ASPHALT IN PLACE 5" $4.90 SF $800 - HOT MIX ASPHALT IN PLACE 6" $5.60 SF $800 - HOT MIX ASPHALT IN PLACE$135 TON $800 12.8 1,728.00 CLASS II AGG. BASE 4" $0.87 SF- CLASS II AGG. BASE 6" $1.30 SF - CLASS II AGG. BASE 8" $1.75 SF- CLASS II AGG. BASE 10" $2.10 SF- CLASS II AGG. BASE 12" $2.50 SF - CLASS II AGG. BASE 18" $3.70 SF - CLASS II AGG. BASE$35.00 TON 16.5 577.50 CROSS GUTTER AND SPANDREL D-5 $17.00 SF 22 374.00 GEOTEXTLE FABRIC$1.00 SF - SEAL COAT/SLURRY SEAL$0.60 SF - CHIP SEAL$2.00 SF - SAW CUTCONCRETE $4.00 LF $250 45 250.00 SAW CUTHMA $2.17 LF $250 127 275.59 - - Subtotal 3,205.09 page 3 of 11 ROAD EDGES: SEC. 4-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALDRIVEWAY APPROACH - CONCRETE (B-2,3) $9.00 SF 198.5 1,786.50 DRIVEWAY APPROACH - HMA (B-1) $5.50 SF - HANDICAP RAMP C-5 $13.00 SF 78 1,014.00 CURB AND GUTTER 6" (C-2) $22.00 LF 60 1,320.00 CURB ONLYC-2A $16.00 LF 15 240.00 HOT MIX ASPHALT DIKE C-3 $10.00 LF $800 - SIDEWALK C-4 $10.00 SF 547 5,470.00 GUARDRAIL$40.00 LF- STREET TREE WELL M-5 $700.00 EA2 1,400.00 DECOMPOSED GRANITE WALKWAY $1.50 SF $625 - - - Subtotal 11,230.50 page 4 of 11 STORM DRAIN: SEC. 5-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALCURB INLETD-2 $3,900 EA - RURAL INLETD-2A,B $1,700 EA - CULVERT PIPE15" $38.00 LF - CULVERT PIPE18" $60.00 LF - CULVERT PIPE24" $80.00 LF - CULVERT PIPE30" $90.00 LF - CULVERT PIPE36" $105.00 LF- CULVERT PIPE48" $135.00 LF- CULVERT PIPE60" $150.00 LF- HEADWALL (CALTRANS D89) 15"-36" PIPE $3,420.00 EA- HEADWALL -WING TYPE (D89) 18"-60" $4,800.00 EA - UNDERDRAIN (SIDEWALK) D-4A, D-4B $1,500.00 EA1 1,500.00 UNDERDRAIN (SIDEWALK) PIPE D-4 $500.00 EA - RIP-RAP DISSIPATER 0.25 TON, H-5 $150.00 CY- RIP-RAP DISSIPATER 0.5 TON, H-5 $160.00 CY - RIP-RAP DISSIPATER 1 TON, H-5 $170.00 CY - RIP-RAP DISSIPATER 2 TON, H-5 $180.00 CY - OVERSIDE DRAIN, (CALTRANS) HMA $320.00 EA - CONCRETE V-DITCH (SLOPE) $40.00 LF - MANHOLED-3 8' DEPTH $4,500 EA- TIE TO EX. MANHOLE$2,000 EA- UNDERGROUND BASIN STORMTECH $8.00 CF $500 - Add in NCE- Storm Drain - 8"$30.00 LF 25 750.00 - - Subtotal 2,250.00 page 5 of 11 WATER SUPPLY: SEC. 6-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALWATER SERVICE AND METER BOX W-4 $1,700.00 EA4 6,800.00 RAISE WATER METER$400.00 EA - WATER MAIN6" $50.00 LF - WATER MAIN8" $58.00 LF - WATER MAIN10" $68.00 LF - WATER MAIN12" $92.00 LF- WATER MAIN14" $106.00 LF- WATER MAIN16" $120.00 LF- HOT TAP6" $1,998.00 EA- HOT TAP8" $2,238.00 EA- HOT TAP10" $3,219.00 EA - GATE VALVE4" $514.00 EA- GATE VALVE6" $1,500.00 EA- GATE VALVE8" $2,056.00 EA - FIRE HYDRANTW-2 $4,800.00 EA - RELOCATE FIRE HYDRANT$2,280.00 EA - BLOWOFF ASSEMBLY W-5 $2,000.00 EA - AIR RELIEF VALVE W-6, 1" $1,550.00 EA - AIR RELIEF VALVE W-6, 2" $2,370.00 EA- AIR RELIEF VALVE W-6, 4" $5,285.00 EA- WATER SAMPLING STATION W-7 $1,250.00 EA - THRUST BLOCKS W-1, 6" $275.00 EA- THRUST BLOCKS W-1, 8" $385.00 EA - THRUST BLOCKS W-1, 10" $484.00 EA- THRUST BLOCKS W-1, 12" $714.00 EA- STEEL WATER TANK WELDED $1.50 PER GAL - STEEL WATER TANK BOLTED $1.00 PER GAL - Add in NCE- Water Line < 2"$24.00 LF 360 8,640.00 - $1,935.00 EA- - - Subtotal 15,440.00 page 6 of 11 WASTEWATER DISPOSAL: SEC. 7-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALSEWER LATERAL, TIE IN S-3 $1,350.00 EA4 5,400.00 SEWER LATERAL, TIE IN STEEP S-3a $1,600.00 EA - SEWER CLEANOUT S-2 $1,500.00 EA6 9,000.00 SEWER MAIN (BACKFILL TYPE) 6" NATIVE $35.00 LF 255 8,925.00 SEWER MAIN (BACKFILL TYPE) 8" NATIVE $50.00 LF - SEWER MAIN (BACKFILL TYPE) 6" IMPORT $40.00 LF- SEWER MAIN (BACKFILL TYPE) 8" IMPORT $60.00 LF - SEWER MAIN (BACKFILL TYPE) 12" IMPORT $75.00 LF - SLURRY BACKFILL$19.00 LF- MANHOLETYPICAL (S-1) $4,500.00 EA- MANHOLEDROP (S-1A) $5,400.00 EA- TIE TO EXISTING MANHOLE$2,000.00 EA- FORCE MAIN 4" OR LESS $40.00 LF- ADJUST MANHOLE COVER$535.00 EA- Add in Dostalek- Abandon Existing SS Services $2,350.00 EA2 4,700.00 - - Subtotal 28,025.00 page 7 of 11 UTILITIES: SEC. 8-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALJOINT TRENCHP-4 $40.00 LF 215 8,600.00 GAS TRENCH$24.00 LF 175 4,200.00 PIPE JACKING (BORING) 6" PIPE OR LESS $120.00 LF - SERVICE POLE RELOCATE $1,000.00 EA - TELEPHONE POLE RELOCATE $2,500.00 EA - ELECTRIC POLE RELOCATE $6,000.00 EA- JUNCTION POLE RELOCATE $9,000.00 EA- UNDERGROUND + JP RELOCATE $15,000.00 EA- INSTALL SIDEWALK GUY$1,300.00 EA - STREET LIGHTS $5,000.00 EA- GUY ANCHOR ONLY RELOCATE $1,800.00 EA- GUY POLE AND ANCHOR RELOCATE $3,100.00 EA- Add in Dostalek- Street Light on Existing Wood Pole $3,000.00 EA1 3,000.00 - - Subtotal 15,800.00 page 8 of 11 TRAFFIC CONTROL: SEC. 9-1TYPE UNIT COST UNIT MINIMUM QUANTITY TOTALTRAFFIC STRIPING THERMOPLASTIC $3.00 SF BULK - TRAFFIC STRIPING PAINT $0.60 LF - TRAFFIC STRIPING THERMOPLASTIC $1.20 LF - REMOVE STRIPING $3.00 LF - TRAFFIC MARKING$1.25 SF - STOP + STREET NAME SIGNS M-4 $600.00 EA - STREET NAME SIGN ONLY M-4 $300.00 EA - BARRICADEMETAL (M-2) $1,300.00 EA - BARRICADE WOOD (M-2A) $80.00 LF - MARKERS AND DELINEATORS$32.00 EA- CONSTRUCTION AREA SIGNS$400.00 EA - TRAFFIC CONTROL % OF IMPV. 3% EA - - - Subtotal - page 9 of 11 EROSION CONTROL: SEC. 1.1.2.J & APP.BTYPE UNIT COST UNIT MINIMUM QUANTITY TOTALSAND OR GRAVEL BAG $3.00 EA 50 150.00 JUTE MAT$0.35 SF- STRAW MAT$0.28 SF- STRAW BALE BARRIER$5.24 LF - STRAW BALE INLET BARRIER$3.53 LF - SILT FENCE$2.81 LF- FIBER ROLLS$1.96 LF 500 980.00 FIBER MAT$0.40 SF- HYDROSEED $0.33 SF- Add in NCE- StormWater Control$1,850.00 LS1 1,850.00 - - Subtotal 2,980.00 page 10 of 11 MISCELLANEOUSTYPE UNIT COST UNIT MINIMUM QUANTITY TOTALCHAIN LINK FENCE 6' NEW $35.00 LF- OTHER FENCELF - GATE$721.00 EA - LANDSCAPE AND IRRIGATION$2.00 SF $500 - MONUMENT WELLS M-1, M-1A $700.00 EA1 700.00 RETAINING WALLS CMU/POURED $38.00 SF (FACE WALL)- RETAINING WALLS GRAVITY $28.00 SF (FACE WALL)- Add in Dostalek (Item d)- On Site Pavers$8.50 SF 1300 11,050.00 On Site gravel bedding for Pavers $35.00 TN 100 3,500.00 On Site flush curbs for Pavers $16.00 LF 190 3,040.00 Add in Dostalek (Item e)- On Site Concrete Swales$30.00 LF 200 6,000.00 - - Subtotal 24290.00page 11 of 11 31 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, September 11, 2024 10:41 AM To:Cohen, Rachel Subject:3160 Johnson Question This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Rachel, I just sent another email regarding some bond information but I have another question for you. In past experience on projects, there can be additional fees that the project owner may have to pay before a project is finaled (i.e. city inspections, missed fees, etc.) If there are additional fees that Hannah hasn't added, would it be possible to pay those before final instead of before permit issuance? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 32 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, September 11, 2024 10:28 AM To:La Chaine, Steve Cc:Cohen, Rachel; Hanh, Hannah; Nichols, Vanessa Subject:Re: 3160 Johnson - Subdivision Agreement Draft This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello All, We have some other numbers coming today for the bond which we think are a little more accurate. As I understand, if we sign this, we should be good to pull the permit once Hannah confirms the final planning fees. If all of the public improvements are completed before the recording of the map, we will not need a bond. We are planning to do street improvements concurrently with construction. Do I understand this correctly and are there any important details I am missing? Thank you, Jordan Knauer On Mon, Sep 9, 2024 at 4:33 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 33 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, September 11, 2024 10:12 AM To:La Chaine, Steve Subject:Re: 3160 Johnson - Subdivision Agreement Draft No hurry. Thanks! On Wed, Sep 11, 2024 at 10:10 AM La Chaine, Steve <slachaine@slocity.org> wrote: Sure, give me a few minutes. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, September 11, 2024 10:09 AM To: La Chaine, Steve <slachaine@slocity.org> Cc: Cohen, Rachel <rcohen@slocity.org>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson - Subdivision Agreement Draft This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Steve, Will you give me a call? Thank you, Jordan Knauer On Mon, Sep 9, 2024 at 4:33 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. 34 Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 35 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, September 11, 2024 9:06 AM To:Leveille, Brian Subject:Re: Johnson Ave subdivision This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Completely get it. Yes, I've been working with Rachel. Thank you for getting back to me. Thanks, Jordan Knauer On Fri, Sep 6, 2024 at 3:58 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan, Rachel mentioned she spoke with you on this, but please let me know if there’s anything else. I probably can’t get into this too much as I’m not Hannah’s supervisor and I was hearing officer for this. Thanks Brian Leveille Principal Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org Stay connected with the City by signing up for e-notifications 36 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, September 10, 2024 3:16 PM To:Linda Richardson Cc:La Chaine, Steve; Nichols, Vanessa Subject:Re: Final Map check, and blanket drainage easement added. 3160 Johnson. Attachments:F-103238, Johnson Avenue 004-523-016 Geotechnical Engineering Report (1) (1).pdf On Tue, Sep 10, 2024 at 3:05 PM Linda Richardson <Linda@mbslandsurveys.com> wrote: Jordan, Please send me a copy of your soils report so I can note it on the map. I’m off tomorrow but back on Thursday. Thank you both, Linda From: La Chaine, Steve <slachaine@slocity.org> Sent: Tuesday, September 10, 2024 1:59 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: Linda Richardson <Linda@mbslandsurveys.com>; Nichols, Vanessa <vnichols@slocity.org> Subject: RE: Final Map check, and blanket drainage easement added. 3160 Johnson. Hi Jordan, and Linda, To keep ball rolling here is some redline, minor. And the Map Check Doc for Jordan to see. Also, since you are pulling building permits before map recording, Vanessa will need to add the park fees and other impact fees to the building permits (4 SFR minus 1 SFR demo credit) Thanks. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 2:36 PM 37 To: La Chaine, Steve <slachaine@slocity.org>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections Steve, Here you go! Thanks, Linda From: La Chaine, Steve <slachaine@slocity.org> Sent: Monday, September 9, 2024 2:07 PM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections I’m making a subdivision agreement for Jordan to eventually sign, so I will need the surveyors estimate for setting monuments. No rush. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 1:38 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org> Subject: Your map corrections This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, I have made the corrections but I don’t think I can resubmit them before Steve finishes his map check. These corrections are only the technical corrections from Doug Rion (the surveyor map checker). Linda 38 Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 Geotechnical Engineering Report For Four (4) Proposed Residential Structures Johnson Avenue APN 004-523-016 San Luis Obispo, California May 4, 2023 F-103238 Prepared For Jordan Knauer By Beacon Geotechnical, Inc. P.O. Box 4814 Paso Robles, California 93447 May 4, 2023 F-103238 Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 Project: Four (4) Proposed Residential Structures Johnson Avenue APN 004-523-016 San Luis Obispo, California Subject: Geotechnical Engineering Report As authorized, we have performed a Geotechnical Study for the above referenced project. The accompanying Geotechnical Engineering Report presents the results of our subsurface exploration, laboratory-testing program and conclusions and recommendations for geotechnical engineering aspects of project design. Our services were performed using the standard of care ordinarily exercised in this locality at the time this report was prepared. Based on our study, it is our opinion that the site is suitable for the proposed developments from a geotechnical engineering standpoint provided the recommendations of this report are successfully implemented. We have appreciated this opportunity to be of service to you on this project. Please call if you have any questions, or if we can be of further service. Respectfully submitted, Beacon Geotechnical, Inc. Greg McKay Project Manager Copies: 3-Knauer 1-File Nicholas A. McClure Geotechnical Engineer May 4, 2023 F-103238 1 Contents 1 INTRODUCTION ....................................................................................... 2 1.1 Description................................................................................................. 2 2 SCOPE OF WORK ..................................................................................... 2 2.1 Purpose ..................................................................................................... 2 2.2 Report Contents ......................................................................................... 2 3 SITE SETTING .......................................................................................... 3 3.1 Location. .................................................................................................... 3 3.2 Site Description . ....................................................................................... 3 4 SITE CONDITIONS ................................................................................... 3 4.1 Soil Conditions ........................................................................................... 3 4.2 Groundwater .............................................................................................. 3 5 SEISMIC HAZARDS ................................................................................... 3 5.1 Nearby Faults ............................................................................................. 3 5.2 Liquefaction ............................................................................................... 4 5.3 Landslide Hazards ....................................................................................... 4 5.4 Seismic Design Parameters .......................................................................... 4 6 CONCLUSIONS AND RECOMMENDATIONS ................................................. 5 6.1 General Grading ......................................................................................... 5 6.2 Specific Site Development, Grading Pads, and Foundation Excavations ............ 6 6.3 Slope Construction ...................................................................................... 7 6.4 Utility Trenches .......................................................................................... 8 6.5 Structural Design – Foundations .................................................................. 8 6.6 Slabs on Grade ........................................................................................... 9 6.7 Structural Design – Lateral Resistance Parameters ...................................... 10 6.8 Structural Design – Settlement Considerations ............................................ 10 6.9 Structural Design – Retaining Walls ............................................................ 11 7 REFERENCES CITED ............................................................................... 12 8 ADDITIONAL SERVICES .......................................................................... 12 9 PROJECT LIMITATIONS AND UNIFORMITY OF CONDITIONS .................... 13 May 4, 2023 F-103238 2 1. INTRODUCTION This report presents results of a Geotechnical Engineering Study performed for the four (4) proposed residential structures to be located in San Luis Obispo, California. 1.1 Description 1.1.1. It should be noted that grading and foundation plans were not provided for the purpose of this report. Prior to any construction, this firm should review the grading and foundation plans to verify or modify the recommendations offered herein. We anticipate that the site will be developed by building at or near existing grade. 1.1.2. The proposed structures are assumed to be one (1) or two (2) stories of wood framed construction. 1.1.3. Structural considerations for maximum wall loads of 1.65 kips per square foot and maximum point loads of 25.0 kips were used as a basis for the recommendations of this report. If actual loads vary significantly from these assumed loads, Beacon Geotechnical, Inc. should be notified as re-evaluation of the recommendations contained herein may be required. 2 SCOPE OF WORK 2.1 The purpose of the geotechnical investigation that led to this report was to evaluate the soil conditions of the site with respect to the proposed developments. These conditions include surface and subsurface soil types, expansion potential, settlement potential, bearing capacity, and presence or absence of subsurface water. The scope of our work included: • Reconnaissance of the site. • Drilling, sampling, and logging of four (4) borings to investigate soils and groundwater conditions. • Laboratory testing of soil samples obtained from subsurface exploration to determine their physical and engineering properties. • Geotechnical analysis of the data obtained. • Consultation with owner representatives and design professionals. • Preparation of this report. 2.2 Contained in the report are: • Discussions on local soil and groundwater conditions. • Results of laboratory and field tests. • Conclusions and recommendations pertaining to site grading and structural design. May 4, 2023 F-103238 3 3 SITE SETTING 3.1 The site of the proposed development is located in San Luis Obispo, California, with the approximate geographical coordinates 35°16’05.21” N and 120°38’13.12” W. See the Vicinity Map in Appendix A. 3.2 The site is relatively level and contains an existing structure that will be removed prior to development of the proposed project. 4 SITE CONDITIONS 4.1 Soil Conditions 4.1.1 Evaluation of the subsurface indicates that soils are generally light brown silty clayey sand overlain by light brown very clayey silty sand and dark brown silty sandy clay. 4.1.2 Soils encountered at approximate bearing depths should be designed as Site Classification D in accordance with the local building code. 4.1.3 Expansion determination indicates that the bearing soils lie in the “Medium” range. 4.2 Groundwater 4.2.1 Groundwater was not encountered to a maximum depth of twenty (20) feet. 5 SEISMIC HAZARDS This portion of Central California is subject to significant seismic hazards from moderate to large earthquake events. Ground shaking resulting from earthquakes is the primary geologic hazard at the project site. Ground displacement resulting from faulting is a potential hazard at or near faults. 5.1 Nearby Faults 5.1.1 The site does not lie within an Earthquake Fault Zone identified on a State of California Earthquake Fault Zone Map. 5.1.2 Faults closest to the site, which would most affect the proposed project: Nearby Active Faults Approximate Distance (km) Magnitude MW Los Osos Fault Rinconada Fault San Luis Range Fault Hosgri Fault San Andreas Fault Zone 5.4 11.8 12.8 21.2 57.6 6.9 7.5 7.1 7.3 8.0 May 4, 2023 F-103238 4 5.2 Liquefaction Earthquake-induced vibrations can be the cause of several significant phenomena, including liquefaction in fine sands and silty sands. Liquefaction results in a complete loss of strength and can cause structures to settle or even overturn if it occurs in the bearing zone. If liquefaction occurs beneath sloping ground, a phenomenon known as lateral spreading can occur. Liquefaction is typically limited to the upper 50 feet of the subsurface soils and to soils that have a relative density of less than 70%. 5.2.1 Based on the quality and conditions of the in-place soils and the absence of groundwater in our boring explorations, it is our opinion that the potential for liquefaction and/or lateral spreading is low at this site. 5.3 Landslide Hazards 5.3.1 The site topography and exposed soil types indicate that the potential for landslides is minimal at this site. Furthermore, no evidence of previous landslides was observed at the site. 5.4 Seismic Design Parameters The following estimated ground motion parameters have been established using the methods outlined in the 2022 California Building Code with reference to the acceleration contour maps provided by the U.S. Geological Survey (USGS) and the National Earthquake Hazards Reduction Program (NEHRP-2015). These ground motion parameters represent the Maximum Considered Earthquake (MCE) spectral response of seismic events experiencing 5 percent damped acceleration and having a 2 percent probability of exceedance within a 50-year period. 2022 California Building Code Seismic Parameters Parameter Value Seismic Design Category D Site Class D Short Period Spectral Acceleration, Ss 1.092 1-second period spectral acceleration, S1 0.401 Short period site coefficient, Fa 1.063 1-second period site coefficient, Fv 1.899 Adjusted short period spectral acceleration, Sms 1.161 Adjusted 1-second period spectral acceleration, Sm1 0.762 Short period design spectral acceleration, SDS 0.774 1-second period design spectral acceleration, SD1 0.508 May 4, 2023 F-103238 5 6 CONCLUSIONS AND RECOMMENDATIONS The site is suitable for the proposed development from a geotechnical engineering standpoint provided the recommendations contained herein are properly implemented into the project. 6.1 General Grading 6.1.1 Grading, at a minimum, should conform to Chapter 18, and any additional locally approved appendices relating to grading, of the 2022 California Building Code. 6.1.2 The existing ground surface should be initially prepared for grading by removing all vegetation, trees, large roots, debris, non-complying fill, and all other organic material. Voids created by removal of such material should not be backfilled unless the underlying soils have been observed by a representative of this firm. 6.1.3 The bottom of all excavations should be observed by a representative of this firm prior to processing or placing fill. 6.1.4 Fill and backfill placed at 2%-3% above optimum moisture content in layers with loose thickness not greater than eight (8) inches should be compacted to a minimum of 90% of maximum dry density obtainable by the ASTM D 1557 Test Method. 6.1.5 Import soils used to raise site grade should be equal to or better than on-site soils in strength, expansion, and compressibility characteristics. Import soils can be evaluated but will not be pre-qualified by the geotechnical engineering firm. Final comments on the characteristics of the import soils will be offered after the material is at the project site. 6.1.6 Due to the expansive soils present within the building area, roof draining systems should be designed so that water is collected and diverted into solid drain lines discharging into an approved drainage area away from the structures. 6.1.7 Final site grade should be such that all water is permanently diverted away from the structures and is not allowed to pond. The ground immediately adjacent to the building shall be sloped 5% for a minimum of ten (10) feet measured perpendicular to the face of the wall. All diverted water is to be directed to an approved drainage. Alternative grading methods can be found in 2022 California Building Code Section 1804.4. 6.1.8 It should be noted that uniform soil moisture conditions around the perimeter of the structures will help decrease the potential for differential swelling and heaving associated with expansive soils. Post- construction care should be taken to create long-term landscaping and irrigation solutions that do not allow for frequent changes in soil moisture content or irregular application of water around the perimeter of the structures. May 4, 2023 F-103238 6 6.1.9 The above referenced site drainage conditions should be maintained over the course of the life of the structures. Proper long-term performance of the foundation and building pad may be compromised if the surrounding site drainage and grading is adversely modified. 6.1.10 It is recommended that Beacon Geotechnical, Inc. be retained to provide intermittent geotechnical engineering services during site development, grading, and foundation construction phases of the work to observe compliance with the design concepts, specifications, and recommendations, and to allow design changes in the event that subsurface conditions differ from those anticipated prior to the start of construction. 6.1.11 Plans and specifications should be provided to Beacon Geotechnical, Inc. prior to grading. Plans should include the grading plans, and foundation details. Structural loads should be shown on the foundation plans. 6.1.12 Should soils become unstable during grading due to excessive subsurface moisture, alternatives to correct instability may include aeration or the use of gravels and/or geotextiles as stabilizing measures. Recommendations for stabilization should be provided by this firm as needed during construction. 6.1.13 All water associated with drainage and runoff should not be discharged onto slope faces. All outflow of drainage structures and drainage facilities should be designed by the project Civil Engineer to minimize erosion. 6.2 Specific Site Development, Grading Pads, and Foundation Excavations 6.2.1 Due to the presence of low-density expansive soils at shallow bearing depths, overexcavation and recompaction of soils in the building areas (including covered deck areas) will be necessary to decrease the potential for differential settlement and to provide more uniform bearing conditions. Soils should be overexcavated to a depth of two (2) feet below the bottom of footings, four (4) feet below existing grade, through the dark and light brown materials (noted as soil type C1 and A1 in the project boring logs), or 75% of the deepest fill thickness, whichever is greater. The over-excavation should extend to a distance of five (5) feet beyond the building perimeters. The resulting surface should be scarified to a depth of one (1) foot, moisture conditioned to 2%-3% above optimum moisture and recompacted to a minimum of 90% of maximum dry density. The intent of these recommendations is to provide a minimum of two (2) feet of compacted soils below the bottom of all footings, and recompact the loose topsoil. May 4, 2023 F-103238 7 6.2.2 It should be noted that overexcavation, recompaction, and presaturation of soils below slab areas does not mitigate the effects of the expansive soils. 6.2.3 In order to help mitigate the effects of the expansive soils below concrete slabs within the residences or surrounding flatwork areas, the upper twenty (20) inches of fill directly below concrete slab areas shall be non-expansive (EI < 10) import. It should be noted that the four (4) inch sand layer directly below the slab may be included in the measurement of the twenty (20) inch non-expansive section. The lower sixteen (16) inches of fill should be recompacted to 90% of maximum dry density and the upper four (4) inches of fill should be clean free draining sand. 6.2.4 Any excavated material from foundation and septic or drainage systems should be properly recompacted in accordance with all the recommendations for engineered fill. Alternatively, excavated soil may be hauled off site when adequate placement area is not available at the project location. 6.2.5 Areas outside the building area to receive fill, exterior slabs-on-grade, sidewalks, and paving should be overexcavated to a depth of one (1) foot below finish subgrade or existing grade whichever is deeper. The exposed surface should be scarified, moisture conditioned and recompacted. 6.2.6 On-site soils may be used for fill once they are cleaned of all organic material, rock, debris, and irreducible material larger than eight (8) inches. 6.2.7 Although not encountered in our borings, should any trash, debris or subsurface structures be encountered during grading, removals will be necessary to adequate depths and horizontal limits as recommended by this firm at the time of grading. 6.2.8 Grading inspections shall be performed in accordance with the 2022 California Building Code Table 1705.6. See Appendix B for project specific grading observation requirements. 6.3 Slope Construction 6.3.1 All hillside grading and construction of fill slopes should conform to the minimum standards listed in Chapter 18 of the 2022 California Building Code. It is recommended that a representative of this firm review the grading plans prior to grading and site development. 6.3.2 Fill slopes should be keyed and benched into firm natural ground when the existing slope to receive fill is 10:1, horizontal to vertical, or steeper. The keys should be tilted into the slope, should be a minimum of one equipment width wide, and should extend a minimum of three (3) feet deep at the outside edge. May 4, 2023 F-103238 8 6.3.3 Fill slopes should be overfilled, compacted, and cut back to planned configurations. This will yield better compaction on the slope faces than other methods. 6.3.4 Lined drainage swales and down drains should be provided at the tops of all cut and fill slopes to divert drainage away from the slope faces. 6.3.5 Cut and fill slopes should not be constructed steeper than 2:1 (horizontal to vertical). Setbacks of structures from slopes should be maintained as per the 2022 California Building Code. 6.4 Utility Trenches 6.4.1 Utility trench backfill should be governed by the provisions of this report relating to minimum compaction standards. In general, service lines inside of the property lines may be backfilled with native soils and compacted to a minimum of 90% of maximum dry density. Backfill of offsite service lines will be subject to the specifications of the jurisdictional agency or this report, whichever is more stringent. 6.4.2 A representative of this firm is to monitor compliance with these recommendations. 6.5 Structural Design – Foundations 6.5.1 Conventional interconnected continuous footings may be used for support of the structures. 6.5.2 Footings shall extend a minimum of twenty-seven (27) inches below lowest adjacent grade or six (6) inches minimum below the base of the non-expansive fill layer, whichever is deeper. 6.5.3 Based on the project expansive soil conditions and considering the expected footing depths, footings should be reinforced with a minimum of two (2) #5 bars at the top and bottom of the footing. The structural engineer of record may incorporate additional and/or alternative means of mitigating the expansive soils and should clearly state the design conditions on the project foundation plans and details. 6.5.4 At slab-on-grade foundation areas and in order to address the expansive properties of the soils below slabs within the building areas, footings and grade beam spacing should be designed to be spaced at a maximum of fifteen (15) feet on center each way. Interior grade beams not supporting the building bearing loads may be designed for a reduced depth of eighteen (18) inches below grade and may be reinforced with one (1) #5 bar top and bottom. The structural engineer of record may incorporate additional and/or alternative means of mitigating the expansive soils and should clearly state the design conditions on the project foundation plans and details. May 4, 2023 F-103238 9 6.5.5 Conventional interconnected continuous footings may be designed based on an allowable bearing value of 1650 psf. 6.5.6 Allowable bearing values are net (weight of footing and soils surcharge may be neglected) and are applicable for dead plus reasonable live loads. 6.5.7 Bearing values may be increased by one-third when transient loads such as wind and/or seismicity are incorporated into designs using the alternate load combinations in 2022 California Building Code Section 1605.3.2. 6.5.8 Lateral loads may be resisted by soils friction on floor slabs and foundations and by passive resistance of the soils acting on foundation stem walls. Lateral capacity is based on the assumption that any required backfill adjacent to foundations and grade beams is properly compacted. 6.5.9 For structures to be constructed above slopes, the outside faces at the bottom of footings should provide a minimum horizontal distance of ten (10) feet from the slope face. 6.5.10 Conventional continuous footings for buildings where the ground surface slopes at 10:1, horizontal to vertical, or steeper should be stepped so that both top and bottom are level. 6.5.11 Reinforcement of footings bottomed in soils in the “Medium” expansion range should be designed by the Project Structural Engineer to properly resist the effects of the expansive soil. Additionally, soils should be presaturated to 130% of optimum moisture content to a depth of twenty-seven (27) inches below lowest adjacent grade. 6.5.12 Foundation excavations should be observed by a representative of Beacon Geotechnical, Inc. after excavation, but prior to placing reinforcing steel or forms. 6.6 Slabs on Grade 6.6.1 Due to expansive soils present at the project, concrete slabs shall be a minimum of five (5) inches thick, reinforced with a minimum of #3 bars spaced at eighteen (18) inches on center, each way. 6.6.2 Concrete slabs should be supported by compacted structural fill as recommended earlier in this report. 6.6.3 Reinforcement dowels shall be provided at the connection between concrete slabs on grade and continuous footings. 6.6.4 The plans and details shall clearly denote non-expansive import soils below slab areas. May 4, 2023 F-103238 10 6.6.5 Although supporting the structures on deepened footings and recompacting imported non-expansive material below slabs as recommended earlier in this report will provide a foundation system that mitigates the effects of the expansive soils and satisfies the minimum intent of the building code, it should be noted that slabs requiring improved performance may be thickened to a minimum of six (6) inches with a minimum of #4 bars placed at eighteen (18) inches on center each way, centered in the slab section. 6.6.6 Slabs constructed over non-expansive import should be directly underlain with a minimum of four (4) inches of clean and free draining sand. Areas where floor wetness would be undesirable should be underlain with a 10mil moisture barrier to reduce moisture transmission from the subgrade soils to the slab. The membrane should be placed at mid-height in the clean sand. 6.6.7 Prior to setting the vapor barrier, soils below slab areas shall be presaturated so that the expansive sub-grade soils below the non- expansive import are presaturated to 130% of optimum moisture content to a depth of twenty-seven (27) inches below lowest adjacent grade. 6.6.8 Reinforcement and slab thickness should be determined by the Project Structural Engineer. 6.7 Structural Design – Lateral Resistance Parameters 6.7.1 Resistance to lateral loading may be provided by friction acting on the base of foundations. A coefficient of friction of 0.32 may be applied to dead load forces. This value does not include a factor of safety. 6.7.2 Passive resistance acting on the sides of foundation stems equal to 300 pcf of equivalent fluid weight may be included for resistance to lateral load. This value does not include a factor of safety. 6.7.3 A one-third increase in the quoted passive value may be used when considering transient loads such as wind and seismicity. 6.8 Structural Design – Settlement Considerations 6.8.1 Maximum expected settlements approximately 3/4 inches are anticipated for foundations and floor slabs designed as recommended. 6.8.2 Differential settlement between adjacent load bearing members should be less than one-half the total settlement. 6.8.3 The majority of settlement should occur during construction. Post construction settlement should be minimal. May 4, 2023 F-103238 11 6.9 Structural Design – Retaining Walls 6.9.1 Conventional cantilever retaining walls bearing in soils prepared in accordance with the “Grading Pads – Site Development and Foundation Excavations” section of this report and backfilled with compacted soils may be designed for the lateral pressures listed below: Active Case 45 pcf At Rest Case 70 pcf Passive Case 300 pcf Max. Toe Pressure 1650 psf Coefficient of Sliding Friction 0.32 6.9.2 Retaining walls extending greater than six (6) feet in height should be designed for an additional seismic horizontal line load of 13H2 (#/ft-of- wall) assumed to be acting at a height of 0.33H (ft) above the base of the wall, where H is the height of the wall in feet. This seismic surcharge should be added to an active pressure design utilizing an active pressure of 45 psf. 6.9.3 It should be noted that where structural retaining walls would otherwise be designed based on an at-rest pressure case, the seismic- and-active design results should be compared to the at-rest design results and the governing conditions should be used for the purpose of the project. 6.9.4 In addition to the static soil pressures described above, it is important to note that the active pressure condition will only fully develop if the retaining wall structure is allowed to move a sufficient distance. The necessary lateral movements required to establish the active pressure condition are shown below, Non-Expansive Granular Soil 0.001H – 0.004H Expansive Cohesive Soil 0.01H – 0.04H where H represents the height of the wall. At-rest pressures should be used for design purposes where retaining wall systems connected or adjacent to building structures would be adversely affected by the above referenced lateral displacements. 6.9.5 Design pressures noted above are applicable to a horizontally retained surface behind the wall. Walls having a retained surface that slopes upward from the wall should be designed for an additional equivalent fluid pressure of 1 pcf for the active case and 1.5 pcf for the at-rest case, for every two degrees of slope inclination. Walls positioned on or near descending slopes should be evaluated by this firm on an individual basis. May 4, 2023 F-103238 12 6.9.6 The pressures listed above were based on the assumption that backfilled soils will be compacted to 90% of maximum dry density as determined by ASTM D 1557 Test Method. 6.9.7 The lateral earth pressure to be resisted by the retaining walls or similar structures should include the loads from any structures or temporary loads that influence the wall design. 6.9.8 A back drain or an equivalent system of backfill drainage should be incorporated into the retaining wall design. Backfill immediately behind the retaining structure should be a free-draining granular material. Alternatively, the back of the wall could be lined with a geodrain system. 6.9.9 Compaction on the uphill side of the wall within a horizontal distance equal to one wall height should be performed by hand-operated or other lightweight compaction equipment. This is intended to reduce potential “locked-in” lateral pressures caused by compaction with heavy grading equipment. 6.9.10 Water should not be allowed to pond near the top of the wall. To accomplish this, the final backfill site grade should be such that all water is diverted away from the retaining wall. 7 REFERENCES CITED USGS, Online, Geologic Hazards Science Center, United States Geological Society, in Cooperation with California Geological Society (CGS), www.geohazards.usgs.gov/qfaults/ca/California.php 8 ADDITIONAL SERVICES This report is based on the assumption that an adequate program of monitoring and testing will be performed by Beacon Geotechnical, Inc. during construction to check compliance with the recommendations given in this report. The recommended tests and observations include, but are not necessarily limited to the following: 8.1 Review of the building and grading plans during the design phase of the project. 8.2 Observation and testing during site preparation, grading, placing of engineered fill, and foundation construction. 8.3 Consultation as required during construction. May 4, 2023 F-103238 13 9 PROJECT LIMITATIONS AND UNIFORMITY OF CONDITIONS 9.1 The analysis and recommendations submitted in this report are based in part upon the data obtained from the borings drilled on site. The nature and extent of variations between and beyond the borings may not become evident until construction. If variations then appear evident, it may be necessary to re-evaluate the recommendations of this report. 9.2 The scope of our services did not include environmental assessment or geological study. The scope of services did not include investigation for the presence or absence of wetlands, hazardous or toxic materials in the soil, surface water, groundwater, or air. Any statements in this report or on the soil boring logs regarding odors, unusual or suspicious items or conditions observed are strictly for the information of the client. 9.3 Findings of this report are valid as of this date, however, changes in a condition of a property can occur with passage of time whether they be due to natural processes or works of man on this or adjacent properties. In addition, changes in applicable or appropriate standard may occur whether they result from legislation or broadening knowledge. Accordingly, findings of this report may be invalidated wholly or partially by changes outside our control. Therefore, this report is subject to review and should not be relied upon after a period of one (1) year. 9.4 In the event that any changes in the nature, design, or location of the structure and other improvements are planned, the conclusions and recommendations contained in this report shall not be considered valid unless the changes are reviewed, and conclusions of this report modified or verified in writing. 9.5 This report is issued with the understanding that it is the responsibility of the owner or his representatives to insure the information and recommendations offered herein are called to the attention of the project architect and engineers. It is also the responsibility of the owner or his representatives to insure the information and recommendations offered herein are incorporated into the project plans and specifications and the necessary steps are taken to see that the contractor and subcontractors carry out such recommendations in the field. 9.6 Beacon Geotechnical, Inc. has prepared this report for the exclusive use of the client and authorized agents. This report has been prepared in accordance with generally accepted geotechnical engineering practices. No other warranties, either expressed or implied, are made as to the professional advice provided under the terms of this agreement. May 4, 2023 F-103238 14 9.7 It is recommended that Beacon Geotechnical, Inc. be provided the opportunity for a general review of final design and specifications in order that earthwork and foundation recommendations may be properly interpreted and implemented in the design and specifications. If Beacon Geotechnical, Inc. is not accorded the privilege of making this recommended review, we can assume no responsibility for misinterpretation of our recommendations. END OF TEXT Appendices APPENDIX A Vicinity Map Site Plan Quaternary Fault Map Investigation Parameters Unified Soil Classification Table Boring Logs PROJECT #: F-103238 SITE 1 4 PROJECT #: F-103238 3 2 SITE PROJECT #: F-103238 Map Showing Nearby Quaternary Aged Faults (USGS, Online) QUATERNARY FAULT MAP INVESTIGATION PARAMETERS • The borings were drilled to a maximum depth of twenty (20) feet below the existing ground surface to observe the soil profile and to obtain samples for laboratory analysis. The borings were drilled on April 19, 2023 using a mobile drill rig and/or hand augering equipment. The approximate locations of the borings were determined in the field by pacing and sighting and are shown on the Site Plan in this Appendix. • Blow counts were obtained within the test borings with Standard Penetration Test (S.P.T.) equipment. The blow counts were obtained by driving the sampler with a 140-pound hammer dropping thirty (30) inches in accordance with ASTM D 1586-11. • Bulk samples of the soils encountered were gathered from the auger cuttings. • The final logs of borings represent our interpretation of the contents of the field logs and the results of laboratory testing performed on the samples obtained during the subsurface investigation. The final logs are included in this Appendix. UNITED SOIL CLASSIFICATION (ASTM D-2487) UNITED SOIL CLASSIFICATION CHART F-103238 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Giddings BORING NO. 1 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 SPT 10 Loose +2% Light brown very clayey silty sand SC-SM A1 SPT 17 Medium Dense -1% Light brown silty clayey sand SM-SC A2 5 SPT 20 -2% 10 SPT 26 -2% 15 SPT 25 -3% 20 Total Depth @ 20.0’ 25 30 35 40 45 50 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Giddings BORING NO. 2 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 SPT 9 +3% SPT 10 +2% Loose Light brown very clayey silty sand SC-SM A1 5 SPT 12 -1% Medium Dense Light brown silty clayey sand SM-SC A2 10 SPT 22 -2% 15 SPT 27 -4% 20 Total Depth @ 20.0’ 25 30 35 40 45 50 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Hand Auger BORING NO. 3 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 Loose Light brown very clayey silty sand SC-SM A1 Medium Dense Light brown silty clayey sand SM-SC A2 Total Depth @ 4.0’ 5 10 15 20 25 30 35 40 45 50 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Hand Auger BORING NO. 4 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 Loose Light brown very clayey silty sand SC-SM A1 5 Medium Dense Light brown silty clayey sand SM-SC A2 Total Depth @ 7.0’ 10 15 20 25 30 35 40 45 50 APPENDIX B Laboratory Testing Parameters Laboratory Results Bench & Keyway Detail Transition Lot Detail 2022 CBC -- Table 1705.6 LABORATORY PARAMETERS • Samples were reviewed along with field logs to determine which would be analyzed further. Those chosen for laboratory analysis were considered representative of soils that would be exposed and/or used during grading, and those deemed to be within the influence of the proposed structure. Test results are presented in this Appendix. • ASTM D2487-11 Standard Practice for Classification of Soils for Engineering Purposes (Unified Soil Classification System) • ASTM D1557-12e1 Standard Test Methods for Laboratory Compaction Characteristics of Soil Using Modified Effort • ASTM D2216-10 Standard Test Methods for Laboratory Determination of Water (Moisture) Content of Soil and Rock by Mass • ASTM D4318-10e1 Standard Test Methods for Liquid Limit, Plastic Limit, and Plasticity Index of Soils • ASTM D4829-11 Standard Test Method for Expansion Index of Soils LABORATORY RESULTS Boring Max. Opt. Depth USCS Density Moisture E.I. P.I. (pcf) (%) Material C1 1@0’-1’ CL 106.5 14.7 73 24 Material A1 1@1’-3’ SC-SM 111.1 13.9 47 13 Material A2 1@3’-20’ SM-SC 118.3 11.2 25 7 PROJECT #: F-103238 Underlying soil material per boring logs and grading recommendations PROJECT #: F-103238 TOPSOIL, COLLUVIUM OR WEATHERED BEDROCK PER BORING LOGS AND GRADING RECOMMENDATIONS UNDERLYING SOIL OR BEDROCK MATERIAL PER BORING LOGS AND GRADING RECOMMENDATIONS TOPSOIL, COLLUVIUM OR WEATHERED BEDROCK PER BORING LOGS AND GRADING RECOMMENDATIONS UNDERLYING SOIL OR BEDROCK MATERIAL PER BORING LOGS AND GRADING RECOMMENDATIONS 39 From:La Chaine, Steve Sent:Tuesday, September 10, 2024 1:59 PM To:Jordan Knauer Cc:Linda Richardson; Nichols, Vanessa Subject:RE: Final Map check, and blanket drainage easement added. 3160 Johnson. Attachments:3160 JOHNSON Parcel Map-final markup9-9-24 sht1.pdf; 3160 JOHNSON Parcel Map-final markup9-9-24 sht2.pdf; Map Check #1 - PM SLO 23-0034.docx; Subdivision Agreement - PM SLO 23-0034 draft-9-9-24.docx Hi Jordan, and Linda, To keep ball rolling here is some redline, minor. And the Map Check Doc for Jordan to see. Also, since you are pulling building permits before map recording, Vanessa will need to add the park fees and other impact fees to the building permits (4 SFR minus 1 SFR demo credit) Thanks. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 2:36 PM To: La Chaine, Steve <slachaine@slocity.org>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections Steve, Here you go! Thanks, Linda From: La Chaine, Steve <slachaine@slocity.org> Sent: Monday, September 9, 2024 2:07 PM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections I’m making a subdivision agreement for Jordan to eventually sign, so I will need the surveyors estimate for setting monuments. No rush. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 1:38 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org> Subject: Your map corrections This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, I have made the correcƟons but I don’t think I can resubmit them before Steve finishes his map check. These correcƟons are only the technical correcƟons from Doug Rion (the surveyor map checker). Linda 40 Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 PARCEL MAPSLO 23-0034 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4DDDDPARCEL MAPSLO 23-0034 Department of Community Development 919 Palm Street, San Luis Obispo, CA 93401 Received by: ______________ Date: ____________________ Company: ________________ Phone: ___________________ DEVELOPMENT REVIEW - MAP CHECK #1 September 10, 2023 TO: Jordan Knauer ATTN: Jordan Knauer, jordan@teamsweasey.com.com (805) 540-9573 CC: Linda Richardson, MBS Land Surveys ATTN: Linda Richardson, linda@mbslandsurveys.com FROM: Steve LaChaine, Senior Civil Engineer (805) 781-7201, slachain@slocity.org RE: Parcel Map SLO 23-0034 - 3160 Johnson Ave (FMAP-0469-2024) APN 004-523-016 Please respond to the following comments and any redline on the Map. Return the redline map for subsequent rechecks. Fees  Map check fee $8,209.21 (paid in full)  Improvement Plan Check Fee pay with building permit BLDG-0065-2024  Construction Inspection Fee pay with building permit BLDG-0065-2024  Park Fees pay with building permit BLDG-0065-2024 Rate effective July 2024. Rate changes every July 1. . Submittals of Supporting Information 1. Title Report to be no more than 6 months old at time of map recordation. (Date of submitted report: 7/24/24) Required Signatures/Items Prior Recordation 2. When the map is ready, obtain signatures of the Owners with Notarization on the approved latest Notary form. (66436) (Note that there are other documents to be signed and notarized by the owner.) 3. Obtain signatures and appropriate notarization of any trustees or beneficiaries that may be current at time map records. (66436) 4. When Owners sign the map and other documents, make sure their signatures are EXACTLY as shown on the signature block. If the signature block says John Doe, then owner must sign “John Doe”. If signature block says John E. Doe, then owner must sign as “John E. Doe”. The County Recorder will not accept it otherwise. 5. When Notary Public acknowledges the signatures on the map and other documents, make sure they notarize the names EXACTLY as shown on the signature block. If the signature block says John Doe, then notary acknowledgment needs to say “John Doe”. If signature block says John E. Doe, then notary acknowledgment needs to say “John E. Doe”. The County Recorder will not accept it otherwise. NOTE: The Notary does not need to place their seal on the map. [(66436(c)] 6. All signatures on map must be in indelible black ink. 7. Submit tax bond and tax collector certificates signed by the County on a separate document prior to map recordation. They must be current when map records. (better to wait until close to map recordation. 8. Submit a letter stating the cost to set the monuments and obtain a monument surety (CD or Letter Of Credit) from the owner for that amount. Otherwise, submit written notice per Sec. 66497 of the Subdivision Map Act confirming monumentation has been set and surveyor has been paid. Existence of monuments will need to be verified by the City prior to map recordation. 9. The surveyor or engineer must sign and seal the statement when the status of the monuments is appropriate. 10. Obtain the signature of the subdivider(s) on the Subdivision Agreement to be compiled by the City. 11. Immediately prior to map recordation, submit the map in electronic format [using the California State Plane Coordinate System, Zone 5 (1991.35 epoch adjustment of the North American Datum of 1983 also referred to as “NAD 83”)] for direct import into the Geographic Information System (GIS) database. Submit this data either via email to slachaine@slocity.org or CD containing the appropriate data for use with AutoCAD, version 2015 or earlier (model space in real world coordinates, NAD 83). If you have any questions regarding format, please call prior to submitting electronic data. 12. Documents to record concurrently with the map are: (preliminary list) a. Shared access, drainage, and utility agreement with restrictions and maintenance agreement. b. Private Stormwater Conveyance Agreement (this may record as part of building permit submittal instead) Map Corrections (Technical) 13. Map corrections are per redlines and near complete. Planning Department Comments (Hannah Hanh, 805-781-7432) Pending Utility Department Comments (Shawna Scott, 805-781-7176) pending CC&R’s Comments 14. Submit Shared Access, drainage, etc agreement draft. Conditions/Code Compliance Life of Tentative Map Tentative Map approved on – 6/17/24 Expiration – 6/17/26 1 SUBDIVISION AGREEMENT – PM SLO 23-0034 3160 Johnson Avenue THIS AGREEMENT is dated this ______ day of ___________2024 by and between 3160 Johnson, LLC, a California limited liability company, herein referred to as "Subdivider," and the CITY OF SAN LUIS OBISPO, herein referred to as the "City." RECITALS REFERENCE IS HEREBY MADE to that certain proposed subdivision of real property in the City of San Luis Obispo, County of San Luis Obispo, State of California, a description of which is shown on the Parcel Map of Parcel Map SLO 23-0034, City of San Luis Obispo, California, as approved by the City on the ____ day of ___________, 2024. The Subdivider desires that said Parcel Map SLO 23-0034 be accepted and approved as a Parcel Map pursuant to the Subdivision Regulations of the City of San Luis Obispo (Title 16 of the San Luis Obispo Municipal Code), and It is a condition of said regulations that the Subdivider agree to install the improvements as set forth on the plans therefore. TERMS AND CONDITIONS: In consideration of the foregoing, the Subdivider does hereby agree to construct and install the following subdivision improvements in accordance with said subdivision regulations, and in accordance with approved plans and specifications on file in the office of the City Engineer, City of San Luis Obispo, to wit: 1. DRIVEWAY APRON, CURB, GUTTERS AND SIDEWALKS 2. STREET BASE AND SURFACING 3. WATER MAINS and SEWER MAINS, including sewer laterals to the property line and water services to the curb stop. 2 4. LANDSCAPING 7. ELECTRIC, GAS, TELEPHONE AND CABLE TELEVISION: In addition to the inspection and approval of such facilities by the City, each public utility shall be required to file a letter stating that the developer has properly installed all facilities to be provided by him, and that the said utility is prepared to provide service to residents upon request. 8. ANY & ALL OTHER IMPROVEMENTS shown on plans or required by project approvals. All of the above facilities shall be installed in the locations designated and to the plans and specifications on file and approved by said City. The lines and grades for all of said improvements shall be established by the Subdivider in accordance with said approved plans and specifications. The Subdivider agrees that the work of installing the above improvements shall begin within thirty (60) days from the date of recording of the parcel map, and that the work shall be completed within twelve (24) months of said recording date, unless an extension has been granted by the City, provided that if completion of said work is delayed by acts of God or labor disputes resulting in strike action, the Subdivider shall have an additional period of time equivalent to such period of delay in which to complete such work. Any extension of time hereunder shall not operate to release the surety on the Improvement Security filed pursuant to this agreement. In this connection, the surety waives the provisions of Section 2819 of the Civil Code of the State of California. No building permits will be issued nor occupancy granted after the expiration date of the agreement until completion and acceptance of all subdivision improvements unless specifically approved by the City. 3 The Subdivider does also agree to comply with the conditions established by the Community Development Director and has paid the necessary fees as indicated on the attached Exhibits 1 and 2. Setting of new survey monuments or resetting of disturbed monuments shall be in accordance with Article 5, paragraph 8771 et seq., of the Professional Land Surveyors Act, Chapter 15 of the Business and Professions Code of the State of California. The Subdivider attaches hereto, as an integral part hereof, and as security for the performance of this agreement, instrument(s) of credit or bond approved by and in favor of the City of San Luis Obispo, and conditional upon the faithful performance of this agreement. Said instrument(s) of credit or bond is in the amount of $200,000, which is the estimated cost of said improvements as shown in Exhibit 2. Subdivider agrees to remedy any defects in the improvements arising from faulty workmanship or materials or defective construction of said improvements occurring within twelve (12) months after acceptance thereof. In accordance with Sections 66499.7 and 66499.9 of the Government Code of the State of California, upon final completion and acceptance of the work, City will release all but 10% of the improvement security, that amount being deemed sufficient to guarantee faithful performance by the Subdivider of his obligation to remedy any defects in the improvements arising within a period of one year following the completion and acceptance thereof. Completion of the work shall be deemed to have occurred on the date of written notice from the Public Works Director stating that said improvements have been accepted according to said plans and specifications, and any approved modifications thereto, and that the faithful performance security can be released. Neither periodic nor progress 4 inspections or approvals shall bind the City to accept said improvements or waive any defects in the same or any breach of this agreement. “AS-BUILT” record drawings are to be submitted within four weeks of completion of construction and prior to City acceptance of the public improvements. If the Subdivider fails to complete the work within the prescribed time, the Subdivider agrees that City may, at its option, declare the instrument of credit or bond which has been posted by Subdivider to guarantee faithful performance, forfeited and utilize the proceeds to complete said improvements, or city may complete said improvements and recover the full cost and expense thereof from the Subdivider or his surety. The Subdivider has deposited with the City a labor and materials surety in the amount of 50% of the above described subdivision improvements ($100,000) in accordance with State law. Said Subdivider shall pay an inspection fee for City to inspect the installation of said subdivision improvements, and to verify that they have been completed in accordance with the plans and specifications. Title 16 of the San Luis Obispo Municipal Code, entitled "Subdivision," all plans and specifications on file with said City Engineer as a part of said Subdivision Map, and all other documents filed with the City by the Subdivider and approved by the City are hereby referred to for further particulars in interpreting and defining the obligations of the Subdivider under this agreement. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any 5 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 (“Indemnified Claims”). The City shall promptly notify the subdivider of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim. It is understood and agreed by and between the Subdivider and the City hereto that this agreement shall bind the heirs, executors, administrators, successors and assigns of the respective Parties to this agreement. It is agreed that the Subdivider will furnish copies of the successful bidder's contract unit prices and total bid prices for all of the improvements herein referred to. IN WITNESS WHEREOF, this agreement has been executed by: CITY OF SAN LUIS OBISPO SUBDIVIDER _______ COMMUNITY DEVELOPMENT DIRECTOR Jordan Knauer Timmi (Timothea) Tway 3160 Johnson, LLC 6 EXHIBIT 1 PARCEL MAP SLO 23-0034 SUBDIVISION AGREEMENT 1. The Subdivider has deposited (shall deposit) a monumentation security in the amount of $1,500 to guarantee the installation of survey monuments in accordance with the approved map and payment for same. Said guarantee will be released once the installation of monuments has been verified and that existing monuments have not been disturbed, and upon receipt by the City of a letter from the Surveyor indicating that they have completed the work and have been paid. Subdivider shall adhere to the requirements of California Business and Professions Code Section 8771 with regards to monument preservation. The monumentation security also guarantees the replacement of any monuments that were disturbed during construction, along with filing of Records of Survey or Corner Records required by said Section 8771. 2. Park fees shall be paid, as listed in the attached EXHIBIT 2. 3. Water and sewer impact fees shall be paid at time of building permits through the Community Development Department. 4. Transportation impact fees shall be paid at time of building permits through the Community Development Department. 5. Prior to occupancy, the Private Stormwater Conveyance System Agreement Operations & Maintenance Manual (MANUAL) shall be updated and approved to be consistent with revisions to the approved improvement plans (BLDG-0065-2024). 6. The subdivider shall comply with all requirements of Director’s Resolution No. 24-01 approving the tentative map. 7 EXHIBIT 2 PARCEL MAP SLO 23-0034 - FEE AND BOND LIST 3190 JOHNSON AVENUE Amount Form Date Received Bond / Fee Status Bonds and Guarantees: Total Faithful Performance $200,000 (temp amount shown for example) Bond Can be released upon City acceptance of improvements, deposit of one-year warranty surety, and approval of record drawings. Labor & Materials (50% of Total Faithful Performance) $100,000 (temp amount shown for example) Bond Can be released 90 days after acceptance of improvements, if no claims. (Civil Code Section 8412) Total Bonded $300,000 (temp amount shown for example) Monument Guarantee $1,500 Can be released upon verification that monuments have been set and surveyor has been paid. 10% Warranty To be collected prior to release of Faithful Performance Bond $20,000 (temp amount shown for example) To be collected prior to release of Faithful Performance Bond Can be released one-year after acceptance of improvements, if no defects, and approval of record drawings. Fees: Map Check Fee $8,209.21 Check Paid Paid in full with FMAP-0469-2024 Plan Check Fee With building permits Check Due with BLDG-0065-2024 Improvement Plan Inspection With building permits Check Due with BLDG-0065-202 Park Impact In-Lieu Fee1 Pay with building permits Park Improvement Fee1 Pay with building permits Affordable Housing Requirements N/A Water Impact Fee1 To be collected with building permit Pay with building permits Wastewater Impact Fee1 To be collected with building permit Pay with building permits Transportation Impact Fee1 (Citywide) To be collected with building permit Pay with building permits 1 All Impact Fees are adjusted annually (July 1) based on CPI. Credit given for demolished units. 41 From:La Chaine, Steve Sent:Monday, September 9, 2024 4:33 PM To:Jordan Knauer Cc:Cohen, Rachel; Hanh, Hannah; Nichols, Vanessa Subject:RE: 3160 Johnson - Subdivision Agreement Draft Attachments:Subdivision Agreement - PM SLO 23-0034 draft-9-9-24.docx Hi Jordan, See draft of subdivision agreement so you know what it looks like. Feel free to read and argue any verbiage for related to this project. This is standard language but can be changed a little. Like we talked about, that $200,000 bond amount is just place holder. I emailed your architect to get the engineers cost estimate. Thanks. Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 1 SUBDIVISION AGREEMENT – PM SLO 23-0034 3160 Johnson Avenue THIS AGREEMENT is dated this ______ day of ___________2024 by and between 3160 Johnson, LLC, a California limited liability company, herein referred to as "Subdivider," and the CITY OF SAN LUIS OBISPO, herein referred to as the "City." RECITALS REFERENCE IS HEREBY MADE to that certain proposed subdivision of real property in the City of San Luis Obispo, County of San Luis Obispo, State of California, a description of which is shown on the Parcel Map of Parcel Map SLO 23-0034, City of San Luis Obispo, California, as approved by the City on the ____ day of ___________, 2024. The Subdivider desires that said Parcel Map SLO 23-0034 be accepted and approved as a Parcel Map pursuant to the Subdivision Regulations of the City of San Luis Obispo (Title 16 of the San Luis Obispo Municipal Code), and It is a condition of said regulations that the Subdivider agree to install the improvements as set forth on the plans therefore. TERMS AND CONDITIONS: In consideration of the foregoing, the Subdivider does hereby agree to construct and install the following subdivision improvements in accordance with said subdivision regulations, and in accordance with approved plans and specifications on file in the office of the City Engineer, City of San Luis Obispo, to wit: 1. DRIVEWAY APRON, CURB, GUTTERS AND SIDEWALKS 2. STREET BASE AND SURFACING 3. WATER MAINS and SEWER MAINS, including sewer laterals to the property line and water services to the curb stop. 2 4. LANDSCAPING 7. ELECTRIC, GAS, TELEPHONE AND CABLE TELEVISION: In addition to the inspection and approval of such facilities by the City, each public utility shall be required to file a letter stating that the developer has properly installed all facilities to be provided by him, and that the said utility is prepared to provide service to residents upon request. 8. ANY & ALL OTHER IMPROVEMENTS shown on plans or required by project approvals. All of the above facilities shall be installed in the locations designated and to the plans and specifications on file and approved by said City. The lines and grades for all of said improvements shall be established by the Subdivider in accordance with said approved plans and specifications. The Subdivider agrees that the work of installing the above improvements shall begin within thirty (60) days from the date of recording of the parcel map, and that the work shall be completed within twelve (24) months of said recording date, unless an extension has been granted by the City, provided that if completion of said work is delayed by acts of God or labor disputes resulting in strike action, the Subdivider shall have an additional period of time equivalent to such period of delay in which to complete such work. Any extension of time hereunder shall not operate to release the surety on the Improvement Security filed pursuant to this agreement. In this connection, the surety waives the provisions of Section 2819 of the Civil Code of the State of California. No building permits will be issued nor occupancy granted after the expiration date of the agreement until completion and acceptance of all subdivision improvements unless specifically approved by the City. 3 The Subdivider does also agree to comply with the conditions established by the Community Development Director and has paid the necessary fees as indicated on the attached Exhibits 1 and 2. Setting of new survey monuments or resetting of disturbed monuments shall be in accordance with Article 5, paragraph 8771 et seq., of the Professional Land Surveyors Act, Chapter 15 of the Business and Professions Code of the State of California. The Subdivider attaches hereto, as an integral part hereof, and as security for the performance of this agreement, instrument(s) of credit or bond approved by and in favor of the City of San Luis Obispo, and conditional upon the faithful performance of this agreement. Said instrument(s) of credit or bond is in the amount of $200,000, which is the estimated cost of said improvements as shown in Exhibit 2. Subdivider agrees to remedy any defects in the improvements arising from faulty workmanship or materials or defective construction of said improvements occurring within twelve (12) months after acceptance thereof. In accordance with Sections 66499.7 and 66499.9 of the Government Code of the State of California, upon final completion and acceptance of the work, City will release all but 10% of the improvement security, that amount being deemed sufficient to guarantee faithful performance by the Subdivider of his obligation to remedy any defects in the improvements arising within a period of one year following the completion and acceptance thereof. Completion of the work shall be deemed to have occurred on the date of written notice from the Public Works Director stating that said improvements have been accepted according to said plans and specifications, and any approved modifications thereto, and that the faithful performance security can be released. Neither periodic nor progress 4 inspections or approvals shall bind the City to accept said improvements or waive any defects in the same or any breach of this agreement. “AS-BUILT” record drawings are to be submitted within four weeks of completion of construction and prior to City acceptance of the public improvements. If the Subdivider fails to complete the work within the prescribed time, the Subdivider agrees that City may, at its option, declare the instrument of credit or bond which has been posted by Subdivider to guarantee faithful performance, forfeited and utilize the proceeds to complete said improvements, or city may complete said improvements and recover the full cost and expense thereof from the Subdivider or his surety. The Subdivider has deposited with the City a labor and materials surety in the amount of 50% of the above described subdivision improvements ($100,000) in accordance with State law. Said Subdivider shall pay an inspection fee for City to inspect the installation of said subdivision improvements, and to verify that they have been completed in accordance with the plans and specifications. Title 16 of the San Luis Obispo Municipal Code, entitled "Subdivision," all plans and specifications on file with said City Engineer as a part of said Subdivision Map, and all other documents filed with the City by the Subdivider and approved by the City are hereby referred to for further particulars in interpreting and defining the obligations of the Subdivider under this agreement. Pursuant to Government Code Section 66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any 5 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 (“Indemnified Claims”). The City shall promptly notify the subdivider of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim. It is understood and agreed by and between the Subdivider and the City hereto that this agreement shall bind the heirs, executors, administrators, successors and assigns of the respective Parties to this agreement. It is agreed that the Subdivider will furnish copies of the successful bidder's contract unit prices and total bid prices for all of the improvements herein referred to. IN WITNESS WHEREOF, this agreement has been executed by: CITY OF SAN LUIS OBISPO SUBDIVIDER _______ COMMUNITY DEVELOPMENT DIRECTOR Jordan Knauer Timmi (Timothea) Tway 3160 Johnson, LLC 6 EXHIBIT 1 PARCEL MAP SLO 23-0034 SUBDIVISION AGREEMENT 1. The Subdivider has deposited (shall deposit) a monumentation security in the amount of $1,500 to guarantee the installation of survey monuments in accordance with the approved map and payment for same. Said guarantee will be released once the installation of monuments has been verified and that existing monuments have not been disturbed, and upon receipt by the City of a letter from the Surveyor indicating that they have completed the work and have been paid. Subdivider shall adhere to the requirements of California Business and Professions Code Section 8771 with regards to monument preservation. The monumentation security also guarantees the replacement of any monuments that were disturbed during construction, along with filing of Records of Survey or Corner Records required by said Section 8771. 2. Park fees shall be paid, as listed in the attached EXHIBIT 2. 3. Water and sewer impact fees shall be paid at time of building permits through the Community Development Department. 4. Transportation impact fees shall be paid at time of building permits through the Community Development Department. 5. Prior to occupancy, the Private Stormwater Conveyance System Agreement Operations & Maintenance Manual (MANUAL) shall be updated and approved to be consistent with revisions to the approved improvement plans (BLDG-0065-2024). 6. The subdivider shall comply with all requirements of Director’s Resolution No. 24-01 approving the tentative map. 7 EXHIBIT 2 PARCEL MAP SLO 23-0034 - FEE AND BOND LIST 3190 JOHNSON AVENUE Amount Form Date Received Bond / Fee Status Bonds and Guarantees: Total Faithful Performance $200,000 (temp amount shown for example) Bond Can be released upon City acceptance of improvements, deposit of one-year warranty surety, and approval of record drawings. Labor & Materials (50% of Total Faithful Performance) $100,000 (temp amount shown for example) Bond Can be released 90 days after acceptance of improvements, if no claims. (Civil Code Section 8412) Total Bonded $300,000 (temp amount shown for example) Monument Guarantee $1,500 Can be released upon verification that monuments have been set and surveyor has been paid. 10% Warranty To be collected prior to release of Faithful Performance Bond $20,000 (temp amount shown for example) To be collected prior to release of Faithful Performance Bond Can be released one-year after acceptance of improvements, if no defects, and approval of record drawings. Fees: Map Check Fee $8,209.21 Check Paid Paid in full with FMAP-0469-2024 Plan Check Fee With building permits Check Due with BLDG-0065-2024 Improvement Plan Inspection With building permits Check Due with BLDG-0065-202 Park Impact In-Lieu Fee1 Pay with building permits Park Improvement Fee1 Pay with building permits Affordable Housing Requirements N/A Water Impact Fee1 To be collected with building permit Pay with building permits Wastewater Impact Fee1 To be collected with building permit Pay with building permits Transportation Impact Fee1 (Citywide) To be collected with building permit Pay with building permits 1 All Impact Fees are adjusted annually (July 1) based on CPI. Credit given for demolished units. 42 From:La Chaine, Steve Sent:Monday, September 9, 2024 4:01 PM To:Linda Richardson; Jordan Knauer Subject:RE: Your map corrections That was fast thanks. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 2:36 PM To: La Chaine, Steve <slachaine@slocity.org>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections Steve, Here you go! Thanks, Linda From: La Chaine, Steve <slachaine@slocity.org> Sent: Monday, September 9, 2024 2:07 PM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections I’m making a subdivision agreement for Jordan to eventually sign, so I will need the surveyors estimate for setting monuments. No rush. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 1:38 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org> Subject: Your map corrections This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, I have made the correcƟons but I don’t think I can resubmit them before Steve finishes his map check. These correcƟons are only the technical correcƟons from Doug Rion (the surveyor map checker). Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 43 From:La Chaine, Steve Sent:Monday, September 9, 2024 3:59 PM To:mtceb@yahoo.com Cc:Jordan Knauer Subject:Engineers Estimate of Probable costs. 3160 Johnson Hi Matt, I was wondering if you can get a cost estimate from the civil engineer of these improvement plans for this site. It will be needed for city approval purposes. Thanks. Steve Steve La Chaine Senior Civil Engineer Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E slachain@slocity.org T 805.781.7201 slocity.org Stay connected with the City by signing up for e-notifications 44 From:Linda Richardson <Linda@mbslandsurveys.com> Sent:Monday, September 9, 2024 2:36 PM To:La Chaine, Steve; Jordan Knauer Subject:RE: Your map corrections Attachments:Monument bond letter.pdf Steve, Here you go! Thanks, Linda From: La Chaine, Steve <slachaine@slocity.org> Sent: Monday, September 9, 2024 2:07 PM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections I’m making a subdivision agreement for Jordan to eventually sign, so I will need the surveyors estimate for setting monuments. No rush. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 1:38 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org> Subject: Your map corrections This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, I have made the correcƟons but I don’t think I can resubmit them before Steve finishes his map check. These correcƟons are only the technical correcƟons from Doug Rion (the surveyor map checker). Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 45 From:Linda Richardson <Linda@mbslandsurveys.com> Sent:Monday, September 9, 2024 1:44 PM To:La Chaine, Steve; Jordan Knauer Subject:RE: Your map corrections That’s great! Thanks Steve, Linda From: La Chaine, Steve <slachaine@slocity.org> Sent: Monday, September 9, 2024 1:43 PM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Your map corrections Thanks. Also , we don’t have to hurry now. City is going to allow start of construction before parcel map recordation based on condition of approval #8. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Monday, September 9, 2024 1:38 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org> Subject: Your map corrections This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, I have made the correcƟons but I don’t think I can resubmit them before Steve finishes his map check. These correcƟons are only the technical correcƟons from Doug Rion (the surveyor map checker). Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 46 From:Linda Richardson <Linda@mbslandsurveys.com> Sent:Monday, September 9, 2024 1:38 PM To:Jordan Knauer Cc:La Chaine, Steve Subject:Your map corrections Attachments:23-056 3160 JOHNSON Parcel Map-18X26 PM 1.pdf; 23-056 3160 JOHNSON Parcel Map-18X26 PM 2.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, I have made the correcƟons but I don’t think I can resubmit them before Steve finishes his map check. These correcƟons are only the technical correcƟons from Doug Rion (the surveyor map checker). Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 PARCEL MAPSLO 23-0034 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4DDDDPARCEL MAPSLO 23-0034 47 From:La Chaine, Steve Sent:Monday, September 9, 2024 11:18 AM To:Jordan Knauer; Cohen, Rachel Cc:Nichols, Vanessa; Hanh, Hannah Subject:RE: 3160 Johnson Hi Jordan, I guess we are not out of the woods yet. My intention was to allow early grading, over-ex and recompact soils for the site , but if there is no GRAD case and it is only BLDG plan cases then we must wait. Would you like to apply for separate grading permit only for the site, so you can try to get started that way ? Or I can help you get the map recorded in a few weeks if you can wait for the recordation. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 9, 2024 10:59 AM To: Cohen, Rachel <rcohen@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org>; La Chaine, Steve <slachaine@slocity.org>; Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Hi Rachel, I just left you a voicemail as well. I have worked with each department to ensure this wouldn't be an issue. Please let me know when you have time to discuss over the phone. Thank you, Jordan Knauer 805-540-9573 On Mon, Sep 9, 2024 at 10:50 AM Cohen, Rachel <rcohen@slocity.org> wrote: Hi Jordan- I was able to look into your building permit further and found that the map for the small lot subdivision has not been recorded yet. Unfortunately, we are unable to finalize the building permits and release them until the map has recorded since what is proposed on the building plans is not allowed on the property without the new property lines. Please continue to work with Steve to finalize the map for the site and Hannah will follow up with you regarding the changes you made on your resubmittal. Sincerely, Rachel Cohen pronouns she/her/hers Principal Planner Community Development 48 919 Palm Street, San Luis Obispo, CA 93401-3218 E rcohen@slocity.org T 805.781.7574 slocity.org Stay connected with the City by signing up for e-notifications From: City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com> Sent: Friday, September 6, 2024 11:14 AM To: Cohen, Rachel <rcohen@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Message submitted from the <City of San Luis Obispo, CA> website. Site Visitor Name: Jordan Knauer Site Visitor Email: jordan@teamsweasey.com Hello Rachel, Thank you again for taking the time to come to the counter on Wednesday to discuss 3160 Johnson. I know you are super busy. I'm reaching out to see if there is anything else you need from me prior to planning clearing comments. Also, do you think we will hear back today or sometime next week? Thanks again, Jordan Knauer 49 From:Cohen, Rachel Sent:Monday, September 9, 2024 10:51 AM To:Jordan Knauer Cc:Nichols, Vanessa; La Chaine, Steve; Hanh, Hannah Subject:RE: 3160 Johnson Hi Jordan- I was able to look into your building permit further and found that the map for the small lot subdivision has not been recorded yet. Unfortunately, we are unable to finalize the building permits and release them until the map has recorded since what is proposed on the building plans is not allowed on the property without the new property lines. Please continue to work with Steve to finalize the map for the site and Hannah will follow up with you regarding the changes you made on your resubmittal. Sincerely, Rachel Cohen pronouns she/her/hers Principal Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E rcohen@slocity.org T 805.781.7574 slocity.org Stay connected with the City by signing up for e-notifications From: City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com> Sent: Friday, September 6, 2024 11:14 AM To: Cohen, Rachel <rcohen@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Message submitted from the <City of San Luis Obispo, CA> website. Site Visitor Name: Jordan Knauer Site Visitor Email: jordan@teamsweasey.com Hello Rachel, Thank you again for taking the time to come to the counter on Wednesday to discuss 3160 Johnson. I know you are super busy. I'm reaching out to see if there is anything else you need from me prior to planning clearing comments. Also, do you think we will hear back today or sometime next week? Thanks again, Jordan Knauer 50 From:Leveille, Brian Sent:Friday, September 6, 2024 3:58 PM To:Jordan Knauer Subject:Johnson Ave subdivision Hi Jordan, Rachel mentioned she spoke with you on this, but please let me know if there’s anything else. I probably can’t get into this too much as I’m not Hannah’s supervisor and I was hearing officer for this. Thanks Brian Leveille Principal Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org Stay connected with the City by signing up for e-notifications 51 From:Nichols, Vanessa Sent:Thursday, September 5, 2024 3:00 PM To:Jordan Knauer Subject:School Fee Forms Attachments:SLOUNIFLOW_919 Copyroom Copier iRC3926 Color_0519_001.pdf Hi Jordan, Attached you will find the four school fee forms for Johnson. Send you finalized fees until Planning completes their review and adds their planning fees to the permit. I am going to show on the portal as needs resubmit, but I will not need anything from you. In the meantime you can get your school fees paid. Let me know if you have any questions. Thank you. Vanessa Nichols Building Permit Services Supervisor Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org Stay connected with the City by signing up for e-notifications From: "Nichols, Vanessa" <vnichols@slocity.org> Sent: Thursday, September 5, 2024 2:55 PM To: Nichols, Vanessa <vnichols@slocity.org> Subject: Attached Image Sifi'Lurs oBrs po CALIFORNIA Building & Safety Division . 919 Palm Street . San Luis Obispo, CA 93401 -321 8 School Fee Payment Certification Emaif this form to alivingston@slcusd.org and then call 805-549 -1213 or email for an appointment in order to pay fees. The City cannot issue a building permit until the fee required by the San Luis Coastal Unified School District has been paid. T applicant is responsible for taking this form to the school district offices at 1500 Lizzie Bldg C. The school district will determin if a fee is required, compute and collect the fee from the applicant, and certify payment in part "C" of this form. The applicant must return this form to the Building Division and pay permit fees before the building permit can be issued. The phone numbe for the school district is (805) 549-1213. A. APPLICANT AND PERMIT INFORMATION Permit Number: BLDG-0065-2024 Applicant Name: Jordan Knauer Assessor's Parcel Number:004-523-01 6 Project Address: 3160 Johnson Ave B. BUILDING TYPE & SIZE INDICATED BY PERMIT APPLICATION Building - New Single FamilyBuilding Type: Floor Area:# New SQFT # Demo SQFT Total SQFT Residential: Commercial 3,059.00 0.00 1,523.00 0.00 1,536.00 0.00 Total:3,059.00 1,523.00 1,536.00 t application revjewed by Seote oa ?o)4 essa Nichols,it Coordinator Date C. SCHOOL DISTRICT VERIFICATION OF FEE PAYMENT I hereby certify that the required development fee has been paid to the San Luis Coastal Unified School District for the building described above. AB 2926 fee: Sq. Ft.x fee Signature TOTAL FEE CALCULATED $ Date Sifi'Lur.q.gplfipo Building & Safeq Division . 919 Palm Street . San Luis Obispo, CA 9340 1 -321 8 School Fee Payment Certification Emaif this form to alivingston@slcusd.org and then call 805-549-1213 or email for an appointment in order to pay fees. The City cannot issue a building permit until the fee required by the San Luis Coastal Unified School District has been paid. T applicant is responsible for taking this form to the school district offices at 1500 Lizzie Bldg C. The school district will determin if a fee is required, compute and collect the fee from the applicant, and certify payment in part "C" of this form. The applicant must return this form to the Building Division and pay permit fees before the building permit can be issued. The phone numbe for the school district is (805) 549-1213. A. APPLICANT AND PERMIT INFORMATION Permit Number: BLDG-0066-2024 Applicant Name: Jordan Knauer Assessor's Parcel Number: 004-523-01 6 Project Address: 3148 Johnson Ave B. BUILDING TYPE & SIZE INDICATED BY PERMIT APPLICATION Building - New Sing le FamilyBuilding Type Floor Area:# New SQFT # Demo SQFT Total SQFT Residential: Commercial 3,059.00 0.00 0.00 0.00 3,059.00 0.00 Total 3,059.00 0.00 3,059.00 t application reviewed by: nq to)L Vanessa chols it Coordinator Date C. SCHOOL DISTRICT VERIFICATION OF FEE PAYMENT I hereby certify that the required development fee has been paid to the San Luis Coastal Unified School District for the building described above. AB 2926 fee: Sq. Ft.x fee Signature TOTAL FEE CALCULATED $ Date Sifi'Lur.q,gpl$po Building & Safety Division . 919 Palm Street. San Luis Obispo, CA 93401 -321 I School Fee Payment Certification Email this form to alivingston@slcusd.org and then call 805-549-1213 or email for an appointment in order to pay fees. The City cannot issue a building permit until the fee required by the San Luis Coastal Unified School District has been paid. T applicant is responsible for taking this form to the school district offices at 1500 Lizzie Bldg C. The school district will determin if a fee is required, compute and collect the fee from the applicant, and certify payment in part "C" of this form. The applicant must return this form to the Building Division and pay permit fees before the building permit can be issued. The phone numbe for the school district is (805) 549-1213. A. APPLICANT AND PERMIT INFORMATION Permit Number: BLDG-0068-2024 Applicant Name: Jordan Knauer Assessor's Parcel Number:004-523-01 6 ProjectAddress: 3156 Johnson Ave B. BUILDING TYPE & SIZE INDICATED BY PERMIT APPLICATION Building - New Single FamilyBuilding Type Floor Area:# New SQFT # Demo SQFT TotalSQFT Residential: Commercial 2,942.00 0.00 0.00 0.00 2,942.00 0.00 Total 2,942.00 0.00 2,942.00 it application reviewed by: s os ro)4 Vanessa Nichols,Coordinator Date C. SCHOOL DISTRICT VERIFICATION OF FEE PAYMENT I hereby certify that the required development fee has been paid to the San Luis Coastal Unified School District for the building described above. AB 2926 fee: Sq. Ft.x fee Signature TOTAL FEE CALCULATED $ Date $ifi'Lur$.gplfipo Building & Safety Division . 919 Palm Street. San Luis Obispo, CA 93401-321 8 School Fee Payment Certification Emaif this form to alivingston@slcusd.org and then call 805-549 -1213 or email for an appointment in order to pay fees. The City cannot issue a building permit until the fee required by the San Luis Coastal Unified School District has been paid. T applicant is responsible for taking this form to the school district offices at 1500 Lizzie Bldg C. The school district will determin if a fee is required, compute and collect the fee from the applicant, and certify payment in part "C" of this form. The applicant must return this form to the Building Division and pay permit fees before the building permit can be issued. The phone numbe for the school district is (805) 549-1213. A. APPLICANT AND PERMIT INFORMATION Permit Number: BLDG-0067-2024 Applicant Name: Jordan Knauer Assessor's Parcel Number:004-523-01 6 Project Address: 3152 Johnson Ave B. BUILDING TYPE & SIZE INDICATED BY PERMIT APPLICATION Building - New Single FamilyBuilding Type: Floor Area:# New SQFT # Demo SQFT Total SQFT Residential: Gommercial: Total 2,942.00 0.00 2,942.00 application reviewed by: 05 2024 Vanessa Nichols,it Coordinator Date C. SCHOOL DISTRICT VERIFICATION OF FEE PAYMENT I hereby certify that the required development fee has been paid to the San Luis Coastal Unified School District for the building described above. AB 2926 fee: Sq. Ft.x fee 2,942.00 0.00 0.00 0.00 2,942.00 0.00 Signature TOTAL FEE CALCULATED $ Date 52 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, September 3, 2024 5:49 PM To:La Chaine, Steve Cc:Linda Richardson Subject:Re: Parcel Map SLO 23-0034 1st submittal - comments and markup Thank you! On Tue, Sep 3, 2024 at 5:29 PM La Chaine, Steve <slachaine@slocity.org> wrote: Hello, Here are technical comments from out Map checker helper. I’ll do another word doc if I need to later. Thought I would get this to you to get a jump on these corrections. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM 53 To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications 54 From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 55 From:La Chaine, Steve Sent:Tuesday, September 3, 2024 5:29 PM To:Linda Richardson; Jordan Knauer Subject:RE: Parcel Map SLO 23-0034 1st submittal - comments and markup Attachments:PM SLO 23-0034 markup SHT 1.jpg; Notes from Doug R.pdf; PM SLO 23-034 SHT 2 MARKUP.jpg Hello, Here are technical comments from out Map checker helper. I’ll do another word doc if I need to later. Thought I would get this to you to get a jump on these corrections. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. Thank you, 56 Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda Linda M. Richardson Land Surveyor 57 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 58 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, September 3, 2024 11:55 AM To:Hanh, Hannah Cc:Matt Cebulla Subject:3160 Johnson This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Hello Hannah, I just found out that you are on vacaƟon unƟl 9/16. I sincerely hope you are not expecƟng us to wait unƟl the 16th for you to final our very simple planning comments. All other parƟes have been signed off since last week. Please advise asap. Thanks, Jordan Sent from my iPhone 59 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, August 29, 2024 1:15 PM To:Building Cc:Hanh, Hannah; MATT CEBULLA Subject:Re: 3160 Johnson Planning Comments Hannah, Have you had a chance to look at Matt’s updates? They should be relatively simple. I’d like to avoid waiting until the review date since we are on version 5. Let me know thanks Sent from my iPhone On 22 Aug 2024, at 10:38 AM, Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah, Regarding Comment 4, do you have any suggestions for articulation by the patios? Also, are you suggesting additional articulation on all four patios? We are also open to discussing ideas post permit issuance since this is subjective. Thank you, Jordan Knauer On Thu, Aug 22, 2024 at 10:12 AM Building <building@slocity.org> wrote: Hi Hannah, See attached 4th review comments. Let us know if you need anything further. Thank you, Erin Stanley Permit Technician I <image001.png> Community Development E EStanley@slocity.org T 805.781.7159 60 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Hanh, Hannah <hhanh@slocity.org> Sent: Thursday, August 22, 2024 10:07 AM To: Jordan Knauer <jordan@teamsweasey.com>; Building <building@slocity.org> Cc: MATT CEBULLA < ; rudadc < Subject: RE: 3160 Johnson Planning Comments @Building – Good morning, when you have a moment could you please send comments from the fourth review to all on the thread? All reviews have been completed for PLBLDG-0012-2024. Thank you, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> 61 <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 22, 2024 9:56 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA < ; rudadc < Subject: 3160 Johnson Planning Comments This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, When you send the comments this morning, please send them to this thread. Matt will update them and send the updated plans back to you. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 62 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, August 28, 2024 10:57 AM To:Nichols, Vanessa Subject:Fwd: Parcel Map SLO 23-0034 1st submittal Hello Vanessa, It appears like we are good to go. Let me know if there is something else you need for your review. Thank you, Jordan Knauer ---------- Forwarded message --------- From: Jordan Knauer <jordan@teamsweasey.com> Date: Tue, Aug 27, 2024 at 4:40 PM Subject: Re: Parcel Map SLO 23-0034 1st submittal To: La Chaine, Steve <slachaine@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com> Awesome, thanks for letting me know. On Tue, Aug 27, 2024 at 4:40 PM La Chaine, Steve <slachaine@slocity.org> wrote: I got email from GIS today that it was completed. Thanks Steve Sent from my iPhone On Aug 27, 2024, at 4:19 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Steve, I am circling back to see if GIS created the addresses. Thank you, Jordan Knauer On Thu, Aug 15, 2024 at 1:57 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Okay thanks Sent from my iPhone On 15 Aug 2024, at 1:15 PM, La Chaine, Steve <slachaine@slocity.org> wrote: 63 Thanks. Not yet, GIS got my request, but no addresses created yet. I think they have until next Friday before I would bother them if I needed to. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 15, 2024 1:07 PM To: La Chaine, Steve <slachaine@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Steve, Thanks again for all your help. I wanted to circle back and see if you’ve heard anything. Thanks, Jordan Knauer Sent from my iPhone On 13 Aug 2024, at 8:47 AM, La Chaine, Steve <slachaine@slocity.org> wrote: These addresses below were submitted to GIS today. Will see if they get to it in the next couple days. I put August 23rd as a due date but they usually do things faster than I ask. Steve <image008.png> 64 From: LaFreniere, Matt <mlafreni@slocity.org> Sent: Tuesday, August 13, 2024 8:07 AM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Thank you, Linda. We received the printed submittal yesterday. Matt LaFreniere pronouns he/him/his Engineering Technician III <image009.png> Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal 65 Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, 66 Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III <image009.png> Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. 67 Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda <image015.jpg> Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 68 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, August 27, 2024 4:41 PM To:La Chaine, Steve Cc:Linda Richardson Subject:Re: Parcel Map SLO 23-0034 1st submittal Awesome, thanks for letting me know. On Tue, Aug 27, 2024 at 4:40 PM La Chaine, Steve <slachaine@slocity.org> wrote: I got email from GIS today that it was completed. Thanks Steve Sent from my iPhone On Aug 27, 2024, at 4:19 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Steve, I am circling back to see if GIS created the addresses. Thank you, Jordan Knauer On Thu, Aug 15, 2024 at 1:57 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Okay thanks Sent from my iPhone On 15 Aug 2024, at 1:15 PM, La Chaine, Steve <slachaine@slocity.org> wrote: Thanks. Not yet, GIS got my request, but no addresses created yet. I think they have until next Friday before I would bother them if I needed to. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 15, 2024 1:07 PM To: La Chaine, Steve <slachaine@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com> Subject: Re: Parcel Map SLO 23-0034 1st submittal 69 Hello Steve, Thanks again for all your help. I wanted to circle back and see if you’ve heard anything. Thanks, Jordan Knauer Sent from my iPhone On 13 Aug 2024, at 8:47 AM, La Chaine, Steve <slachaine@slocity.org> wrote: These addresses below were submitted to GIS today. Will see if they get to it in the next couple days. I put August 23rd as a due date but they usually do things faster than I ask. Steve <image008.png> From: LaFreniere, Matt <mlafreni@slocity.org> Sent: Tuesday, August 13, 2024 8:07 AM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Thank you, Linda. We received the printed submittal yesterday. 70 Matt LaFreniere pronouns he/him/his Engineering Technician III <image009.png> Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. 71 Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III <image009.png> 72 Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda <image015.jpg> 73 Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 74 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, August 27, 2024 10:44 AM To:Hanh, Hannah Subject:3160 Johnson This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Morning! If at all possible will you review MaƩ’s updated plans. We are so close!!!! Sent from my iPhone 75 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, August 22, 2024 10:38 AM To:Building Cc:Hanh, Hannah; MATT CEBULLA; rudadc Subject:Re: 3160 Johnson Planning Comments Hello Hannah, Regarding Comment 4, do you have any suggestions for articulation by the patios? Also, are you suggesting additional articulation on all four patios? We are also open to discussing ideas post permit issuance since this is subjective. Thank you, Jordan Knauer On Thu, Aug 22, 2024 at 10:12 AM Building <building@slocity.org> wrote: Hi Hannah, See attached 4th review comments. Let us know if you need anything further. Thank you, Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications From: Hanh, Hannah <hhanh@slocity.org> Sent: Thursday, August 22, 2024 10:07 AM To: Jordan Knauer <jordan@teamsweasey.com>; Building <building@slocity.org> Cc: MATT CEBULLA < ; rudadc < Subject: RE: 3160 Johnson Planning Comments 76 @Building – Good morning, when you have a moment could you please send comments from the fourth review to all on the thread? All reviews have been completed for PLBLDG-0012-2024. Thank you, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 22, 2024 9:56 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA < ; rudadc < Subject: 3160 Johnson Planning Comments This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, When you send the comments this morning, please send them to this thread. Matt will update them and send the updated plans back to you. Thank you, 77 Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 78 From:Building Sent:Thursday, August 22, 2024 10:12 AM To:Hanh, Hannah; Jordan Knauer Cc:MATT CEBULLA; rudadc Subject:RE: 3160 Johnson Planning Comments Attachments:PLBLDG-0012-2024_Review_v4.docx; PLBLDG-0012-2024-CSG BLDG REVIEW V4.pdf Hi Hannah, See attached 4th review comments. Let us know if you need anything further. Thank you, Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications From: Hanh, Hannah <hhanh@slocity.org> Sent: Thursday, August 22, 2024 10:07 AM To: Jordan Knauer <jordan@teamsweasey.com>; Building <building@slocity.org> Cc: MATT CEBULLA < ; rudadc < Subject: RE: 3160 Johnson Planning Comments @Building – Good morning, when you have a moment could you please send comments from the fourth review to all on the thread? All reviews have been completed for PLBLDG-0012-2024. Thank you, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org 79 Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 22, 2024 9:56 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA < ; rudadc < Subject: 3160 Johnson Planning Comments This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, When you send the comments this morning, please send them to this thread. Matt will update them and send the updated plans back to you. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 80 From:Hanh, Hannah Sent:Thursday, August 22, 2024 10:07 AM To:Jordan Knauer; Building Cc:MATT CEBULLA; rudadc Subject:RE: 3160 Johnson Planning Comments @Building – Good morning, when you have a moment could you please send comments from the fourth review to all on the thread? All reviews have been completed for PLBLDG-0012-2024. Thank you, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 22, 2024 9:56 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA < ; rudadc < Subject: 3160 Johnson Planning Comments This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, When you send the comments this morning, please send them to this thread. Matt will update them and send the updated plans back to you. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com 81 DRE#: 02041698 Date: August 9, 2024 Plan Check Review # 4 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☒ Ready for Action ☐ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module)  (3rd P/C) Please contact Phil Dowty with any questions regarding remaining comments, or for further discussion. The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. (2nd P/C) Applicant’s response acknowledged however please add the Certification Block to the cover sheet of the building plans. Response: __________________________________________________________________ 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. (2nd P/C) Applicants response acknowledged; however the Application Number was not found on SWCP. Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 Response: __________________________________________________________________ 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. (2nd P/C) No response provided and information not found, comment remains. The following items need correction on the construction plans: 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 h. 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. General 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . (2nd P/C) Elevations have been added however they are not legible, please clarify drafting. Response: __________________________________________________________________ 11. Provide lot line dimensions and parkway dimensions (distance from face of curb to property line). (2nd P/C) information has been added however the dimensions are difficult to read, please clarify drafting. Response: __________________________________________________________________ 12. Label existing above ground facilities in parkway, or add legend for symbols used. (2nd P/C) Legend has been added but symbols on plan are difficult to read, please clarify drafting Response: __________________________________________________________________ 13. Identify a dashed line within the driveway/utility/drainage easement: 3 (2nd P/C) Applicant’s response acknowledged, however this line does not show on sheet 1, it is shown Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 on the TTM but not identified.  (3rd P/C) Applicant’s response acknowledged, however the information is not shown on the TPM Response: __________________________________________________________________ Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” or add TW elevations for all steps so finish grades can be verified on grading plan. (2nd P/C) Top of wall elevations, and profile, for East Retaining wall show TW above existing grade behind wall. Provide adequate drainage measures to avoid standing water behind retaining wall, also see soils report section 6.9.10 – see image below: Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 6  (3rd P/C) o The applicant’s response addresses perched/infiltrated moisture and does not address surface runoff. Surface water is not to be introduced to the retaining wall backfill. o The redline marked on the snippet above was intended to show the condition on the plan vs the section provided (detail 2). This does not conform to recommendations in the soils report section 6.9.10 (see snippet from report below). Provide a concrete ditch behind the wall to convey water to the low point behind the common drive aisle, the runoff should be collected in an inlet and conveyed through the wall to the paved drive aisle or other acceptable non-erosive outlet. Or, provide a memo, or email from Beacon Geotechnical to confirm the current backfill design is acceptable. o Add a clear note to indicate that no work is to be performed on adjacent property without written consent. 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information: Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 7  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. (2nd P/C) Please clarify of existing retaining walls at front PL are to be removed, or portions removed for new entry walks. The previous removal note “10” has been deleted. 31. It is not clear what the circled numbered notes refer to: 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 8 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: (2nd P/C) A final map was not received with the electronic submittal; the TTM shows a PUE and Street Tree Easement, an easement for public access/pedestrian purposes was not found. Please provide a response, or provide a copy of the final map, to verify public access behind driveway apron within public property.  (3rd P/C) Applicant’s response references to “see sheet 1 of 1”, which is the Tentative Parcel Map. An easement is not shown to accommodate the public sidewalk on private property – comment remains. 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023 Walter Gault 805.781.7578 for Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 9 additional information on a whether a Tree Removal Permit will be required. (2nd P/C) Applicant’s response acknowledged, but the information is difficult to read. There appears to be an 8” tree in the rear that will need to be removed, in addition to the 2 identified in the front. Please coordinate with Walter Gault (805).781.7578, to verify a tree removal is not required. Verification will be needed prior to approval of this application.  (3rd P/C) Drafting and tree call-outs have been clarified. Verification from the City Arborist, as indicated above, is required prior to plan approval.  Please contact Phil Dowty (949.283.2270; pdowty@slocity.org) with questions regarding these engineering comments. Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 10 The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 11 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Under the “Project Data” section of the plans, please identify the two associated Planning Applications for this project – (1) ARCH-0361-2023 (Development Review for the single-family residences) and (2) SBDV-0362-2023 (Tentative Parcel Map for the flexible lot subdivision). 2. Please note that the associated Planning Applications are pending review and final decision. If approved, address the following comments: a. Include copies of the approval letters as sheets in the construction drawings. In addition, provide written responses to each of the conditions, code requirements, etc. in the margins of the requirements. b. Plans submitted for this building permit application shall be in substantial conformance with the plans and tentative map approved for ARCH-0361-2023 and SBDV-0362-2023, respectively. Second Review: Comment remains. The Development Review (ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) were approved at the Joint Administrative/Subdivision Hearing on June 17, 2024. Please update the plans for consistency with the project approval and provide written responses to each condition of approval as part of the building permit resubmittal. Additionally, provide the updated Arborist Report as a supporting document. Third Review: Comment remains. Please include the actual copy of the signed resolution with the correct numbering for the findings and conditions in sequential order. Contact Planning (hhanh@slocity.org) for a copy if needed. Provide responses to all conditions of approval (COA) in the margins as well. Fourth Review: Comment remains. See instructions from third review. In addition, please submit a copy of the latest Arborist Report as a supporting document for the building permit submittal. 3. Additional comments may be forthcoming based on final approvals for ARCH-0361-2023 and SBDV- 0362-2023. Second Review: Comment remains. Update the plans for consistency with the project approval. 4. Third Review: Per COA #3, the plans shall incorporate additional articulation for the residences through the use of architectural detailing, different paint colors (natural colors), or other features on building elevations facing the adjacent neighbors as directed by the ARC. Please revise the plans to address this comment. Plan Check Review #4 3160 Johnson Ave. PLBLDG-0012-2024 Page 12 Fourth Review: Direction provided by the ARC is to provide additional articulation on elevations facing the adjacent neighbors. As such, incorporate additional elements for the rear elevations, where the covered patios are located. 5. Third Review: Per COA #4, please provide clear cutsheets of the selected exterior lighting fixtures. 6. Third Review: Per COA #5, all mechanical equipment shall be screened from public view. Please clarify where the equipment (e.g., condenser units) would be located on the proposed site plan and provide screening as appropriate. 7. Third Review: Please pay the outstanding fee for the Minor Development Review (ARCH-0361- 2023) application here. 8. Third Review: Provide a site plan that shows the tree protection measures such as the tree protection zones (TPZs), changes in fencing type, limits of over-excavation, etc. (similar to what was provided as part of the Development Review application). Fourth Review: Comment remains. Sheet FP (referenced in the written response) was not included as part of this resubmittal. 9. Third Review: For Parcels 3 and 4, please confirm that the combined height of the wood fence and retaining walls do not exceed nine (9) feet. There appears to be conflicting information between details on sheets for the retaining wall (Sheet 1.2) and landscaping (Sheet L-1). Note – if the combined fence/retaining wall height is over nine (9) feet, then a Fence Height Exception is required. Fourth Review: Comment remains based on response to #8 above. It appears information on Sheet 1.2 would accompany Sheet FP, which was not included. 10. Third Review: For the floor plans, please include labels to clearly identify which house floor plan (i.e., Plan A or B) correlates with which Parcel (i.e., 1, 2, 3, and 4). For example, Sheets A-1 through A-3 and A-5 through A-10 should have references to being the Plan A for Parcels 1 and 2. 82 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, August 15, 2024 1:57 PM To:La Chaine, Steve Cc:Linda Richardson Subject:Re: Parcel Map SLO 23-0034 1st submittal Okay thanks Sent from my iPhone On 15 Aug 2024, at 1:15 PM, La Chaine, Steve <slachaine@slocity.org> wrote: Thanks. Not yet, GIS got my request, but no addresses created yet. I think they have until next Friday before I would bother them if I needed to. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 15, 2024 1:07 PM To: La Chaine, Steve <slachaine@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Steve, Thanks again for all your help. I wanted to circle back and see if you’ve heard anything. Thanks, Jordan Knauer Sent from my iPhone On 13 Aug 2024, at 8:47 AM, La Chaine, Steve <slachaine@slocity.org> wrote: These addresses below were submitted to GIS today. Will see if they get to it in the next couple days. I put August 23rd as a due date but they usually do things faster than I ask. Steve <image008.png> From: LaFreniere, Matt <mlafreni@slocity.org> Sent: Tuesday, August 13, 2024 8:07 AM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal 83 Thank you, Linda. We received the printed submittal yesterday. Matt LaFreniere pronouns he/him/his Engineering Technician III <image009.png> Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, 84 Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III <image009.png> Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, 85 Linda <image015.jpg> Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 86 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, August 15, 2024 1:07 PM To:La Chaine, Steve Cc:Linda Richardson Subject:Re: Parcel Map SLO 23-0034 1st submittal Hello Steve, Thanks again for all your help. I wanted to circle back and see if you’ve heard anything. Thanks, Jordan Knauer Sent from my iPhone On 13 Aug 2024, at 8:47 AM, La Chaine, Steve <slachaine@slocity.org> wrote: These addresses below were submitted to GIS today. Will see if they get to it in the next couple days. I put August 23rd as a due date but they usually do things faster than I ask. Steve <image008.png> From: LaFreniere, Matt <mlafreni@slocity.org> Sent: Tuesday, August 13, 2024 8:07 AM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Thank you, Linda. We received the printed submittal yesterday. Matt LaFreniere pronouns he/him/his Engineering Technician III <image009.png> Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> 87 <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III 88 <image009.png> Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org <image010.png> <image011.png> <image012.png> <image013.png> <image014.png> Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda <image015.jpg> Linda M. Richardson 89 Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 90 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, August 14, 2024 2:41 PM To:Hanh, Hannah Subject:Re: 3160 Johnson Hello Hannah, We will be removing the rest of the foundation tomorrow as a part of the demo permit. I’m guessing that will be fine. I’m also looking to get some updates on your plan check. All departments have signed off except planning, csg and fees. Csg should be resolved today or tomorrow. Thanks, Jordan Knauer Sent from my iPhone On 8 Aug 2024, at 2:25 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Thank you! Also, Vanessa was discussing our project needs to have the final map approved prior to permit issuance. Will you confirm that is not correct? Thanks! Sent from my iPhone On 8 Aug 2024, at 2:16 PM, Hanh, Hannah <hhanh@slocity.org> wrote: I have a few, minor comments after taking a brief look at the revised plan set. I’ll try to wrap up my review and give you a call tomorrow afternoon. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, August 7, 2024 4:11 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good afternoon! I spoke with all departments except for fees and Utilities. All are working to get comments cleared this week. I am hoping you will have time to review our planset this week also. Let me know if you have any questions. Thank you, Jordan Knauer Team Sweasey 91 Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 92 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, August 13, 2024 1:26 PM To:Gault, Walter Subject:Re: 3160 Johnson Thank you sir! Sent from my iPhone > On 13 Aug 2024, at 1:09 PM, Gault, Walter <wgault@slocity.org> wrote: > > No, you're good to go on my end! > > Walter Gault > Urban Forestry Program Coordinator / City Arborist > > Community Development > 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T > 805.781.7578 > > -----Original Message----- > From: Jordan Knauer <jordan@teamsweasey.com> > Sent: Tuesday, August 13, 2024 11:36 AM > To: Gault, Walter <wgault@slocity.org> > Subject: 3160 Johnson > > > > This message is from an External Source. Use cauƟon when deciding to open aƩachments, click links, or respond. > > ________________________________ > > Hello Walter, > > Do you have any comments that will require us to resubmit on Johnson? If so, will you give me a call to discuss? > > Thanks, > Jordan Knauer > Sent from my iPhone > 93 From:La Chaine, Steve Sent:Tuesday, August 13, 2024 8:47 AM To:Jordan Knauer Cc:Linda Richardson Subject:RE: Parcel Map SLO 23-0034 1st submittal These addresses below were submitted to GIS today. Will see if they get to it in the next couple days. I put August 23rd as a due date but they usually do things faster than I ask. Steve From: LaFreniere, Matt <mlafreni@slocity.org> Sent: Tuesday, August 13, 2024 8:07 AM To: Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Thank you, Linda. We received the printed submittal yesterday. 94 Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. 95 Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda Linda M. Richardson 96 Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 97 From:La Chaine, Steve Sent:Tuesday, August 13, 2024 8:28 AM To:Linda Richardson; Jordan Knauer; LaFreniere, Matt Cc:DeGiovanni, Stephanie Subject:RE: Parcel Map SLO 23-0034 1st submittal Thanks for cad file. Yeah, we will only need another one if the lines end up moving. Steve From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. Thank you, 98 Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street 99 San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 100 From:LaFreniere, Matt Sent:Tuesday, August 13, 2024 8:07 AM To:Linda Richardson; Jordan Knauer Cc:La Chaine, Steve; DeGiovanni, Stephanie Subject:RE: Parcel Map SLO 23-0034 1st submittal Thank you, Linda. We received the printed submittal yesterday. Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Tuesday, August 13, 2024 7:17 AM To: Jordan Knauer <jordan@teamsweasey.com>; LaFreniere, Matt <mlafreni@slocity.org> Cc: La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: Parcel Map SLO 23-0034 1st submittal Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. 101 Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? 102 Thanks, Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 103 From:Linda Richardson <Linda@mbslandsurveys.com> Sent:Tuesday, August 13, 2024 7:17 AM To:Jordan Knauer; LaFreniere, Matt Cc:La Chaine, Steve; DeGiovanni, Stephanie Subject:RE: Parcel Map SLO 23-0034 1st submittal Attachments:23-056 3160 JOHNSON Parcel Map.dwg Matt, The copies should have been delivered yesterday. If not they will be today. Steve, Attached is the CAD file. I assume you will need another once we get closer to recording. Thanks, Linda From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:58 PM To: LaFreniere, Matt <mlafreni@slocity.org> Cc: Linda Richardson <Linda@mbslandsurveys.com>; La Chaine, Steve <slachaine@slocity.org>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: Re: Parcel Map SLO 23-0034 1st submittal Hello Linda, Per Steve's request, will you please send the CAD file to Steve as well. Thank you, Jordan Knauer On Fri, Aug 9, 2024 at 8:41 AM LaFreniere, Matt <mlafreni@slocity.org> wrote: Hi Linda, Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III 104 Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: Attached is the first submittal for the above map. Steve, Do you need a paper copy of the entire submittal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 105 Fax (805) 594-1966 Note: The file attached to this email will need to be converted before it can be reviewed and determined if it can be produced. Eric Wooten, City of San Luis Obispo Paralegal. 02/17/2026 106 From:La Chaine, Steve Sent:Monday, August 12, 2024 4:58 PM To:Jordan Knauer Subject:RE: 3160 Johnson Final Map Thanks. When I get cad file of map I’ll see GIS add this week. Steve From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, August 12, 2024 4:47 PM To: La Chaine, Steve <slachaine@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Final Map These look good! Sent from my iPhone On 12 Aug 2024, at 4:43 PM, La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, Let me know if you like this address layout. Other possibility is to use 3146, 3150, 3154. Then I would get GIS to approve and put in the system. Steve <image001.png> From: La Chaine, Steve Sent: Thursday, August 8, 2024 2:24 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: RE: 3160 Johnson Final Map Hi Jordan, Feel free to do your first submit of the map and pay parcel map checking fee. Double check with Vanessa Nichols first for permit issuance. Unless it is a mixed use or apartment or condo project, we get map recorded before building permit issuance on new parcels. I believe this one is for 4 parcels. My guess is that map needs recorded first since it is not a multi-family project. Steve From: City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com> Sent: Thursday, August 8, 2024 1:21 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: 3160 Johnson Final Map This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. 107 Message submitted from the <City of San Luis Obispo, CA> website. Site Visitor Name: Jordan Knauer Site Visitor Email: jordan@teamsweasey.com Hello Steve, I am currently on the final round of plancheck for 3160 Johnson. I am planning on paying the final map fee today. Will you give me a phone call? In the past, we have gotten permit before the final map is recorded. I wanted to check if you have any issues with that on your end. Thank you, Jordan Knauer 108 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, August 12, 2024 4:47 PM To:La Chaine, Steve Cc:Nichols, Vanessa Subject:Re: 3160 Johnson Final Map These look good! Sent from my iPhone On 12 Aug 2024, at 4:43 PM, La Chaine, Steve <slachaine@slocity.org> wrote: Hi Jordan, Let me know if you like this address layout. Other possibility is to use 3146, 3150, 3154. Then I would get GIS to approve and put in the system. Steve <image001.png> From: La Chaine, Steve Sent: Thursday, August 8, 2024 2:24 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: RE: 3160 Johnson Final Map Hi Jordan, Feel free to do your first submit of the map and pay parcel map checking fee. Double check with Vanessa Nichols first for permit issuance. Unless it is a mixed use or apartment or condo project, we get map recorded before building permit issuance on new parcels. I believe this one is for 4 parcels. My guess is that map needs recorded first since it is not a multi-family project. Steve From: City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com> Sent: Thursday, August 8, 2024 1:21 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: 3160 Johnson Final Map This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Message submitted from the <City of San Luis Obispo, CA> website. Site Visitor Name: Jordan Knauer Site Visitor Email: jordan@teamsweasey.com Hello Steve, I am currently on the final round of plancheck for 3160 Johnson. I am planning on paying the final 109 map fee today. Will you give me a phone call? In the past, we have gotten permit before the final map is recorded. I wanted to check if you have any issues with that on your end. Thank you, Jordan Knauer 110 From:La Chaine, Steve Sent:Monday, August 12, 2024 4:44 PM To:Jordan Knauer Cc:Nichols, Vanessa Subject:RE: 3160 Johnson Final Map Hi Jordan, Let me know if you like this address layout. Other possibility is to use 3146, 3150, 3154. Then I would get GIS to approve and put in the system. Steve From: La Chaine, Steve Sent: Thursday, August 8, 2024 2:24 PM To: Jordan Knauer <jordan@teamsweasey.com> 111 Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: RE: 3160 Johnson Final Map Hi Jordan, Feel free to do your first submit of the map and pay parcel map checking fee. Double check with Vanessa Nichols first for permit issuance. Unless it is a mixed use or apartment or condo project, we get map recorded before building permit issuance on new parcels. I believe this one is for 4 parcels. My guess is that map needs recorded first since it is not a multi-family project. Steve From: City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com> Sent: Thursday, August 8, 2024 1:21 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: 3160 Johnson Final Map This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Message submitted from the <City of San Luis Obispo, CA> website. Site Visitor Name: Jordan Knauer Site Visitor Email: jordan@teamsweasey.com Hello Steve, I am currently on the final round of plancheck for 3160 Johnson. I am planning on paying the final map fee today. Will you give me a phone call? In the past, we have gotten permit before the final map is recorded. I wanted to check if you have any issues with that on your end. Thank you, Jordan Knauer 112 From:Building <building@slocity.org> Sent:Monday, August 12, 2024 12:08 PM To:Matt Cebulla; Jordan Knauer Subject:RE: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024 Hello, This project us still under review. We will send out comments when the review is completed on 8/19/2024. Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Monday, August 12, 2024 11:27 AM To: Building <building@slocity.org> Subject: Re: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024 Hi Erin, Jordan said that there are still 4 comments from csg could i get a copy of that? for BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024 thank you Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Monday, August 5, 2024 at 12:52:38 PM PDT, Building <building@slocity.org> wrote: 113 Thank you, Matt! This has been routed for review with a due date of 08/19/2024 for comment or approval. Thank you, Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Monday, August 5, 2024 11:07 AM To: Building <building@slocity.org> Subject: Re: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024 Hi Erin, attached is the response list they show review #3 thank you Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 114 www.cebullaassociates.com On Monday, August 5, 2024 at 10:40:54 AM PDT, Building <building@slocity.org> wrote: Good morning Matt, This is the resubmittal for the 4th review- correct? I am not seeing any notes in our system from the 3rd review, so I am just double-checking before I route this for review. Can you confirm? Thank you, Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Saturday, August 3, 2024 11:50 AM To: Building <building@slocity.org> Subject: Re: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024 hello please see rest of the items thank you Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Saturday, August 3, 2024 at 11:49:03 AM PDT, Matt Cebulla <mtceb@yahoo.com> wrote: Hello please see attached updated plans and supporting docs thank you Matt 115 Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Tuesday, July 16, 2024 at 10:57:33 AM PDT, building <building@slocity.org> wrote: Thank you Matt, this has been routed for review. Due date is set at 7/30/2024 for comments or approval. Thank you. Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Tuesday, July 16, 2024 9:12 AM To: building <building@slocity.org> Subject: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024 This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello please see attached revised plans and supporting documents Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com 116 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, August 12, 2024 9:42 AM To:Hanh, Hannah Subject:Re: 3160 Johnson Good morning Hannah, I was hoping to discuss Johnson. Let me know when you have time. Thanks, Jordan Knauer Sent from my iPhone On 8 Aug 2024, at 2:25 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Thank you! Also, Vanessa was discussing our project needs to have the final map approved prior to permit issuance. Will you confirm that is not correct? Thanks! Sent from my iPhone On 8 Aug 2024, at 2:16 PM, Hanh, Hannah <hhanh@slocity.org> wrote: I have a few, minor comments after taking a brief look at the revised plan set. I’ll try to wrap up my review and give you a call tomorrow afternoon. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, August 7, 2024 4:11 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good afternoon! I spoke with all departments except for fees and Utilities. All are working to get comments cleared this week. I am hoping you will have time to review our planset this week also. Let me know if you have any questions. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 117 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 118 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, August 9, 2024 11:36 AM To:Dowty, Philip Subject:Re: 3160 Johnson Ave. This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Thank you! On Fri, Aug 9, 2024 at 11:28 AM Dowty, Philip <PDowty@slocity.org> wrote: Hello Jordan, Sending this note to confirm that the plans look fine, and I cleared my engineering comments. I still have some “Paper Work” to complete after lunch for my final clearance. Phil Dowty Engineering Consultant Mobile: Community Development E PDowty@slocity.org T 805.781.7171 slocity.org Stay connected with the City by signing up for e-notifications 119 From:Patino, Mallory Sent:Friday, August 9, 2024 9:53 AM To:Jordan Knauer Cc:George Miller Subject:RE: 480 Pismo Street Permitted Back Unit Hi Jordan, I’m actually working a little today in the morning. I put on my out of office reply since I’ll be out for most of the day. Al so for your info, Owen left the city at the beginning of June. I couldn’t find a permit for either of the original structures at 480 or 480 ½ Pismo St. We have a handful of permits on file for upgrades or additions to 480 Pismo St, spanning 1999 to 2017. This is a good indicator that the structure addressed as 480 is “permitted” even without the original structure permit. I can’t confirm anything about 480 ½ because we have nothing on file referencing it. You could reach out to Vanessa Nichols who does our addressing to check about the timeline or for what types of structures did the half addresses get given out (vnichols@sclocity.org). I’m not sure she will have the answers to that, but it wouldn’t hurt to ask. You may also want to check if the Assessor’s Office has anything on file about the second structure, such as the built year or if they have permit numbers associated with it. Sorry I couldn’t provide more clarity. Let me know if you have any more questions. Best, Mallory Patino pronouns she/her/hers Assistant Planner Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E mpatino@slocity.org slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, August 9, 2024 9:31 AM To: Goode, Owen <ogoode@slocity.org> Cc: Patino, Mallory <mpatino@slocity.org>; George Miller <gmiller@discoveryecon.com> Subject: 480 Pismo Street Permitted Back Unit This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Owen, 120 I spoke with Mallory yesterday at the counter about 480 Pismo Street. I sent her an email but it looks like she is out of the office until Monday. I am working with George Miller, a buyer looking to purchase 480 Pismo Street in San Luis Obispo. He wants to confirm if the back unit (I think 480 1/2) is permitted. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 121 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, August 9, 2024 9:28 AM To:Patino, Mallory Cc:George Miller Subject:480 Pismo Street Permitted Back Unit This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good morning Mallory, Please meet George on this email. He is the buyer looking to purchase 480 Pismo Street in San Luis Obispo. I wanted to follow up on our conversation yesterday to confirm if the back unit (I think 480 1/2) is permitted. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 122 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, August 9, 2024 9:09 AM To:Nichols, Vanessa Subject:3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Vanessa, I know your are super busy and I was hoping you have time to discuss the email Steve sent about 3160 Johnson. What would be a good time for you to talk on the phone? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 123 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, August 9, 2024 9:01 AM To:Hanh, Hannah Subject:Re: 3160 Johnson Good morning! I know you have a lot going on. Would it be possible to connect this morning for about 5-10 minutes? Thanks, Jordan Knauer On Thu, Aug 8, 2024 at 2:25 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Thank you! Also, Vanessa was discussing our project needs to have the final map approved prior to permit issuance. Will you confirm that is not correct? Thanks! Sent from my iPhone On 8 Aug 2024, at 2:16 PM, Hanh, Hannah <hhanh@slocity.org> wrote: I have a few, minor comments after taking a brief look at the revised plan set. I’ll try to wrap up my review and give you a call tomorrow afternoon. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, August 7, 2024 4:11 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good afternoon! I spoke with all departments except for fees and Utilities. All are working to get comments cleared this week. I am hoping you will have time to review our planset this week also. Let me know if you have any questions. 124 Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 125 From:LaFreniere, Matt Sent:Friday, August 9, 2024 8:42 AM To:Linda Richardson; La Chaine, Steve Cc:Jordan Knauer; DeGiovanni, Stephanie Subject:RE: Parcel Map SLO 23-0034 1st submittal Hi Linda, Please submit one printed copy of the entire submittal. Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Linda Richardson <Linda@mbslandsurveys.com> Sent: Friday, August 9, 2024 8:14 AM To: LaFreniere, Matt <mlafreni@slocity.org>; La Chaine, Steve <slachaine@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com> Subject: Parcel Map SLO 23-0034 1st submittal This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: AƩached is the first submiƩal for the above map. Steve, Do you need a paper copy of the enƟre submiƩal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 126 Fax (805) 594-1966 127 From:Linda Richardson <Linda@mbslandsurveys.com> Sent:Friday, August 9, 2024 8:14 AM To:LaFreniere, Matt; La Chaine, Steve Cc:Jordan Knauer Subject:Parcel Map SLO 23-0034 1st submittal Attachments:23-056 3160 JOHNSON Parcel Map-18X26 PM 1.pdf; 23-056 3160 JOHNSON Parcel Map-18X26 PM 2.pdf; 23-056 3160 JOHNSON Tentative Parcel Map-18X26 TENT PARCEL MAP.pdf; APPROVAL ARCH-0361-2023 SBDV-0362-2023 (3160 Johnson).pdf; APPROVAL MS-24-01 (ARCH-0361-2023 and SBDV-0362-2023 -- 3160 Johnson).pdf; LOT CLOSURES - JOHNSON AVE - REVISED PARCEL C on 6-6-2023.pdf; Lot Summary Pedestrian Access Easement.pdf; Operating Agreement-3160 Johnson, LLC (1).pdf; Prelim (1) 7-2-24.pdf; Transmittal.pdf; CR_045_077_001.pdf; PM_046_099_001.tif; PM_046_099_002.tif; PM_046_099_ 003.tif; Prelim (1) 7-2-24.pdf; RS_014_027_001.tif; Zambo Unrecorded Corner Record_Johnson.pdf; Transmittal.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Map Checker: AƩached is the first submiƩal for the above map. Steve, Do you need a paper copy of the enƟre submiƩal delivered or do you only need a paper copy of the Parcel Map? Thanks, Linda Linda M. Richardson Land Surveyor 3559 S. Higuera Street San Luis Obispo, CA 93401 Office (805) 594-1960 Fax (805) 594-1966 PARCEL MAPSLO 23-0034 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4DDDDPARCEL MAPSLO 23-0034 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org June 21, 2024 Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 SUBJECT: ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Avenue) – Review of (a) a Tentative Parcel Map (SBDV-0362-2023, flexible lot design subdivision) to create four (4) parcels, and (b) Development Review (ARCH-0361-2023) for the construction of four (4) single-family residences and site improvements such as access, fencing, and landscaping. The project also includes removal of, and compensatory planting for, 12 onsite trees. Each proposed parcel would be developed with a single-family residence, accessory dwelling unit, and supporting site improvements. The project is categorically exempt from environmental review under Sections 15315 (Minor Land Divisions) and 15332 (In-Fill Development Projects) of the CEQA Guidelines. Dear Jordan Knauer: On June 17, 2024, I conducted a public hearing on your requests for (a) a Tentative Parcel Map (SBDV-0362-2023, flexible lot design subdivision) to create four (4) parcels, and (b) Development Review (ARCH-0361-2023) for the construction of four (4) single-family residences and site improvements such as access, fencing, and landscaping. After careful consideration, I have approved your request, based on findings as noted in the attached Director’s Resolution No. 24-01. My action is final unless appealed within ten (10) calendar days of the date of the hearing. 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 Planning Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. Approval of the Minor Development Review (ARCH-0361-2023) will automatically expire in one (1) year unless plans for a building permit have been issued per Section 17.104.070 (Expiration). Upon written request, the Community Development Director may grant up to three, one-year extensions. Renewals may be approved with new or modified conditions upon finding that circumstances under which the permit was originally approved have substantially changed. Approval of the Tentative Parcel Map (SBDV-0362-2023) will automatically expire after two (2) years if the final map has not yet been recorded per Section 16.10.130 (Expiration of Approved Tentative Maps). Upon written request, the Community Development Director may grant a time extension per Section 16.10.135 (Time Extension for Parcel or Final Maps). Included with this letter is an invoice for the Completion Fee associated with the Minor Development Review application, which is now due. Completion Fees are to be paid within six months of the final action taken on planning services provided or prior to the acceptance of a building permit to construct the project. Please note that building permit applications will not be accepted prior to payment of the Completion Fee. Payment of this fee may be made in person, online, by mail, or by phone. Payment Online: To pay the invoice online, please visit the following link: https://infoslo.slocity.org/EnerGov_Prod/selfservice#/home Payment by Mail: By-mail payments must be in the form of a check, and sent to: CDD Planning Fees City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Checks made payable to: City of San Luis Obispo Please include the application number on the check from the subject line of this letter. Payment by Phone: Call our main line at (805) 781-7170 and please press option #6 to speak with a staff member to process credit card payment. If you have any questions or need additional information regarding the project, please contact Hannah Hanh, Associate Planner at (805) 781-7432 or hhanh@slocity.org. Sincerely, Brian Leveille Senior Planner Community Development DIRECTOR'S RESOLUTION NO. 24-01 AN ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OF SAN LUIS OBISPO APPROVING A TENTATIVE PARCEL MAP (SLO 23-0034) (FLEXIBLE LOT DESIGN SUBDIVISION) TO SUBDIVIDE AN EXISTING PARCEL INTO FOUR (4) PARCELS AND THE CONSTRUCTION OF FOUR (4) SINGLE-FAMILY RESIDENCES AND SUPPORTING SITE IMPROVEMENTS. THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 17, 2024 (3160 JOHNSON AVENUE, ARCH-0361-2023 AND SBDV- 0362-2023) WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing on February 12, 2024, for the purpose of considering a Tentative Parcel Map (flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels and continued the item to a date uncertain with direction to the applicant and staff to address pertinent issues, pursuant to a proceeding instituted under application SBDV-0362-2023, Jordan Knauer, applicant; and WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing on April 22, 2024, for the purpose of considering a subsequent review of a Tentative Parcel Map (flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels and continued the item to a date uncertain with direction to the applicant and staff to address pertinent issues, pursuant to a proceeding instituted under application SBDV-0362-2023, Jordan Knauer, applicant; and WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing on June 17, 2024, for the purpose of considering (a) a Tentative Parcel Map (flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels; and (b) construction of four (4) single-family residences and supporting site improvements, pursuant to a proceeding instituted under applications ARCH-0361-2023 and SBDV-0362-2023, Jordan Knauer, applicant; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Community Development Director 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 Community Development Director of the City of San Luis Obispo as follows: SECTION 1. Findings. The Community Development Director hereby grants final approval for the project, based on the following findings: Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 2 Tentative Parcel Map 1. The proposed flexible lot design subdivision, together with provisions for its design and improvement, is consistent with the General Plan, particularly the Land Use Element and Housing Element, because it is a flexible lot design subdivision that would create parcels for single-family development as allowed in the underlying land use designation and facilitate Program 6.20 of the Housing Element as an alternative to the conventional subdivision design. 2. The design of the flexible lot design subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision because the proposed residences have been designed to exceed setback requirements, which would provide adequate distance between buildings for natural ventilation and solar exposure. 3. The site is physically suitable to accommodate four (4) future single-family residences because the proposed parcels satisfy the minimum lot area requirement, and the proposed residences meet development standards for the Low-Density Residential (R-1) Zone. 4. The design of the flexible lot design subdivision would not cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because the subdivision will occur in an urban area and on a site that has been previously developed with a single-family residence. In addition, approval of the subdivision does not grant any exceptions from the Subdivision Regulations, Zoning Regulations, or applicable code requirements. 5. The design of the flexible lot design subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or with public access to public resources as defined and regulated by Section 66478.1 et seq. of the Government Code because the project site does not include public access to public resources and is privately owned. 6. The approval of the flexible lot design subdivision as it relates to the housing needs of the region has been considered and has balanced those needs against the public service needs of its residents and available fiscal and environmental resources with favorable results pursuant to Section 66412.3 of the Government Code. 7. The approval of the flexible lot design subdivision requires that the subdivider shall defend, indemnify, and hold harmless the city and its agents, officers and employees from any claim, action or proceeding against the city 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. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. Development Review 8. The project is consistent with the General Plan because the site is located in the Low- Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 3 Density Residential land use designation, which the Land Use Element describes as intended for uses such as single-family detached dwellings and accessory dwelling units. In addition, Program 6.20 of the Housing Element states the City would support small lot subdivisions (e.g., flexible lot design subdivision) to facilitate the expansion of housing options. 9. As conditioned, the project is consistent with the R-1 zone because the single-family residences are allowed uses, have been designed in conformance with applicable development standards, and would be compatible with other approved single-family residences located within the neighborhood. 10. On February 5, 2024, the ARC reviewed the Minor Development Review application and recommended the Community Development Director find it consistent with Community Design Guidelines subject to considerations to (a) provide additional landscape screening along shared property lines with adjacent neighbors, (b) provide additional articulation through the use of architectural detailing, different paint colors, and/or other features; and (c) use natural colors in the color palettes. 11. As conditioned, the project provides adequate consideration of and measures to address any potential adverse effects on surrounding properties such as traffic, vehicular and pedestrian safety, visual, and scale, because each proposed residence (a) includes sufficient onsite parking, (b) utilizes a craftsman or contemporary design that is compatible with other residences in the neighborhood; and (c) incorporates consistent articulation, material, and color changes with pedestrian-scale elements such as windows, doors, and patios throughout all building elevations. 12. As conditioned, the project would not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because it includes the construction of single-family residences in a residential zone intended for single-family development, conforms to applicable development standards, and shall comply with all applicable Building Code and Fire Code requirements. Tree Removals 13. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(3) because all 12 removals are non-native trees that have a lower preservation value. 14. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(2) because nine (9) of the 12 trees to be removed are located in a private rear yard, not highly visible from the public right-of-way, and have lower preservation priority. 15. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(1) because the scale of the trees and size of the canopy would be considered as part of the compensatory replanting plan. Larger, more visually prominent trees would have a higher preservation priority than smaller, less visually prominent trees. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 4 16. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(6) because two (2) additional trees are conditioned to be planted along the southeast property line to provide privacy and screening between neighboring properties. SECTION 2. Environmental Review. The project is categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines because it is consistent with applicable General Plan policies and Zoning Regulations; occurs within City limits with no more than five (5) acres of site disturbance (0.57 acre); and is substantially surrounded by other urban uses (i.e., located within a developed residential neighborhood). In addition, the site does not have value as habitat for endangered, rare, or threatened species since it has been previously developed for residential use and the project will be served by all required utilities and public services. Approval of the project would not result in any significant effects relating to (a) traffic because the project would not exceed the trip threshold (i.e., less than 110 daily vehicle trips) anticipated for Small Development Projects per CEQA Guidelines; (b) noise because the project would comply with exterior and interior noise limits outlined in the City’s Municipal Code (Chapter 9.12 – Noise Control); (c) air quality because construction-related emissions are temporary; or (d) water quality because the project site does not contain onsite, or impact offsite, creeks or wetlands. The project is also categorically exempt under Section 15315 (Minor Land Divisions) of the CEQA Guidelines because it includes the subdivision of a residentially zoned property into four (4) parcels; is located in an urbanized area; is consistent with applicable policies of the General Plan and development standards in the Zoning Regulations; does not require variances or exceptions from the Subdivision Regulations; and all required services and access to the proposed parcels to local standards are available and will serve the project. Additionally, the existing parcel was not involved in a division of a larger parcel within the previous two (2) years and does not have an average slope greater than 20 percent. SECTION 3. Approval. The Community Development Director does hereby approve the project, subject to the following conditions: Planning Division – Community Development Department 1. Plans submitted for a building permit shall be in substantial conformance with the submitted project description and plans submitted for the Minor Development Review (ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) applications, and incorporate all conditions of approval. A separate, full-sized sheet shall be included in the working drawings submitted for a building and/or grading permit that lists all conditions of approval. Reference shall be made in the margin of listed items as to where the requirements are addressed in the plans. Any change to the approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director and may be subject to review by the Architectural Review Commission, as deemed appropriate. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 5 2. The Parcel Map application shall be in substantial conformance with the submitted information for the Tentative Parcel Map (SBDV-0362-2023) and include responses to all applicable conditions of approval. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. As directed by the Architectural Review Commission on February 5, 2024, the plans shall incorporate additional articulation for the residences through the use of architectural detailing, different paint colors, or other features on building elevations facing the adjacent neighbors. The color palettes shall also incorporate the use of natural colors. 4. Plans submitted for a building permit shall include the locations of all lighting such as bollard style landscaping or path lighting. All wall-mounted lighting fixtures shall be clearly labeled on building elevations and complement the building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut sheets in the submitted plans. The selected fixture(s) shall be shielded to ensure that light is shielded and directed downward consistent with standards outlined in Municipal Code Section 17.70.100 (Lighting and Night Sky Preservation). 5. All ducts, meters, air conditioning equipment, and other mechanical equipment, whether located on the ground, roof, or elsewhere on the structure or property, shall be screened from public view with materials that are architecturally compatible with the main residence to the satisfaction of the Community Development Director. Public view includes existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large water piping systems (e.g., backflow prevention devices) shall be completely screened from public view with approved architectural features and/or landscaping or located in the interior of the residence or property. This requirement applies to the initial construction of the residence and any subsequent improvements. 6. Plans submitted for a building permit shall include landscape and irrigation plans. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Details on the proposed surfaces and finishes of hardscapes shall be included in the landscaping plan. 7. Plans submitted for a building permit shall include elevations and detail drawings of all proposed fences and/or walls. All proposed fences and walls shall be of high-quality materials such as pressure-treated wood fences, split-face block walls, etc. Fences facing the public right-of-way shall be constructed with the finished side of the fence facing the public right-of-way. All proposed fences, walls, and hedges shall comply with standards outlined in Municipal Code Section 17.70.070 (Fences, Walls, and Hedges). 8. Prior to final inspection for the building permits to construct the units, the accompanying Parcel Map to create four (4) new lots shall be recorded. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 6 Housing Division – Community Development Department 9. At the time of building permit issuance, the applicant shall pay the required inclusionary housing in-lieu fee in accordance with Municipal Code Section 17.138.060 (In-lieu Housing Fee). City Arborist – Community Development Department 10. At the time of building permit application, the landscape and irrigation plans shall show all existing trees to be removed and trees to be retained. The plan shall show neighboring trees with canopies or root zones within the area of disturbance. Tree protection measures described in the Arborist Report, dated June 13, 2024, by the Oakley Group shall be included on the building plans. Additional tree protection measures may be required to the satisfaction of the City Arborist. 11. Tree removals shall be limited to the 12 onsite trees described in the Arborist Report, dated June 13, 2024, by the Oakley Group and shown in plans submitted as part of the application. Removed trees shall be replaced onsite at a minimum 1:1 compensatory ratio from the City’s Master Tree List, subject to the satisfaction of the City Arborist. Compensatory plantings shall be clearly noted in the landscape and irrigation plans submitted as part of the building permit application. 12. At the time of building permit application, the landscape and irrigation plans shall include the required street trees. Street trees are required at the rate of one tree per each 35 linear feet of frontage. The City Arborist shall review and approve the proposed tree species based on the location, soils type, and overhead wiring conflicts. 13. To increase the urban canopy and address privacy concerns raised between neighboring properties, the landscape and irrigation plans shall include the planting of two (2) additional Jacaranda (Jacaranda mimosifolia) trees along the southeast property line, subject to the satisfaction of the City Arborist. These two (2) additional trees raise the minimum required compensatory plantings to 14 trees. 14. At the time of building permit application, the landscape and irrigation plans shall demonstrate that the compensatory trees are planted in accordance with the City’s Engineering Standards for Tree Planting. 15. During site construction, the recommended tree protection measures described in the Arborist Report, dated June 13, 2024, by the Oakley Group shall be implemented to ensure that the nine (9) existing trees located on adjacent, neighboring properties to the northwest and southeast are not impacted by the proposed development. 16. During site construction, the Project Arborist shall supervise all construction work performed within and adjacent to the tree protection zone (TPZ) as indicated in the Arborist Report. Any work performed within the TPZ shall be done with hand tools so that the Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 7 Project Arborist is able to determine that there would be no more than 25% of root zone loss during construction. 17. Prior to final inspection, all compensatory tree plantings shall be completed in accordance with the approved landscape and irrigation plans. 18. California Fish and Game Code Section 3503.5 5 and the Migratory Bird Treaty Act of 1972 prevents the removal of trees with active nests. To account for most nesting birds, removal of trees should be scheduled to occur in the fall and winter (between September 1st and January 31st) and after the young have fledged. If removing trees during the nesting season (February 1st to August 31st), a qualified biologist shall inspect any trees marked for removal that contain nests to determine if the nests are active. If there are active nests, trees shall not be removed and may only be removed once a qualified biologist provides a confirmation memo that breeding and/or nesting is completed, and young have fledged the nest prior to removal of the tree to the satisfaction of the Community Development Director or City Biologist. Engineering Division – Community Development / Public Works Departments 19. The building plan submittal shall comply with all requirements and conditions of the Development Review and Tentative Subdivision approvals. 20. Park in-lieu fees shall be paid for each new dwelling unit prior to map recordation or at the time of building permit issuance, whichever comes first. The fees shall be based on the fee resolution in effect at the time. Credit for the removal of any lawful unit will be applied to the final fee. 21. The existing driveway approach shall be upgraded as necessary to provide disabled access behind the ramp per the Americans with Disabilities Act (ADA) and City standards to the approval of the Public Works Director. 22. Unless otherwise waived by the City Engineer, the existing fire hydrant located along the project frontage shall be upgraded to current City Standards. 23. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for surface parking lots for water quality and/or quality control purposes. Alternate paving material shall be approved to the satisfaction of the Community Development Director. 24. A soils report shall be provided at the time of building permit application. 25. The building plan submittal shall show and label all property lines, dedications, public easements, and private easements in accordance with the parcel map. The building plans shall show and label all existing and proposed survey monumentation for reference. The Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 8 plan shall note the required monument preservation or replacement for any disturbed monuments. 26. The building plan submittal shall show and label all existing and proposed frontage improvements and sidewalk furniture located within the public right-of-way to scale on the site plan for reference. Improvements to be shown include but are not limited to curb, gutter & sidewalk, driveway approaches, catch basins, curb ramps, fire hydrants, streetlights, utility poles, parking meters, curb and street painting, overhead and underground utility services, utility vaults, water meter vaults, water and sewer services, utility abandonments, street signs, sidewalk underdrains, fences, retaining walls, landscape improvements, and street trees. Plan must differentiate between existing frontage improvements and new frontage improvements. New improvements shall include reference to the applicable Engineering Standards. 27. Projects involving the construction of new structures require the complete frontage improvements to be installed and that the existing improvements be upgraded per City Engineering Standards. 28. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. Contact this office to set up a site visit to discuss sections to be repaired or replaced. All areas to be repaired or replaced shall be shown on the building plan submittal for reference. 29. A separate subdivision improvement or miscellaneous public improvement plan is not required. The building plan submittal may be used to show some or all of the required private on-site subdivision improvements. Improvements located within the public right- of-way will require a separate encroachment permit and associated inspection fees based on the fee schedule in effect at the time of permit issuance. A separate subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review and inspection of the public subdivision/development improvements and map in accordance with the most current fee resolution. 30. The building plan submittal shall show and note compliance with the Drainage Design Manual and drainage amendments per Section 1804.4.2 of the Cit of San Luis Obispo adopted Building Code. The submittal shall include a summary drainage report to evaluate any changes in grading and drainage. Improved or diverted drainage shall not be directed across the side or rear property lines unless conveyed to an existing waterway, a drainage easement, or where the discharge is designed in accordance with the Drainage Design Manual. 31. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show the proposed drainage. Include the finished floor elevation of the residences/garage, patio finish surface elevations, finish grade elevations, and yard drainage. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 9 32. The site development plan submittal shall show any parking, access, utility, site, and/or drainage improvements required to support the proposed subdivision. The building plan submittal shall show all existing public and/or private utilities and improvements shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the parcel map. Unless otherwise waived or deferred, the site/utility plan shall include drainage improvements, water, sewer, storm drains, gas, electricity, telephone, cable TV, and any related utility company meters for each parcel if applicable. Any utility relocations, demolitions, and/or other on-site work shall be completed with proper permits and receive final inspection prior to recordation of the parcel map. 33. Improved drainage shall be directed to a non-erosive outlet and ultimate discharge to the face of curb with an approved sidewalk underdrain per City Engineering Standards. 34. The building permit submittal shall show and note compliance with the Post Construction Stormwater Regulations and the City’s Drainage Design Manual. The altered and/or replaced frontage improvements shall be included in the area analysis. 35. The building plan submittal shall include a complete site utility plan showing all existing and proposed utilities along with all utility company meters. The plan shall show and note the abandonment of all existing utilities unless otherwise approved for re-use. 36. All new wire utilities to serve the development on all four parcels shall be underground. The underground wiring shall be achieved without a net increase in wood utility poles located within the public right-of-way unless otherwise approved by the City and serving utility companies. 37. Any easements including, but not limited to, provisions for all public and private utilities, access, grading, drainage, slope banks, construction, common driveways, and maintenance of the same shall be shown on the Parcel Map and/or shall be recorded separately prior to map recordation, if applicable. Said easements may be provided for in part or in total as blanket easements. 38. An agreement for the shared common driveway, drainage, and utilities shall be prepared and recorded concurrently with the Parcel Map. The agreement shall contain provisions for maintenance by the owners sharing the easement area described in the agreement. Additionally, parking shall not be permitted along the driveway or in front of the garages. 39. The Parcel Map may require a public pedestrian easement for the ADA sidewalk extension. 40. The subdivider shall dedicate a 10’ wide street tree and public utility easement across the frontage of each parcel fronting Johnson Avenue. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each parcel. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 10 41. The Parcel Map may be recorded prior to construction of the required public and/or private subdivision improvements. If so, the map conditions or code requirements may be satisfied by the preparation and approval of a subdivision improvement plan. 42. A Stormwater Operations and Maintenance Manual and Private Stormwater Conveyance Agreement shall be provided in conjunction with the development project. The stormwater conveyance agreement shall be recorded separate or concurrent with the map recordation. 43. Unless otherwise approved by the City, all stormwater BMPs shall be located on private property and not within the public right-of-way. If allowed within the right-of-way, a separate encroachment agreement will be required, and may be recorded concurrent with the Parcel Map. Utilities Department 44. A private utility easement and agreement including, but not limited to, water and sewer utilities shall be recorded prior to recordation of the final map and/or issuance of building permits, whichever occurs first. The recorded private easement and agreement shall set forth responsibilities for each parcel served, including responsibility for maintenance, inspection, and improvement of the shared sewer lateral. 45. The building permit submittal shall include a site utility plan showing the size of existing and proposed sewer and water services. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. The existing sewer lateral shall be removed or abandoned pursuant to the City’s Engineering Standards, and a new sewer lateral shall be constructed to serve the project, subject to the approval of the Utilities Director. 46. Engineer’s calculations shall be provided with the submittal of the building permit to confirm water meter sizes. Engineer’s calculations shall be provided with the submittal of the building permit for the proposed sewer generations and to confirm private sewer lateral capacity. 47. A private utility easement and agreement (including, but not limited to water and sewer utilities) shall be recorded prior to recordation of the final map and issuance of building permits. The recorded private easement and agreement shall set forth responsibilities for each parcel served (including responsibility for maintenance, inspection, and improvement of the shared sewer lateral). 48. The building permit submittal shall include a final landscape design plan and irrigation plan and identify the square footage of landscaping proposed as part of the project. If greater than 500 square feet, applicant shall provide a Maximum Applied Water Allowance (MAWA) calculation. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s maximum applied water allowance (MAWA). Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 11 49. Portable city water shall not be used for major construction activities, such as grading and dust control. Recycled water is available through the City’s Construction Water Permit program. Indemnification 50. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers, and employees from any claim, action, or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this project, and all actions relating thereto, including, but not limited to, environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Applicable Application or Code Requirements and Informational Notes 51. The subdivision shall be recorded with a Parcel Map. The Parcel Map preparation and monumentation shall be in accordance with the City’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The Parcel Map shall use U.S. Customary Units in accordance with the current City Engineering Standards. 52. The Parcel Map, exhibits, and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 53. The geotechnical report for the project shall be referenced on the Parcel Map in accordance with the City’s Subdivision Regulations and the Subdivision Map Act. 54. A subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review and inspection of the public subdivision or development improvements and map in accordance with the most current fee resolution. The foregoing document was passed and adopted this 17th day of June 2024. Community Development Director Timothea Tway By: Brian Leveille, Hearing Officer Parcel Map Check Report Client: Prepared by: 23-056 Michael B Stanton 3160 JOHNSON AVE. REVISED MBS Land Surveys 3559 S Higuera St. Date: 6/6/2023 1:44:28 PM Parcel Name: PARCEL C OF 14RS27 REVISED - Property : 1 Description: Process segment order counterclockwise: False Enable mapcheck across chord: False North:4,880.3602' East:5,149.2717' Segment# 1: Curve Length: 58.90' Radius: 738.00' Delta: 4°34'21" Tangent: 29.46' Chord: 58.88' Course: N46° 02' 20"W Course In: S46° 14' 50"W Course Out: N41° 40' 29"E RP North: 4,369.9977' East: 4,616.1918' End North: 4,921.2332' East: 5,106.8887' Segment# 2: Line Course: N40° 00' 03"E Length: 169.02' North: 5,050.7085' East: 5,215.5345' Segment# 3: Line Course: S53° 06' 03"E Length: 19.19' North: 5,039.1866' East: 5,230.8806' Segment# 4: Line Course: S22° 35' 18"E Length: 87.18' North: 4,958.6944' East: 5,264.3671' Segment# 5: Line Course: S55° 45' 33"W Length: 139.22' North: 4,880.3591' East: 5,149.2768' Perimeter: 473.50' Area: 12,573Sq.Ft. Error Closure: 0.0052 Course: S77° 27' 32"E Error North : -0.00113 East: 0.00507 Precision 1: 91,059.62 Opera&ng Agreement 3160 Johnson LLC This Agreement, dated March 2nd, 2023, for reference, is entered into by and between Jordan Knauer, located at 1317 Chorro Drive , San Luis Obispo, CA 93401 and Shahriar Rami Zarnegar, located at 1199 Longview Drive, Pismo Beach CA 93449 and John Ruda, 1231 Paseo Ladera, Arroyo Grande CA 93420. Recitals 1) 3160 Johnson LLC is a company that Jordan Knauer, Shahriar Rami Zarnegar and John Ruda are its sole members. 2) Jordan Knauer, Shahriar Rami Zarnegar and John Ruda are the managing members of 3160 Johnson LLC. 3) 3160 Johnson LLC was formed in 2023. Terms and Provisions 1). Term. The term of this Agreement shall commence on the effec&ve date. The Agreement shall con&nue in effect unless terminated as hereinaSer provided in this Agreement. 2). Jordan Knauer will be responsible for the overall du&es of 3160 Johnson LLC, including construc&on, accoun&ng, marke&ng and various other du&es which will be required to benefit the company 3) Shahriar Rami Zarnegar and John Ruda will give input during the course of the project. 4). Compensa&on- 33.33% for all partners. This is an equal partnership. 5). Applicable Law- This Agreement will be governed by and construed in accordance with the laws of the State of California 6). Time is of the Essence- Time is of the essence of the Agreement. IN WITNESS WHEREOF, the par&es have executed this Agreement as of the date set forth above, under their own free will as follows: Jordan Knauer Shahriar Rami Zarnegar John Ruda Managing Member Managing Member Managing Member ______________________ ______________________ ______________________ Date__________________ Date___________________ Date___________________ DocuSign Envelope ID: A250D418-2C2A-4171-B8DE-A6C4766F4FD9 3/6/2023 | 4:41 PM PST3/6/2023 | 4:39 PM PST 3/6/2023 | 5:16 PM PST CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 1 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 PRELIMINARY REPORT In response to the application for a policy of title insurance referenced herein, Fidelity National Title Company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a policy or policies of title insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an exception herein or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations or Conditions of said policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Attachment One. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Attachment One. Copies of the policy forms should be read. They are available from the office which issued this report. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested. The policy(ies) of title insurance to be issued hereunder will be policy(ies) of Fidelity National Title Insurance Company, a Florida corporation. Please read the exceptions shown or referred to herein and the exceptions and exclusions set forth in Attachment One of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects and encumbrances affecting title to the land. Fidelity National Title Insurance Company By: Countersigned By: Authorized Officer or Agent Michael J. Nolan, President Attest: Marjorie Nemzura, Secretary CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 2 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 Visit Us on our Website: www.fntic.com ISSUING OFFICE: 1212 Marsh Street, Suite 2, San Luis Obispo, CA 93401 Another Prompt Delivery From Fidelity National Title Company Title Department Where Local Experience And Expertise Make A Difference PRELIMINARY REPORT Amendment A Title Officer: Reece Benson Email: rbenson@fnf.com Title No.:FSLC-512300272-RB TO:Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 Attn: Jordan Knauer PROPERTY ADDRESS(ES):3160 Johnson Avenue, San Luis Obispo, CA EFFECTIVE DATE: June 24, 2024 at 07:30 AM The form of policy or policies of title insurance contemplated by this report is: CLTA Parcel Map 1.THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A FEE 2.TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: 3160 Johnson, LLC 3.THE LAND REFERRED TO IN THIS REPORT IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF EXHIBIT "A" Legal Description CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 3 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 For APN/Parcel ID(s):004-523-016 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 36, IN TOWNSHIP 30 SOUTH, RANGE 12 EAST, MOUNT DIABLO BASE AND MERIDIAN, IN THE CITY OF SAN LUIS OBISPO, ACCORDING TO THE OFFICIAL PLAT OF THE SURVEY OF SAID LANDS APPROVED BY THE SURVEYOR GENERAL ON NOVEMBER 30, 1867, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE NORTH 56° 41' 40" WEST, 1810.65 FEET; THENCE SOUTH 56° 13' WEST (RECORD SOUTH 56° 33' WEST) 139.78 FEET TO THE EASTERLY CORNER OF THE PROPERTY CONVEYED TO THE CITY OF SAN LUIS OBISPO BY DEED RECORDED JUNE 19, 1964 IN BOOK 1302, AT PAGE 549 OF OFFICIAL RECORDS; THENCE ALONG THE NORTHEASTERLY LINE OF THE PROPERTY SO CONVEYED, ON A CURVE TO THE LEFT, TANGENT TO A LINE THAT BEARS NORTH 43° 39' 10" WEST, WITH A RADIUS OF 738.00 FEET, THROUGH AN ANGLE OF 4° 30' 58" FOR A DISTANCE OF 58.17 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID LAST NAMED CURVE THROUGH AN ANGLE OF 9° 00' 34" FOR A DISTANCE OF 116.05 FEET; THENCE NORTH 57° 08' WEST, 15.83 FEET TO THE MOST NORTHERLY CORNER OF THE PROPERTY SO CONVEYED TO THE CITY OF SAN LUIS OBISPO AND BEING A POINT ON THE NORTHWESTERLY LINE OF THE PROPERTY CONVEYED TO W. B. BUTLER, ET UX., BY DEED RECORDED MAY 9, 1946 IN BOOK 407, PAGE 74 OF OFFICIAL RECORDS; THENCE NORTH 27° 38' EAST, ALONG SAID NORTHWESTERLY LINE, 174.31 FEET TO THE NORTHERLY CORNER THEREOF; THENCE SOUTH 52° 24' EAST ALONG THE NORTHEASTERLY LINE OF THE PROPERTY SO CONVEYED 170.00 FEET; THENCE SOUTH 40° 20' 30" WEST, 170.02 FEET TO THE TRUE POINT OF BEGINNING. SAID PROPERTY IS SHOWN AS PARCELS A AND B ON MAP RECORDED AUGUST 6, 1964 IN BOOK 14, AT PAGE 27 OF RECORD OF SURVEYS. Title No.: FSLC-512300272-RB Amendment: A CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 4 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 AT THE DATE HEREOF, EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN SAID POLICY FORM WOULD BE AS FOLLOWS: 1.Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 20234-2025. 2.Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2023-2024. 3.The lien of supplemental or escaped assessments of property taxes, if any, made pursuant to the provisions of Chapter 3.5 (commencing with Section 75) or Part 2, Chapter 3, Articles 3 and 4, respectively, of the Revenue and Taxation Code of the State of California as a result of the transfer of title to the vestee named in Schedule A or as a result of changes in ownership or new construction occurring prior to Date of Policy. 4.Any liens or other assessments, bonds, or special district liens including without limitation, Community Facility Districts, that arise by reason of any local, City, Municipal or County Project or Special District. 5.Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to:Herbert L. McKeen, et ux Purpose:Water Pipe Line Recording Date:March 27, 1941 Recording No.:Book 294, Page 48, of Official Records Affects:said land 6.The search did not disclose any open mortgages or deeds of trust of record, therefore the Company reserves the right to require further evidence to confirm that the property is unencumbered, and further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. Title No.: FSLC-512300272-RB Amendment: A EXCEPTIONS (continued) CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 5 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 7.The Company will require the following documents for review prior to the issuance of any title assurance predicated upon a conveyance or encumbrance from the entity named below: Limited Liability Company: 3160 Johnson, LLC a)A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member b)If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendments thereto with the appropriate filing stamps c)If the Limited Liability Company is member-managed, a full and complete current list of members certified by the appropriate manager or member d)A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created e)If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing The Company reserves the right to add additional items or make further requirements after review of the requested documentation. END OF EXCEPTIONS Title No.: FSLC-512300272-RB Amendment: A CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 6 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 NOTES Note 1.Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. Note 2.Pursuant to Government Code Section 27388.1, as amended and effective as of 1-1-2018, a Documentary Transfer Tax (DTT) Affidavit may be required to be completed and submitted with each document when DTT is being paid or when an exemption is being claimed from paying the tax. If a governmental agency is a party to the document, the form will not be required. DTT Affidavits may be available at a Tax Assessor-County Clerk-Recorder. Note 3.Property taxes, for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax ID No.:004-523-016 Fiscal Year:2022-2023 1st Installment:$480.20 2nd Installment:$480.20 Exemption:$0.00 Land:$43,814.00 Improvements:$46,941.00 Personal Property:$0.00 Code Area:003-000 Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. Note 4.Note: The Company is not aware of any matters which would cause it to decline to attach CLTA Endorsement Form 116 indicating that there is located on said Land a Single Family Residence, known as 3160 Johnson Avenue, San Luis Obispo, California, to an Extended Coverage Loan Policy. Note 5.Note: The only conveyances(s) affecting said Land, which recorded within 24 months of the date of this report, are as follows: Affidavit of Death of Trustee: Recording Date:March 7, 2023 Recording No.:2023006204, of Official Records Grantor:Alison Lee Luis, Succethor Trustee of the Paul Living Trust dated January 23, 2003 Grantee:3160 Johnson, LLC Recording Date:March 7, 2023 Recording No.:2023006205, of Official Records Title No.: FSLC-512300272-RB Amendment: A NOTES (continued) CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 7 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 Note 6.If a county recorder, title insurance company, escrow company, real estate agent or association provides a copy of the declaration, governing document or deed to any person, California law requires that the document provided shall include a statement regarding any unlawful restrictions. Said statement is to be in at least 14-point bold faced typed and may be stamped on the first page of any document provided or included as a cover page attached to the requested document. Should a party to this transaction request a copy of any document reported herein that fits this category, the statement is to be included in the manner described. Note 7.The application for title insurance was placed by reference to only a street address or tax identification number. The proposed Insured must confirm that the legal description in this report covers the parcel(s) of Land requested to be insured. If the legal description is incorrect, the proposed Insured must notify the Company and/or the settlement company in order to prevent errors and to be certain that the legal description for the intended parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Note 8.Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of an agent, an authorized employee of the insured lender, or by using Bancserv or other approved third-party service. If the above requirements cannot be met, please call the company at the number provided in this report. Title No.: FSLC-512300272-RB Amendment: A NOTES (continued) CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 8 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 Note 9.The following Exclusion(s) are added to preliminary reports, commitments and will be included as an endorsement in the following policies A.2006 ALTA Owner's Policy (06-17-06). 6.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. B.2006 ALTA Loan Policy (06-17-06). 8. Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. 9.Any claim of invalidity, unenforceability, or lack of priority of the lien of the Insured Mortgage based on the application of a Tribe's law resulting from the failure of the Insured Mortgage to specify State law as the governing law with respect to the lien of the Insured Mortgage. C.ALTA Homeowner's Policy of Title Insurance (12-02-13) and CLTA Homeowner's Policy of Title Insurance (12-02-13). 10.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. D.ALTA Expanded Coverage Residential Loan Policy - Assessments Priority (04-02-15). 12.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. 13.Any claim of invalidity, unenforceability, or lack of priority of the lien of the Insured Mortgage based on the application of a Tribe's law resulting from the failure of the Insured Mortgage to specify State law as the governing law with respect to the lien of the Insured Mortgage. E.ALTA Expanded Coverage Residential Loan Policy - Assessments Priority (04-02-15). 7.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the public records but that would be disclosed by an examination of any records maintained by or on behalf of a tribe or on behalf of its members. 8.Any claim of invalidity, unenforceability, or lack of priority of the lien of the insured mortgage based on the application of a tribe's law resulting from the failure of the insured mortgage to specify state law as the governing law with respect to the lien of the insured mortgage. END OF NOTES Wire Fraud Alert Original Effective Date:5/11/2017 Current Version Date:5/11/2017 FSLC-512300272 - WIRE0016 (DSI Rev. 12/07/17) TM and © Fidelity National Financial, Inc. and/or an affiliate. All rights reserved WIRE FRAUD ALERT This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster. USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts. USE MULTI-FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire-fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation:Internet Crime Complaint Center: http://www.fbi.gov http://www.ic3.gov Privacy Statement Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc ----FSLC-512300272 FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective December 1, 2023 Fidelity National Financial, Inc. and its majority-owned subsidiary companies (collectively, "FNF," "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information. A limited number of FNF subsidiaries have their own privacy notices. If a subsidiary has its own privacy notice, the privacy notice will be available on the subsidiary's website and this Privacy Notice does not apply. Collection of Personal Information FNF may collect the following categories of Personal Information: contact information (e.g., name, address, phone number, email address); demographic information (e.g., date of birth, gender, marital status); identity information (e.g. Social Security Number, driver's license, passport, or other government ID number); financial account information (e.g. loan or bank account information); and other personal information necessary to provide products or services to you. We may collect Personal Information about you from: information we receive from you or your agent; information about your transactions with FNF, our affiliates, or others; and information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others. Collection of Browsing Information FNF automatically collects the following types of Browsing Information when you access an FNF website, online service, or application (each an "FNF Website") from your Internet browser, computer, and/or device: Internet Protocol (IP) address and operating system; browser version, language, and type; domain name system requests; and browsing history on the FNF Website, such as date and time of your visit to the FNF Website and visits to the pages within the FNF Website. Like most websites, our servers automatically log each visitor to the FNF Website and may collect the Browsing Information described above. We use Browsing Information for system administration, troubleshooting, fraud investigation, and to improve our websites. 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This information is used to improve our websites. Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser. Privacy Statement Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc ----FSLC-512300272 Links to Other Sites. FNF Websites may contain links to unaffiliated third-party websites. FNF is not responsible for the privacy practices or content of those websites. We recommend that you read the privacy policy of every website you visit. Use of Personal Information FNF uses Personal Information for these main purposes: To provide products and services to you or in connection with a transaction involving you. To improve our products and services. To communicate with you about our, our affiliates', and others' products and services, jointly or independently. To provide reviews and testimonials about our services, with your consent. 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FNF Website Services for Mortgage Loans Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except as required or authorized by contract with the mortgage loan servicer or lender, or as required by law or in the good-faith belief that such disclosure is necessary: to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public. Your Consent To This Privacy Notice; Notice Changes By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The Privacy Notice's effective date will show the last date changes were made. If you provide information to us following any change of the Privacy Notice, that signifies your assent to and acceptance of the changes to the Privacy Notice. Accessing and Correcting Information; Contact Us If you have questions or would like to correct your Personal Information, visit FNF's Privacy Inquiry Website or contact us by phone at (888) 714-2710, by email at privacy@fnf.com, or by mail to: Fidelity National Financial, Inc. 601 Riverside Avenue, Jacksonville, Florida 32204 Attn: Chief Privacy Officer Privacy Statement Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc ----FSLC-512300272 ATTACHMENT ONE Attachment One (11/04/22) CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - 1990 (11-09-18) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1.(a)Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2.Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3.Defects, liens, encumbrances, adverse claims or other matters: (a)whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b)not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant; (d)attaching or created subsequent to Date of Policy; or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4.Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated. 5.Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6.Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1.Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2.Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3.Easements, liens or encumbrances, or claims thereof, not shown by the public records. 4.Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6.Any lien or right to a lien for services, labor or material unless such lien is shown by the public records at Date of Policy. EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART II (Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE OWNER'S POLICY (02-04-22) EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions, or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection. b.any governmental forfeiture, police, regulatory, or national security power. c.the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6. 2.Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed, or agreed to by the Insured Claimant; b.not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; c.resulting in no loss or damage to the Insured Claimant; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or e.resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights law, that the transaction vesting the Title as shown in Schedule A is a: a.fraudulent conveyance or fraudulent transfer; b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii.for any other reason not stated in Covered Risk 9.b. 5.Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8. 6.Any lien on the Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b. 7 Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. EXCEPTIONS FROM COVERAGE Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage. This policy does not insure against loss or damage and the Company will not pay costs, attorneys’ fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters: PART I 1.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land. 3.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 4.Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6.Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy. 7.Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. PART II (Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (7-01-21) EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy and We will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions, or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection. b.any governmental forfeiture, police, or regulatory, or national security power. c.the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23, or 27. 2.Any power to take the Land by condemnation. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 17. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed, or agreed to by You; b.not Known to Us, not recorded in the Public Records at the Date of Policy, but Known to You and not disclosed in writing to Us by You prior to the date You became an Insured under this policy; c.resulting in no loss or damage to You; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 5, 8.f., 25, 26, 27, 28, or 32); or e.resulting in loss or damage that would not have been sustained if You paid consideration sufficient to qualify You as a bona fide purchaser of the Title at the Date of Policy. 4.Lack of a right: a.to any land outside the area specifically described and referred to in Item 3 of Schedule A; and b.in any street, road, avenue, alley, lane, right-of-way, body of water, or waterway that abut the Land. Exclusion 4 does not modify or limit the coverage provided under Covered Risk 11 or 21. 5.The failure of Your existing structures, or any portion of Your existing structures, to have been constructed before, on, or after the Date of Policy in accordance with applicable building codes. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 14 or 15. 6.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transfer of the Title to You is a: a.fraudulent conveyance or fraudulent transfer; b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii.for any other reason not stated in Covered Risk 30. 7.Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence. 8.Negligence by a person or an entity exercising a right to extract or develop oil, gas, minerals, groundwater, or any other subsurface substance. 9.Any lien on Your Title for real estate taxes or assessments, imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 9 does not modify or limit the coverage provided under Covered Risk 8.a or 27. 10.Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows: •For Covered Risk 16, 18, 19 and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 10,000.00 Covered Risk 18:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 19:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 21:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 5,000.00 ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (12-02-13) EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1.Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a.building; b.zoning; c.land use; d.improvements on the Land; e.land division; and f.environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2.The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3.The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4.Risks: a.that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b.that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c.that result in no loss to You; or d.that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5.Failure to pay value for Your Title. 6.Lack of a right: a.to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b.in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21. 7.The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors’ rights laws. 8.Contamination, explosion, fire, flooding, vibration, fracturing, earthquake or subsidence. 9.Negligence by a person or an Entity exercising a right to extract or develop minerals, water, or any other substances. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows: •For Covered Risk 16, 18, 19 and 21, Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 10,000.00 Covered Risk 18:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 19:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 21:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 5,000.00 ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) ALTA OWNER’S POLICY (07-01-2021) EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions, or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection. b.any governmental forfeiture, police, regulatory, or national security power. c.the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6. 2.Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed, or agreed to by the Insured Claimant; b.not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; c.resulting in no loss or damage to the Insured Claimant; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or e.resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transaction vesting the Title as shown in Schedule A is a: a.fraudulent conveyance or fraudulent transfer; b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii.for any other reason not stated in Covered Risk 9.b. 5.Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8. 6.Any lien on the Title for real estate taxes or assessments, imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b. 7.Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. EXCEPTIONS FROM COVERAGE Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage. This policy does not insure against loss or damage and the Company will not pay costs, attorneys' fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters: NOTE: The 2021 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed as 1 through 7 below: 1.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land or (b) asserted by persons or parties in possession of the Land. 3.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 4.Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6.Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy. 7.Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) 2006 ALTA OWNER’S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1.(a)Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i)the occupancy, use, or enjoyment of the Land; (ii)the character, dimensions, or location of any improvement erected on the Land; (iii)the subdivision of land; or (iv)environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b)Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2.Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3.Defects, liens, encumbrances, adverse claims, or other matters (a)created, suffered, assumed, or agreed to by the Insured Claimant; (b)not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c)resulting in no loss or damage to the Insured Claimant; (d)attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e)resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is (a)a fraudulent conveyance or fraudulent transfer; or (b)a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5.Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees, or expenses that arise by reason of: NOTE: The 2006 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed below as 1 through 7 below: 1.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land. 3.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 4.Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6.Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.] 7.Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. Notice of Available Discounts Notice of Available Discounts Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 07.10.19 ----FSLC-512300272 Pursuant to Section 2355.3 in Title 10 of the California Code of Regulations Fidelity National Financial, Inc. and its subsidiaries ("FNF") must deliver a notice of each discount available under our current rate filing along with the delivery of escrow instructions, a preliminary report or commitment. Please be aware that the provision of this notice does not constitute a waiver of the consumer's right to be charged the filed rate. As such, your transaction may not qualify for the below discounts. You are encouraged to discuss the applicability of one or more of the below discounts with a Company representative. These discounts are generally described below; consult the rate manual for a full description of the terms, conditions and requirements for such discount. These discounts only apply to transactions involving services rendered by the FNF Family of Companies. This notice only applies to transactions involving property improved with a one-to-four family residential dwelling. Not all discounts are offered by every FNF Company. The discount will only be applicable to the FNF Company as indicated by the named discount. FNF Underwritten Title Companies Underwritten by FNF Underwriters CTC - Chicago Title Company CTIC - Chicago Title Insurance Company CLTC - Commonwealth Land Title Company CLTIC - Commonwealth Land Title Insurance Company FNTC - Fidelity National Title Company of California FNTIC - Fidelity National Title Insurance Company FNTCCA - Fidelity National Title Company of California CTIC - Chicago Title Insurance Company TICOR - Ticor Title Company of California LTC - Lawyer's Title Company SLTC - ServiceLink Title Company Available Discounts DISASTER LOANS (CTIC, CLTIC, FNTIC) The charge for a Lender's Policy (Standard or Extended coverage) covering the financing or refinancing by an owner of record, within twenty-four (24) months of the date of a declaration of a disaster area by the government of the United States or the State of California on any land located in said area, which was partially or totally destroyed in the disaster, will be fifty percent (50%) of the appropriate title insurance rate. CHURCHES OR CHARITABLE NON-PROFIT ORGANIZATIONS (CTIC, FNTIC) On properties used as a church or for charitable purposes within the scope of the normal activities of such entities, provided said charge is normally the church's obligation the charge for an owner's policy shall be fifty percent (50%) to seventy percent (70%) of the appropriate title insurance rate, depending on the type of coverage selected. The charge for a lender's policy shall be forty percent (40%) to fifty percent (50%) of the appropriate title insurance rate, depending on the type of coverage selected. MILITARY DISCOUNT RATE Upon the Company being advised in writing and prior to the closing of the transaction that an active duty, honorably separated, or retired member of the United States Military or Military Reserves or National Guard is acquiring or selling an owner occupied one-to-four family property, the selling owner or acquiring buyer, as applicable, will be entitled to a discount equal to fifteen percent (15%) of the otherwise applicable rates such party would be charged for title insurance policies. Minimum charge: Four Hundred Twenty-Five And No/100 Dollars ($425.00) The Company may require appropriate proof of eligibility from the parties to the transaction verifying they are entitled to the discount as described. No other discounts or special rates, or combination of discounts or special rates, shall be applicable. CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 1 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 PRELIMINARY REPORT In response to the application for a policy of title insurance referenced herein, Fidelity National Title Company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a policy or policies of title insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an exception herein or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations or Conditions of said policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Attachment One. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Attachment One. Copies of the policy forms should be read. They are available from the office which issued this report. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested. The policy(ies) of title insurance to be issued hereunder will be policy(ies) of Fidelity National Title Insurance Company, a Florida corporation. Please read the exceptions shown or referred to herein and the exceptions and exclusions set forth in Attachment One of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects and encumbrances affecting title to the land. Fidelity National Title Insurance Company By: Countersigned By: Authorized Officer or Agent Michael J. Nolan, President Attest: Marjorie Nemzura, Secretary CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 2 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 Visit Us on our Website: www.fntic.com ISSUING OFFICE: 1212 Marsh Street, Suite 2, San Luis Obispo, CA 93401 Another Prompt Delivery From Fidelity National Title Company Title Department Where Local Experience And Expertise Make A Difference PRELIMINARY REPORT Amendment A Title Officer: Reece Benson Email: rbenson@fnf.com Title No.:FSLC-512300272-RB TO:Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 Attn: Jordan Knauer PROPERTY ADDRESS(ES):3160 Johnson Avenue, San Luis Obispo, CA EFFECTIVE DATE: June 24, 2024 at 07:30 AM The form of policy or policies of title insurance contemplated by this report is: CLTA Parcel Map 1.THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A FEE 2.TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: 3160 Johnson, LLC 3.THE LAND REFERRED TO IN THIS REPORT IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF EXHIBIT "A" Legal Description CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 3 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 For APN/Parcel ID(s):004-523-016 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 36, IN TOWNSHIP 30 SOUTH, RANGE 12 EAST, MOUNT DIABLO BASE AND MERIDIAN, IN THE CITY OF SAN LUIS OBISPO, ACCORDING TO THE OFFICIAL PLAT OF THE SURVEY OF SAID LANDS APPROVED BY THE SURVEYOR GENERAL ON NOVEMBER 30, 1867, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE NORTH 56° 41' 40" WEST, 1810.65 FEET; THENCE SOUTH 56° 13' WEST (RECORD SOUTH 56° 33' WEST) 139.78 FEET TO THE EASTERLY CORNER OF THE PROPERTY CONVEYED TO THE CITY OF SAN LUIS OBISPO BY DEED RECORDED JUNE 19, 1964 IN BOOK 1302, AT PAGE 549 OF OFFICIAL RECORDS; THENCE ALONG THE NORTHEASTERLY LINE OF THE PROPERTY SO CONVEYED, ON A CURVE TO THE LEFT, TANGENT TO A LINE THAT BEARS NORTH 43° 39' 10" WEST, WITH A RADIUS OF 738.00 FEET, THROUGH AN ANGLE OF 4° 30' 58" FOR A DISTANCE OF 58.17 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID LAST NAMED CURVE THROUGH AN ANGLE OF 9° 00' 34" FOR A DISTANCE OF 116.05 FEET; THENCE NORTH 57° 08' WEST, 15.83 FEET TO THE MOST NORTHERLY CORNER OF THE PROPERTY SO CONVEYED TO THE CITY OF SAN LUIS OBISPO AND BEING A POINT ON THE NORTHWESTERLY LINE OF THE PROPERTY CONVEYED TO W. B. BUTLER, ET UX., BY DEED RECORDED MAY 9, 1946 IN BOOK 407, PAGE 74 OF OFFICIAL RECORDS; THENCE NORTH 27° 38' EAST, ALONG SAID NORTHWESTERLY LINE, 174.31 FEET TO THE NORTHERLY CORNER THEREOF; THENCE SOUTH 52° 24' EAST ALONG THE NORTHEASTERLY LINE OF THE PROPERTY SO CONVEYED 170.00 FEET; THENCE SOUTH 40° 20' 30" WEST, 170.02 FEET TO THE TRUE POINT OF BEGINNING. SAID PROPERTY IS SHOWN AS PARCELS A AND B ON MAP RECORDED AUGUST 6, 1964 IN BOOK 14, AT PAGE 27 OF RECORD OF SURVEYS. Title No.: FSLC-512300272-RB Amendment: A CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 4 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 AT THE DATE HEREOF, EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN SAID POLICY FORM WOULD BE AS FOLLOWS: 1.Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 20234-2025. 2.Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2023-2024. 3.The lien of supplemental or escaped assessments of property taxes, if any, made pursuant to the provisions of Chapter 3.5 (commencing with Section 75) or Part 2, Chapter 3, Articles 3 and 4, respectively, of the Revenue and Taxation Code of the State of California as a result of the transfer of title to the vestee named in Schedule A or as a result of changes in ownership or new construction occurring prior to Date of Policy. 4.Any liens or other assessments, bonds, or special district liens including without limitation, Community Facility Districts, that arise by reason of any local, City, Municipal or County Project or Special District. 5.Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to:Herbert L. McKeen, et ux Purpose:Water Pipe Line Recording Date:March 27, 1941 Recording No.:Book 294, Page 48, of Official Records Affects:said land 6.The search did not disclose any open mortgages or deeds of trust of record, therefore the Company reserves the right to require further evidence to confirm that the property is unencumbered, and further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. Title No.: FSLC-512300272-RB Amendment: A EXCEPTIONS (continued) CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 5 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 7.The Company will require the following documents for review prior to the issuance of any title assurance predicated upon a conveyance or encumbrance from the entity named below: Limited Liability Company: 3160 Johnson, LLC a)A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member b)If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendments thereto with the appropriate filing stamps c)If the Limited Liability Company is member-managed, a full and complete current list of members certified by the appropriate manager or member d)A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created e)If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing The Company reserves the right to add additional items or make further requirements after review of the requested documentation. END OF EXCEPTIONS Title No.: FSLC-512300272-RB Amendment: A CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 6 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 NOTES Note 1.Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. Note 2.Pursuant to Government Code Section 27388.1, as amended and effective as of 1-1-2018, a Documentary Transfer Tax (DTT) Affidavit may be required to be completed and submitted with each document when DTT is being paid or when an exemption is being claimed from paying the tax. If a governmental agency is a party to the document, the form will not be required. DTT Affidavits may be available at a Tax Assessor-County Clerk-Recorder. Note 3.Property taxes, for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax ID No.:004-523-016 Fiscal Year:2022-2023 1st Installment:$480.20 2nd Installment:$480.20 Exemption:$0.00 Land:$43,814.00 Improvements:$46,941.00 Personal Property:$0.00 Code Area:003-000 Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. Note 4.Note: The Company is not aware of any matters which would cause it to decline to attach CLTA Endorsement Form 116 indicating that there is located on said Land a Single Family Residence, known as 3160 Johnson Avenue, San Luis Obispo, California, to an Extended Coverage Loan Policy. Note 5.Note: The only conveyances(s) affecting said Land, which recorded within 24 months of the date of this report, are as follows: Affidavit of Death of Trustee: Recording Date:March 7, 2023 Recording No.:2023006204, of Official Records Grantor:Alison Lee Luis, Succethor Trustee of the Paul Living Trust dated January 23, 2003 Grantee:3160 Johnson, LLC Recording Date:March 7, 2023 Recording No.:2023006205, of Official Records Title No.: FSLC-512300272-RB Amendment: A NOTES (continued) CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 7 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 Note 6.If a county recorder, title insurance company, escrow company, real estate agent or association provides a copy of the declaration, governing document or deed to any person, California law requires that the document provided shall include a statement regarding any unlawful restrictions. Said statement is to be in at least 14-point bold faced typed and may be stamped on the first page of any document provided or included as a cover page attached to the requested document. Should a party to this transaction request a copy of any document reported herein that fits this category, the statement is to be included in the manner described. Note 7.The application for title insurance was placed by reference to only a street address or tax identification number. The proposed Insured must confirm that the legal description in this report covers the parcel(s) of Land requested to be insured. If the legal description is incorrect, the proposed Insured must notify the Company and/or the settlement company in order to prevent errors and to be certain that the legal description for the intended parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Note 8.Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of an agent, an authorized employee of the insured lender, or by using Bancserv or other approved third-party service. If the above requirements cannot be met, please call the company at the number provided in this report. Title No.: FSLC-512300272-RB Amendment: A NOTES (continued) CLTA Preliminary Report Form - Modified (11.17.06)Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 08.09.23 8 CA-FT-FSLC-01500.074051-SPS-1-24-FSLC-512300272 Note 9.The following Exclusion(s) are added to preliminary reports, commitments and will be included as an endorsement in the following policies A.2006 ALTA Owner's Policy (06-17-06). 6.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. B.2006 ALTA Loan Policy (06-17-06). 8. Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. 9.Any claim of invalidity, unenforceability, or lack of priority of the lien of the Insured Mortgage based on the application of a Tribe's law resulting from the failure of the Insured Mortgage to specify State law as the governing law with respect to the lien of the Insured Mortgage. C.ALTA Homeowner's Policy of Title Insurance (12-02-13) and CLTA Homeowner's Policy of Title Insurance (12-02-13). 10.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. D.ALTA Expanded Coverage Residential Loan Policy - Assessments Priority (04-02-15). 12.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the Public Records but that would be disclosed by an examination of any records maintained by or on behalf of a Tribe or on behalf of its members. 13.Any claim of invalidity, unenforceability, or lack of priority of the lien of the Insured Mortgage based on the application of a Tribe's law resulting from the failure of the Insured Mortgage to specify State law as the governing law with respect to the lien of the Insured Mortgage. E.ALTA Expanded Coverage Residential Loan Policy - Assessments Priority (04-02-15). 7.Defects, liens, encumbrances, adverse claims, notices, or other matters not appearing in the public records but that would be disclosed by an examination of any records maintained by or on behalf of a tribe or on behalf of its members. 8.Any claim of invalidity, unenforceability, or lack of priority of the lien of the insured mortgage based on the application of a tribe's law resulting from the failure of the insured mortgage to specify state law as the governing law with respect to the lien of the insured mortgage. END OF NOTES Wire Fraud Alert Original Effective Date:5/11/2017 Current Version Date:5/11/2017 FSLC-512300272 - WIRE0016 (DSI Rev. 12/07/17) TM and © Fidelity National Financial, Inc. and/or an affiliate. All rights reserved WIRE FRAUD ALERT This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster. USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts. USE MULTI-FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire-fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation:Internet Crime Complaint Center: http://www.fbi.gov http://www.ic3.gov Privacy Statement Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc ----FSLC-512300272 FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective December 1, 2023 Fidelity National Financial, Inc. and its majority-owned subsidiary companies (collectively, "FNF," "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information. A limited number of FNF subsidiaries have their own privacy notices. If a subsidiary has its own privacy notice, the privacy notice will be available on the subsidiary's website and this Privacy Notice does not apply. Collection of Personal Information FNF may collect the following categories of Personal Information: contact information (e.g., name, address, phone number, email address); demographic information (e.g., date of birth, gender, marital status); identity information (e.g. Social Security Number, driver's license, passport, or other government ID number); financial account information (e.g. loan or bank account information); and other personal information necessary to provide products or services to you. We may collect Personal Information about you from: information we receive from you or your agent; information about your transactions with FNF, our affiliates, or others; and information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others. Collection of Browsing Information FNF automatically collects the following types of Browsing Information when you access an FNF website, online service, or application (each an "FNF Website") from your Internet browser, computer, and/or device: Internet Protocol (IP) address and operating system; browser version, language, and type; domain name system requests; and browsing history on the FNF Website, such as date and time of your visit to the FNF Website and visits to the pages within the FNF Website. Like most websites, our servers automatically log each visitor to the FNF Website and may collect the Browsing Information described above. We use Browsing Information for system administration, troubleshooting, fraud investigation, and to improve our websites. Browsing Information generally does not reveal anything personal about you, though if you have created a user account for an FNF Website and are logged into that account, the FNF Website may be able to link certain browsing activity to your user account. Other Online Specifics Cookies. When you visit an FNF Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. Information gathered using cookies helps us improve your user experience. For example, a cookie can help the website load properly or can customize the display page based on your browser type and user preferences. You can choose whether or not to accept cookies by changing your Internet browser settings. Be aware that doing so may impair or limit some functionality of the FNF Website. Web Beacons. We use web beacons to determine when and how many times a page has been viewed. This information is used to improve our websites. Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser. Privacy Statement Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc ----FSLC-512300272 Links to Other Sites. FNF Websites may contain links to unaffiliated third-party websites. FNF is not responsible for the privacy practices or content of those websites. We recommend that you read the privacy policy of every website you visit. Use of Personal Information FNF uses Personal Information for these main purposes: To provide products and services to you or in connection with a transaction involving you. To improve our products and services. To communicate with you about our, our affiliates', and others' products and services, jointly or independently. To provide reviews and testimonials about our services, with your consent. When Information Is Disclosed We may disclose your Personal Information and Browsing Information in the following circumstances: to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure; to affiliated or nonaffiliated service providers who provide or perform services or functions on our behalf and who agree to use the information only to provide such services or functions; to affiliated or nonaffiliated third parties with whom we perform joint marketing, pursuant to an agreement with them to jointly market financial products or services to you; to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order; or in the good-faith belief that such disclosure is necessary to comply with legal process or applicable laws, or to protect the rights, property, or safety of FNF, its customers, or the public. The law does not require your prior authorization and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or Browsing Information with nonaffiliated third parties, except as required or permitted by law. We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets, or in the event of bankruptcy, reorganization, insolvency, receivership, or an assignment for the benefit of creditors. By submitting Personal Information and/or Browsing Information to FNF, you expressly agree and consent to the use and/or transfer of the foregoing information in connection with any of the above described proceedings. Security of Your Information We maintain physical, electronic, and procedural safeguards to protect your Personal Information. Choices With Your Information Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal Information or Browsing Information, FNF may not be able to provide certain services or products to you. For California Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties, except as permitted by California law. For additional information about your California privacy rights, please visit the "California Privacy" link on our website (https://fnf.com/pages/californiaprivacy.aspx) or call (888) 413-1748. For Connecticut Residents: For additional information about your Connecticut consumer privacy rights, or to make a consumer privacy request, or to appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. For Colorado Residents: For additional information about your Colorado consumer privacy rights, or to make a consumer privacy request, or appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. Privacy Statement Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc ----FSLC-512300272 For Nevada Residents: We are providing this notice pursuant to state law. You may be placed on our internal Do Not Call List by calling FNF Privacy at (888) 714-2710 or by contacting us via the information set forth at the end of this Privacy Notice. For further information concerning Nevada's telephone solicitation law, you may contact: Bureau of Consumer Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132; email: aginquiries@ag.state.nv.us. For Oregon Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties for marketing purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for marketing purposes. For Utah Residents: For additional information about your Utah consumer privacy rights, or to make a consumer privacy request, please call (888) 714-2710. For Vermont Residents: We will not disclose information about your creditworthiness to our affiliates and will not disclose your personal information, financial information, credit report, or health information to nonaffiliated third parties to market to you, other than as permitted by Vermont law, unless you authorize us to make those disclosures. For Virginia Residents: For additional information about your Virginia consumer privacy rights, or to make a consumer privacy request, or appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. Information From Children The FNF Websites are not intended or designed to attract persons under the age of eighteen (18). We do not collect Personal Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian. International Users FNF's headquarters is located within the United States. If you reside outside the United States and choose to provide Personal Information or Browsing Information to us, please note that we may transfer that information outside of your country of residence. By providing FNF with your Personal Information and/or Browsing Information, you consent to our collection, transfer, and use of such information in accordance with this Privacy Notice. FNF Website Services for Mortgage Loans Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except as required or authorized by contract with the mortgage loan servicer or lender, or as required by law or in the good-faith belief that such disclosure is necessary: to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public. Your Consent To This Privacy Notice; Notice Changes By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The Privacy Notice's effective date will show the last date changes were made. If you provide information to us following any change of the Privacy Notice, that signifies your assent to and acceptance of the changes to the Privacy Notice. Accessing and Correcting Information; Contact Us If you have questions or would like to correct your Personal Information, visit FNF's Privacy Inquiry Website or contact us by phone at (888) 714-2710, by email at privacy@fnf.com, or by mail to: Fidelity National Financial, Inc. 601 Riverside Avenue, Jacksonville, Florida 32204 Attn: Chief Privacy Officer Privacy Statement Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc ----FSLC-512300272 ATTACHMENT ONE Attachment One (11/04/22) CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - 1990 (11-09-18) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1.(a)Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2.Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3.Defects, liens, encumbrances, adverse claims or other matters: (a)whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b)not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant; (d)attaching or created subsequent to Date of Policy; or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4.Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated. 5.Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6.Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1.Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2.Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3.Easements, liens or encumbrances, or claims thereof, not shown by the public records. 4.Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6.Any lien or right to a lien for services, labor or material unless such lien is shown by the public records at Date of Policy. EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART II (Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE OWNER'S POLICY (02-04-22) EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions, or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection. b.any governmental forfeiture, police, regulatory, or national security power. c.the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6. 2.Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed, or agreed to by the Insured Claimant; b.not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; c.resulting in no loss or damage to the Insured Claimant; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or e.resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights law, that the transaction vesting the Title as shown in Schedule A is a: a.fraudulent conveyance or fraudulent transfer; b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii.for any other reason not stated in Covered Risk 9.b. 5.Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8. 6.Any lien on the Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b. 7 Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. EXCEPTIONS FROM COVERAGE Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage. This policy does not insure against loss or damage and the Company will not pay costs, attorneys’ fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters: PART I 1.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land. 3.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 4.Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6.Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy. 7.Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. PART II (Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (7-01-21) EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy and We will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions, or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection. b.any governmental forfeiture, police, or regulatory, or national security power. c.the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23, or 27. 2.Any power to take the Land by condemnation. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 17. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed, or agreed to by You; b.not Known to Us, not recorded in the Public Records at the Date of Policy, but Known to You and not disclosed in writing to Us by You prior to the date You became an Insured under this policy; c.resulting in no loss or damage to You; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 5, 8.f., 25, 26, 27, 28, or 32); or e.resulting in loss or damage that would not have been sustained if You paid consideration sufficient to qualify You as a bona fide purchaser of the Title at the Date of Policy. 4.Lack of a right: a.to any land outside the area specifically described and referred to in Item 3 of Schedule A; and b.in any street, road, avenue, alley, lane, right-of-way, body of water, or waterway that abut the Land. Exclusion 4 does not modify or limit the coverage provided under Covered Risk 11 or 21. 5.The failure of Your existing structures, or any portion of Your existing structures, to have been constructed before, on, or after the Date of Policy in accordance with applicable building codes. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 14 or 15. 6.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transfer of the Title to You is a: a.fraudulent conveyance or fraudulent transfer; b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii.for any other reason not stated in Covered Risk 30. 7.Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence. 8.Negligence by a person or an entity exercising a right to extract or develop oil, gas, minerals, groundwater, or any other subsurface substance. 9.Any lien on Your Title for real estate taxes or assessments, imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 9 does not modify or limit the coverage provided under Covered Risk 8.a or 27. 10.Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows: •For Covered Risk 16, 18, 19 and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 10,000.00 Covered Risk 18:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 19:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 21:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 5,000.00 ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (12-02-13) EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1.Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a.building; b.zoning; c.land use; d.improvements on the Land; e.land division; and f.environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2.The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3.The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4.Risks: a.that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b.that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c.that result in no loss to You; or d.that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5.Failure to pay value for Your Title. 6.Lack of a right: a.to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b.in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21. 7.The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors’ rights laws. 8.Contamination, explosion, fire, flooding, vibration, fracturing, earthquake or subsidence. 9.Negligence by a person or an Entity exercising a right to extract or develop minerals, water, or any other substances. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows: •For Covered Risk 16, 18, 19 and 21, Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 10,000.00 Covered Risk 18:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 19:1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less) $ 25,000.00 Covered Risk 21:1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less) $ 5,000.00 ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) ALTA OWNER’S POLICY (07-01-2021) EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions, or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection. b.any governmental forfeiture, police, regulatory, or national security power. c.the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6. 2.Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed, or agreed to by the Insured Claimant; b.not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; c.resulting in no loss or damage to the Insured Claimant; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or e.resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transaction vesting the Title as shown in Schedule A is a: a.fraudulent conveyance or fraudulent transfer; b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii.for any other reason not stated in Covered Risk 9.b. 5.Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8. 6.Any lien on the Title for real estate taxes or assessments, imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b. 7.Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. EXCEPTIONS FROM COVERAGE Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage. This policy does not insure against loss or damage and the Company will not pay costs, attorneys' fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters: NOTE: The 2021 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed as 1 through 7 below: 1.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land or (b) asserted by persons or parties in possession of the Land. 3.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 4.Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6.Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy. 7.Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. ATTACHMENT ONE (CONTINUED) Attachment One (11/04/22) 2006 ALTA OWNER’S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1.(a)Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i)the occupancy, use, or enjoyment of the Land; (ii)the character, dimensions, or location of any improvement erected on the Land; (iii)the subdivision of land; or (iv)environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b)Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2.Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3.Defects, liens, encumbrances, adverse claims, or other matters (a)created, suffered, assumed, or agreed to by the Insured Claimant; (b)not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c)resulting in no loss or damage to the Insured Claimant; (d)attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e)resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is (a)a fraudulent conveyance or fraudulent transfer; or (b)a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5.Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees, or expenses that arise by reason of: NOTE: The 2006 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed below as 1 through 7 below: 1.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land. 3.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy. 4.Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 5.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6.Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.] 7.Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B. Notice of Available Discounts Notice of Available Discounts Printed: 07.02.24 @ 10:22 AM by RB SCA0002402.doc / Updated: 07.10.19 ----FSLC-512300272 Pursuant to Section 2355.3 in Title 10 of the California Code of Regulations Fidelity National Financial, Inc. and its subsidiaries ("FNF") must deliver a notice of each discount available under our current rate filing along with the delivery of escrow instructions, a preliminary report or commitment. Please be aware that the provision of this notice does not constitute a waiver of the consumer's right to be charged the filed rate. As such, your transaction may not qualify for the below discounts. You are encouraged to discuss the applicability of one or more of the below discounts with a Company representative. These discounts are generally described below; consult the rate manual for a full description of the terms, conditions and requirements for such discount. These discounts only apply to transactions involving services rendered by the FNF Family of Companies. This notice only applies to transactions involving property improved with a one-to-four family residential dwelling. Not all discounts are offered by every FNF Company. The discount will only be applicable to the FNF Company as indicated by the named discount. FNF Underwritten Title Companies Underwritten by FNF Underwriters CTC - Chicago Title Company CTIC - Chicago Title Insurance Company CLTC - Commonwealth Land Title Company CLTIC - Commonwealth Land Title Insurance Company FNTC - Fidelity National Title Company of California FNTIC - Fidelity National Title Insurance Company FNTCCA - Fidelity National Title Company of California CTIC - Chicago Title Insurance Company TICOR - Ticor Title Company of California LTC - Lawyer's Title Company SLTC - ServiceLink Title Company Available Discounts DISASTER LOANS (CTIC, CLTIC, FNTIC) The charge for a Lender's Policy (Standard or Extended coverage) covering the financing or refinancing by an owner of record, within twenty-four (24) months of the date of a declaration of a disaster area by the government of the United States or the State of California on any land located in said area, which was partially or totally destroyed in the disaster, will be fifty percent (50%) of the appropriate title insurance rate. CHURCHES OR CHARITABLE NON-PROFIT ORGANIZATIONS (CTIC, FNTIC) On properties used as a church or for charitable purposes within the scope of the normal activities of such entities, provided said charge is normally the church's obligation the charge for an owner's policy shall be fifty percent (50%) to seventy percent (70%) of the appropriate title insurance rate, depending on the type of coverage selected. The charge for a lender's policy shall be forty percent (40%) to fifty percent (50%) of the appropriate title insurance rate, depending on the type of coverage selected. MILITARY DISCOUNT RATE Upon the Company being advised in writing and prior to the closing of the transaction that an active duty, honorably separated, or retired member of the United States Military or Military Reserves or National Guard is acquiring or selling an owner occupied one-to-four family property, the selling owner or acquiring buyer, as applicable, will be entitled to a discount equal to fifteen percent (15%) of the otherwise applicable rates such party would be charged for title insurance policies. Minimum charge: Four Hundred Twenty-Five And No/100 Dollars ($425.00) The Company may require appropriate proof of eligibility from the parties to the transaction verifying they are entitled to the discount as described. No other discounts or special rates, or combination of discounts or special rates, shall be applicable. 128 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, August 8, 2024 2:26 PM To:Hanh, Hannah Subject:Re: 3160 Johnson Thank you! Also, Vanessa was discussing our project needs to have the final map approved prior to permit issuance. Will you confirm that is not correct? Thanks! Sent from my iPhone On 8 Aug 2024, at 2:16 PM, Hanh, Hannah <hhanh@slocity.org> wrote: I have a few, minor comments after taking a brief look at the revised plan set. I’ll try to wrap up my review and give you a call tomorrow afternoon. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, August 7, 2024 4:11 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good afternoon! I spoke with all departments except for fees and Utilities. All are working to get comments cleared this week. I am hoping you will have time to review our planset this week also. Let me know if you have any questions. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 129 Wooten, Eric From:La Chaine, Steve Sent:Thursday, August 8, 2024 2:24 PM To:Jordan Knauer Cc:Nichols, Vanessa Subject:RE: 3160 Johnson Final Map Hi Jordan, Feel free to do your first submit of the map and pay parcel map checking fee. Double check with Vanessa Nichols first for permit issuance. Unless it is a mixed use or apartment or condo project, we get map recorded before building permit issuance on new parcels. I believe this one is for 4 parcels. My guess is that map needs recorded first since it is not a multi-family project. Steve From: City of San Luis Obispo, CA <slocitywebmaster@enotify.visioninternet.com> Sent: Thursday, August 8, 2024 1:21 PM To: La Chaine, Steve <slachaine@slocity.org> Subject: 3160 Johnson Final Map This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Message submitted from the <City of San Luis Obispo, CA> website. Site Visitor Name: Jordan Knauer Site Visitor Email: jordan@teamsweasey.com Hello Steve, I am currently on the final round of plancheck for 3160 Johnson. I am planning on paying the final map fee today. Will you give me a phone call? In the past, we have gotten permit before the final map is recorded. I wanted to check if you have any issues with that on your end. Thank you, Jordan Knauer 130 From:Hanh, Hannah Sent:Thursday, August 8, 2024 2:16 PM To:Jordan Knauer Subject:RE: 3160 Johnson I have a few, minor comments after taking a brief look at the revised plan set. I’ll try to wrap up my review and give you a call tomorrow afternoon. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, August 7, 2024 4:11 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good afternoon! I spoke with all departments except for fees and Utilities. All are working to get comments cleared this week. I am hoping you will have time to review our planset this week also. Let me know if you have any questions. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 131 From:DeGiovanni, Stephanie Sent:Thursday, August 8, 2024 1:39 PM To:Jordan Knauer Cc:LaFreniere, Matt Subject:RE: 3160 Johnson final map payment Attachments:Invoice 00036659 - Knauer - 3160 Johnson.pdf Hi Jordan, The aƩached invoice 00036659 can be paid online at: hƩps://infoslo.slocity.org/EnerGov_Prod/selfservice#/payinvoice. You may also bring in a check for payment during our open counter hours. Please let myself and MaƩ know once the invoice has been paid. Thank you, Stephanie DeGiovanni Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E sdegiova@slocity.org T 805.781.7111 slocity.org -----Original Message----- From: LaFreniere, MaƩ <mlafreni@slocity.org> Sent: Thursday, August 8, 2024 1:34 PM To: Jordan Knauer <jordan@teamsweasey.com>; DeGiovanni, Stephanie <sdegiova@slocity.org> Subject: RE: 3160 Johnson final map payment Hi Stephanie, Could you please invoice this? Thank you, MaƩ LaFreniere pronouns he/him/his Engineering Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 8, 2024 11:53 AM To: LaFreniere, MaƩ <mlafreni@slocity.org> Subject: 3160 Johnson final map payment This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ 132 Hello MaƩ, Will you send me the link to the final map payment? Thank you, Jordan Knauer Sent from my iPhone INVOICE (00036659) FOR CITY OF SAN LUIS OBISPO BILLING CONTACT Jordan Knauer 1317 Chorro St San Luis Obispo, CA 93401 INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION 00036659 08/08/2024 09/07/2024 NONEDue REFERENCE NUMBER FEE NAME TOTAL FMAP-0469-2024 IT Surcharge $242.97 Parcel Map - ENG $7,966.24 $8,209.21 SUBTOTAL3160 Johnson Ave San Luis Obispo, CA 93401 TOTAL $8,209.21 Page 1 of 1August 08, 2024 City of San Luis Obispo 133 From:Matt Cebulla <mtceb@yahoo.com> Sent:Thursday, August 8, 2024 11:05 AM To:Beech, Ryan; Jordan Knauer Subject:4 unit johnson ave slo This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Ryan, I talked to Jordan Knauer and he said you are looking for a note on the utility plan about replacing the sewer lateral below is a snap shot of what is currently noted on sheet 1 please let me know if this will work thank you Matt 134 Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com 137 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, August 7, 2024 4:14 PM To:Beech, Ryan Subject:3160 Johnson Plan Check This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Ryan, I just left you a voicemail regarding the scoped sewer lateral. My architect, Matt Cebulla, should of sent it to you. I attached it here as well just in case. We are looking to have permit by Friday so I was hoping you would be able to clear the comment by then. https://www.youtube.com/watch?v=hUzdynj2YWM Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 138 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, August 7, 2024 4:11 PM To:Hanh, Hannah Subject:3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good afternoon! I spoke with all departments except for fees and Utilities. All are working to get comments cleared this week. I am hoping you will have time to review our planset this week also. Let me know if you have any questions. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 139 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, August 7, 2024 4:03 PM To:Nichols, Vanessa Subject:3160 Johnson Plan Check Categories:Respond This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Vanessa, Hope you're doing terrific!!! I just wanted to check in on a couple things for the Johnson job. Do you have a rough idea on what the fees will be? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 140 From:Hanh, Hannah Sent:Friday, August 2, 2024 2:32 PM To:Jordan Knauer Subject:RE: 3160 Johnson Just wanted to let you know that payment was received. Thank you!! From: Hanh, Hannah Sent: Friday, August 2, 2024 10:00 AM To: Jordan Knauer <jordan@teamsweasey.com> Subject: RE: 3160 Johnson https://infoslo.slocity.org/EnerGov_Prod/ link to payment From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 1, 2024 2:22 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Will you give me a quick call to discuss the elevations? Thanks Sent from my iPhone On 31 Jul 2024, at 8:49 AM, Jordan Knauer <jordan@teamsweasey.com> wrote: You rock thanks! Sent from my iPhone On 31 Jul 2024, at 8:18 AM, Hanh, Hannah <hhanh@slocity.org> wrote: I am finalizing my comments right now. Please check in with the Building Division for all plan check comments at 9:30 am! Thank you!! From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 12:37 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you!! On Tue, Jul 30, 2024 at 11:18 AM Hanh, Hannah <hhanh@slocity.org> wrote: I am working on the review later this afternoon - likely until close of business - so the Building Division will have all of staff's comments in the morning. -----Original Message----- 141 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 9:59 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Morning, I know your working hard to get everything done. Just checking to see if your comments will be done today or tomorrow? Looks like the rest of departments have signed off. Thanks, Jordan Knauer Sent from my iPhone > On 26 Jul 2024, at 5:58 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: > > Thank you! > Sent from my iPhone > >> On 26 Jul 2024, at 4:34 PM, Hanh, Hannah <hhanh@slocity.org> wrote: >> >> Hi Jordan, >> >> Hope you are doing well too. >> >> I'll send out a reminder on Monday, 07/29 for this review. I recommend checking back on 07/31 since some reviewers may be wrapping up on the last day (.... I'm mostly talking about myself). >> >> Sincerely, >> Hannah >> >> -----Original Message----- >> From: Jordan Knauer <jordan@teamsweasey.com> >> Sent: Friday, July 26, 2024 9:55 AM >> To: Hanh, Hannah <hhanh@slocity.org> >> Subject: 3160 Johnson >> >> >> >> This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. >> >> ________________________________ >> >> Hello Hannah, >> >> Hope all is well. It looks like we should have comments back by 7/30. Will you help me push to try to accomplish this date with planning and the other 142 departments. Csg is already back. >> >> Thank you! >> Sent from my iPhone >> 143 From:Gault, Walter Sent:Friday, August 2, 2024 12:36 PM To:Jordan Knauer Subject:3160 Johnson Tree comments Hi Jordan, 1. In the Unit Plan Set from 7-16-2024, there are multiple planting locations capable of accommodating trees that are not marked on the landscape plans. Parcels 3 and 4 both have several locations that could accommodate trees along the main driveway as well as in the rear yards. The planter adjacent to Parcel 1 by the entrance of Johnson could also accommodate a tree. a. Please revise landscape plans to include at least 8 additional trees. Examples of additional varieties depending on location could include: i. Michelia doltsopa, Cassia leptophylla, Markhamia lutea, Hymenosporum flavum, Chitalpa tashkentensis, Tristaniopsis laurina, Handroanthus sp., Chionanthus retusus, Acacia stenophylla, Parkinsonia x ‘desert museum’, Lyonothamnus floribundus b. Please diversify the 14 Jacaranda mimisifolia trees listed on the landscape plan with 1-2 additional species. Examples could include: i. Tipuana tipu, Brachychiton acerifolius or populneus, Quercus sp., Ginkgo biloba ‘Princeton sentry’, Plantanus x hispanica ‘Columbia’, Grevillea robusta Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 slocity.org Stay connected with the City by signing up for e-notifications 144 From:Garrone, Isabella Sent:Friday, August 2, 2024 11:55 AM To:andy wallace; UT_Services; Jordan Knauer Subject:RE: Low-flow certification for 1831 & 1835 Garden St., San Luis Obispo Attachments:2024 Certificate of Conservation.pdf Importance:High Hello, Our records show that you recently submitted an outdated Certificate of Conservation form. Consequently, these properties do not comply with the City of San Luis Obispo’s Plumbing Retrofit Program requirements . Per the City’s Municipal Code, “It is unlawful to fail to comply with the retrofit requirements of this chapter or to alter or replace low-water-use plumbing fixtures required by this chapter with fixtures other than low-water-use plumbing fixtures”. Please submit an updated Certificate of Conservation showing that your property complies with our requirements. As a reminder, our City Council amended the City’s Municipal Code On May 7th, 2024, modifying the requirements for plumbing fixtures upon sale within the City of SLO. These new requirements went into effect on July 1 st, 2024. Please ask your inspector to verify that the plumbing fixtures meet the new requirements and submit the updated form attached to this email. Our website has updated information about the plumbing fixture requirements and the revised form. Thanks, Isabella Garrone Water Conservation Specialist Public Utilities 879 Morro 879 Morro, San Luis Obispo, CA 93401-3249 E igarrone@slocity.org T 805.781.7213 slocity.org Stay connected with the City by signing up for e-notifications From: Garrone, Isabella <igarrone@slocity.org> Sent: Friday, July 5, 2024 4:20 PM To: andy wallace <a.wallace44@att.net>; UT_Services <UT_Services@slocity.org>; Jordan Knauer <jordan@teamsweasey.com> Subject: RE: Low-flow certification for 1831 & 1835 Garden St., San Luis Obispo Good afternoon Andy, On May 7th, 2024, City Council amended the City’s Municipal Code, modifying the requirements for plumbing fixtures upon sale within the City of SLO. These new requirements went into effect on July 1 st, 2024. With that being said, the form you submitted is outdated. Please verify that the plumbing fixtures meet the new 145 requirements and submit the updated form attached to this email. Our website has updated information about the plumbing fixture requirements and the revised form. Please let me know if you have any questions about these new requirements. Also, please ensure that all information is filled out including the current property owner’s contact information and your CREIA ID number. Thanks, Isabella Garrone Water Conservation Specialist Public Utilities 879 Morro 879 Morro, San Luis Obispo, CA 93401-3249 E igarrone@slocity.org T 805.781.7213 slocity.org Stay connected with the City by signing up for e-notifications From: andy wallace <a.wallace44@att.net> Sent: Friday, July 5, 2024 3:07 PM To: UT_Services <UT_Services@slocity.org>; Jordan Knauer <jordan@teamsweasey.com> Subject: Low-flow certification for 1831 & 1835 Garden St., San Luis Obispo This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Andy Wallace National Property Inspections (805) 235-6437 a.wallace44@att.net Email this form to UT_Services@slocity.org or mail to: City of San Luis Obispo Utilities Department 879 Morro Street San Luis Obispo, CA 93401 Certificate of Conservation Plumbing Retrofit Verification Program Current Property Owner Name: _____________________________________________________________________ Phone Number: ________________________ Email: ___________________________________________________ Applicant Name (if different): _________________________________________________________________________ Phone Number: ________________________ Email: ___________________________________________________ Property Address: ________________________________________________________________________________ Type of property: Residential __________ Commercial __________ Industrial __________ Institutional __________ Reason for Retrofit: Change of use __________ Expansion of Use __________ Sale of Property __________ Total number of fixtures replaced: __________________________________________________________________ If no fixtures were replaced, please put zero. Total Number of Existing Fixtures (after retrofit) Number of toilets 1.28 gpf or less Number of kitchen faucets 2.2 gpm or less Number of showerheads 1.8 gpm or less Number of bathroom faucets 1.2 gpm or less Number of urinals 0.125 gpf or less If there are no urinals on the property, please put zero. By signing below, you verify that you have read and complied with the requirements of the Retrofit Program as outlined on the back of this form. Signature of Applicant: ________________________________________ Date: ___________________________ Inspection by a licensed plumbing or general building contractor is required. Contractor License #: ___________________ Contractor Name (print): ____________________________________ Contractor Signature: _____________________________________________ Date:___________________________ The City of San Luis Obispo requires all residential, commercial, institutional, and industrial properties to retrofit existing plumbing fixtures to low water-use plumbing fixtures prior to sale or changes of use (§ 13.06). Use this form to apply for a certificate for completed retrofits that have not been certified.See page two for details. Utilities Office Use Only Approved: ______ Rejected: ______ Verified by: _____________________________________________________ Date:_____________________________ Comments: _______________________________________________________________________________________ Email this form to UT_Services@slocity.org or mail to: City of San Luis Obispo Utilities Department 879 Morro Street San Luis Obispo, CA 93401 Purpose In accordance with Municipal Code § 13.06 and California Green Building Standards Code, Title 24, Part 11, the City of San Luis Obispo now requires fixtures to be updated to meet criteria below. All single-family residential, multi-family residential, and commercial buildings are required to retrofit existing plumbing fixtures to high efficiency plumbing fixtures prior to sale or change of use including but not limited to building a new addition or garage conversions. The seller is responsible for replacing and ensuring retrofit of any fixtures. A property is only considered in compliance and verified once ALL fixtures are inspected and verified to be high efficiency. See Municipal Code for definition of terms. Requirements Fixture Standard Additional Notes Toilets 1.28 gpf or less Existing 1.28 gpf toilets do not need to be retrofitted. Urinals 0.125 gpf or less Showerheads 1.8 gpm or less Kitchen Faucets 2.2 gpm or less Bathroom Faucets 1.2 gpm or less Note: GPF (gallons per flush), GPM (gallons per minute) Exemptions Historical Properties Approved historical properties are not required to retrofit. Transfer of Responsibility Sellers may transfer the responsibility of retrofit to the buyer upon agreement from both parties and approval from the Utilities Department Director or designee. Inspection of Retrofitted Items Properties must be inspected by a California licensed plumbing or general building contractor. Home inspections are not accepted in lieu of a licensed contractor but may be included in the application. Water Conservation Certification City of San Luis Obispo Utilities Department will provide a Certificate of Conservation for a property upon receiving all required verification documentation. 146 From:Hanh, Hannah Sent:Friday, August 2, 2024 10:00 AM To:Jordan Knauer Subject:RE: 3160 Johnson https://infoslo.slocity.org/EnerGov_Prod/ link to payment From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 1, 2024 2:22 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Will you give me a quick call to discuss the elevations? Thanks Sent from my iPhone On 31 Jul 2024, at 8:49 AM, Jordan Knauer <jordan@teamsweasey.com> wrote: You rock thanks! Sent from my iPhone On 31 Jul 2024, at 8:18 AM, Hanh, Hannah <hhanh@slocity.org> wrote: I am finalizing my comments right now. Please check in with the Building Division for all plan check comments at 9:30 am! Thank you!! From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 12:37 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you!! On Tue, Jul 30, 2024 at 11:18 AM Hanh, Hannah <hhanh@slocity.org> wrote: I am working on the review later this afternoon - likely until close of business - so the Building Division will have all of staff's comments in the morning. -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 9:59 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Morning, 147 I know your working hard to get everything done. Just checking to see if your comments will be done today or tomorrow? Looks like the rest of departments have signed off. Thanks, Jordan Knauer Sent from my iPhone > On 26 Jul 2024, at 5:58 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: > > Thank you! > Sent from my iPhone > >> On 26 Jul 2024, at 4:34 PM, Hanh, Hannah <hhanh@slocity.org> wrote: >> >> Hi Jordan, >> >> Hope you are doing well too. >> >> I'll send out a reminder on Monday, 07/29 for this review. I recommend checking back on 07/31 since some reviewers may be wrapping up on the last day (.... I'm mostly talking about myself). >> >> Sincerely, >> Hannah >> >> -----Original Message----- >> From: Jordan Knauer <jordan@teamsweasey.com> >> Sent: Friday, July 26, 2024 9:55 AM >> To: Hanh, Hannah <hhanh@slocity.org> >> Subject: 3160 Johnson >> >> >> >> This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. >> >> ________________________________ >> >> Hello Hannah, >> >> Hope all is well. It looks like we should have comments back by 7/30. Will you help me push to try to accomplish this date with planning and the other departments. Csg is already back. >> >> Thank you! >> Sent from my iPhone >> Email this form to UT_Services@slocity.org or mail to: City of San Luis Obispo Utilities Department 879 Morro Street San Luis Obispo, CA 93401 Certificate of Conservation Plumbing Retrofit Verification Program Current Property Owner Name: _____________________________________________________________________ Phone Number: ________________________ Email: ___________________________________________________ Applicant Name (if different): _________________________________________________________________________ Phone Number: ________________________ Email: ___________________________________________________ Property Address: ________________________________________________________________________________ Type of property: Residential __________ Commercial __________ Industrial __________ Institutional __________ Reason for Retrofit: Change of use __________ Expansion of Use __________ Sale of Property __________ Total number of fixtures replaced: __________________________________________________________________ If no fixtures were replaced, please put zero. Total Number of Existing Fixtures (after retrofit) Number of toilets 1.28 gpf or less Number of kitchen faucets 2.2 gpm or less Number of showerheads 1.8 gpm or less Number of bathroom faucets 1.2 gpm or less Number of urinals 0.125 gpf or less If there are no urinals on the property, please put zero. By signing below, you verify that you have read and complied with the requirements of the Retrofit Program as outlined on the back of this form. Signature of Applicant: ________________________________________ Date: ___________________________ Inspection by a licensed plumbing or general building contractor is required. Contractor License #: ___________________ Contractor Name (print): ____________________________________ Contractor Signature: _____________________________________________ Date:___________________________ The City of San Luis Obispo requires all residential, commercial, institutional, and industrial properties to retrofit existing plumbing fixtures to low water-use plumbing fixtures prior to sale or changes of use (§ 13.06). Use this form to apply for a certificate for completed retrofits that have not been certified. See page two for details. Utilities Office Use Only Approved: ______ Rejected: ______ Verified by: _____________________________________________________ Date: _____________________________ Comments: _______________________________________________________________________________________ Email this form to UT_Services@slocity.org or mail to: City of San Luis Obispo Utilities Department 879 Morro Street San Luis Obispo, CA 93401 Purpose In accordance with Municipal Code § 13.06 and California Green Building Standards Code, Title 24, Part 11, the City of San Luis Obispo now requires fixtures to be updated to meet criteria below. All single-family residential, multi-family residential, and commercial buildings are required to retrofit existing plumbing fixtures to high efficiency plumbing fixtures prior to sale or change of use including but not limited to building a new addition or garage conversions . The seller is responsible for replacing and ensuring retrofit of any fixtures. A property is only considered in compliance and verified once ALL fixtures are inspected and verified to be high efficiency. See Municipal Code for definition of terms . Requirements Fixture Standard Additional Notes Toilets 1.28 gpf or less Existing 1.28 gpf toilets do not need to be retrofitted. Urinals 0.125 gpf or less Showerheads 1.8 gpm or less Kitchen Faucets 2.2 gpm or less Bathroom Faucets 1.2 gpm or less Note: GPF (gallons per flush), GPM (gallons per minute) Exemptions Historical Properties Approved historical properties are not required to retrofit. Transfer of Responsibility Sellers may transfer the responsibility of retrofit to the buyer upon agreement from both parties and approval from the Utilities Department Director or designee. Inspection of Retrofitted Items Properties must be inspected by a California licensed plumbing or general building contractor . Home inspections are not accepted in lieu of a licensed contractor but may be included in the application. Water Conservation Certification City of San Luis Obispo Utilities Department will provide a Certificate of Conservation for a property upon receiving all required verification documentation. 148 From:Hanh, Hannah Sent:Thursday, August 1, 2024 5:06 PM To:Jordan Knauer Subject:RE: 3160 Johnson I’ll give you a call tomorrow morning! Around 9:30 am From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 1, 2024 2:22 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Will you give me a quick call to discuss the elevations? Thanks Sent from my iPhone On 31 Jul 2024, at 8:49 AM, Jordan Knauer <jordan@teamsweasey.com> wrote: You rock thanks! Sent from my iPhone On 31 Jul 2024, at 8:18 AM, Hanh, Hannah <hhanh@slocity.org> wrote: I am finalizing my comments right now. Please check in with the Building Division for all plan check comments at 9:30 am! Thank you!! From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 12:37 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you!! On Tue, Jul 30, 2024 at 11:18 AM Hanh, Hannah <hhanh@slocity.org> wrote: I am working on the review later this afternoon - likely until close of business - so the Building Division will have all of staff's comments in the morning. -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 9:59 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Morning, I know your working hard to get everything done. Just checking to see if your 149 comments will be done today or tomorrow? Looks like the rest of departments have signed off. Thanks, Jordan Knauer Sent from my iPhone > On 26 Jul 2024, at 5:58 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: > > Thank you! > Sent from my iPhone > >> On 26 Jul 2024, at 4:34 PM, Hanh, Hannah <hhanh@slocity.org> wrote: >> >> Hi Jordan, >> >> Hope you are doing well too. >> >> I'll send out a reminder on Monday, 07/29 for this review. I recommend checking back on 07/31 since some reviewers may be wrapping up on the last day (.... I'm mostly talking about myself). >> >> Sincerely, >> Hannah >> >> -----Original Message----- >> From: Jordan Knauer <jordan@teamsweasey.com> >> Sent: Friday, July 26, 2024 9:55 AM >> To: Hanh, Hannah <hhanh@slocity.org> >> Subject: 3160 Johnson >> >> >> >> This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. >> >> ________________________________ >> >> Hello Hannah, >> >> Hope all is well. It looks like we should have comments back by 7/30. Will you help me push to try to accomplish this date with planning and the other departments. Csg is already back. >> >> Thank you! >> Sent from my iPhone >> 1 From:Building Sent:Wednesday, July 31, 2024 10:35 AM To:Jordan Knauer Subject:RE: Comments on 3160 Johnson Attachments:PLBLDG-0012-2024_Review_v3.docx; PLBLDG-0012-2024-CSG BLDG REVIEW V3.pdf Hi Jordan, Please see aƩached comments. Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-noƟficaƟons -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, July 31, 2024 7:30 AM To: Building <building@slocity.org> Subject: Comments on 3160 Johnson This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Good morning, Will you let me know once planning has completed their review? I think all other departments are finished. Thanks! Sent from my iPhone Date: July 29, 2024 Plan Check Review # 3 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module)  (3rd P/C) Please contact Phil Dowty with any questions regarding remaining comments, or for further discussion. The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. (2nd P/C) Applicant’s response acknowledged however please add the Certification Block to the cover sheet of the building plans. Response: __________________________________________________________________ 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. (2nd P/C) Applicants response acknowledged; however the Application Number was not found on SWCP. Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 Response: __________________________________________________________________ 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. (2nd P/C) No response provided and information not found, comment remains. The following items need correction on the construction plans: 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 h. 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. General 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . (2nd P/C) Elevations have been added however they are not legible, please clarify drafting. Response: __________________________________________________________________ 11. Provide lot line dimensions and parkway dimensions (distance from face of curb to property line). (2nd P/C) information has been added however the dimensions are difficult to read, please clarify drafting. Response: __________________________________________________________________ 12. Label existing above ground facilities in parkway, or add legend for symbols used. (2nd P/C) Legend has been added but symbols on plan are difficult to read, please clarify drafting Response: __________________________________________________________________ 13. Identify a dashed line within the driveway/utility/drainage easement: 3 (2nd P/C) Applicant’s response acknowledged, however this line does not show on sheet 1, it is shown Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 on the TTM but not identified.  (3rd P/C) Applicant’s response acknowledged, however the information is not shown on the TPM Response: __________________________________________________________________ Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” or add TW elevations for all steps so finish grades can be verified on grading plan. (2nd P/C) Top of wall elevations, and profile, for East Retaining wall show TW above existing grade behind wall. Provide adequate drainage measures to avoid standing water behind retaining wall, also see soils report section 6.9.10 – see image below: Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 6  (3rd P/C) o The applicant’s response addresses perched/infiltrated moisture and does not address surface runoff. Surface water is not to be introduced to the retaining wall backfill. o The redline marked on the snippet above was intended to show the condition on the plan vs the section provided (detail 2). This does not conform to recommendations in the soils report section 6.9.10 (see snippet from report below). Provide a concrete ditch behind the wall to convey water to the low point behind the common drive aisle, the runoff should be collected in an inlet and conveyed through the wall to the paved drive aisle or other acceptable non-erosive outlet. Or, provide a memo, or email from Beacon Geotechnical to confirm the current backfill design is acceptable. o Add a clear note to indicate that no work is to be performed on adjacent property without written consent. 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information: Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 7  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. (2nd P/C) Please clarify of existing retaining walls at front PL are to be removed, or portions removed for new entry walks. The previous removal note “10” has been deleted. 31. It is not clear what the circled numbered notes refer to: 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 8 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: (2nd P/C) A final map was not received with the electronic submittal; the TTM shows a PUE and Street Tree Easement, an easement for public access/pedestrian purposes was not found. Please provide a response, or provide a copy of the final map, to verify public access behind driveway apron within public property.  (3rd P/C) Applicant’s response references to “see sheet 1 of 1”, which is the Tentative Parcel Map. An easement is not shown to accommodate the public sidewalk on private property – comment remains. 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023 Walter Gault 805.781.7578 for Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 9 additional information on a whether a Tree Removal Permit will be required. (2nd P/C) Applicant’s response acknowledged, but the information is difficult to read. There appears to be an 8” tree in the rear that will need to be removed, in addition to the 2 identified in the front. Please coordinate with Walter Gault (805).781.7578, to verify a tree removal is not required. Verification will be needed prior to approval of this application.  (3rd P/C) Drafting and tree call-outs have been clarified. Verification from the City Arborist, as indicated above, is required prior to plan approval.  Please contact Phil Dowty (949.283.2270; pdowty@slocity.org) with questions regarding these engineering comments. Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 10 The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 11 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Under the “Project Data” section of the plans, please identify the two associated Planning Applications for this project – (1) ARCH-0361-2023 (Development Review for the single-family residences) and (2) SBDV-0362-2023 (Tentative Parcel Map for the flexible lot subdivision). 2. Please note that the associated Planning Applications are pending review and final decision. If approved, address the following comments: a. Include copies of the approval letters as sheets in the construction drawings. In addition, provide written responses to each of the conditions, code requirements, etc. in the margins of the requirements. b. Plans submitted for this building permit application shall be in substantial conformance with the plans and tentative map approved for ARCH-0361-2023 and SBDV-0362-2023, respectively. Second Review: Comment remains. The Development Review (ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) were approved at the Joint Administrative/Subdivision Hearing on June 17, 2024. Please update the plans for consistency with the project approval and provide written responses to each condition of approval as part of the building permit resubmittal. Additionally, provide the updated Arborist Report as a supporting document. Third Review: Comment remains. Please include the actual copy of the signed resolution with the correct numbering for the findings and conditions in sequential order. Contact Planning (hhanh@slocity.org) for a copy if needed. Provide responses to all conditions of approval (COA) in the margins as well. In addition, please submit a copy of the latest Arborist Report as a supporting document for the building permit submittal. 3. Additional comments may be forthcoming based on final approvals for ARCH-0361-2023 and SBDV- 0362-2023. Second Review: Comment remains. Update the plans for consistency with the project approval. 4. Third Review: Per COA #3, the plans shall incorporate additional articulation for the residences through the use of architectural detailing, different paint colors (natural colors), or other features on building elevations facing the adjacent neighbors as directed by the ARC. Please revise the plans to address this comment. 5. Third Review: Per COA #4, please provide clear cutsheets of the selected exterior lighting fixtures. Plan Check Review #3 3160 Johnson Ave. PLBLDG-0012-2024 Page 12 6. Third Review: Per COA #5, all mechanical equipment shall be screened from public view. Please clarify where the equipment (e.g., condenser units) would be located on the proposed site plan and provide screening as appropriate. 7. Third Review: Please pay the outstanding fee for the Minor Development Review (ARCH-0361- 2023) application here. 8. Third Review: Provide a site plan that shows the tree protection measures such as the tree protection zones (TPZs), changes in fencing type, limits of over-excavation, etc. (similar to what was provided as part of the Development Review application). 9. Third Review: For Parcels 3 and 4, please confirm that the combined height of the wood fence and retaining walls do not exceed nine (9) feet. There appears to be conflicting information between details on sheets for the retaining wall (Sheet 1.2) and landscaping (Sheet L-1). Note – if the combined fence/retaining wall height is over nine (9) feet, then a Fence Height Exception is required. 10. Third Review: For the floor plans, please include labels to clearly identify which house floor plan (i.e., Plan A or B) correlates with which Parcel (i.e., 1, 2, 3, and 4). For example, Sheets A-1 through A-3 and A-5 through A-10 should have references to being the Plan A for Parcels 1 and 2. Letter of Transmittal 930 Fresno Street, Newman, CA 95360 www.csgengr.com phone 1.888.794.2016 To:City of San Luis Obispo Date:July 22, 2024 Review No:3rd 919 Palm Street CSG No.:440967 San Luis Obispo, CA. 93401 Jurisdiction No.:PLBLDG-0012-2024 Attn:Building Department Job Address:3160 Johnson Ave. Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024) Status: Plan requires corrections. See attached list.Plan is ready for permit issuance for the following: Architectural Energy Structural CalGreen Mechanical Wildland Urban Interface Plumbing Certified CASp Electrical Other: We have reviewed the following documents (Digital): X Plans X Energy Compliance Documents X Structural Calculations CalGreen Checklist – Not Applicable X Geotechnical Report Specifications X Geotechnical Review Letter Wildland Urban Interface X Truss Calculations CASp Documents Truss Review Letter X Response to Comments Special Inspection Form X Other:SWCP Special items to note: Plans have been stamped by CSG. Environmental Health Services approval required. Special Inspection is required. Structural Observation is required. Valuation Please collect a plan review fee for hour(s) of plan check. Amount:$ Remarks: It appears that no changes were made from PC2 to PC3. The following comments remain outstanding. From:Christine Uhalde & Don Price, S.E. CSG Consultants 440967 Page | 1 CITY OF SAN LUIS OBISPO BUILDING AND SAFETY DIVISION Date:July 22, 2024 Phone: 1.888.794.2016 Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066-2024, BLDG-0067-2024, BLDG0068-2024) Email: planreview@csgengr.com Address:3160 Johnson Ave. Jurisdiction No.:PLBLDG-0012-2024 INSTRUCTIONS AND INFORMATION FOR THE NEXT PLAN REVIEW Please resubmit (3) complete sets of revised hardcopy plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. For electronically submitted plans, please resubmit complete sets of revised digital plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. In addition to the below plan check comments, there may be additional comments from other departments and agencies having jurisdiction for this project (i.e. City of San Luis Obispo Planning, Public Works, Fire Prevention, etc.). PLAN CHECK COMMENTS The following comments remain outstanding from the previous plan review. Please provide response to the comments in bold below. 1. For electronically submitted plans, please resubmit a complete set of plans and documents upon every resubmittal. Any missing plan sheets, missing stamps and/or signatures (where required) may delay the review process. Response: ______________________________________________________________________ 2. Submit written responses addressing each plan review comments below and a summary of changes for any additional modifications. In each response, refer to specific detail or sheet, or specific page of the supporting documents. Show compliance with all comments within the construction documents. Response: ______________________________________________________________________ Architectural Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| A32. Sheet B-3, B-3.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” PC2: A corresponding note was not found on B-3. Comment remains outstanding. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ 440967 Page | 2 Structural Plan Check Comments by |Don Price, donp@csgengr.com| 3rd Review. Please Note. The submitted structural information for this third review is the same structural information submitted for the second review. This is for the structural drawings and the calculations. New information addressing the below listed structural related comments was not found. Please respond to the comments listed below. S6. Wind Speed. Clarify the source of the wind speed used in the calculations. 2nd Review (and 3rd Review): Comment remains. Clarify the source of the wind load chart used in the calculations on page 6a. Identify the document where the chart was obtained. The V basic wind speed value at 110 mph is okay. For the City of SLO the exposure category would be C rather than B. Provide a wind speed chart for Exposure C. Provide revised calculations based on C exposure. Response: ______________________________________________________________________ S9. Calculations. Provide calculations for the shear walls on the first floor as well as the second floor. 2nd Review (and 3rd Review): Comment remains in part. Provide the calculations for the second-floor framing connecting to the first floor. Provide the floor diaphragm analysis for the loads that transfer onto the first- floor top plate. Refer to Residential Code R301.1.3 for residential design limits and designs required per the CBC. Response: ______________________________________________________________________ S16. Strapping. Provide strapping details to connect the second story to the first story. Verify the load path from the roof to the foundations. Provide strapping and drags for the out of plane conditions at the wall lines. 2nd Review (and 3rd Review): Comment remains. A vertical strapping plan was not found. Please provide. The out-of-plane load transfer values were not found. Provide the drag loads. Provide the horizontal strapping at the out-of-plane load conditions. Response: ______________________________________________________________________ S17. Truss Calculations. Provide the engineer’s stamp on the truss calculations. 2nd Review (and 3rd Review): Comment remains in part. Plan B calculations are to be stamped by the registered design professional responsible for the truss calculations. Show the drag loads and the drag trusses on the truss layout for Plan B. Clarify all double, triple, and combined trusses. Verify the connectors for the combined trusses to the structure. Response: ______________________________________________________________________ S21. Provide roof sheathing plans. 2nd Review (and 3rd Review): Comment remains in part. Provide the minimum thickness for the roof sheathing per the requirements of the Residential code R803 and Table R803.1 Response: ______________________________________________________________________ S22. Initiate the City of San Luis Obispo - Special Inspections Form that is available on their website. Special Inspections include soils and subgrade inspection. Special Inspection appears to include the strong wall anchors pending a review of sheet SSW2. 2nd Review (and 3rd Review): Comment remains. Please provide a copy of the form for review. Strong wall inspection is required. Soils is required. There may be others pending the final design. Response: ______________________________________________________________________ S23. 2nd Review (and 3rd Review): Calculations – Plan A. Pages 6a, 6b and possibly other pages are missing or are blank pages. Please verify that all pages of the calculations are provided. Response: ______________________________________________________________________ 440967 Page | 3 S24. 2nd Review (and 3rd Review): Calculations. Both plans. Provide the calculations for the posts (columns). For example, the 6x6 post on line 4 at the patio on Sheet B-4. Another example, the 4x6 post under the 2-14” LVL on line 3. Please provide calculations for all vertical elements. Response: ______________________________________________________________________ S25. 2nd Review (and 3rd Review): Calculations. Both Plans. Provide calculations for the load bearing walls. Response: ______________________________________________________________________ Electrical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| E22. B-2: Please show installation of the required weather protected GFCI exterior receptacle outlet at the front of the residence in accordance with CEC Article 210.52(E)(1). PC2: A receptacle is required at the front of the dwelling. Comment remains outstanding. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ E24. B-2.1: Please show the additional required receptacles in the ADU to comply with the outlet spacing requirements of CEC Article 210.52(C). PC2: Please show an outlet on the wall adjacent to the laundry closet. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ CalGreen Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| CG1. Sheets CG-1 & CG-2: Please provide the 2022 CalGreen Residential Mandatory Measures checklist and indicate Y, N/A, and the Responsible Party for each applicable measure on the Residential CalGreen Checklist. PC2: Comment remains outstanding. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ Energy Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| EN1. Sheet E-1: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 indicate 2217 SF for the main dwelling and 542 SF for the ADU for a total of 2759 SF; however, the cover sheet indicates 2529 SF for the main dwelling and 530 SF for the ADU for a total of 3059 SF. Please revise accordingly. PC2: Revise the ADU bedroom count to 1. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ EN2. Sheet E-1: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie board and bat siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. 440967 Page | 4 PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ EN6. Complete and submit the energy choice acknowledgement form for all dwellings: https://www.slocity.org/home/showpublisheddocument/34343/638237130475430000 PC2: The form was not found in the submitted files, please submit the energy choice acknowledgement form for the next review. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ EN8. Sheet E-2: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie lap siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ EN10. Sheet E-2: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet B-3 shows 4:12. Please revise accordingly. PC2: Comment remains outstanding. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ New Comments: EN12. PC2: Sheet E-1: The ‘Fuel Type’ states all electric; however, the floor plan has gas appliances. Please revise the fuel type to natural gas. PC3: The above comment was not addressed, please see above comments and revise accordingly. Response: ______________________________________________________________________ (End of Building Comments) 2 From:Building <building@slocity.org> Sent:Wednesday, July 31, 2024 9:05 AM To:Jordan Knauer Subject:RE: Comments on 3160 Johnson Will do. Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-noƟficaƟons -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, July 31, 2024 7:30 AM To: Building <building@slocity.org> Subject: Comments on 3160 Johnson This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Good morning, Will you let me know once planning has completed their review? I think all other departments are finished. Thanks! Sent from my iPhone 3 Wooten, Eric From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, July 31, 2024 8:50 AM To:Hanh, Hannah Subject:Re: 3160 Johnson You rock thanks! Sent from my iPhone On 31 Jul 2024, at 8:18 AM, Hanh, Hannah <hhanh@slocity.org> wrote: I am finalizing my comments right now. Please check in with the Building Division for all plan check comments at 9:30 am! Thank you!! From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 12:37 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you!! On Tue, Jul 30, 2024 at 11:18 AM Hanh, Hannah <hhanh@slocity.org> wrote: I am working on the review later this afternoon - likely until close of business - so the Building Division will have all of staff's comments in the morning. -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, July 30, 2024 9:59 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Morning, I know your working hard to get everything done. Just checking to see if your comments will be done today or tomorrow? Looks like the rest of departments have signed off. Thanks, Jordan Knauer Sent from my iPhone > On 26 Jul 2024, at 5:58 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: > > Thank you! > Sent from my iPhone > >> On 26 Jul 2024, at 4:34 PM, Hanh, Hannah <hhanh@slocity.org> wrote: 4 >> >> Hi Jordan, >> >> Hope you are doing well too. >> >> I'll send out a reminder on Monday, 07/29 for this review. I recommend checking back on 07/31 since some reviewers may be wrapping up on the last day (.... I'm mostly talking about myself). >> >> Sincerely, >> Hannah >> >> -----Original Message----- >> From: Jordan Knauer <jordan@teamsweasey.com> >> Sent: Friday, July 26, 2024 9:55 AM >> To: Hanh, Hannah <hhanh@slocity.org> >> Subject: 3160 Johnson >> >> >> >> This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. >> >> ________________________________ >> >> Hello Hannah, >> >> Hope all is well. It looks like we should have comments back by 7/30. Will you help me push to try to accomplish this date with planning and the other departments. Csg is already back. >> >> Thank you! >> Sent from my iPhone >> 5 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, July 31, 2024 7:30 AM To:Building Subject:Comments on 3160 Johnson This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Good morning, Will you let me know once planning has completed their review? I think all other departments are finished. Thanks! Sent from my iPhone 6 From:noreply@slocity.org Sent:Tuesday, July 30, 2024 9:56 AM To:Jordan@teamsweasey.com Cc:Recycle Right Subject:Recycling Plan 3160 Johnson street Attachments:Construction and Demolition Recycling and Waste Pl.pdf Thank you for submitting your Construction & Demolition Recycling and Waste Management Plan. Please upload the attached Recycle Plan PDF to your online permit application (if applying for a permit online). If you already have an active permit and did not apply for a permit online, then a copy of your Recycle Plan PDF has already been sent to our building department to route to our department for review. Recycle Plan Final Approval Please note if “Recycling Approval” is listed under “Department Finals” on your printed permit card, then you must follow the instructions outlined in Step Two of the Construction and Demolition Recycling and Waste Management Plan. Click here for more information. Recycle Right Solid Waste and Recycling Division Public Utilities 879 Morro, San Luis Obispo, CA 93401-3249 E RecycleRight@slocity.org T 805.781.7215 slocity.org Stay connected with the City by signing up for e-notifications Construction and Demolition Recycling and Waste Plan Please read this form carefully. The goal is to clearly document and create a plan to recycle a minimum of 65% of construction and demolition materials for permits after January 1, 2017, per Title 24 Chapter 11 of the Green Building Code. This form must be filled out in its entirety. For questions, email RecycleRight@slocity.org or call (805) 781-7215. Step 1: Complete Recycling Form Project Type * Residential Commercial Project Category * Demolition New Construction Addition Remodel/Tenant Improvement Project Site Address * 3160 Johnson street Project Description * 4 homes Estimated Project Cost * 1000000 New Conditioned Square Footage * 10000 Estimated Fine for Failure to Comply * 20000 Project Contact Name * Jordan Contact Phone Number * 8055409573 Contact Email Address * Jordan@teamsweasey.com Type of Material to be Generated (check all that apply)* Mixed C&D Concrete/Asphalt Dirt Cardboard Metals Wood Other Once all Materials are checked, please enter weight estimates for each of these categories below. Estimated Quantity of Generated Materials (in tons) Mixed C&D Estimate * 10 Note: a tonnage estimate guide can be found on the City 's Construction and Demolition webpage. If you plan to reuse or donate materials, please explain here. How will you transport the materials?* Self-Haul Roll-Off Company Which IWMA-certified roll-off company will you be using?* R & R Roll-Off Note: a list of IWMA-certified haulers, landfills, and transfer stations can be found on the City's Construction and Demolition webpage. ALL TONNAGE LEAVING PROJECT SITE MUST BE ACCOUNTED FOR ON THIS FORM AND FAILURE TO RECYCLE AT LEAST 65% OF MATERIALS MAY RESULT IN A PENALTY OF 2% OF PROJECT VALUATION I understand that I must produce receipts listing tonnage of all materials leaving the project site, regardless of destination or method of removal. I certify that I will communicate this plan and requirements to all contractors and other personnel who may be involved in disposal of materials from this project and inform them that they must provide receipts listing the tonnage for all recycling and trash disposal. The final permit and all waste receipts must be presented prior to final sign off. I understand that failure to do so may incur a penalty of 2% of total project valuation and the City of San Luis Obispo makes the final determination of project cost and fine for failure to comply. Signature * Print Name * Jordan Knauer Date * 2024-07-30 Step 2: Upon Completion of Project 1.  Gather receipts listing tonnage for all materials that left the project site or a roll-off diversion report from one of the listed IWMA-certified haulers. *Please note - receipts must list tonnage as recycled or disposed. Mixed recycling receipts qualify as 70% recycling and 30% trash.  2. Email all receipts to RecycleRight@slocity.org for approval before final inspection. Include permit number, receipts/diversion report, photos of donated items (if applicable). Please allow 1-3 business days for review. 3. If approved, you will receive an email confirmation. Questions? RecycleRight@slocity.org or (805) 781-7215 7 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, July 26, 2024 5:58 PM To:Hanh, Hannah Subject:Re: 3160 Johnson Thank you! Sent from my iPhone > On 26 Jul 2024, at 4:34 PM, Hanh, Hannah <hhanh@slocity.org> wrote: > > Hi Jordan, > > Hope you are doing well too. > > I'll send out a reminder on Monday, 07/29 for this review. I recommend checking back on 07/31 since some reviewers may be wrapping up on the last day (.... I'm mostly talking about myself). > > Sincerely, > Hannah > > -----Original Message----- > From: Jordan Knauer <jordan@teamsweasey.com> > Sent: Friday, July 26, 2024 9:55 AM > To: Hanh, Hannah <hhanh@slocity.org> > Subject: 3160 Johnson > > > > This message is from an External Source. Use cauƟon when deciding to open aƩachments, click links, or respond. > > ________________________________ > > Hello Hannah, > > Hope all is well. It looks like we should have comments back by 7/30. Will you help me push to try to accomplish this date with planning and the other departments. Csg is already back. > > Thank you! > Sent from my iPhone > 8 From:Stanley, Erin Sent:Thursday, July 11, 2024 10:56 AM To:jordan@teamsweasey.com Cc:Matt Cebulla; Subject:3160 Johnson PLBLDG-0012-2024 Comments Attachments:PLBLDG-0012-2024_Review_v2.docx; PLBLDG-0012-2024-CSG REVIEW V2.pdf Good morning, Please see attached comments for 3160 Johnson (PLBLDG-0012-2024). To answer the counter question of status on this: currently waiting for your resubmittal for review #3. Please be sure to email that to us when you have it ready. Thank you, Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications Date: February 19, 2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. (2nd P/C) Applicant’s response acknowledged however please add the Certification Block to the cover sheet of the building plans. Response: __________________________________________________________________ 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. (2nd P/C) Applicants response acknowledged; however the Application Number was not found on SWCP. Response: __________________________________________________________________ Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. (2nd P/C) No response provided and information not found, comment remains. The following items need correction on the construction plans: 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. h. 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. General Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . (2nd P/C) Elevations have been added however they are not legible, please clarify drafting. Response: __________________________________________________________________ 11. Provide lot line dimensions and parkway dimensions (distance from face of curb to property line). (2nd P/C) information has been added however the dimensions are difficult to read, please clarify drafting. Response: __________________________________________________________________ 12. Label existing above ground facilities in parkway, or add legend for symbols used. (2nd P/C) Legend has been added but symbols on plan are difficult to read, please clarify drafting Response: __________________________________________________________________ 13. Identify a dashed line within the driveway/utility/drainage easement: 3 (2nd P/C) Applicant’s response acknowledged, however this line does not show on sheet 1, it is shown on the TTM but not identified. Response: __________________________________________________________________ Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” or add TW elevations for all steps so finish grades can be verified on grading plan. (2nd P/C) Top of wall elevations, and profile, for East Retaining wall show TW above existing grade behind wall. Provide adequate drainage measures to avoid standing water behind retaining wall, also see soils report section 6.9.10 – see image below: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 6 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information:  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 7 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. (2nd P/C) Please clarify of existing retaining walls at front PL are to be removed, or portions removed for new entry walks. The previous removal note “10” has been deleted. 31. It is not clear what the circled numbered notes refer to: 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 8 (2nd P/C) A final map was not received with the electronic submittal; the TTM shows a PUE and Street Tree Easement, an easement for public access/pedestrian purposes was not found. Please provide a response, or provide a copy of the final map, to verify public access behind driveway apron within public property. 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023 Walter Gault 805.781.7578 for additional information on a whether a Tree Removal Permit will be required. (2nd P/C) Applicant’s response acknowledged, but the information is difficult to read. There appears to be an 8” tree in the rear that will need to be removed, in addition to the 2 identified in the front. Please coordinate with Walter Gault (805).781.7578, to verify a tree removal is not required. Verification will be needed prior to approval of this application.  Please contact Phil Dowty (949.283.2270; pdowty@slocity.org) with questions regarding these engineering comments. Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 9 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 10 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Under the “Project Data” section of the plans, please identify the two associated Planning Applications for this project – (1) ARCH-0361-2023 (Development Review for the single-family residences) and (2) SBDV-0362-2023 (Tentative Parcel Map for the flexible lot subdivision). 2. Please note that the associated Planning Applications are pending review and final decision. If approved, address the following comments: a. Include copies of the approval letters as sheets in the construction drawings. In addition, provide written responses to each of the conditions, code requirements, etc. in the margins of the requirements. b. Plans submitted for this building permit application shall be in substantial conformance with the plans and tentative map approved for ARCH-0361-2023 and SBDV-0362-2023, respectively. Second Review: Comment remains. The Development Review (ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) were approved at the Joint Administrative/Subdivision Hearing on June 17, 2024. Please update the plans for consistency with the project approval and provide written responses to each condition of approval as part of the building permit resubmittal. Additionally, provide the updated Arborist Report as a supporting document. 3. Additional comments may be forthcoming based on final approvals for ARCH-0361-2023 and SBDV- 0362-2023. Second Review: Comment remains. Update the plans for consistency with the project approval. Letter of Transmittal 930 Fresno Street, Newman, CA 95360 www.csgengr.com phone 1.888.794.2016 To:City of San Luis Obispo Date:April 11, 2024 Review No:2nd 919 Palm Street CSG No.:440967 San Luis Obispo, CA. 93401 Jurisdiction No.:PLBLDG-0012-2024 Attn:Building Department Job Address:3160 Johnson Ave. Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024) Status: Plan requires corrections. See attached list.Plan is ready for permit issuance for the following: Architectural Energy Structural CalGreen Mechanical Wildland Urban Interface Plumbing Certified CASp Electrical Other: We have reviewed the following documents (Digital): X Plans X Energy Compliance Documents X Structural Calculations CalGreen Checklist – Not Applicable X Geotechnical Report Specifications X Geotechnical Review Letter Wildland Urban Interface X Truss Calculations CASp Documents Truss Review Letter X Response to Comments Special Inspection Form X Other:SWCP Special items to note: Plans have been stamped by CSG. Environmental Health Services approval required. Special Inspection is required. Structural Observation is required. Valuation Please collect a plan review fee for hour(s) of plan check. Amount:$ Remarks: From:Christine Uhalde & Don Price, S.E. CSG Consultants 440967 Page | 1 CITY OF SAN LUIS OBISPO BUILDING AND SAFETY DIVISION Date:April 11, 2024 Phone: 1.888.794.2016 Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066-2024, BLDG-0067-2024, BLDG0068-2024) Email: planreview@csgengr.com Address:3160 Johnson Ave. Jurisdiction No.:PLBLDG-0012-2024 INSTRUCTIONS AND INFORMATION FOR THE NEXT PLAN REVIEW Please resubmit (3) complete sets of revised hardcopy plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. For electronically submitted plans, please resubmit complete sets of revised digital plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. In addition to the below plan check comments, there may be additional comments from other departments and agencies having jurisdiction for this project (i.e. City of San Luis Obispo Planning, Public Works, Fire Prevention, etc.). PLAN CHECK COMMENTS 1. For electronically submitted plans, please resubmit a complete set of plans and documents upon every resubmittal. Any missing plan sheets, missing stamps and/or signatures (where required) may delay the review process. Response: ______________________________________________________________________ 2. Submit written responses addressing each plan review comments below and a summary of changes for any additional modifications. In each response, refer to specific detail or sheet, or specific page of the supporting documents. Show compliance with all comments within the construction documents. Response: ______________________________________________________________________ Architectural Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| A32. Sheet B-3, B-3.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” PC2: A corresponding note was not found on B-3. Comment remains outstanding. Response: ______________________________________________________________________ Structural Plan Check Comments by |Don Price, donp@csgengr.com| S6. Wind Speed. Clarify the source of the wind speed used in the calculations. 2nd Review. Comment remains. Clarify the source of the wind load chart used in the calculations on page 6a. Identify the document where the chart was obtained. The V basic wind speed value at 110 mph is okay. For 440967 Page | 2 the City of SLO the exposure category would be C rather than B. Provide a wind speed chart for Exposure C. Provide revised calculations based on C exposure. Response: ______________________________________________________________________ S9. Calculations. Provide calculations for the shear walls on the first floor as well as the second floor. 2nd Review. Comment remains in part. Provide the calculations for the second floor framing connecting to the first floor. Provide the floor diaphragm analysis for the loads that transfer onto the first floor top plate. Refer to Residential Code R301.1.3 for residential design limits and designs required per the CBC. Response: ______________________________________________________________________ S16. Strapping. Provide strapping details to connect the second story to the first story. Verify the load path from the roof to the foundations. Provide strapping and drags for the out of plane conditions at the wall lines. 2nd Review. Comment remains. A vertical strapping plan was not found. Please provide. The out-of-plane load transfer values were not found. Provide the drag loads. Provide the horizontal strapping at the out-of- plane load conditions. Response: ______________________________________________________________________ S17. Truss Calculations. Provide the engineer’s stamp on the truss calculations. 2nd Review. Comment remains in part. Plan B calculations are to be stamped by the registered design professional responsible for the truss calculations. Show the drag loads and the drag trusses on the truss layout for Plan B. Clarify all double, triple, and combined trusses. Verify the connectors for the combined trusses to the structure. Response: ______________________________________________________________________ S21. Provide roof sheathing plans. 2nd Review. Comment remains in part. Provide the minimum thickness for the roof sheathing per the requirements of the Residential code R803 and Table R803.1 Response: ______________________________________________________________________ S22. Initiate the City of San Luis Obispo - Special Inspections Form that is available on their website. Special Inspections include soils and subgrade inspection. Special Inspection appears to include the strong wall anchors pending a review of sheet SSW2. 2nd Review. Comment remains. Please provide a copy of the form for review. Strong wall inspection is required. Soils is required. There may be others pending the final design. Response: ______________________________________________________________________ New Comments: S23. Calculations – plan A. Pages 6a, 6b and possibly other pages are missing or are blank pages. Please verify that all pages of the calculations are provided. Response: ______________________________________________________________________ S24. Calculations. Both plans. Provide the calculations for the posts (columns). For example the 6x6 post on line 4 at the patio on Sheet B-4. Another example, the 4x6 post under the 2-14” LVL on line 3. Please provide calculations for all vertical elements. Response: ______________________________________________________________________ S25. Calculations. Both Plans. Provide calculations for the load bearing walls. Response: ______________________________________________________________________ Electrical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| 440967 Page | 3 E22. B-2: Please show installation of the required weather protected GFCI exterior receptacle outlet at the front of the residence in accordance with CEC Article 210.52(E)(1). PC2: A receptacle is required at the front of the dwelling. Comment remains outstanding. Response: ______________________________________________________________________ E24. B-2.1: Please show the additional required receptacles in the ADU to comply with the outlet spacing requirements of CEC Article 210.52(C). PC2: Please show an outlet on the wall adjacent to the laundry closet. Response: ______________________________________________________________________ CalGreen Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| CG1. Sheets CG-1 & CG-2: Please provide the 2022 CalGreen Residential Mandatory Measures checklist and indicate Y, N/A, and the Responsible Party for each applicable measure on the Residential CalGreen Checklist. PC2: Comment remains outstanding. Response: ______________________________________________________________________ Energy Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| EN1. Sheet E-1: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 indicate 2217 SF for the main dwelling and 542 SF for the ADU for a total of 2759 SF; however, the cover sheet indicates 2529 SF for the main dwelling and 530 SF for the ADU for a total of 3059 SF. Please revise accordingly. PC2: Revise the ADU bedroom count to 1. Response: ______________________________________________________________________ EN2. Sheet E-1: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie board and bat siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. Response: ______________________________________________________________________ EN6. Complete and submit the energy choice acknowledgement form for all dwellings: https://www.slocity.org/home/showpublisheddocument/34343/638237130475430000 PC2: The form was not found in the submitted files, please submit the energy choice acknowledgement form for the next review. Response: ______________________________________________________________________ EN8. Sheet E-2: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie lap siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. Response: ______________________________________________________________________ EN10. Sheet E-2: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet B-3 shows 4:12. Please revise accordingly. PC2: Comment remains outstanding. Response: ______________________________________________________________________ 440967 Page | 4 New Comments: EN12.PC2: Sheet E-1: The ‘Fuel Type’ states all electric; however, the floor plan has gas appliances. Please revise the fuel type to natural gas. Response: ______________________________________________________________________ (End of Building Comments) 9 From:building Sent:Monday, July 8, 2024 2:19 PM To:jordan@teamsweasey.com Subject:PLBLDG-0012-2024 (3160 Johnson Ave) Attachments:PLBLDG-0012-2024_Review_v2.docx; PLBLDG-0012-2024-CSG REVIEW V2.pdf Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-notifications Date: February 19, 2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. (2nd P/C) Applicant’s response acknowledged however please add the Certification Block to the cover sheet of the building plans. Response: __________________________________________________________________ 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. (2nd P/C) Applicants response acknowledged; however the Application Number was not found on SWCP. Response: __________________________________________________________________ Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. (2nd P/C) No response provided and information not found, comment remains. The following items need correction on the construction plans: 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. h. 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. General Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . (2nd P/C) Elevations have been added however they are not legible, please clarify drafting. Response: __________________________________________________________________ 11. Provide lot line dimensions and parkway dimensions (distance from face of curb to property line). (2nd P/C) information has been added however the dimensions are difficult to read, please clarify drafting. Response: __________________________________________________________________ 12. Label existing above ground facilities in parkway, or add legend for symbols used. (2nd P/C) Legend has been added but symbols on plan are difficult to read, please clarify drafting Response: __________________________________________________________________ 13. Identify a dashed line within the driveway/utility/drainage easement: 3 (2nd P/C) Applicant’s response acknowledged, however this line does not show on sheet 1, it is shown on the TTM but not identified. Response: __________________________________________________________________ Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” or add TW elevations for all steps so finish grades can be verified on grading plan. (2nd P/C) Top of wall elevations, and profile, for East Retaining wall show TW above existing grade behind wall. Provide adequate drainage measures to avoid standing water behind retaining wall, also see soils report section 6.9.10 – see image below: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 6 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information:  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 7 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. (2nd P/C) Please clarify of existing retaining walls at front PL are to be removed, or portions removed for new entry walks. The previous removal note “10” has been deleted. 31. It is not clear what the circled numbered notes refer to: 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 8 (2nd P/C) A final map was not received with the electronic submittal; the TTM shows a PUE and Street Tree Easement, an easement for public access/pedestrian purposes was not found. Please provide a response, or provide a copy of the final map, to verify public access behind driveway apron within public property. 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023 Walter Gault 805.781.7578 for additional information on a whether a Tree Removal Permit will be required. (2nd P/C) Applicant’s response acknowledged, but the information is difficult to read. There appears to be an 8” tree in the rear that will need to be removed, in addition to the 2 identified in the front. Please coordinate with Walter Gault (805).781.7578, to verify a tree removal is not required. Verification will be needed prior to approval of this application.  Please contact Phil Dowty (949.283.2270; pdowty@slocity.org) with questions regarding these engineering comments. Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 9 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 10 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Under the “Project Data” section of the plans, please identify the two associated Planning Applications for this project – (1) ARCH-0361-2023 (Development Review for the single-family residences) and (2) SBDV-0362-2023 (Tentative Parcel Map for the flexible lot subdivision). 2. Please note that the associated Planning Applications are pending review and final decision. If approved, address the following comments: a. Include copies of the approval letters as sheets in the construction drawings. In addition, provide written responses to each of the conditions, code requirements, etc. in the margins of the requirements. b. Plans submitted for this building permit application shall be in substantial conformance with the plans and tentative map approved for ARCH-0361-2023 and SBDV-0362-2023, respectively. Second Review: Comment remains. The Development Review (ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) were approved at the Joint Administrative/Subdivision Hearing on June 17, 2024. Please update the plans for consistency with the project approval and provide written responses to each condition of approval as part of the building permit resubmittal. Additionally, provide the updated Arborist Report as a supporting document. 3. Additional comments may be forthcoming based on final approvals for ARCH-0361-2023 and SBDV- 0362-2023. Second Review: Comment remains. Update the plans for consistency with the project approval. Letter of Transmittal 930 Fresno Street, Newman, CA 95360 www.csgengr.com phone 1.888.794.2016 To:City of San Luis Obispo Date:April 11, 2024 Review No:2nd 919 Palm Street CSG No.:440967 San Luis Obispo, CA. 93401 Jurisdiction No.:PLBLDG-0012-2024 Attn:Building Department Job Address:3160 Johnson Ave. Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024) Status: Plan requires corrections. See attached list.Plan is ready for permit issuance for the following: Architectural Energy Structural CalGreen Mechanical Wildland Urban Interface Plumbing Certified CASp Electrical Other: We have reviewed the following documents (Digital): X Plans X Energy Compliance Documents X Structural Calculations CalGreen Checklist – Not Applicable X Geotechnical Report Specifications X Geotechnical Review Letter Wildland Urban Interface X Truss Calculations CASp Documents Truss Review Letter X Response to Comments Special Inspection Form X Other:SWCP Special items to note: Plans have been stamped by CSG. Environmental Health Services approval required. Special Inspection is required. Structural Observation is required. Valuation Please collect a plan review fee for hour(s) of plan check. Amount:$ Remarks: From:Christine Uhalde & Don Price, S.E. CSG Consultants 440967 Page | 1 CITY OF SAN LUIS OBISPO BUILDING AND SAFETY DIVISION Date:April 11, 2024 Phone: 1.888.794.2016 Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066-2024, BLDG-0067-2024, BLDG0068-2024) Email: planreview@csgengr.com Address:3160 Johnson Ave. Jurisdiction No.:PLBLDG-0012-2024 INSTRUCTIONS AND INFORMATION FOR THE NEXT PLAN REVIEW Please resubmit (3) complete sets of revised hardcopy plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. For electronically submitted plans, please resubmit complete sets of revised digital plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. In addition to the below plan check comments, there may be additional comments from other departments and agencies having jurisdiction for this project (i.e. City of San Luis Obispo Planning, Public Works, Fire Prevention, etc.). PLAN CHECK COMMENTS 1. For electronically submitted plans, please resubmit a complete set of plans and documents upon every resubmittal. Any missing plan sheets, missing stamps and/or signatures (where required) may delay the review process. Response: ______________________________________________________________________ 2. Submit written responses addressing each plan review comments below and a summary of changes for any additional modifications. In each response, refer to specific detail or sheet, or specific page of the supporting documents. Show compliance with all comments within the construction documents. Response: ______________________________________________________________________ Architectural Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| A32. Sheet B-3, B-3.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” PC2: A corresponding note was not found on B-3. Comment remains outstanding. Response: ______________________________________________________________________ Structural Plan Check Comments by |Don Price, donp@csgengr.com| S6. Wind Speed. Clarify the source of the wind speed used in the calculations. 2nd Review. Comment remains. Clarify the source of the wind load chart used in the calculations on page 6a. Identify the document where the chart was obtained. The V basic wind speed value at 110 mph is okay. For 440967 Page | 2 the City of SLO the exposure category would be C rather than B. Provide a wind speed chart for Exposure C. Provide revised calculations based on C exposure. Response: ______________________________________________________________________ S9. Calculations. Provide calculations for the shear walls on the first floor as well as the second floor. 2nd Review. Comment remains in part. Provide the calculations for the second floor framing connecting to the first floor. Provide the floor diaphragm analysis for the loads that transfer onto the first floor top plate. Refer to Residential Code R301.1.3 for residential design limits and designs required per the CBC. Response: ______________________________________________________________________ S16. Strapping. Provide strapping details to connect the second story to the first story. Verify the load path from the roof to the foundations. Provide strapping and drags for the out of plane conditions at the wall lines. 2nd Review. Comment remains. A vertical strapping plan was not found. Please provide. The out-of-plane load transfer values were not found. Provide the drag loads. Provide the horizontal strapping at the out-of- plane load conditions. Response: ______________________________________________________________________ S17. Truss Calculations. Provide the engineer’s stamp on the truss calculations. 2nd Review. Comment remains in part. Plan B calculations are to be stamped by the registered design professional responsible for the truss calculations. Show the drag loads and the drag trusses on the truss layout for Plan B. Clarify all double, triple, and combined trusses. Verify the connectors for the combined trusses to the structure. Response: ______________________________________________________________________ S21. Provide roof sheathing plans. 2nd Review. Comment remains in part. Provide the minimum thickness for the roof sheathing per the requirements of the Residential code R803 and Table R803.1 Response: ______________________________________________________________________ S22. Initiate the City of San Luis Obispo - Special Inspections Form that is available on their website. Special Inspections include soils and subgrade inspection. Special Inspection appears to include the strong wall anchors pending a review of sheet SSW2. 2nd Review. Comment remains. Please provide a copy of the form for review. Strong wall inspection is required. Soils is required. There may be others pending the final design. Response: ______________________________________________________________________ New Comments: S23. Calculations – plan A. Pages 6a, 6b and possibly other pages are missing or are blank pages. Please verify that all pages of the calculations are provided. Response: ______________________________________________________________________ S24. Calculations. Both plans. Provide the calculations for the posts (columns). For example the 6x6 post on line 4 at the patio on Sheet B-4. Another example, the 4x6 post under the 2-14” LVL on line 3. Please provide calculations for all vertical elements. Response: ______________________________________________________________________ S25. Calculations. Both Plans. Provide calculations for the load bearing walls. Response: ______________________________________________________________________ Electrical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| 440967 Page | 3 E22. B-2: Please show installation of the required weather protected GFCI exterior receptacle outlet at the front of the residence in accordance with CEC Article 210.52(E)(1). PC2: A receptacle is required at the front of the dwelling. Comment remains outstanding. Response: ______________________________________________________________________ E24. B-2.1: Please show the additional required receptacles in the ADU to comply with the outlet spacing requirements of CEC Article 210.52(C). PC2: Please show an outlet on the wall adjacent to the laundry closet. Response: ______________________________________________________________________ CalGreen Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| CG1. Sheets CG-1 & CG-2: Please provide the 2022 CalGreen Residential Mandatory Measures checklist and indicate Y, N/A, and the Responsible Party for each applicable measure on the Residential CalGreen Checklist. PC2: Comment remains outstanding. Response: ______________________________________________________________________ Energy Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| EN1. Sheet E-1: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 indicate 2217 SF for the main dwelling and 542 SF for the ADU for a total of 2759 SF; however, the cover sheet indicates 2529 SF for the main dwelling and 530 SF for the ADU for a total of 3059 SF. Please revise accordingly. PC2: Revise the ADU bedroom count to 1. Response: ______________________________________________________________________ EN2. Sheet E-1: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie board and bat siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. Response: ______________________________________________________________________ EN6. Complete and submit the energy choice acknowledgement form for all dwellings: https://www.slocity.org/home/showpublisheddocument/34343/638237130475430000 PC2: The form was not found in the submitted files, please submit the energy choice acknowledgement form for the next review. Response: ______________________________________________________________________ EN8. Sheet E-2: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie lap siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. Response: ______________________________________________________________________ EN10. Sheet E-2: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet B-3 shows 4:12. Please revise accordingly. PC2: Comment remains outstanding. Response: ______________________________________________________________________ 440967 Page | 4 New Comments: EN12.PC2: Sheet E-1: The ‘Fuel Type’ states all electric; however, the floor plan has gas appliances. Please revise the fuel type to natural gas. Response: ______________________________________________________________________ (End of Building Comments) 10 From:building Sent:Monday, July 8, 2024 2:10 PM To:Jordan Knauer Cc:MATT CEBULLA Subject:RE: 3160 Johnson Planning Comments Hello Jordan, There are a few permits under that address. Do you which specific permit number? Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, July 8, 2024 10:55 AM To: building <building@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com> Subject: 3160 Johnson Planning Comments This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Building Dept., I was hoping you could forward me the full set of comments for the building permit review on 3160 Johnson. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 11 From:Garrone, Isabella Sent:Friday, July 5, 2024 4:20 PM To:andy wallace; UT_Services; Jordan Knauer Subject:RE: Low-flow certification for 1831 & 1835 Garden St., San Luis Obispo Attachments:2024 Certificate of Conservation - fillable (2).pdf Good afternoon Andy, On May 7th, 2024, City Council amended the City’s Municipal Code, modifying the requirements for plumbing fixtures upon sale within the City of SLO. These new requirements went into effect on July 1 st, 2024. With that being said, the form you submitted is outdated. Please verify that the plumbing fixtures meet the new requirements and submit the updated form attached to this email. Our website has updated information about the plumbing fixture requirements and the revised form. Please let me know if you have any questions about these new requirements. Also, please ensure that all information is filled out including the current property owner’s contact information and your CREIA ID number. Thanks, Isabella Garrone Water Conservation Specialist Public Utilities 879 Morro 879 Morro, San Luis Obispo, CA 93401-3249 E igarrone@slocity.org T 805.781.7213 slocity.org Stay connected with the City by signing up for e-notifications From: andy wallace <a.wallace44@att.net> Sent: Friday, July 5, 2024 3:07 PM To: UT_Services <UT_Services@slocity.org>; Jordan Knauer <jordan@teamsweasey.com> Subject: Low-flow certification for 1831 & 1835 Garden St., San Luis Obispo This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Andy Wallace 12 National Property Inspections (805) 235-6437 a.wallace44@att.net Email this form to UT_Services@slocity.org or mail to: City of San Luis Obispo Utilities Department 879 Morro Street San Luis Obispo, CA 93401 Certificate of Conservation Plumbing Retrofit Verification Program Current Property Owner Name: _____________________________________________________________________ Phone Number: ________________________ Email: ___________________________________________________ Applicant Name (if different): _________________________________________________________________________ Phone Number: ________________________ Email: ___________________________________________________ Property Address: ________________________________________________________________________________ Type of property: Residential __________ Commercial __________ Industrial __________ Institutional __________ Reason for Retrofit: Change of use __________ Expansion of Use __________ Sale of Property __________ Total number of fixtures replaced: __________________________________________________________________ If no fixtures were replaced, please put zero. Total Number of Existing Fixtures (after retrofit) Number of toilets 1.28 gpf or less Number of kitchen faucets 2.2 gpm or less Number of showerheads 1.8 gpm or less Number of bathroom faucets 1.2 gpm or less Number of urinals 0.125 gpf or less If there are no urinals on the property, please put zero. By signing below, you verify that you have read and complied with the requirements of the Retrofit Program as outlined on the back of this form. Signature of Applicant: ________________________________________ Date: ___________________________ Inspection by a licensed plumbing or general building contractor is required. Contractor License #: ___________________ Contractor Name (print): ____________________________________ Contractor Signature: _____________________________________________ Date:___________________________ The City of San Luis Obispo requires all residential, commercial, institutional, and industrial properties to retrofit existing plumbing fixtures to low water-use plumbing fixtures prior to sale or changes of use (§ 13.06). Use this form to apply for a certificate for completed retrofits that have not been certified. See page two for details. Utilities Office Use Only Approved: ______ Rejected: ______ Verified by: _____________________________________________________ Date: _____________________________ Comments: _______________________________________________________________________________________ Email this form to UT_Services@slocity.org or mail to: City of San Luis Obispo Utilities Department 879 Morro Street San Luis Obispo, CA 93401 Purpose In accordance with Municipal Code § 13.06 and California Green Building Standards Code, Title 24, Part 11, the City of San Luis Obispo now requires fixtures to be updated to meet criteria below. All single-family residential, multi-family residential, and commercial buildings are required to retrofit existing plumbing fixtures to high efficiency plumbing fixtures prior to sale or change of use including but not limited to building a new addition or garage conversions . The seller is responsible for replacing and ensuring retrofit of any fixtures. A property is only considered in compliance and verified once ALL fixtures are inspected and verified to be high efficiency. See Municipal Code for definition of terms . Requirements Fixture Standard Additional Notes Toilets 1.28 gpf or less Existing 1.28 gpf toilets do not need to be retrofitted. Urinals 0.125 gpf or less Showerheads 1.8 gpm or less Kitchen Faucets 2.2 gpm or less Bathroom Faucets 1.2 gpm or less Note: GPF (gallons per flush), GPM (gallons per minute) Exemptions Historical Properties Approved historical properties are not required to retrofit. Transfer of Responsibility Sellers may transfer the responsibility of retrofit to the buyer upon agreement from both parties and approval from the Utilities Department Director or designee. Inspection of Retrofitted Items Properties must be inspected by a California licensed plumbing or general building contractor . Home inspections are not accepted in lieu of a licensed contractor but may be included in the application. Water Conservation Certification City of San Luis Obispo Utilities Department will provide a Certificate of Conservation for a property upon receiving all required verification documentation. 13 From:andy wallace <a.wallace44@att.net> Sent:Friday, July 5, 2024 3:07 PM To:UT_Services; Jordan Knauer Subject:Low-flow certification for 1831 & 1835 Garden St., San Luis Obispo Attachments:1831 low flow.jpg; 1835 low flow.jpg This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Andy Wallace National Property Inspections (805) 235-6437 a.wallace44@att.net 14 From:Hanh, Hannah Sent:Thursday, June 27, 2024 5:05 PM To:Jordan Knauer Subject:RE: 3160 Johnson Hi Jordan, I completed my permit review, so you can reach out to the Building Division to get the full list of comments from all staff. My comments are simplified and essentially requesting for the plans to be updated to be consistent with the approval. A detailed review would be done when you resubmit. Also, no appeal received. As mentioned, I am out of the office until Monday, 07/08 if you have any follow up questions. Thanks! Hannah From: Hanh, Hannah Sent: Wednesday, June 26, 2024 5:16 PM To: Jordan Knauer <jordan@teamsweasey.com> Subject: RE: 3160 Johnson Hi Jordan, Attached is the letter that was mailed out earlier this week. Please make sure to include copies of both the approval letter and reso as sheets in the construction plans for the building permit submittal. Include responses to each condition in the margins as well. FYI – the application fee for the ARCH review is split into two (upon submittal and upon completion), so the completion fee for the ARCH application is now due. Let me know if you want to pay online or provide a check to our office. As mentioned, the appeal period ends close of business tomorrow. Will let you know if anything comes in. I will also close up my review of the current building permit for this project by tomorrow. Will update soon, Hannah From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, June 26, 2024 4:30 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I am curious if any appeals have been submitted. Will you also give me a call to discuss next steps? 15 Thanks, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 16 From:Hanh, Hannah Sent:Wednesday, June 26, 2024 5:16 PM To:Jordan Knauer Subject:RE: 3160 Johnson Attachments:ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson).pdf; MS-24-01 (ARCH-0361-2023 and SBDV-0362-2023 -- 3160 Johnson).pdf Hi Jordan, Attached is the letter that was mailed out earlier this week. Please make sure to include copies of both the approval letter and reso as sheets in the construction plans for the building permit submittal. Include responses to each condition in the margins as well. FYI – the application fee for the ARCH review is split into two (upon submittal and upon completion), so the completion fee for the ARCH application is now due. Let me know if you want to pay online or provide a check to our office. As mentioned, the appeal period ends close of business tomorrow. Will let you know if anything comes in. I will also close up my review of the current building permit for this project by tomorrow. Will update soon, Hannah From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, June 26, 2024 4:30 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I am curious if any appeals have been submitted. Will you also give me a call to discuss next steps? Thanks, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org June 21, 2024 Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 SUBJECT: ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Avenue) – Review of (a) a Tentative Parcel Map (SBDV-0362-2023, flexible lot design subdivision) to create four (4) parcels, and (b) Development Review (ARCH-0361-2023) for the construction of four (4) single-family residences and site improvements such as access, fencing, and landscaping. The project also includes removal of, and compensatory planting for, 12 onsite trees. Each proposed parcel would be developed with a single-family residence, accessory dwelling unit, and supporting site improvements. The project is categorically exempt from environmental review under Sections 15315 (Minor Land Divisions) and 15332 (In-Fill Development Projects) of the CEQA Guidelines. Dear Jordan Knauer: On June 17, 2024, I conducted a public hearing on your requests for (a) a Tentative Parcel Map (SBDV-0362-2023, flexible lot design subdivision) to create four (4) parcels, and (b) Development Review (ARCH-0361-2023) for the construction of four (4) single-family residences and site improvements such as access, fencing, and landscaping. After careful consideration, I have approved your request, based on findings as noted in the attached Director’s Resolution No. 24-01. My action is final unless appealed within ten (10) calendar days of the date of the hearing. 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 Planning Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. Approval of the Minor Development Review (ARCH-0361-2023) will automatically expire in one (1) year unless plans for a building permit have been issued per Section 17.104.070 (Expiration). Upon written request, the Community Development Director may grant up to three, one-year extensions. Renewals may be approved with new or modified conditions upon finding that circumstances under which the permit was originally approved have substantially changed. Approval of the Tentative Parcel Map (SBDV-0362-2023) will automatically expire after two (2) years if the final map has not yet been recorded per Section 16.10.130 (Expiration of Approved Tentative Maps). Upon written request, the Community Development Director may grant a time extension per Section 16.10.135 (Time Extension for Parcel or Final Maps). Included with this letter is an invoice for the Completion Fee associated with the Minor Development Review application, which is now due. Completion Fees are to be paid within six months of the final action taken on planning services provided or prior to the acceptance of a building permit to construct the project. Please note that building permit applications will not be accepted prior to payment of the Completion Fee. Payment of this fee may be made in person, online, by mail, or by phone. Payment Online: To pay the invoice online, please visit the following link: https://infoslo.slocity.org/EnerGov_Prod/selfservice#/home Payment by Mail: By-mail payments must be in the form of a check, and sent to: CDD Planning Fees City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Checks made payable to: City of San Luis Obispo Please include the application number on the check from the subject line of this letter. Payment by Phone: Call our main line at (805) 781-7170 and please press option #6 to speak with a staff member to process credit card payment. If you have any questions or need additional information regarding the project, please contact Hannah Hanh, Associate Planner at (805) 781-7432 or hhanh@slocity.org. Sincerely, Brian Leveille Senior Planner Community Development DIRECTOR'S RESOLUTION NO. 24-01 AN ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OF SAN LUIS OBISPO APPROVING A TENTATIVE PARCEL MAP (SLO 23-0034) (FLEXIBLE LOT DESIGN SUBDIVISION) TO SUBDIVIDE AN EXISTING PARCEL INTO FOUR (4) PARCELS AND THE CONSTRUCTION OF FOUR (4) SINGLE-FAMILY RESIDENCES AND SUPPORTING SITE IMPROVEMENTS. THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 17, 2024 (3160 JOHNSON AVENUE, ARCH-0361-2023 AND SBDV- 0362-2023) WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing on February 12, 2024, for the purpose of considering a Tentative Parcel Map (flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels and continued the item to a date uncertain with direction to the applicant and staff to address pertinent issues, pursuant to a proceeding instituted under application SBDV-0362-2023, Jordan Knauer, applicant; and WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing on April 22, 2024, for the purpose of considering a subsequent review of a Tentative Parcel Map (flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels and continued the item to a date uncertain with direction to the applicant and staff to address pertinent issues, pursuant to a proceeding instituted under application SBDV-0362-2023, Jordan Knauer, applicant; and WHEREAS, the Hearing Officer of the City San Luis Obispo conducted a public hearing on June 17, 2024, for the purpose of considering (a) a Tentative Parcel Map (flexible lot design subdivision) to subdivide an existing parcel into four (4) parcels; and (b) construction of four (4) single-family residences and supporting site improvements, pursuant to a proceeding instituted under applications ARCH-0361-2023 and SBDV-0362-2023, Jordan Knauer, applicant; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Community Development Director 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 Community Development Director of the City of San Luis Obispo as follows: SECTION 1. Findings. The Community Development Director hereby grants final approval for the project, based on the following findings: Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 2 Tentative Parcel Map 1. The proposed flexible lot design subdivision, together with provisions for its design and improvement, is consistent with the General Plan, particularly the Land Use Element and Housing Element, because it is a flexible lot design subdivision that would create parcels for single-family development as allowed in the underlying land use designation and facilitate Program 6.20 of the Housing Element as an alternative to the conventional subdivision design. 2. The design of the flexible lot design subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision because the proposed residences have been designed to exceed setback requirements, which would provide adequate distance between buildings for natural ventilation and solar exposure. 3. The site is physically suitable to accommodate four (4) future single-family residences because the proposed parcels satisfy the minimum lot area requirement, and the proposed residences meet development standards for the Low-Density Residential (R-1) Zone. 4. The design of the flexible lot design subdivision would not cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because the subdivision will occur in an urban area and on a site that has been previously developed with a single-family residence. In addition, approval of the subdivision does not grant any exceptions from the Subdivision Regulations, Zoning Regulations, or applicable code requirements. 5. The design of the flexible lot design subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or with public access to public resources as defined and regulated by Section 66478.1 et seq. of the Government Code because the project site does not include public access to public resources and is privately owned. 6. The approval of the flexible lot design subdivision as it relates to the housing needs of the region has been considered and has balanced those needs against the public service needs of its residents and available fiscal and environmental resources with favorable results pursuant to Section 66412.3 of the Government Code. 7. The approval of the flexible lot design subdivision requires that the subdivider shall defend, indemnify, and hold harmless the city and its agents, officers and employees from any claim, action or proceeding against the city 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. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. Development Review 8. The project is consistent with the General Plan because the site is located in the Low- Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 3 Density Residential land use designation, which the Land Use Element describes as intended for uses such as single-family detached dwellings and accessory dwelling units. In addition, Program 6.20 of the Housing Element states the City would support small lot subdivisions (e.g., flexible lot design subdivision) to facilitate the expansion of housing options. 9. As conditioned, the project is consistent with the R-1 zone because the single-family residences are allowed uses, have been designed in conformance with applicable development standards, and would be compatible with other approved single-family residences located within the neighborhood. 10. On February 5, 2024, the ARC reviewed the Minor Development Review application and recommended the Community Development Director find it consistent with Community Design Guidelines subject to considerations to (a) provide additional landscape screening along shared property lines with adjacent neighbors, (b) provide additional articulation through the use of architectural detailing, different paint colors, and/or other features; and (c) use natural colors in the color palettes. 11. As conditioned, the project provides adequate consideration of and measures to address any potential adverse effects on surrounding properties such as traffic, vehicular and pedestrian safety, visual, and scale, because each proposed residence (a) includes sufficient onsite parking, (b) utilizes a craftsman or contemporary design that is compatible with other residences in the neighborhood; and (c) incorporates consistent articulation, material, and color changes with pedestrian-scale elements such as windows, doors, and patios throughout all building elevations. 12. As conditioned, the project would not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because it includes the construction of single-family residences in a residential zone intended for single-family development, conforms to applicable development standards, and shall comply with all applicable Building Code and Fire Code requirements. Tree Removals 13. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(3) because all 12 removals are non-native trees that have a lower preservation value. 14. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(2) because nine (9) of the 12 trees to be removed are located in a private rear yard, not highly visible from the public right-of-way, and have lower preservation priority. 15. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(1) because the scale of the trees and size of the canopy would be considered as part of the compensatory replanting plan. Larger, more visually prominent trees would have a higher preservation priority than smaller, less visually prominent trees. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 4 16. The proposed tree removals are consistent with Municipal Code Section 12.24.090(G)(6) because two (2) additional trees are conditioned to be planted along the southeast property line to provide privacy and screening between neighboring properties. SECTION 2. Environmental Review. The project is categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines because it is consistent with applicable General Plan policies and Zoning Regulations; occurs within City limits with no more than five (5) acres of site disturbance (0.57 acre); and is substantially surrounded by other urban uses (i.e., located within a developed residential neighborhood). In addition, the site does not have value as habitat for endangered, rare, or threatened species since it has been previously developed for residential use and the project will be served by all required utilities and public services. Approval of the project would not result in any significant effects relating to (a) traffic because the project would not exceed the trip threshold (i.e., less than 110 daily vehicle trips) anticipated for Small Development Projects per CEQA Guidelines; (b) noise because the project would comply with exterior and interior noise limits outlined in the City’s Municipal Code (Chapter 9.12 – Noise Control); (c) air quality because construction-related emissions are temporary; or (d) water quality because the project site does not contain onsite, or impact offsite, creeks or wetlands. The project is also categorically exempt under Section 15315 (Minor Land Divisions) of the CEQA Guidelines because it includes the subdivision of a residentially zoned property into four (4) parcels; is located in an urbanized area; is consistent with applicable policies of the General Plan and development standards in the Zoning Regulations; does not require variances or exceptions from the Subdivision Regulations; and all required services and access to the proposed parcels to local standards are available and will serve the project. Additionally, the existing parcel was not involved in a division of a larger parcel within the previous two (2) years and does not have an average slope greater than 20 percent. SECTION 3. Approval. The Community Development Director does hereby approve the project, subject to the following conditions: Planning Division – Community Development Department 1. Plans submitted for a building permit shall be in substantial conformance with the submitted project description and plans submitted for the Minor Development Review (ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) applications, and incorporate all conditions of approval. A separate, full-sized sheet shall be included in the working drawings submitted for a building and/or grading permit that lists all conditions of approval. Reference shall be made in the margin of listed items as to where the requirements are addressed in the plans. Any change to the approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director and may be subject to review by the Architectural Review Commission, as deemed appropriate. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 5 2. The Parcel Map application shall be in substantial conformance with the submitted information for the Tentative Parcel Map (SBDV-0362-2023) and include responses to all applicable conditions of approval. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. As directed by the Architectural Review Commission on February 5, 2024, the plans shall incorporate additional articulation for the residences through the use of architectural detailing, different paint colors, or other features on building elevations facing the adjacent neighbors. The color palettes shall also incorporate the use of natural colors. 4. Plans submitted for a building permit shall include the locations of all lighting such as bollard style landscaping or path lighting. All wall-mounted lighting fixtures shall be clearly labeled on building elevations and complement the building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut sheets in the submitted plans. The selected fixture(s) shall be shielded to ensure that light is shielded and directed downward consistent with standards outlined in Municipal Code Section 17.70.100 (Lighting and Night Sky Preservation). 5. All ducts, meters, air conditioning equipment, and other mechanical equipment, whether located on the ground, roof, or elsewhere on the structure or property, shall be screened from public view with materials that are architecturally compatible with the main residence to the satisfaction of the Community Development Director. Public view includes existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large water piping systems (e.g., backflow prevention devices) shall be completely screened from public view with approved architectural features and/or landscaping or located in the interior of the residence or property. This requirement applies to the initial construction of the residence and any subsequent improvements. 6. Plans submitted for a building permit shall include landscape and irrigation plans. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Details on the proposed surfaces and finishes of hardscapes shall be included in the landscaping plan. 7. Plans submitted for a building permit shall include elevations and detail drawings of all proposed fences and/or walls. All proposed fences and walls shall be of high-quality materials such as pressure-treated wood fences, split-face block walls, etc. Fences facing the public right-of-way shall be constructed with the finished side of the fence facing the public right-of-way. All proposed fences, walls, and hedges shall comply with standards outlined in Municipal Code Section 17.70.070 (Fences, Walls, and Hedges). 8. Prior to final inspection for the building permits to construct the units, the accompanying Parcel Map to create four (4) new lots shall be recorded. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 6 Housing Division – Community Development Department 9. At the time of building permit issuance, the applicant shall pay the required inclusionary housing in-lieu fee in accordance with Municipal Code Section 17.138.060 (In-lieu Housing Fee). City Arborist – Community Development Department 10. At the time of building permit application, the landscape and irrigation plans shall show all existing trees to be removed and trees to be retained. The plan shall show neighboring trees with canopies or root zones within the area of disturbance. Tree protection measures described in the Arborist Report, dated June 13, 2024, by the Oakley Group shall be included on the building plans. Additional tree protection measures may be required to the satisfaction of the City Arborist. 11. Tree removals shall be limited to the 12 onsite trees described in the Arborist Report, dated June 13, 2024, by the Oakley Group and shown in plans submitted as part of the application. Removed trees shall be replaced onsite at a minimum 1:1 compensatory ratio from the City’s Master Tree List, subject to the satisfaction of the City Arborist. Compensatory plantings shall be clearly noted in the landscape and irrigation plans submitted as part of the building permit application. 12. At the time of building permit application, the landscape and irrigation plans shall include the required street trees. Street trees are required at the rate of one tree per each 35 linear feet of frontage. The City Arborist shall review and approve the proposed tree species based on the location, soils type, and overhead wiring conflicts. 13. To increase the urban canopy and address privacy concerns raised between neighboring properties, the landscape and irrigation plans shall include the planting of two (2) additional Jacaranda (Jacaranda mimosifolia) trees along the southeast property line, subject to the satisfaction of the City Arborist. These two (2) additional trees raise the minimum required compensatory plantings to 14 trees. 14. At the time of building permit application, the landscape and irrigation plans shall demonstrate that the compensatory trees are planted in accordance with the City’s Engineering Standards for Tree Planting. 15. During site construction, the recommended tree protection measures described in the Arborist Report, dated June 13, 2024, by the Oakley Group shall be implemented to ensure that the nine (9) existing trees located on adjacent, neighboring properties to the northwest and southeast are not impacted by the proposed development. 16. During site construction, the Project Arborist shall supervise all construction work performed within and adjacent to the tree protection zone (TPZ) as indicated in the Arborist Report. Any work performed within the TPZ shall be done with hand tools so that the Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 7 Project Arborist is able to determine that there would be no more than 25% of root zone loss during construction. 17. Prior to final inspection, all compensatory tree plantings shall be completed in accordance with the approved landscape and irrigation plans. 18. California Fish and Game Code Section 3503.5 5 and the Migratory Bird Treaty Act of 1972 prevents the removal of trees with active nests. To account for most nesting birds, removal of trees should be scheduled to occur in the fall and winter (between September 1st and January 31st) and after the young have fledged. If removing trees during the nesting season (February 1st to August 31st), a qualified biologist shall inspect any trees marked for removal that contain nests to determine if the nests are active. If there are active nests, trees shall not be removed and may only be removed once a qualified biologist provides a confirmation memo that breeding and/or nesting is completed, and young have fledged the nest prior to removal of the tree to the satisfaction of the Community Development Director or City Biologist. Engineering Division – Community Development / Public Works Departments 19. The building plan submittal shall comply with all requirements and conditions of the Development Review and Tentative Subdivision approvals. 20. Park in-lieu fees shall be paid for each new dwelling unit prior to map recordation or at the time of building permit issuance, whichever comes first. The fees shall be based on the fee resolution in effect at the time. Credit for the removal of any lawful unit will be applied to the final fee. 21. The existing driveway approach shall be upgraded as necessary to provide disabled access behind the ramp per the Americans with Disabilities Act (ADA) and City standards to the approval of the Public Works Director. 22. Unless otherwise waived by the City Engineer, the existing fire hydrant located along the project frontage shall be upgraded to current City Standards. 23. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for surface parking lots for water quality and/or quality control purposes. Alternate paving material shall be approved to the satisfaction of the Community Development Director. 24. A soils report shall be provided at the time of building permit application. 25. The building plan submittal shall show and label all property lines, dedications, public easements, and private easements in accordance with the parcel map. The building plans shall show and label all existing and proposed survey monumentation for reference. The Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 8 plan shall note the required monument preservation or replacement for any disturbed monuments. 26. The building plan submittal shall show and label all existing and proposed frontage improvements and sidewalk furniture located within the public right-of-way to scale on the site plan for reference. Improvements to be shown include but are not limited to curb, gutter & sidewalk, driveway approaches, catch basins, curb ramps, fire hydrants, streetlights, utility poles, parking meters, curb and street painting, overhead and underground utility services, utility vaults, water meter vaults, water and sewer services, utility abandonments, street signs, sidewalk underdrains, fences, retaining walls, landscape improvements, and street trees. Plan must differentiate between existing frontage improvements and new frontage improvements. New improvements shall include reference to the applicable Engineering Standards. 27. Projects involving the construction of new structures require the complete frontage improvements to be installed and that the existing improvements be upgraded per City Engineering Standards. 28. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. Contact this office to set up a site visit to discuss sections to be repaired or replaced. All areas to be repaired or replaced shall be shown on the building plan submittal for reference. 29. A separate subdivision improvement or miscellaneous public improvement plan is not required. The building plan submittal may be used to show some or all of the required private on-site subdivision improvements. Improvements located within the public right- of-way will require a separate encroachment permit and associated inspection fees based on the fee schedule in effect at the time of permit issuance. A separate subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review and inspection of the public subdivision/development improvements and map in accordance with the most current fee resolution. 30. The building plan submittal shall show and note compliance with the Drainage Design Manual and drainage amendments per Section 1804.4.2 of the Cit of San Luis Obispo adopted Building Code. The submittal shall include a summary drainage report to evaluate any changes in grading and drainage. Improved or diverted drainage shall not be directed across the side or rear property lines unless conveyed to an existing waterway, a drainage easement, or where the discharge is designed in accordance with the Drainage Design Manual. 31. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show the proposed drainage. Include the finished floor elevation of the residences/garage, patio finish surface elevations, finish grade elevations, and yard drainage. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 9 32. The site development plan submittal shall show any parking, access, utility, site, and/or drainage improvements required to support the proposed subdivision. The building plan submittal shall show all existing public and/or private utilities and improvements shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the parcel map. Unless otherwise waived or deferred, the site/utility plan shall include drainage improvements, water, sewer, storm drains, gas, electricity, telephone, cable TV, and any related utility company meters for each parcel if applicable. Any utility relocations, demolitions, and/or other on-site work shall be completed with proper permits and receive final inspection prior to recordation of the parcel map. 33. Improved drainage shall be directed to a non-erosive outlet and ultimate discharge to the face of curb with an approved sidewalk underdrain per City Engineering Standards. 34. The building permit submittal shall show and note compliance with the Post Construction Stormwater Regulations and the City’s Drainage Design Manual. The altered and/or replaced frontage improvements shall be included in the area analysis. 35. The building plan submittal shall include a complete site utility plan showing all existing and proposed utilities along with all utility company meters. The plan shall show and note the abandonment of all existing utilities unless otherwise approved for re-use. 36. All new wire utilities to serve the development on all four parcels shall be underground. The underground wiring shall be achieved without a net increase in wood utility poles located within the public right-of-way unless otherwise approved by the City and serving utility companies. 37. Any easements including, but not limited to, provisions for all public and private utilities, access, grading, drainage, slope banks, construction, common driveways, and maintenance of the same shall be shown on the Parcel Map and/or shall be recorded separately prior to map recordation, if applicable. Said easements may be provided for in part or in total as blanket easements. 38. An agreement for the shared common driveway, drainage, and utilities shall be prepared and recorded concurrently with the Parcel Map. The agreement shall contain provisions for maintenance by the owners sharing the easement area described in the agreement. Additionally, parking shall not be permitted along the driveway or in front of the garages. 39. The Parcel Map may require a public pedestrian easement for the ADA sidewalk extension. 40. The subdivider shall dedicate a 10’ wide street tree and public utility easement across the frontage of each parcel fronting Johnson Avenue. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each parcel. Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 10 41. The Parcel Map may be recorded prior to construction of the required public and/or private subdivision improvements. If so, the map conditions or code requirements may be satisfied by the preparation and approval of a subdivision improvement plan. 42. A Stormwater Operations and Maintenance Manual and Private Stormwater Conveyance Agreement shall be provided in conjunction with the development project. The stormwater conveyance agreement shall be recorded separate or concurrent with the map recordation. 43. Unless otherwise approved by the City, all stormwater BMPs shall be located on private property and not within the public right-of-way. If allowed within the right-of-way, a separate encroachment agreement will be required, and may be recorded concurrent with the Parcel Map. Utilities Department 44. A private utility easement and agreement including, but not limited to, water and sewer utilities shall be recorded prior to recordation of the final map and/or issuance of building permits, whichever occurs first. The recorded private easement and agreement shall set forth responsibilities for each parcel served, including responsibility for maintenance, inspection, and improvement of the shared sewer lateral. 45. The building permit submittal shall include a site utility plan showing the size of existing and proposed sewer and water services. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. The existing sewer lateral shall be removed or abandoned pursuant to the City’s Engineering Standards, and a new sewer lateral shall be constructed to serve the project, subject to the approval of the Utilities Director. 46. Engineer’s calculations shall be provided with the submittal of the building permit to confirm water meter sizes. Engineer’s calculations shall be provided with the submittal of the building permit for the proposed sewer generations and to confirm private sewer lateral capacity. 47. A private utility easement and agreement (including, but not limited to water and sewer utilities) shall be recorded prior to recordation of the final map and issuance of building permits. The recorded private easement and agreement shall set forth responsibilities for each parcel served (including responsibility for maintenance, inspection, and improvement of the shared sewer lateral). 48. The building permit submittal shall include a final landscape design plan and irrigation plan and identify the square footage of landscaping proposed as part of the project. If greater than 500 square feet, applicant shall provide a Maximum Applied Water Allowance (MAWA) calculation. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s maximum applied water allowance (MAWA). Director’s Resolution No. 24-01 ARCH-0361-2023 and SBDV-0362-2023 (3160 Johnson Avenue) Page 11 49. Portable city water shall not be used for major construction activities, such as grading and dust control. Recycled water is available through the City’s Construction Water Permit program. Indemnification 50. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers, and employees from any claim, action, or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this project, and all actions relating thereto, including, but not limited to, environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Applicable Application or Code Requirements and Informational Notes 51. The subdivision shall be recorded with a Parcel Map. The Parcel Map preparation and monumentation shall be in accordance with the City’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The Parcel Map shall use U.S. Customary Units in accordance with the current City Engineering Standards. 52. The Parcel Map, exhibits, and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 53. The geotechnical report for the project shall be referenced on the Parcel Map in accordance with the City’s Subdivision Regulations and the Subdivision Map Act. 54. A subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review and inspection of the public subdivision or development improvements and map in accordance with the most current fee resolution. The foregoing document was passed and adopted this 17th day of June 2024. Community Development Director Timothea Tway By: Brian Leveille, Hearing Officer 17 From:Hanh, Hannah Sent:Thursday, June 13, 2024 10:41 PM To:Jordan Knauer Subject:RE: 3160 Johnson arborist report Thanks – here is the link to the report: https://www.slocity.org/government/department-directory/community- development/administrative-hearings As mentioned at the last hearing, both applications would be evaluated on Monday. The conditions are for both the development review and subdivision. Subdivision-related conditions have not changed from the previous reports, and the development-review conditions are (mostly) standard and relatively straightforward. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, June 13, 2024 1:26 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson arborist report Here you go! On Wed, Jun 12, 2024 at 10:31 PM Hanh, Hannah <hhanh@slocity.org> wrote: Thanks Jordan – I’ll give you a call tomorrow morning around 8:30 am. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, June 12, 2024 10:32 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson arborist report This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. ________________________________ Sent from my iPhone 18 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, June 13, 2024 1:26 PM To:Hanh, Hannah Subject:Re: 3160 Johnson arborist report Attachments:Updated Tree Protection Guidelines at 3160 Johnson Avenue, San Luis Obispo, CA - 06.13.24.pdf Here you go! On Wed, Jun 12, 2024 at 10:31 PM Hanh, Hannah <hhanh@slocity.org> wrote: Thanks Jordan – I’ll give you a call tomorrow morning around 8:30 am. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, June 12, 2024 10:32 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson arborist report This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. ________________________________ Sent from my iPhone Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 1 | Page Memorandum To: Jordan Knauer From: Sam Oakley Team Sweasey Master Arborist WE-9474B 1317 Chorro Street Consulting Arborist #556 San Luis Obispo, CA 93401 415.407.6995 jordan@teamsweasey.com sam@oakleygroup.org Subject: Tree Protection Guidelines at 3160 Johnson Avenue Date: June 13, 2024 (Updated) Introduction We were asked to prepare an arborist report for the property at 3160 Johnson Avenue in San Luis Obispo, California. Four (4) new single-family residences are proposed to be built on the property. Currently, there is an unoccupied single-family residence. During the construction of the buildings, all the on-site trees are proposed to be removed. There are potential disturbances to several neighboring trees; however, these impacts will be minimal and can be mitigated by erecting tree protection and following simple guidelines. Images of the trees are contained in Exhibit 1 of this report. All neighboring trees are intended to be preserved. The arborist report contains the following required items: •Site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development (Fig. 1); •Information on location, species, health, canopy, and root zones of trees in the vicinity (Tab. 1); •Recommended measures for tree protection. Tree Count & Composition There are twenty-one (21) existing trees on the subject property and the adjacent properties that may be affected by the proposed development: Twelve (12) existing trees are located on the subject property and are proposed for removal. These trees are low-value, unmaintained and/or volunteer individuals that will not contribute Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 2 | Page to the long-term aesthetics of the proposed development. Two (2) of these individuals (Trees 2 & 3) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Nine (9) neighboring trees may be affected by the proposed development, to what degree it is uncertain. Four (4) of these neighboring individuals (Trees 12, 14, 15, & 16) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Figure 1: site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 3 | Page Table 1: information on location, species, health, canopy, and root zones of trees in the vicinity. Tree Protection Guidelines The following sections are to be referred to for Tree Protection Guidelines (TPG). Neighboring trees may incur impacts, the extent of the impacts cannot be determined at this time, but it is important to acknowledge that impacts may occur. All the trees that may be impacted by the proposed development will require protection. Overview of Tree Protection Guidelines The following is a brief overview of the tree protection guidelines for quick reference of critical activities within Tree Protection Zones (TPZ). • Set up Tree Protection Fencing for the project 5 feet from the property line in areas of concern (please see the plans). This will accommodate the dripline of neighboring trees; No more than 25% of root zone loss is acceptable. • Project arborist is only needed onsite when work is being done in the TPZ. A clean cut will be performed on roots greater than 2 inches to ensure the health of the tree. • TPZ zone in the NE corner 10 X 10 to help protect the large trees on the neighboring property. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 4 | Page • (For patio) if roots are discovered during preliminary potholing near TPZ, spot footings are to be used with grade beams. • Prune trees overhanging the project in a phased program up to a maximum of 25% of live crown to encourage foliage growth for screening of the project & neighboring property. • All on-site trees are to be removed. Figure 2: Parcel 1 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Figure 3: Parcel 3 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 5 | Page Figure 4: Parcel 2 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Tree Protection Zone Neighboring Trees 13, 14, 15, 16, 17, & 18 to be preserved shall have a designated TPZ identifying the area sufficiently large enough to protect the tree and roots from disturbance: Tree cluster 11: there is a 3-foof wide concrete slab directly adjacent to the PL, which will be removed. Because structural roots and feeder roods are not likely growing under the slab, the Tree Protection Zone will be set at the 5-foot over-excavation limit. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24- inch deep, 12-inch diameter footings. Tree cluster 12: there is a 5-foof wide concrete slab directly adjacent to the PL, which will be removed. The Tree Protection Zone will be set 5-foot over-excavation for the building foundation. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings (optional Allen block wall if roots are encountered). Tree cluster 12 will need to be carefully pruned back to 4.5- feet from the PL, to occur in phases with a maximum of 25% pruning per year. I encourage to prune just enough for adequate clearance and to encourage new growth for screening between the project and the neighboring property to the north. Trees 13 & 14: there is a concrete slab 4.5-feet from the PL, which will be removed. Tree Protection Zone will be set at the 5-foot over-excavation for the building foundation. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 6 | Page Trees 15 through 18: the Tree Protection Zone will be set approximately 10-feet from the PL to the south, set at the dripline. There is no fence currently, but a new fence will be installed that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Work that is performed within a TPZ will require the contractor to contact the Project Arborist for guidance. Improvements or activities such as paving, utility, and irrigation trenching and other ancillary activities shall occur outside the TPZ, unless authorized by the Project Arborist. Unless otherwise specified, the protective fencing shall serve as the TPZ boundaries. Any improvements planned within the TPZ should be detailed on the Design Plans, e.g., installing retention basins, meters, backflows, valves. Improvements should be as far from the any tree trunk as possible. Activities prohibited within the TPZ include: • Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials on or around trees and roots. Poisonous materials include, but are not limited to, paint, petroleum products, concrete or stucco mix, dirty water or any other material which may be deleterious to tree health. • The use of tree trunks as a winch support, anchorage, as a temporary power pole, signposts, or other similar function. • Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other miscellaneous excavation without prior approval of the PA. • Soil disturbance or grade/drainage changes • Materials must not be stored, stockpiled, dumped, or buried inside the dripline of trees. • Excavated soil must not be piled or dumped, even temporarily, inside the TPZ of protected trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 7 | Page Tree Protection Fencing All trees to be preserved shall be protected with four (4) foot high brightly colored orange fencing. Fencing is to be mounted posts and/or stanchions. A closeable 36-inch entry section for servicing the TPZ shall be provided. Tree fencing shall be erected prior to demolition, grading or construction and remain in place until final inspection. TPZ should not be moved without the prior approval of the Project Arborist. TPZs are to remain throughout the entirety of the project. Warning signs shall be prominently displayed on each fence. No Trenching, Excavation or Equipment Use is planned withing the TPZs of the subject trees. Cover TPZ with a 4- to 6-inch layer of mulch to protect the root zone from unintended compaction. Pruning, Surgery, & Removal Prior to construction, trees may require that branches be pruned clear from proposed/existing structures, activities, building encroachment or may need to be strengthened by means of mechanical support (cabling) or surgery. Such pruning, surgery or the removal of trees shall adhere to the following standards: Pruning limitations: Tree cluster 12: pruning shall consist of ‘crown cleaning’ and ‘clearance pruning’ as defined by ISA Pruning Guidelines. Trees shall be pruned to reduce hazards and develop a strong, safe framework. No more than one-fourth (25%) of the functioning leaf and stem area may be removed within one (1) calendar year of any tree, or removal of foliage to cause the unbalancing of the tree. It must be recognized that trees are individual in form and structure, and that pruning needs may not always fit strict rules. Tree Workers: Pruning shall not be attempted by construction or contractor personnel. If roots three (3) inches in diameter, or larger, are encountered during excavation, Contractor shall contact the Project Arborist and request a field inspection, or their designated representatives, and obtain instruction as to how the roots should be treated. No roots three Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 8 | Page (3) inches in diameter, or larger, shall be cut and removed without prior approval from the Project Arborist, or their designated representatives. Conclusion It is the nature of trees exposed to construction that some do not survive, and mortality cannot be predicted. If due care is exercised, all the trees on the project are expected to remain healthy and alive. Certification I, Sam Oakley, CERTIFY to the best of my knowledge and belief: 1. That the statements of fact contained in this plant appraisal are true and correct. 2. That the analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and conclusions. 3. That I have no present or prospective interest in the plants that are the subject of this analysis and that I have no personal interest or bias with respect to the parties involved. 4. That my compensation is not contingent upon a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 5. That my appraisal is based on the information known to me at this time. If more information is disclosed, I may have further opinions. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 9 | Page Assumptions and Limiting Conditions While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed, may result in adverse reaction. No assurance can be offered that if all the recommendations and precautionary measures are accepted and followed, the desired results will be achieved. Demolition and construction activity among and near trees is inherently contrary to tree welfare. The objective of these guidelines is to provide information useful in mitigating undesirable consequences resulting from uninformed or careless acts. If strict adherence to all recommendations is performed, we believe this project will be successful. The following are limitations to this report: • All information presented herein covers only the trees examined at the area of inspection, and reflects the condition observed of said trees at the time of inspection. • Observations were performed visually without probing, dissecting, coring, or excavation, unless noted above, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. • No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future. • No assurance can be offered that if the recommendation and precautionary measures are accepted and followed, that the desired results may be attained. • No responsibility is assumed for the methods used by any person or company executing the recommendations provided in this report. • The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on the retainer. • This report may not be reproduced in whole or part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted. • Should any part of this report be altered, damaged, corrupted, or lost, the entire evaluation shall be invalid. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 10 | Page Exhibit 1 Figure 4: (clockwise from the top left) images of Trees 1 through 5. 1 2 3 4 5 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 11 | Page Figure 5: (clockwise from the top left) images of Trees 6 through 9. 6 7 8 9 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 12 | Page Figure 6: (clockwise from the top left) images of Trees 10 through 12. 10 11 12 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 13 | Page Figure 7: (clockwise from the top left) images of Trees 13 through 18. 13 14 15 16 17 18 16 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 14 | Page Figure 8: an image of Trees 19 through 21. 19 20 21 19 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, June 12, 2024 10:32 AM To:Hanh, Hannah Subject:3160 Johnson arborist report Attachments:Updated Tree Protection Guidelines at 3160 Johnson Avenue, San Luis Obispo, CA - 06.12.24.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. ________________________________ Sent from my iPhone Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 1 | Page Memorandum To: Jordan Knauer From: Sam Oakley Team Sweasey Master Arborist WE-9474B 1317 Chorro Street Consulting Arborist #556 San Luis Obispo, CA 93401 415.407.6995 jordan@teamsweasey.com sam@oakleygroup.org Subject: Tree Protection Guidelines at 3160 Johnson Avenue Date: June 12, 2024 (Updated) Introduction We were asked to prepare an arborist report for the property at 3160 Johnson Avenue in San Luis Obispo, California. Four (4) new single-family residences are proposed to be built on the property. Currently, there is an unoccupied single-family residence. During the construction of the buildings, all the on-site trees are proposed to be removed. There are potential disturbances to several neighboring trees; however, these impacts will be minimal and can be mitigated by erecting tree protection and following simple guidelines. Images of the trees are contained in Exhibit 1 of this report. All neighboring trees are intended to be preserved. The arborist report contains the following required items: •Site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development (Fig. 1); •Information on location, species, health, canopy, and root zones of trees in the vicinity (Tab. 1); •Recommended measures for tree protection. Tree Count & Composition There are twenty-one (21) existing trees on the subject property and the adjacent properties that may be affected by the proposed development: Twelve (12) existing trees are located on the subject property and are proposed for removal. These trees are low-value, unmaintained and/or volunteer individuals that will not contribute Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 2 | Page to the long-term aesthetics of the proposed development. Two (2) of these individuals (Trees 2 & 3) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Nine (9) neighboring trees may be affected by the proposed development, to what degree it is uncertain. Four (4) of these neighboring individuals (Trees 12, 14, 15, & 16) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Figure 1: site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 3 | Page Table 1: information on location, species, health, canopy, and root zones of trees in the vicinity. Tree Protection Guidelines The following sections are to be referred to for Tree Protection Guidelines (TPG). Neighboring trees may incur impacts, the extent of the impacts cannot be determined at this time, but it is important to acknowledge that impacts may occur. All the trees that may be impacted by the proposed development will require protection. Overview of Tree Protection Guidelines The following is a brief overview of the tree protection guidelines for quick reference of critical activities within Tree Protection Zones (TPZ). • Set up Tree Protection Fencing for the project 5 feet from the property line in areas of concern (please see the plans). This will accommodate the dripline of neighboring trees; No more than 25% of root zone loss is acceptable. • No project arborist is not required to be onsite; if large roots are discovered during the project, a clean cut will be performed to ensure the health of the trees • a TPZ zone in the NE corner 10 X 10 to help protect the large trees on the neighboring property Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 4 | Page • (For patio) if roots are discovered during preliminary potholing near TPZ, spot footings are to be used with grade beams. • Prune trees overhanging the project in a phased program up to a maximum of 25% of live crown to encourage foliage growth for screening of the project & neighboring property. • All on-site trees are to be removed. Figure 2: Parcel 1 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Figure 3: Parcel 3 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 5 | Page Figure 4: Parcel 2 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Tree Protection Zone Neighboring Trees 13, 14, 15, 16, 17, & 18 to be preserved shall have a designated TPZ identifying the area sufficiently large enough to protect the tree and roots from disturbance: Tree cluster 11: there is a 3-foof wide concrete slab directly adjacent to the PL, which will be removed. Because structural roots and feeder roods are not likely growing under the slab, the Tree Protection Zone will be set at the 5-foot over-excavation limit. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24- inch deep, 12-inch diameter footings. Tree cluster 12: there is a 5-foof wide concrete slab directly adjacent to the PL, which will be removed. The Tree Protection Zone will be set 5-foot over-excavation for the building foundation. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings (optional Allen block wall if roots are encountered). Tree cluster 12 will need to be carefully pruned back to 4.5- feet from the PL, to occur in phases with a maximum of 25% pruning per year. I encourage to prune just enough for adequate clearance and to encourage new growth for screening between the project and the neighboring property to the north. Trees 13 & 14: there is a concrete slab 4.5-feet from the PL, which will be removed. Tree Protection Zone will be set at the 5-foot over-excavation for the building foundation. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 6 | Page Trees 15 through 18: the Tree Protection Zone will be set approximately 10-feet from the PL to the south, set at the dripline. There is no fence currently, but a new fence will be installed that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Work that is performed within a TPZ will require the contractor to contact the Project Arborist for guidance. Improvements or activities such as paving, utility, and irrigation trenching and other ancillary activities shall occur outside the TPZ, unless authorized by the Project Arborist. Unless otherwise specified, the protective fencing shall serve as the TPZ boundaries. Any improvements planned within the TPZ should be detailed on the Design Plans, e.g., installing retention basins, meters, backflows, valves. Improvements should be as far from the any tree trunk as possible. Activities prohibited within the TPZ include: • Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials on or around trees and roots. Poisonous materials include, but are not limited to, paint, petroleum products, concrete or stucco mix, dirty water or any other material which may be deleterious to tree health. • The use of tree trunks as a winch support, anchorage, as a temporary power pole, signposts, or other similar function. • Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other miscellaneous excavation without prior approval of the PA. • Soil disturbance or grade/drainage changes • Materials must not be stored, stockpiled, dumped, or buried inside the dripline of trees. • Excavated soil must not be piled or dumped, even temporarily, inside the TPZ of protected trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 7 | Page Tree Protection Fencing All trees to be preserved shall be protected with four (4) foot high brightly colored orange fencing. Fencing is to be mounted posts and/or stanchions. A closeable 36-inch entry section for servicing the TPZ shall be provided. Tree fencing shall be erected prior to demolition, grading or construction and remain in place until final inspection. TPZ should not be moved without the prior approval of the Project Arborist. TPZs are to remain throughout the entirety of the project. Warning signs shall be prominently displayed on each fence. No Trenching, Excavation or Equipment Use is planned withing the TPZs of the subject trees. Cover TPZ with a 4- to 6-inch layer of mulch to protect the root zone from unintended compaction. Pruning, Surgery, & Removal Prior to construction, trees may require that branches be pruned clear from proposed/existing structures, activities, building encroachment or may need to be strengthened by means of mechanical support (cabling) or surgery. Such pruning, surgery or the removal of trees shall adhere to the following standards: Pruning limitations: Tree cluster 12: pruning shall consist of ‘crown cleaning’ and ‘clearance pruning’ as defined by ISA Pruning Guidelines. Trees shall be pruned to reduce hazards and develop a strong, safe framework. No more than one-fourth (25%) of the functioning leaf and stem area may be removed within one (1) calendar year of any tree, or removal of foliage to cause the unbalancing of the tree. It must be recognized that trees are individual in form and structure, and that pruning needs may not always fit strict rules. Tree Workers: Pruning shall not be attempted by construction or contractor personnel. If roots three (3) inches in diameter, or larger, are encountered during excavation, Contractor shall contact the Project Arborist and request a field inspection, or their designated representatives, and obtain instruction as to how the roots should be treated. No roots three Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 8 | Page (3) inches in diameter, or larger, shall be cut and removed without prior approval from the Project Arborist, or their designated representatives. Conclusion It is the nature of trees exposed to construction that some do not survive, and mortality cannot be predicted. If due care is exercised, all the trees on the project are expected to remain healthy and alive. Certification I, Sam Oakley, CERTIFY to the best of my knowledge and belief: 1. That the statements of fact contained in this plant appraisal are true and correct. 2. That the analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and conclusions. 3. That I have no present or prospective interest in the plants that are the subject of this analysis and that I have no personal interest or bias with respect to the parties involved. 4. That my compensation is not contingent upon a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 5. That my appraisal is based on the information known to me at this time. If more information is disclosed, I may have further opinions. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 9 | Page Assumptions and Limiting Conditions While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed, may result in adverse reaction. No assurance can be offered that if all the recommendations and precautionary measures are accepted and followed, the desired results will be achieved. Demolition and construction activity among and near trees is inherently contrary to tree welfare. The objective of these guidelines is to provide information useful in mitigating undesirable consequences resulting from uninformed or careless acts. If strict adherence to all recommendations is performed, we believe this project will be successful. The following are limitations to this report: • All information presented herein covers only the trees examined at the area of inspection, and reflects the condition observed of said trees at the time of inspection. • Observations were performed visually without probing, dissecting, coring, or excavation, unless noted above, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. • No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future. • No assurance can be offered that if the recommendation and precautionary measures are accepted and followed, that the desired results may be attained. • No responsibility is assumed for the methods used by any person or company executing the recommendations provided in this report. • The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on the retainer. • This report may not be reproduced in whole or part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted. • Should any part of this report be altered, damaged, corrupted, or lost, the entire evaluation shall be invalid. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 10 | Page Exhibit 1 Figure 4: (clockwise from the top left) images of Trees 1 through 5. 1 2 3 4 5 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 11 | Page Figure 5: (clockwise from the top left) images of Trees 6 through 9. 6 7 8 9 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 12 | Page Figure 6: (clockwise from the top left) images of Trees 10 through 12. 10 11 12 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 13 | Page Figure 7: (clockwise from the top left) images of Trees 13 through 18. 13 14 15 16 17 18 16 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 14 | Page Figure 8: an image of Trees 19 through 21. 19 20 21 20 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, June 11, 2024 4:41 PM To:Hanh, Hannah Subject:Plan Set Attachments:FENCE PLAN (1).pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 21 From:Linda Furnari <lfurnari@ogdenfricks.com> Sent:Thursday, May 30, 2024 11:22 AM To:Hanh, Hannah; Cohen, Rachel; Leveille, Brian; Tway, Timothea (Timmi) Cc:Gault, Walter; Dietrick, Christine; jordan@teamsweasey.com Subject:SBDC-0362-2023 - 3160 Johnson Avenue Attachments:0461_001.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Dear Gentlepersons, Please see attached correspondence from Shae Luchetta. Sincerely, Linda Furnari Legal Assistant Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 Phone: 805-544-5600 Fax: 805-544-7700 22 From:John Ruda <rudadc@sbcglobal.net> Sent:Wednesday, May 22, 2024 10:34 PM To:Jordan Knauer; Hanh, Hannah Subject:Re: ARCH-0361-2023 / SBDV-0362-2023 (3160 Johnson) This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Thanks for the heads up. Walter, had explained that also, so he had us rope off the appropriate area for this demo permit not to go into. The house demo may be completed tomorrow and is inclusive of the foundation, plumbing and drive, correct? Of course, none of this work is in or near the tree zone concern and we are careful not to deal with the neighbors tree encroachment in the course of demolition. Also this flexible lot design is categorically exempt from CEAQA, correct? Thanks, JOHN RUDA On Wednesday, May 22, 2024 at 09:02:47 PM PDT, Hanh, Hannah <hhanh@slocity.org> wrote: Jordan and John, I wanted to follow up on the construction work that is occurring on your property at 3160 Johnson. Please be informed that the demolition permit allows removal of the existing residence – specifically the above ground structure. Any other site disturbance such as grading, excavation, trenching, tree removal, etc. is not part of the scope of this permit. These additional activities would require separate building and/or grading permit review and approval once a decision has been made for your Planning Applications (i.e., ARCH-0361-2023, Development Review and SBDV-0362-2023, Flexible Lot Design Subdivisio n). It is pertinent that there are no further changes to the property as that would affect staff’s review for the active Planning Applications. Please adhere to the following: 1.The property owner, including anyone acting on behalf of or as an agent of the owner, shall not take any action in the course of this demolition that would compromise or otherwise undermine the City Arborist’s professional judgment and instruction as to necessary tree protection measures in the course of the demolition. 2.The City Arborist’s discretionary professional opinion as to the tree protection measures required in the course of the demolition to ensure compliance with applicable local rules and regulations is not intended to interfere or affect the respective property rights of the owner or any neighboring property. 23 3. The property owner, including anyone acting on behalf of or as an agent of the owner, shall take no further action beyond that allowed pursuant to the demolition permit that falls within the scope of the Development Review (ARCH-0361-2023) and Flexible Lot Design Subdivision (SBDV-0362-2023) applications until such time that applications have been fully reviewed, heard, and decided upon by the City through the discretionary process. Lastly, in accordance with Chapter 12.24 (Tree Regulations) of the Municipal Code, please note that tree protection measures would be conditioned as part of any project approval to ensure that existing trees on adjacent properties are protected and not willfully injured or intentionally destroyed. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications 24 From:Gault, Walter Sent:Wednesday, May 22, 2024 10:24 AM To:Jordan Knauer Subject:Re: 3160 Johnson Ok thank you Jordan, I’m about to head out to the site to verify. Get Outlook for iOS From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, May 22, 2024 10:18:47 AM To: Gault, Walter <wgault@slocity.org> Subject: Re: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. ________________________________ Here you go!! 25 Thanks again! Sent from my iPhone > On 22 May 2024, at 9:37 AM, Jordan Knauer <jordan@teamsweasey.com> wrote: > > Hello Walter, > > Would you mind giving me a call regarding 3160 Johnson Demo? > > Thank you, > Jordan Knauer > 805-540-9573 > > Sent from my iPhone 26 From:Espejo-Moses, Maryanna Sent:Tuesday, May 21, 2024 10:47 AM To:jordan@teamsweasey.com Subject:Service On Request: 3160 Johnson SERVICE REQUEST CONFIRMATION Para solicitar esta información en español, llame al (805) 781-7133. Hello Jordan, Account Information: Confirmation Number: Account Number: Service Date: 05/22/2024 Your request to start water and sewer service at 3160 Johnson , San Luis Obispo, CA, has been received and processed. There will be a $43.00 account set up fee on your first bill. Bills are issued on the 15th of each month and are due on the 15th of the following month.  If your water is currently off, it will be turned on before 5:00 PM on the date that service is scheduled to begin.  You can register to receive an electronic bill, view your account, pay online, or set up automatic payment on our website at www.slocity.org/paywaterbill.  To set up an online account, register to use the website with your last name, email address, and your account number listed below.  If you are already a registered customer, log-in and add your new account number to the "My Profile" tab. 27  If you are moving from one address to another within the City of SLO, you will need to add your new account number to your profile on the payment website as it is not done automatically. Understanding Your Utility Bill How am I billed? Once a month your water meter is read to determine the water consumed during the last month and to calculate your water and wastewater bill. Water and wastewater usage is billed in whole "units", meaning partially used units will roll into the next month’s usage cycle. Each billing unit is equivalent to 100 cubic feet (748 gallons) of water. You can learn how to read your meter and check for leaks on our Understanding Your Water Meter webpage. Your monthly statement will include the units of water used and, for residential properties, the residential sewer cap. The Sewer Cap sets the maximum that a customer will be charged for wastewater treatment (sewer) per month. The amount a customer is billed each month is based on their usage up to their cap. How can I pay? You can pay your water and wastewater bill online at www.slocity.org/paywaterbill, by mail, over the phone by calling (805) 781-7133, in person at the City's Finance Department (990 Palm Street), or by dropping off payments at the drop box located in front of the City's Finance Department. Need assistance? Qualifying customers can apply for the City of San Luis Obispo Customer Assistance Program (CAP) to receive a 15% discount on their monthly water and wastewater bill. Additional assistance programs are included on our Assistance Programs webpage. What does my utility bill go towards? Payment from water and sewer bills is used for operating, maintaining, and replacing critical infrastructure, meeting regulations related to public health, and employing the people who provide these essential services. Water rates pay for all costs associated with bringing water from surface reservoirs to the City’s water treatment plant and distributing drinking water to over 15,000 connections. Sewer rates pay for all costs associated with the conveyance of disposed water from each residence or business to the facility where the wastewater is treated and valuable resources, such as energy, recycled water, and compost, are recovered.   Get to know YOUR water. 28 Where does your water come from? Do you know how water gets to your tap? Often, we turn on a faucet without thinking twice about where the water came from. By investing in a multi-source supply over the years, our community has established a diverse water supply. The City of San Luis Obispo's primary water supply comes from three surface-water reservoirs: Salinas Reservoir (Santa Margarita Lake), Whale Rock Reservoir, and Nacimiento Reservoir. In addition to our three surface water reservoirs, recycled water also plays an integral part in the City's Total Water Supply. Currently, recycled water demands are about 5% of the City's annual demand; however, this number is expected to grow. In the past, the City utilized groundwater as a fifth water source; however, we transitioned away from using groundwater as an additional source in early 2015 as we began focusing efforts on maximization of delivery from Nacimiento reservoir. That said, these historic groundwater wells have been kept in operable, stand-by positions in the event that they are ever needed. The City is committed to delivering the best-quality drinking water possible. For more information on the City's water quality, check out our most recent Annual Water Quality Report.   Want to help conserve water? CONSERVATION Stay connected! Email Me City of San Luis Obispo Utilities Department ub@slocity.org (805) 781-7133 29 Maryanna Espejo-Moses pronouns she/her/hers Supervising Utility Billing Assistant Public Utilities 879 Morro Street, San Luis Obispo, CA 93401-3218 E mespejo@slocity.org T 805.781.7569 slocity.org Stay connected with the City by signing up for e-notifications Maryanna Espejo-Moses pronouns she/her/hers Supervising Utility Billing Assistant Public Utilities 879 Morro Street, San Luis Obispo, CA 93401-3218 E mespejo@slocity.org T 805.781.7569 slocity.org Stay connected with the City by signing up for e-notifications Maryanna Espejo-Moses pronouns she/her/hers Supervising Utility Billing Assistant Public Utilities 879 Morro Street, San Luis Obispo, CA 93401-3218 E mespejo@slocity.org T 805.781.7569 slocity.org Stay connected with the City by signing up for e-notifications 30 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, May 15, 2024 10:51 AM To:Hanh, Hannah Cc:rudadc; Gault, Walter Subject:Re: 3160 Johnson Yes that works great. We will meet you at the building department at 1:30 tomorrow. Thanks Sent from my iPhone On 15 May 2024, at 10:42 AM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Walter let me know that you both spoke briefly and there are proposed changes to the tree protection measures, so I am including him in our discussion. We have availability to meet you and John tomorrow (05/16) at 1:30 pm. Let me know if that works. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, May 15, 2024 9:23 AM To: Hanh, Hannah <hhanh@slocity.org>; rudadc <rudadc@sbcglobal.net> Subject: 3160 Johnson 31 This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Do you have some time for us to meet with you this week? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 32 From:Hanh, Hannah Sent:Thursday, May 9, 2024 4:59 PM To:Jordan Knauer Subject:RE: 3160 Johnson Hi Jordan, There is a scheduling conflict for 06/10, so that date does not work. I was able to coordinate for a special meeƟng on 06/17 instead. I'll need to look at the revised plans and arborist report in detail, but we should be able to meet that date. Sincerely, Hannah -----Original Message----- From: Hanh, Hannah Sent: Thursday, May 9, 2024 8:21 AM To: Jordan Knauer <jordan@teamsweasey.com> Subject: RE: 3160 Johnson Hi Jordan, Thanks for providing the revised fencing plan and arborist report. I've placed your project on the schedule tenta Ɵvely for 06/10. Could you send me the full set of project plans? Sincerely, Hannah -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, May 8, 2024 8:05 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Hello Hannah, I’d like to schedule the next hearing. Are we close enough? Thank you, Jordan Knauer Sent from my iPhone 33 From:Gault, Walter Sent:Wednesday, May 8, 2024 7:51 AM To:Sam Oakley Cc:Jordan Knauer; Hanh, Hannah; MATT CEBULLA Subject:RE: 3160 Johnson Updated Plans Thanks Sam. Those additions to the arborist report are satisfactory. Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Sam Oakley <sam@oakleygroup.org> Sent: Tuesday, May 7, 2024 4:57 PM To: Gault, Walter <wgault@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Updated Plans Hi all, Because the northern neighbor is worried about careless acts by construction personnel, root-loss from over-ex, and loss of screening vegetation, I have updated the arborist report per our discussion to include the following details. If I am missing anything please let me know ASAP and I'll add it into the report.  Set up Tree Protection Fencing for the project at the 5-foot over-excavation limit. This will accommodate the dripline of neighboring trees; No more than 25% of root zone loss is acceptable.  Project Arborist to be on-site for any excavation directly adjacent to the TPZs.  All trenching within the TPZ, if necessary, will be performed by hand; no mechanical equipment.  (For patio) if roots are discovered during preliminary potholing near TPZ, spot footings are to be used with grade beams.  Cover TPZ with a 4- to 6-inch layer of mulch to protect the root zone from unintended compaction.  Prune trees overhanging the project in a phased program up to a maximum of 25% of live crown to encourage foliage growth for screening of the project & neighboring property. On Mon, May 6, 2024 at 9:12 AM Gault, Walter <wgault@slocity.org> wrote: Hi Jordan, I have received—just waiting for the updated arborist report. 34 Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, May 1, 2024 9:46 AM To: Hanh, Hannah <hhanh@slocity.org>; Gault, Walter <wgault@slocity.org>; Sam Oakley <sam@oakleygroup.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Updated Plans This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello All, I am just confirming you received this plan. Thank you, Jordan Knauer On Tue, Apr 30, 2024 at 1:29 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah and Walter, Please see the attached plan and let us know what you think. Sam will be sending an updated arborist report with an addendum soon. Thank you, Jordan Knauer Team Sweasey Keller Williams 35 (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 36 From:Sam Oakley <sam@oakleygroup.org> Sent:Tuesday, May 7, 2024 4:57 PM To:Gault, Walter Cc:Jordan Knauer; Hanh, Hannah; MATT CEBULLA Subject:Re: 3160 Johnson Updated Plans Attachments:Updated Tree Protection Guidelines at 3160 Johnson Avenue, San Luis Obispo, CA - 05.07.24.pdf Hi all, Because the northern neighbor is worried about careless acts by construction personnel, root-loss from over- ex, and loss of screening vegetation, I have updated the arborist report per our discussion to include the following details. If I am missing anything please let me know ASAP and I'll add it into the report.  Set up Tree Protection Fencing for the project at the 5-foot over-excavation limit. This will accommodate the dripline of neighboring trees; No more than 25% of root zone loss is acceptable.  Project Arborist to be on-site for any excavation directly adjacent to the TPZs.  All trenching within the TPZ, if necessary, will be performed by hand; no mechanical equipment.  (For patio) if roots are discovered during preliminary potholing near TPZ, spot footings are to be used with grade beams.  Cover TPZ with a 4- to 6-inch layer of mulch to protect the root zone from unintended compaction.  Prune trees overhanging the project in a phased program up to a maximum of 25% of live crown to encourage foliage growth for screening of the project & neighboring property. On Mon, May 6, 2024 at 9:12 AM Gault, Walter <wgault@slocity.org> wrote: Hi Jordan, I have received—just waiting for the updated arborist report. Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, May 1, 2024 9:46 AM To: Hanh, Hannah <hhanh@slocity.org>; Gault, Walter <wgault@slocity.org>; Sam Oakley 37 <sam@oakleygroup.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Updated Plans This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello All, I am just confirming you received this plan. Thank you, Jordan Knauer On Tue, Apr 30, 2024 at 1:29 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah and Walter, Please see the attached plan and let us know what you think. Sam will be sending an updated arborist report with an addendum soon. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 -- 38 Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 1 | Page Memorandum To: Jordan Knauer From: Sam Oakley Team Sweasey Master Arborist WE-9474B 1317 Chorro Street Consulting Arborist #556 San Luis Obispo, CA 93401 415.407.6995 jordan@teamsweasey.com sam@oakleygroup.org Subject: Tree Protection Guidelines at 3160 Johnson Avenue Date: May 7, 2024 (Updated) Introduction We were asked to prepare an arborist report for the property at 3160 Johnson Avenue in San Luis Obispo, California. Four (4) new single-family residences are proposed to be built on the property. Currently, there is an unoccupied single-family residence. During the construction of the buildings, all the on-site trees are proposed to be removed. There are potential disturbances to several neighboring trees; however, these impacts will be minimal and can be mitigated by erecting tree protection and following simple guidelines. Images of the trees are contained in Exhibit 1 of this report. All neighboring trees are intended to be preserved. The arborist report contains the following required items: •Site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development (Fig. 1); •Information on location, species, health, canopy, and root zones of trees in the vicinity (Tab. 1); •Recommended measures for tree protection. Tree Count & Composition There are twenty-one (21) existing trees on the subject property and the adjacent properties that may be affected by the proposed development: Twelve (12) existing trees are located on the subject property and are proposed for removal. These trees are low-value, unmaintained and/or volunteer individuals that will not contribute Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 2 | Page to the long-term aesthetics of the proposed development. Two (2) of these individuals (Trees 2 & 3) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Nine (9) neighboring trees may be affected by the proposed development, to what degree it is uncertain. Four (4) of these neighboring individuals (Trees 12, 14, 15, & 16) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Figure 1: site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 3 | Page Table 1: information on location, species, health, canopy, and root zones of trees in the vicinity. Tree Protection Guidelines The following sections are to be referred to for Tree Protection Guidelines (TPG). Neighboring trees may incur impacts, the extent of the impacts cannot be determined at this time, but it is important to acknowledge that impacts may occur. All the trees that may be impacted by the proposed development will require protection. Overview of Tree Protection Guidelines The following is a brief overview of the tree protection guidelines for quick reference of critical activities within Tree Protection Zones (TPZ). • Set up Tree Protection Fencing for the project at the 5-foot over-excavation limit. This will accommodate the dripline of neighboring trees (Figs. 2 & 3); No more than 25% of root zone loss is acceptable. • Project Arborist to be on-site for any excavation directly adjacent to the TPZs. • All trenching within the TPZ, if necessary, will be performed by hand; no mechanical equipment. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 4 | Page • In reference to Figure 3, if roots are discovered during preliminary potholing near TPZ, spot footings are to be used with grade beams. • Cover TPZ with a 4- to 6-inch layer of mulch to protect the root zone from unintended compaction. • Prune trees overhanging the project in a phased program up to a maximum of 25% of live crown to encourage foliage growth for screening of the project & neighboring property. • All on-site trees are to be removed. Figure 2: Parcel 1 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Figure 3: Parcel 3 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 5 | Page Figure 4: Parcel 2 will need to have fencing setup at the 5-foot over-excavation line for the neighboring trees. Tree Protection Zone Neighboring Trees 13, 14, 15, 16, 17, & 18 to be preserved shall have a designated TPZ identifying the area sufficiently large enough to protect the tree and roots from disturbance: Tree cluster 11: there is a 3-foof wide concrete slab directly adjacent to the PL, which will be removed. Because structural roots and feeder roods are not likely growing under the slab, the Tree Protection Zone will be set at the 5-foot over-excavation limit. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24- inch deep, 12-inch diameter footings. Tree cluster 12: there is a 5-foof wide concrete slab directly adjacent to the PL, which will be removed. The Tree Protection Zone will be set 5-foot over-excavation for the building foundation. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings (optional Allen block wall if roots are encountered). Tree cluster 12 will need to be carefully pruned back to 4.5- feet from the PL, to occur in phases with a maximum of 25% pruning per year. I encourage to prune just enough for adequate clearance and to encourage new growth for screening between the project and the neighboring property to the north. Trees 13 & 14: there is a concrete slab 4.5-feet from the PL, which will be removed. Tree Protection Zone will be set at the 5-foot over-excavation for the building foundation. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 6 | Page Trees 15 through 18: the Tree Protection Zone will be set approximately 10-feet from the PL to the south, set at the dripline. There is no fence currently, but a new fence will be installed that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Work that is performed within a TPZ will require the contractor to contact the Project Arborist for guidance. Improvements or activities such as paving, utility, and irrigation trenching and other ancillary activities shall occur outside the TPZ, unless authorized by the Project Arborist. Unless otherwise specified, the protective fencing shall serve as the TPZ boundaries. Any improvements planned within the TPZ should be detailed on the Design Plans, e.g., installing retention basins, meters, backflows, valves. Improvements should be as far from the any tree trunk as possible. Activities prohibited within the TPZ include: • Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials on or around trees and roots. Poisonous materials include, but are not limited to, paint, petroleum products, concrete or stucco mix, dirty water or any other material which may be deleterious to tree health. • The use of tree trunks as a winch support, anchorage, as a temporary power pole, signposts, or other similar function. • Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other miscellaneous excavation without prior approval of the PA. • Soil disturbance or grade/drainage changes • Materials must not be stored, stockpiled, dumped, or buried inside the dripline of trees. • Excavated soil must not be piled or dumped, even temporarily, inside the TPZ of protected trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 7 | Page Tree Protection Fencing All trees to be preserved shall be protected with four (4) foot high brightly colored orange fencing. Fencing is to be mounted posts and/or stanchions. A closeable 36-inch entry section for servicing the TPZ shall be provided. Tree fencing shall be erected prior to demolition, grading or construction and remain in place until final inspection. TPZ should not be moved without the prior approval of the Project Arborist. TPZs are to remain throughout the entirety of the project. Warning signs shall be prominently displayed on each fence. No Trenching, Excavation or Equipment Use is planned withing the TPZs of the subject trees. Cover TPZ with a 4- to 6-inch layer of mulch to protect the root zone from unintended compaction. Pruning, Surgery, & Removal Prior to construction, trees may require that branches be pruned clear from proposed/existing structures, activities, building encroachment or may need to be strengthened by means of mechanical support (cabling) or surgery. Such pruning, surgery or the removal of trees shall adhere to the following standards: Pruning limitations: Tree cluster 12: pruning shall consist of ‘crown cleaning’ and ‘clearance pruning’ as defined by ISA Pruning Guidelines. Trees shall be pruned to reduce hazards and develop a strong, safe framework. No more than one-fourth (25%) of the functioning leaf and stem area may be removed within one (1) calendar year of any tree, or removal of foliage to cause the unbalancing of the tree. It must be recognized that trees are individual in form and structure, and that pruning needs may not always fit strict rules. Tree Workers: Pruning shall not be attempted by construction or contractor personnel. If roots three (3) inches in diameter, or larger, are encountered during excavation, Contractor shall contact the Project Arborist and request a field inspection, or their designated representatives, and obtain instruction as to how the roots should be treated. No roots three Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 8 | Page (3) inches in diameter, or larger, shall be cut and removed without prior approval from the Project Arborist, or their designated representatives. Conclusion It is the nature of trees exposed to construction that some do not survive, and mortality cannot be predicted. If due care is exercised, all the trees on the project are expected to remain healthy and alive. Certification I, Sam Oakley, CERTIFY to the best of my knowledge and belief: 1. That the statements of fact contained in this plant appraisal are true and correct. 2. That the analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and conclusions. 3. That I have no present or prospective interest in the plants that are the subject of this analysis and that I have no personal interest or bias with respect to the parties involved. 4. That my compensation is not contingent upon a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 5. That my appraisal is based on the information known to me at this time. If more information is disclosed, I may have further opinions. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 9 | Page Assumptions and Limiting Conditions While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed, may result in adverse reaction. No assurance can be offered that if all the recommendations and precautionary measures are accepted and followed, the desired results will be achieved. Demolition and construction activity among and near trees is inherently contrary to tree welfare. The objective of these guidelines is to provide information useful in mitigating undesirable consequences resulting from uninformed or careless acts. If strict adherence to all recommendations is performed, we believe this project will be successful. The following are limitations to this report: • All information presented herein covers only the trees examined at the area of inspection, and reflects the condition observed of said trees at the time of inspection. • Observations were performed visually without probing, dissecting, coring, or excavation, unless noted above, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. • No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future. • No assurance can be offered that if the recommendation and precautionary measures are accepted and followed, that the desired results may be attained. • No responsibility is assumed for the methods used by any person or company executing the recommendations provided in this report. • The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on the retainer. • This report may not be reproduced in whole or part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted. • Should any part of this report be altered, damaged, corrupted, or lost, the entire evaluation shall be invalid. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 10 | Page Exhibit 1 Figure 4: (clockwise from the top left) images of Trees 1 through 5. 1 2 3 4 5 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 11 | Page Figure 5: (clockwise from the top left) images of Trees 6 through 9. 6 7 8 9 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 12 | Page Figure 6: (clockwise from the top left) images of Trees 10 through 12. 10 11 12 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 13 | Page Figure 7: (clockwise from the top left) images of Trees 13 through 18. 13 14 15 16 17 18 16 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 14 | Page Figure 8: an image of Trees 19 through 21. 19 20 21 39 From:Gault, Walter Sent:Monday, May 6, 2024 9:13 AM To:Jordan Knauer; Hanh, Hannah; Sam Oakley; MATT CEBULLA Subject:RE: 3160 Johnson Updated Plans Hi Jordan, I have received—just waiting for the updated arborist report. Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, May 1, 2024 9:46 AM To: Hanh, Hannah <hhanh@slocity.org>; Gault, Walter <wgault@slocity.org>; Sam Oakley <sam@oakleygroup.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Updated Plans This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello All, I am just confirming you received this plan. Thank you, Jordan Knauer On Tue, Apr 30, 2024 at 1:29 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah and Walter, Please see the attached plan and let us know what you think. Sam will be sending an updated arborist report with an addendum soon. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 40 From:Hanh, Hannah Sent:Wednesday, May 1, 2024 2:17 PM To:Jordan Knauer Cc:Sam Oakley; MATT CEBULLA Subject:RE: 3160 Johnson Updated Plans Hi Jordan, I am confirming receipt of the revised fencing plan. Let me know when the arborist report addendum is available. Thanks, Hannah From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, May 1, 2024 9:46 AM To: Hanh, Hannah <hhanh@slocity.org>; Gault, Walter <wgault@slocity.org>; Sam Oakley <sam@oakleygroup.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Updated Plans This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello All, I am just confirming you received this plan. Thank you, Jordan Knauer On Tue, Apr 30, 2024 at 1:29 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah and Walter, Please see the attached plan and let us know what you think. Sam will be sending an updated arborist report with an addendum soon. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 41 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, April 30, 2024 1:30 PM To:Hanh, Hannah; Gault, Walter Cc:MATT CEBULLA; Sam Oakley Subject:3160 Johnson Updated Plans Attachments:PERIMETER FENCE PLAN 04-29-24 (2).pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah and Walter, Please see the attached plan and let us know what you think. Sam will be sending an updated arborist report with an addendum soon. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 42 From:building <building@slocity.org> Sent:Tuesday, April 30, 2024 10:38 AM To:jordan@teamsweasey.com Subject:PLBLDG-0112-2024 Attachments:PLBLDG-0012-2024_Review_v2 (1).docx; PLBLDG-0012-2024-CSG REVIEW V2.pdf V2 COMMENTS Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-notifications Date: February 19, 2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. (2nd P/C) Applicant’s response acknowledged however please add the Certification Block to the cover sheet of the building plans. Response: __________________________________________________________________ 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. (2nd P/C) Applicants response acknowledged; however the Application Number was not found on SWCP. Response: __________________________________________________________________ Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. (2nd P/C) No response provided and information not found, comment remains. The following items need correction on the construction plans: 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. h. 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. General Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . (2nd P/C) Elevations have been added however they are not legible, please clarify drafting. Response: __________________________________________________________________ 11. Provide lot line dimensions and parkway dimensions (distance from face of curb to property line). (2nd P/C) information has been added however the dimensions are difficult to read, please clarify drafting. Response: __________________________________________________________________ 12. Label existing above ground facilities in parkway, or add legend for symbols used. (2nd P/C) Legend has been added but symbols on plan are difficult to read, please clarify drafting Response: __________________________________________________________________ 13. Identify a dashed line within the driveway/utility/drainage easement: 3 (2nd P/C) Applicant’s response acknowledged, however this line does not show on sheet 1, it is shown on the TTM but not identified. Response: __________________________________________________________________ Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” or add TW elevations for all steps so finish grades can be verified on grading plan. (2nd P/C) Top of wall elevations, and profile, for East Retaining wall show TW above existing grade behind wall. Provide adequate drainage measures to avoid standing water behind retaining wall, also see soils report section 6.9.10 – see image below: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 6 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information:  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 7 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. (2nd P/C) Please clarify of existing retaining walls at front PL are to be removed, or portions removed for new entry walks. The previous removal note “10” has been deleted. 31. It is not clear what the circled numbered notes refer to: 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 8 (2nd P/C) A final map was not received with the electronic submittal; the TTM shows a PUE and Street Tree Easement, an easement for public access/pedestrian purposes was not found. Please provide a response, or provide a copy of the final map, to verify public access behind driveway apron within public property. 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023 Walter Gault 805.781.7578 for additional information on a whether a Tree Removal Permit will be required. (2nd P/C) Applicant’s response acknowledged, but the information is difficult to read. There appears to be an 8” tree in the rear that will need to be removed, in addition to the 2 identified in the front. Please coordinate with Walter Gault (805).781.7578, to verify a tree removal is not required. Verification will be needed prior to approval of this application.  Please contact Phil Dowty (949.283.2270; pdowty@slocity.org) with questions regarding these engineering comments. Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 9 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 10 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Under the “Project Data” section of the plans, please identify the two associated Planning Applications for this project – (1) ARCH-0361-2023 (Development Review for the single-family residences) and (2) SBDV-0362-2023 (Tentative Parcel Map for the flexible lot subdivision). 2. Please note that the associated Planning Applications are pending review and final decision. If approved, address the following comments: a. Include copies of the approval letters as sheets in the construction drawings. In addition, provide written responses to each of the conditions, code requirements, etc. in the margins of the requirements. b. Plans submitted for this building permit application shall be in substantial conformance with the plans and tentative map approved for ARCH-0361-2023 and SBDV-0362-2023, respectively. Second Review: Comment remains. The Development Review (ARCH-0361-2023) and Tentative Parcel Map (SBDV-0362-2023) were approved at the Joint Administrative/Subdivision Hearing on June 17, 2024. Please update the plans for consistency with the project approval and provide written responses to each condition of approval as part of the building permit resubmittal. Additionally, provide the updated Arborist Report as a supporting document. 3. Additional comments may be forthcoming based on final approvals for ARCH-0361-2023 and SBDV- 0362-2023. Second Review: Comment remains. Update the plans for consistency with the project approval. Letter of Transmittal 930 Fresno Street, Newman, CA 95360 www.csgengr.com phone 1.888.794.2016 To:City of San Luis Obispo Date:April 11, 2024 Review No:2nd 919 Palm Street CSG No.:440967 San Luis Obispo, CA. 93401 Jurisdiction No.:PLBLDG-0012-2024 Attn:Building Department Job Address:3160 Johnson Ave. Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024) Status: Plan requires corrections. See attached list.Plan is ready for permit issuance for the following: Architectural Energy Structural CalGreen Mechanical Wildland Urban Interface Plumbing Certified CASp Electrical Other: We have reviewed the following documents (Digital): X Plans X Energy Compliance Documents X Structural Calculations CalGreen Checklist – Not Applicable X Geotechnical Report Specifications X Geotechnical Review Letter Wildland Urban Interface X Truss Calculations CASp Documents Truss Review Letter X Response to Comments Special Inspection Form X Other:SWCP Special items to note: Plans have been stamped by CSG. Environmental Health Services approval required. Special Inspection is required. Structural Observation is required. Valuation Please collect a plan review fee for hour(s) of plan check. Amount:$ Remarks: From:Christine Uhalde & Don Price, S.E. CSG Consultants 440967 Page | 1 CITY OF SAN LUIS OBISPO BUILDING AND SAFETY DIVISION Date:April 11, 2024 Phone: 1.888.794.2016 Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066-2024, BLDG-0067-2024, BLDG0068-2024) Email: planreview@csgengr.com Address:3160 Johnson Ave. Jurisdiction No.:PLBLDG-0012-2024 INSTRUCTIONS AND INFORMATION FOR THE NEXT PLAN REVIEW Please resubmit (3) complete sets of revised hardcopy plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. For electronically submitted plans, please resubmit complete sets of revised digital plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. In addition to the below plan check comments, there may be additional comments from other departments and agencies having jurisdiction for this project (i.e. City of San Luis Obispo Planning, Public Works, Fire Prevention, etc.). PLAN CHECK COMMENTS 1. For electronically submitted plans, please resubmit a complete set of plans and documents upon every resubmittal. Any missing plan sheets, missing stamps and/or signatures (where required) may delay the review process. Response: ______________________________________________________________________ 2. Submit written responses addressing each plan review comments below and a summary of changes for any additional modifications. In each response, refer to specific detail or sheet, or specific page of the supporting documents. Show compliance with all comments within the construction documents. Response: ______________________________________________________________________ Architectural Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| A32. Sheet B-3, B-3.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” PC2: A corresponding note was not found on B-3. Comment remains outstanding. Response: ______________________________________________________________________ Structural Plan Check Comments by |Don Price, donp@csgengr.com| S6. Wind Speed. Clarify the source of the wind speed used in the calculations. 2nd Review. Comment remains. Clarify the source of the wind load chart used in the calculations on page 6a. Identify the document where the chart was obtained. The V basic wind speed value at 110 mph is okay. For 440967 Page | 2 the City of SLO the exposure category would be C rather than B. Provide a wind speed chart for Exposure C. Provide revised calculations based on C exposure. Response: ______________________________________________________________________ S9. Calculations. Provide calculations for the shear walls on the first floor as well as the second floor. 2nd Review. Comment remains in part. Provide the calculations for the second floor framing connecting to the first floor. Provide the floor diaphragm analysis for the loads that transfer onto the first floor top plate. Refer to Residential Code R301.1.3 for residential design limits and designs required per the CBC. Response: ______________________________________________________________________ S16. Strapping. Provide strapping details to connect the second story to the first story. Verify the load path from the roof to the foundations. Provide strapping and drags for the out of plane conditions at the wall lines. 2nd Review. Comment remains. A vertical strapping plan was not found. Please provide. The out-of-plane load transfer values were not found. Provide the drag loads. Provide the horizontal strapping at the out-of- plane load conditions. Response: ______________________________________________________________________ S17. Truss Calculations. Provide the engineer’s stamp on the truss calculations. 2nd Review. Comment remains in part. Plan B calculations are to be stamped by the registered design professional responsible for the truss calculations. Show the drag loads and the drag trusses on the truss layout for Plan B. Clarify all double, triple, and combined trusses. Verify the connectors for the combined trusses to the structure. Response: ______________________________________________________________________ S21. Provide roof sheathing plans. 2nd Review. Comment remains in part. Provide the minimum thickness for the roof sheathing per the requirements of the Residential code R803 and Table R803.1 Response: ______________________________________________________________________ S22. Initiate the City of San Luis Obispo - Special Inspections Form that is available on their website. Special Inspections include soils and subgrade inspection. Special Inspection appears to include the strong wall anchors pending a review of sheet SSW2. 2nd Review. Comment remains. Please provide a copy of the form for review. Strong wall inspection is required. Soils is required. There may be others pending the final design. Response: ______________________________________________________________________ New Comments: S23. Calculations – plan A. Pages 6a, 6b and possibly other pages are missing or are blank pages. Please verify that all pages of the calculations are provided. Response: ______________________________________________________________________ S24. Calculations. Both plans. Provide the calculations for the posts (columns). For example the 6x6 post on line 4 at the patio on Sheet B-4. Another example, the 4x6 post under the 2-14” LVL on line 3. Please provide calculations for all vertical elements. Response: ______________________________________________________________________ S25. Calculations. Both Plans. Provide calculations for the load bearing walls. Response: ______________________________________________________________________ Electrical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| 440967 Page | 3 E22. B-2: Please show installation of the required weather protected GFCI exterior receptacle outlet at the front of the residence in accordance with CEC Article 210.52(E)(1). PC2: A receptacle is required at the front of the dwelling. Comment remains outstanding. Response: ______________________________________________________________________ E24. B-2.1: Please show the additional required receptacles in the ADU to comply with the outlet spacing requirements of CEC Article 210.52(C). PC2: Please show an outlet on the wall adjacent to the laundry closet. Response: ______________________________________________________________________ CalGreen Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| CG1. Sheets CG-1 & CG-2: Please provide the 2022 CalGreen Residential Mandatory Measures checklist and indicate Y, N/A, and the Responsible Party for each applicable measure on the Residential CalGreen Checklist. PC2: Comment remains outstanding. Response: ______________________________________________________________________ Energy Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| EN1. Sheet E-1: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 indicate 2217 SF for the main dwelling and 542 SF for the ADU for a total of 2759 SF; however, the cover sheet indicates 2529 SF for the main dwelling and 530 SF for the ADU for a total of 3059 SF. Please revise accordingly. PC2: Revise the ADU bedroom count to 1. Response: ______________________________________________________________________ EN2. Sheet E-1: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie board and bat siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. Response: ______________________________________________________________________ EN6. Complete and submit the energy choice acknowledgement form for all dwellings: https://www.slocity.org/home/showpublisheddocument/34343/638237130475430000 PC2: The form was not found in the submitted files, please submit the energy choice acknowledgement form for the next review. Response: ______________________________________________________________________ EN8. Sheet E-2: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie lap siding, please coordinate exterior finishes with the energy report. PC2: Comment remains outstanding. Response: ______________________________________________________________________ EN10. Sheet E-2: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet B-3 shows 4:12. Please revise accordingly. PC2: Comment remains outstanding. Response: ______________________________________________________________________ 440967 Page | 4 New Comments: EN12.PC2: Sheet E-1: The ‘Fuel Type’ states all electric; however, the floor plan has gas appliances. Please revise the fuel type to natural gas. Response: ______________________________________________________________________ (End of Building Comments) 43 From:Hanh, Hannah Sent:Tuesday, April 30, 2024 9:15 AM To:Jordan Knauer Subject:RE: 3160 Johnson Hi Jordan, There is availability on the Admin Hearing schedule. However, the timing ultimately depends on when these revisions are worked through. I have other projects that are scheduled for hearings in June that I will need to prepare for, so it depends on when this project will be ready and where it can fit in my work schedule. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, April 29, 2024 12:09 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, How does the schedule look in the coming month? We updated our plan set and will be sending it to you and Walter soon? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 44 From:Gault, Walter Sent:Wednesday, April 24, 2024 7:31 AM To:Sam Oakley; Jordan Knauer Cc:MATT CEBULLA Subject:RE: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY See you all at 11:30am on Friday. Walter Gault Urban Forestry Program Coordinator / City Arborist From: Sam Oakley <sam@oakleygroup.org> Sent: Tuesday, April 23, 2024 7:19 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: Gault, Walter <wgault@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Works for me. Sam Oakley 415-407-6995 On Apr 23, 2024, at 6:48 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Hello All, Can we push the meeting to 11:30 on Friday? Thank you, Jordan Knauer On Tue, Apr 23, 2024 at 4:20 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Walter, Yes I will be there. Thank you! On Tue, Apr 23, 2024 at 4:18 PM Gault, Walter <wgault@slocity.org> wrote: Hi Sam, Thanks for reaching out. I’d like to meet onsite this Friday at 10am to discuss further. I hope Jordan and Matt can make it as well. Best regards, 45 Walter Gault Urban Forestry Program Coordinator / City Arborist <image001.png> Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Sam Oakley <sam@oakleygroup.org> Sent: Tuesday, April 23, 2024 2:03 PM To: Gault, Walter <wgault@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Walter, Please allow me to introduce myself. I'm a consulting arborist working on the 3160 Johnson subdivision project and Hanna advised me to reach out to you to get your direction regarding a row of pittisporum undulatum on an adjacent property that is overhanging the 3160 property. There is also a large eucalyptus and Monterey pine on the neighboring property that we absolutely need to protect from any construction damage. I put together a report for the project but we would like to know your thoughts on how we can make this work better for all involved, and, ultimately, get the project started on the right track. Please let me know your thoughts and if any times may work best for you. Regards, Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org 46 www.oakleygroup.org On Mon, Apr 22, 2024 at 3:09 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Matt and Sam, Please see the attached exhibits. Thank you, Jordan Knauer ---------- Forwarded message --------- From: Linda Furnari <lfurnari@ogdenfricks.com> Date: Mon, Apr 22, 2024 at 3:05 PM Subject: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY To: jordan@teamsweasey.com <jordan@teamsweasey.com> Please see attached and the dropbox link below. Linda Furnari Legal Assistant Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 805-544-5600 (phone) 805-544-7700 (fax) From: Linda Furnari Sent: Monday, April 22, 2024 10:59 AM To: hhanh@slocity.org; rcohen@slocity.org; cdietrick@slocity.org; bleveill@slocity.org; jdent1@charter.net; Shae Luchetta <sluchetta@ogdenfricks.com> Subject: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Importance: High 47 Hello, Please try the link below: https://www.dropbox.com/scl/fo/ol6vbt6bl9w1exoa5ejne/AFz47yqMILhZBOoX0esU6Zw?rlkey=y9nmnbbp78j77c zieknxjvvb8&st=qgmpp2la&dl=0 Thank you, Linda Furnari Legal Assistant Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 805-544-5600 (phone) 805-544-7700 (fax) From: Shae Luchetta Sent: Monday, April 22, 2024 10:41 AM To: Hanh, Hannah <hhanh@slocity.org>; Cohen, Rachel <rcohen@slocity.org> Cc: Dietrick, Christine <cdietrick@slocity.org>; Leveille, Brian <bleveill@slocity.org>; james dummit <jdent1@charter.net> Subject: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Attached is a letter relevant to the hearing today on the Knauer project at 3160 Johnson Ave. The Exhibits are in a Dropbox: https://www.dropbox.com/home/Dummit%20Exhibits%201-8%20(1)/Dummit%20Exhibits%201- 9/Exhibits%201-9 Sorry for the delay. We have been racing to put the information together and downloading the Exhibits took longer than anticipated. 48 Shae Luchetta Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 Phone – 805-544-5600 Fax – 805-544-7700 www.ogdenfricks.com -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 49 From:Hanh, Hannah Sent:Tuesday, April 23, 2024 7:39 PM To:Jordan Knauer Subject:3160 Johnson - 04/22 MS Hearing Public Correspondence Attachments:240422 City SLO.pdf Hi Jordan, I believe Shae forwarded the correspondence that was submitted on behalf of Jim Dummit after the meeting yesterday. You likely have copies already, but I wanted to follow up with that information to confirm on my end. See attached letter and supporting nine (9) attachments from Ogden & Fricks in link below. https://www.dropbox.com/scl/fo/ol6vbt6bl9w1exoa5ejne/AFz47yqMILhZBOoX0esU6Zw?rlkey=y9nmnbbp78j77czie Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications 50 From:Sam Oakley <sam@oakleygroup.org> Sent:Tuesday, April 23, 2024 7:19 PM To:Jordan Knauer Cc:Gault, Walter; MATT CEBULLA Subject:Re: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Works for me. Sam Oakley On Apr 23, 2024, at 6:48 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Hello All, Can we push the meeting to 11:30 on Friday? Thank you, Jordan Knauer On Tue, Apr 23, 2024 at 4:20 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Walter, Yes I will be there. Thank you! On Tue, Apr 23, 2024 at 4:18 PM Gault, Walter <wgault@slocity.org> wrote: Hi Sam, Thanks for reaching out. I’d like to meet onsite this Friday at 10am to discuss further. I hope Jordan and Matt can make it as well. Best regards, Walter Gault Urban Forestry Program Coordinator / City Arborist <image001.png> 51 Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Sam Oakley <sam@oakleygroup.org> Sent: Tuesday, April 23, 2024 2:03 PM To: Gault, Walter <wgault@slocity.org> Cc: Jordan Knauer <jordan@teamsweasey.com>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Walter, Please allow me to introduce myself. I'm a consulting arborist working on the 3160 Johnson subdivision project and Hanna advised me to reach out to you to get your direction regarding a row of pittisporum undulatum on an adjacent property that is overhangi ng the 3160 property. There is also a large eucalyptus and Monterey pine on the neighboring property that we absolutely need to protect from any construction damage. I put together a report for the project but we would like to know your thoughts on how we can make this work better for all involved, and, ultimately, get the project started on the right track. Please let me know your thoughts and if any times may work best for you. Regards, Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 52 On Mon, Apr 22, 2024 at 3:09 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Matt and Sam, Please see the attached exhibits. Thank you, Jordan Knauer ---------- Forwarded message --------- From: Linda Furnari <lfurnari@ogdenfricks.com> Date: Mon, Apr 22, 2024 at 3:05 PM Subject: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY To: jordan@teamsweasey.com <jordan@teamsweasey.com> Please see attached and the dropbox link below. Linda Furnari Legal Assistant Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 805-544-5600 (phone) 805-544-7700 (fax) From: Linda Furnari Sent: Monday, April 22, 2024 10:59 AM To: hhanh@slocity.org; rcohen@slocity.org; cdietrick@slocity.org; bleveill@slocity.org; jdent1@charter.net; Shae Luchetta <sluchetta@ogdenfricks.com> Subject: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Importance: High Hello, 53 Please try the link below: https://www.dropbox.com/scl/fo/ol6vbt6bl9w1exoa5ejne/AFz47yqMILhZBOoX0esU6Zw?rlkey=y9nmn Thank you, Linda Furnari Legal Assistant Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 805-544-5600 (phone) 805-544-7700 (fax) From: Shae Luchetta Sent: Monday, April 22, 2024 10:41 AM To: Hanh, Hannah <hhanh@slocity.org>; Cohen, Rachel <rcohen@slocity.org> Cc: Dietrick, Christine <cdietrick@slocity.org>; Leveille, Brian <bleveill@slocity.org>; james dummit <jdent1@charter.net> Subject: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Attached is a letter relevant to the hearing today on the Knauer project at 3160 Johnson Ave. The Exhibits are in a Dropbox: https://www.dropbox.com/home/Dummit%20Exhibits%201-8%20(1)/ Sorry for the delay. We have been racing to put the information together and downloading the Exhibits took longer than anticipated. 54 Shae Luchetta Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 Phone – 805-544-5600 Fax – 805-544-7700 www.ogdenfricks.com -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 55 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, April 23, 2024 6:48 PM To:Gault, Walter Cc:Sam Oakley; MATT CEBULLA Subject:Re: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Hello All, Can we push the meeting to 11:30 on Friday? Thank you, Jordan Knauer On Tue, Apr 23, 2024 at 4:20 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Walter, Yes I will be there. Thank you! On Tue, Apr 23, 2024 at 4:18 PM Gault, Walter <wgault@slocity.org> wrote: Hi Sam, Thanks for reaching out. I’d like to meet onsite this Friday at 10am to discuss further. I hope Jordan and Matt can make it as well. Best regards, Walter Gault Urban Forestry Program Coordinator / City Arborist Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E wgault@slocity.org T 805.781.7578 From: Sam Oakley <sam@oakleygroup.org> Sent: Tuesday, April 23, 2024 2:03 PM To: Gault, Walter <wgault@slocity.org> 56 Cc: Jordan Knauer <jordan@teamsweasey.com>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Walter, Please allow me to introduce myself. I'm a consulting arborist working on the 3160 Johnson subdivision project and Hanna advised me to reach out to you to get your direction regarding a row of pittisporum undulatum on an adjacent property that is overhangi ng the 3160 property. There is also a large eucalyptus and Monterey pine on the neighboring property that we absolutely need to protect from any construction damage. I put together a report for the project but we would like to know your thoughts on how we can make this work better for all involved, and, ultimately, get the project started on the right track. Please let me know your thoughts and if any times may work best for you. Regards, Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org On Mon, Apr 22, 2024 at 3:09 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Matt and Sam, Please see the attached exhibits. 57 Thank you, Jordan Knauer ---------- Forwarded message --------- From: Linda Furnari <lfurnari@ogdenfricks.com> Date: Mon, Apr 22, 2024 at 3:05 PM Subject: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY To: jordan@teamsweasey.com <jordan@teamsweasey.com> Please see attached and the dropbox link below. Linda Furnari Legal Assistant Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 805-544-5600 (phone) 805-544-7700 (fax) From: Linda Furnari Sent: Monday, April 22, 2024 10:59 AM To: hhanh@slocity.org; rcohen@slocity.org; cdietrick@slocity.org; bleveill@slocity.org; jdent1@charter.net; Shae Luchetta <sluchetta@ogdenfricks.com> Subject: FW: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Importance: High Hello, Please try the link below: https://www.dropbox.com/scl/fo/ol6vbt6bl9w1exoa5ejne/AFz47yqMILhZBOoX0esU6Zw?rlkey=y9nmn 58 Thank you, Linda Furnari Legal Assistant Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B San Luis Obispo, CA 93401 805-544-5600 (phone) 805-544-7700 (fax) From: Shae Luchetta Sent: Monday, April 22, 2024 10:41 AM To: Hanh, Hannah <hhanh@slocity.org>; Cohen, Rachel <rcohen@slocity.org> Cc: Dietrick, Christine <cdietrick@slocity.org>; Leveille, Brian <bleveill@slocity.org>; james dummit <jdent1@charter.net> Subject: 3160 Johnson Ave. Project - URGENT - SET FOR HEARING TODAY Attached is a letter relevant to the hearing today on the Knauer project at 3160 Johnson Ave. The Exhibits are in a Dropbox: https://www.dropbox.com/home/Dummit%20Exhibits%201-8%20(1)/Dummit%20Exhibits%201- 9/Exhibits%201-9 Sorry for the delay. We have been racing to put the information together and downloading the Exhibits took longer than anticipated. Shae Luchetta Ogden & Fricks LLP 656 Santa Rosa Street, Suite 2B 59 San Luis Obispo, CA 93401 Phone – 805-544-5600 Fax – 805-544-7700 www.ogdenfricks.com -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 60 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, April 23, 2024 11:12 AM To:Hanh, Hannah Cc:rudadc; Leveille, Brian Subject:Re: 3160 Johnson Subdivision Follow up Sounds good thanks! Sent from my iPhone On 23 Apr 2024, at 11:11 AM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, I can give you a call at 4:00 pm today to discuss next steps. Let me know if that time works. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Leveille, Brian <bleveill@slocity.org> Sent: Tuesday, April 23, 2024 10:47 AM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org> Cc: rudadc <rudadc@sbcglobal.net> Subject: RE: 3160 Johnson Subdivision Follow up Hi Jordan, 61 Thanks for your patience yesterday and all your efforts. Unfortunately, as Hearing Officer, I really can’t get into a dialogue on this outside of the hearing. Hannah and I debriefed after the meeting and she should be able to answer all your questions on next steps. Very Best Regards, Brian Leveille Senior Planner <image001.png> Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, April 22, 2024 7:08 PM To: Hanh, Hannah <hhanh@slocity.org>; Leveille, Brian <bleveill@slocity.org> Cc: rudadc <rudadc@sbcglobal.net> Subject: 3160 Johnson Subdivision Follow up This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah and Brian, I appreciate your time today. Can we set up a phone call tomorrow to discuss the continuance? I would like to discuss the path forward to prevent any further delays. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 62 From:building Sent:Monday, April 22, 2024 3:22 PM To:jordan@teamsweasey.com Subject:DEMO-0212-2024 (3160 Johnson Ave) Attachments:DEMO-0212-2024-invoice.pdf Hello Your permit us ready for issuance pending payment of fees. Paying an Invoice: The above mention project has been approved. Payment of the attached invoice will need to be made prior to permit issuance. There is no need to create an account to make a payment. You can pay online by following the link and searching the invoice number. Pay Invoices (slocity.org) Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-notifications INVOICE (00035264) FOR CITY OF SAN LUIS OBISPO BILLING CONTACT Jordan Knauer 1317 Chorro St San Luis Obispo, CA 93401 INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION 00035264 04/02/2024 05/02/2024 NONEDue REFERENCE NUMBER FEE NAME TOTAL DEMO-0212-2024 Building Plan Rev - Residential - Minor $221.40 C&D Recycling - UTIL $79.64 Demolition - Entire Building - BLDG $938.47 Final Inspection - SF Residential - PW $289.15 IT Surcharge $61.26 Single Family Residential -ENG $350.34 Stormwater - Minor Project - BLDG $350.97 $2,291.23 SUBTOTAL3160 Johnson Ave San Luis Obispo, CA 93401 TOTAL $2,291.23 Page 1 of 1April 22, 2024 City of San Luis Obispo 63 From:noreply@slocity.org Sent:Monday, April 22, 2024 2:47 PM To:Jordan@teamsweasey.com Cc:Recycle Right Subject:Recycling Plan 3160 Johnson Attachments:Construction and Demolition Recycling and Waste Pl.pdf Thank you for submitting your Construction & Demolition Recycling and Waste Management Plan. Please upload the attached Recycle Plan PDF to your online permit application (if applying for a permit online). If you already have an active permit and did not apply for a permit online, then a copy of your Recycle Plan PDF has already been sent to our building department to route to our department for review. Recycle Plan Final Approval Please note if “Recycling Approval” is listed under “Department Finals” on your printed permit card, then you must follow the instructions outlined in Step Two of the Construction and Demolition Recycling and Waste Management Plan. Click here for more information. Recycle Right Solid Waste and Recycling Division Public Utilities 879 Morro, San Luis Obispo, CA 93401-3249 E RecycleRight@slocity.org T 805.781.7215 slocity.org Stay connected with the City by signing up for e-notifications Construction and Demolition Recycling and Waste Plan Please read this form carefully. The goal is to clearly document and create a plan to recycle a minimum of 65% of construction and demolition materials for permits after January 1, 2017, per Title 24 Chapter 11 of the Green Building Code. This form must be filled out in its entirety. For questions, email RecycleRight@slocity.org or call (805) 781-7215. Step 1: Complete Recycling Form Project Type * Residential Commercial Project Category * Demolition New Construction Addition Remodel/Tenant Improvement Project Site Address * 3160 Johnson Project Description * Flexible lot division Estimated Project Cost * 1000000 New Conditioned Square Footage * 10000 Estimated Fine for Failure to Comply * 20,000 Project Contact Name * Jordan Knauer Contact Phone Number * 8055409573 Contact Email Address * Jordan@teamsweasey.com Type of Material to be Generated (check all that apply)* Mixed C&D Concrete/Asphalt Dirt Cardboard Metals Wood Other Once all Materials are checked, please enter weight estimates for each of these categories below. Estimated Quantity of Generated Materials (in tons) Concrete/Asphalt Estimate * 3 Metals Estimate * 1 Wood Estimate * 3 Note: a tonnage estimate guide can be found on the City 's Construction and Demolition webpage. If you plan to reuse or donate materials, please explain here. How will you transport the materials?* Self-Haul Roll-Off Company Which IWMA-certified roll-off company will you be using?* API Roll-Off Services Note: a list of IWMA-certified haulers, landfills, and transfer stations can be found on the City's Construction and Demolition webpage. ALL TONNAGE LEAVING PROJECT SITE MUST BE ACCOUNTED FOR ON THIS FORM AND FAILURE TO RECYCLE AT LEAST 65% OF MATERIALS MAY RESULT IN A PENALTY OF 2% OF PROJECT VALUATION I understand that I must produce receipts listing tonnage of all materials leaving the project site, regardless of destination or method of removal. I certify that I will communicate this plan and requirements to all contractors and other personnel who may be involved in disposal of materials from this project and inform them that they must provide receipts listing the tonnage for all recycling and trash disposal. The final permit and all waste receipts must be presented prior to final sign off. I understand that failure to do so may incur a penalty of 2% of total project valuation and the City of San Luis Obispo makes the final determination of project cost and fine for failure to comply. Signature * Print Name * Jordan Knauer Date * 2024-04-22 Step 2: Upon Completion of Project 1.  Gather receipts listing tonnage for all materials that left the project site or a roll-off diversion report from one of the listed IWMA-certified haulers. *Please note - receipts must list tonnage as recycled or disposed. Mixed recycling receipts qualify as 70% recycling and 30% trash.  2. Email all receipts to RecycleRight@slocity.org for approval before final inspection. Include permit number, receipts/diversion report, photos of donated items (if applicable). Please allow 1-3 business days for review. 3. If approved, you will receive an email confirmation. Questions? RecycleRight@slocity.org or (805) 781-7215 64 From:Hanh, Hannah Sent:Thursday, April 18, 2024 9:31 PM To:Jordan Knauer; mtceb@yahoo.com Subject:April 22 Minor Subdivision Hearing - 3160 Johnson Hi Jordan and Matt, The agenda for the April 22nd Minor Subdivision Hearing was published earlier this afternoon. Here are direct links:  04.22.24 Minor Subdivision Hearing Agenda  Item 1 - SBDV-0362-2023 (3160 Johnson Ave.) It is my Friday off tomorrow, but I will be working intermittently, so let me know if you have any questions. Also, the Development Review application is still in review. I anticipate a decision would be made after the hearing on Monday. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications 65 From:Hanh, Hannah Sent:Thursday, April 18, 2024 4:24 PM To:Jordan Knauer Cc:mtceb@yahoo.com Subject:RE: 3160 Johnson - Construction Documents Thank you both! Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, April 18, 2024 10:08 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: mtceb@yahoo.com Subject: Re: 3160 Johnson - Construction Documents This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Yes, I approve. On Wed, Apr 17, 2024 at 8:32 AM Hanh, Hannah <hhanh@slocity.org> wrote: Good morning Jordan and Matt, Sending you another email since my previous message did not send due to file size limitations. Please see previous email for the request. Thank you, Hannah 66 From: Hanh, Hannah Sent: Tuesday, April 16, 2024 4:50 PM To: Jordan Knauer <jordan@teamsweasey.com>; mtceb@yahoo.com Subject: 3160 Johnson - Construction Documents Hi Jordan and Matt, I spoke to Jim Dummit regarding your project at 3160 Johnson and he has some remaining questions regarding the fencing/retaining wall redesign and requested to review the plans, arborist report, and soils report prior to the Minor Subdivision Hearing next Monday, 04/22. The City does not generally share construction documents, but the additional information may address his remaining questions/concerns. Could you both please confirm in writing if I have permission to share these three (3) attachments? Thank you. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications 67 From:Hanh, Hannah Sent:Wednesday, April 17, 2024 8:31 AM To:Jordan Knauer; mtceb@yahoo.com Subject:RE: 3160 Johnson - Construction Documents Attachments:4 UNIT PLAN SET 04-03-24.pdf; Tree Protection Guidelines - 03.10.24.pdf; soils report.pdf Good morning Jordan and Matt, Sending you another email since my previous message did not send due to file size limitations. Please see previous email for the request. Thank you, Hannah From: Hanh, Hannah Sent: Tuesday, April 16, 2024 4:50 PM To: Jordan Knauer <jordan@teamsweasey.com>; mtceb@yahoo.com Subject: 3160 Johnson - Construction Documents Hi Jordan and Matt, I spoke to Jim Dummit regarding your project at 3160 Johnson and he has some remaining questions regarding the fencing/retaining wall redesign and requested to review the plans, arborist report, and soils report prior to the Minor Subdivision Hearing next Monday, 04/22. The City does not generally share construction documents, but the additional information may address his remaining questions/concerns. Could you both please confirm in writing if I have permission to share these three (3) attachments? Thank you. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications N27°40'23"E 173. E 169.02'L =116.65 ',R =738.0 0',Δ =9 °0 3 '23"384.80 FS380.80 FS385386387377377376376377382 PARCELS A & B14 PM 27MATTHEW W. PRIE S S CIVIL Mobile:NORTH1 inch = ft.GRAPHIC SCALE010 10 2010305EROSION CONTROL PLANJOHNSON AVEPARCEL 1PARCEL 2PARCEL 3PARCEL 4DESCRIPTION AND PURPOSE      SUITABLE APPLICATIONS                          LIMITATIONS       IMPLEMENTATIONx             xxx             x                                                                                                                                                                                   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"  #$%#&$'( )* +,&-&'./01)#* /,&)* +,&45?5V ?! "  #$%#&$'( )* +,&45?5V ?V?4A ?44?PGIP;GF]#:HK;7;FZ98^#P:9K ;#:HK;45?5V ?V?4A ?PGIP;GF]#:HK;7;FZ98^#P:9K ;#:HK;4[?@U=2 45?-&'./01)#* /,&)* +,&W?@A = Geotechnical Engineering Report For Four (4) Proposed Residential Structures Johnson Avenue APN 004-523-016 San Luis Obispo, California May 4, 2023 F-103238 Prepared For Jordan Knauer By Beacon Geotechnical, Inc. P.O. Box 4814 Paso Robles, California 93447 May 4, 2023 F-103238 Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 Project: Four (4) Proposed Residential Structures Johnson Avenue APN 004-523-016 San Luis Obispo, California Subject: Geotechnical Engineering Report As authorized, we have performed a Geotechnical Study for the above referenced project. The accompanying Geotechnical Engineering Report presents the results of our subsurface exploration, laboratory-testing program and conclusions and recommendations for geotechnical engineering aspects of project design. Our services were performed using the standard of care ordinarily exercised in this locality at the time this report was prepared. Based on our study, it is our opinion that the site is suitable for the proposed developments from a geotechnical engineering standpoint provided the recommendations of this report are successfully implemented. We have appreciated this opportunity to be of service to you on this project. Please call if you have any questions, or if we can be of further service. Respectfully submitted, Beacon Geotechnical, Inc. Greg McKay Project Manager Copies: 3-Knauer 1-File Nicholas A. McClure Geotechnical Engineer May 4, 2023 F-103238 1 Contents 1 INTRODUCTION ....................................................................................... 2 1.1 Description................................................................................................. 2 2 SCOPE OF WORK ..................................................................................... 2 2.1 Purpose ..................................................................................................... 2 2.2 Report Contents ......................................................................................... 2 3 SITE SETTING .......................................................................................... 3 3.1 Location. .................................................................................................... 3 3.2 Site Description . ....................................................................................... 3 4 SITE CONDITIONS ................................................................................... 3 4.1 Soil Conditions ........................................................................................... 3 4.2 Groundwater .............................................................................................. 3 5 SEISMIC HAZARDS ................................................................................... 3 5.1 Nearby Faults ............................................................................................. 3 5.2 Liquefaction ............................................................................................... 4 5.3 Landslide Hazards ....................................................................................... 4 5.4 Seismic Design Parameters .......................................................................... 4 6 CONCLUSIONS AND RECOMMENDATIONS ................................................. 5 6.1 General Grading ......................................................................................... 5 6.2 Specific Site Development, Grading Pads, and Foundation Excavations ............ 6 6.3 Slope Construction ...................................................................................... 7 6.4 Utility Trenches .......................................................................................... 8 6.5 Structural Design – Foundations .................................................................. 8 6.6 Slabs on Grade ........................................................................................... 9 6.7 Structural Design – Lateral Resistance Parameters ...................................... 10 6.8 Structural Design – Settlement Considerations ............................................ 10 6.9 Structural Design – Retaining Walls ............................................................ 11 7 REFERENCES CITED ............................................................................... 12 8 ADDITIONAL SERVICES .......................................................................... 12 9 PROJECT LIMITATIONS AND UNIFORMITY OF CONDITIONS .................... 13 May 4, 2023 F-103238 2 1. INTRODUCTION This report presents results of a Geotechnical Engineering Study performed for the four (4) proposed residential structures to be located in San Luis Obispo, California. 1.1 Description 1.1.1. It should be noted that grading and foundation plans were not provided for the purpose of this report. Prior to any construction, this firm should review the grading and foundation plans to verify or modify the recommendations offered herein. We anticipate that the site will be developed by building at or near existing grade. 1.1.2. The proposed structures are assumed to be one (1) or two (2) stories of wood framed construction. 1.1.3. Structural considerations for maximum wall loads of 1.65 kips per square foot and maximum point loads of 25.0 kips were used as a basis for the recommendations of this report. If actual loads vary significantly from these assumed loads, Beacon Geotechnical, Inc. should be notified as re-evaluation of the recommendations contained herein may be required. 2 SCOPE OF WORK 2.1 The purpose of the geotechnical investigation that led to this report was to evaluate the soil conditions of the site with respect to the proposed developments. These conditions include surface and subsurface soil types, expansion potential, settlement potential, bearing capacity, and presence or absence of subsurface water. The scope of our work included: • Reconnaissance of the site. • Drilling, sampling, and logging of four (4) borings to investigate soils and groundwater conditions. • Laboratory testing of soil samples obtained from subsurface exploration to determine their physical and engineering properties. • Geotechnical analysis of the data obtained. • Consultation with owner representatives and design professionals. • Preparation of this report. 2.2 Contained in the report are: • Discussions on local soil and groundwater conditions. • Results of laboratory and field tests. • Conclusions and recommendations pertaining to site grading and structural design. May 4, 2023 F-103238 3 3 SITE SETTING 3.1 The site of the proposed development is located in San Luis Obispo, California, with the approximate geographical coordinates 35°16’05.21” N and 120°38’13.12” W. See the Vicinity Map in Appendix A. 3.2 The site is relatively level and contains an existing structure that will be removed prior to development of the proposed project. 4 SITE CONDITIONS 4.1 Soil Conditions 4.1.1 Evaluation of the subsurface indicates that soils are generally light brown silty clayey sand overlain by light brown very clayey silty sand and dark brown silty sandy clay. 4.1.2 Soils encountered at approximate bearing depths should be designed as Site Classification D in accordance with the local building code. 4.1.3 Expansion determination indicates that the bearing soils lie in the “Medium” range. 4.2 Groundwater 4.2.1 Groundwater was not encountered to a maximum depth of twenty (20) feet. 5 SEISMIC HAZARDS This portion of Central California is subject to significant seismic hazards from moderate to large earthquake events. Ground shaking resulting from earthquakes is the primary geologic hazard at the project site. Ground displacement resulting from faulting is a potential hazard at or near faults. 5.1 Nearby Faults 5.1.1 The site does not lie within an Earthquake Fault Zone identified on a State of California Earthquake Fault Zone Map. 5.1.2 Faults closest to the site, which would most affect the proposed project: Nearby Active Faults Approximate Distance (km) Magnitude MW Los Osos Fault Rinconada Fault San Luis Range Fault Hosgri Fault San Andreas Fault Zone 5.4 11.8 12.8 21.2 57.6 6.9 7.5 7.1 7.3 8.0 May 4, 2023 F-103238 4 5.2 Liquefaction Earthquake-induced vibrations can be the cause of several significant phenomena, including liquefaction in fine sands and silty sands. Liquefaction results in a complete loss of strength and can cause structures to settle or even overturn if it occurs in the bearing zone. If liquefaction occurs beneath sloping ground, a phenomenon known as lateral spreading can occur. Liquefaction is typically limited to the upper 50 feet of the subsurface soils and to soils that have a relative density of less than 70%. 5.2.1 Based on the quality and conditions of the in-place soils and the absence of groundwater in our boring explorations, it is our opinion that the potential for liquefaction and/or lateral spreading is low at this site. 5.3 Landslide Hazards 5.3.1 The site topography and exposed soil types indicate that the potential for landslides is minimal at this site. Furthermore, no evidence of previous landslides was observed at the site. 5.4 Seismic Design Parameters The following estimated ground motion parameters have been established using the methods outlined in the 2022 California Building Code with reference to the acceleration contour maps provided by the U.S. Geological Survey (USGS) and the National Earthquake Hazards Reduction Program (NEHRP-2015). These ground motion parameters represent the Maximum Considered Earthquake (MCE) spectral response of seismic events experiencing 5 percent damped acceleration and having a 2 percent probability of exceedance within a 50-year period. 2022 California Building Code Seismic Parameters Parameter Value Seismic Design Category D Site Class D Short Period Spectral Acceleration, Ss 1.092 1-second period spectral acceleration, S1 0.401 Short period site coefficient, Fa 1.063 1-second period site coefficient, Fv 1.899 Adjusted short period spectral acceleration, Sms 1.161 Adjusted 1-second period spectral acceleration, Sm1 0.762 Short period design spectral acceleration, SDS 0.774 1-second period design spectral acceleration, SD1 0.508 May 4, 2023 F-103238 5 6 CONCLUSIONS AND RECOMMENDATIONS The site is suitable for the proposed development from a geotechnical engineering standpoint provided the recommendations contained herein are properly implemented into the project. 6.1 General Grading 6.1.1 Grading, at a minimum, should conform to Chapter 18, and any additional locally approved appendices relating to grading, of the 2022 California Building Code. 6.1.2 The existing ground surface should be initially prepared for grading by removing all vegetation, trees, large roots, debris, non-complying fill, and all other organic material. Voids created by removal of such material should not be backfilled unless the underlying soils have been observed by a representative of this firm. 6.1.3 The bottom of all excavations should be observed by a representative of this firm prior to processing or placing fill. 6.1.4 Fill and backfill placed at 2%-3% above optimum moisture content in layers with loose thickness not greater than eight (8) inches should be compacted to a minimum of 90% of maximum dry density obtainable by the ASTM D 1557 Test Method. 6.1.5 Import soils used to raise site grade should be equal to or better than on-site soils in strength, expansion, and compressibility characteristics. Import soils can be evaluated but will not be pre-qualified by the geotechnical engineering firm. Final comments on the characteristics of the import soils will be offered after the material is at the project site. 6.1.6 Due to the expansive soils present within the building area, roof draining systems should be designed so that water is collected and diverted into solid drain lines discharging into an approved drainage area away from the structures. 6.1.7 Final site grade should be such that all water is permanently diverted away from the structures and is not allowed to pond. The ground immediately adjacent to the building shall be sloped 5% for a minimum of ten (10) feet measured perpendicular to the face of the wall. All diverted water is to be directed to an approved drainage. Alternative grading methods can be found in 2022 California Building Code Section 1804.4. 6.1.8 It should be noted that uniform soil moisture conditions around the perimeter of the structures will help decrease the potential for differential swelling and heaving associated with expansive soils. Post- construction care should be taken to create long-term landscaping and irrigation solutions that do not allow for frequent changes in soil moisture content or irregular application of water around the perimeter of the structures. May 4, 2023 F-103238 6 6.1.9 The above referenced site drainage conditions should be maintained over the course of the life of the structures. Proper long-term performance of the foundation and building pad may be compromised if the surrounding site drainage and grading is adversely modified. 6.1.10 It is recommended that Beacon Geotechnical, Inc. be retained to provide intermittent geotechnical engineering services during site development, grading, and foundation construction phases of the work to observe compliance with the design concepts, specifications, and recommendations, and to allow design changes in the event that subsurface conditions differ from those anticipated prior to the start of construction. 6.1.11 Plans and specifications should be provided to Beacon Geotechnical, Inc. prior to grading. Plans should include the grading plans, and foundation details. Structural loads should be shown on the foundation plans. 6.1.12 Should soils become unstable during grading due to excessive subsurface moisture, alternatives to correct instability may include aeration or the use of gravels and/or geotextiles as stabilizing measures. Recommendations for stabilization should be provided by this firm as needed during construction. 6.1.13 All water associated with drainage and runoff should not be discharged onto slope faces. All outflow of drainage structures and drainage facilities should be designed by the project Civil Engineer to minimize erosion. 6.2 Specific Site Development, Grading Pads, and Foundation Excavations 6.2.1 Due to the presence of low-density expansive soils at shallow bearing depths, overexcavation and recompaction of soils in the building areas (including covered deck areas) will be necessary to decrease the potential for differential settlement and to provide more uniform bearing conditions. Soils should be overexcavated to a depth of two (2) feet below the bottom of footings, four (4) feet below existing grade, through the dark and light brown materials (noted as soil type C1 and A1 in the project boring logs), or 75% of the deepest fill thickness, whichever is greater. The over-excavation should extend to a distance of five (5) feet beyond the building perimeters. The resulting surface should be scarified to a depth of one (1) foot, moisture conditioned to 2%-3% above optimum moisture and recompacted to a minimum of 90% of maximum dry density. The intent of these recommendations is to provide a minimum of two (2) feet of compacted soils below the bottom of all footings, and recompact the loose topsoil. May 4, 2023 F-103238 7 6.2.2 It should be noted that overexcavation, recompaction, and presaturation of soils below slab areas does not mitigate the effects of the expansive soils. 6.2.3 In order to help mitigate the effects of the expansive soils below concrete slabs within the residences or surrounding flatwork areas, the upper twenty (20) inches of fill directly below concrete slab areas shall be non-expansive (EI < 10) import. It should be noted that the four (4) inch sand layer directly below the slab may be included in the measurement of the twenty (20) inch non-expansive section. The lower sixteen (16) inches of fill should be recompacted to 90% of maximum dry density and the upper four (4) inches of fill should be clean free draining sand. 6.2.4 Any excavated material from foundation and septic or drainage systems should be properly recompacted in accordance with all the recommendations for engineered fill. Alternatively, excavated soil may be hauled off site when adequate placement area is not available at the project location. 6.2.5 Areas outside the building area to receive fill, exterior slabs-on-grade, sidewalks, and paving should be overexcavated to a depth of one (1) foot below finish subgrade or existing grade whichever is deeper. The exposed surface should be scarified, moisture conditioned and recompacted. 6.2.6 On-site soils may be used for fill once they are cleaned of all organic material, rock, debris, and irreducible material larger than eight (8) inches. 6.2.7 Although not encountered in our borings, should any trash, debris or subsurface structures be encountered during grading, removals will be necessary to adequate depths and horizontal limits as recommended by this firm at the time of grading. 6.2.8 Grading inspections shall be performed in accordance with the 2022 California Building Code Table 1705.6. See Appendix B for project specific grading observation requirements. 6.3 Slope Construction 6.3.1 All hillside grading and construction of fill slopes should conform to the minimum standards listed in Chapter 18 of the 2022 California Building Code. It is recommended that a representative of this firm review the grading plans prior to grading and site development. 6.3.2 Fill slopes should be keyed and benched into firm natural ground when the existing slope to receive fill is 10:1, horizontal to vertical, or steeper. The keys should be tilted into the slope, should be a minimum of one equipment width wide, and should extend a minimum of three (3) feet deep at the outside edge. May 4, 2023 F-103238 8 6.3.3 Fill slopes should be overfilled, compacted, and cut back to planned configurations. This will yield better compaction on the slope faces than other methods. 6.3.4 Lined drainage swales and down drains should be provided at the tops of all cut and fill slopes to divert drainage away from the slope faces. 6.3.5 Cut and fill slopes should not be constructed steeper than 2:1 (horizontal to vertical). Setbacks of structures from slopes should be maintained as per the 2022 California Building Code. 6.4 Utility Trenches 6.4.1 Utility trench backfill should be governed by the provisions of this report relating to minimum compaction standards. In general, service lines inside of the property lines may be backfilled with native soils and compacted to a minimum of 90% of maximum dry density. Backfill of offsite service lines will be subject to the specifications of the jurisdictional agency or this report, whichever is more stringent. 6.4.2 A representative of this firm is to monitor compliance with these recommendations. 6.5 Structural Design – Foundations 6.5.1 Conventional interconnected continuous footings may be used for support of the structures. 6.5.2 Footings shall extend a minimum of twenty-seven (27) inches below lowest adjacent grade or six (6) inches minimum below the base of the non-expansive fill layer, whichever is deeper. 6.5.3 Based on the project expansive soil conditions and considering the expected footing depths, footings should be reinforced with a minimum of two (2) #5 bars at the top and bottom of the footing. The structural engineer of record may incorporate additional and/or alternative means of mitigating the expansive soils and should clearly state the design conditions on the project foundation plans and details. 6.5.4 At slab-on-grade foundation areas and in order to address the expansive properties of the soils below slabs within the building areas, footings and grade beam spacing should be designed to be spaced at a maximum of fifteen (15) feet on center each way. Interior grade beams not supporting the building bearing loads may be designed for a reduced depth of eighteen (18) inches below grade and may be reinforced with one (1) #5 bar top and bottom. The structural engineer of record may incorporate additional and/or alternative means of mitigating the expansive soils and should clearly state the design conditions on the project foundation plans and details. May 4, 2023 F-103238 9 6.5.5 Conventional interconnected continuous footings may be designed based on an allowable bearing value of 1650 psf. 6.5.6 Allowable bearing values are net (weight of footing and soils surcharge may be neglected) and are applicable for dead plus reasonable live loads. 6.5.7 Bearing values may be increased by one-third when transient loads such as wind and/or seismicity are incorporated into designs using the alternate load combinations in 2022 California Building Code Section 1605.3.2. 6.5.8 Lateral loads may be resisted by soils friction on floor slabs and foundations and by passive resistance of the soils acting on foundation stem walls. Lateral capacity is based on the assumption that any required backfill adjacent to foundations and grade beams is properly compacted. 6.5.9 For structures to be constructed above slopes, the outside faces at the bottom of footings should provide a minimum horizontal distance of ten (10) feet from the slope face. 6.5.10 Conventional continuous footings for buildings where the ground surface slopes at 10:1, horizontal to vertical, or steeper should be stepped so that both top and bottom are level. 6.5.11 Reinforcement of footings bottomed in soils in the “Medium” expansion range should be designed by the Project Structural Engineer to properly resist the effects of the expansive soil. Additionally, soils should be presaturated to 130% of optimum moisture content to a depth of twenty-seven (27) inches below lowest adjacent grade. 6.5.12 Foundation excavations should be observed by a representative of Beacon Geotechnical, Inc. after excavation, but prior to placing reinforcing steel or forms. 6.6 Slabs on Grade 6.6.1 Due to expansive soils present at the project, concrete slabs shall be a minimum of five (5) inches thick, reinforced with a minimum of #3 bars spaced at eighteen (18) inches on center, each way. 6.6.2 Concrete slabs should be supported by compacted structural fill as recommended earlier in this report. 6.6.3 Reinforcement dowels shall be provided at the connection between concrete slabs on grade and continuous footings. 6.6.4 The plans and details shall clearly denote non-expansive import soils below slab areas. May 4, 2023 F-103238 10 6.6.5 Although supporting the structures on deepened footings and recompacting imported non-expansive material below slabs as recommended earlier in this report will provide a foundation system that mitigates the effects of the expansive soils and satisfies the minimum intent of the building code, it should be noted that slabs requiring improved performance may be thickened to a minimum of six (6) inches with a minimum of #4 bars placed at eighteen (18) inches on center each way, centered in the slab section. 6.6.6 Slabs constructed over non-expansive import should be directly underlain with a minimum of four (4) inches of clean and free draining sand. Areas where floor wetness would be undesirable should be underlain with a 10mil moisture barrier to reduce moisture transmission from the subgrade soils to the slab. The membrane should be placed at mid-height in the clean sand. 6.6.7 Prior to setting the vapor barrier, soils below slab areas shall be presaturated so that the expansive sub-grade soils below the non- expansive import are presaturated to 130% of optimum moisture content to a depth of twenty-seven (27) inches below lowest adjacent grade. 6.6.8 Reinforcement and slab thickness should be determined by the Project Structural Engineer. 6.7 Structural Design – Lateral Resistance Parameters 6.7.1 Resistance to lateral loading may be provided by friction acting on the base of foundations. A coefficient of friction of 0.32 may be applied to dead load forces. This value does not include a factor of safety. 6.7.2 Passive resistance acting on the sides of foundation stems equal to 300 pcf of equivalent fluid weight may be included for resistance to lateral load. This value does not include a factor of safety. 6.7.3 A one-third increase in the quoted passive value may be used when considering transient loads such as wind and seismicity. 6.8 Structural Design – Settlement Considerations 6.8.1 Maximum expected settlements approximately 3/4 inches are anticipated for foundations and floor slabs designed as recommended. 6.8.2 Differential settlement between adjacent load bearing members should be less than one-half the total settlement. 6.8.3 The majority of settlement should occur during construction. Post construction settlement should be minimal. May 4, 2023 F-103238 11 6.9 Structural Design – Retaining Walls 6.9.1 Conventional cantilever retaining walls bearing in soils prepared in accordance with the “Grading Pads – Site Development and Foundation Excavations” section of this report and backfilled with compacted soils may be designed for the lateral pressures listed below: Active Case 45 pcf At Rest Case 70 pcf Passive Case 300 pcf Max. Toe Pressure 1650 psf Coefficient of Sliding Friction 0.32 6.9.2 Retaining walls extending greater than six (6) feet in height should be designed for an additional seismic horizontal line load of 13H2 (#/ft-of- wall) assumed to be acting at a height of 0.33H (ft) above the base of the wall, where H is the height of the wall in feet. This seismic surcharge should be added to an active pressure design utilizing an active pressure of 45 psf. 6.9.3 It should be noted that where structural retaining walls would otherwise be designed based on an at-rest pressure case, the seismic- and-active design results should be compared to the at-rest design results and the governing conditions should be used for the purpose of the project. 6.9.4 In addition to the static soil pressures described above, it is important to note that the active pressure condition will only fully develop if the retaining wall structure is allowed to move a sufficient distance. The necessary lateral movements required to establish the active pressure condition are shown below, Non-Expansive Granular Soil 0.001H – 0.004H Expansive Cohesive Soil 0.01H – 0.04H where H represents the height of the wall. At-rest pressures should be used for design purposes where retaining wall systems connected or adjacent to building structures would be adversely affected by the above referenced lateral displacements. 6.9.5 Design pressures noted above are applicable to a horizontally retained surface behind the wall. Walls having a retained surface that slopes upward from the wall should be designed for an additional equivalent fluid pressure of 1 pcf for the active case and 1.5 pcf for the at-rest case, for every two degrees of slope inclination. Walls positioned on or near descending slopes should be evaluated by this firm on an individual basis. May 4, 2023 F-103238 12 6.9.6 The pressures listed above were based on the assumption that backfilled soils will be compacted to 90% of maximum dry density as determined by ASTM D 1557 Test Method. 6.9.7 The lateral earth pressure to be resisted by the retaining walls or similar structures should include the loads from any structures or temporary loads that influence the wall design. 6.9.8 A back drain or an equivalent system of backfill drainage should be incorporated into the retaining wall design. Backfill immediately behind the retaining structure should be a free-draining granular material. Alternatively, the back of the wall could be lined with a geodrain system. 6.9.9 Compaction on the uphill side of the wall within a horizontal distance equal to one wall height should be performed by hand-operated or other lightweight compaction equipment. This is intended to reduce potential “locked-in” lateral pressures caused by compaction with heavy grading equipment. 6.9.10 Water should not be allowed to pond near the top of the wall. To accomplish this, the final backfill site grade should be such that all water is diverted away from the retaining wall. 7 REFERENCES CITED USGS, Online, Geologic Hazards Science Center, United States Geological Society, in Cooperation with California Geological Society (CGS), www.geohazards.usgs.gov/qfaults/ca/California.php 8 ADDITIONAL SERVICES This report is based on the assumption that an adequate program of monitoring and testing will be performed by Beacon Geotechnical, Inc. during construction to check compliance with the recommendations given in this report. The recommended tests and observations include, but are not necessarily limited to the following: 8.1 Review of the building and grading plans during the design phase of the project. 8.2 Observation and testing during site preparation, grading, placing of engineered fill, and foundation construction. 8.3 Consultation as required during construction. May 4, 2023 F-103238 13 9 PROJECT LIMITATIONS AND UNIFORMITY OF CONDITIONS 9.1 The analysis and recommendations submitted in this report are based in part upon the data obtained from the borings drilled on site. The nature and extent of variations between and beyond the borings may not become evident until construction. If variations then appear evident, it may be necessary to re-evaluate the recommendations of this report. 9.2 The scope of our services did not include environmental assessment or geological study. The scope of services did not include investigation for the presence or absence of wetlands, hazardous or toxic materials in the soil, surface water, groundwater, or air. Any statements in this report or on the soil boring logs regarding odors, unusual or suspicious items or conditions observed are strictly for the information of the client. 9.3 Findings of this report are valid as of this date, however, changes in a condition of a property can occur with passage of time whether they be due to natural processes or works of man on this or adjacent properties. In addition, changes in applicable or appropriate standard may occur whether they result from legislation or broadening knowledge. Accordingly, findings of this report may be invalidated wholly or partially by changes outside our control. Therefore, this report is subject to review and should not be relied upon after a period of one (1) year. 9.4 In the event that any changes in the nature, design, or location of the structure and other improvements are planned, the conclusions and recommendations contained in this report shall not be considered valid unless the changes are reviewed, and conclusions of this report modified or verified in writing. 9.5 This report is issued with the understanding that it is the responsibility of the owner or his representatives to insure the information and recommendations offered herein are called to the attention of the project architect and engineers. It is also the responsibility of the owner or his representatives to insure the information and recommendations offered herein are incorporated into the project plans and specifications and the necessary steps are taken to see that the contractor and subcontractors carry out such recommendations in the field. 9.6 Beacon Geotechnical, Inc. has prepared this report for the exclusive use of the client and authorized agents. This report has been prepared in accordance with generally accepted geotechnical engineering practices. No other warranties, either expressed or implied, are made as to the professional advice provided under the terms of this agreement. May 4, 2023 F-103238 14 9.7 It is recommended that Beacon Geotechnical, Inc. be provided the opportunity for a general review of final design and specifications in order that earthwork and foundation recommendations may be properly interpreted and implemented in the design and specifications. If Beacon Geotechnical, Inc. is not accorded the privilege of making this recommended review, we can assume no responsibility for misinterpretation of our recommendations. END OF TEXT Appendices APPENDIX A Vicinity Map Site Plan Quaternary Fault Map Investigation Parameters Unified Soil Classification Table Boring Logs PROJECT #: F-103238 SITE 1 4 PROJECT #: F-103238 3 2 SITE PROJECT #: F-103238 Map Showing Nearby Quaternary Aged Faults (USGS, Online) QUATERNARY FAULT MAP INVESTIGATION PARAMETERS • The borings were drilled to a maximum depth of twenty (20) feet below the existing ground surface to observe the soil profile and to obtain samples for laboratory analysis. The borings were drilled on April 19, 2023 using a mobile drill rig and/or hand augering equipment. The approximate locations of the borings were determined in the field by pacing and sighting and are shown on the Site Plan in this Appendix. • Blow counts were obtained within the test borings with Standard Penetration Test (S.P.T.) equipment. The blow counts were obtained by driving the sampler with a 140-pound hammer dropping thirty (30) inches in accordance with ASTM D 1586-11. • Bulk samples of the soils encountered were gathered from the auger cuttings. • The final logs of borings represent our interpretation of the contents of the field logs and the results of laboratory testing performed on the samples obtained during the subsurface investigation. The final logs are included in this Appendix. UNITED SOIL CLASSIFICATION (ASTM D-2487) UNITED SOIL CLASSIFICATION CHART F-103238 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Giddings BORING NO. 1 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 SPT 10 Loose +2% Light brown very clayey silty sand SC-SM A1 SPT 17 Medium Dense -1% Light brown silty clayey sand SM-SC A2 5 SPT 20 -2% 10 SPT 26 -2% 15 SPT 25 -3% 20 Total Depth @ 20.0’ 25 30 35 40 45 50 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Giddings BORING NO. 2 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 SPT 9 +3% SPT 10 +2% Loose Light brown very clayey silty sand SC-SM A1 5 SPT 12 -1% Medium Dense Light brown silty clayey sand SM-SC A2 10 SPT 22 -2% 15 SPT 27 -4% 20 Total Depth @ 20.0’ 25 30 35 40 45 50 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Hand Auger BORING NO. 3 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 Loose Light brown very clayey silty sand SC-SM A1 Medium Dense Light brown silty clayey sand SM-SC A2 Total Depth @ 4.0’ 5 10 15 20 25 30 35 40 45 50 LOG OF BORING for: Johnson Avenue APN 004-523-016 Site Location: San Luis Obispo, CA F-103238 Driller/Helper: Rig Type: Hand Auger BORING NO. 4 Auger Diameter: 4” Date: April 19, 2023 GROUNDWATER Not Encountered SAMPLE TYPE Time Depth SPT=Standard Penetration Test (uncorrected value, N/corrected value, N) Depth (ft.) Blow Type Blows per ft. Drilling comments Voids Moisture Description USCS Beacon Soil ID 0 Stiff Dark brown silty sandy clay CL C1 Loose Light brown very clayey silty sand SC-SM A1 5 Medium Dense Light brown silty clayey sand SM-SC A2 Total Depth @ 7.0’ 10 15 20 25 30 35 40 45 50 APPENDIX B Laboratory Testing Parameters Laboratory Results Bench & Keyway Detail Transition Lot Detail 2022 CBC -- Table 1705.6 LABORATORY PARAMETERS • Samples were reviewed along with field logs to determine which would be analyzed further. Those chosen for laboratory analysis were considered representative of soils that would be exposed and/or used during grading, and those deemed to be within the influence of the proposed structure. Test results are presented in this Appendix. • ASTM D2487-11 Standard Practice for Classification of Soils for Engineering Purposes (Unified Soil Classification System) • ASTM D1557-12e1 Standard Test Methods for Laboratory Compaction Characteristics of Soil Using Modified Effort • ASTM D2216-10 Standard Test Methods for Laboratory Determination of Water (Moisture) Content of Soil and Rock by Mass • ASTM D4318-10e1 Standard Test Methods for Liquid Limit, Plastic Limit, and Plasticity Index of Soils • ASTM D4829-11 Standard Test Method for Expansion Index of Soils LABORATORY RESULTS Boring Max. Opt. Depth USCS Density Moisture E.I. P.I. (pcf) (%) Material C1 1@0’-1’ CL 106.5 14.7 73 24 Material A1 1@1’-3’ SC-SM 111.1 13.9 47 13 Material A2 1@3’-20’ SM-SC 118.3 11.2 25 7 PROJECT #: F-103238 Underlying soil material per boring logs and grading recommendations PROJECT #: F-103238 TOPSOIL, COLLUVIUM OR WEATHERED BEDROCK PER BORING LOGS AND GRADING RECOMMENDATIONS UNDERLYING SOIL OR BEDROCK MATERIAL PER BORING LOGS AND GRADING RECOMMENDATIONS TOPSOIL, COLLUVIUM OR WEATHERED BEDROCK PER BORING LOGS AND GRADING RECOMMENDATIONS UNDERLYING SOIL OR BEDROCK MATERIAL PER BORING LOGS AND GRADING RECOMMENDATIONS Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 1 | Page Memorandum To: Jordan Knauer From: Sam Oakley Team Sweasey Master Arborist WE-9474B 1317 Chorro Street Consulting Arborist #556 San Luis Obispo, CA 93401 415.407.6995 jordan@teamsweasey.com sam@oakleygroup.org Subject: Tree Protection Guidelines at 3160 Johnson Avenue Date: March 10, 2024 Introduction We were asked to prepare an arborist report for the property at 3160 Johnson Avenue in San Luis Obispo, California. Four (4) new single-family residences are proposed to be built on the property. Currently, there is an unoccupied single-family residence. During the construction of the buildings, all the on-site trees are proposed to be removed. There are potential disturbances to several neighboring trees; however, these impacts will be minimal and can be mitigated by erecting tree protection. Images of the trees are contained in Exhibit 1 of this report. All neighboring trees are intended to be preserved. The arborist report contains the following required items: • Site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development (Fig. 1); • Information on location, species, health, canopy, and root zones of trees in the vicinity (Tab. 1); • Recommended measures for tree protection, nesting birds, etc. Tree Count & Composition There are twenty-one (21) existing trees on the subject property and the adjacent properties that may be affected by the proposed development: Twelve (12) existing trees are located on the subject property and are proposed for removal. These trees are low-value, unmaintained and/or volunteer individuals that will not contribute to the long-term aesthetics of the proposed development. Two (2) of these individuals (Trees 2 & 3) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 2 | Page Nine (9) neighboring trees may be affected by the proposed development, to what degree it is uncertain. Four (4) of these neighboring individuals (Trees 12, 14, 15, & 16) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Trees 14, 15, & 16 are recommended to be removed because they are either dead or in an advanced state of decline. Figure 1: site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 3 | Page Table 1: information on location, species, health, canopy, and root zones of trees in the vicinity. Tree Protection Guidelines The following sections are to be referred to for Tree Protection Guidelines (TPG). Neighboring trees may incur impacts, the extent of the impacts cannot be determined at this time, but it is important to acknowledge that impacts may occur. All the trees that may be impacted by the proposed development will require protection. Overview of Tree Protection Guidelines The following is a brief overview of the tree protection guidelines for quick reference of critical activities within Tree Protection Zones (TPZ). • Set up perimeter fencing for the project, adjusting to accommodate the dripline of neighboring trees (Figs. 2 & 3); all on-site trees are to be removed. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 4 | Page Figure 2: Parcel 1 will need to have fencing setup at the dripline for the neighboring trees. Trees 15 & 16 are recommended for removal because they are rapidly declining. Figure 3: Parcel 3 will need to have fencing setup at the dripline for the neighboring trees. Tree 14 is recommended for removal because it is rapidly declining. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 5 | Page Tree Protection Zone Neighboring Trees 13, 14, 15, 16, 17, & 18 to be preserved shall have a designated TPZ identifying the area sufficiently large enough to protect the tree and roots from disturbance: Tree cluster 11: there is a 3-foof wide concrete slab directly adjacent to the PL, which will be removed. Because structural roots and feeder roods are not likely growing under the slab, the Tree Protection Zone will be set at the existing fence. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Tree cluster 12: there is a 5-foof wide concrete slab directly adjacent to the PL, which will be removed. Structural roots and feeder roods are not likely growing under the slab but will be encouraged to grow in the newly uncovered growing space due to increase soil transpiration. The Tree Protection Zone will be set 4.5-feet from the existing fence underneath the dripline. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Tree cluster 12 will need to be carefully pruned back to 4.5-feet from the PL. Trees 13 & 14: there is a concrete slab 4.5-feet from the PL, which will be removed. Because structural roots and feeder roods are not likely growing under the slab, the Tree Protection Zone will be set 15-feet from the existing fence to the north and 20-feet from the rear fence. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Trees 15 through 18: the Tree Protection Zone will be set approximately 10-feet from the PL to the south, set at the dripline. There is no fence currently, but a new fence will be installed that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Work that is performed within this zone will require the contractor to contact the Project Arborist for guidance. Improvements or activities such as paving, utility, and irrigation trenching and other ancillary activities shall occur outside the TPZ, unless authorized by the Project Arborist. Unless otherwise specified, the protective fencing shall serve as the TPZ boundaries. Any improvements planned within the TPZ should be detailed on the Design Plans, e.g., installing retention basins, meters, backflows, valves. Improvements should be as far from the any tree trunk as possible. Activities prohibited within the TPZ include: • Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials on or around trees and roots. Poisonous Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 6 | Page materials include, but are not limited to, paint, petroleum products, concrete or stucco mix, dirty water or any other material which may be deleterious to tree health. • The use of tree trunks as a winch support, anchorage, as a temporary power pole, signposts, or other similar function. • Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other miscellaneous excavation without prior approval of the PA. • Soil disturbance or grade/drainage changes • Materials must not be stored, stockpiled, dumped, or buried inside the dripline of trees. • Excavated soil must not be piled or dumped, even temporarily, inside the TPZ of protected trees. Tree Protection Fencing All trees to be preserved shall be protected with four (4) foot high brightly colored orange fencing. Fencing is to be mounted posts and/or stanchions. A closeable 36-inch entry section for servicing the TPZ shall be provided. Tree fencing shall be erected prior to demolition, grading or construction and remain in place until final inspection. TPZ should not be moved without the prior approval of the Project Arborist. TPZs are to remain throughout the entirety of the project. Warning signs shall be prominently displayed on each fence. No Trenching, Excavation or Equipment Use is planned withing the TPZs of the subject trees. Pruning, Surgery, & Removal Prior to construction, trees may require that branches be pruned clear from proposed/existing structures, activities, building encroachment or may need to be strengthened by means of mechanical support (cabling) or surgery. Such pruning, surgery or the removal of trees shall adhere to the following standards: Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 7 | Page Pruning limitations: Tree cluster 12: pruning shall consist of ‘crown cleaning’ and ‘clearance pruning’ as defined by ISA Pruning Guidelines. Trees shall be pruned to reduce hazards and develop a strong, safe framework. No more than one-fourth (1/4) of the functioning leaf and stem area may be removed within one (1) calendar year of any tree, or removal of foliage to cause the unbalancing of the tree. It must be recognized that trees are individual in form and structure, and that pruning needs may not always fit strict rules. Tree Workers: Pruning shall not be attempted by construction or contractor personnel. If roots three (3) inches in diameter, or larger, are encountered during excavation, Contractor shall contact the Project Arborist and request a field inspection, or their designated representatives, and obtain instruction as to how the roots should be treated. No roots three (3) inches in diameter, or larger, shall be cut and removed without prior approval from the Project Arborist, or their designated representatives. Conclusion It is the nature of trees exposed to construction that some do not survive, and mortality cannot be predicted. If due care is exercised, all the trees on the project are expected to remain healthy and alive. Certification I, Sam Oakley, CERTIFY to the best of my knowledge and belief: 1. That the statements of fact contained in this plant appraisal are true and correct. 2. That the analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and conclusions. 3. That I have no present or prospective interest in the plants that are the subject of this analysis and that I have no personal interest or bias with respect to the parties involved. 4. That my compensation is not contingent upon a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 5. That my appraisal is based on the information known to me at this time. If more information is disclosed, I may have further opinions. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 8 | Page Assumptions and Limiting Conditions While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed, may result in adverse reaction. No assurance can be offered that if all the recommendations and precautionary measures are accepted and followed, the desired results will be achieved. Demolition and construction activity among and near trees is inherently contrary to tree welfare. The objective of these guidelines is to provide information useful in mitigating undesirable consequences resulting from uninformed or careless acts. If strict adherence to all recommendations is performed, we believe this project will be successful. The following are limitations to this report: • All information presented herein covers only the trees examined at the area of inspection, and reflects the condition observed of said trees at the time of inspection. • Observations were performed visually without probing, dissecting, coring, or excavation, unless noted above, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. • No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future. • No assurance can be offered that if the recommendation and precautionary measures are accepted and followed, that the desired results may be attained. • No responsibility is assumed for the methods used by any person or company executing the recommendations provided in this report. • The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on the retainer. • This report may not be reproduced in whole or part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted. • Should any part of this report be altered, damaged, corrupted, or lost, the entire evaluation shall be invalid. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 9 | Page Exhibit 1 Figure 4: (clockwise from the top left) images of Trees 1 through 5. 1 2 3 4 5 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 10 | Page Figure 5: (clockwise from the top left) images of Trees 6 through 9. 6 7 8 9 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 11 | Page Figure 6: (clockwise from the top left) images of Trees 10 through 12. 10 11 12 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 12 | Page Figure 7: (clockwise from the top left) images of Trees 13 through 18. 13 14 15 16 17 18 16 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 13 | Page Figure 8: an image of Trees 19 through 21. 19 20 21 68 From:Hanh, Hannah Sent:Tuesday, April 16, 2024 5:03 PM To:Jordan Knauer Subject:RE: 3160 Johnson - Construction Documents Attachments:4 UNIT PLAN SET 04-03-24 (1).pdf; soils report.pdf; Tree Protection Guidelines - 03.10.24.pdf Hi Jordan, Sending you another email since the first one did not go through due to file size limitations. From: Hanh, Hannah Sent: Tuesday, April 16, 2024 4:50 PM To: Jordan Knauer <jordan@teamsweasey.com>; mtceb@yahoo.com Subject: 3160 Johnson - Construction Documents Hi Jordan and Matt, I spoke to Jim Dummit regarding your project at 3160 Johnson and he has some remaining questions regarding the fencing/retaining wall redesign and requested to review the plans, arborist report, and soils report prior to the Minor Subdivision Hearing next Monday, 04/22. The City does not generally share construction documents, but the additional information may address his remaining questions/concerns. Could you both please confirm in writing if I have permission to share these three (3) attachments? Thank you. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications right side elevation (west)back elevation (south)A-4ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2211611 / 10 / 22521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)122.5SCALE 1/4"= 1'-0"22.5'9'-0"1'-0"9'-0"plate linefloor linefloor lineplate lineasphalt shinglescomposite sidingadheared brick facewood entry doorNew Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573EXTERIOR FINISH MATERIAL'S SIDING- HARDIE BOARD AND BAT SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMBRICK VENEER RIDGE ELEVATION 403.5' FLOOR ELEV 381.0'METAL ROLL UP DOORTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.AVERAGE NATURAL GRADE 379'PROPERTYLINEEXIST ELEV379.5'7.5'10.5'EXIST GRADE 381.0'22.0'10'PLAN A , PARCEL 1 PROPERTY LINESherwin williamstrim colorSherwin williamssiding color12'25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8"12'SETBACK PLANE LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE13' All chimneys attached to any appliance or fireplacethat burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.22'City Fire Requirements New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. right side elevation (east)back elevation (south)A-4.1ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2211611 / 10 / 22521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (west)122.5SCALE 1/4"= 1'-0"22.5'9'-0"1'-0"9'-0"plate linefloor linefloor lineplate lineasphalt shinglescomposite sidingwood entry doorNew Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573EXTERIOR FINISH MATERIAL'S SIDING- HARDIE BOARD AND BAT SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMRIDGE ELEVATION 402.5' FLOOR ELEV 380.0'METAL ROLL UP DOORTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.AVERAGE NATURAL GRADE 377.55'PROPERTYLINEEXIST ELEV379.5'7.5'9.5'EXIST GRADE 381.0'20.5'10'PLAN A , PARCEL 2 PROPERTY LINESherwin williamstrim color andsiding12'25'5'10'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE13'7"24.95' All chimneys attached to any appliance or fireplacethat burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.22'City Fire Requirements New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. right side elevation (west)back elevation (south)B-3ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2310307 / 10 / 23521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)New Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573124SCALE 1/4"= 1'-0"EXTERIOR FINISH MATERIAL'S SIDING- HARDIE LAP SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.2x8 FACIA14"X24" VENTPLAN B PARCEL 3PROPERTY LINEAVERAGE NATURAL GRADE 383.70'EXISTING GRADE 382.75'5'23.3'plate linefloor line9'-0"RIDGE ELEV HEIGHEST POINT 408.3'9'-0"4.3'1'-0"388.0 EG.10'7'Sherwin williamssiding colorSherwin williamstrim color25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8"12'SETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE25'5'10'11'PROPERTY LINE12'SETBACK PLANE LINEAVERAGE NATURAL GRADE 383.70'FLOOR ELEV 385.0'24.6'plate linefloor lineexisting grade 381.5'retaining wall right side elevation (west)back elevation (south)B-3.1ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2310307 / 10 / 23521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)New Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573124SCALE 1/4"= 1'-0"23.3'plate lineEXTERIOR FINISH MATERIAL'S SIDING- HARDIE LAP SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMRIDGE ELEV HEIGHEST POINT 408.3'FLOOR ELEV 385'TYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.9'-0"4.3'1'-0"2x8 FACIA6X6 POSTHARDIE LAP SIDINGMETAL ROLL UP DOOR14"X24" VENTPLAN B PARCEL 4387.0 EG.7'23.9AVERAGE NATURAL GRADE 384.4'EXISTING GRADE 384.5'Sherwin williamstrim colorSherwin williamssiding color12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE12'25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE17'-8"7'12'SETBACK PLANE LINE9'-0" 69 From:Hanh, Hannah Sent:Tuesday, April 16, 2024 4:50 PM To:Jordan Knauer; mtceb@yahoo.com Subject:3160 Johnson - Construction Documents Attachments:4 UNIT PLAN SET 04-03-24.pdf; soils report.pdf; Tree Protection Guidelines - 03.10.24.pdf Hi Jordan and Matt, I spoke to Jim Dummit regarding your project at 3160 Johnson and he has some remaining questions regarding the fencing/retaining wall redesign and requested to review the plans, arborist report, and soils report prior to the Minor Subdivision Hearing next Monday, 04/22. The City does not generally share construction documents, but the additional information may address his remaining questions/concerns. Could you both please confirm in writing if I have permission to share these three (3) attachments? Thank you. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications right side elevation (west)back elevation (south)A-4ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2211611 / 10 / 22521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)122.5SCALE 1/4"= 1'-0"22.5'9'-0"1'-0"9'-0"plate linefloor linefloor lineplate lineasphalt shinglescomposite sidingadheared brick facewood entry doorNew Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573EXTERIOR FINISH MATERIAL'S SIDING- HARDIE BOARD AND BAT SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMBRICK VENEER RIDGE ELEVATION 403.5' FLOOR ELEV 381.0'METAL ROLL UP DOORTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.AVERAGE NATURAL GRADE 379'PROPERTYLINEEXIST ELEV379.5'7.5'10.5'EXIST GRADE 381.0'22.0'10'PLAN A , PARCEL 1 PROPERTY LINESherwin williamstrim colorSherwin williamssiding color12'25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8"12'SETBACK PLANE LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE13' All chimneys attached to any appliance or fireplacethat burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.22'City Fire Requirements New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. right side elevation (east)back elevation (south)A-4.1ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2211611 / 10 / 22521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (west)122.5SCALE 1/4"= 1'-0"22.5'9'-0"1'-0"9'-0"plate linefloor linefloor lineplate lineasphalt shinglescomposite sidingwood entry doorNew Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573EXTERIOR FINISH MATERIAL'S SIDING- HARDIE BOARD AND BAT SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMRIDGE ELEVATION 402.5' FLOOR ELEV 380.0'METAL ROLL UP DOORTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.AVERAGE NATURAL GRADE 377.55'PROPERTYLINEEXIST ELEV379.5'7.5'9.5'EXIST GRADE 381.0'20.5'10'PLAN A , PARCEL 2 PROPERTY LINESherwin williamstrim color andsiding12'25'5'10'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE13'7"24.95' All chimneys attached to any appliance or fireplacethat burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.22'City Fire Requirements New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. right side elevation (west)back elevation (south)B-3ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2310307 / 10 / 23521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)New Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573124SCALE 1/4"= 1'-0"EXTERIOR FINISH MATERIAL'S SIDING- HARDIE LAP SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMTYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.2x8 FACIA14"X24" VENTPLAN B PARCEL 3PROPERTY LINEAVERAGE NATURAL GRADE 383.70'EXISTING GRADE 382.75'5'23.3'plate linefloor line9'-0"RIDGE ELEV HEIGHEST POINT 408.3'9'-0"4.3'1'-0"388.0 EG.10'7'Sherwin williamssiding colorSherwin williamstrim color25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8"12'SETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE25'5'10'11'PROPERTY LINE12'SETBACK PLANE LINEAVERAGE NATURAL GRADE 383.70'FLOOR ELEV 385.0'24.6'plate linefloor lineexisting grade 381.5'retaining wall right side elevation (west)back elevation (south)B-3.1ASSOCIATESSHEETCEBULLA ASSOCIATESPISMO BEACH, CA 93448PH.(805) 440-5016P.O. BOX 42REVISIONS:JOB #DATE:PROJECT:OWNERwww.cebullaassociates.com2310307 / 10 / 23521330ERAINROFLIACFOETATSC-3445ALLUBCESELRAHCTCETIHCRADESNECILfront elevation (north)left side elevation (east)New Residence3160 Johnson AveSAN LUIS OBISPO, CA3160 Johnson LLC1317 Chorro StreetSan Luis Obispo, CA. 93401805-540-9573124SCALE 1/4"= 1'-0"23.3'plate lineEXTERIOR FINISH MATERIAL'S SIDING- HARDIE LAP SIDINGROOFING - ASPHALT SHINGLE TRIM 2X6 - CORNER TRIM, 2X4 WINDOW AND DOOR TRIMRIDGE ELEV HEIGHEST POINT 408.3'FLOOR ELEV 385'TYPICAL EXTERIORWALL MOUNTLIGHT FIXTURENight-sky compliant” fixtures, to bedesigned, installed, and operated in conformance with Night SkyPreservation regulations.9'-0"4.3'1'-0"2x8 FACIA6X6 POSTHARDIE LAP SIDINGMETAL ROLL UP DOOR14"X24" VENTPLAN B PARCEL 4387.0 EG.7'23.9AVERAGE NATURAL GRADE 384.4'EXISTING GRADE 384.5'Sherwin williamstrim colorSherwin williamssiding color12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE12'25'5'10'11'PROPERTY LINE12'25'5'10'11'PROPERTY LINESETBACK PLANE LINE12'25'5'10'PROPERTY LINESETBACK PLANE LINE17'-8"7'12'SETBACK PLANE LINE9'-0" 70 From:LaFreniere, Matt Sent:Wednesday, April 10, 2024 5:14 PM To:Jordan Knauer Cc:DeGiovanni, Stephanie Subject:Carpenter, near 215 Hathway Hi Jordan, It looks like there might be a sewer wye: https://publicplans.slocity.org/WebLink/ElectronicFile.aspx?docid=7092&dbid=0 . The Utilities Department might have more information at 805-781-7215. 71 Thank you, Matt LaFreniere pronouns he/him/his Engineering Technician III 72 Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications 73 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, April 10, 2024 10:08 AM To:Hanh, Hannah Subject:Re: Sb-9 This should be the APN: 052-072-033 This parcel was split off from 215 Hathway Ave either last year or the year before. Thank you, Jordan Knauer On Wed, Apr 10, 2024 at 8:22 AM Hanh, Hannah <hhanh@slocity.org> wrote: Great - talk soon! Also, could you tell me the address? I'll take a look before our conversation. -----Original Message----- From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, April 10, 2024 8:21 AM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: Sb-9 Yes it does. Thank you Sent from my iPhone > On 10 Apr 2024, at 8:16 AM, Hanh, Hannah <hhanh@slocity.org> wrote: > > Hi Jordan, > > Let me know if 1:00 pm Thursday works and I'll give you a call around that time. > > Sincerely, > > Hannah > > -----Original Message----- > From: Jordan Knauer <jordan@teamsweasey.com> > Sent: Monday, April 8, 2024 2:31 PM > To: Hanh, Hannah <hhanh@slocity.org> > Subject: Sb-9 > > > > This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. > 74 > ________________________________ > > Hi Hannah, > > I’m working on another project in town and wanted to discuss some SB-9 options with you. Do you have any time tomorrow? > > Thank you, > Jordan Knauer > > > Sent from my iPhone > 75 From:Leveille, Brian Sent:Tuesday, April 9, 2024 9:22 AM To:Jordan Knauer Cc:Chris knauer Subject:RE: SB9 Questions Hi Jordan, Go ahead and send over the questions. If you have any drawings or detail on what you are thinking of that will help a lot too. Thanks Brian Leveille From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, April 9, 2024 9:04 AM To: Leveille, Brian <bleveill@slocity.org> Cc: Chris knauer <cknauer243@aol.com> Subject: Re: SB9 Questions Hello Brian, Would you like me to email over my questions or just give me the email/phone number for the right person? Thanks, Jordan Knauer Sent from my iPhone On 8 Apr 2024, at 3:57 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Awesome, thank you. We are looking at both options. Thank you Jordan Knauer On Mon, Apr 8, 2024 at 3:38 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan, I can get your questions to the right person at a minimum. Were you looking at an SB9 lot split or just the extra unit? Best Regards, 76 Brian Leveille Senior Planner <image001.png> Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, April 8, 2024 9:28 AM To: Leveille, Brian <bleveill@slocity.org> Cc: Chris knauer < Subject: SB9 Questions This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Brian, My dad and I are looking into building a home on Carpenter Street, APN: 052-072-033. Do you have some time for a quick call or meeting to discuss the feasibility of utilizing SB-9 on this property? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com 77 DRE#: 02041698 78 From:Patino, Mallory Sent:Monday, April 8, 2024 3:46 PM To:jordan@teamsweasey.com Subject:SB 9 Regs Attachments:Bill Text - SB-9 Housing development.pdf; 20210SB9_94.pdf Hi Jordan, Here is the SB-9 language in the California Code: https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9. ADU regs are referenced in our code as follows, “the purpose of this chapter is to provide for the creation of accessory dwelling units in a manner that is consistent with requirements identified in Government Code Section 65852.2 …” Let me know if you need anything else! Thanks, Mallory Patino pronouns she/her/hers Assistant Planner Community Development 919 Palm St, San Luis Obispo, CA 93401-3218 E mpatino@slocity.org slocity.org Stay connected with the City by signing up for e-notifications 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 1/8 SHARE THIS:Date Published: 09/17/2021 09:00 PM SB-9 Housing development: approvals.(2021-2022) Senate Bill No. 9 CHAPTER 162 An act to amend Section 66452.6 of, and to add Sections 65852.21 and 66411.7 to, the Government Code, relating to land use. [ Approved by Governor September 16, 2021. Filed with Secretary of State September 16, 2021. ] LEGISLATIVE COUNSEL'S DIGEST SB 9, Atkins. Housing development: approvals. The Planning and Zoning Law provides for the creation of accessory dwelling units by local ordinance, or, if a local agency has not adopted an ordinance, by ministerial approval, in accordance with specified standards and conditions. This bill, among other things, would require a proposed housing development containing no more than 2 residential units within a single-family residential zone to be considered ministerially, without discretionary review or hearing, if the proposed housing development meets certain requirements, including, but not limited to, that the proposed housing development would not require demolition or alteration of housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income, that the proposed housing development does not allow for the demolition of more than 25% of the existing exterior structural walls, except as provided, and that the development is not located within a historic district, is not included on the State Historic Resources Inventory, or is not within a site that is legally designated or listed as a city or county landmark or historic property or district. The bill would set forth what a local agency can and cannot require in approving the construction of 2 residential units, including, but not limited to, authorizing a local agency to impose objective zoning standards, objective subdivision standards, and objective design standards, as defined, unless those standards would have the effect of physically precluding the construction of up to 2 units or physically precluding either of the 2 units from being at least 800 square feet in floor area, prohibiting the imposition of setback requirements under certain circumstances, and setting maximum setback requirements under all other circumstances. The Subdivision Map Act vests the authority to regulate and control the design and improvement of subdivisions in the legislative body of a local agency and sets forth procedures governing the local agency’s processing, approval, conditional approval or disapproval, and filing of tentative, final, and parcel maps, and the modification of those maps. Under the Subdivision Map Act, an approved or conditionally approved tentative map expires 24 months after its approval or conditional approval or after any additional period of time as prescribed by local ordinance, not to exceed an additional 12 months, except as provided. Home Bill Information California Law Publications Other Resources My Subscriptions My Favorites 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 2/8 This bill, among other things, would require a local agency to ministerially approve a parcel map for an urban lot split that meets certain requirements, including, but not limited to, that the urban lot split would not require the demolition or alteration of housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income, that the parcel is located within a single-family residential zone, and that the parcel is not located within a historic district, is not included on the State Historic Resources Inventory, or is not within a site that is legally designated or listed as a city or county landmark or historic property or district. The bill would set forth what a local agency can and cannot require in approving an urban lot split, including, but not limited to, authorizing a local agency to impose objective zoning standards, objective subdivision standards, and objective design standards, as defined, unless those standards would have the effect of physically precluding the construction of 2 units, as defined, on either of the resulting parcels or physically precluding either of the 2 units from being at least 800 square feet in floor area, prohibiting the imposition of setback requirements under certain circumstances, and setting maximum setback requirements under all other circumstances. The bill would require an applicant to sign an affidavit stating that they intend to occupy one of the housing units as their principal residence for a minimum of 3 years from the date of the approval of the urban lot split, unless the applicant is a community land trust or a qualified nonprofit corporation, as specified. The bill would prohibit a local agency from imposing any additional owner occupancy standards on applicants. By requiring applicants to sign affidavits, thereby expanding the crime of perjury, the bill would impose a state-mandated local program. The bill would also extend the limit on the additional period that may be provided by ordinance, as described above, from 12 months to 24 months and would make other conforming or nonsubstantive changes. The California Environmental Quality Act (CEQA) requires a lead agency, as defined, to prepare, or cause to be prepared, and certify the completion of, an environmental impact report on a project that it proposes to carry out or approve that may have a significant effect on the environment. CEQA does not apply to the approval of ministerial projects. This bill, by establishing the ministerial review processes described above, would thereby exempt the approval of projects subject to those processes from CEQA. The California Coastal Act of 1976 provides for the planning and regulation of development, under a coastal development permit process, within the coastal zone, as defined, that shall be based on various coastal resources planning and management policies set forth in the act. This bill would exempt a local agency from being required to hold public hearings for coastal development permit applications for housing developments and urban lot splits pursuant to the above provisions. By increasing the duties of local agencies with respect to land use regulations, the bill would impose a state- mandated local program. The bill would include findings that changes proposed by this bill address a matter of statewide concern rather than a municipal affair and, therefore, apply to all cities, including charter cities. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for specified reasons. Vote: majority Appropriation: no Fiscal Committee: yes Local Program: yes THE PEOPLE OF THE STATE OF CALIFORNIA DO ENACT AS FOLLOWS: SECTION 1. Section 65852.21 is added to the Government Code, to read: 65852.21. (a) A proposed housing development containing no more than two residential units within a single- family residential zone shall be considered ministerially, without discretionary review or a hearing, if the proposed housing development meets all of the following requirements: (1) The parcel subject to the proposed housing development is located within a city, the boundaries of which include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau, or, for unincorporated areas, a legal parcel wholly within the boundaries of an urbanized area or urban cluster, as designated by the United States Census Bureau. 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 3/8 (2) The parcel satisfies the requirements specified in subparagraphs (B) to (K), inclusive, of paragraph (6) of subdivision (a) of Section 65913.4. (3) Notwithstanding any provision of this section or any local law, the proposed housing development would not require demolition or alteration of any of the following types of housing: (A) Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income. (B) Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. (C) Housing that has been occupied by a tenant in the last three years. (4) The parcel subject to the proposed housing development is not a parcel on which an owner of residential real property has exercised the owner’s rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application. (5) The proposed housing development does not allow the demolition of more than 25 percent of the existing exterior structural walls, unless the housing development meets at least one of the following conditions: (A) If a local ordinance so allows. (B) The site has not been occupied by a tenant in the last three years. (6) The development is not located within a historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city or county landmark or historic property or district pursuant to a city or county ordinance. (b) (1) Notwithstanding any local law and except as provided in paragraph (2), a local agency may impose objective zoning standards, objective subdivision standards, and objective design review standards that do not conflict with this section. (2) (A) The local agency shall not impose objective zoning standards, objective subdivision standards, and objective design standards that would have the effect of physically precluding the construction of up to two units or that would physically preclude either of the two units from being at least 800 square feet in floor area. (B) (i) Notwithstanding subparagraph (A), no setback shall be required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure. (ii) Notwithstanding subparagraph (A), in all other circumstances not described in clause (i), a local agency may require a setback of up to four feet from the side and rear lot lines. (c) In addition to any conditions established in accordance with subdivision (b), a local agency may require any of the following conditions when considering an application for two residential units as provided for in this section: (1) Off-street parking of up to one space per unit, except that a local agency shall not impose parking requirements in either of the following instances: (A) The parcel is located within one-half mile walking distance of either a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code. (B) There is a car share vehicle located within one block of the parcel. (2) For residential units connected to an onsite wastewater treatment system, a percolation test completed within the last 5 years, or, if the percolation test has been recertified, within the last 10 years. (d) Notwithstanding subdivision (a), a local agency may deny a proposed housing development project if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 4/8 (e) A local agency shall require that a rental of any unit created pursuant to this section be for a term longer than 30 days. (f ) Notwithstanding Section 65852.2 or 65852.22, a local agency shall not be required to permit an accessory dwelling unit or a junior accessory dwelling unit on parcels that use both the authority contained within this section and the authority contained in Section 66411.7. (g) Notwithstanding subparagraph (B) of paragraph (2) of subdivision (b), an application shall not be rejected solely because it proposes adjacent or connected structures provided that the structures meet building code safety standards and are sufficient to allow separate conveyance. (h) Local agencies shall include units constructed pursuant to this section in the annual housing element report as required by subparagraph (I) of paragraph (2) of subdivision (a) of Section 65400. (i) For purposes of this section, all of the following apply: (1) A housing development contains two residential units if the development proposes no more than two new units or if it proposes to add one new unit to one existing unit. (2) The terms “objective zoning standards,” “objective subdivision standards,” and “objective design review standards” mean standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal. These standards may be embodied in alternative objective land use specifications adopted by a local agency, and may include, but are not limited to, housing overlay zones, specific plans, inclusionary zoning ordinances, and density bonus ordinances. (3) “Local agency” means a city, county, or city and county, whether general law or chartered. (j) A local agency may adopt an ordinance to implement the provisions of this section. An ordinance adopted to implement this section shall not be considered a project under Division 13 (commencing with Section 21000) of the Public Resources Code. (k) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local agency shall not be required to hold public hearings for coastal development permit applications for a housing development pursuant to this section. SEC. 2. Section 66411.7 is added to the Government Code, to read: 66411.7. (a) Notwithstanding any other provision of this division and any local law, a local agency shall ministerially approve, as set forth in this section, a parcel map for an urban lot split only if the local agency determines that the parcel map for the urban lot split meets all the following requirements: (1) The parcel map subdivides an existing parcel to create no more than two new parcels of approximately equal lot area provided that one parcel shall not be smaller than 40 percent of the lot area of the original parcel proposed for subdivision. (2) (A) Except as provided in subparagraph (B), both newly created parcels are no smaller than 1,200 square feet. (B) A local agency may by ordinance adopt a smaller minimum lot size subject to ministerial approval under this subdivision. (3) The parcel being subdivided meets all the following requirements: (A) The parcel is located within a single-family residential zone. (B) The parcel subject to the proposed urban lot split is located within a city, the boundaries of which include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau, or, for unincorporated areas, a legal parcel wholly within the boundaries of an urbanized area or urban cluster, as designated by the United States Census Bureau. (C) The parcel satisfies the requirements specified in subparagraphs (B) to (K), inclusive, of paragraph (6) of subdivision (a) of Section 65913.4. 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 5/8 (D) The proposed urban lot split would not require demolition or alteration of any of the following types of housing: (i) Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income. (ii) Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. (iii) A parcel or parcels on which an owner of residential real property has exercised the owner’s rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application. (iv) Housing that has been occupied by a tenant in the last three years. (E) The parcel is not located within a historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city or county landmark or historic property or district pursuant to a city or county ordinance. (F) The parcel has not been established through prior exercise of an urban lot split as provided for in this section. (G) Neither the owner of the parcel being subdivided nor any person acting in concert with the owner has previously subdivided an adjacent parcel using an urban lot split as provided for in this section. (b) An application for a parcel map for an urban lot split shall be approved in accordance with the following requirements: (1) A local agency shall approve or deny an application for a parcel map for an urban lot split ministerially without discretionary review. (2) A local agency shall approve an urban lot split only if it conforms to all applicable objective requirements of the Subdivision Map Act (Division 2 (commencing with Section 66410)), except as otherwise expressly provided in this section. (3) Notwithstanding Section 66411.1, a local agency shall not impose regulations that require dedications of rights-of-way or the construction of offsite improvements for the parcels being created as a condition of issuing a parcel map for an urban lot split pursuant to this section. (c) (1) Except as provided in paragraph (2), notwithstanding any local law, a local agency may impose objective zoning standards, objective subdivision standards, and objective design review standards applicable to a parcel created by an urban lot split that do not conflict with this section. (2) A local agency shall not impose objective zoning standards, objective subdivision standards, and objective design review standards that would have the effect of physically precluding the construction of two units on either of the resulting parcels or that would result in a unit size of less than 800 square feet. (3) (A) Notwithstanding paragraph (2), no setback shall be required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure. (B) Notwithstanding paragraph (2), in all other circumstances not described in subparagraph (A), a local agency may require a setback of up to four feet from the side and rear lot lines. (d) Notwithstanding subdivision (a), a local agency may deny an urban lot split if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. (e) In addition to any conditions established in accordance with this section, a local agency may require any of the following conditions when considering an application for a parcel map for an urban lot split: (1) Easements required for the provision of public services and facilities. (2) A requirement that the parcels have access to, provide access to, or adjoin the public right-of-way. 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 6/8 (3) Off-street parking of up to one space per unit, except that a local agency shall not impose parking requirements in either of the following instances: (A) The parcel is located within one-half mile walking distance of either a high-quality transit corridor as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop as defined in Section 21064.3 of the Public Resources Code. (B) There is a car share vehicle located within one block of the parcel. (f ) A local agency shall require that the uses allowed on a lot created by this section be limited to residential uses. (g) (1) A local agency shall require an applicant for an urban lot split to sign an affidavit stating that the applicant intends to occupy one of the housing units as their principal residence for a minimum of three years from the date of the approval of the urban lot split. (2) This subdivision shall not apply to an applicant that is a “community land trust,” as defined in clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code, or is a “qualified nonprofit corporation” as described in Section 214.15 of the Revenue and Taxation Code. (3) A local agency shall not impose additional owner occupancy standards, other than provided for in this subdivision, on an urban lot split pursuant to this section. (h) A local agency shall require that a rental of any unit created pursuant to this section be for a term longer than 30 days. (i) A local agency shall not require, as a condition for ministerial approval of a parcel map application for the creation of an urban lot split, the correction of nonconforming zoning conditions. (j) (1) Notwithstanding any provision of Section 65852.2, 65852.21, 65852.22, 65915, or this section, a local agency shall not be required to permit more than two units on a parcel created through the exercise of the authority contained within this section. (2) For the purposes of this section, “unit” means any dwelling unit, including, but not limited to, a unit or units created pursuant to Section 65852.21, a primary dwelling, an accessory dwelling unit as defined in Section 65852.2, or a junior accessory dwelling unit as defined in Section 65852.22. (k) Notwithstanding paragraph (3) of subdivision (c), an application shall not be rejected solely because it proposes adjacent or connected structures provided that the structures meet building code safety standards and are sufficient to allow separate conveyance. (l) Local agencies shall include the number of applications for parcel maps for urban lot splits pursuant to this section in the annual housing element report as required by subparagraph (I) of paragraph (2) of subdivision (a) of Section 65400. (m) For purposes of this section, both of the following shall apply: (1) “Objective zoning standards,” “objective subdivision standards,” and “objective design review standards” mean standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal. These standards may be embodied in alternative objective land use specifications adopted by a local agency, and may include, but are not limited to, housing overlay zones, specific plans, inclusionary zoning ordinances, and density bonus ordinances. (2) “Local agency” means a city, county, or city and county, whether general law or chartered. (n) A local agency may adopt an ordinance to implement the provisions of this section. An ordinance adopted to implement this section shall not be considered a project under Division 13 (commencing with Section 21000) of the Public Resources Code. (o) Nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local agency shall not be required to hold public hearings for coastal development permit applications for urban lot splits pursuant to this section. 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 7/8 SEC. 3. Section 66452.6 of the Government Code is amended to read: 66452.6. (a) (1) An approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval, or after any additional period of time as may be prescribed by local ordinance, not to exceed an additional 24 months. However, if the subdivider is required to expend two hundred thirty-six thousand seven hundred ninety dollars ($236,790) or more to construct, improve, or finance the construction or improvement of public improvements outside the property boundaries of the tentative map, excluding improvements of public rights-of-way that abut the boundary of the property to be subdivided and that are reasonably related to the development of that property, each filing of a final map authorized by Section 66456.1 shall extend the expiration of the approved or conditionally approved tentative map by 48 months from the date of its expiration, as provided in this section, or the date of the previously filed final map, whichever is later. The extensions shall not extend the tentative map more than 10 years from its approval or conditional approval. However, a tentative map on property subject to a development agreement authorized by Article 2.5 (commencing with Section 65864) of Chapter 4 of Division 1 may be extended for the period of time provided for in the agreement, but not beyond the duration of the agreement. The number of phased final maps that may be filed shall be determined by the advisory agency at the time of the approval or conditional approval of the tentative map. (2) Commencing January 1, 2012, and each calendar year thereafter, the amount of two hundred thirty-six thousand seven hundred ninety dollars ($236,790) shall be annually increased by operation of law according to the adjustment for inflation set forth in the statewide cost index for class B construction, as determined by the State Allocation Board at its January meeting. The effective date of each annual adjustment shall be March 1. The adjusted amount shall apply to tentative and vesting tentative maps whose applications were received after the effective date of the adjustment. (3) “Public improvements,” as used in this subdivision, include traffic controls, streets, roads, highways, freeways, bridges, overcrossings, street interchanges, flood control or storm drain facilities, sewer facilities, water facilities, and lighting facilities. (b) (1) The period of time specified in subdivision (a), including any extension thereof granted pursuant to subdivision (e), shall not include any period of time during which a development moratorium, imposed after approval of the tentative map, is in existence. However, the length of the moratorium shall not exceed five years. (2) The length of time specified in paragraph (1) shall be extended for up to three years, but in no event beyond January 1, 1992, during the pendency of any lawsuit in which the subdivider asserts, and the local agency that approved or conditionally approved the tentative map denies, the existence or application of a development moratorium to the tentative map. (3) Once a development moratorium is terminated, the map shall be valid for the same period of time as was left to run on the map at the time that the moratorium was imposed. However, if the remaining time is less than 120 days, the map shall be valid for 120 days following the termination of the moratorium. (c) The period of time specified in subdivision (a), including any extension thereof granted pursuant to subdivision (e), shall not include the period of time during which a lawsuit involving the approval or conditional approval of the tentative map is or was pending in a court of competent jurisdiction, if the stay of the time period is approved by the local agency pursuant to this section. After service of the initial petition or complaint in the lawsuit upon the local agency, the subdivider may apply to the local agency for a stay pursuant to the local agency’s adopted procedures. Within 40 days after receiving the application, the local agency shall either stay the time period for up to five years or deny the requested stay. The local agency may, by ordinance, establish procedures for reviewing the requests, including, but not limited to, notice and hearing requirements, appeal procedures, and other administrative requirements. (d) The expiration of the approved or conditionally approved tentative map shall terminate all proceedings and no final map or parcel map of all or any portion of the real property included within the tentative map shall be filed with the legislative body without first processing a new tentative map. Once a timely filing is made, subsequent actions of the local agency, including, but not limited to, processing, approving, and recording, may lawfully occur after the date of expiration of the tentative map. Delivery to the county surveyor or city engineer shall be deemed a timely filing for purposes of this section. (e) Upon application of the subdivider filed before the expiration of the approved or conditionally approved tentative map, the time at which the map expires pursuant to subdivision (a) may be extended by the legislative body or by an advisory agency authorized to approve or conditionally approve tentative maps for a period or 4/8/24, 3:40 PM Bill Text - SB-9 Housing development: approvals. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202120220SB9 8/8 periods not exceeding a total of six years. The period of extension specified in this subdivision shall be in addition to the period of time provided by subdivision (a). Before the expiration of an approved or conditionally approved tentative map, upon an application by the subdivider to extend that map, the map shall automatically be extended for 60 days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first. If the advisory agency denies a subdivider’s application for an extension, the subdivider may appeal to the legislative body within 15 days after the advisory agency has denied the extension. (f ) For purposes of this section, a development moratorium includes a water or sewer moratorium, or a water and sewer moratorium, as well as other actions of public agencies that regulate land use, development, or the provision of services to the land, including the public agency with the authority to approve or conditionally approve the tentative map, which thereafter prevents, prohibits, or delays the approval of a final or parcel map. A development moratorium shall also be deemed to exist for purposes of this section for any period of time during which a condition imposed by the city or county could not be satisfied because of either of the following: (1) The condition was one that, by its nature, necessitated action by the city or county, and the city or county either did not take the necessary action or by its own action or inaction was prevented or delayed in taking the necessary action before expiration of the tentative map. (2) The condition necessitates acquisition of real property or any interest in real property from a public agency, other than the city or county that approved or conditionally approved the tentative map, and that other public agency fails or refuses to convey the property interest necessary to satisfy the condition. However, nothing in this subdivision shall be construed to require any public agency to convey any interest in real property owned by it. A development moratorium specified in this paragraph shall be deemed to have been imposed either on the date of approval or conditional approval of the tentative map, if evidence was included in the public record that the public agency that owns or controls the real property or any interest therein may refuse to convey that property or interest, or on the date that the public agency that owns or controls the real property or any interest therein receives an offer by the subdivider to purchase that property or interest for fair market value, whichever is later. A development moratorium specified in this paragraph shall extend the tentative map up to the maximum period as set forth in subdivision (b), but not later than January 1, 1992, so long as the public agency that owns or controls the real property or any interest therein fails or refuses to convey the necessary property interest, regardless of the reason for the failure or refusal, except that the development moratorium shall be deemed to terminate 60 days after the public agency has officially made, and communicated to the subdivider, a written offer or commitment binding on the agency to convey the necessary property interest for a fair market value, paid in a reasonable time and manner. SEC. 4. The Legislature finds and declares that ensuring access to affordable housing is a matter of statewide concern and not a municipal affair as that term is used in Section 5 of Article XI of the California Constitution. Therefore, Sections 1 and 2 of this act adding Sections 65852.21 and 66411.7 to the Government Code and Section 3 of this act amending Section 66452.6 of the Government Code apply to all cities, including charter cities. SEC. 5. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because a local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act or because costs that may be incurred by a local agency or school district will be incurred because this act creates a new crime or infraction, eliminates a crime or infraction, or changes the penalty for a crime or infraction, within the meaning of Section 17556 of the Government Code, or changes the definition of a crime within the meaning of Section 6 of Article XIII B of the California Constitution. 79 From:Leveille, Brian Sent:Monday, April 8, 2024 3:38 PM To:Jordan Knauer Cc:Chris knauer Subject:RE: SB9 Questions Hi Jordan, I can get your questions to the right person at a minimum. Were you looking at an SB9 lot split or just the extra unit? Best Regards, Brian Leveille Senior Planner Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, April 8, 2024 9:28 AM To: Leveille, Brian <bleveill@slocity.org> Cc: Chris knauer < Subject: SB9 Questions This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Brian, My dad and I are looking into building a home on Carpenter Street, APN: 052-072-033. Do you have some time for a quick call or meeting to discuss the feasibility of utilizing SB-9 on this property? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 80 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, April 8, 2024 2:31 PM To:Hanh, Hannah Subject:Sb-9 This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Hi Hannah, I’m working on another project in town and wanted to discuss some SB-9 opƟons with you. Do you have any Ɵme tomorrow? Thank you, Jordan Knauer Sent from my iPhone 81 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, April 8, 2024 9:28 AM To:Leveille, Brian Cc:Chris knauer Subject:SB9 Questions Follow Up Flag:Follow up Flag Status:Completed This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Brian, My dad and I are looking into building a home on Carpenter Street, APN: 052-072-033. Do you have some time for a quick call or meeting to discuss the feasibility of utilizing SB-9 on this property? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 82 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, March 27, 2024 11:42 AM To:Hanh, Hannah; Kerry Margason; MATT CEBULLA Subject:Final Map 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Do you have the conditions of approval for the final map that you can send to MBS? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 83 From:building <building@slocity.org> Sent:Thursday, March 21, 2024 8:11 AM To:Jordan Knauer Subject:RE: Photos Received. Thank you. Ilianna Silva Permit Technician I Community Development 919 Palm, San Luis Obispo, CA 93401-3218 E ISilva@slocity.org T 805.781.7101 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 20, 2024 5:14 PM To: building <building@slocity.org> Subject: Fwd: Photos This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, I spoke to Hana last week and she asked me to send some interior photos for the demo permit at 3160 Johnson in San Luis Obispo. Will you please add these to the file if it's not too much trouble? Thank you, Jordan Knauer ---------- Forwarded message --------- From: Jordan Knauer < Date: Wed, Mar 20, 2024 at 5:12 PM Subject: Photos To: Jordan Knauer <jordan@teamsweasey.com> 84 Sent from my iPhone 85 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, March 20, 2024 5:14 PM To:building Subject:Fwd: Photos Attachments:IMG_9436.jpg; IMG_9437.jpg; IMG_9438.jpg; IMG_9439.jpg; IMG_9440.jpg; IMG_9441.jpg; IMG_ 9442.jpg; IMG_9443.jpg; IMG_9444.jpg This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, I spoke to Hana last week and she asked me to send some interior photos for the demo permit at 3160 Johnson in San Luis Obispo. Will you please add these to the file if it's not too much trouble? Thank you, Jordan Knauer ---------- Forwarded message --------- From: Jordan Knauer <jcknauer6@gmail.com> Date: Wed, Mar 20, 2024 at 5:12 PM Subject: Photos To: Jordan Knauer <jordan@teamsweasey.com> 86 Sent from my iPhone 87 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, March 15, 2024 12:04 PM To:Monroe, Nicole Cc:MATT CEBULLA Subject:Re: DEMO-0212-2024 / 3160 Johnson Ave Thank you! Sent from my iPhone On 15 Mar 2024, at 11:03 AM, Monroe, Nicole <nmonroe@slocity.org> wrote: Hey Jordan, Got them routed! The expected due date for the review is 3/29/2024. Best, Nicole Monroe Permit Technician I <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, March 15, 2024 9:10 AM To: Monroe, Nicole <nmonroe@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave Here you go! Thank you 88 On Fri, Mar 15, 2024 at 8:04 AM Monroe, Nicole <nmonroe@slocity.org> wrote: Hey Jordan, Can you separate out the packet from the plans and shoot it back to me. I’ll get it submitted on the backed end! Best, Nicole Monroe Permit Technician I <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, March 14, 2024 4:18 PM To: Monroe, Nicole <nmonroe@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave Here is the updated Demo Permit... I will resubmit online as well. Thank you, 89 Jordan Knauer On Thu, Mar 14, 2024 at 3:49 PM Monroe, Nicole <nmonroe@slocity.org> wrote: Hey Jordan, Sorry for the delay in getting the full set to you! Something with our new online system wasn’t allowing us to see Hannah’s comment so we had to go back and work with her on it. I’ve attached all of them now though. Best, Nicole Monroe Permit Technician I <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 13, 2024 4:15 PM To: building <building@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. 90 Hi Nicole, I just left you a voicemail. If possible, would you mind sending all of the comments for the 3160 Johnson Demo Permit? I think I have them but just want to double check. Thank you, Jordan Knauer On Mon, Mar 4, 2024 at 3:54 PM building <building@slocity.org> wrote: Hey Jordan, Here are the comments from our Public Works department. I think Vanessa’s comments are just pending other departments to be signed off. Best, Nicole Monroe Permit Technician I <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications 91 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, March 15, 2024 9:58 AM To:Hanh, Hannah Cc:Matt Cebulla Subject:Re: Automatic reply: 3160 Johnson Yes! Sent from my iPhone On 15 Mar 2024, at 9:39 AM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, I’ll give you a call later this afternoon. Could be a bit after 5 pm. Thanks, Hannah From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 13, 2024 4:09 PM To: Hanh, Hannah <hhanh@slocity.org> Cc: Matt Cebulla <mtceb@yahoo.com> Subject: Re: Automatic reply: 3160 Johnson Hello Hannah, Do you have time to discuss? Thank you, Jordan Knauer On Tue, Mar 12, 2024 at 4:52 PM Hanh, Hannah <hhanh@slocity.org> wrote: Thanks Matt – I am confirming receipt of the two attachments. I’ll take a look and let you know if I have any outstanding questions. Sincerely, Hannah Hanh Associate Planner 92 <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Monday, March 11, 2024 2:17 PM To: Hanh, Hannah <hhanh@slocity.org>; Jordan Knauer <jordan@teamsweasey.com> Subject: Re: Automatic reply: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Hannah, please see attached perimeter fence and tree protection plan along with arborist report please let me know if you have any questions thank you matt Cebulla Associates 171 N. 13th. St. Suite B 93 Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 03:19:51 PM PST, Hanh, Hannah <hhanh@slocity.org> wrote: Hello, Thank you for your message. I am currently out of the office and will return on Tuesday, January 16th. I will respond to your email as soon as I can upon my return. Sincerely, Hannah 94 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, March 15, 2024 9:10 AM To:Monroe, Nicole Cc:MATT CEBULLA Subject:Re: DEMO-0212-2024 / 3160 Johnson Ave Attachments:Demo Permit Resumbittal -3160 Johnson (1)-10.pdf; Demo Permit Resumbittal -3160 Johnson (1)-11.pdf; Demo Permit Resumbittal -3160 Johnson (1)-12.pdf; Demo Permit Resumbittal -3160 Johnson (1)-9.pdf; Demo Permit Resumbittal -3160 Johnson (1)-8.pdf; Demo Permit Resumbittal -3160 Johnson (1)_organized.pdf Here you go! Thank you On Fri, Mar 15, 2024 at 8:04 AM Monroe, Nicole <nmonroe@slocity.org> wrote: Hey Jordan, Can you separate out the packet from the plans and shoot it back to me. I’ll get it submitted on the backed end! Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, March 14, 2024 4:18 PM To: Monroe, Nicole <nmonroe@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave 95 Here is the updated Demo Permit... I will resubmit online as well. Thank you, Jordan Knauer On Thu, Mar 14, 2024 at 3:49 PM Monroe, Nicole <nmonroe@slocity.org> wrote: Hey Jordan, Sorry for the delay in getting the full set to you! Something with our new online system wasn’t allowing us to see Hannah’s comment so we had to go back and work with her on it. I’ve attached all of them now though. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 13, 2024 4:15 PM To: building <building@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. 96 Hi Nicole, I just left you a voicemail. If possible, would you mind sending all of the comments for the 3160 Johnson Demo Permit? I think I have them but just want to double check. Thank you, Jordan Knauer On Mon, Mar 4, 2024 at 3:54 PM building <building@slocity.org> wrote: Hey Jordan, Here are the comments from our Public Works department. I think Vanessa’s comments are just pending other departments to be signed off. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications 3160 Johnson Demo Permit Cover Sheet Notes for the Demo Permit: a.All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification.(The current adopted Standards are dated August 2020.) b.A separate encroachment permit is required for any work in the public right-of-way,within city easements,or for connections to public utilities.Work requiring an encroachment permit includes but is not limited to demolitions, utilities,water,sewer,and fire service laterals,curb,gutter,and sidewalk,driveway approaches,sidewalk underdrains, storm drain improvements,street tree planting or pruning,curb ramps,street paving,and pedestrian protection or construction staging in the right-of-way. c.Any sections of damaged or displaced curb,gutter &sidewalk,or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d.Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e.The adjoining street and sidewalk shall be cleaned by sweeping to remove dirt,dust,mud and construction debris at the end of each day. f.A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g.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. h.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. i.Contact the City Arborist at 781-7023 to review the proposed tree protection measures prior to commencing with any demolition,grading,or construction.Any safety pruning or the cutting of substantial roots shall be approved by the city and completed by a city-approved arborist.Contact the City Arborist at 781-7023 at least 48 hours prior to construction in areas where tree protection and inspection is required. j.Hand digging is required within the drip line of trees to remain;any exposed roots shall be observed by City Arborist before removing.Contact City Arborist 805-781-7023 before commencing with construction,grading,or excavations. 12/1/23, 11:13 AM Property Inquiry Portal - General Inquiry https://propertyinquiryportal.slocounty.ca.gov/#/property-inquiry 1/2 Proper ty Inquiry Por tal Proper ty Inquiry •Directory Browse LO G IN Proper ty Inquiry Search Inquire about a proper ty below by filling out one or more of the following fields. Enter any search parameters below to start finding a property.  Reset Form APN (Assessor 's Parcel Number)   ___-___-___ Situs   3160 johnson    SEARCH Search Results  (1 matching results) Selected Proper ty  - 004-523-016 - 3160 JOHNSON AV SLOC   FEE ASSESSMENT (APN) CHARACTERISTICS   ASSESSOR PARCEL MAP  Proper ty Information as of January 01, 1965 Assessment Information for the 2023/24 Tax Year Land Value: Improvements: Personal Proper ty: Fixture Value: Assessed Value: Total Exemptions: Net Taxable Value: Structures Str u c tu re #1 Misc. Improvements Misc. I mp rovem e n t #1 Misc. I mp rovem e n t #2 $44,690 $47,879 $0 $0 $92,569 $0 $92,569 Structure Ty…Residential #1 Original Size…1,523 Additional Si… Total Area (…1,523 Year Built:1965 Number of B…4 Number of B…2 Number of L…1 Parking Type:Garage Associated S…Residential #1 Description:Patio Associated S…Residential #1 Description:Porch 12/1/23, 11:13 AM Property Inquiry Portal - General Inquiry https://propertyinquiryportal.slocounty.ca.gov/#/property-inquiry 2/2 Disclaimer: The data contained in this database is deemed reliable but not guaranteed. This information should be used for informational use only and does not constitute a legal document for the description of these properties. Every effort has been made to ensure the accuracy of this data; however, this material may be slightly dated which would have an impact on its accuracy. The San Luis Obispo County Assessor's Office disclaims any responsibility or liability for any direct or indirect damages resulting from the use of this data. County Government Center 1055 Monterey Street, San Luis Obispo, CA 93408 V I E W M A P County Phone Directory: 805-781-5000 (Toll free: 800-834-4636 ) Connect with the County  Contact the County | Terms of Use | Privacy Policy | SB 272 | Accessibility Copyright © County of San Luis Obispo, California 3160 Johnson Ave., San Luis Obispo, CA 93401 January 1, 2024 x N/AN/A 1/29/24, 3:07 PM Team Sweasey Mail - 3160 Johnson, San Luis Obispo https://mail.google.com/mail/u/0/?ik=59b6f9a963&view=pt&search=all&permthid=thread-a:r6944771347983407878&simpl=msg-a:r8593664808509253565&simpl…1/2 Jordan Knauer <jordan@teamsweasey.com> 3160 Johnson, San Luis Obispo 2 messages Jordan Knauer <jordan@teamsweasey.com>Thu, Aug 17, 2023 at 11:51 AM To: asbestos@slocleanair.org Hello Trisha, I appreciate your time and all the information you provided. As discussed, we are demoing the existing building at 3160 Johnson and replacing it with a new home. Let us know if we are exempt from the city's asbestos requirement. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 Karl Tupper <ktupper@co.slo.ca.us>Fri, Aug 18, 2023 at 8:37 AM To: "Nichols, Vanessa" <vnichols@slocity.org> Cc: "jordan@teamsweasey.com" <jordan@teamsweasey.com>, Alyssa Roslan <aroslan@co.slo.ca.us>, "Jedebra J. Robertson" <JRobertson@co.slo.ca.us>, "Patricia A. Atkins" <PAtkins@co.slo.ca.us>, "Kristin A. Weeks" <kweeks@co.slo.ca.us> Vanessa, Based upon information received from Jordan Knauer, the demolition of the home at 3160 Johnson Ave in SLO appears to be exempt from the asbestos NESHAP regulation as it is a SFR. You may issue the demo permit at any time. Since other regulations do apply, I recommended that the owner obtain an asbestos survey and remove identified ACM prior to demo. Please call me if you have any questions, and thank you for your help and assistance. Karl Tupper Senior Air Quality Scientist Compliance Supervisor San Luis Obispo County Air Pollution Control District desk: 805.781.4656 cell: 805.540.4629 email: ktupper@co.slo.ca.us web: www.slocleanair.org From: APCD_slocleanair <APCD_slocleanair@co.slo.ca.us> Sent: Thursday, August 17, 2023 11:52 AM To: Alyssa Roslan <aroslan@co.slo.ca.us>; Jedebra J. Robertson <JRobertson@co.slo.ca.us>; Karl Tupper <ktupper@co.slo.ca.us>; Patricia A. Atkins <PAtkins@co.slo.ca.us>; Kristin A. Weeks 1/29/24, 3:07 PM Team Sweasey Mail - 3160 Johnson, San Luis Obispo https://mail.google.com/mail/u/0/?ik=59b6f9a963&view=pt&search=all&permthid=thread-a:r6944771347983407878&simpl=msg-a:r8593664808509253565&simpl…2/2 <kweeks@co.slo.ca.us> Subject: FW: [EXT]3160 Johnson, San Luis Obispo APCD STAFF SLO COUNTY AIR POLLUTION CONTROL DISTRICT 3433 ROBERTO COURT, SAN LUIS OBISPO CA 93401 (W) 805-781-5912 SLOCleanAir.org • SLOCarFree.org From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 17, 2023 11:52 AM To: asbestos@slocleanair.org Subject: [EXT]3160 Johnson, San Luis Obispo ATTENTION: This email originated from outside the County's network. Use caution when opening attachments or links. [Quoted text hidden] Photo Documentation Front Exterior Photo of 3160 Johnson South Facing Exterior Photo of 3160 Johnson Rear East Facing Exterior Photo of 3160 Johnson DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 97 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, March 14, 2024 4:21 PM To:Monroe, Nicole Cc:MATT CEBULLA Subject:Re: DEMO-0212-2024 / 3160 Johnson Ave I added it but I was having trouble with the submittal button for the demo permit. Maybe I am making a mistake... let me know if you do not see it. Thank you, Jordan Knauer On Thu, Mar 14, 2024 at 4:18 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Here is the updated Demo Permit... I will resubmit online as well. Thank you, Jordan Knauer On Thu, Mar 14, 2024 at 3:49 PM Monroe, Nicole <nmonroe@slocity.org> wrote: Hey Jordan, Sorry for the delay in getting the full set to you! Something with our new online system wasn’t allowing us to see Hannah’s comment so we had to go back and work with her on it. I’ve attached all of them now though. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications 98 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 13, 2024 4:15 PM To: building <building@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Nicole, I just left you a voicemail. If possible, would you mind sending all of the comments for the 3160 Johnson Demo Permit? I think I have them but just want to double check. Thank you, Jordan Knauer On Mon, Mar 4, 2024 at 3:54 PM building <building@slocity.org> wrote: Hey Jordan, Here are the comments from our Public Works department. I think Vanessa’s comments are just pending other departments to be signed off. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications 99 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, March 14, 2024 4:18 PM To:Monroe, Nicole Cc:MATT CEBULLA Subject:Re: DEMO-0212-2024 / 3160 Johnson Ave Attachments:Demo Permit Resumbittal -3160 Johnson.pdf Here is the updated Demo Permit... I will resubmit online as well. Thank you, Jordan Knauer On Thu, Mar 14, 2024 at 3:49 PM Monroe, Nicole <nmonroe@slocity.org> wrote: Hey Jordan, Sorry for the delay in getting the full set to you! Something with our new online system wasn’t allowing us to see Hannah’s comment so we had to go back and work with her on it. I’ve attached all of them now though. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 13, 2024 4:15 PM To: building <building@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave 100 This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Nicole, I just left you a voicemail. If possible, would you mind sending all of the comments for the 3160 Johnson Demo Permit? I think I have them but just want to double check. Thank you, Jordan Knauer On Mon, Mar 4, 2024 at 3:54 PM building <building@slocity.org> wrote: Hey Jordan, Here are the comments from our Public Works department. I think Vanessa’s comments are just pending other departments to be signed off. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications 3160 Johnson Demo Permit Cover Sheet Notes for the Demo Permit: a.All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification.(The current adopted Standards are dated August 2020.) b.A separate encroachment permit is required for any work in the public right-of-way,within city easements,or for connections to public utilities.Work requiring an encroachment permit includes but is not limited to demolitions, utilities,water,sewer,and fire service laterals,curb,gutter,and sidewalk,driveway approaches,sidewalk underdrains, storm drain improvements,street tree planting or pruning,curb ramps,street paving,and pedestrian protection or construction staging in the right-of-way. c.Any sections of damaged or displaced curb,gutter &sidewalk,or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d.Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e.The adjoining street and sidewalk shall be cleaned by sweeping to remove dirt,dust,mud and construction debris at the end of each day. f.A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g.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. h.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. i.Contact the City Arborist at 781-7023 to review the proposed tree protection measures prior to commencing with any demolition,grading,or construction.Any safety pruning or the cutting of substantial roots shall be approved by the city and completed by a city-approved arborist.Contact the City Arborist at 781-7023 at least 48 hours prior to construction in areas where tree protection and inspection is required. j.Hand digging is required within the drip line of trees to remain;any exposed roots shall be observed by City Arborist before removing.Contact City Arborist 805-781-7023 before commencing with construction,grading,or excavations. DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 12/1/23, 11:13 AM Property Inquiry Portal - General Inquiry https://propertyinquiryportal.slocounty.ca.gov/#/property-inquiry 1/2 Proper ty Inquiry Por tal Proper ty Inquiry •Directory Browse LO G IN Proper ty Inquiry Search Inquire about a proper ty below by filling out one or more of the following fields. Enter any search parameters below to start finding a property.  Reset Form APN (Assessor 's Parcel Number)   ___-___-___ Situs   3160 johnson    SEARCH Search Results  (1 matching results) Selected Proper ty  - 004-523-016 - 3160 JOHNSON AV SLOC   FEE ASSESSMENT (APN) CHARACTERISTICS   ASSESSOR PARCEL MAP  Proper ty Information as of January 01, 1965 Assessment Information for the 2023/24 Tax Year Land Value: Improvements: Personal Proper ty: Fixture Value: Assessed Value: Total Exemptions: Net Taxable Value: Structures Str u c tu re #1 Misc. Improvements Misc. I mp rovem e n t #1 Misc. I mp rovem e n t #2 $44,690 $47,879 $0 $0 $92,569 $0 $92,569 Structure Ty…Residential #1 Original Size…1,523 Additional Si… Total Area (…1,523 Year Built:1965 Number of B…4 Number of B…2 Number of L…1 Parking Type:Garage Associated S…Residential #1 Description:Patio Associated S…Residential #1 Description:Porch 12/1/23, 11:13 AM Property Inquiry Portal - General Inquiry https://propertyinquiryportal.slocounty.ca.gov/#/property-inquiry 2/2 Disclaimer: The data contained in this database is deemed reliable but not guaranteed. This information should be used for informational use only and does not constitute a legal document for the description of these properties. Every effort has been made to ensure the accuracy of this data; however, this material may be slightly dated which would have an impact on its accuracy. The San Luis Obispo County Assessor's Office disclaims any responsibility or liability for any direct or indirect damages resulting from the use of this data. County Government Center 1055 Monterey Street, San Luis Obispo, CA 93408 V I E W M A P County Phone Directory: 805-781-5000 (Toll free: 800-834-4636 ) Connect with the County  Contact the County | Terms of Use | Privacy Policy | SB 272 | Accessibility Copyright © County of San Luis Obispo, California 3160 Johnson Ave., San Luis Obispo, CA 93401 January 1, 2024 x N/AN/A 1/29/24, 3:07 PM Team Sweasey Mail - 3160 Johnson, San Luis Obispo https://mail.google.com/mail/u/0/?ik=59b6f9a963&view=pt&search=all&permthid=thread-a:r6944771347983407878&simpl=msg-a:r8593664808509253565&simpl…1/2 Jordan Knauer <jordan@teamsweasey.com> 3160 Johnson, San Luis Obispo 2 messages Jordan Knauer <jordan@teamsweasey.com>Thu, Aug 17, 2023 at 11:51 AM To: asbestos@slocleanair.org Hello Trisha, I appreciate your time and all the information you provided. As discussed, we are demoing the existing building at 3160 Johnson and replacing it with a new home. Let us know if we are exempt from the city's asbestos requirement. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 Karl Tupper <ktupper@co.slo.ca.us>Fri, Aug 18, 2023 at 8:37 AM To: "Nichols, Vanessa" <vnichols@slocity.org> Cc: "jordan@teamsweasey.com" <jordan@teamsweasey.com>, Alyssa Roslan <aroslan@co.slo.ca.us>, "Jedebra J. Robertson" <JRobertson@co.slo.ca.us>, "Patricia A. Atkins" <PAtkins@co.slo.ca.us>, "Kristin A. Weeks" <kweeks@co.slo.ca.us> Vanessa, Based upon information received from Jordan Knauer, the demolition of the home at 3160 Johnson Ave in SLO appears to be exempt from the asbestos NESHAP regulation as it is a SFR. You may issue the demo permit at any time. Since other regulations do apply, I recommended that the owner obtain an asbestos survey and remove identified ACM prior to demo. Please call me if you have any questions, and thank you for your help and assistance. Karl Tupper Senior Air Quality Scientist Compliance Supervisor San Luis Obispo County Air Pollution Control District desk: 805.781.4656 cell: 805.540.4629 email: ktupper@co.slo.ca.us web: www.slocleanair.org From: APCD_slocleanair <APCD_slocleanair@co.slo.ca.us> Sent: Thursday, August 17, 2023 11:52 AM To: Alyssa Roslan <aroslan@co.slo.ca.us>; Jedebra J. Robertson <JRobertson@co.slo.ca.us>; Karl Tupper <ktupper@co.slo.ca.us>; Patricia A. Atkins <PAtkins@co.slo.ca.us>; Kristin A. Weeks 1/29/24, 3:07 PM Team Sweasey Mail - 3160 Johnson, San Luis Obispo https://mail.google.com/mail/u/0/?ik=59b6f9a963&view=pt&search=all&permthid=thread-a:r6944771347983407878&simpl=msg-a:r8593664808509253565&simpl…2/2 <kweeks@co.slo.ca.us> Subject: FW: [EXT]3160 Johnson, San Luis Obispo APCD STAFF SLO COUNTY AIR POLLUTION CONTROL DISTRICT 3433 ROBERTO COURT, SAN LUIS OBISPO CA 93401 (W) 805-781-5912 SLOCleanAir.org • SLOCarFree.org From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, August 17, 2023 11:52 AM To: asbestos@slocleanair.org Subject: [EXT]3160 Johnson, San Luis Obispo ATTENTION: This email originated from outside the County's network. Use caution when opening attachments or links. [Quoted text hidden] Photo Documentation Front Exterior Photo of 3160 Johnson South Facing Exterior Photo of 3160 Johnson Rear East Facing Exterior Photo of 3160 Johnson 101 From:Monroe, Nicole Sent:Thursday, March 14, 2024 3:49 PM To:Jordan Knauer; MATT CEBULLA Subject:RE: DEMO-0212-2024 / 3160 Johnson Ave Attachments:DEMO-0212-2024_v1.docx Hey Jordan, Sorry for the delay in getting the full set to you! Something with our new online system wasn’t allowing us to see Hannah’s comment so we had to go back and work with her on it. I’ve attached all of them now though. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 13, 2024 4:15 PM To: building <building@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: DEMO-0212-2024 / 3160 Johnson Ave This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Nicole, I just left you a voicemail. If possible, would you mind sending all of the comments for the 3160 Johnson Demo Permit? I think I have them but just want to double check. Thank you, Jordan Knauer On Mon, Mar 4, 2024 at 3:54 PM building <building@slocity.org> wrote: Hey Jordan, 102 Here are the comments from our Public Works department. I think Vanessa’s comments are just pending other departments to be signed off. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications Date: 02/26/2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Avenue Project Name Demo existing building Application Number DEMO-0212-2024 Review of Demolish the existing building Occupancy Class Click or tap here to enter text. Construction Type Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Avenue DEMO-0212-2024 Page 2 Engineering Development Review Matt LaFreniere mlafreni@slocity.org Phone (805) 781-7015 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) General Comments: Provide responses to each comment, as appropriate, and note on what page(s) in the plan set each item is addressed. Include the name and phone # of the person(s) providing responses. The following items are required prior to permit issuance: General 1. The following notes shall be included on the cover sheet of the demolition plan or on the site plan, as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street and sidewalk shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. Plan Check Review #1 3160 Johnson Avenue DEMO-0212-2024 Page 3 h. 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. i. Contact the City Arborist at 781-7023 to review the proposed tree protection measures prior to commencing with any demolition, grading, or construction. Any safety pruning or the cutting of substantial roots shall be approved by the city and completed by a city-approved arborist. Contact the City Arborist at 781-7023 at least 48 hours prior to construction in areas where tree protection and inspection is required. j. Hand digging is required within the drip line of trees to remain; any exposed roots shall be observed by City Arborist before removing. Contact City Arborist 805- 781-7023 before commencing with construction, grading, or excavations. Plan Check Review #1 3160 Johnson Avenue DEMO-0212-2024 Page 4 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Provide photo documentation consistent with standards included in the Demolition Package. Please provide clear photos of the exterior and interior, in a min. 4" x 6" size, and include labels/captions for a brief description. Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Please provide a copy of the property record for the County Assessor's Office. 2. Update the Description/Scope of Work on the plans to reflect the scope of work of this application. 3. Final fees pending response to comments and other department reviews. 103 From:Matt Cebulla <mtceb@yahoo.com> Sent:Monday, March 11, 2024 2:17 PM To:Hanh, Hannah; Jordan Knauer Subject:Re: Automatic reply: 3160 Johnson Attachments:Tree Protection Guidelines at 3160 Johnson Avenue, San Luis Obispo, CA - 03.10.24.pdf; PERIMETER FENCE PLAN.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Hannah, please see attached perimeter fence and tree protection plan along with arborist report please let me know if you have any questions thank you matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 03:19:51 PM PST, Hanh, Hannah <hhanh@slocity.org> wrote: Hello, Thank you for your message. I am currently out of the office and will return on Tuesday, January 16th. I will respond to your email as soon as I can upon my return. Sincerely, Hannah Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 1 | Page Memorandum To: Jordan Knauer From: Sam Oakley Team Sweasey Master Arborist WE-9474B 1317 Chorro Street Consulting Arborist #556 San Luis Obispo, CA 93401 415.407.6995 jordan@teamsweasey.com sam@oakleygroup.org Subject: Tree Protection Guidelines at 3160 Johnson Avenue Date: March 10, 2024 Introduction We were asked to prepare an arborist report for the property at 3160 Johnson Avenue in San Luis Obispo, California. Four (4) new single-family residences are proposed to be built on the property. Currently, there is an unoccupied single-family residence. During the construction of the buildings, all the on-site trees are proposed to be removed. There are potential disturbances to several neighboring trees; however, these impacts will be minimal and can be mitigated by erecting tree protection. Images of the trees are contained in Exhibit 1 of this report. All neighboring trees are intended to be preserved. The arborist report contains the following required items: • Site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development (Fig. 1); • Information on location, species, health, canopy, and root zones of trees in the vicinity (Tab. 1); • Recommended measures for tree protection, nesting birds, etc. Tree Count & Composition There are twenty-one (21) existing trees on the subject property and the adjacent properties that may be affected by the proposed development: Twelve (12) existing trees are located on the subject property and are proposed for removal. These trees are low-value, unmaintained and/or volunteer individuals that will not contribute to the long-term aesthetics of the proposed development. Two (2) of these individuals (Trees 2 & 3) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 2 | Page Nine (9) neighboring trees may be affected by the proposed development, to what degree it is uncertain. Four (4) of these neighboring individuals (Trees 12, 14, 15, & 16) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Trees 14, 15, & 16 are recommended to be removed because they are either dead or in an advanced state of decline. Figure 1: site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 3 | Page Table 1: information on location, species, health, canopy, and root zones of trees in the vicinity. Tree Protection Guidelines The following sections are to be referred to for Tree Protection Guidelines (TPG). Neighboring trees may incur impacts, the extent of the impacts cannot be determined at this time, but it is important to acknowledge that impacts may occur. All the trees that may be impacted by the proposed development will require protection. Overview of Tree Protection Guidelines The following is a brief overview of the tree protection guidelines for quick reference of critical activities within Tree Protection Zones (TPZ). • Set up perimeter fencing for the project, adjusting to accommodate the dripline of neighboring trees (Figs. 2 & 3); all on-site trees are to be removed. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 4 | Page Figure 2: Parcel 1 will need to have fencing setup at the dripline for the neighboring trees. Trees 15 & 16 are recommended for removal because they are rapidly declining. Figure 3: Parcel 3 will need to have fencing setup at the dripline for the neighboring trees. Tree 14 is recommended for removal because it is rapidly declining. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 5 | Page Tree Protection Zone Neighboring Trees 13, 14, 15, 16, 17, & 18 to be preserved shall have a designated TPZ identifying the area sufficiently large enough to protect the tree and roots from disturbance: Tree cluster 11: there is a 3-foof wide concrete slab directly adjacent to the PL, which will be removed. Because structural roots and feeder roods are not likely growing under the slab, the Tree Protection Zone will be set at the existing fence. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Tree cluster 12: there is a 5-foof wide concrete slab directly adjacent to the PL, which will be removed. Structural roots and feeder roods are not likely growing under the slab but will be encouraged to grow in the newly uncovered growing space due to increase soil transpiration. The Tree Protection Zone will be set 4.5-feet from the existing fence underneath the dripline. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Tree cluster 12 will need to be carefully pruned back to 4.5-feet from the PL. Trees 13 & 14: there is a concrete slab 4.5-feet from the PL, which will be removed. Because structural roots and feeder roods are not likely growing under the slab, the Tree Protection Zone will be set 15-feet from the existing fence to the north and 20-feet from the rear fence. The existing fence will be replaced with a new fence that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Trees 15 through 18: the Tree Protection Zone will be set approximately 10-feet from the PL to the south, set at the dripline. There is no fence currently, but a new fence will be installed that will bridge any roots with 6-foot steel posts and 24-inch deep, 12-inch diameter footings. Work that is performed within this zone will require the contractor to contact the Project Arborist for guidance. Improvements or activities such as paving, utility, and irrigation trenching and other ancillary activities shall occur outside the TPZ, unless authorized by the Project Arborist. Unless otherwise specified, the protective fencing shall serve as the TPZ boundaries. Any improvements planned within the TPZ should be detailed on the Design Plans, e.g., installing retention basins, meters, backflows, valves. Improvements should be as far from the any tree trunk as possible. Activities prohibited within the TPZ include: • Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials on or around trees and roots. Poisonous Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 6 | Page materials include, but are not limited to, paint, petroleum products, concrete or stucco mix, dirty water or any other material which may be deleterious to tree health. • The use of tree trunks as a winch support, anchorage, as a temporary power pole, signposts, or other similar function. • Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other miscellaneous excavation without prior approval of the PA. • Soil disturbance or grade/drainage changes • Materials must not be stored, stockpiled, dumped, or buried inside the dripline of trees. • Excavated soil must not be piled or dumped, even temporarily, inside the TPZ of protected trees. Tree Protection Fencing All trees to be preserved shall be protected with four (4) foot high brightly colored orange fencing. Fencing is to be mounted posts and/or stanchions. A closeable 36-inch entry section for servicing the TPZ shall be provided. Tree fencing shall be erected prior to demolition, grading or construction and remain in place until final inspection. TPZ should not be moved without the prior approval of the Project Arborist. TPZs are to remain throughout the entirety of the project. Warning signs shall be prominently displayed on each fence. No Trenching, Excavation or Equipment Use is planned withing the TPZs of the subject trees. Pruning, Surgery, & Removal Prior to construction, trees may require that branches be pruned clear from proposed/existing structures, activities, building encroachment or may need to be strengthened by means of mechanical support (cabling) or surgery. Such pruning, surgery or the removal of trees shall adhere to the following standards: Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 7 | Page Pruning limitations: Tree cluster 12: pruning shall consist of ‘crown cleaning’ and ‘clearance pruning’ as defined by ISA Pruning Guidelines. Trees shall be pruned to reduce hazards and develop a strong, safe framework. No more than one-fourth (1/4) of the functioning leaf and stem area may be removed within one (1) calendar year of any tree, or removal of foliage to cause the unbalancing of the tree. It must be recognized that trees are individual in form and structure, and that pruning needs may not always fit strict rules. Tree Workers: Pruning shall not be attempted by construction or contractor personnel. If roots three (3) inches in diameter, or larger, are encountered during excavation, Contractor shall contact the Project Arborist and request a field inspection, or their designated representatives, and obtain instruction as to how the roots should be treated. No roots three (3) inches in diameter, or larger, shall be cut and removed without prior approval from the Project Arborist, or their designated representatives. Conclusion It is the nature of trees exposed to construction that some do not survive, and mortality cannot be predicted. If due care is exercised, all the trees on the project are expected to remain healthy and alive. Certification I, Sam Oakley, CERTIFY to the best of my knowledge and belief: 1. That the statements of fact contained in this plant appraisal are true and correct. 2. That the analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and that they are my personal, unbiased professional analysis, opinions, and conclusions. 3. That I have no present or prospective interest in the plants that are the subject of this analysis and that I have no personal interest or bias with respect to the parties involved. 4. That my compensation is not contingent upon a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 5. That my appraisal is based on the information known to me at this time. If more information is disclosed, I may have further opinions. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 8 | Page Assumptions and Limiting Conditions While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed, may result in adverse reaction. No assurance can be offered that if all the recommendations and precautionary measures are accepted and followed, the desired results will be achieved. Demolition and construction activity among and near trees is inherently contrary to tree welfare. The objective of these guidelines is to provide information useful in mitigating undesirable consequences resulting from uninformed or careless acts. If strict adherence to all recommendations is performed, we believe this project will be successful. The following are limitations to this report: • All information presented herein covers only the trees examined at the area of inspection, and reflects the condition observed of said trees at the time of inspection. • Observations were performed visually without probing, dissecting, coring, or excavation, unless noted above, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. • No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future. • No assurance can be offered that if the recommendation and precautionary measures are accepted and followed, that the desired results may be attained. • No responsibility is assumed for the methods used by any person or company executing the recommendations provided in this report. • The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on the retainer. • This report may not be reproduced in whole or part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted. • Should any part of this report be altered, damaged, corrupted, or lost, the entire evaluation shall be invalid. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 9 | Page Exhibit 1 Figure 4: (clockwise from the top left) images of Trees 1 through 5. 1 2 3 4 5 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 10 | Page Figure 5: (clockwise from the top left) images of Trees 6 through 9. 6 7 8 9 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 11 | Page Figure 6: (clockwise from the top left) images of Trees 10 through 12. 10 11 12 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 12 | Page Figure 7: (clockwise from the top left) images of Trees 13 through 18. 13 14 15 16 17 18 16 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 13 | Page Figure 8: an image of Trees 19 through 21. 19 20 21 104 From:building Sent:Wednesday, March 6, 2024 4:10 PM To:jordan@teamsweasey.com Cc:Matt Cebulla Subject:PLBLDG-0012-2024 / 3160 Johnson V1 Attachments:PLBLDG-0012-2024_Review_v1.docx; PLBLDG-0012-2024_CSG_Review_1.pdf Hi Jordan and Matt, Hannah has finished her review for the building portion of 3160 Johnson. I’ve attached the complete sets of all comments for PLBLDG-0012-2024. It looks like she is still working on the Demolition permit, but I’ll get those to you as soon as she completes it. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications Letter of Transmittal 930 Fresno Street, Newman, CA 95360 www.csgengr.com phone 1.888.794.2016 To:City of San Luis Obispo Date:February 7, 2023 Review No:1st 919 Palm Street CSG No.:4400967 San Luis Obispo, CA. 93401 Jurisdiction No.:PLBLDG-0012-2024 Attn:Building Department Job Address:3160 Johnson Ave. Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024) Status: Plan requires corrections. See attached list.Plan is ready for permit issuance for the following: Architectural Energy Structural CalGreen Mechanical Wildland Urban Interface Plumbing Certified CASp Electrical Other: We have reviewed the following documents (Digital): X Plans X Energy Compliance Documents X Structural Calculations CalGreen Checklist – Not Applicable X Geotechnical Report Specifications X Geotechnical Review Letter Wildland Urban Interface X Truss Calculations CASp Documents Truss Review Letter Response to Comments Special Inspection Form X Other:SWCP Special items to note: Plans have been stamped by CSG. Environmental Health Services approval required. Special Inspection is required. Structural Observation is required. Valuation Please collect a plan review fee for hour(s) of plan check. Amount:$ Remarks: From:Christine Uhalde & Don Price, S.E. CSG Consultants 4400967 Page | 1 CITY OF SAN LUIS OBISPO BUILDING AND SAFETY DIVISION Date:February 7, 2023 Phone: 1.888.794.2016 Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066-2024, BLDG-0067-2024, BLDG0068-2024) Email: planreview@csgengr.com Address:3160 Johnson Ave. Jurisdiction No.:PLBLDG-0012-2024 INSTRUCTIONS AND INFORMATION FOR THE NEXT PLAN REVIEW Please resubmit (3) complete sets of revised hardcopy plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. For electronically submitted plans, please resubmit complete sets of revised digital plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. In addition to the below plan check comments, there may be additional comments from other departments and agencies having jurisdiction for this project (i.e. City of San Luis Obispo Planning, Public Works, Fire Prevention, etc.). PLAN CHECK COMMENTS 1. For electronically submitted plans, please resubmit a complete set of plans and documents upon every resubmittal. Any missing plan sheets, missing stamps and/or signatures (where required) may delay the review process. Response: ______________________________________________________________________ 2. Submit written responses addressing each plan review comments below and a summary of changes for any additional modifications. In each response, refer to specific detail or sheet, or specific page of the supporting documents. Show compliance with all comments within the construction documents. Response: ______________________________________________________________________ Architectural Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| A1. Sheet C: It appears that part of the parcel may be in a flood zone, please indicate on the cover sheet if the property is in a flood zone, if yes, specify the flood zone – additional comments may apply. Response: ______________________________________________________________________ A2. Multiple plan sheets have not been signed. Please provide a signature on each sheet from the individual responsible for the preparation of the sheet. CRC R106.1 & Business and Professions Code 5536.2. Response: ______________________________________________________________________ A3. Sheet C: Revise HVAC- note 1 to reflect current 2022 codes. Response: ______________________________________________________________________ A4. Sheet CN: Revise all 2019 code references to current 2022 codes. Response: ______________________________________________________________________ 4400967 Page | 2 A5. Sheet A-1 & A-2: The main dwelling and ADU must comply with the Aging-in Place Design: Provide notes and details for compliance with the applicable sections R327. - R327.1.1: Reinforcement for grab bars- At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with section R327. - R327.1.2: Electrical receptacle outlet, switch, and control heights- All controls intended to be used by occupants shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. - R327.1.4: Doorbell buttons or controls, shall not exceed 48” above exterior floor or landing, measured from the top of the doorbell button assembly. Response: ______________________________________________________________________ A6. Sheet A-1: Provide an elevation view with dimensions of the new fireplace. Ensure the dimensions of the mantle and hearth are consistent with CRC Chapter 10. Response: ______________________________________________________________________ A7. Sheet A-1: Any installed gas fireplace shall be a direct-vent sealed combustion type and shall also comply with applicable local ordinances per CGBC 4.503.1. Please submit specifications to verify compliance. Demonstrate where the exhaust will be routed to expel the combustion exhaust outside of the home. Response: ______________________________________________________________________ A8. Sheet A-1: If a factory-built fireplace is installed, it shall not have a continuously burning pilot light per CEnC 110.5, and shall have the following: - Closable metal or glass doors covering the entire opening of the firebox; and - A combustion air intake from the outside of the building, which is at least 6 square inches in area and equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device; and - A flue damper with a readily accessible control. - Shall be EPA Phase II Certified per local APCD Response: ______________________________________________________________________ A9. Sheet A-1: Please note that all shower stalls shall be minimum 1024 square inches and capable of encompassing a 30-inch circle per CPC 408.6. Response: ______________________________________________________________________ A10. Sheet A-1, A-2, A-8: Provide STC rating for floor ceiling assembly. Response: ______________________________________________________________________ A11. Sheet A-1, A-2, A-8: Provide detail for 1-hour wall separation and manufacturer’s specs for the products used. Response: ______________________________________________________________________ A12. Sheet A-1, A-8: Call out details 11/D-2 and 12/D-2 showing 5/8 Type X gypsum on the underside of the staircase on the plans. Response: ______________________________________________________________________ A13. Sheet A-1, A-2: Please provide safety glazing to windows in the bathroom if the glazing is in a wet surface and measured <60” vertically from the standing surface. CRC 308.4.5 Response: ______________________________________________________________________ A14. Sheet A-2: Please provide a minimum 22”x30” attic access opening for the main dwelling and ADU per CRC R807. Response: ______________________________________________________________________ A15. Sheet A-2: Please provide the door sizes for the ADU. Response: ______________________________________________________________________ 4400967 Page | 3 A16. Sheet A-4: Please revise the plans to specify a spark arrester. All chimneys attached to any appliance or fireplace that burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.2. Response: ______________________________________________________________________ A17. Sheet A-4: Chimneys shall extend not less than 2 feet higher than any portion of the building within 10 feet. Please demonstrate compliance with CRC 1003.9. Response: ______________________________________________________________________ A18. Sheet A-4, A-4.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” Response: ______________________________________________________________________ A19. Sheet A-8: Please call out all insulation values on the section plan in accordance with the Title-24 documents. Response: ______________________________________________________________________ A20. Sheet B-1 & B-1.1: The main dwelling and ADU must comply with the Aging-in Place Design: Provide notes and details for compliance with the applicable sections R327. - R327.1.1: Reinforcement for grab bars- At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with section R327. - R327.1.2: Electrical receptacle outlet, switch, and control heights- All controls intended to be used by occupants shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. - R327.1.4: Doorbell buttons or controls, shall not exceed 48” above exterior floor or landing, measured from the top of the doorbell button assembly. Response: ______________________________________________________________________ A21. Sheet B-1 & B-1.1: Please note that all shower stalls shall be minimum 1024 square inches and capable of encompassing a 30-inch circle per CPC 408.6. Response: ______________________________________________________________________ A22. Sheet B-1, B-1.1: Please provide safety glazing to windows in the bathroom if the glazing is in a wet surface and measured <60” vertically from the standing surface. CRC 308.4.5 Response: ______________________________________________________________________ A23. Sheet B-1.1: Please provide a minimum 22”x30” attic access opening for the ADU per CRC R807. Response: ______________________________________________________________________ A24. Sheet B-1.1: The 1-hour fire rated wall separating the main dwelling and ADU shall extend from the foundation to the underside of the roof sheathing. Provide a section detail showing compliance with CRC R302.2.3. Response: ______________________________________________________________________ A25. Sheet B-1: Provide an elevation view with dimensions of the new fireplace. Ensure the dimensions of the mantle and hearth are consistent with CRC Chapter 10. Response: ______________________________________________________________________ 4400967 Page | 4 A26. Sheet B-1: Any installed gas fireplace shall be a direct-vent sealed combustion type and shall also comply with applicable local ordinances per CGBC 4.503.1. Please submit specifications to verify compliance. Demonstrate where the exhaust will be routed to expel the combustion exhaust outside of the home. Response: ______________________________________________________________________ A27. Sheet B-1: If a factory-built fireplace is installed, it shall not have a continuously burning pilot light per CEnC 110.5, and shall have the following: - Closable metal or glass doors covering the entire opening of the firebox; and - A combustion air intake from the outside of the building, which is at least 6 square inches in area and equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device; and - A flue damper with a readily accessible control. - Shall be EPA Phase II Certified per local APCD Response: ______________________________________________________________________ A28. Sheet B-1: Provide STC rating for floor ceiling assembly. Response: ______________________________________________________________________ A29. Sheet B-1: Provide detail for 1-hour wall separation and manufacturer’s specs for the products used. Response: ______________________________________________________________________ A30. Sheet B-1, B-6: Call out details 11/D-2 and 12/D-2 showing 5/8 Type X gypsum on the underside of the staircase on the plans. Response: ______________________________________________________________________ A31. Sheet B-6: Please call out all insulation values on the section plan in accordance with the Title-24 documents. Response: ______________________________________________________________________ A32. Sheet B-3, B-3.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” Response: ______________________________________________________________________ Structural Plan Check Comments by |Don Price, donp@csgengr.com| S1. Sheet C. Update the soils report information per the soils report submitted for the project. The Soils report is dated 5/4/23 and appears to be a different number. Response: ______________________________________________________________________ S2. Provide a letter by the Geotechnical Engineer affirming that they have reviewed the project documents for understanding and conformance to the report recommendations. Please include / verify the subgrade preparation at the demolished house foundations, the design recommendation for expansive soil and the retaining walls and slopes. Response: ______________________________________________________________________ 4400967 Page | 5 S3. Provide calculations per the soils report design parameters dated 5/4/23. For example, the short period design spectral acceleration value (SDS) per the soils report is 0.774g. The calculations use 0.711g. Response: ______________________________________________________________________ S4. Calculations. Provide calculations for the retaining walls. Response: ______________________________________________________________________ S5 Calculations. Provide the lateral calculations for the wind load on the houses. Response: ______________________________________________________________________ S6 Wind Speed. Clarify the source of the wind speed used in the calculations. Response: ______________________________________________________________________ S7 Calculations. Please identify the computer program used in the calculations. Verify the programming formulation is per the CBC and ASCE 7-16. Response: ______________________________________________________________________ S8 Calculations. Provide free-body diagrams to clarify the location of the various structural elements identified in the calculations, such as M-1, B-1, B-5 etc. This would be for both vertical and lateral loading. Response: ______________________________________________________________________ S9. Calculations. Provide calculations for the shear walls on the first floor as well as the second floor. Response: ______________________________________________________________________ S10 Calculations. Provide the calculations and design details on the drawings for the hard lids such as at restrooms. Response: ______________________________________________________________________ S11. Sheet CN. Update the sheet to refer to the 2022 CBC and the various headings. Include the 2022 CBC fastener tables and other tables per the 2022 CBC. Response: ______________________________________________________________________ S12. A-6. Provide the length of all shear walls. For example, the shear walls along Line, Line C and others. Response: ______________________________________________________________________ S13. A-6. Add the Simpson strong wall to the shear wall schedule. Response: ______________________________________________________________________ S14. A-5. Provide the signature and date on the sheet. Response: ______________________________________________________________________ S15. Shear walls. Provide plans sheets with the shear walls identified on both floors. Include all wall lengths. Response: ______________________________________________________________________ S16. Strapping. Provide strapping details to connect the second story to the first story. Verify the load path from the roof to the foundations. Provide strapping and drags for the out of plane conditions at the wall lines. Response: ______________________________________________________________________ S17. Truss Calculations. Provide the engineer’s stamp on the truss calculations. Response: ______________________________________________________________________ S17. Ensure that the roof pitch in the architectural sheets match the roof pitch proposed in the truss calculations. Response: ______________________________________________________________________ 4400967 Page | 6 S18. Specify the required mechanical hardware connections on plan sheets for trusses with an uplift design force in excess of 700 lbs. Response: ______________________________________________________________________ S19. Simpson sheet SSW2. Sheet SSW1 refers to sheet SSW2 for details. Provide sheet SSW2. Response: ______________________________________________________________________ S20. Solar ready. Identify the solar ready areas on the roof drawings. Response: ______________________________________________________________________ S21. Provide roof sheathing plans. Response: ______________________________________________________________________ S22. Initiate the City of San Luis Obispo - Special Inspections Form that is available on their website. Special Inspections include soils and subgrade inspection. Special Inspection appears to include the strong wall anchors pending a review of sheet SSW2. Response: ______________________________________________________________________ Mechanical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| M1. Sheet A-3: The main dwelling has a gas range, please provide a kitchen hood that meets the CFM requirements per CEnC Table 150.0-G. a. The ADU has an electric range, please provide a kitchen hood that meets the CFM requirements. Response: ______________________________________________________________________ M2. Sheet A-3: All bathrooms require an exhaust system providing a minimum exhaust rate of 50 cfm per minute per CRC 303.3. Response: ______________________________________________________________________ M3. Sheet A-2: Provide source of combustion air for gas-fired appliances such as furnaces, clothes dryers, and water heaters or specify direct-vent type. If the source is not direct vent, please identify which method will be used to supply combustion air and provide calculations. CMC 701 Response: ______________________________________________________________________ M4. Sheet A-3: Specify the location of the required IAQ ventilation system for the ADU. Compliance may be shown with one continuously operating bath or laundry fan, or it may be on a switch if labeled clearly with the following text (or equivalent text), “This switch controls the indoor air quality ventilation for the home. Leave it on unless the outdoor air quality is poor.” CEnC 150.0(o)(1)(G)(iv) Response: ______________________________________________________________________ M5. Sheet A-3: Please show the location of all heating and cooling equipment. Response: ______________________________________________________________________ 4400967 Page | 7 M6. Sheet B-2 & B-3: The main dwelling has an electric range, please provide a kitchen hood that meets the CFM requirements per CEnC Table 150.0-G. b. The ADU has an electric range, please provide a kitchen hood that meets the CFM requirements. Response: ______________________________________________________________________ M7. Sheet B-2 & B-3: All bathrooms require an exhaust system providing a minimum exhaust rate of 50 cfm per minute per CRC 303.3. Response: ______________________________________________________________________ M8. Sheet B-1: Provide source of combustion air for gas-fired appliances such as furnaces, clothes dryers, and water heaters or specify direct-vent type. If the source is not direct vent, please identify which method will be used to supply combustion air and provide calculations. CMC 701 Response: ______________________________________________________________________ Plumbing Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| P1. Sheet 1: Please amend the utility plan to provide a gas line or isometric drawing to include, but not limited to, the following for both plans: - Total developed length of piping. - Pipe materials and gas table used for sizing. - Pipe size and length for each pipe segment. - All gas appliances and corresponding BTU/h demand load. (Note: A gas supply line with a capacity to provide a minimum of 200,000 BTU/h shall be provided to water heaters per CEnC 150.0(n)1D) Response: ______________________________________________________________________ Electrical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| E1. Sheet A-3: New construction requires ESS Ready requirements per CEnC 150.0(s): - At least one of the following shall be provided: a. ESS ready interconnection equipment with a minimum back-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or b. A dedicated raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)92). All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than 1 inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed-up load circuits.” - A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. - The main panel shall have a minimum busbar rating of 225A. - Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of power source. Response: ______________________________________________________________________ 4400967 Page | 8 E2. Sheet A-3: Please provide electrical load calculations in accordance with CEC Article 220.10, demonstrating the minimum service size required for the proposed residence. Response: ______________________________________________________________________ E3. Sheet A-3: The new main panel shall have a minimum busbar rating of 225 amps. [CEC 150.0(s)] New main electrical panels, main electrical panel change outs and upgrades require surge protection per CEC 230.67. Response: ______________________________________________________________________ E4. Sheet A-3: The “Office” on the first floor requires a smoke alarm per CRC 314.3. In addition, smoke alarms are to be installed outside each sleeping area in the immediate vicinity of the bedrooms. a. Otherwise, provide written confirmation from city planning stating the office is not to be considered a bedroom. If classified as a bedroom, revise the Title-24 document. Response: ______________________________________________________________________ E5. Sheet A-3: Please add note to plans to indicate that “Receptacles installed in a kitchen to serve countertop surfaces shall be supplied by not fewer than two small-appliance branch circuits, either or both of which shall also be permitted to supply receptacle outlets in the same kitchen and in other rooms specified in CEC Article 210.52(B)(1).Additional small-appliance branch circuits shall be permitted to supply receptacle outlets in the kitchen and other rooms specified in CEC Article 210.52(B)(1). No small-appliance branch circuit shall serve more than one kitchen.” Response: ______________________________________________________________________ E6. Sheet A-3: Please add note to plans to indicate that “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” in accordance with CEC Article 210.11(C)(2). Response: ______________________________________________________________________ E7. Sheet A-3: The subpanel for the ADU must be 100A minimum per CEC 230.79(c). Response: ______________________________________________________________________ E8. Sheet A-3: A smoke and carbon monoxide alarm are shown in the linen closet on the first floor, this location does not require smoke/carbon. Please remove the smoke alarm and relocate the carbon monoxide alarm. Response: ______________________________________________________________________ E9. Sheet A-3: Lighting in habitable spaces, including but not limited to living rooms, dining rooms, kitchens, and bedrooms, shall have dimming controls. CEnC Section 150.0(k)2f. Response: ______________________________________________________________________ E10. Sheet A-3: When gas piping to serve a clothes dryer is installed, the follow electric-ready requirements must be met per CEnC 150.0(v): - 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.” Response: ______________________________________________________________________ 4400967 Page | 9 E11. Sheet A-3: Systems using gas cooktop shall include the following per CEnC 150.0(u). Please note that this requirement applies when installing a gas range but is not required for gas ovens when installed as a separate appliance: - 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.” Response: ______________________________________________________________________ E12. A-3: Please show the additional required receptacles in the primary bedroom to comply with the outlet spacing requirements of CEC Article 210.52(C). Response: ______________________________________________________________________ E13. Sheet B-2: When gas piping to serve a clothes dryer is installed, the follow electric-ready requirements must be met per CEnC 150.0(v): - 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.” Response: ______________________________________________________________________ E14. Sheet B-2: New construction requires ESS Ready requirements per CEnC 150.0(s): - At least one of the following shall be provided: a. ESS ready interconnection equipment with a minimum back-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or b. A dedicated raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)92). All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than 1 inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed-up load circuits.” - A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. - The main panel shall have a minimum busbar rating of 225A. - Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of power source. Response: ______________________________________________________________________ E15. Sheet B-2: Please provide electrical load calculations in accordance with CEC Article 220.10, demonstrating the minimum service size required for the proposed residence. Response: ______________________________________________________________________ 4400967 Page | 10 E16. Sheet B-2: The new main panel shall have a minimum busbar rating of 225 amps. [CEC 150.0(s)] New main electrical panels, main electrical panel change outs and upgrades require surge protection per CEC 230.67. Response: ______________________________________________________________________ E17. Sheet B-2: Please add note to plans to indicate that “Receptacles installed in a kitchen to serve countertop surfaces shall be supplied by not fewer than two small-appliance branch circuits, either or both of which shall also be permitted to supply receptacle outlets in the same kitchen and in other rooms specified in CEC Article 210.52(B)(1).Additional small-appliance branch circuits shall be permitted to supply receptacle outlets in the kitchen and other rooms specified in CEC Article 210.52(B)(1). No small-appliance branch circuit shall serve more than one kitchen.” Response: ______________________________________________________________________ E18. Sheet B-2: Please add note to plans to indicate that “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” in accordance with CEC Article 210.11(C)(2). Response: ______________________________________________________________________ E19. Sheet B-2.1: The subpanel for the ADU must be 100A minimum per CEC 230.79(c). Response: ______________________________________________________________________ E20. Sheet B-2 & B-2.1: Lighting in habitable spaces, including but not limited to living rooms, dining rooms, kitchens, and bedrooms, shall have dimming controls. CEnC Section 150.0(k)2f. Response: ______________________________________________________________________ E21. Sheet B-2 & B-2.1: Identify the vacancy sensors in the new bathrooms and walk-in closets in accordance with CEnC Section 150.0(k)2e & 2l. Response: ______________________________________________________________________ E22. B-2: Please show installation of the required weather protected GFCI exterior receptacle outlet at the front of the residence in accordance with CEC Article 210.52(E)(1). Response: ______________________________________________________________________ E23. B-2.1: Equipment located in attic spaces shall comply with CMC 304.4 as follows: - The distance from the passageway access to the equipment shall not exceed 20 feet measured (for head height less than 6 feet) along the centerline of the passageway. - The passageway shall be unobstructed and shall have continuous solid flooring not less than 24 inches wide from the entrance opening to the equipment. - A level working platform not less than 30 inches in depth and width shall be provided in front of the service side of the equipment. - A permanent electrical receptacle outlet and lighting fixture controlled by a switch located at the required passageway opening shall be provided at or near the equipment. - A service access opening large enough for the largest piece of equipment to fit through and not less than 22 inches by 30 inches. Response: ______________________________________________________________________ 4400967 Page | 11 E24. B-2.1: Please show the additional required receptacles in the ADU to comply with the outlet spacing requirements of CEC Article 210.52(C). Response: ______________________________________________________________________ CalGreen Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| CG1. Sheets CG-1 & CG-2: Please provide the 2022 CalGreen Residential Mandatory Measures checklist and indicate Y, N/A, and the Responsible Party for each applicable measure on the Residential CalGreen Checklist. Response: ______________________________________________________________________ Energy Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| EN1. Sheet E-1: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 indicate 2217 SF for the main dwelling and 542 SF for the ADU for a total of 2759 SF; however, the cover sheet indicates 2529 SF for the main dwelling and 530 SF for the ADU for a total of 3059 SF. Please revise accordingly. Response: ______________________________________________________________________ EN2. Sheet E-1: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie board and bat siding, please coordinate exterior finishes with the energy report. Response: ______________________________________________________________________ EN3. Sheet E-1: The Title-24 documents indicate 10’ ceilings in the main dwelling; however, the elevation plan shows 9’ ceilings for both floors. Please revise the energy calculations accordingly. Response: ______________________________________________________________________ EN4. Sheet E-1: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet A-4 shows 4:12 and the section plan on sheet A-8 shows 6:12. Please revise accordingly. Response: ______________________________________________________________________ EN5. Sheet E-1: The Title-24 documents indicate an electric water heater; however, the plans show a gas water heater in the garage. Please revise accordingly. Response: ______________________________________________________________________ EN6. Complete and submit the energy choice acknowledgement form for all dwellings: https://www.slocity.org/home/showpublisheddocument/34343/638237130475430000 Response: ______________________________________________________________________ EN7. Sheet E-2: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 documents indicate 2529 SF for the main dwelling and 542 SF for the ADU for a total of 3071 SF; however, the cover sheet indicates 2416 SF for the main dwelling and 526 SF for the ADU for a total of 2942 SF. Please revise accordingly. Response: ______________________________________________________________________ 4400967 Page | 12 EN8. Sheet E-2: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie lap siding, please coordinate exterior finishes with the energy report. Response: ______________________________________________________________________ EN9. Sheet E-2: The Title-24 documents indicate 10’ ceilings in the lower floor; however, the elevation plan shows 9’ ceilings for both floors. Please revise the energy calculations accordingly. Response: ______________________________________________________________________ EN10. Sheet E-2: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet B-3 shows 4:12. Please revise accordingly. Response: ______________________________________________________________________ EN11. Sheet E-2: The Title-24 documents indicate an electric water heater; however, the plans show a gas water heater in the garage. Please revise accordingly. Response: ______________________________________________________________________ (End of Building Comments) Date: February 19, 2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. The following items need correction on the construction plans: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. h. 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. General 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . 11. Provide lot line dimensions and parkway dimension (distance from face of curb to property line). Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 12. Label existing above ground facilities in parkway, or add legend for symbols used. 13. Identify a dashed line within the driveway/utility/drainage easement: Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 or add TW elevations for all steps so finish grades can be verified on grading plan. 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information:  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. 31. It is not clear what the circled numbered notes refer to: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 6 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023, for additional information on a whether a Tree Removal Permit will be required. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 7 Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending response to comments and other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 8 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Under the “Project Data” section of the plans, please identify the two associated Planning Applications for this project – (1) ARCH-0361-2023 (Development Review for the single-family residences) and (2) SBDV-0362-2023 (Tentative Parcel Map for the flexible lot subdivision). 2. Please note that the associated Planning Applications are pending review and final decision. If approved, address the following comments: a. Include copies of the approval letters as sheets in the construction drawings. In addition, provide written responses to each of the conditions, code requirements, etc. in the margins of the requirements. b. Plans submitted for this building permit application shall be in substantial conformance with the plans and tentative map approved for ARCH-0361-2023 and SBDV-0362-2023, respectively. 3. Additional comments may be forthcoming based on final approvals for ARCH-0361-2023 and SBDV- 0362-2023. 105 From:building Sent:Monday, March 4, 2024 3:54 PM To:jordan@teamsweasey.com Subject:DEMO-0212-2024 / 3160 Johnson Ave Attachments:DRAFT comments - DEMO-0212-2024_v1.docx Hey Jordan, Here are the comments from our Public Works department. I think Vanessa’s comments are just pending other departments to be signed off. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications Date: 02/26/2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Avenue Project Name Demo existing building Application Number DEMO-0212-2024 Review of Demolish the existing building Occupancy Class Click or tap here to enter text. Construction Type Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Avenue DEMO-0212-2024 Page 2 Engineering Development Review Matt LaFreniere mlafreni@slocity.org Phone (805) 781-7015 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) General Comments: Provide responses to each comment, as appropriate, and note on what page(s) in the plan set each item is addressed. Include the name and phone # of the person(s) providing responses. The following items are required prior to permit issuance: General 1. The following notes shall be included on the cover sheet of the demolition plan or on the site plan, as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street and sidewalk shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. Plan Check Review #1 3160 Johnson Avenue DEMO-0212-2024 Page 3 h. 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. i. Contact the City Arborist at 781-7023 to review the proposed tree protection measures prior to commencing with any demolition, grading, or construction. Any safety pruning or the cutting of substantial roots shall be approved by the city and completed by a city-approved arborist. Contact the City Arborist at 781-7023 at least 48 hours prior to construction in areas where tree protection and inspection is required. j. Hand digging is required within the drip line of trees to remain; any exposed roots shall be observed by City Arborist before removing. Contact City Arborist 805- 781-7023 before commencing with construction, grading, or excavations. 106 From:building <building@slocity.org> Sent:Monday, March 4, 2024 3:51 PM To:jordan@teamsweasey.com Subject:PLBLDG-0012-2024 / 3160 Johnson Ave Attachments:PLBLDG-0012-2024_Review_v1.docx; PLBLDG-0012-2024_CSG_Review_1.pdf Hey Jordan, Here are the comments for the builds at 3160 Johnson, pending Hannah to still finish her planning review. Best, Nicole Monroe Permit Technician I Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E nmonroe@slocity.org T 805.781.7596 slocity.org Stay connected with the City by signing up for e-notifications Letter of Transmittal 930 Fresno Street, Newman, CA 95360 www.csgengr.com phone 1.888.794.2016 To:City of San Luis Obispo Date:February 7, 2023 Review No:1st 919 Palm Street CSG No.:4400967 San Luis Obispo, CA. 93401 Jurisdiction No.:PLBLDG-0012-2024 Attn:Building Department Job Address:3160 Johnson Ave. Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024) Status: Plan requires corrections. See attached list.Plan is ready for permit issuance for the following: Architectural Energy Structural CalGreen Mechanical Wildland Urban Interface Plumbing Certified CASp Electrical Other: We have reviewed the following documents (Digital): X Plans X Energy Compliance Documents X Structural Calculations CalGreen Checklist – Not Applicable X Geotechnical Report Specifications X Geotechnical Review Letter Wildland Urban Interface X Truss Calculations CASp Documents Truss Review Letter Response to Comments Special Inspection Form X Other:SWCP Special items to note: Plans have been stamped by CSG. Environmental Health Services approval required. Special Inspection is required. Structural Observation is required. Valuation Please collect a plan review fee for hour(s) of plan check. Amount:$ Remarks: From:Christine Uhalde & Don Price, S.E. CSG Consultants 4400967 Page | 1 CITY OF SAN LUIS OBISPO BUILDING AND SAFETY DIVISION Date:February 7, 2023 Phone: 1.888.794.2016 Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066-2024, BLDG-0067-2024, BLDG0068-2024) Email: planreview@csgengr.com Address:3160 Johnson Ave. Jurisdiction No.:PLBLDG-0012-2024 INSTRUCTIONS AND INFORMATION FOR THE NEXT PLAN REVIEW Please resubmit (3) complete sets of revised hardcopy plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. For electronically submitted plans, please resubmit complete sets of revised digital plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. In addition to the below plan check comments, there may be additional comments from other departments and agencies having jurisdiction for this project (i.e. City of San Luis Obispo Planning, Public Works, Fire Prevention, etc.). PLAN CHECK COMMENTS 1. For electronically submitted plans, please resubmit a complete set of plans and documents upon every resubmittal. Any missing plan sheets, missing stamps and/or signatures (where required) may delay the review process. Response: ______________________________________________________________________ 2. Submit written responses addressing each plan review comments below and a summary of changes for any additional modifications. In each response, refer to specific detail or sheet, or specific page of the supporting documents. Show compliance with all comments within the construction documents. Response: ______________________________________________________________________ Architectural Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| A1. Sheet C: It appears that part of the parcel may be in a flood zone, please indicate on the cover sheet if the property is in a flood zone, if yes, specify the flood zone – additional comments may apply. Response: ______________________________________________________________________ A2. Multiple plan sheets have not been signed. Please provide a signature on each sheet from the individual responsible for the preparation of the sheet. CRC R106.1 & Business and Professions Code 5536.2. Response: ______________________________________________________________________ A3. Sheet C: Revise HVAC- note 1 to reflect current 2022 codes. Response: ______________________________________________________________________ A4. Sheet CN: Revise all 2019 code references to current 2022 codes. Response: ______________________________________________________________________ 4400967 Page | 2 A5. Sheet A-1 & A-2: The main dwelling and ADU must comply with the Aging-in Place Design: Provide notes and details for compliance with the applicable sections R327. - R327.1.1: Reinforcement for grab bars- At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with section R327. - R327.1.2: Electrical receptacle outlet, switch, and control heights- All controls intended to be used by occupants shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. - R327.1.4: Doorbell buttons or controls, shall not exceed 48” above exterior floor or landing, measured from the top of the doorbell button assembly. Response: ______________________________________________________________________ A6. Sheet A-1: Provide an elevation view with dimensions of the new fireplace. Ensure the dimensions of the mantle and hearth are consistent with CRC Chapter 10. Response: ______________________________________________________________________ A7. Sheet A-1: Any installed gas fireplace shall be a direct-vent sealed combustion type and shall also comply with applicable local ordinances per CGBC 4.503.1. Please submit specifications to verify compliance. Demonstrate where the exhaust will be routed to expel the combustion exhaust outside of the home. Response: ______________________________________________________________________ A8. Sheet A-1: If a factory-built fireplace is installed, it shall not have a continuously burning pilot light per CEnC 110.5, and shall have the following: - Closable metal or glass doors covering the entire opening of the firebox; and - A combustion air intake from the outside of the building, which is at least 6 square inches in area and equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device; and - A flue damper with a readily accessible control. - Shall be EPA Phase II Certified per local APCD Response: ______________________________________________________________________ A9. Sheet A-1: Please note that all shower stalls shall be minimum 1024 square inches and capable of encompassing a 30-inch circle per CPC 408.6. Response: ______________________________________________________________________ A10. Sheet A-1, A-2, A-8: Provide STC rating for floor ceiling assembly. Response: ______________________________________________________________________ A11. Sheet A-1, A-2, A-8: Provide detail for 1-hour wall separation and manufacturer’s specs for the products used. Response: ______________________________________________________________________ A12. Sheet A-1, A-8: Call out details 11/D-2 and 12/D-2 showing 5/8 Type X gypsum on the underside of the staircase on the plans. Response: ______________________________________________________________________ A13. Sheet A-1, A-2: Please provide safety glazing to windows in the bathroom if the glazing is in a wet surface and measured <60” vertically from the standing surface. CRC 308.4.5 Response: ______________________________________________________________________ A14. Sheet A-2: Please provide a minimum 22”x30” attic access opening for the main dwelling and ADU per CRC R807. Response: ______________________________________________________________________ A15. Sheet A-2: Please provide the door sizes for the ADU. Response: ______________________________________________________________________ 4400967 Page | 3 A16. Sheet A-4: Please revise the plans to specify a spark arrester. All chimneys attached to any appliance or fireplace that burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.2. Response: ______________________________________________________________________ A17. Sheet A-4: Chimneys shall extend not less than 2 feet higher than any portion of the building within 10 feet. Please demonstrate compliance with CRC 1003.9. Response: ______________________________________________________________________ A18. Sheet A-4, A-4.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” Response: ______________________________________________________________________ A19. Sheet A-8: Please call out all insulation values on the section plan in accordance with the Title-24 documents. Response: ______________________________________________________________________ A20. Sheet B-1 & B-1.1: The main dwelling and ADU must comply with the Aging-in Place Design: Provide notes and details for compliance with the applicable sections R327. - R327.1.1: Reinforcement for grab bars- At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with section R327. - R327.1.2: Electrical receptacle outlet, switch, and control heights- All controls intended to be used by occupants shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. - R327.1.4: Doorbell buttons or controls, shall not exceed 48” above exterior floor or landing, measured from the top of the doorbell button assembly. Response: ______________________________________________________________________ A21. Sheet B-1 & B-1.1: Please note that all shower stalls shall be minimum 1024 square inches and capable of encompassing a 30-inch circle per CPC 408.6. Response: ______________________________________________________________________ A22. Sheet B-1, B-1.1: Please provide safety glazing to windows in the bathroom if the glazing is in a wet surface and measured <60” vertically from the standing surface. CRC 308.4.5 Response: ______________________________________________________________________ A23. Sheet B-1.1: Please provide a minimum 22”x30” attic access opening for the ADU per CRC R807. Response: ______________________________________________________________________ A24. Sheet B-1.1: The 1-hour fire rated wall separating the main dwelling and ADU shall extend from the foundation to the underside of the roof sheathing. Provide a section detail showing compliance with CRC R302.2.3. Response: ______________________________________________________________________ A25. Sheet B-1: Provide an elevation view with dimensions of the new fireplace. Ensure the dimensions of the mantle and hearth are consistent with CRC Chapter 10. Response: ______________________________________________________________________ 4400967 Page | 4 A26. Sheet B-1: Any installed gas fireplace shall be a direct-vent sealed combustion type and shall also comply with applicable local ordinances per CGBC 4.503.1. Please submit specifications to verify compliance. Demonstrate where the exhaust will be routed to expel the combustion exhaust outside of the home. Response: ______________________________________________________________________ A27. Sheet B-1: If a factory-built fireplace is installed, it shall not have a continuously burning pilot light per CEnC 110.5, and shall have the following: - Closable metal or glass doors covering the entire opening of the firebox; and - A combustion air intake from the outside of the building, which is at least 6 square inches in area and equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device; and - A flue damper with a readily accessible control. - Shall be EPA Phase II Certified per local APCD Response: ______________________________________________________________________ A28. Sheet B-1: Provide STC rating for floor ceiling assembly. Response: ______________________________________________________________________ A29. Sheet B-1: Provide detail for 1-hour wall separation and manufacturer’s specs for the products used. Response: ______________________________________________________________________ A30. Sheet B-1, B-6: Call out details 11/D-2 and 12/D-2 showing 5/8 Type X gypsum on the underside of the staircase on the plans. Response: ______________________________________________________________________ A31. Sheet B-6: Please call out all insulation values on the section plan in accordance with the Title-24 documents. Response: ______________________________________________________________________ A32. Sheet B-3, B-3.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” Response: ______________________________________________________________________ Structural Plan Check Comments by |Don Price, donp@csgengr.com| S1. Sheet C. Update the soils report information per the soils report submitted for the project. The Soils report is dated 5/4/23 and appears to be a different number. Response: ______________________________________________________________________ S2. Provide a letter by the Geotechnical Engineer affirming that they have reviewed the project documents for understanding and conformance to the report recommendations. Please include / verify the subgrade preparation at the demolished house foundations, the design recommendation for expansive soil and the retaining walls and slopes. Response: ______________________________________________________________________ 4400967 Page | 5 S3. Provide calculations per the soils report design parameters dated 5/4/23. For example, the short period design spectral acceleration value (SDS) per the soils report is 0.774g. The calculations use 0.711g. Response: ______________________________________________________________________ S4. Calculations. Provide calculations for the retaining walls. Response: ______________________________________________________________________ S5 Calculations. Provide the lateral calculations for the wind load on the houses. Response: ______________________________________________________________________ S6 Wind Speed. Clarify the source of the wind speed used in the calculations. Response: ______________________________________________________________________ S7 Calculations. Please identify the computer program used in the calculations. Verify the programming formulation is per the CBC and ASCE 7-16. Response: ______________________________________________________________________ S8 Calculations. Provide free-body diagrams to clarify the location of the various structural elements identified in the calculations, such as M-1, B-1, B-5 etc. This would be for both vertical and lateral loading. Response: ______________________________________________________________________ S9. Calculations. Provide calculations for the shear walls on the first floor as well as the second floor. Response: ______________________________________________________________________ S10 Calculations. Provide the calculations and design details on the drawings for the hard lids such as at restrooms. Response: ______________________________________________________________________ S11. Sheet CN. Update the sheet to refer to the 2022 CBC and the various headings. Include the 2022 CBC fastener tables and other tables per the 2022 CBC. Response: ______________________________________________________________________ S12. A-6. Provide the length of all shear walls. For example, the shear walls along Line, Line C and others. Response: ______________________________________________________________________ S13. A-6. Add the Simpson strong wall to the shear wall schedule. Response: ______________________________________________________________________ S14. A-5. Provide the signature and date on the sheet. Response: ______________________________________________________________________ S15. Shear walls. Provide plans sheets with the shear walls identified on both floors. Include all wall lengths. Response: ______________________________________________________________________ S16. Strapping. Provide strapping details to connect the second story to the first story. Verify the load path from the roof to the foundations. Provide strapping and drags for the out of plane conditions at the wall lines. Response: ______________________________________________________________________ S17. Truss Calculations. Provide the engineer’s stamp on the truss calculations. Response: ______________________________________________________________________ S17. Ensure that the roof pitch in the architectural sheets match the roof pitch proposed in the truss calculations. Response: ______________________________________________________________________ 4400967 Page | 6 S18. Specify the required mechanical hardware connections on plan sheets for trusses with an uplift design force in excess of 700 lbs. Response: ______________________________________________________________________ S19. Simpson sheet SSW2. Sheet SSW1 refers to sheet SSW2 for details. Provide sheet SSW2. Response: ______________________________________________________________________ S20. Solar ready. Identify the solar ready areas on the roof drawings. Response: ______________________________________________________________________ S21. Provide roof sheathing plans. Response: ______________________________________________________________________ S22. Initiate the City of San Luis Obispo - Special Inspections Form that is available on their website. Special Inspections include soils and subgrade inspection. Special Inspection appears to include the strong wall anchors pending a review of sheet SSW2. Response: ______________________________________________________________________ Mechanical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| M1. Sheet A-3: The main dwelling has a gas range, please provide a kitchen hood that meets the CFM requirements per CEnC Table 150.0-G. a. The ADU has an electric range, please provide a kitchen hood that meets the CFM requirements. Response: ______________________________________________________________________ M2. Sheet A-3: All bathrooms require an exhaust system providing a minimum exhaust rate of 50 cfm per minute per CRC 303.3. Response: ______________________________________________________________________ M3. Sheet A-2: Provide source of combustion air for gas-fired appliances such as furnaces, clothes dryers, and water heaters or specify direct-vent type. If the source is not direct vent, please identify which method will be used to supply combustion air and provide calculations. CMC 701 Response: ______________________________________________________________________ M4. Sheet A-3: Specify the location of the required IAQ ventilation system for the ADU. Compliance may be shown with one continuously operating bath or laundry fan, or it may be on a switch if labeled clearly with the following text (or equivalent text), “This switch controls the indoor air quality ventilation for the home. Leave it on unless the outdoor air quality is poor.” CEnC 150.0(o)(1)(G)(iv) Response: ______________________________________________________________________ M5. Sheet A-3: Please show the location of all heating and cooling equipment. Response: ______________________________________________________________________ 4400967 Page | 7 M6. Sheet B-2 & B-3: The main dwelling has an electric range, please provide a kitchen hood that meets the CFM requirements per CEnC Table 150.0-G. b. The ADU has an electric range, please provide a kitchen hood that meets the CFM requirements. Response: ______________________________________________________________________ M7. Sheet B-2 & B-3: All bathrooms require an exhaust system providing a minimum exhaust rate of 50 cfm per minute per CRC 303.3. Response: ______________________________________________________________________ M8. Sheet B-1: Provide source of combustion air for gas-fired appliances such as furnaces, clothes dryers, and water heaters or specify direct-vent type. If the source is not direct vent, please identify which method will be used to supply combustion air and provide calculations. CMC 701 Response: ______________________________________________________________________ Plumbing Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| P1. Sheet 1: Please amend the utility plan to provide a gas line or isometric drawing to include, but not limited to, the following for both plans: - Total developed length of piping. - Pipe materials and gas table used for sizing. - Pipe size and length for each pipe segment. - All gas appliances and corresponding BTU/h demand load. (Note: A gas supply line with a capacity to provide a minimum of 200,000 BTU/h shall be provided to water heaters per CEnC 150.0(n)1D) Response: ______________________________________________________________________ Electrical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| E1. Sheet A-3: New construction requires ESS Ready requirements per CEnC 150.0(s): - At least one of the following shall be provided: a. ESS ready interconnection equipment with a minimum back-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or b. A dedicated raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)92). All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than 1 inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed-up load circuits.” - A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. - The main panel shall have a minimum busbar rating of 225A. - Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of power source. Response: ______________________________________________________________________ 4400967 Page | 8 E2. Sheet A-3: Please provide electrical load calculations in accordance with CEC Article 220.10, demonstrating the minimum service size required for the proposed residence. Response: ______________________________________________________________________ E3. Sheet A-3: The new main panel shall have a minimum busbar rating of 225 amps. [CEC 150.0(s)] New main electrical panels, main electrical panel change outs and upgrades require surge protection per CEC 230.67. Response: ______________________________________________________________________ E4. Sheet A-3: The “Office” on the first floor requires a smoke alarm per CRC 314.3. In addition, smoke alarms are to be installed outside each sleeping area in the immediate vicinity of the bedrooms. a. Otherwise, provide written confirmation from city planning stating the office is not to be considered a bedroom. If classified as a bedroom, revise the Title-24 document. Response: ______________________________________________________________________ E5. Sheet A-3: Please add note to plans to indicate that “Receptacles installed in a kitchen to serve countertop surfaces shall be supplied by not fewer than two small-appliance branch circuits, either or both of which shall also be permitted to supply receptacle outlets in the same kitchen and in other rooms specified in CEC Article 210.52(B)(1).Additional small-appliance branch circuits shall be permitted to supply receptacle outlets in the kitchen and other rooms specified in CEC Article 210.52(B)(1). No small-appliance branch circuit shall serve more than one kitchen.” Response: ______________________________________________________________________ E6. Sheet A-3: Please add note to plans to indicate that “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” in accordance with CEC Article 210.11(C)(2). Response: ______________________________________________________________________ E7. Sheet A-3: The subpanel for the ADU must be 100A minimum per CEC 230.79(c). Response: ______________________________________________________________________ E8. Sheet A-3: A smoke and carbon monoxide alarm are shown in the linen closet on the first floor, this location does not require smoke/carbon. Please remove the smoke alarm and relocate the carbon monoxide alarm. Response: ______________________________________________________________________ E9. Sheet A-3: Lighting in habitable spaces, including but not limited to living rooms, dining rooms, kitchens, and bedrooms, shall have dimming controls. CEnC Section 150.0(k)2f. Response: ______________________________________________________________________ E10. Sheet A-3: When gas piping to serve a clothes dryer is installed, the follow electric-ready requirements must be met per CEnC 150.0(v): - 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.” Response: ______________________________________________________________________ 4400967 Page | 9 E11. Sheet A-3: Systems using gas cooktop shall include the following per CEnC 150.0(u). Please note that this requirement applies when installing a gas range but is not required for gas ovens when installed as a separate appliance: - 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.” Response: ______________________________________________________________________ E12. A-3: Please show the additional required receptacles in the primary bedroom to comply with the outlet spacing requirements of CEC Article 210.52(C). Response: ______________________________________________________________________ E13. Sheet B-2: When gas piping to serve a clothes dryer is installed, the follow electric-ready requirements must be met per CEnC 150.0(v): - 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.” Response: ______________________________________________________________________ E14. Sheet B-2: New construction requires ESS Ready requirements per CEnC 150.0(s): - At least one of the following shall be provided: a. ESS ready interconnection equipment with a minimum back-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or b. A dedicated raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)92). All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than 1 inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed-up load circuits.” - A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. - The main panel shall have a minimum busbar rating of 225A. - Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of power source. Response: ______________________________________________________________________ E15. Sheet B-2: Please provide electrical load calculations in accordance with CEC Article 220.10, demonstrating the minimum service size required for the proposed residence. Response: ______________________________________________________________________ 4400967 Page | 10 E16. Sheet B-2: The new main panel shall have a minimum busbar rating of 225 amps. [CEC 150.0(s)] New main electrical panels, main electrical panel change outs and upgrades require surge protection per CEC 230.67. Response: ______________________________________________________________________ E17. Sheet B-2: Please add note to plans to indicate that “Receptacles installed in a kitchen to serve countertop surfaces shall be supplied by not fewer than two small-appliance branch circuits, either or both of which shall also be permitted to supply receptacle outlets in the same kitchen and in other rooms specified in CEC Article 210.52(B)(1).Additional small-appliance branch circuits shall be permitted to supply receptacle outlets in the kitchen and other rooms specified in CEC Article 210.52(B)(1). No small-appliance branch circuit shall serve more than one kitchen.” Response: ______________________________________________________________________ E18. Sheet B-2: Please add note to plans to indicate that “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” in accordance with CEC Article 210.11(C)(2). Response: ______________________________________________________________________ E19. Sheet B-2.1: The subpanel for the ADU must be 100A minimum per CEC 230.79(c). Response: ______________________________________________________________________ E20. Sheet B-2 & B-2.1: Lighting in habitable spaces, including but not limited to living rooms, dining rooms, kitchens, and bedrooms, shall have dimming controls. CEnC Section 150.0(k)2f. Response: ______________________________________________________________________ E21. Sheet B-2 & B-2.1: Identify the vacancy sensors in the new bathrooms and walk-in closets in accordance with CEnC Section 150.0(k)2e & 2l. Response: ______________________________________________________________________ E22. B-2: Please show installation of the required weather protected GFCI exterior receptacle outlet at the front of the residence in accordance with CEC Article 210.52(E)(1). Response: ______________________________________________________________________ E23. B-2.1: Equipment located in attic spaces shall comply with CMC 304.4 as follows: - The distance from the passageway access to the equipment shall not exceed 20 feet measured (for head height less than 6 feet) along the centerline of the passageway. - The passageway shall be unobstructed and shall have continuous solid flooring not less than 24 inches wide from the entrance opening to the equipment. - A level working platform not less than 30 inches in depth and width shall be provided in front of the service side of the equipment. - A permanent electrical receptacle outlet and lighting fixture controlled by a switch located at the required passageway opening shall be provided at or near the equipment. - A service access opening large enough for the largest piece of equipment to fit through and not less than 22 inches by 30 inches. Response: ______________________________________________________________________ 4400967 Page | 11 E24. B-2.1: Please show the additional required receptacles in the ADU to comply with the outlet spacing requirements of CEC Article 210.52(C). Response: ______________________________________________________________________ CalGreen Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| CG1. Sheets CG-1 & CG-2: Please provide the 2022 CalGreen Residential Mandatory Measures checklist and indicate Y, N/A, and the Responsible Party for each applicable measure on the Residential CalGreen Checklist. Response: ______________________________________________________________________ Energy Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| EN1. Sheet E-1: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 indicate 2217 SF for the main dwelling and 542 SF for the ADU for a total of 2759 SF; however, the cover sheet indicates 2529 SF for the main dwelling and 530 SF for the ADU for a total of 3059 SF. Please revise accordingly. Response: ______________________________________________________________________ EN2. Sheet E-1: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie board and bat siding, please coordinate exterior finishes with the energy report. Response: ______________________________________________________________________ EN3. Sheet E-1: The Title-24 documents indicate 10’ ceilings in the main dwelling; however, the elevation plan shows 9’ ceilings for both floors. Please revise the energy calculations accordingly. Response: ______________________________________________________________________ EN4. Sheet E-1: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet A-4 shows 4:12 and the section plan on sheet A-8 shows 6:12. Please revise accordingly. Response: ______________________________________________________________________ EN5. Sheet E-1: The Title-24 documents indicate an electric water heater; however, the plans show a gas water heater in the garage. Please revise accordingly. Response: ______________________________________________________________________ EN6. Complete and submit the energy choice acknowledgement form for all dwellings: https://www.slocity.org/home/showpublisheddocument/34343/638237130475430000 Response: ______________________________________________________________________ EN7. Sheet E-2: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 documents indicate 2529 SF for the main dwelling and 542 SF for the ADU for a total of 3071 SF; however, the cover sheet indicates 2416 SF for the main dwelling and 526 SF for the ADU for a total of 2942 SF. Please revise accordingly. Response: ______________________________________________________________________ 4400967 Page | 12 EN8. Sheet E-2: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie lap siding, please coordinate exterior finishes with the energy report. Response: ______________________________________________________________________ EN9. Sheet E-2: The Title-24 documents indicate 10’ ceilings in the lower floor; however, the elevation plan shows 9’ ceilings for both floors. Please revise the energy calculations accordingly. Response: ______________________________________________________________________ EN10. Sheet E-2: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet B-3 shows 4:12. Please revise accordingly. Response: ______________________________________________________________________ EN11. Sheet E-2: The Title-24 documents indicate an electric water heater; however, the plans show a gas water heater in the garage. Please revise accordingly. Response: ______________________________________________________________________ (End of Building Comments) Date: February 19, 2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. The following items need correction on the construction plans: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. h. 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. General 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . 11. Provide lot line dimensions and parkway dimension (distance from face of curb to property line). Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 12. Label existing above ground facilities in parkway, or add legend for symbols used. 13. Identify a dashed line within the driveway/utility/drainage easement: Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 or add TW elevations for all steps so finish grades can be verified on grading plan. 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information:  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. 31. It is not clear what the circled numbered notes refer to: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 6 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023, for additional information on a whether a Tree Removal Permit will be required. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 7 Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending response to comments and other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. 107 From:Hanh, Hannah Sent:Monday, March 4, 2024 12:15 PM To:Sam Oakley; Jordan Knauer Cc:Matt Cebulla Subject:RE: Arborist report 3160 Johnson Thanks Jordan and Sam. I am caught up in meetings and need to wrap up a few other items today. I will try to review the arborist report sometime tonight or tomorrow. Jordan – I’ll give you a call by end of day tomorrow with any initial thoughts or questions. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Sam Oakley <sam@oakleygroup.org> Sent: Thursday, February 29, 2024 1:43 PM To: Jordan Knauer <jordan@teamsweasey.com> Cc: Hanh, Hannah <hhanh@slocity.org>; Matt Cebulla <mtceb@yahoo.com> Subject: Re: Arborist report 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hanna, please let me know if you have any questions. On Thu, Feb 29, 2024 at 11:47 AM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah, Please see the attached arborist report. I have CC’d Sam Oakley, the arborist, on this thread. Lets discuss today if you have some time. Thanks, Jordan Knauer 108 Sent from my iPhone -- Sam Oakley, ISA Board Certified Master Arborist TRAQ ASCA Registered Consulting Arborist 415.407.6995 sam@oakleygroup.org www.oakleygroup.org 109 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, February 29, 2024 11:47 AM To:Hanh, Hannah Cc:sam@oakleygroup.org; Matt Cebulla Subject:Arborist report 3160 Johnson Attachments:Tree Protection Guidelines at 3160 Johnson Avenue, San Luis Obispo, CA - 02.28.24 2.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. ________________________________ Hello Hannah, Please see the attached arborist report. I have CC’d Sam Oakley, the arborist, on this thread. Lets discuss today if you have some time. Thanks, Jordan Knauer Sent from my iPhone Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 1 | Page Memorandum To: Jordan Knauer From: Sam Oakley Team Sweasey Master Arborist WE-9474B 1317 Chorro Street Consulting Arborist #556 San Luis Obispo, CA 93401 415.407.6995 jordan@teamsweasey.com sam@oakleygroup.org Subject: Tree Protection Guidelines at 3160 Johnson Avenue Date: February 28, 2024 Introduction We were asked to prepare an arborist report for the property at 3160 Johnson Avenue in San Luis Obispo, California. Four (4) new single-family residences are proposed to be built on the property. Currently, there is an unoccupied single-family residence. During the construction of the buildings, all the on-site trees are proposed to be removed. There are potential disturbances to several neighboring trees; however, these impacts will be minimal and can be mitigated by erecting tree protection. Images of the trees are contained in Exhibit 1 of this report. All neighboring trees are intended to be preserved. The arborist report contains the following required items: • Site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development (Fig. 1); • Information on location, species, health, canopy, and root zones of trees in the vicinity (Tab. 1); • Recommended measures for tree protection, nesting birds, etc. Tree Count & Composition There are twenty-one (21) existing trees on the subject property and the adjacent properties that may be affected by the proposed development: Twelve (12) existing trees are located on the subject property and are proposed for removal. These trees are low-value, unmaintained and/or volunteer individuals that will not contribute to the long-term aesthetics of the proposed development. Two (2) of these individuals (Trees 2 & 3) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 2 | Page Nine (9) neighboring trees may be affected by the proposed development, to what degree it is uncertain. Four (4) of these neighboring individuals (Trees 12, 14, 15, & 16) are considered regulated pursuant to Chapter 12.24.090 of the SLOMC. Trees 14, 15, & 16 are recommended to be removed because they are either dead or in an advanced state of decline. Figure 1: site plan that identifies all trees on the subject property and the adjacent properties that may be affected by the proposed development Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 3 | Page Table 1: information on location, species, health, canopy, and root zones of trees in the vicinity. Tree Protection Guidelines The following sections are to be referred to for Tree Protection Guidelines (TPG). Neighboring trees may incur impacts, the extent of the impacts cannot be determined at this time, but it is important to acknowledge that impacts may occur. All the trees that may be impacted by the proposed development will require protection. Overview of Tree Protection Guidelines The following is a brief overview of the tree protection guidelines for quick reference of critical activities within Tree Protection Zones (TPZ). • Set up perimeter fencing for the project, adjusting to accommodate the dripline of neighboring trees (Figs. 2 & 3); all on-site trees are to be removed. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 4 | Page Figure 2: Parcel 1 will need to have fencing setup at the dripline for the neighboring trees. Trees 15 & 16 are recommended for removal because they are rapidly declining. Figure 3: Parcel 3 will need to have fencing setup at the dripline for the neighboring trees. Tree 14 is recommended for removal because it is rapidly declining. 15 16 13 14 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 5 | Page Tree Protection Zone Neighboring Trees 13, 14, 15, 16, 17, & 18 to be preserved shall have a designated TPZ identifying the area sufficiently large enough to protect the tree and roots from disturbance. Work that is performed within this zone will require the contractor to contact the Project Arborist for guidance. Improvements or activities such as paving, utility, and irrigation trenching and other ancillary activities shall occur outside the TPZ, unless authorized by the Project Arborist. Unless otherwise specified, the protective fencing shall serve as the TPZ boundaries. Any improvements planned within the TPZ should be detailed on the Design Plans, e.g., installing retention basins, meters, backflows, valves. Improvements should be as far from the any tree trunk as possible. Activities prohibited within the TPZ include: • Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials on or around trees and roots. Poisonous materials include, but are not limited to, paint, petroleum products, concrete or stucco mix, dirty water or any other material which may be deleterious to tree health. • The use of tree trunks as a winch support, anchorage, as a temporary power pole, signposts, or other similar function. • Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other miscellaneous excavation without prior approval of the PA. • Soil disturbance or grade/drainage changes • Materials must not be stored, stockpiled, dumped, or buried inside the dripline of trees. • Excavated soil must not be piled or dumped, even temporarily, inside the TPZ of protected trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 6 | Page Tree Protection Fencing All trees to be preserved shall be protected with four (4) foot high brightly colored orange fencing. Fencing is to be mounted posts and/or stanchions. A closeable 36-inch entry section for servicing the TPZ shall be provided. Tree fencing shall be erected prior to demolition, grading or construction and remain in place until final inspection. TPZ should not be moved without the prior approval of the Project Arborist. TPZs are to remain throughout the entirety of the project. Warning signs shall be prominently displayed on each fence. No Trenching, Excavation or Equipment Use is planned withing the TPZs of the subject trees. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 7 | Page Assumptions and Limiting Conditions While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed, may result in adverse reaction. No assurance can be offered that if all the recommendations and precautionary measures are accepted and followed, the desired results will be achieved. Demolition and construction activity among and near trees is inherently contrary to tree welfare. The objective of these guidelines is to provide information useful in mitigating undesirable consequences resulting from uninformed or careless acts. If strict adherence to all recommendations is performed, we believe this project will be successful. The following are limitations to this report: • All information presented herein covers only the trees examined at the area of inspection, and reflects the condition observed of said trees at the time of inspection. • Observations were performed visually without probing, dissecting, coring, or excavation, unless noted above, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. • No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future. • No assurance can be offered that if the recommendation and precautionary measures are accepted and followed, that the desired results may be attained. • No responsibility is assumed for the methods used by any person or company executing the recommendations provided in this report. • The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on the retainer. • This report may not be reproduced in whole or part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted. • Should any part of this report be altered, damaged, corrupted, or lost, the entire evaluation shall be invalid. Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 8 | Page Exhibit 1 Figure 4: (clockwise from the top left) images of Trees 1 through 5. 1 2 3 4 5 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 9 | Page Figure 5: (clockwise from the top left) images of Trees 6 through 9. 6 7 8 9 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 10 | Page Figure 6: (clockwise from the top left) images of Trees 10 through 12. 10 11 12 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 11 | Page Figure 7: (clockwise from the top left) images of Trees 13 through 18. 13 14 15 16 17 18 16 Tree Protection Guidelines at 3160 Johnson Avenue San Luis Obispo, CA Jordan Knauer 12 | Page Figure 8: an image of Trees 19 through 21. 19 20 21 110 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, February 28, 2024 1:45 PM To:building Subject:Re: 3160 Johnson - Demo Permit Application Thank you! Sent from my iPhone On 28 Feb 2024, at 11:28 AM, building <building@slocity.org> wrote: Good morning Jordan, Not a problem, I just added the document to be reviewed with the other files. Have a great day! Erin Stanley Permit Technician I <image001.png> Community Development E EStanley@slocity.org T 805.781.7159 slocity.org <image002.png> <image003.png> <image004.png> <image005.png> <image006.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, February 28, 2024 10:47 AM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application I think I forgot to add So Cal Gas to the utility abandonment form... here it is. Thank you, Jordan Knauer On Fri, Feb 2, 2024 at 12:18 PM building <building@slocity.org> wrote: 111 Hey Jordan, Just saw them in there and pushed it through to it being in review. Permit number is Demo-0212-2024, with an estimated due date of 3/1/2024. Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, February 2, 2024 11:33 AM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application I didnt get an email but I saw it in the file. I just uploaded two documents separating the files. Let me know if that works. Thank you, Jordan Knauer On Fri, Feb 2, 2024 at 11:14 AM building <building@slocity.org> wrote: Hey Jordan, We did receive it but then you should’ve received a response requesting that we have the 8 x 11 documents separated from the actual plan sheets. Did you receive that email? Best, Nicole Monroe 112 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, February 2, 2024 10:11 AM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application Just confirming that you received my submittal for the demo permit application. Thank you, Jordan Knauer On Wed, Jan 31, 2024 at 12:38 PM building <building@slocity.org> wrote: Hey Jordan, It is through your online portal that you would need to setup. I’ve attached a guide on how you can get your portal account active. I’ve put the link below where you can register. https://infoslo.slocity.org/EnerGov_Prod/selfservice#/home Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 4:42 PM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application Can you send me the link to the location of the e review process? Thank you, Jordan Knauer 113 On Tue, Jan 30, 2024 at 4:20 PM building <building@slocity.org> wrote: Hey Jordan, We are soft launching our E-Review process, and this would be a great one to have put in the portal where you can create the permit. Let me know when you get it in there and I’ll take action on it and make sure everything is good on the submittal. Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 1:38 PM To: building <building@slocity.org> Subject: 3160 Johnson - Demo Permit Application This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, Please see the attached and let me know if you have any questions. <image007.jpg> Demo Permit File .pdf <image007.jpg> 114 Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 115 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, February 28, 2024 10:47 AM To:building Subject:Re: 3160 Johnson - Demo Permit Application Attachments:SLOUNIFLOW_CY Admin Copier iRC2225 Color_0643_001 (1) (002) (1).pdf Categories:Flex Day I think I forgot to add So Cal Gas to the utility abandonment form... here it is. Thank you, Jordan Knauer On Fri, Feb 2, 2024 at 12:18 PM building <building@slocity.org> wrote: Hey Jordan, Just saw them in there and pushed it through to it being in review. Permit number is Demo-0212-2024, with an estimated due date of 3/1/2024. Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, February 2, 2024 11:33 AM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application I didnt get an email but I saw it in the file. I just uploaded two documents separating the files. Let me know if that works. Thank you, Jordan Knauer 116 On Fri, Feb 2, 2024 at 11:14 AM building <building@slocity.org> wrote: Hey Jordan, We did receive it but then you should’ve received a response requesting that we have the 8 x 11 documents separated from the actual plan sheets. Did you receive that email? Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, February 2, 2024 10:11 AM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application Just confirming that you received my submittal for the demo permit application. Thank you, Jordan Knauer On Wed, Jan 31, 2024 at 12:38 PM building <building@slocity.org> wrote: Hey Jordan, It is through your online portal that you would need to setup. I’ve attached a guide on how you can get your portal account active. I’ve put the link below where you can register. https://infoslo.slocity.org/EnerGov_Prod/selfservice#/home 117 Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 4:42 PM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application Can you send me the link to the location of the e review process? Thank you, Jordan Knauer On Tue, Jan 30, 2024 at 4:20 PM building <building@slocity.org> wrote: Hey Jordan, We are soft launching our E-Review process, and this would be a great one to have put in the portal where you can create the permit. Let me know when you get it in there and I’ll take action on it and make sure everything is good on the submittal. Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 1:38 PM 118 To: building <building@slocity.org> Subject: 3160 Johnson - Demo Permit Application This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, Please see the attached and let me know if you have any questions. Demo Permit File .pdf Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 119 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, February 28, 2024 9:27 AM To:Hanh, Hannah Subject:3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Will you give me a call to discuss Johnson when you have a moment? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 120 From:building <building@slocity.org> Sent:Thursday, February 22, 2024 9:47 AM To:JORDAN@TEAMSWEASEY.COM Subject:3160 Johnson PLBLDG-00012-2024 Partial Comments Attachments:PLBLDG-0012-2024_CSG_Review_1 (1).pdf; PLBLDG-0012-2024_Review_v1 (1).docx Good morning Jordan, Attached are the requested digital copies of the first round of comments. As you know, we are still waiting on Hannah’s comments, and we will send them to you when she closes her review. Have a great day! Erin Stanley Permit Technician I Community Development E EStanley@slocity.org T 805.781.7159 slocity.org Stay connected with the City by signing up for e-notifications Letter of Transmittal 930 Fresno Street, Newman, CA 95360 www.csgengr.com phone 1.888.794.2016 To:City of San Luis Obispo Date:February 7, 2023 Review No:1st 919 Palm Street CSG No.:4400967 San Luis Obispo, CA. 93401 Jurisdiction No.:PLBLDG-0012-2024 Attn:Building Department Job Address:3160 Johnson Ave. Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066- 2024, BLDG-0067-2024, BLDG0068-2024) Status: Plan requires corrections. See attached list.Plan is ready for permit issuance for the following: Architectural Energy Structural CalGreen Mechanical Wildland Urban Interface Plumbing Certified CASp Electrical Other: We have reviewed the following documents (Digital): X Plans X Energy Compliance Documents X Structural Calculations CalGreen Checklist – Not Applicable X Geotechnical Report Specifications X Geotechnical Review Letter Wildland Urban Interface X Truss Calculations CASp Documents Truss Review Letter Response to Comments Special Inspection Form X Other:SWCP Special items to note: Plans have been stamped by CSG. Environmental Health Services approval required. Special Inspection is required. Structural Observation is required. Valuation Please collect a plan review fee for hour(s) of plan check. Amount:$ Remarks: From:Christine Uhalde & Don Price, S.E. CSG Consultants 4400967 Page | 1 CITY OF SAN LUIS OBISPO BUILDING AND SAFETY DIVISION Date:February 7, 2023 Phone: 1.888.794.2016 Job Description: 4 new single family homes with attached ADU´s - New Subdivision (each SFD has own permit #: BLDG-0065-2024, BLDG-0066-2024, BLDG-0067-2024, BLDG0068-2024) Email: planreview@csgengr.com Address:3160 Johnson Ave. Jurisdiction No.:PLBLDG-0012-2024 INSTRUCTIONS AND INFORMATION FOR THE NEXT PLAN REVIEW Please resubmit (3) complete sets of revised hardcopy plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. For electronically submitted plans, please resubmit complete sets of revised digital plans and supporting documents, with responses to the comment list to the City of San Luis Obispo Building counter. In addition to the below plan check comments, there may be additional comments from other departments and agencies having jurisdiction for this project (i.e. City of San Luis Obispo Planning, Public Works, Fire Prevention, etc.). PLAN CHECK COMMENTS 1. For electronically submitted plans, please resubmit a complete set of plans and documents upon every resubmittal. Any missing plan sheets, missing stamps and/or signatures (where required) may delay the review process. Response: ______________________________________________________________________ 2. Submit written responses addressing each plan review comments below and a summary of changes for any additional modifications. In each response, refer to specific detail or sheet, or specific page of the supporting documents. Show compliance with all comments within the construction documents. Response: ______________________________________________________________________ Architectural Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| A1. Sheet C: It appears that part of the parcel may be in a flood zone, please indicate on the cover sheet if the property is in a flood zone, if yes, specify the flood zone – additional comments may apply. Response: ______________________________________________________________________ A2. Multiple plan sheets have not been signed. Please provide a signature on each sheet from the individual responsible for the preparation of the sheet. CRC R106.1 & Business and Professions Code 5536.2. Response: ______________________________________________________________________ A3. Sheet C: Revise HVAC- note 1 to reflect current 2022 codes. Response: ______________________________________________________________________ A4. Sheet CN: Revise all 2019 code references to current 2022 codes. Response: ______________________________________________________________________ 4400967 Page | 2 A5. Sheet A-1 & A-2: The main dwelling and ADU must comply with the Aging-in Place Design: Provide notes and details for compliance with the applicable sections R327. - R327.1.1: Reinforcement for grab bars- At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with section R327. - R327.1.2: Electrical receptacle outlet, switch, and control heights- All controls intended to be used by occupants shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. - R327.1.4: Doorbell buttons or controls, shall not exceed 48” above exterior floor or landing, measured from the top of the doorbell button assembly. Response: ______________________________________________________________________ A6. Sheet A-1: Provide an elevation view with dimensions of the new fireplace. Ensure the dimensions of the mantle and hearth are consistent with CRC Chapter 10. Response: ______________________________________________________________________ A7. Sheet A-1: Any installed gas fireplace shall be a direct-vent sealed combustion type and shall also comply with applicable local ordinances per CGBC 4.503.1. Please submit specifications to verify compliance. Demonstrate where the exhaust will be routed to expel the combustion exhaust outside of the home. Response: ______________________________________________________________________ A8. Sheet A-1: If a factory-built fireplace is installed, it shall not have a continuously burning pilot light per CEnC 110.5, and shall have the following: - Closable metal or glass doors covering the entire opening of the firebox; and - A combustion air intake from the outside of the building, which is at least 6 square inches in area and equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device; and - A flue damper with a readily accessible control. - Shall be EPA Phase II Certified per local APCD Response: ______________________________________________________________________ A9. Sheet A-1: Please note that all shower stalls shall be minimum 1024 square inches and capable of encompassing a 30-inch circle per CPC 408.6. Response: ______________________________________________________________________ A10. Sheet A-1, A-2, A-8: Provide STC rating for floor ceiling assembly. Response: ______________________________________________________________________ A11. Sheet A-1, A-2, A-8: Provide detail for 1-hour wall separation and manufacturer’s specs for the products used. Response: ______________________________________________________________________ A12. Sheet A-1, A-8: Call out details 11/D-2 and 12/D-2 showing 5/8 Type X gypsum on the underside of the staircase on the plans. Response: ______________________________________________________________________ A13. Sheet A-1, A-2: Please provide safety glazing to windows in the bathroom if the glazing is in a wet surface and measured <60” vertically from the standing surface. CRC 308.4.5 Response: ______________________________________________________________________ A14. Sheet A-2: Please provide a minimum 22”x30” attic access opening for the main dwelling and ADU per CRC R807. Response: ______________________________________________________________________ A15. Sheet A-2: Please provide the door sizes for the ADU. Response: ______________________________________________________________________ 4400967 Page | 3 A16. Sheet A-4: Please revise the plans to specify a spark arrester. All chimneys attached to any appliance or fireplace that burns solid fuel shall be equipped with an approved spark arrester. All spark arresters shall have a 3/8” to ½” screen. CRC R1003.9.2. Response: ______________________________________________________________________ A17. Sheet A-4: Chimneys shall extend not less than 2 feet higher than any portion of the building within 10 feet. Please demonstrate compliance with CRC 1003.9. Response: ______________________________________________________________________ A18. Sheet A-4, A-4.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” Response: ______________________________________________________________________ A19. Sheet A-8: Please call out all insulation values on the section plan in accordance with the Title-24 documents. Response: ______________________________________________________________________ A20. Sheet B-1 & B-1.1: The main dwelling and ADU must comply with the Aging-in Place Design: Provide notes and details for compliance with the applicable sections R327. - R327.1.1: Reinforcement for grab bars- At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with section R327. - R327.1.2: Electrical receptacle outlet, switch, and control heights- All controls intended to be used by occupants shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. - R327.1.4: Doorbell buttons or controls, shall not exceed 48” above exterior floor or landing, measured from the top of the doorbell button assembly. Response: ______________________________________________________________________ A21. Sheet B-1 & B-1.1: Please note that all shower stalls shall be minimum 1024 square inches and capable of encompassing a 30-inch circle per CPC 408.6. Response: ______________________________________________________________________ A22. Sheet B-1, B-1.1: Please provide safety glazing to windows in the bathroom if the glazing is in a wet surface and measured <60” vertically from the standing surface. CRC 308.4.5 Response: ______________________________________________________________________ A23. Sheet B-1.1: Please provide a minimum 22”x30” attic access opening for the ADU per CRC R807. Response: ______________________________________________________________________ A24. Sheet B-1.1: The 1-hour fire rated wall separating the main dwelling and ADU shall extend from the foundation to the underside of the roof sheathing. Provide a section detail showing compliance with CRC R302.2.3. Response: ______________________________________________________________________ A25. Sheet B-1: Provide an elevation view with dimensions of the new fireplace. Ensure the dimensions of the mantle and hearth are consistent with CRC Chapter 10. Response: ______________________________________________________________________ 4400967 Page | 4 A26. Sheet B-1: Any installed gas fireplace shall be a direct-vent sealed combustion type and shall also comply with applicable local ordinances per CGBC 4.503.1. Please submit specifications to verify compliance. Demonstrate where the exhaust will be routed to expel the combustion exhaust outside of the home. Response: ______________________________________________________________________ A27. Sheet B-1: If a factory-built fireplace is installed, it shall not have a continuously burning pilot light per CEnC 110.5, and shall have the following: - Closable metal or glass doors covering the entire opening of the firebox; and - A combustion air intake from the outside of the building, which is at least 6 square inches in area and equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device; and - A flue damper with a readily accessible control. - Shall be EPA Phase II Certified per local APCD Response: ______________________________________________________________________ A28. Sheet B-1: Provide STC rating for floor ceiling assembly. Response: ______________________________________________________________________ A29. Sheet B-1: Provide detail for 1-hour wall separation and manufacturer’s specs for the products used. Response: ______________________________________________________________________ A30. Sheet B-1, B-6: Call out details 11/D-2 and 12/D-2 showing 5/8 Type X gypsum on the underside of the staircase on the plans. Response: ______________________________________________________________________ A31. Sheet B-6: Please call out all insulation values on the section plan in accordance with the Title-24 documents. Response: ______________________________________________________________________ A32. Sheet B-3, B-3.1: Demonstrate how the project will comply with community at risk of wildfire for ignition resistant construction per local ordinance. “R337.1.1 Establishment of limits. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of wildfire impacting the urban community. The City shall continue to enhance the fire safety and construction codes for new buildings to reduce the risk of urban fires that may result from wildfires. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A.” Response: ______________________________________________________________________ Structural Plan Check Comments by |Don Price, donp@csgengr.com| S1. Sheet C. Update the soils report information per the soils report submitted for the project. The Soils report is dated 5/4/23 and appears to be a different number. Response: ______________________________________________________________________ S2. Provide a letter by the Geotechnical Engineer affirming that they have reviewed the project documents for understanding and conformance to the report recommendations. Please include / verify the subgrade preparation at the demolished house foundations, the design recommendation for expansive soil and the retaining walls and slopes. Response: ______________________________________________________________________ 4400967 Page | 5 S3. Provide calculations per the soils report design parameters dated 5/4/23. For example, the short period design spectral acceleration value (SDS) per the soils report is 0.774g. The calculations use 0.711g. Response: ______________________________________________________________________ S4. Calculations. Provide calculations for the retaining walls. Response: ______________________________________________________________________ S5 Calculations. Provide the lateral calculations for the wind load on the houses. Response: ______________________________________________________________________ S6 Wind Speed. Clarify the source of the wind speed used in the calculations. Response: ______________________________________________________________________ S7 Calculations. Please identify the computer program used in the calculations. Verify the programming formulation is per the CBC and ASCE 7-16. Response: ______________________________________________________________________ S8 Calculations. Provide free-body diagrams to clarify the location of the various structural elements identified in the calculations, such as M-1, B-1, B-5 etc. This would be for both vertical and lateral loading. Response: ______________________________________________________________________ S9. Calculations. Provide calculations for the shear walls on the first floor as well as the second floor. Response: ______________________________________________________________________ S10 Calculations. Provide the calculations and design details on the drawings for the hard lids such as at restrooms. Response: ______________________________________________________________________ S11. Sheet CN. Update the sheet to refer to the 2022 CBC and the various headings. Include the 2022 CBC fastener tables and other tables per the 2022 CBC. Response: ______________________________________________________________________ S12. A-6. Provide the length of all shear walls. For example, the shear walls along Line, Line C and others. Response: ______________________________________________________________________ S13. A-6. Add the Simpson strong wall to the shear wall schedule. Response: ______________________________________________________________________ S14. A-5. Provide the signature and date on the sheet. Response: ______________________________________________________________________ S15. Shear walls. Provide plans sheets with the shear walls identified on both floors. Include all wall lengths. Response: ______________________________________________________________________ S16. Strapping. Provide strapping details to connect the second story to the first story. Verify the load path from the roof to the foundations. Provide strapping and drags for the out of plane conditions at the wall lines. Response: ______________________________________________________________________ S17. Truss Calculations. Provide the engineer’s stamp on the truss calculations. Response: ______________________________________________________________________ S17. Ensure that the roof pitch in the architectural sheets match the roof pitch proposed in the truss calculations. Response: ______________________________________________________________________ 4400967 Page | 6 S18. Specify the required mechanical hardware connections on plan sheets for trusses with an uplift design force in excess of 700 lbs. Response: ______________________________________________________________________ S19. Simpson sheet SSW2. Sheet SSW1 refers to sheet SSW2 for details. Provide sheet SSW2. Response: ______________________________________________________________________ S20. Solar ready. Identify the solar ready areas on the roof drawings. Response: ______________________________________________________________________ S21. Provide roof sheathing plans. Response: ______________________________________________________________________ S22. Initiate the City of San Luis Obispo - Special Inspections Form that is available on their website. Special Inspections include soils and subgrade inspection. Special Inspection appears to include the strong wall anchors pending a review of sheet SSW2. Response: ______________________________________________________________________ Mechanical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| M1. Sheet A-3: The main dwelling has a gas range, please provide a kitchen hood that meets the CFM requirements per CEnC Table 150.0-G. a. The ADU has an electric range, please provide a kitchen hood that meets the CFM requirements. Response: ______________________________________________________________________ M2. Sheet A-3: All bathrooms require an exhaust system providing a minimum exhaust rate of 50 cfm per minute per CRC 303.3. Response: ______________________________________________________________________ M3. Sheet A-2: Provide source of combustion air for gas-fired appliances such as furnaces, clothes dryers, and water heaters or specify direct-vent type. If the source is not direct vent, please identify which method will be used to supply combustion air and provide calculations. CMC 701 Response: ______________________________________________________________________ M4. Sheet A-3: Specify the location of the required IAQ ventilation system for the ADU. Compliance may be shown with one continuously operating bath or laundry fan, or it may be on a switch if labeled clearly with the following text (or equivalent text), “This switch controls the indoor air quality ventilation for the home. Leave it on unless the outdoor air quality is poor.” CEnC 150.0(o)(1)(G)(iv) Response: ______________________________________________________________________ M5. Sheet A-3: Please show the location of all heating and cooling equipment. Response: ______________________________________________________________________ 4400967 Page | 7 M6. Sheet B-2 & B-3: The main dwelling has an electric range, please provide a kitchen hood that meets the CFM requirements per CEnC Table 150.0-G. b. The ADU has an electric range, please provide a kitchen hood that meets the CFM requirements. Response: ______________________________________________________________________ M7. Sheet B-2 & B-3: All bathrooms require an exhaust system providing a minimum exhaust rate of 50 cfm per minute per CRC 303.3. Response: ______________________________________________________________________ M8. Sheet B-1: Provide source of combustion air for gas-fired appliances such as furnaces, clothes dryers, and water heaters or specify direct-vent type. If the source is not direct vent, please identify which method will be used to supply combustion air and provide calculations. CMC 701 Response: ______________________________________________________________________ Plumbing Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| P1. Sheet 1: Please amend the utility plan to provide a gas line or isometric drawing to include, but not limited to, the following for both plans: - Total developed length of piping. - Pipe materials and gas table used for sizing. - Pipe size and length for each pipe segment. - All gas appliances and corresponding BTU/h demand load. (Note: A gas supply line with a capacity to provide a minimum of 200,000 BTU/h shall be provided to water heaters per CEnC 150.0(n)1D) Response: ______________________________________________________________________ Electrical Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| E1. Sheet A-3: New construction requires ESS Ready requirements per CEnC 150.0(s): - At least one of the following shall be provided: a. ESS ready interconnection equipment with a minimum back-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or b. A dedicated raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)92). All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than 1 inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed-up load circuits.” - A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. - The main panel shall have a minimum busbar rating of 225A. - Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of power source. Response: ______________________________________________________________________ 4400967 Page | 8 E2. Sheet A-3: Please provide electrical load calculations in accordance with CEC Article 220.10, demonstrating the minimum service size required for the proposed residence. Response: ______________________________________________________________________ E3. Sheet A-3: The new main panel shall have a minimum busbar rating of 225 amps. [CEC 150.0(s)] New main electrical panels, main electrical panel change outs and upgrades require surge protection per CEC 230.67. Response: ______________________________________________________________________ E4. Sheet A-3: The “Office” on the first floor requires a smoke alarm per CRC 314.3. In addition, smoke alarms are to be installed outside each sleeping area in the immediate vicinity of the bedrooms. a. Otherwise, provide written confirmation from city planning stating the office is not to be considered a bedroom. If classified as a bedroom, revise the Title-24 document. Response: ______________________________________________________________________ E5. Sheet A-3: Please add note to plans to indicate that “Receptacles installed in a kitchen to serve countertop surfaces shall be supplied by not fewer than two small-appliance branch circuits, either or both of which shall also be permitted to supply receptacle outlets in the same kitchen and in other rooms specified in CEC Article 210.52(B)(1).Additional small-appliance branch circuits shall be permitted to supply receptacle outlets in the kitchen and other rooms specified in CEC Article 210.52(B)(1). No small-appliance branch circuit shall serve more than one kitchen.” Response: ______________________________________________________________________ E6. Sheet A-3: Please add note to plans to indicate that “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” in accordance with CEC Article 210.11(C)(2). Response: ______________________________________________________________________ E7. Sheet A-3: The subpanel for the ADU must be 100A minimum per CEC 230.79(c). Response: ______________________________________________________________________ E8. Sheet A-3: A smoke and carbon monoxide alarm are shown in the linen closet on the first floor, this location does not require smoke/carbon. Please remove the smoke alarm and relocate the carbon monoxide alarm. Response: ______________________________________________________________________ E9. Sheet A-3: Lighting in habitable spaces, including but not limited to living rooms, dining rooms, kitchens, and bedrooms, shall have dimming controls. CEnC Section 150.0(k)2f. Response: ______________________________________________________________________ E10. Sheet A-3: When gas piping to serve a clothes dryer is installed, the follow electric-ready requirements must be met per CEnC 150.0(v): - 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.” Response: ______________________________________________________________________ 4400967 Page | 9 E11. Sheet A-3: Systems using gas cooktop shall include the following per CEnC 150.0(u). Please note that this requirement applies when installing a gas range but is not required for gas ovens when installed as a separate appliance: - 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.” Response: ______________________________________________________________________ E12. A-3: Please show the additional required receptacles in the primary bedroom to comply with the outlet spacing requirements of CEC Article 210.52(C). Response: ______________________________________________________________________ E13. Sheet B-2: When gas piping to serve a clothes dryer is installed, the follow electric-ready requirements must be met per CEnC 150.0(v): - 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.” Response: ______________________________________________________________________ E14. Sheet B-2: New construction requires ESS Ready requirements per CEnC 150.0(s): - At least one of the following shall be provided: a. ESS ready interconnection equipment with a minimum back-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or b. A dedicated raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)92). All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than 1 inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed-up load circuits.” - A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. - The main panel shall have a minimum busbar rating of 225A. - Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of power source. Response: ______________________________________________________________________ E15. Sheet B-2: Please provide electrical load calculations in accordance with CEC Article 220.10, demonstrating the minimum service size required for the proposed residence. Response: ______________________________________________________________________ 4400967 Page | 10 E16. Sheet B-2: The new main panel shall have a minimum busbar rating of 225 amps. [CEC 150.0(s)] New main electrical panels, main electrical panel change outs and upgrades require surge protection per CEC 230.67. Response: ______________________________________________________________________ E17. Sheet B-2: Please add note to plans to indicate that “Receptacles installed in a kitchen to serve countertop surfaces shall be supplied by not fewer than two small-appliance branch circuits, either or both of which shall also be permitted to supply receptacle outlets in the same kitchen and in other rooms specified in CEC Article 210.52(B)(1).Additional small-appliance branch circuits shall be permitted to supply receptacle outlets in the kitchen and other rooms specified in CEC Article 210.52(B)(1). No small-appliance branch circuit shall serve more than one kitchen.” Response: ______________________________________________________________________ E18. Sheet B-2: Please add note to plans to indicate that “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” in accordance with CEC Article 210.11(C)(2). Response: ______________________________________________________________________ E19. Sheet B-2.1: The subpanel for the ADU must be 100A minimum per CEC 230.79(c). Response: ______________________________________________________________________ E20. Sheet B-2 & B-2.1: Lighting in habitable spaces, including but not limited to living rooms, dining rooms, kitchens, and bedrooms, shall have dimming controls. CEnC Section 150.0(k)2f. Response: ______________________________________________________________________ E21. Sheet B-2 & B-2.1: Identify the vacancy sensors in the new bathrooms and walk-in closets in accordance with CEnC Section 150.0(k)2e & 2l. Response: ______________________________________________________________________ E22. B-2: Please show installation of the required weather protected GFCI exterior receptacle outlet at the front of the residence in accordance with CEC Article 210.52(E)(1). Response: ______________________________________________________________________ E23. B-2.1: Equipment located in attic spaces shall comply with CMC 304.4 as follows: - The distance from the passageway access to the equipment shall not exceed 20 feet measured (for head height less than 6 feet) along the centerline of the passageway. - The passageway shall be unobstructed and shall have continuous solid flooring not less than 24 inches wide from the entrance opening to the equipment. - A level working platform not less than 30 inches in depth and width shall be provided in front of the service side of the equipment. - A permanent electrical receptacle outlet and lighting fixture controlled by a switch located at the required passageway opening shall be provided at or near the equipment. - A service access opening large enough for the largest piece of equipment to fit through and not less than 22 inches by 30 inches. Response: ______________________________________________________________________ 4400967 Page | 11 E24. B-2.1: Please show the additional required receptacles in the ADU to comply with the outlet spacing requirements of CEC Article 210.52(C). Response: ______________________________________________________________________ CalGreen Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| CG1. Sheets CG-1 & CG-2: Please provide the 2022 CalGreen Residential Mandatory Measures checklist and indicate Y, N/A, and the Responsible Party for each applicable measure on the Residential CalGreen Checklist. Response: ______________________________________________________________________ Energy Plan Check Comments by |Christine Uhalde, christineu@csgengr.com| EN1. Sheet E-1: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 indicate 2217 SF for the main dwelling and 542 SF for the ADU for a total of 2759 SF; however, the cover sheet indicates 2529 SF for the main dwelling and 530 SF for the ADU for a total of 3059 SF. Please revise accordingly. Response: ______________________________________________________________________ EN2. Sheet E-1: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie board and bat siding, please coordinate exterior finishes with the energy report. Response: ______________________________________________________________________ EN3. Sheet E-1: The Title-24 documents indicate 10’ ceilings in the main dwelling; however, the elevation plan shows 9’ ceilings for both floors. Please revise the energy calculations accordingly. Response: ______________________________________________________________________ EN4. Sheet E-1: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet A-4 shows 4:12 and the section plan on sheet A-8 shows 6:12. Please revise accordingly. Response: ______________________________________________________________________ EN5. Sheet E-1: The Title-24 documents indicate an electric water heater; however, the plans show a gas water heater in the garage. Please revise accordingly. Response: ______________________________________________________________________ EN6. Complete and submit the energy choice acknowledgement form for all dwellings: https://www.slocity.org/home/showpublisheddocument/34343/638237130475430000 Response: ______________________________________________________________________ EN7. Sheet E-2: The square footage on the Title-24 documents is not consistent with the data on the cover sheet. The Title-24 documents indicate 2529 SF for the main dwelling and 542 SF for the ADU for a total of 3071 SF; however, the cover sheet indicates 2416 SF for the main dwelling and 526 SF for the ADU for a total of 2942 SF. Please revise accordingly. Response: ______________________________________________________________________ 4400967 Page | 12 EN8. Sheet E-2: The Title-24 documents show 3-coat stucco for the exterior; however, the elevation plan shows Hardie lap siding, please coordinate exterior finishes with the energy report. Response: ______________________________________________________________________ EN9. Sheet E-2: The Title-24 documents indicate 10’ ceilings in the lower floor; however, the elevation plan shows 9’ ceilings for both floors. Please revise the energy calculations accordingly. Response: ______________________________________________________________________ EN10. Sheet E-2: The Title-24 documents indicate a 6:12 roof rise; however, the elevation view on sheet B-3 shows 4:12. Please revise accordingly. Response: ______________________________________________________________________ EN11. Sheet E-2: The Title-24 documents indicate an electric water heater; however, the plans show a gas water heater in the garage. Please revise accordingly. Response: ______________________________________________________________________ (End of Building Comments) Date: February 19, 2024 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3160 Johnson Ave. Project Name 3160 Johnson Ave. Application Number PLBLDG-0012-2024 Review of 4 single family residences Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 2 Engineering Development Review Phil Dowty pdowty@slocity.org Phone (949) 283-2270 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) The following items are required prior to building permit issuance: 1. Provide a written response to each comment referencing sheet number, detail or other pertinent information so that modifications can be easily found. 2. Based on the SWCP submitted, add the following Stormwater Compliance Block to the cover sheet and fill in the appropriate information: 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 (fill in the blank). Sheet ______  PR 2 Water Quality Treatment through use of ___________________ Sheet ______  PR 3 Runoff Retention through use of _________________________ Sheet ______  PR 4 Peak Management through use of _________________________ Sheet ______ Stormwater Control Plan by__________________ dated___________________ 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. 3. Please add Application Number to “Project Information” and remove reference to “Building Pad” under Requirement 1, for minimized compaction. 4. There is significant amount of color line-work on the plans. If plans are plotted in black/white the different line-types will be lost. Provide a response to explain if all printing will be in color, if not, replace color lines with unique line types that will come through with black/white printing. 5. Add Conditions of Approval to plans, include tentative map and any other planning/Architectural Review COA. Also, provide a list on the cover sheet of other related entitlement permits, including tentative map, that relate to this application. The following items need correction on the construction plans: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 3 6. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated August 2020.) b. A separate encroachment permit is required for any work in the public right-of-way, within city easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. c. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. 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. h. 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. General 7. Add the Surveyor to the “Project Team”. 8. Add a Vicinity Map to the cover sheet show the project location. 9. Provide a letter from the soils engineer, or signed statement on the plans, stating that the project plans have been reviewed and have been found to be in conformance with recommendations in the report. Sheet E 10. Add available existing contours and spot elevations to the existing topography . 11. Provide lot line dimensions and parkway dimension (distance from face of curb to property line). Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 4 12. Label existing above ground facilities in parkway, or add legend for symbols used. 13. Identify a dashed line within the driveway/utility/drainage easement: Utility Plan 14. Proposed utilities and some existing services are provided, however show and identify all existing and proposed wet and dry utilities. Identify pipe size and material for existing sewer and water mains in Johnson Avenue – Water Main is 10” PVC-C900; Sewer Main is 6” VCP. Identify existing water meter size (5/8” meter). 15. Call out the existing 3/4” water meter size on the site plan. Verify the existing water service lateral will support the new meters and sprinklers – it will likely need to be replaced. 16. Existing sewer lateral is 4” and will need to be replaced with a 6” lateral. 17. Identify appropriate City Standard Drawings for new water meters/services, new sewer lateral. 18. Show pipe material for new private sewer and water services. 19. Note on the utility plan that the water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 20. Address removal, capping of existing utilities services as appropriate. Add contact information for utility companies. Sheet 1.2 – Wall Profiles 21. Add a clear note on the plan to indicate that no work is to be performed on adjacent property. 22. Based on available images there is an existing pool in the proximity of the rear property line where a 7ft vertical cut is proposed. Provide a note on the plan for the contractor to notify adjacent owners of excavations for retaining walls 10 days prior to excavation. See CBC 3307.1 for noticing requirements. 23. Wall sections graphically show property line however please add a dimension from face of wall to property line. 24. Some top of wall (TW) elevations are shown in profile, add a note to indicate all steps are 8”, or 6” Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 5 or add TW elevations for all steps so finish grades can be verified on grading plan. 25. Add wall stations shown in plan view to profiles. Show all beginning/end of wall stations and horizontal angle points. Sheet C-1 Grading and Drainage Plan 1. Provide grading and drainage information to include the following information:  Add a general drainage and grading note to indicate exposed earth adjacent to foundation to be 8” (min) below finish floor, or untreated wood (CBC2304.12.1.2 & CRCR317.1.2). Improved surface to be 2” below weep screed (CBC2512.12 & CRC 703.12.2); minimum slope away from foundation to be 5% (dirt), or 2% (improved surface) (CBC1804.4 & CRCR401.3).  Finish grade elevations are provided at foundation, however many are too high relative to finish floor per above requirements.  Show landings at all doors with FS elevations. Minimum requirements for finish grading at foundation: 26. Identify minimum slope for earth swales; add top of grate and pipe invert elevations for all drain inlets. 27. Controlled overflow in needs to be identified for ponding basins. Overflow should not discharge over sidewalks and City Standard under sidewalk drain to be identified. 28. Provide construction note or detail for end of pipe discharge to basins. Provide velocity dissipation. 29. Show roof downspouts outlets and show non-erosive discharge (splash blocks) to landscaped areas or swale. 30. Clearly identify removal of existing site walls (construction note “10”) for all frontage walls shown in red. 31. It is not clear what the circled numbered notes refer to: Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 6 32. Each unit has a new concrete walk identified, this is not identified on the landscape plans, please confirm: 33. A site-specific detail for the driveway apron may be required, or an easement for public pedestrian use on private property provided. I did not find an existing easement that addresses this: 34. Damaged and broken sidewalk along property frontage to be replaced, City Standard Dwg 4110. Limits of repair to be determined by field inspection by City. Add note to plan indicating limits of sidewalk repair to be determined by City Inspector. Trees Regulations 35. Sheet E shows existing trees and species and identifies some for removal, other trees are shown but not addresses. Clearly identify all existing trees and sizes, species and indicate “remove” or “protect”. Reference City Standard Specifications (section 77-1.03(2)(a) for trees to be protected. You may visit the City’s website at to review the tree removal requirements: https://www.slocity.org/home/showpublisheddocument/30726/637616938097600000 Also, contact the City Arborist, Anthony Whipple 805.781.7023, for additional information on a whether a Tree Removal Permit will be required. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 7 Fees / Addressing Vanessa Nichols vnichols@slocity.org Phone 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Address for new lots will be provided at map recordation. New address will need to be added to plans. Currently no action required. 2. Note a separate building permit will be issued for each residence. No action required. 3. Please provide total linear feet of retaining walls. 4. Please note the location and size of water meters and water services for each parcel. 5. Final fees pending response to comments and other department reviews. Utilities Department Ryan Beech Rbeech@slocity.org and (805) 781-7033 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check If you have questions on the above items, please contact Wastewater Collection Supervisor, Ryan Beech, 805-781- 7033, or by e-mail: Rbeech@slocity.org The existing sewer lateral shall be replaced or repaired per Chapter 13.08.610. Private Sewer Laterals - Required Repairs. 1. Upon receipt of the lateral inspection report pursuant to subsection 13.08.590, Paragraph 1.a., 1.b., and 1.c., the City will determine whether the lateral inspection report indicates any deficiencies in the operation of the private sewer lateral and, thereafter, shall provide the owner a determination on required repairs. The City shall provide the determination of required repairs within seven business days after receipt of the inspection report. Required repairs may include a requirement that the lateral be replaced altogether and may include the installation of cleanouts and backwater valves if those devices are otherwise required by City Engineering Standards and Specifications. Such work shall be done according to standards in the latest edition of the Unified Plumbing Code and City Engineering Standards and Specifications. 2. Obligations of the Owner. The owner shall complete all corrective action to the satisfaction of the City, and if a building permit is required for the repairs, the owner shall obtain the requisite building permit and a final permit inspection and approval of the relevant building official. Plan Check Review #1 3160 Johnson Ave. PLBLDG-0012-2024 Page 8 Planning Hannah Hanh (805) 781-7432 | hhanh@slocity.org ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Under the “Project Data” section of the plans, please identify the two associated Planning Applications for this project – (1) ARCH-0361-2023 (Development Review for the single-family residences) and (2) SBDV-0362-2023 (Tentative Parcel Map for the flexible lot subdivision). 2. Please note that the associated Planning Applications are pending review and final decision. If approved, address the following comments: a. Include copies of the approval letters as sheets in the construction drawings. In addition, provide written responses to each of the conditions, code requirements, etc. in the margins of the requirements. b. Plans submitted for this building permit application shall be in substantial conformance with the plans and tentative map approved for ARCH-0361-2023 and SBDV-0362-2023, respectively. 3. Additional comments may be forthcoming based on final approvals for ARCH-0361-2023 and SBDV- 0362-2023. 121 From:Hanh, Hannah Sent:Tuesday, February 13, 2024 4:55 PM To:Jordan Knauer Subject:RE: 3160 Johnson Hi Jordan, Thanks for the follow up. When you are working with the arborist, please make sure the report includes the following: - Site plan that identifies all trees (on the subject property and adjacent properties) that may be affected by the proposed development - Information on location, species, health, canopy, and root zones of trees in the vicinity - Recommended measures for tree protection, nesting birds, etc. This arborist report would be the basis to determine whether revisions need to be made to the project plans to ensure that no damage would occur to trees on the neighbors’ properties. It is fairly simple for me to schedule the project for the next subdivision hearing and there is open availability in the next few months, so you don’t have to worry about being placed on the schedule right now. Sincerely, Hannah From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, February 13, 2024 1:04 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I met with an arborist today. He said I should have the report by next week. Given that information, may we schedule our next hearing since it takes about a month? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com 122 www.teamsweasey.com DRE#: 02041698 123 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, February 8, 2024 5:12 PM To:Hanh, Hannah Subject:Re: 02/12 MS Hearing - 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Awesome thank you! Sent from my iPhone On 8 Feb 2024, at 4:56 PM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, The agenda and staff report for the Minor Subdivision hearing can be found here. As mentioned, this hearing would be limited to the review of the Tentative Parcel Map for the flexible lot design subdivision. Instead of at City Hall, the hearing will be held at our office at 919 Palm in Conference Room 1 (same room as when I met with you, your father, and Matt in December). Similar to the ARC meeting, you will have the opportunity to speak and answer any questions from the Hearing Officer on the project. You do not need to prepare any materials. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications 124 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, February 8, 2024 10:36 AM To:Nichols, Vanessa Cc:Hanh, Hannah; MATT CEBULLA Subject:3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Vanessa, As you may know, we passed ARC on Monday. I am just confirming that the entire project is in review and that we should receive all comments back by February 21st. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 125 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, February 5, 2024 3:17 PM To:Hanh, Hannah Subject:Fwd: renderings Attachments:render 1.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. I know it is a bit late, but we have some additional renderings if you think this will be helpful. We do not have a presentation planned outside of the questions ARC will be asking for. Thank you, Jordan Knauer ---------- Forwarded message --------- From: Matt Cebulla <mtceb@yahoo.com> Date: Mon, Feb 5, 2024 at 3:10 PM Subject: renderings To: Jordan Knauer <jordan@teamsweasey.com> please see attached Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com 126 From:building <building@slocity.org> Sent:Friday, February 2, 2024 12:18 PM To:Jordan Knauer Subject:RE: 3160 Johnson - Demo Permit Application Hey Jordan, Just saw them in there and pushed it through to it being in review. Permit number is Demo-0212-2024, with an estimated due date of 3/1/2024. Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, February 2, 2024 11:33 AM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application I didnt get an email but I saw it in the file. I just uploaded two documents separating the files. Let me know if that works. Thank you, Jordan Knauer On Fri, Feb 2, 2024 at 11:14 AM building <building@slocity.org> wrote: Hey Jordan, We did receive it but then you should’ve received a response requesting that we have the 8 x 11 documents separated from the actual plan sheets. Did you receive that email? Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, February 2, 2024 10:11 AM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application Just confirming that you received my submittal for the demo permit application. 127 Thank you, Jordan Knauer On Wed, Jan 31, 2024 at 12:38 PM building <building@slocity.org> wrote: Hey Jordan, It is through your online portal that you would need to setup. I’ve attached a guide on how you can get your portal account active. I’ve put the link below where you can register. https://infoslo.slocity.org/EnerGov_Prod/selfservice#/home Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 4:42 PM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application Can you send me the link to the location of the e review process? Thank you, Jordan Knauer On Tue, Jan 30, 2024 at 4:20 PM building <building@slocity.org> wrote: Hey Jordan, 128 We are soft launching our E-Review process, and this would be a great one to have put in the portal where you can create the permit. Let me know when you get it in there and I’ll take action on it and make sure everything is good on the submittal. Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 1:38 PM To: building <building@slocity.org> Subject: 3160 Johnson - Demo Permit Application This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, Please see the attached and let me know if you have any questions. Demo Permit File .pdf Thank you, Jordan Knauer Team Sweasey Keller Williams 129 (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 130 From:Hanh, Hannah Sent:Thursday, February 1, 2024 2:15 PM To:Jordan Knauer Subject:RE: ARC Meeting Hi Jordan, Thanks for following up. Here is a link to the 02/05 ARC Agenda. The project at 3160 Johnson (see item 4a for the staff report and project plans attachment) is the only hearing item on Monday night. There are a few discussion items (related to the building finishes and form, and retaining wall) that are highlighted for the ARC’s discussion. However, it is their discretion if they want to provide any recommended changes (it’s possible that they find the project consistent as proposed and does not recommend changes). The hearing item will start out with my presentation of the project. Afterwards, you will have the opportunity to speak as well (with or without a presentation). The ARC will ask questions of staff and you (as the applicant), if they have any. Public comment will also be opened. Once staff, you, and the public have had a chance to speak, the ARC will deliberate amongst themselves and finalize any recommendations. If you are looking to speak with a presentation, please email me a copy by Monday morning at 10:00 am. We will have it set up for you at the hearing that night. Also, one neighbor has confirmed attendance for the hearing. We have not received any letters on the item so far. I’ll let you know if anything comes in prior to the hearing. Let me know if you have any questions. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, February 1, 2024 1:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: ARC Meeting This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. 131 Hello Hannah, I look forward to the ARC meeting on Monday. Should I prepare anything on my end? Is it expected that I say anything for a St aff Level Review? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 132 From:building Sent:Wednesday, January 31, 2024 12:39 PM To:Jordan Knauer Subject:RE: 3160 Johnson - Demo Permit Application Attachments:InfoSlo Portal Guide.pdf Hey Jordan, It is through your online portal that you would need to setup. I’ve attached a guide on how you can get your portal account active. I’ve put the link below where you can register. https://infoslo.slocity.org/EnerGov_Prod/selfservice#/home Best, Nicole Monroe From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 4:42 PM To: building <building@slocity.org> Subject: Re: 3160 Johnson - Demo Permit Application Can you send me the link to the location of the e review process? Thank you, Jordan Knauer On Tue, Jan 30, 2024 at 4:20 PM building <building@slocity.org> wrote: Hey Jordan, We are soft launching our E-Review process, and this would be a great one to have put in the portal where you can create the permit. Let me know when you get it in there and I’ll take action on it and make sure everything is good on the submittal. Best, Nicole Monroe 133 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 30, 2024 1:38 PM To: building <building@slocity.org> Subject: 3160 Johnson - Demo Permit Application This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, Please see the attached and let me know if you have any questions. Demo Permit File .pdf Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 InfoSLO Online Portal Quick Reference Guide Rev 05/23/22 Overview The essential purpose of the InfoSLO online portal is to allow citizens to interact with the EnerGov permit tracking and land management system. InfoSLO will allow the public to look up permit details, pay fees, and schedule building inspections. Getting Started with InfoSLO Access InfoSLO from any web browser by visiting: infoslo.slocity.org Searching Permits, Plans, or Inspections Without Logging In Citizens may click on to search for Permit, Plans, or Inspection information: 1. From the Search window fill in as many fields as needed (not all fields need to be utilized).  All of part of Permit/Plan/Inspection number.  Project Name.  Select Permit or Plan Type from drop-down.  All or part of Address.  Date(s). 2. Click Search for results. 3. Click Advanced to hide the search criteria. 4. Click Reset to clear the search criteria. Logging Into InfoSLO Follow these steps to log in to InfoSLO: 1. First time users, click Register Here to register as a member. 2. Enter your email address. You will receive a confirmation email. Click Confirm in the email to navigate back to InfoSLO registration site. 3. Click Register (you will only have to register once). 4. If no existing contact is found for you, complete the Personal Info fields (those w/ red asterisks are required). 5. Enter your password choice for the InfoSLO site. 6. Choose an Address type, then click the ‘I am not a robot’ box, then click Submit. 7. Once completed, click Login. Dashboard Logged in users will see their permits, plans, and inspections organized by status, plus unpaid invoices. Status Categories Attention (Permits/Plans): List of Plans or Permits with this status, and the reason they need your attention. Pending (Permits/Plans): List of Plans or Permits with Pending status. Active (Permits): List of Permit numbers with Active status. Denied (Plans): List of Plan numbers that have been applied for and denied (w/ reason). Draft (Permits/Plans): List of Permits or Plans that have been saved, but not submitted for review. These drafts may be incomplete, and action may resume at any point in time. They may also be deleted from this screen if they are no longer needed. Recent (Permits/Plans): List of Permits or Plans recently submitted. Scheduled (Inspections): List of Inspections Case Numbers with Requested Date and Scheduled Date. Closed (Inspections): Inspections that have been closed. Use Drop-down arrow to choose your search choice Click any status cards to view the complete list of items with that status Click View My list to see all items City of San Luis Obispo InfoSLO Quick Reference Guide Page 2 of 2 Invoices InfoSLO users can access invoices that are paid, voided, or unpaid. Invoices can be added to the integrated electronic shopping cart that allows citizens to view, add, pay, or remove invoices, and displays single or multiple cases associated with each invoice.  By clicking on Add To Cart oval to the right of Current, Past due, or Total invoices, the citizen will be able to access the Shopping Cart screen where all invoices are listed.  The citizen may access the Invoice by clicking on the Invoice Number or they may access the Case by clicking on the Case Number.  To remove an Invoice from the Shopping Cart, the citizen may click Remove to the right of the invoice.  To checkout, click on the Check Out oval to the right of the screen. This will take you to a payment screen to complete the payment for the invoice(s). Applying for a Plan or Permit 1. Under the Apply menu, you can apply for Permits and Plans (click All to see complete list). Users can begin to apply for cases and resume the application process later. 2. Choose from the Permits or Plans choices listed. 3. In the Apply for Permit/Plan screen, complete the required details. 4. Location: Either choose Address and search for then Add address, or choose Parcel and enter APN, search and check Action check box to select Search Associated Address, select address check box and click Add Selected. 5. Contacts: Registrant contact will be added by default. Click Add Contact + and search for or enter manually any additional contacts’ information. Click Submit. 6. Attachments: Click Add Attachment + open a file browsing window. 7. Save Draft: Click if information is incomplete and needs to be finished later. Click on Draft status circle in Dashboard to resume the Plan/Permit later. 8. Next: Click to be taken to Additional Information page. 9. Submit: Click to submit the application if no other fields are required. Scheduling Inspections After Permit Issuance 1. Click on the Permit Number of the permit you want to schedule an inspection for. 2. In the Permit window, click Inspections tab. 3. From the list of Remaining Inspections near the bottom, click the Action box for the inspection you are requesting. 4. Click Request Inspection at bottom of page. 5. Next, enter Contact information, Requested Date, and any Comments, then click Submit. 6. The inspection information and green check will pop up if successfully requested. Paying Fees 1. From the Plan or Permit of your choice, click on the Fees tab. 2. You will see the list of Remaining Fees and Paid Fees, with Invoice numbers next to the fee name. 3. Click on the Dashboard tab in black banner at top of screen to return to Dashboard, then navigate to Invoices at bottom of page. Each invoice in list will show Primary Fees, Misc Fees, Payments, Attachments, Contacts, and Add to Cart. View My Permits, My Plans, or My Inspections 1. Use the View tab at top of the Dashboard. 2. Click My Permits, My Plans or one of the Inspection options (Existing/Request/Today’s). 3. Use Display drop-down to filter the types of cases shown and click on the Sort drop-down to sort by feature column. 4. Use the page navigation buttons to move between pages. Map The INFOSLO integrated map allows for powerful searches, pinned results, and applying for cases. Type partial or complete addresses and click the magnifying glass. Results show associated Parcel, Owner and Permit/Plan/Inspections. You can also click the icon, then click on a parcel of last to see search results- which can be filtered. 134 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, January 18, 2024 10:31 AM To:Nichols, Vanessa Subject:Re: 3160 Johnson Hello Vanessa, Is it possible for you to give me a call regarding the fees between 12PM - 1:30PM or from 4PM - 5PM? I would like to pay over the phone because I'm at a conference in San Diego. Thank you, Jordan Knauer 805-540-9573 On Wed, Jan 17, 2024 at 3:19 PM Nichols, Vanessa <vnichols@slocity.org> wrote: Hi Jordan, I need for a complete digital submittal to be sent to the Building Department email building@slocity.org. I believe Matt was going to take care of this when he got back to his office this afternoon after submitting your project here at the office. I have attached the intake fees for this project. We will need to collect the fees so that we can get the project into the plan review process. You of course can come to the office during open office hours to pay or we can get a credit card over the phone from you. Let me know what you prefer. Let me know if you have any questions about needs to be done. Thank you. Vanessa Nichols Building Permit Services Supervisor Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 135 E vnichols@slocity.org T 805.781.7588 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, January 17, 2024 10:29 AM To: Nichols, Vanessa <vnichols@slocity.org> Subject: Fwd: 3160 Johnson Hello Vanessa, Please see the plan set for fees. Thanks so much!! Jordan Knauer Sent from my iPhone Begin forwarded message: From: Matt Cebulla <mtceb@yahoo.com> Date: 16 January 2024 at 5:55:42 PM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Subject: Re: 3160 Johnson Hi Jordan attached is the latest set Cebulla Associates 171 N. 13th. St. Suite B 136 Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Tuesday, January 16, 2024 at 04:38:22 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Thank you! Yes please send the fees in advance. Sent from my iPhone On 16 Jan 2024, at 4:34 PM, Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. 137 Vanessa Nichols Building Permit Services Supervisor <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? Also can i submit on line thru the portal? Thank You Matt 138 Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson 139 Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson 140 Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson 141 This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 142 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, January 18, 2024 10:23 AM To:building Subject:3160 Johnson LLC Project Submittal Attachments:4 UNIT PLAN SET 01-16-24.pdf Categories:TIMECARD DUE This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Please see the attached building document submittal for 3160 Johnson. Matt Cebulla may have already submitted on my behalf, but if not, here you go! Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 7.PERMANENT EROSION CONTROL MEASURES SHALL BE FULLY ESTABLISHED TO THE SATISFACTION OF THE CITY ENGINEER OR HIS REPRESENTATIVE PRIOR TO FINAL SIGN-OFF BY THE ENGINEERING DIVISION. - STREET SWEEPING AND VACUUMING SSV EROSION CONTROL LEGEND CW - CONCRETE WASHOUT AREA - SAND BAGS - FIBER ROLL - CONSTRUCTION ENTRANCE SSV CW 25' 5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8" 12'SETBACK PLANE LINE12' 25' 5'10' 11'PROPERTY LINESETBACK PLANE LINE13' 5'10'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE13'7"24.95' SETBACK PLANE LINEAVERAGE NATURAL GRADE 383.70' FLOOR ELEV 385.0'24.6'plate line floor line existing grade 381.5' retaining wall LINE12' 25' 5'10' 11'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE17'-8" 7' 12'SETBACK PLANE LINE9'-0" 143 From:Nichols, Vanessa Sent:Wednesday, January 17, 2024 3:19 PM To:Jordan Knauer Cc:MATT CEBULLA Subject:RE: 3160 Johnson Attachments:Intake Fees - 3160 Johnson Ave Hi Jordan, I need for a complete digital submittal to be sent to the Building Department email building@slocity.org. I believe Matt was going to take care of this when he got back to his office this afternoon after submitting your project here at the office. I have attached the intake fees for this project. We will need to collect the fees so that we can get the project into the plan review process. You of course can come to the office during open office hours to pay or we can get a credit card over the phone from you. Let me know what you prefer. Let me know if you have any questions about needs to be done. Thank you. Vanessa Nichols Building Permit Services Supervisor Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, January 17, 2024 10:29 AM To: Nichols, Vanessa <vnichols@slocity.org> Subject: Fwd: 3160 Johnson Hello Vanessa, Please see the plan set for fees. Thanks so much!! Jordan Knauer Sent from my iPhone Begin forwarded message: From: Matt Cebulla <mtceb@yahoo.com> Date: 16 January 2024 at 5:55:42 PM GMT-8 144 To: Jordan Knauer <jordan@teamsweasey.com> Subject: Re: 3160 Johnson Hi Jordan attached is the latest set Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Tuesday, January 16, 2024 at 04:38:22 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Thank you! Yes please send the fees in advance. Sent from my iPhone On 16 Jan 2024, at 4:34 PM, Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. Vanessa Nichols Building Permit Services Supervisor 145 <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? Also can i submit on line thru the portal? Thank You Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 146 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner 147 <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, 148 Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 NOTE: The file attached to this email was corrupt and cannot be produced. Eric Wooten, City of San Luis Obispo Patalegal 02-18-2026 149 From:Nichols, Vanessa Sent:Wednesday, January 17, 2024 11:16 AM To:Jordan Knauer Cc:Matt Cebulla; Hanh, Hannah Subject:RE: 3160 Johnson Yes, please include this with both physical submittal and digital. Thank you. Vanessa Nichols Building Permit Services Supervisor Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, January 17, 2024 10:40 AM To: Nichols, Vanessa <vnichols@slocity.org> Cc: Matt Cebulla <mtceb@yahoo.com>; Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Hello All, Please see the attached hold harmless letter. If it needs to be printed out for submittal, Matt will you do so? Thank you, Jordan Knauer On Tue, Jan 16, 2024 at 4:34 PM Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. 150 Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. Vanessa Nichols Building Permit Services Supervisor Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? Also can i submit on line thru the portal? Thank You Matt 151 Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> 152 Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts 153 On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. 154 Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 155 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, January 17, 2024 10:40 AM To:Nichols, Vanessa Cc:Matt Cebulla; Hanh, Hannah Subject:Re: 3160 Johnson Attachments:HOLD_HARMLESS_LETTER_-_BUILDING_ONLY_PERMIT_(3160_JOHNSON) (1).pdf Hello All, Please see the attached hold harmless letter. If it needs to be printed out for submittal, Matt will you do so? Thank you, Jordan Knauer On Tue, Jan 16, 2024 at 4:34 PM Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. Vanessa Nichols Building Permit Services Supervisor 156 Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? Also can i submit on line thru the portal? Thank You Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com 157 On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. 158 When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. 159 Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 160 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 HOLD HARMLESS LETTER – BUILDING ONLY PERMIT Date: ______________ To: Michael Loew, Chief Building Official City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 Re: Hold Harmless Letter For: _____________________________________ Building Permit No.: _____________________________________ APN: _____________________________________ Address: _____________________________________ Project Description: _____________________________________ Dear Mr. Loew: We would like to submit a Building Permit application prior to receiving a decision for the Minor Development Review and Tentative Parcel Map applications (ARCH-0361-2023, SBDV-0362-2023). We understand and hereby acknowledge that these applications are pending review by the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer. We also acknowledge that the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer may require changes and/or modifications to the building plans during review of these applications. Those changes and/or modifications may require revisions or resubmittal of plans and specifications, in whole or in part, and that such resubmittals may require additional time and fees for processing. We wholly assume the responsibility for the requested Building Permit submittal and accept any costs required to alter the plans to make it in conformance with plans approved as part of the Minor Development Review and Tentative Parcel Map applications. We therefore agree to bear any time, costs, or additional fees necessary for any required revisions and agree to hold the City harmless for such changes and resulting fees. We further acknowledge that if the Minor Development Review and Tentative Parcel Map applications are not approved or are withdrawn for any reason, the Building Permit application shall become void. Acknowledgement: ____________________ ___________________ ______________________ Applicant Name Signature Phone ____________________ ___________________ ______________________ Owner Name Signature Phone DocuSign Envelope ID: 45B484F9-FBB0-4683-B721-5FAAC3D7AEBE JORDAN KNAUER Building 4 new SFR JORDAN KNAUER 3160 Johnson Ave, San Luis Obispo, CA 93405 1/17/2024 | 10:36 AM PST 805-540-9573 Jordan Knauer 161 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, January 17, 2024 10:40 AM To:Nichols, Vanessa Cc:Matt Cebulla; Hanh, Hannah Subject:Re: 3160 Johnson Attachments:HOLD_HARMLESS_LETTER_-_BUILDING_ONLY_PERMIT_(3160_JOHNSON) (1).pdf Hello All, Please see the attached hold harmless letter. If it needs to be printed out for submittal, Matt will you do so? Thank you, Jordan Knauer On Tue, Jan 16, 2024 at 4:34 PM Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. Vanessa Nichols Building Permit Services Supervisor 162 Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? Also can i submit on line thru the portal? Thank You Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com 163 On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. 164 When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. 165 Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 166 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 HOLD HARMLESS LETTER – BUILDING ONLY PERMIT Date: ______________ To: Michael Loew, Chief Building Official City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 Re: Hold Harmless Letter For: _____________________________________ Building Permit No.: _____________________________________ APN: _____________________________________ Address: _____________________________________ Project Description: _____________________________________ Dear Mr. Loew: We would like to submit a Building Permit application prior to receiving a decision for the Minor Development Review and Tentative Parcel Map applications (ARCH-0361-2023, SBDV-0362-2023). We understand and hereby acknowledge that these applications are pending review by the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer. We also acknowledge that the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer may require changes and/or modifications to the building plans during review of these applications. Those changes and/or modifications may require revisions or resubmittal of plans and specifications, in whole or in part, and that such resubmittals may require additional time and fees for processing. We wholly assume the responsibility for the requested Building Permit submittal and accept any costs required to alter the plans to make it in conformance with plans approved as part of the Minor Development Review and Tentative Parcel Map applications. We therefore agree to bear any time, costs, or additional fees necessary for any required revisions and agree to hold the City harmless for such changes and resulting fees. We further acknowledge that if the Minor Development Review and Tentative Parcel Map applications are not approved or are withdrawn for any reason, the Building Permit application shall become void. Acknowledgement: ____________________ ___________________ ______________________ Applicant Name Signature Phone ____________________ ___________________ ______________________ Owner Name Signature Phone DocuSign Envelope ID: 45B484F9-FBB0-4683-B721-5FAAC3D7AEBE JORDAN KNAUER Building 4 new SFR JORDAN KNAUER 3160 Johnson Ave, San Luis Obispo, CA 93405 1/17/2024 | 10:36 AM PST 805-540-9573 Jordan Knauer 167 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, January 17, 2024 10:29 AM To:Nichols, Vanessa Subject:Fwd: 3160 Johnson Attachments:4 UNIT PLAN SET 01-16-24.pdf Hello Vanessa, Please see the plan set for fees. Thanks so much!! Jordan Knauer Sent from my iPhone Begin forwarded message: From: Matt Cebulla <mtceb@yahoo.com> Date: 16 January 2024 at 5:55:42 PM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Subject: Re: 3160 Johnson Hi Jordan attached is the latest set Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Tuesday, January 16, 2024 at 04:38:22 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Thank you! Yes please send the fees in advance. Sent from my iPhone On 16 Jan 2024, at 4:34 PM, Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, 168 You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. Vanessa Nichols Building Permit Services Supervisor <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? 169 Also can i submit on line thru the portal? Thank You Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit 170 the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one 171 concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 7.PERMANENT EROSION CONTROL MEASURES SHALL BE FULLY ESTABLISHED TO THE SATISFACTION OF THE CITY ENGINEER OR HIS REPRESENTATIVE PRIOR TO FINAL SIGN-OFF BY THE ENGINEERING DIVISION. - STREET SWEEPING AND VACUUMING SSV EROSION CONTROL LEGEND CW - CONCRETE WASHOUT AREA - SAND BAGS - FIBER ROLL - CONSTRUCTION ENTRANCE SSV CW 25' 5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8" 12'SETBACK PLANE LINE12' 25' 5'10' 11'PROPERTY LINESETBACK PLANE LINE13' 5'10'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE13'7"24.95' SETBACK PLANE LINEAVERAGE NATURAL GRADE 383.70' FLOOR ELEV 385.0'24.6'plate line floor line existing grade 381.5' retaining wall LINE12' 25' 5'10' 11'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE17'-8" 7' 12'SETBACK PLANE LINE9'-0" 172 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, January 16, 2024 4:40 PM To:Nichols, Vanessa Cc:Matt Cebulla; Hanh, Hannah Subject:Re: 3160 Johnson Matt, please email the updated plans. Thank you, Jordan Knauer Sent from my iPhone On 16 Jan 2024, at 4:38 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Thank you! Yes please send the fees in advance. Sent from my iPhone On 16 Jan 2024, at 4:34 PM, Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. Vanessa Nichols Building Permit Services Supervisor <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org 173 <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? Also can i submit on line thru the portal? Thank You Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. 174 Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> 175 <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications 176 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 177 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, January 16, 2024 4:38 PM To:Nichols, Vanessa Cc:Matt Cebulla; Hanh, Hannah Subject:Re: 3160 Johnson Thank you! Yes please send the fees in advance. Sent from my iPhone On 16 Jan 2024, at 4:34 PM, Nichols, Vanessa <vnichols@slocity.org> wrote: Hi, You can put all four on one plan set and we will have four separate permit applications, one for each house. You will need to provide precise grading for each house. Also, in putting all four on one plan set all four of the permits will need to be pulled/issued at the same time. If you don’t want to do this submitting them each separately would be the best plan. We are not yet taking submittals via the portal. We will have you submit three sets of plans and then provide a digital version. Intake fees will be due at time of submittal. If you would like, you can email me the four building applications and I can provide you with the intake fees in advance. Let me know if you have any additional questions. Vanessa Nichols Building Permit Services Supervisor <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E vnichols@slocity.org T 805.781.7588 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Matt Cebulla <mtceb@yahoo.com> Sent: Friday, January 12, 2024 3:20 PM 178 To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Hi Hannh and Vanessa, I'm preparing the construction documents for building permit review and was wondering how it needs to be submitted? Can we submit all 4 lots 2 building types as one plan set or do we need to break it up into 4 submittals ? Also can i submit on line thru the portal? Thank You Matt Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com On Friday, January 12, 2024 at 12:29:42 PM PST, Jordan Knauer <jordan@teamsweasey.com> wrote: Sent from my iPhone Begin forwarded message: From: "Hanh, Hannah" <hhanh@slocity.org> Date: 12 January 2024 at 11:10:21 AM GMT-8 To: Jordan Knauer <jordan@teamsweasey.com> Cc: "Nichols, Vanessa" <vnichols@slocity.org> Subject: RE: 3160 Johnson Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson 179 Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson 180 Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, 181 Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 182 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, January 12, 2024 12:26 PM To:Hanh, Hannah Cc:Nichols, Vanessa Subject:Re: 3160 Johnson Great, thanks! Sent from my iPhone On 12 Jan 2024, at 11:10 AM, Hanh, Hannah <hhanh@slocity.org> wrote: Since your project includes four SFRs (one on each future parcel), you will have multiple permit numbers/applications to account for each one. You can submit the building permit applications for all four SFRs, and each application will be limited to one plan check. Unless there is an appeal, the limitation of one concurrent plan check should not affect your overall timeline because the permit review time frame will overlap with the scheduled hearing/decision dates for the entitlements. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Friday, January 12, 2024 10:49 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson Okay, thank you. So to clarify, I will be submitting the entire plan set but only one building will be reviewed? On Fri, Jan 12, 2024 at 10:42 AM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, 183 Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. 184 Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams 185 (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 186 From:Hanh, Hannah Sent:Friday, January 12, 2024 10:43 AM To:Jordan Knauer Cc:Nichols, Vanessa Subject:RE: 3160 Johnson Attachments:HOLD HARMLESS LETTER - BUILDING ONLY PERMIT (3160 JOHNSON).pdf Hi Jordan, Since the time frame for the first plan check will overlap with the project’s scheduled hearing/decision dates in early February, staff is agreeable to one concurrent building permit review. When you are ready to submit to Building next week, please complete and include the attached hold harmless letter. FYI – City offices are closed on Monday for the MLK holiday. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, January 9, 2024 3:55 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: Re: 3160 Johnson Thank you, Hannah! Appreciate all your efforts On Tue, Jan 9, 2024 at 3:51 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the follow up. I hope you had a Happy New Year as well. 187 Most reviewers have drafted their conditions for the project. Based on my review of the conditions so far, I do not see any major concerns with one concurrent review. Let me review the rest of the conditions that should be drafted by later this week and I’ll connect with the Deputy Director. I’ll follow up with you by Friday to let you know if staff is agreeable to a permit submittal next week. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, January 8, 2024 3:10 PM To: Hanh, Hannah <hhanh@slocity.org> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer 188 Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 HOLD HARMLESS LETTER – BUILDING ONLY PERMIT Date: ______________ To: Michael Loew, Chief Building Official City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 Re: Hold Harmless Letter For: _____________________________________ Building Permit No.: _____________________________________ APN: _____________________________________ Address: _____________________________________ Project Description: _____________________________________ Dear Mr. Loew: We would like to submit a Building Permit application prior to receiving a decision for the Minor Development Review and Tentative Parcel Map applications (ARCH-0361-2023, SBDV-0362-2023). We understand and hereby acknowledge that these applications are pending review by the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer. We also acknowledge that the Architectural Review Commission, Community Development Director, and Administrative Hearing Officer may require changes and/or modifications to the building plans during review of these applications. Those changes and/or modifications may require revisions or resubmittal of plans and specifications, in whole or in part, and that such resubmittals may require additional time and fees for processing. We wholly assume the responsibility for the requested Building Permit submittal and accept any costs required to alter the plans to make it in conformance with plans approved as part of the Minor Development Review and Tentative Parcel Map applications. We therefore agree to bear any time, costs, or additional fees necessary for any required revisions and agree to hold the City harmless for such changes and resulting fees. We further acknowledge that if the Minor Development Review and Tentative Parcel Map applications are not approved or are withdrawn for any reason, the Building Permit application shall become void. Acknowledgement: ____________________ ___________________ ______________________ Applicant Name Signature Phone ____________________ ___________________ ______________________ Owner Name Signature Phone 189 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, January 8, 2024 3:10 PM To:Hanh, Hannah Subject:3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, Happy New Year. I hope you enjoyed your time off and had a nice trip. I just wanted to follow up to see if we can submit next week. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 190 From:Rob Rose <rtrose12@gmail.com> Sent:Friday, December 29, 2023 9:07 AM To:Lateral Inspections Cc:Colleen Clarke; Jordan Knauer; Dakota Bailey; Christina Peay Subject:18 Villa Ct - Lateral Inspection Attachments:Invoice_2913_from_Action_Rooter.pdf; 18 Villa Ct, SLO - Sewer Inspection Report copy.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi there, Please see the attached sewer lateral inspection report for 18 Villa Ct in SLO, which we have in escrow. Please let us know if there is anything else you need on this one. Thanks! Colleen and Rob I sincerely appreciate your business and your referrals. To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. 191 ---------- Forwarded message --------- From: Action Rooter <invoices@actionrooterplumbing.com> Date: Fri, Dec 29, 2023 at 8:02 AM Subject: Invoice 2913 from Action Rooter To: <rtrose12@gmail.com> INVOICE 2913 To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. Action Rooter DUE 01/13/2024 $250.00 Review and pay Powered by QuickBooks Dear Rob Rose, Here's your invoice! We appreciate your prompt payment. Video Link: https://youtu.be/wG-95VAI6Kg Thanks for your business! Action Rooter Action Rooter 3940 Broad St., suite 7424 San Luis Obispo, CA 93401 (805)541-1333 Invoices@actionrooterplumbing.com www.ActionRooterPlumbing.com 192 If you receive an email that seems fraudulent, please check with the business owner before paying. To help protect your priv acy, Microsoft Office prevented automatic download of this picture from the Internet. © Intuit, Inc. All rights reserved. Privacy | Security | Terms of Service PRIVATE SEWER LATERAL INSPECTION REPORT From City of San Luis Obispo Municipal Code Section 13.08.395 Available online at https://sanluisobispo.municipal.codes/Code/13.08.395 Property Address (or Addresses): Inspection Date: Inspection Method: Closed Circuit Television (CCTV) Company Name/Point of Contact: Phone Number/Email Address: Lateral Length (in feet): Lateral Material: Installation date (if known): Lateral Age (if known): Describe deficiencies (if any): Plumber/Contractor Signature: License # of Plumber/Contractor: Property Owner Signature: Property Owner interest in participating in City Wastewater Flow Offset Program* YES NO *If Property Owner indicates “Yes” City would include address on eligibility list for Wastewater Flow Offset Mitigation requirement. City of San Luis Obispo Contact: For all sewer lateral inquires and inspection submittals please email: Lateralinspections@slocity.org More information on the City’s Private Sewer Lateral Requirements and the Wastewater Flow Offset Program is available at the Utilities Department Website: www.slowater.com Remit to: Action Rooter 3940 Broad St., suite 7424 San Luis Obispo, CA 93401 Action Rooter 3940 Broad St., suite 7424 San Luis Obispo, CA 93401 (805)541-1333 Invoices@actionrooterplumbing.com www.ActionRooterPlumbing.com INVOICE BILL TO Rob Rose Compass Realty INVOICE #2913 DATE 12/29/2023 DUE DATE 01/13/2024 TERMS Net 15 SERVICE ADDRESS 18 Villa Cy., SLO DATE ACTIVITY AMOUNT 12/28/2023 Camera - San Luis Obispovideo link: https://youtu.be/wG-95VAI6Kg, 1 @ $250.00 250.00 video link: https://youtu.be/wG-95VAI6Kg BALANCE DUE $250.00 193 From:Hanh, Hannah Sent:Wednesday, December 13, 2023 10:22 AM To:Jordan Knauer Cc:rudadc; mtceb@yahoo.com; Subject:RE: 3160 Johnson Path Forward Great – thanks Jordan. I’ll see you at 2:00 pm tomorrow. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, December 13, 2023 9:33 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: rudadc <rudadc@sbcglobal.net>; mtceb@yahoo.com; Subject: Re: 3160 Johnson Path Forward Hello Hannah, Apologies on timing. 2PM works for us on Thursday. Thank you, Jordan Knauer On Tue, Dec 12, 2023 at 9:15 PM Hanh, Hannah <hhanh@slocity.org> wrote: I want to clarify that I am available before 3:00 pm on Thursday (not at 3:00 pm). Please let me know when you are able to come. For the Development Review application, the ARC reviews and provides a recommendation to the CDD Director who will then make the final decision. For the Subdivision application, the CDD Director is also the decisionmaker. The City Council does not review and act on these applications. 194 Leading up to a hearing, there is a minimum of 3-4 weeks’ time for preparation of the staff report and public notices. Therefore, the hearing is generally scheduled at least a month out from when the applications are deemed complete. In this case, there are no hearings at the last two weeks of the year due to the holidays. Please note City offices will close starting 12/22 through 01/01, and reopen on 01/02. When we return, staff will prepare for the next available hearing dates, which are in early February. From: rudadc <rudadc@sbcglobal.net> Sent: Monday, December 11, 2023 8:05 PM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org> Cc: mtceb@yahoo.com; Subject: Re: 3160 Johnson Path Forward So both the city council meeting and the arc meeting that were both scheduled this week are canceled and they're rescheduling 2 months from now? Is the director authorized to handle the decision making in the interim? -------- Original message -------- From: Jordan Knauer <jordan@teamsweasey.com> Date: 12/11/23 6:43 PM (GMT-08:00) To: "Hanh, Hannah" <hhanh@slocity.org> Cc: rudadc@sbcglobal.net, mtceb@yahoo.com, Subject: Re: 3160 Johnson Path Forward Hello Hannah, Thanks for the tentative schedule. 3pm on Thursday works for us. Thanks Sent from my iPhone On 11 Dec 2023, at 5:44 PM, Hanh, Hannah <hhanh@slocity.org> wrote: 195 Jordan and John, In regards to your concerns for the overall review process – The Subdivision Regulations were recently updated to allow small lot subdivisions as identified in Program 6.20 of the Housing Element. Please note that this new application type allows for additional infill development opportunities and a streamlined process with concurrent review of development review and subdivision applications, where staff (instead of ARC, PC, etc.) is the decisionmaker on these applications. Prior to this new process, the project would have required exceptions from development standards and further environmental review (e.g., MND), where PC is the decisionmaker. I understand that you are anxious to move forward, and we have scheduled your project for the next available hearing dates. Please see below for the tentative schedule:  ARC Hearing on Monday, 02/05 for the Development Review o For this public hearing, the ARC will review the building and site designs, and provide a recommendation to the Director who will make the final decision on the project  Final decision by the CDD Director on Monday, 02/12 at the earliest for the Development Review o There is no public hearing, but a public notice will be provided for the decision.  Minor Subdivision Hearing on Monday, 02/12 for the Tentative Parcel Map (i.e., flexible lot design subdivision) More details on the exact hearing time, location, etc. will be provided as we approach these dates. As previously mentioned, the project is still in its early steps. Staff is reviewing the project in detail and preparing draft conditions that may greatly affect the project. The project will also be publicly noticed for the upcoming hearings and will be reviewed by the ARC. Note that ARC review and public comment may result in substantial changes to the building and site designs. I have also discussed with the Deputy Director and confirmed that concurrent review of the building permit would not be supportable at this time because the project will include the creation of new parcels and has not yet been reviewed by the ARC or obtained tentative approval for the map. Concurrent review may be possible as these applications are further along in the overall process. 196 If you would like to meet, I have availability before 3:00 p.m. on Thursday, 12/14 this week. Let me know if you are able to come by in the morning or early afternoon on Thursday. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: rudadc <rudadc@sbcglobal.net> Sent: Monday, December 11, 2023 6:57 AM To: Jordan Knauer <jordan@teamsweasey.com>; Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com>; Chris knauer < Subject: RE: 3160 Johnson Path Forward This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Jordan, thank you for your attention on this project . We ought to be able to submit plans to building now. The city of San Luis Obispo had updates to their housing element policy 6.20 May 2023 which made updates to the regulations supporting small lot subdivisions. Now, under the flexible lot design subdivision, the housing element policy 6.20 REGULATIONS specifically call for a streamlined review process by eliminating the extra steps of having concurrent review of subdivision separate from related development proposal submittals. 197 This is new, and you might want to consult with Brian as the city would want to know if there's any road blocks or bugs to be worked out with this new review process. I don't see how our project would be discriminated against falling under this new policy. Again, thanks for your help, John Ruda -------- Original message -------- From: Jordan Knauer <jordan@teamsweasey.com> Date: 12/8/23 9:47 AM (GMT-08:00) To: "Hanh, Hannah" <hhanh@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com>, Chris knauer < , rudadc <rudadc@sbcglobal.net> Subject: 3160 Johnson Path Forward Hello Hannah, Thank you for your phone call yesterday. Glad to hear we have no more comments on the subdivision application and ARC submission. As discussed, please let me know when the next available ARC hearing is. In the meantime, the team I am working with would like to set up a meeting to discuss our project and the timelines. Please let me know what day/time works best next week. Thank you, Jordan Knauer Team Sweasey Keller Williams 198 (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 199 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, December 7, 2023 6:20 PM To:Hanh, Hannah Cc:Bell, Kyle Subject:Re: 3160 Johnson Ave (ARCH-0361-2023, SBDV-0362-2023) - Inclusionary Housing Requirement This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Yes that is correct Sent from my iPhone On 7 Dec 2023, at 5:48 PM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for the call on 3160 Johnson (ARCH-0361-2023, SBDV-0362-2023). Per our conversation, you are electing to satisfy the inclusionary housing requirement for this project by paying the in-lieu fee. Please confirm if that is correct. If that is correct, your project will be conditioned for payment of the in-lieu fee. Note that preliminary calculations estimate an in-lieu fee amount of $94,920. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications 200 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, November 29, 2023 4:14 PM To:Hanh, Hannah Cc:Whipple, Anthony Subject:Re: Tree Removal 3160 Johnson Yes I dropped off the check at 25 Prado and put it at the front desk. I forget her name but she wasn’t in the office today. Okay, understood. Sent from my iPhone On 29 Nov 2023, at 3:47 PM, Hanh, Hannah <hhanh@slocity.org> wrote: Thanks Jordan. I will let Anthony confirm whether he needs anything else on his end, but just wanted to provide two minor comments from Planning: 1. If you have not done so already, please check sure to provide payment for the tree removal application. <image003.png> 2. Instead of what was indicated on the form, the applicable review criteria is Section 12.24.090(F)(3) because there are associated Minor Development Review and Minor Subdivision (i.e., flexible lot subdivision) applications for your project. <image004.png> Sincerely, Hannah Hanh Associate Planner <image005.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image006.png> <image007.png> <image008.png> 201 Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, November 29, 2023 2:49 PM To: Hanh, Hannah <hhanh@slocity.org>; Whipple, Anthony <awhipple@slocity.org> Subject: Tree Removal 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah and Anthony, Please see the attached application for the tree removal supporting documents. I think we covered everything requested. Please let me know if you have any questions. <~WRD0000.jpg> IMG_8866.jpeg <~WRD0000.jpg> <~WRD0000.jpg> IMG_8867.jpeg <~WRD0000.jpg> <~WRD0000.jpg> IMG_8868.jpeg <~WRD0000.jpg> <~WRD0000.jpg> IMG_8869.jpeg <~WRD0000.jpg> <~WRD0000.jpg> IMG_8870.jpeg <~WRD0000.jpg> Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 202 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 203 From:Hanh, Hannah Sent:Wednesday, November 29, 2023 3:47 PM To:Jordan Knauer; Whipple, Anthony Subject:RE: Tree Removal 3160 Johnson Thanks Jordan. I will let Anthony confirm whether he needs anything else on his end, but just wanted to provide two minor comments from Planning: 1. If you have not done so already, please check sure to provide payment for the tree removal application. 2. Instead of what was indicated on the form, the applicable review criteria is Section 12.24.090(F)(3) because there are associated Minor Development Review and Minor Subdivision (i.e., flexible lot subdivision) applications for your project. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications 204 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, November 29, 2023 2:49 PM To: Hanh, Hannah <hhanh@slocity.org>; Whipple, Anthony <awhipple@slocity.org> Subject: Tree Removal 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah and Anthony, Please see the attached application for the tree removal supporting documents. I think we covered everything requested. Pleas e let me know if you have any questions. IMG_8866.jpeg IMG_8867.jpeg IMG_8868.jpeg IMG_8869.jpeg IMG_8870.jpeg 205 Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 206 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, November 29, 2023 2:49 PM To:Hanh, Hannah; Whipple, Anthony Subject:Tree Removal 3160 Johnson Attachments:SKM_C300i23112913090.pdf; 4 UNIT PLAN SET 11-20-23 (1).pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah and Anthony, Please see the attached application for the tree removal supporting documents. I think we covered everything requested. Please let me know if you have any questions. To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. IMG_8866.jpeg To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. IMG_8867.jpeg To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. IMG_8868.jpeg To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. IMG_8869.jpeg To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. IMG_8870.jpeg Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 7.PERMANENT EROSION CONTROL MEASURES SHALL BE FULLY ESTABLISHED TO THE SATISFACTION OF THE CITY ENGINEER OR HIS REPRESENTATIVE PRIOR TO FINAL SIGN-OFF BY THE ENGINEERING DIVISION. - STREET SWEEPING AND VACUUMING SSV EROSION CONTROL LEGEND CW - CONCRETE WASHOUT AREA - SAND BAGS - FIBER ROLL - CONSTRUCTION ENTRANCE SSV CW 25' 5'10'11'PROPERTY LINESETBACK PLANE LINE17'-8" 12'SETBACK PLANE LINE12' 25' 5'10' 11'PROPERTY LINESETBACK PLANE LINE13' 5'10'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE13'7"24.95' SETBACK PLANE LINEAVERAGE NATURAL GRADE 383.70' FLOOR ELEV 385.0'24.6'plate line floor line existing grade 381.5' retaining wall LINE12' 25' 5'10' 11'PROPERTY LINESETBACK PLANE LINE12' 25' 5'10'PROPERTY LINESETBACK PLANE LINE17'-8" 7' 12'SETBACK PLANE LINE9'-0" 207 From:Espejo-Moses, Maryanna Sent:Wednesday, November 29, 2023 2:09 PM To:jordan@teamsweasey.com Subject:Continuous Service - Water and Sewer Attachments:CSA Agreement Form.pdf Hi Jordan, Attached is the form for our continuous service agreements. When a tenant moves out in the future, the water service will be left on and billed to you automatically. You will want to make sure that your next tenant signs up for service when they move in so you are no longer being charged. You cannot stop the service in your name unless you sell the property. Please notify us in the future if this is ever the case to remove your continuous service accounts on the addresses you list. If you wish to move forward, please sign and return to our office. Please let me know if you have any other questions! Maryanna Espejo-Moses pronouns she/her/hers Supervising Utility Billing Assistant Public Utilities 879 Morro Street, San Luis Obispo, CA 93401-3218 E mespejo@slocity.org T 805.781.7569 slocity.org Stay connected with the City by signing up for e-notifications Continuous Service Account Creation for your Rental Properties Dear Sir/Madame, You have opted for the Continuous Service account option for your property(ies) listed in the attachment to this letter. The continuous service account option allows for automatic transfer of the utility account for water and sewer services to the landlord or property owner when a tenant discontinues the account. This option comes with no sign-up fee, but all related charges for water and sewer services will be billed to the continuous service account from the day of transfer and as set-up under the continuous service account information. Please note that the continuous service account cannot be discontinued until a new tenant claims the account and sets up service as the new party responsible for services. The continuous service account holder is responsible for informing new tenants of their need to arrange for the transfer of water and sewer service into their individual names at the time of occupancy. This agreement shall remain in effect until the continuous account holder notifies the City of San Luis Obispo of their intent to terminate this agreement. Please sign the attachment listing your properties and return a copy as acknowledgment of the terms and condition to utilize the continuous service account option. Should you have any questions or concerns, please let us know. We would be happy to assist you. Sincerely, Mespejo M Maryanna Espejo-Moses Supervising Utility Billing Assistant City of San Luis Obispo Utilities Department NAME _____________________________________________ PHONE NUMBER ___________________ STREET ADDRESS ________________________________ EMAIL _______________________________ CITY STATE & ZIP __________________________________ DRIVER’S LICENSE # ______________________________ STATE ISSUED _____________ DATE OF BIRTH _______/_______/________ Please add all addresses you would like to have a Continuous Service account on: (Please Note, you do not need to include properties where tenants do not pay for water and sewer service.) Property Address: CSA Number: (FOR OFFICE USE ONLY) Print Name: ____________________________________________ Signature X _____________________________________________ Date _______________________ 208 From:Hanh, Hannah Sent:Tuesday, November 28, 2023 1:05 PM To:Jordan Knauer Cc:MATT CEBULLA Subject:RE: 3160 Johnson Hi Jordan, Thanks for checking in. I received both resubmittals for the subdivision and architectural review, and have them on my list to review this week. I will take a look and be in contact if there are any minor outstanding comments shortly. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, November 27, 2023 10:17 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com> Subject: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I just want to confirm you have everything you need for both the Subdivision and Arch Review. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 209 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 210 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, November 27, 2023 10:17 AM To:Hanh, Hannah Cc:MATT CEBULLA Subject:3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I just want to confirm you have everything you need for both the Subdivision and Arch Review. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 211 From:Hanh, Hannah Sent:Monday, November 13, 2023 3:47 PM To:Andrew Darrell Cc:Kerry Margason; Linda Richardson; Matt Cebulla; Jordan Knauer Subject:RE: 3160 Johnson Ave (ARCH-0361-2023, SBDV-0362-2023) MBS 23-056 Hi Andrew, Thanks for the resubmittal. I am confirming receipt of three attachments. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Andrew Darrell <adarrell@mbslandsurveys.com> Sent: Tuesday, November 7, 2023 2:27 PM To: Hanh, Hannah <hhanh@slocity.org> Cc: Kerry Margason <KMargason@mbslandsurveys.com>; Linda Richardson <Linda@mbslandsurveys.com>; Matt Cebulla <mtceb@yahoo.com>; Jordan Knauer <jordan@teamsweasey.com> Subject: 3160 Johnson Ave (ARCH-0361-2023, SBDV-0362-2023) MBS 23-056 This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Hannah, I’ve aƩached our response to the second info hold from November 2 nd. This should go along with any responses from MaƩ and Jordan. Let me know if you need anything else from me. Thanks, Andrew Darrell, Planning Intern 3559 S. Higuera St, SLO 93401 Phone: 805.594.1960 Office Hours: TTh 10-4 212 213 From:Andrew Darrell <adarrell@mbslandsurveys.com> Sent:Tuesday, November 7, 2023 2:27 PM To:Hanh, Hannah Cc:Kerry Margason; Linda Richardson; Matt Cebulla; Jordan Knauer Subject:3160 Johnson Ave (ARCH-0361-2023, SBDV-0362-2023) MBS 23-056 Attachments:Response to Comments #2.pdf; Transmittal .pdf; 23-056 3160 JOHNSON Tentative Parcel Map-18X26 TENT PARCEL MAP.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Hannah, I’ve aƩached our response to the second info hold from November 2 nd. This should go along with any responses from MaƩ and Jordan. Let me know if you need anything else from me. Thanks, Andrew Darrell, Planning Intern 3559 S. Higuera St, SLO 93401 Phone: 805.594.1960 Office Hours: TTh 10-4 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 Michael B Stanton, PLS 5702 Ofc: 805.594.1960 3559 S. Higuera Street Cell: 805.440.4215 San Luis Obispo, Ca 93401 Fax: 805.594.1966 RESPONSE TO COMMENTS OF NOVEMBER 2, 2023 ARCH-0361-2023, SBDV-0362-2023; 3160 Johnson Ave, APN 004-523-016 MBS 23-056 Planning Division - Community Development Department 1. Floor Area Ratio and Lot Coverage – Under the “Project Data” section of the plans, provide calculations for the proposed floor area ratio (FAR) and lot coverage of each parcel. Please note proposed development must comply with the maximum allowable FAR and lot coverage per Table 2-4 (R-1 Zone Development Standards). Second Review: Partial comment remains. Instead of the gross lot area, FAR is calculated using the net lot area per Section 17.70.110(A) (Purpose and Application). Refer to staff’s additional comments for Comment #14 below, and revise the FAR calculations as needed for accuracy. See architect’s response. 2. Building Setbacks – To demonstrate compliance with side and rear setbacks per Table 2-4 (R-1 Zone Development Standards), please include setback plane lines, similar to Figure 2-2 (R-1 Zone Minimum Interior Side and Rear Setbacks), on the elevations. Second Review: Comment remains. Please identify the setback plane lines on the elevations – similar to Figure 2-2. See architect’s response. 3. Second Story – For reference, please include an outline of the second story footprint for Plan A on the site plan. 4. Building Height – Per Table 2-4 (R-1 Zone Development Standards), maximum building height is 25 feet. Building height may project an additional 30 inches (i.e., up to a maximum of 27.5 feet) if the roof pitch contains a slope of at least 30 degrees. As proposed, Plan A for Parcels 1 and 2 would be 28 feet, 2 inches in height. Please reduce the building height for compliance. In addition, the measurement of building height depends on the average slope of the parcel as described in Section 17.70.080 (Height Measurement and Exceptions). Please calculate the average slope of each parcel and clearly identify building height on the elevations as measured from average natural grade (for slopes less than 15%) or existing grade (for slopes 16% or greater). Second Review: Partial comment remains. Average natural grade is calculated using the highest and lowest existing grade points. Based on information shown on the elevations, it appears the average natural grades utilize the finished lower grades of the residences. Please verify and revise the average natural grades and building heights as necessary. Identify the highest and lowest existing grade points on the elevations for reference. Added highest and lowest elevations to tentative map. 5. Floor Plan and Elevations – There appears to be minor inconsistencies between the floor plan and elevations for Plan A, particularly at the second story where the ADU is proposed. Please verify the number of windows for the ADU on the right and left elevations, and revise the plans as necessary for consistency. 6. Fences and Walls – Clearly identify all proposed fencing and/or walls, including location, colors, materials, and height, on the landscape plans. Based on a fence detail provided on the site plan, the combined height of the wood fence and retaining wall appears to exceed nine (9) feet. Please clarify if this retaining wall and wood fence combination would vary in height depending on where it is located on the site. Refer to Section 17.70.070 (Fences, Walls, and Hedges) and indicate if a fence height exception is requested as part of the project scope. 7. Lighting – Please identify proposed exterior lighting fixtures, including location, type, etc., on the building elevations. Note all fixtures must be fully shielded and oriented downwards to minimize lighting spillover and preserve the night sky as described in Section 17.70.100 (Lighting and Night Sky Preservation). 8. Colors and Materials – Include callouts of proposed colors for the exterior finishes on the elevations. Additional complementary color schemes are strongly recommended to provide variation between the mirrored floor plans. 9. Landscaping – Provide a conceptual irrigation plan as part of the landscaping plan. Additionally, please clearly distinguish between proposed impervious and pervious surfaces through use of colors, shading, hatching, etc. on the plans. 10. Tree Removal – Please identify the existing trees that are proposed for removal on the plans. Since the project scope includes tree removal to facilitate site development, please complete and submit a Tree Removal Application, consistent with Chapter 12.24 (Tree Regulations), to the Public Works Department – Urban Forest Services. The Tree Removal Application is a separate application that will be reviewed concurrently with the Minor Development Review per Section 12.24.090(F)(3). Please provide evidence that a complete Tree Removal Application, which includes an arborist report, compensatory planting plan, etc., has been submitted for review to Urban Forest Services. Second Review: Partial comment remains. Please apply for the separate Tree Removal Permit with Urban Forest Services. Owner will apply. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 2 11. Creek – Per Conservation and Open Space Element Figure 9, there is a perennial creek that runs along the northwestern property line. Please identify the creek flow line, top of bank, and pattern of riparian vegetation on the plans and map. Verify the creek setback is measured from the top of bank or predominant pattern of riparian vegetation, whichever is farther from the creek flow line. In addition, please refer to Section 17.70.030 (Creek Setbacks) and clearly identify all proposed improvements within the creek setback on the plans. If a creek setback exception is requested, incorporate the exception request in the project scope and provide supporting justification for required findings. 12. Subdivision Application – Please confirm that the parcel map is a flexible lot design subdivision per Section 16.17.030 (Flexible Lot Design Subdivision in the R-1 Zone) in the project statement. 13. Number of Parcels – Please revise the map to indicate Parcel 1, 2, 3, and 4 (instead of three Parcel 1’s and one Parcel 2). 14. Lot Areas – Please provide the gross and net lot areas of each proposed parcel on the map. Note minimum lot area calculations shall not include the area between creek banks per Footnote 4 of Table 2 (Minimum Lot Area and Dimensions). Second Review: Comment remains. Please confirm the gross and net lot area calculations provided. It appears the net lot area calculations exclude easements. However, these calculations should be relatively close in number. See Section 17.70.110(B) (Net Lot Area) for relevant exclusions. The net lot area calculations on the map do not exclude easements. No items listed in 17.70.110(B) are on any lot so the net and gross are equal. 15. Average Slope – Please include average slope calculations on the map. Second Review: Comment remains. Please calculate the average slopes as defined in Section 17.158.042 (i.e., use highest and lowest points on the proposed lots). Added to tentative map. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 3 16. Subsequent Submittals – Please be informed that additional comments may be forthcoming as more information is provided. If you have any questions on the above Planning comments, or any questions regarding this letter, please contact me at 805-781-7432 or by e-mail at: hhanh@slocity.org. Housing Division - Community Development Department 17. Please demonstrate how the project will meet the inclusionary affordable housing requirement in accordance with Section 17.138.070 (Inclusionary Housing Plan) and as identified on the application checklist. a. If the project is to use the in-lieu fee option, please provide calculations to identify the estimated in-lieu fees. Preliminary calculations estimate an in-lieu fee of $94,920. b. If affordable units are to be provided within the project, please identify the specific units intended to be dedicated and the specific income levels of each unit (low-, moderate-income, etc.). Note to applicant. Contact the Housing Division at the Community Development Department for an orientation (if necessary) on the new requirements and processes with the City’s Third-Party Program Administrator (HouseKeys), who will provide assistance for developments that have affordable housing commitments for both ownership and rental units and assist with the sale or lease agreement completion of the units. HouseKeys administers affordable units to ensure that the units are marketed to the community in a fair and equitable way, and to make sure the units are occupied by eligible households. Second Review: Comment remains. No response provided. Owner to respond. Michael B Stanton, PLS 5702 Msg: 805.594.1960 3559 So. Higuera St. Fax: 805.594-1966 San Luis Obispo, CA 93401 Email: adarrell@mbslandsurveys.com Letter of Transmittal To: City of San Luis Obispo Date: 11/7/2023 Community Development Department Agency # SLO 23-0034 MBS# MBS 23-056 From: Andrew Darrell Attn: Hannah Hahn Title: Planning Intern We Transmit: Herewith ❑Via: Hand Delivery For Your: Approval ❑Records ❑Use ❑Reviews & Comment The Following: ❑Prints- Survey map ❑Other ____________________ No. of Copies Date: Description: 1 11/7 Revised Tentative Map 1 11/7 Response to Comments #2 Remarks: Thank you! -Andrew Darrell Copies To: Client File 214 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, November 2, 2023 5:08 PM To:Hanh, Hannah Cc:MATT CEBULLA; Andrew Darrell Subject:Re: 3160 Johnson Review Thank you! Sent from my iPhone On 2 Nov 2023, at 4:45 PM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Please see attached letter for staff’s comments after the second review. These comments are relatively straightforward and minor, so the completeness review should be wrapped up on the next submittal. Note – I am out of the office after today and will return on Monday, 11/13 if you have any follow up questions. Sincerely, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, October 26, 2023 5:36 PM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com>; Andrew Darrell <adarrell@mbslandsurveys.com> Subject: Re: 3160 Johnson Review Awesome thanks! 215 Sent from my iPhone On 26 Oct 2023, at 5:13 PM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, The comments will be provided by Friday, 11/03 at the latest, but we should wrap up shortly in the few days. Aiming for next Tuesday, 10/31. Let me know if you have any questions in the meantime, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, October 24, 2023 10:07 AM To: Hanh, Hannah <hhanh@slocity.org>; MATT CEBULLA <mtceb@yahoo.com>; Andrew Darrell <adarrell@mbslandsurveys.com> Subject: 3160 Johnson Review This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I just wanted to check in on the second round of review. When can we expect comments to be returned? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com 216 www.teamsweasey.com DRE#: 02041698 <2023 11 02 - ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) Incomplete Letter V2.pdf> 217 From:Hanh, Hannah Sent:Thursday, November 2, 2023 4:45 PM To:Jordan Knauer Cc:MATT CEBULLA; Andrew Darrell Subject:RE: 3160 Johnson Review Attachments:2023 11 02 - ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) Incomplete Letter V2.pdf Hi Jordan, Please see attached letter for staff’s comments after the second review. These comments are relatively straightforward and minor, so the completeness review should be wrapped up on the next submittal. Note – I am out of the office after today and will return on Monday, 11/13 if you have any follow up questions. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, October 26, 2023 5:36 PM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com>; Andrew Darrell <adarrell@mbslandsurveys.com> Subject: Re: 3160 Johnson Review Awesome thanks! Sent from my iPhone On 26 Oct 2023, at 5:13 PM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, The comments will be provided by Friday, 11/03 at the latest, but we should wrap up shortly in the few days. Aiming for next Tuesday, 10/31. Let me know if you have any questions in the meantime, 218 Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, October 24, 2023 10:07 AM To: Hanh, Hannah <hhanh@slocity.org>; MATT CEBULLA <mtceb@yahoo.com>; Andrew Darrell <adarrell@mbslandsurveys.com> Subject: 3160 Johnson Review This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I just wanted to check in on the second round of review. When can we expect comments to be returned? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 November 2, 2023 Sent via Email Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 Matt Cebulla Cebulla Associates 171 N. 13th Street Grover Beach, CA 93433 Andrew Darrell MBS Land Surveys 3559 South Higuera San Luis Obispo, CA 93401 Subject: Completeness Review #2: ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Avenue; APN 004-523-016) – Development Review and Parcel Map (i.e., flexible lot subdivision) applications to subdivide an existing parcel into four (4) parcels, and construct a new single-family residence, accessory dwelling unit (ADU), and site improvements for each parcel. Dear Jordan Knauer, Matt Cebulla, and Andrew Darrell, Thank you for your resubmittal of the subject project on October 4, 2023 and October 5, 2023. We have reviewed your submittal and found it to be incomplete. We will be unable to process your applications until additional information and/or revisions have been submitted to the satisfaction of the Community Development Director. Preliminary review is necessary to ensure that staff has adequate information to evaluate your project and identify any conflicts with City standards or guidelines. The purpose of this letter is to provide you with a list of items that need to be addressed prior to taking action on your project. Preliminary review indicates that your application will remain in an incomplete status until the following information and/or revisions are submitted: Note: Upon resubmittal, please provide a narrative indicating where responses to these comments can be found on the plans. Department comments/completeness items: Planning Division - Community Development Department 1.Floor Area Ratio and Lot Coverage – Under the “Project Data” section of the plans, provide calculations for the proposed floor area ratio (FAR) and lot coverage of each parcel. Please note proposed development must comply with the maximum allowable FAR and lot coverage per Table 2-4 (R-1 Zone Development Standards). ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 2 Second Review: Partial comment remains. Instead of the gross lot area, FAR is calculated using the net lot area per Section 17.70.110(A) (Purpose and Application). Refer to staff’s additional comments for Comment #14 below, and revise the FAR calculations as needed for accuracy. 2. Building Setbacks – To demonstrate compliance with side and rear setbacks per Table 2-4 (R-1 Zone Development Standards), please include setback plane lines, similar to Figure 2-2 (R-1 Zone Minimum Interior Side and Rear Setbacks), on the elevations. Second Review: Comment remains. Please identify the setback plane lines on the elevations – similar to Figure 2-2. 3. Second Story – For reference, please include an outline of the second story footprint for Plan A on the site plan. 4. Building Height – Per Table 2-4 (R-1 Zone Development Standards), maximum building height is 25 feet. Building height may project an additional 30 inches (i.e., up to a maximum of 27.5 feet) if the roof pitch contains a slope of at least 30 degrees. As proposed, Plan A for Parcels 1 and 2 would be 28 feet, 2 inches in height. Please reduce the building height for compliance. In addition, the measurement of building height depends on the average slope of the parcel as described in Section 17.70.080 (Height Measurement and Exceptions). Please calculate the average slope of each parcel and clearly identify building height on the elevations as measured from average natural grade (for slopes less than 15%) or existing grade (for slopes 16% or greater). Second Review: Partial comment remains. Average natural grade is calculated using the highest and lowest existing grade points. Based on information shown on the elevations, it appears the average natural grades utilize the finished lower grades of the residences. Please verify and revise the average natural grades and building heights as necessary. Identify the highest and lowest existing grade points on the elevations for reference. 5. Floor Plan and Elevations – There appears to be minor inconsistencies between the floor plan and elevations for Plan A, particularly at the second story where the ADU is proposed. Please verify the number of windows for the ADU on the right and left elevations, and revise the plans as necessary for consistency. 6. Fences and Walls – Clearly identify all proposed fencing and/or walls, including location, colors, materials, and height, on the landscape plans. Based on a fence detail provided on the site plan, the combined height of the wood fence and retaining wall appears to exceed nine (9) feet. Please clarify if this retaining wall and wood fence combination would vary in height depending on where it is located on the site. Refer to Section 17.70.070 (Fences, Walls, and Hedges) and indicate if a fence height exception is requested as part of the project scope. 7. Lighting – Please identify proposed exterior lighting fixtures, including location, type, etc., on the building elevations. Note all fixtures must be fully shielded and oriented downwards to minimize lighting spillover and preserve the night sky as described in Section 17.70.100 (Lighting and Night Sky Preservation). 8. Colors and Materials – Include callouts of proposed colors for the exterior finishes on the elevations. Additional complementary color schemes are strongly recommended to provide variation between ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 3 the mirrored floor plans. 9. Landscaping – Provide a conceptual irrigation plan as part of the landscaping plan. Additionally, please clearly distinguish between proposed impervious and pervious surfaces through use of colors, shading, hatching, etc. on the plans. 10. Tree Removal – Please identify the existing trees that are proposed for removal on the plans. Since the project scope includes tree removal to facilitate site development, please complete and submit a Tree Removal Application, consistent with Chapter 12.24 (Tree Regulations), to the Public Works Department – Urban Forest Services. The Tree Removal Application is a separate application that will be reviewed concurrently with the Minor Development Review per Section 12.24.090(F)(3). Please provide evidence that a complete Tree Removal Application, which includes an arborist report, compensatory planting plan, etc., has been submitted for review to Urban Forest Services. Second Review: Partial comment remains. Please apply for the separate Tree Removal Permit with Urban Forest Services. 11. Creek – Per Conservation and Open Space Element Figure 9, there is a perennial creek that runs along the northwestern property line. Please identify the creek flow line, top of bank, and pattern of riparian vegetation on the plans and map. Verify the creek setback is measured from the top of bank or predominant pattern of riparian vegetation, whichever is farther from the creek flow line. In addition, please refer to Section 17.70.030 (Creek Setbacks) and clearly identify all proposed improvements within the creek setback on the plans. If a creek setback exception is requested, incorporate the exception request in the project scope and provide supporting justification for required findings. 12. Subdivision Application – Please confirm that the parcel map is a flexible lot design subdivision per Section 16.17.030 (Flexible Lot Design Subdivision in the R-1 Zone) in the project statement. 13. Number of Parcels – Please revise the map to indicate Parcel 1, 2, 3, and 4 (instead of three Parcel 1’s and one Parcel 2). 14. Lot Areas – Please provide the gross and net lot areas of each proposed parcel on the map. Note minimum lot area calculations shall not include the area between creek banks per Footnote 4 of Table 2 (Minimum Lot Area and Dimensions). Second Review: Comment remains. Please confirm the gross and net lot area calculations provided. It appears the net lot area calculations exclude easements. However, these calculations should be relatively close in number. See Section 17.70.110(B) (Net Lot Area) for relevant exclusions. 15. Average Slope – Please include average slope calculations on the map. Second Review: Comment remains. Please calculate the average slopes as defined in Section 17.158.042 (i.e., use highest and lowest points on the proposed lots). 16. Subsequent Submittals – Please be informed that additional comments may be forthcoming as more information is provided. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #2 November 2, 2023 Page 4 If you have any questions on the above Planning comments, or any questions regarding this letter, please contact me at 805-781-7432 or by e-mail at: hhanh@slocity.org. Housing Division - Community Development Department 17. Please demonstrate how the project will meet the inclusionary affordable housing requirement in accordance with Section 17.138.070 (Inclusionary Housing Plan) and as identified on the application checklist. a. If the project is to use the in-lieu fee option, please provide calculations to identify the estimated in-lieu fees. Preliminary calculations estimate an in-lieu fee of $94,920. b. If affordable units are to be provided within the project, please identify the specific units intended to be dedicated and the specific income levels of each unit (low-, moderate-income, etc.). Note to applicant. Contact the Housing Division at the Community Development Department for an orientation (if necessary) on the new requirements and processes with the City’s Third-Party Program Administrator (HouseKeys), who will provide assistance for developments that have affordable housing commitments for both ownership and rental units and assist with the sale or lease agreement completion of the units. HouseKeys administers affordable units to ensure that the units are marketed to the community in a fair and equitable way, and to make sure the units are occupied by eligible households. Second Review: Comment remains. No response provided. If you have any questions on the above Housing comments, please contact me at 805-781-7524, or by e-mail at: kbell@slocity.org. The above list includes all the items initially identified as necessary for us to certify your applications as complete. The City may ask for additional information upon more detailed review of your project. If you have any questions regarding this letter or the specific items necessary to submit for a complete applicati on, please contact me at (805) 781-7432 or hhanh@slocity.org. Sincerely, Hannah Hanh Associate Planner Community Development 219 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, October 26, 2023 5:36 PM To:Hanh, Hannah Cc:MATT CEBULLA; Andrew Darrell Subject:Re: 3160 Johnson Review Awesome thanks! Sent from my iPhone On 26 Oct 2023, at 5:13 PM, Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, The comments will be provided by Friday, 11/03 at the latest, but we should wrap up shortly in the few days. Aiming for next Tuesday, 10/31. Let me know if you have any questions in the meantime, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, October 24, 2023 10:07 AM To: Hanh, Hannah <hhanh@slocity.org>; MATT CEBULLA <mtceb@yahoo.com>; Andrew Darrell <adarrell@mbslandsurveys.com> Subject: 3160 Johnson Review This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, 220 I just wanted to check in on the second round of review. When can we expect comments to be returned? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 221 From:Ruiz, Mary Sent:Monday, October 23, 2023 4:28 PM To:jordan@teamsweasey.com Subject:Service On Request: 1321 Osos 250 SERVICE REQUEST CONFIRMATION Para solicitar esta información en español, llame al (805) 781-7133. Hello Jordan, Account Information: Confirmation Number: Account Number: Service Date: 10/27/2023 Your request to start water and sewer service at 1321 Osos 250 San Luis Obispo, CA, has been received and processed. There will be a $43.00 account set up fee on your first bill. Bills are issued on the 15th of each month and are due on the 15th of the following month.  If your water is currently off, it will be turned on before 5:00 PM on the date that service is scheduled to begin.  You can register to receive an electronic bill, view your account, pay online, or set up automatic payment on our website at www.slocity.org/paywaterbill.  To set up an online account, register to use the website with your last name, email address, and your account number listed below.  If you are already a registered customer, log-in and add your new account number to the "My Profile" tab. 222  If you are moving from one address to another within the City of SLO, you will need to add your new account number to your profile on the payment website as it is not done automatically. Understanding Your Utility Bill How am I billed? Once a month your water meter is read to determine the water consumed during the last month and to calculate your water and wastewater bill. Water and wastewater usage is billed in whole "units", meaning partially used units will roll into the next month’s usage cycle. Each billing unit is equivalent to 100 cubic feet (748 gallons) of water. You can learn how to read your meter and check for leaks on our Understanding Your Water Meter webpage. Your monthly statement will include the units of water used and, for residential properties, the residential sewer cap. The Sewer Cap sets the maximum that a customer will be charged for wastewater treatment (sewer) per month. The amount a customer is billed each month is based on their usage up to their cap. How can I pay? You can pay your water and wastewater bill online at www.slocity.org/paywaterbill, by mail, over the phone by calling (805) 781-7133, in person at the City's Finance Department (990 Palm Street), or by dropping off payments at the drop box located in front of the City's Finance Department. Need assistance? Qualifying customers can apply for the City of San Luis Obispo Customer Assistance Program (CAP) to receive a 15% discount on their monthly water and wastewater bill. Additional assistance programs are included on our Assistance Programs webpage. What does my utility bill go towards? Payment from water and sewer bills is used for operating, maintaining, and replacing critical infrastructure, meeting regulations related to public health, and employing the people who provide these essential services. Water rates pay for all costs associated with bringing water from surface reservoirs to the City’s water treatment plant and distributing drinking water to over 15,000 connections. Sewer rates pay for all costs associated with the conveyance of disposed water from each residence or business to the facility where the wastewater is treated and valuable resources, such as energy, recycled water, and compost, are recovered.   Get to know YOUR water. 223 Where does your water come from? Do you know how water gets to your tap? Often, we turn on a faucet without thinking twice about where the water came from. By investing in a multi-source supply over the years, our community has established a diverse water supply. The City of San Luis Obispo's primary water supply comes from three surface-water reservoirs: Salinas Reservoir (Santa Margarita Lake), Whale Rock Reservoir, and Nacimiento Reservoir. In addition to our three surface water reservoirs, recycled water also plays an integral part in the City's Total Water Supply. Currently, recycled water demands are about 5% of the City's annual demand; however, this number is expected to grow. In the past, the City utilized groundwater as a fifth water source; however, we transitioned away from using groundwater as an additional source in early 2015 as we began focusing efforts on maximization of delivery from Nacimiento reservoir. That said, these historic groundwater wells have been kept in operable, stand-by positions in the event that they are ever needed. The City is committed to delivering the best-quality drinking water possible. For more information on the City's water quality, check out our most recent Annual Water Quality Report.   Want to help conserve water? CONSERVATION Stay connected! Email Me City of San Luis Obispo Utilities Department ub@slocity.org (805) 781-7133 224 Mary Ruiz Administrative Assistant II Public Utilities E mruiz@slocity.org T 805.781.7238 slocity.org Stay connected with the City by signing up for e-notifications 225 From:Henderson, Marcus Sent:Wednesday, October 18, 2023 3:19 PM To:Jordan Knauer Subject:RE: 3160 Johnson SLO Utility Abandonment Form Attachments:SLOUNIFLOW_CY Admin Copier iRC2225 Color_0643_001.pdf Here you go Jordan. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, October 18, 2023 12:31 PM To: Henderson, Marcus <mhenders@slocity.org> Subject: 3160 Johnson SLO Utility Abandonment Form This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Marcus, I am doing another demo in San Luis Obispo at 3160 Johnson Street around the 1st of 2024. Would you mind signing off on this utility abandonment form at your earliest convenience? Let me know if you have any questions. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 226 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, October 18, 2023 12:31 PM To:Henderson, Marcus Subject:3160 Johnson SLO Utility Abandonment Form Attachments:Utility Abandonment Form (1).pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Marcus, I am doing another demo in San Luis Obispo at 3160 Johnson Street around the 1st of 2024. Would you mind signing off on this utility abandonment form at your earliest convenience? Let me know if you have any questions. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 3160 Johnson Ave., San Luis Obispo, CA 93401 January 1, 2024 x 227 From:Hanh, Hannah Sent:Tuesday, October 10, 2023 9:11 AM To:Jordan Knauer Cc:mtceb@yahoo.com; Nichols, Vanessa Subject:RE: 3160 Johnson Hi Jordan, As mentioned, concurrent review may be supportable once these applications are further along in the review process. You are currently in the early steps of entitlement review, where the applications are being evaluated for completeness and are not yet ready for a public hearing with the ARC and final decision by the CDD. Please note the project is subject to change leading up to the decision. Key aspects to consider for this project are that a subdivision is proposed and development of the four residences is possible through the tentative parcel map approval. To provide context, subdivisions have two main steps – (1) tentative map review/approval (where Planning is the lead) and (2) parcel map review/recordation (where Engineering is the lead). During parcel map review, the map design would be finalized along with the required agreements, and it may be possible for concurrent building permit review at that time. Sincerely, Hannah From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, October 9, 2023 10:31 AM To: Hanh, Hannah <hhanh@slocity.org>; Matt Cebulla <mtceb@yahoo.com>; Nichols, Vanessa <vnichols@slocity.org> Subject: Re: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Hannah, I am circling back on this. Is it okay for us to submit? Thanks, Jordan On Thu, Oct 5, 2023 at 12:07 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah, Both the architect and I have done our best to answer all of the comments from the first round of the arc and tentative map submittals. We are expecting to have far less comments on this next round and feel like it is now appropriate to submit our costruction documents to the building department. Will you allow us to do so? Thanks, Jordan Knauer 228 Sent from my iPhone 229 From:Hanh, Hannah Sent:Friday, October 6, 2023 12:38 PM To:Andrew Darrell Cc:Kerry Margason; Linda Richardson; Jordan Knauer Subject:RE: 3160 Johnson Ave (ARCH-0361-2023, SBDV-0362-2023) MBS 23-056 Hi Andrew, Thank you – I am confirming receipt of 10 attachments for this resubmittal. Staff will review and let you know if there are any outstanding comments after the second completeness review. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Andrew Darrell <adarrell@mbslandsurveys.com> Sent: Thursday, October 5, 2023 11:15 AM To: Hanh, Hannah <hhanh@slocity.org> Cc: Kerry Margason <KMargason@mbslandsurveys.com>; Linda Richardson <Linda@mbslandsurveys.com>; Jordan Knauer <jordan@teamsweasey.com> Subject: 3160 Johnson Ave (ARCH-0361-2023, SBDV-0362-2023) MBS 23-056 This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Hannah, I’ve aƩached our response to the first info hold from August 16th. This should go along with MaƩ Cebulla’s ARCH submiƩal. Let me know if you have any quesƟons. Thanks, Andrew Darrell, Planning Intern 3559 S. Higuera St, SLO 93401 Phone: 805.594.1960 Office Hours: MTW 10-4 230 231 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, October 5, 2023 12:07 PM To:Hanh, Hannah; Matt Cebulla; Nichols, Vanessa Subject:3160 Johnson This message is from an External Source. Use cau Ɵon when deciding to open aƩachments, click links, or respond. ________________________________ Hello Hannah, Both the architect and I have done our best to answer all of the comments from the first round of the arc and tenta Ɵve map submiƩals. We are expecƟng to have far less comments on this next round and feel like it is now appropriate to submit our costrucƟon documents to the building department. Will you allow us to do so? Thanks, Jordan Knauer Sent from my iPhone 232 From:Andrew Darrell <adarrell@mbslandsurveys.com> Sent:Thursday, October 5, 2023 11:15 AM To:Hanh, Hannah Cc:Kerry Margason; Linda Richardson; Jordan Knauer Subject:3160 Johnson Ave (ARCH-0361-2023, SBDV-0362-2023) MBS 23-056 Attachments:23-056 3160 JOHNSON Tentative Parcel Map-18X26 TENT PARCEL MAP.pdf; Creek Bank view.jpg; Culvert to property line.jpg; Culvert.jpg; Response to Comments #1.pdf; slo quad map.JPG; Slope Exhibit.pdf; Statement of Existing and Proposed land Use and Project Description.pdf; Teepee outline.jpg; Transmittal .pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Hannah, I’ve aƩached our response to the first info hold from August 16 th. This should go along with MaƩ Cebulla’s ARCH submiƩal. Let me know if you have any quesƟons. Thanks, Andrew Darrell, Planning Intern 3559 S. Higuera St, SLO 93401 Phone: 805.594.1960 Office Hours: MTW 10-4 DDPARCEL 3PARCEL 1PARCEL 2JOHNSONAVENUEDPARCEL 4TENTATIVE PARCELMAP SLO 23-0034 ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 1 Michael B Stanton, PLS 5702 Ofc: 805.594.1960 3559 S. Higuera Street Cell: 805.440.4215 San Luis Obispo, Ca 93401 Fax: 805.594.1966 RESPONSE TO COMMENTS OF AUGUST 16, 2023 ARCH-0361-2023, SBDV-0362-2023; 3160 Johnson Ave, APN 004-523-016 MBS 23-056 Planning Division - Community Development Department 1. Floor Area Ratio and Lot Coverage – Under the “Project Data” section of the plans, provide calculations for the proposed floor area ratio (FAR) and lot coverage of each parcel. Please note proposed development must comply with the maximum allowable FAR and lot coverage per Table 2-4 (R-1 Zone Development Standards). Refer to ARCH resubmittal. 2. Building Setbacks – To demonstrate compliance with side and rear setbacks per Table 2-4 (R-1 Zone Development Standards), please include setback plane lines, similar to Figure 2- 2 (R-1 Zone Minimum Interior Side and Rear Setbacks), on the elevations. Refer to ARCH resubmittal. 3. Second Story – For reference, please include an outline of the second story footprint for Plan A on the site plan. Refer to ARCH resubmittal. 4. Building Height – Per Table 2-4 (R-1 Zone Development Standards), maximum building height is 25 feet. Building height may project an additional 30 inches (i.e., up to a maximum of 27.5 feet) if the roof pitch contains a slope of at least 30 degrees. As proposed, Plan A for Parcels 1 and 2 would be 28 feet, 2 inches in height. Please reduce the building height for compliance. In addition, the measurement of building height depends on the average slope of the parcel as described in Section 17.70.080 (Height Measurement and Exceptions). Please calculate the average slope of each parcel and clearly identify building height on the elevations as measured from average natural grade (for slopes less than 15%) or existing grade (for slopes 16% or greater). Refer to ARCH resubmittal. 5. Floor Plan and Elevations – There appears to be minor inconsistencies between the floor plan and elevations for Plan A, particularly at the second story where the ADU is proposed. Please verify the number of windows for the ADU on the right and left elevations, and revise the plans as necessary for consistency. Refer to ARCH resubmittal. 6. Fences and Walls – Clearly identify all proposed fencing and/or walls, including location, colors, materials, and height, on the landscape plans. Based on a fence detail provided on the site plan, the combined height of the wood fence and retaining wall appears to exceed nine (9) feet. Please clarify if this retaining wall and wood fence combination would vary in height depending on where it is located on the site. Refer to Section 17.70.070 (Fences, Walls, and Hedges) and indicate if a fence height exception is requested as part of the project scope. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 2 Refer to ARCH resubmittal. 7. Lighting – Please identify proposed exterior lighting fixtures, including location, type, etc., on the building elevations. Note all fixtures must be fully shielded and oriented downwards to minimize lighting spillover and preserve the night sky as described in Section 17.70.100 (Lighting and Night Sky Preservation). Refer to ARCH resubmittal. 8. Colors and Materials – Include callouts of proposed colors for the exterior finishes on the elevations. Additional complementary color schemes are strongly recommended to provide variation between the mirrored floor plans. Refer to ARCH resubmittal. 9. Landscaping – Provide a conceptual irrigation plan as part of the landscaping plan. Additionally, please clearly distinguish between proposed impervious and pervious surfaces through use of colors, shading, hatching, etc. on the plans. Refer to ARCH resubmittal. 10. Tree Removal – Please identify the existing trees that are proposed for removal on the plans. Since the project scope includes tree removal to facilitate site development, please complete and submit a Tree Removal Application, consistent with Chapter 12.24 (Tree Regulations), to the Public Works Department – Urban Forest Services. The Tree Removal Application is a separate application that will be reviewed concurrently with the Minor Development Review per Section 12.24.090(F)(3). Please provide evidence that a complete Tree Removal Application, which includes an arborist report, compensatory planting plan, etc., has been submitted for review to Urban Forest Services. Refer to ARCH resubmittal. 11. Creek – Per Conservation and Open Space Element Figure 9, there is a perennial creek that runs along the northwestern property line. Please identify the creek flow line, top of bank, and pattern of riparian vegetation on the plans and map. Verify the creek setback is measured from the top of bank or predominant pattern of riparian vegetation, whichever is farther from the creek flow line. 12. In addition, please refer to Section 17.70.030 (Creek Setbacks) and clearly identify all proposed improvements within the creek setback on the plans. If a creek setback exception is requested, incorporate the exception request in the project scope and provide supporting justification for required findings. Per the City’s Creeks & Wetlands Figure 9, it is difficult to tell exactly where any creek might be located. Based on the attached quad map, there is no evidence of any blue line creek within the vicinity of the project area. Compared with the City’s Figure 9, it appears that a large portion of the creek in question on the neighboring property is run through some underground culverts. As can be seen in the attached pictures, the culvert is 50-80 feet from the project property line. We did a morning site visit and found no water in the supposed streambed, indicating the stream could possibly be ephemeral. Otherwise, from visual observation near the rear of the property, the edge of what might be a creek/drainage area is more than 20 feet from the property line. There is a de facto setback from a two-car garage and large teepee on the neighboring property between the observed bank and the fence line. In terms of riparian vegetation, the groundcover of the neighboring property is overrun with invasive ivy and no other ground plant species were observed. Photos from the site have been attached. Bob Hill, at the Office of Sustainability and Natural Resources, has also weighed in in determining that there is no issue based on the distance from the creek to our property line. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 3 13. Subdivision Application – Please confirm that the parcel map is a flexible lot design subdivision per Section 16.17.030 (Flexible Lot Design Subdivision in the R-1 Zone) in the project statement. Done 14. Number of Parcels – Please revise the map to indicate Parcel 1, 2, 3, and 4 (instead of three Parcel 1’s and one Parcel 2). Done 15. Lot Areas – Please provide the gross and net lot areas of each proposed parcel on the map. Note minimum lot area calculations shall not include the area between creek banks per Footnote 4 of Table 2 (Minimum Lot Area and Dimensions). Done 16. Average Slope – Please include average slope calculations on the map. Attached as a separate exhibit map. 17. Subsequent Submittals – Please be informed that additional comments may be forthcoming as more information is provided. If you have any questions on the above Planning comments, or any questions regarding this letter, please contact me at 805-781-7432 or by e-mail at: hhanh@slocity.org. Housing Division - Community Development Department 18. Please demonstrate how the project will meet the inclusionary affordable housing requirement in accordance with Section 17.138.070 (Inclusionary Housing Plan) and as identified on the application checklist. a. If the project is to use the in-lieu fee option, please provide calculations to identify the estimated in-lieu fees. Preliminary calculations estimate an in-lieu fee of $94,920. b. If affordable units are to be provided within the project, please identify the specific units intended to be dedicated and the specific income levels of each unit (low-, moderate-income, etc.). Noted. Note to applicant. Contact the Housing Division at the Community Development Department for an orientation (if necessary) on the new requirements and processes with the City’s Third-Party Program Administrator (HouseKeys), who will provide assistance for developments that have affordable housing commitments for both ownership and rental units and assist with the sale or lease agreement completion of the units. HouseKeys administers affordable units to ensure that the units are marketed to the community in a fair and equitable way, and to make sure the units are occupied by eligible households. If you have any questions on the above Housing comments, please contact me at 805-781-7524, or by e-mail at: kbell@slocity.org. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 4 Engineering Division – Community Development Department 19. The submittal shall include all pertinent ARC submittal checklist items related to site development, grading, drainage, public improvements, utilities, tree preservation/removals/plantings, easements/agreements, and compliance with the Post Construction Stormwater Regulations. Refer to ARCH resubmittal. 20. The ARC plans shall show all proposed frontage improvements including Curb, gutter, and sidewalk and will be required across the full frontage per City Engineering Standards, unless a special case exists where design exceptions are intended to be approved. Refer to ARCH resubmittal. 21. The plans shall show sidewalk transitions between existing neighboring sidewalks or shoulders and the proposed sidewalks. Refer to ARCH resubmittal. 22. Revise tentative map to show the offer of dedication along Johnson for the public sidewalk to be for street purposes. It is acceptable to show and label the ADA sidewalk extension at the driveway approach to be offered as a public pedestrian easement. The tentative map shall show and label a 10’ PUE and Street Tree easement across the street frontage. Done 23. Confirm net vs. gross lot areas to the satisfaction of the Planning Division. Done 24. The building plan submittal shall include a complete site utility plan. Show and label the public water and sewer mains within the adjoining streets for reference. Clarify the disposition of existing services to be abandoned. It appears that the current water service and sewer lateral is to Johnson Avenue. Refer to ARCH resubmittal. 25. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All wire services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. Underground wire services to the new buildings shall be achieved without a net increase in wood utility poles unless specifically approved by the City. Done 26. The building plan submittal shall include a preliminary grading, drainage plan and preliminary drainage report for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show existing and historic drainage. The plan shall evaluate whether any run-on exists from the adjoining upslope properties. The plan shall show how any upslope tributary drainage will be managed. Show all existing and proposed drainage courses, pipes, and structures; indicate the size, type, and material. Refer to ARCH resubmittal. 27. The ARC submittal shall include a preliminary grading and drainage plan and drainage report. The report shall include a response to the bulleted items in Section 2.3.1 of the Drainage Design Manual and a summary of the strategy to comply with the Post Construction Stormwater Regulations. The report shall evaluate the pre ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 5 vs post runoff from the proposed development site. The report and analysis shall consider any increase in runoff along with any changes in the historic drainage patterns and proposed drainage outlet in accordance with the adopted Building Code and Drainage Design Manual. The plans and strategy shall show that the downstream drainage improvements are designed to accept any increase or change in drainage outlet. Refer to ARCH resubmittal. 28. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. The area of alteration shall include the new or altered curb, gutter, and sidewalk and street paving along Johnson Avenue street frontage. Refer to ARCH resubmittal. 29. Provide a complete tree survey which shall include all tree species, diameters, and disposition of trees. Include all trees along or within the Johnson Avenue frontage. Noted. 30. Park fees shall be paid either at the time of building permit issuance or at the time of parcel map recordation, whichever comes first. Credits will be given for the removed single-family residence. Noted. 31. A Grant of Easement and Agreement for Common Driveway, Private Utility and Drainage Easement shall record concurrently with the parcel map with owner(s), beneficiaries, and director of community development as signatories. The agreement will specify parking and maintenance restrictions and or responsibilities and possibly other related to utilities and/or drainage. Noted If you have questions on the above Engineering comments, please contact Engineering Consultant, Steve La Chaine at 805-781-7201 or by e-mail: slachain@slocity.org. Utilities Department 32. Show all utility infrastructure including all proposed and existing water and sewer lines to the point of connection with the water and sewer mains. Refer to ARCH resubmittal. 33. Show four water meters (one to serve each proposed parcel) and connection to the 10-inch water main. All four meters shall be located in the public right-of-way with water lines extending to each proposed parcel via the proposed private utility easement. Done. 34. The proposed utility plan may show one sewer lateral connection to the 6-inch sewer main; the primary lateral may extend through the proposed private utility easement, with sewer lines branching off to each lot. Refer to ARCH resubmittal. If you have questions on the above Utilities comments, please contact Special Projects Manager, Shawna Scott, 805-781-7176, or by e-mail: sscott@slocity.org Statement of Existing and Proposed Land Use And Project Description Address: 3160 Johnson Avenue, SLO MBS: 23-056 APN #: 004-523-016 The parcel is currently zoned as R1 and will continue being zoned R1 for all four separate parcels. The existing residence onsite will be removed and replaced with four new residences, one on each of the parcels. Project Description: The project is the division of one parcel into 4 separate residential lots under the Flexible Lot Design Subdivision ordinance. Michael B Stanton, PLS 5702 Msg: 805.594.1960 3559 So. Higuera St. Fax: 805.594-1966 San Luis Obispo, CA 93401 Email: adarrell@mbslandsurveys.com Letter of Transmittal To: City of San Luis Obispo Date: 10/5/2023 Community Development Department Agency # SLO 23-0034 MBS# MBS 23-056 From: Andrew Darrell Attn: Hannah Hahn Title: Planning Intern We Transmit: Herewith ❑Via: Hand Delivery For Your: Approval ❑Records ❑Use ❑Reviews & Comment The Following: ❑Prints- Survey map ❑Other ____________________ No. of Copies Date: Description: 1 Revised Tentative Map 4 Picture Exhibits of Site 1 Response to Comments #1 1 Johnson Quad map 1 Slope Exhibit 1 Statement of Existing and Proposed Land Use & Project Statement Remarks: Thank you! -Andrew Darrell Copies To: Client File 233 From:Hanh, Hannah Sent:Monday, September 11, 2023 1:27 PM To:Jordan Knauer Cc:MATT CEBULLA Subject:RE: 3160 Johnson Meeting Great – see you at 11:30 am tomorrow at the counter. Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 11, 2023 1:23 PM To: Hanh, Hannah <hhanh@slocity.org> Cc: MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Meeting Hello Hannah, Let's do it tomorrow at 11:30AM. We can meet at the counter. Thank you, Jordan Knauer On Mon, Sep 11, 2023 at 1:09 PM Hanh, Hannah <hhanh@slocity.org> wrote: Hi Jordan, Thanks for circling back. I have some items I need to wrap up today, so I don’t have availability to meet this afternoon. If tomorrow (Tue, 09/12) works, I am open between 11:30 am – 12:00 pm or 1:30 – 3:00 pm. Let me know if any of these times work, and if you want to meet in person at the Planning counter or via Teams. 234 Sincerely, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, September 11, 2023 9:39 AM To: Hanh, Hannah <hhanh@slocity.org>; MATT CEBULLA <mtceb@yahoo.com> Subject: Re: 3160 Johnson Meeting This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Hannah, Welcome back... circling back on this. Thank you, Jordan Knauer On Thu, Sep 7, 2023 at 11:43 AM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Hannah, Can we set up a meeting on Monday next week to discuss some items on the plans? 235 Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 236 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, September 7, 2023 10:28 AM To:Hill, Robert; Hanh, Hannah Cc:Andrew Darrell; Linda Richardson; MATT CEBULLA Subject:3160 Johnson Creek Setback This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello All, I just met with Bob from the city to discuss the creek on the neighboring property. From his perspective, there is no issue based on the distance from the creek to our property line. MBS and Matt, please address the comment before submitting the updated plans. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 237 From:Hill, Robert Sent:Tuesday, September 5, 2023 12:06 PM To:Jordan Knauer Subject:RE: 3160 Johnson Project Ok, confirmed for 10am this Thursday at 3160 Johnson. Thanks. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, September 5, 2023 12:04 PM To: Hill, Robert <rhill@slocity.org> Subject: Re: 3160 Johnson Project Perfect, 10AM works for me. See you then. Thank you, Jordan Knauer On Tue, Sep 5, 2023 at 12:01 PM Hill, Robert <rhill@slocity.org> wrote: Hi Jordan, I am open Thursday morning this week between 9 and 10:30 or so. It shouldn’t take more than 10 or 15 minutes. Let me know… Bob Robert Hill Sustainability & Natural Resources Official City Administration Office of Sustainability & Natural Resources 990 Palm Street, San Luis Obispo, CA 93401-3249 E rhill@slocity.org T 805.781.7211 slocity.org 238 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, September 5, 2023 11:41 AM To: Hill, Robert <rhill@slocity.org> Subject: Re: 3160 Johnson Project This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Bob, I am just circling back on this email. Let me know if you have some time to walk this job. Thank you, Jordan Knauer On Fri, Sep 1, 2023 at 11:19 AM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Bob, I just left you a voicemail. We spoke earlier this week about the creek setback on the neighboring property. The architect, MBS and I walked our site yesterday and from our perspective the drainage creek is quite a bit further away than the city map shows. I was hoping to schedule a quick site visit with you today or early next week to get your point of view. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 239 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, September 1, 2023 11:20 AM To:Hill, Robert Subject:3160 Johnson Project This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Bob, I just left you a voicemail. We spoke earlier this week about the creek setback on the neighboring property. The architect, MBS and I walked our site yesterday and from our perspective the drainage creek is quite a bit further away than the city map shows. I was hoping to schedule a quick site visit with you today or early next week to get your point of view. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 240 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, August 16, 2023 12:23 PM To:Hanh, Hannah Cc:Andrew Darrell; mtceb@yahoo.com Subject:Re: ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) - first completeness review This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Received. I will review and email back the changes. Thanks! Sent from my iPhone On 16 Aug 2023, at 11:30 AM, Hanh, Hannah <hhanh@slocity.org> wrote: Good morning, I wanted to follow up on the Development Review and Parcel Map applications (ARCH-0361-2023, SBDV-0362-2023) at 3160 Johnson. Attached is a letter containing staff’s comments after the first completeness review. Please review and let me know if you have any questions. When you are ready to resubmit, please email me the complete resubmittal package. No need to print and submit hard copies. Thank you, Hannah Hanh Associate Planner <image001.png> Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications <2023 08 16 - ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) Incomplete Letter.pdf> 241 From:Hanh, Hannah Sent:Wednesday, August 16, 2023 11:30 AM To:jordan@teamsweasey.com; Andrew Darrell; mtceb@yahoo.com Subject:ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) - first completeness review Attachments:2023 08 16 - ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson) Incomplete Letter.pdf Good morning, I wanted to follow up on the Development Review and Parcel Map applications (ARCH-0361-2023, SBDV-0362-2023) at 3160 Johnson. Attached is a letter containing staff’s comments after the first completeness review. Please review and let me know if you have any questions. When you are ready to resubmit, please email me the complete resubmittal package. No need to print and submit hard copies. Thank you, Hannah Hanh Associate Planner Community Development 919 Palm Street, San Luis Obispo, CA 93401-3218 E hhanh@slocity.org T 805.781.7432 slocity.org Stay connected with the City by signing up for e-notifications August 16, 2023 Sent via Email Jordan Knauer 1317 Chorro Street San Luis Obispo, CA 93401 Matt Cebulla Cebulla Associates 171 N. 13th Street Grover Beach, CA 93433 Andrew Darrell MBS Land Surveys 3559 South Higuera San Luis Obispo, CA 93401 Subject: Completeness Review #1: ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Avenue; APN 004-523-016) –Development Review and Parcel Map (i.e., flexible lot subdivision) applications to subdivide an existing parcel into four (4) parcels, and construct a new single-family residence, accessory dwelling unit (ADU), and site improvements for each parcel. Dear Jordan Knauer, Matt Cebulla, and Andrew Darrell, Thank you for a submittal of the subject project on July 18, 2023. We have reviewed your submittal and found it to be incomplete. We will be unable to process your application s until additional information and/or revisions have been submitted to the satisfaction of the Community Development Director. Preliminary review is necessary to ensure that staff has adequate information to evaluate your project and identify any conflicts with City standards or guidelines. The purpose of this letter is to provide you with a list of items that need to be addressed prior to taking action on your project. Preliminary review indicates that your application will remain in an incomplete status until the following information and/or revisions are submitted: Note: Upon resubmittal, please provide a narrative indicating where responses to these comments can be found on the plans. Department comments/completeness items: Planning Division - Community Development Department 1.Floor Area Ratio and Lot Coverage – Under the “Project Data” section of the plans, provide calculations for the proposed floor area ratio (FAR) and lot coverage of each parcel. Please note proposed development must comply with the maximum allowable FAR and lot coverage per Table 2-4 (R-1 Zone Development Standards). 2.Building Setbacks – To demonstrate compliance with side and rear setbacks per Table 2-4 (R-1 Zone ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 2 Development Standards), please include setback plane lines, similar to Figure 2-2 (R-1 Zone Minimum Interior Side and Rear Setbacks), on the elevations. 3. Second Story – For reference, please include an outline of the second story footprint for Plan A on the site plan. 4. Building Height – Per Table 2-4 (R-1 Zone Development Standards), maximum building height is 25 feet. Building height may project an additional 30 inches (i.e., up to a maximum of 27.5 feet) if the roof pitch contains a slope of at least 30 degrees. As proposed, Plan A for Parcels 1 and 2 would be 28 feet, 2 inches in height. Please reduce the building height for compliance. In addition, the measurement of building height depends on the average slope of the parcel as described in Section 17.70.080 (Height Measurement and Exceptions). Please calculate the average slope of each parcel and clearly identify building height on the elevations as measured from average natural grade (for slopes less than 15%) or existing grade (for slopes 16% or greater). 5. Floor Plan and Elevations – There appears to be minor inconsistencies between the floor plan and elevations for Plan A, particularly at the second story where the ADU is proposed. Please verify the number of windows for the ADU on the right and left elevations, and revise the plans as necessary for consistency. 6. Fences and Walls – Clearly identify all proposed fencing and/or walls, including location, colors, materials, and height, on the landscape plans. Based on a fence detail provided on the site plan, the combined height of the wood fence and retaining wall appears to exceed nine (9) feet. Please clarify if this retaining wall and wood fence combination would vary in height depending on where it is located on the site. Refer to Section 17.70.070 (Fences, Walls, and Hedges) and indicate if a fence height exception is requested as part of the project scope. 7. Lighting – Please identify proposed exterior lighting fixtures, including location, type, etc., on the building elevations. Note all fixtures must be fully shielded and oriented downwards to minimize lighting spillover and preserve the night sky as described in Section 17.70.100 (Lighting and Night Sky Preservation). 8. Colors and Materials – Include callouts of proposed colors for the exterior finishes on the elevations. Additional complementary color schemes are strongly recommended to provide variation between the mirrored floor plans. 9. Landscaping – Provide a conceptual irrigation plan as part of the landscaping plan. Additionally, please clearly distinguish between proposed impervious and pervious surfaces through use of colors, shading, hatching, etc. on the plans. 10. Tree Removal – Please identify the existing trees that are proposed for removal on the plans. Since the project scope includes tree removal to facilitate site development, please complete and submit a Tree Removal Application, consistent with Chapter 12.24 (Tree Regulations), to the Public Works Department – Urban Forest Services. The Tree Removal Application is a separate application that will be reviewed concurrently with the Minor Development Review per Section 12.24.090(F)(3). Please provide evidence that a complete Tree Removal Application, which includes an arborist report, compensatory planting plan, etc., has been submitted for review to Urban Forest Services. 11. Creek – Per Conservation and Open Space Element Figure 9, there is a perennial creek that runs ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 3 along the northwestern property line. Please identify the creek flow line, top of bank, and pattern of riparian vegetation on the plans and map. Verify the creek setback is measured from the top of bank or predominant pattern of riparian vegetation, whichever is farther from the creek flow line. In addition, please refer to Section 17.70.030 (Creek Setbacks) and clearly identify all proposed improvements within the creek setback on the plans. If a creek setback exception is requested, incorporate the exception request in the project scope and provide supporting justification for required findings. 12. Subdivision Application – Please confirm that the parcel map is a flexible lot design subdivision per Section 16.17.030 (Flexible Lot Design Subdivision in the R-1 Zone) in the project statement. 13. Number of Parcels – Please revise the map to indicate Parcel 1, 2, 3, and 4 (instead of three Parcel 1’s and one Parcel 2). 14. Lot Areas – Please provide the gross and net lot areas of each proposed parcel on the map. Note minimum lot area calculations shall not include the area between creek banks per Footnote 4 of Table 2 (Minimum Lot Area and Dimensions). 15. Average Slope – Please include average slope calculations on the map. 16. Subsequent Submittals – Please be informed that additional comments may be forthcoming as more information is provided. If you have any questions on the above Planning comments, or any questions regarding this letter, please contact me at 805-781-7432 or by e-mail at: hhanh@slocity.org. Housing Division - Community Development Department 17. Please demonstrate how the project will meet the inclusionary affordable housing requirement in accordance with Section 17.138.070 (Inclusionary Housing Plan) and as identified on the application checklist. a. If the project is to use the in-lieu fee option, please provide calculations to identify the estimated in-lieu fees. Preliminary calculations estimate an in-lieu fee of $94,920. b. If affordable units are to be provided within the project, please identify the specific units intended to be dedicated and the specific income levels of each unit (low-, moderate-income, etc.). Note to applicant. Contact the Housing Division at the Community Development Department for an orientation (if necessary) on the new requirements and processes with the City’s Third-Party Program Administrator (HouseKeys), who will provide assistance for developments that have affordable housing commitments for both ownership and rental units and assist with the sale or lease agreement completion of the units. HouseKeys administers affordable units to ensure that the units are marketed to the community in a fair and equitable way, and to make sure the units are occupied by eligible households. If you have any questions on the above Housing comments, please contact me at 805-781-7524, or by e-mail at: kbell@slocity.org. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 4 Engineering Division – Community Development Department 18. The submittal shall include all pertinent ARC submittal checklist items related to site development, grading, drainage, public improvements, utilities, tree preservation/removals/plantings, easements/agreements, and compliance with the Post Construction Stormwater Regulations. 19. The ARC plans shall show all proposed frontage improvements including Curb, gutter, and sidewalk and will be required across the full frontage per City Engineering Standards, unless a special case exists where design exceptions are intended to be approved. 20. The plans shall show sidewalk transitions between existing neighboring sidewalks or shoulders and the proposed sidewalks. 21. Revise tentative map to show the offer of dedication along Johnson for the public sidewalk to be for street purposes. It is acceptable to show and label the ADA sidewalk extension at the driveway approach to be offered as a public pedestrian easement. The tentative map shall show and label a 10’ PUE and Street Tree easement across the street frontage. 22. Confirm net vs. gross lot areas to the satisfaction of the Planning Division. 23. The building plan submittal shall include a complete site utility plan. Show and label the public water and sewer mains within the adjoining streets for reference. Clarify the disposition of existing services to be abandoned. It appears that the current water service and sewer lateral is to Johnson Avenue. 24. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All wire services to the new structures shall be underground. All work in the public right -of-way shall be shown or noted. Underground wire services to the new buildings shall be achieved without a net increase in wood utility poles unless specifically approved by the City. 25. The building plan submittal shall include a preliminary grading, drainage plan and preliminary drainage report for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show existing and historic drainage. The plan shall evaluate whether any run-on exists from the adjoining upslope properties. The plan shall show how any upslope tributary drainage will be managed. Show all existing and proposed drainage courses, pipes, and structures; indicate the size, type, and material. 26. The ARC submittal shall include a preliminary grading and drainage plan and drainage report. The report shall include a response to the bulleted items in Section 2.3.1 of the Drainage Design Manual and a summary of the strategy to comply with the Post Construction Stormwater Regulations. The report shall evaluate the pre vs post runoff from the proposed development site. The report and analysis shall consider any increase in runoff along with any changes in the historic drainage patterns and proposed drainage outlet in accordance with the adopted Building Code and Drainage Design Manual. The plans and strategy shall show that the downstream drainage improvements are designed to accept any increase or change in drainage outlet. 27. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. ARCH-0361-2023, SBDV-0362-2023 (3160 Johnson Ave) – Completeness Review #1 August 16, 2023 Page 5 Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. The area of alteration shall include the new or altered curb, gutter, and sidewalk and street paving along Johnson Avenue street frontage. 28. Provide a complete tree survey which shall include all tree species, diameters, and disposition of trees. Include all trees along or within the Johnson Avenue frontage. 29. Park fees shall be paid either at the time of building permit issuance or at the time of parcel map recordation, whichever comes first. Credits will be given for the removed single-family residence. 30. A Grant of Easement and Agreement for Common Driveway, Private Utility and Drainage Easement shall record concurrently with the parcel map with owner(s), beneficiaries, and director of community development as signatories. The agreement will specify parking and maintenance restrictions and or responsibilities and possibly other related to utilities and/or drainage. If you have questions on the above Engineering comments, please contact Engineering Consultant, Steve La Chaine at 805-781-7201 or by e-mail: slachain@slocity.org. Utilities Department 31. Show all utility infrastructure including all proposed and existing water and sewer lines to the point of connection with the water and sewer mains. 32. Show four water meters (one to serve each proposed parcel) and connection to the 10-inch water main. All four meters shall be located in the public right-of-way with water lines extending to each proposed parcel via the proposed private utility easement. 33. The proposed utility plan may show one sewer lateral connection to the 6 -inch sewer main; the primary lateral may extend through the proposed private utility easement, with sewer lines branching off to each lot. If you have questions on the above Utilities comments, please contact Special Projects Manager, Shawna Scott, 805-781-7176, or by e-mail: sscott@slocity.org The above list includes all the items initially identified as necessary for us to certify your applications as complete. The City may ask for additional information upon more detailed review of your project. If you have any questions regarding this letter or the specific items necessary to submit for a complete applicati on, please contact me at (805) 781-7432 or hhanh@slocity.org. Sincerely, Hannah Hanh Associate Planner Community Development 242 From:noreply@slocity.org Sent:Thursday, August 10, 2023 11:46 AM To:cknauer243@aol.com; jordan@teamsweasey.com Cc:Nelson, Trevor Subject:BLDG-1700-20222 Signed CO Attachments:PM_Certificate_of_Occupancy_Signed.rpt_10-08-2023_11-43-57.pdf Please find a copy of the signed CO aƩached. -Mike Loew, CBO Certificate of Occupancy Building Address:450 California Blvd SAN LUIS OBISPO, CA 93405 Unit/Suite No(s).:A APN:052-202-022 Permit Number: BLDG-1700-2022 Project Description: New 2 story residence with a 2 car garage and adu Occupancy Group: Type of Const.: Occupant Load: Fire Sprinkler Provided: Code Year: 2019 Residential, 1 and 2 family dwellings (R-3) V-B Yes Conditions of Approval: Building Owner:Jordan Knauer 1317 Chorro St, San Luis Obispo, CA 93401Owner's Address: Chief Building Official City of San Luis Obispo This certificate is issued pursuant to Section 111.1 of the 2019 California Building Code and attests that at the time of issuance, this structure or portion thereof was inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified, and determined to be in compliance with this code and the various ordinances of the City of San Luis Obispo regulating building construction or use. Date Issued:August 07, 2023 243 From:LaFreniere, Matt Sent:Tuesday, August 1, 2023 3:41 PM To:Montoya, Chase Cc:Jordan Knauer Subject:RE: Public Works Final City of SLO Hi Chase, The notarized encroachment agreement document has been received and approved. That requirement is completed. Thank you, Matt LaFreniere pronouns he/him/his Permit Technician III Community Development Engineering Development Review 919 Palm Street, San Luis Obispo, CA 93401-3218 E mlafreni@slocity.org T 805.781.7015 slocity.org Stay connected with the City by signing up for e-notifications From: Montoya, Chase <cmontoya@slocity.org> Sent: Tuesday, August 1, 2023 1:19 PM To: LaFreniere, Matt <mlafreni@slocity.org>; Stong, Nate <nstong@slocity.org>; Gorter, James <jgorter@slocity.org> Subject: Public Works Final City of SLO All, They are looking for a dept final at 450 California. I gave them this checklist a few weeks ago. After talking with Matt, I have some questions. Jim, could you set up a storm water verification? It doesn’t show it on the checklist but with all the historical drainage in that area we think we should cover our end. Matt, Jordan should be calling you to find out how to get the agreement done for the storm drain inlet. Nate, would you like to look at the final drainage channel and 18” grate? Per Richard Avila? Please let me know if these tasks can be scheduled. Thanks, 244 Chase Montoya Engineering Inspector III Public Works 919 Palm street, San Luis Obispo, CA 93401-7314 E cmontoya@slocity.org T 805.781.7226 C 805.540.8655 slocity.org Stay connected with the City by signing up for e-notifications From: Montoya, Chase Sent: Friday, July 7, 2023 1:15 PM To: jordan@teamsweasey.com Cc: LaFreniere, Matt <mlafreni@slocity.org> Subject: Public Works Final City of SLO Jordan, Please see attached checklist. All these items will need to be completed before I give a PW Final on your project. Also, I have CC’d Matt LaFreniere on this email as well. He will be able to help you out with the admin portion of this list. Please contact Matt or myself with any questions or concerns. Thanks, Chase Montoya Engineering Inspector III Public Works 919 Palm street, San Luis Obispo, CA 93401-7314 E cmontoya@slocity.org T 805.781.7226 C 805.540.8655 slocity.org Stay connected with the City by signing up for e-notifications 245 From:Whipple, Anthony Sent:Tuesday, July 11, 2023 7:06 AM To:Jordan Knauer Subject:RE: 450 California Job Attachments:SLOCITY Nursery standards.pdf; TreePlantingStandards.pdf Hi Jordan, The new trees planted 1) Minimum of a 24” Box/container 2) Appropriate caliber/diameter per the Nursery specs (attached) 3) Of acceptable Nursery quality Offsite plantings discussion, Do you have a location you would like to plant at? Otherwise I can offer some locations that would be acceptable. Typically at a park or empty tree well. Let me know if you have any additional questions Thank you, Anthony Anthony Whipple Urban Forester Public Works Urban Forest Services 25 Prado Road, San Luis Obispo, CA 93401-7314 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Monday, July 10, 2023 3:49 PM To: Whipple, Anthony <awhipple@slocity.org> Subject: 450 California Job This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Anthony, Please see the plan link for the landscaping plan. We are getting ready to plant trees. Let us know what else you need from u s so we can get the project finaled. 246 final plans 10-25-22.pdf Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 Guideline Specifications for Nursery Tree Quality Selecting Quality Nursery Stock A committee comprised of municipal arborists, urban foresters, nurserymen, U.C. Coopera- tive Extension horticultural advisors, landscape architects, non–profit tree groups, horticul- tural consultants, etc., developed the attached specifications to ensure high quality landscape trees. After more than a year of work, they succeeded in drafting a document entitled Specifi- cation Guidelines for Container–grown Trees for California. This document will be published and the guidelines promoted throughout the nursery and landscape industry. Its intent is to help landscape professionals develop their own comprehensive and detailed specifications to ensure that they obtain high quality container–grown nursery trees. The document is also intended to help nursery professionals in their efforts to improve the quality of trees grown in California. These specifications can be modified for specific simulations. The following people worked on the Guideline Specifications for Nursery Tree Quality: David Burger UC Davis, Department of Environmental Horticulture, Davis Barrie Coate Consulting Arborist, Los Gatos Larry Costello UC Cooperative Extension, Half Moon Bay Robert Crudup Valley Crest Tree Company, Sunol Jim Geiger Center for Urban Forest Research UC Davis, Davis Bruce Hagen California Dept. of Forestry & Fire Protection, Santa Rosa Richard Harris UC Davis Department of Environmental Horticulture, Davis Brian Kempf Urban Tree Foundation, Visalia Jerry Koch City of Berkeley Division of Urban Forestry, Berkeley Bob Ludekens L. E. Cooke Company, Visalia Greg McPherson Center for Urban Forest Research, UC Davis, Davis Martha Ozonoff California ReLeaf, Sacramento Ed Perry UC Cooperative Extension, Stanislaus County Markio Roberts Caltrans, LDA Maintenance Division, Oakland Illustrations: Front page, c) temporary branches C. Trunk Taper Illustration by Edward F. Gilman, Professor, Environmental Horticulture Department, IFAS, University of Florida. All other Illustrations adapted from Integrated Management of Landscape Trees, Shrubs and Vines, Fourth Edition, 2003, Harris, Clark, Matheny Photos: Brian Kempf For more information contact Brian Kempf 559–713–0631 or brian@urbantree.org Appendix I Guideline Specifications for Nursery Tree Quality I. PROPER IDENTIFICATION All trees shall be true to name as ordered or shown on the planting plans and shall be labeled individually or in groups by species and cultivar (where appropriate). II. COMPLIANCE All trees shall comply with federal and state laws and regulations requiring inspection for plant disease, pests and weeds. Inspection certificates required by law shall accompany each shipment of plants. Clearance from the County Agricultural Commissioner, if required, shall be obtained before planting trees originating outside the county in which they are to be planted. Even though trees may conform to county, state, and federal laws, the buyer may impose additional requirements.Illustration by Edward F. Gilman, Professor, Environmental Horticulture Department, IFAS, University of Florida. III. TREE CHARACTERISTICS AT THE TIME OF SALE OR DELIVERY A. TREE HEALTH As typical for the species/cultivar, trees shall be healthy and vigorous, as indicated by an inspection for the following: 1. Trees shall be relatively free of pests (insects, pathogens, nematodes or other injurious organisms). 2. An inspection of the crown, trunk, and roots shall find the following characteristics: a. Crown Form: The form or shape of the crown is typical for a young specimen of the spe- cies/cultivar. The crown is not significantly deformed by wind, pruning practices, pests or other factors. b. Leaves: The size, color and appearance of leaves are typical for the time of year and stage of growth of the species/cultivar. Leaves are not stunted, misshapen, tattered, discolored (chlorotic or necrotic) or otherwise atypical. c. Branches: Shoot growth (length and diameter) throughout the crown is typical for the age/ size of the species/cultivar. Trees do not have dead, diseased, broken, distorted or other serious branch injuries. d. Trunk: The tree trunk should be fairly straight, vertical and free of wounds (except prop- erly–made pruning cuts), sunburned areas, conks (fungal fruiting bodies), wood cracks, bleeding areas, signs of boring insects, galls, cankers/lesions and girdling ties. e. Tree height and trunk diameter are typical for the age, species/cultivar and container size. f. Roots: The root system is free of injury from biotic (insects, pathogens, etc.) and abiotic agents (herbicide toxicity, salt injury, excess irrigation, etc.). Root distribution is uniform throughout the soil mix or growth media and growth is typical for the species/cultivar. Appendix I B. CROWN 1. Central Leader: Trees shall have a single, relatively straight central leader and tapered trunk, free of codominant stems and vigorous, upright branches that compete with the central leader. If the original leader has been headed, a new leader at least ½ (one–half) the diameter of the original leader shall be present. Maintaining a single, centeral leader is preferable. Heading and retaining a leader is acceptable. Heading without retaining a leader is unacceptable. Appendix I 2. Main Branches (scaffolds): Branches should be distributed radially around and vertically along the trunk, forming a generally symmetrical crown typical for the species. a) Main branches, for the most part, shall be well spaced. preferable unacceptable preferable unacceptable b) Branch diameter shall be no greater than 2/3 (two thirds) the diameter of the trunk, measured 1" (one inch) above the branch. preferable unacceptable preferable unacceptable c) The attachment of scaffold branches shall be free of included bark. preferable unacceptable preferable unacceptable Appendix I 3. Temporary branches: Temporary branches should be present along the lower trunk, particularly for trees less than 1–1/2" (one and one–half inches) in trunk diameter. They should be no greater than 3/8" (three–eighths inch) in diameter. Heading of temporary branches is often necessary to limit their growth. Good Not as Good C. TRUNK 1. Trunk diameter and taper shall be sufficient so that the tree will remain vertical without the support of a nursery stake. 2. The trunk shall be free of wounds (except properly–made pruning cuts), sunburned areas, conks (fungal fruiting–bodies), wood cracks, bleeding areas, signs of boring insects, galls, cankers and/or lesions. 3. Trunk diameter at 6" (six inches) above the soil surface shall be within the diameter range shown for each container size below: Container Size Trunk Diameter (inches) # 5 (gallon) ....................... 0.5" to 0.75" # 15 (gallon) .................... 0.75" to 1.5" 24 inch box ....................... 1.5" to 2.5" # 15 (gallon) ............0.75" to 1.5" 24 inch box .............1.5" to 2.5" 36 inch box .............2.5" to 3.5" 48 inch box .............3.5" to 4.5" Appendix I D. ROOTS 1. The trunk, root collar (root crown) and large roots shall be free of circling and/or kinked roots. Soil removal near the root collar may be necessary to inspect for circling and/or kinked roots. 2. The tree shall be well rooted in the soil mix. When the container is removed, the rootball shall remain intact. When the trunk is carefully lifted both the trunk and root system shall move as one. preferable preferable unacceptable 3. The upper–most roots or root collar shall be within 1" (one inch) above or below the soil surface. preferable unacceptable unacceptable Appendix I 4. The rootball periphery should be free of large circling and bottom–matted roots. The acceptable diameter of circling peripheral roots depends on species and size of rootball. The maximum acceptable size should be indicated for the species (if necessary). preferable unacceptable E. MOISTURE STATUS At time of inspection and delivery, the rootball shall be moist throughout. The crown shall show no signs of moisture stress as indicated by wilted, shriveled or dead leaves or branch dieback. The roots shall show no signs of excess soil moisture conditions as indicated by poor root growth, root discoloration, distortion, death or foul odor. V. INSPECTION The buyer reserves the right to reject trees that do not meet specifications as set forth in these guidelines or as specified by the buyer. If a particular defect or substandard element or characteristic can be easily corrected, appropriate remedies shall be re- quired. If destructive inspection of a rootball(s) is to be done, the buyer and seller should have a prior agreement as to the time and place of inspection, minimum num- ber of trees or percentage of a species or cultivar to be inspected and financial respon- sibility for the inspected trees. DELIVERY The buyer should stipulate how many days prior to delivery that notification is needed. Appendix I GLOSSARY: Codominant – Two or more vigorous and upright branches of relatively equal size that originate from a common point, usually where the leader has been lost or removed. Crown – The aboveground part of the tree including the trunk. Cultivar – A named plant selection from which identical or nearly identical plants can be produced, usually by vegetative propagation or cloning. Girdling root – A root that partially or entirely encircles the trunk and/or buttress roots, which could restrict growth and downward movement of photo- synthate and/or water and nutrients up. Included bark – Bark embedded within the crotch between a branch and the trunk or between two or more stems that prevents the formation of a normal branch bark ridge. This often occurs in branches with narrow-angled attach- ments or branches resulting from the loss of the leader. Such attachments are weakly attached and subject to splitting out. Kinked root – A primary root(s), which is sharply bent, causing a restriction to water, nutrient, and photosynthate movement. Kinked roots may compro- mise the structural stability of root systems. Leader – The dominant stem which usually develops into the main trunk. Photosynthate – Pertains to sugar and other carbohydrates that are produced by the foliage during photosynthesis, an energy trapping process. Root collar – The flared area at the base of a tree where the roots and trunk merge. Also referred to as the "root crown" or "root flare". Shall – Used to denote a practice that is mandatory. Should – Used to denote a practice that is recommended. Scaffold branches – Large, main branches that form the main structure of the tree. Temporary branch – A small branch that is retained temporarily along the lower trunk of young trees. Temporary branches provide photosynthate to increase trunk caliper and taper and help protect it from sunburn damage and mechanical injury. Such branches should be kept small and gradually removed as the trunk develops. Trunk – The main stem or axis of a tree that is supported and nourished by the roots and to which branches are attached. Appendix I STREET TREE PLANTING NOTES 8210 Revised Notes A, D, & G MH BL 11-09 Modified A, B, C, D KH MH 1-18 Drafting edits JDL MH 5-13 STREET TREE PLANTING INSTRUCTIONS AND REQUIREMENTS A.INSPECTION: Inspection of tree planting by the City Engineering Inspector or Building Inspector is required. 1. Engineering Inspector or Building Inspector shall approve the hole dimensions prior to planting. 2. City Arborist shall perform inspection of planting and tree quality after the tree planting is complete. Appointments for inspection(s) may be made by calling (805) 781-7220 at least 48 hours in advance of the inspection. B.TREE QUALITY: Tree quality must conform to the requirements of guideline specifications for nursery tree quality included in Appendix I. C.BACKFILL MATERIAL: The backfill material shall be free of construction spoils/debris and composed of: ·75% Native Soil (the soil removed from the planting hole) ·15% Compost Material ·10% Sand (see Note) Note: The sand component of the backfill may be deleted if the Arborist determines that the existing native soil will provide adequate aeration for the root system. D.PLANTING: Partially fill the bottom of the excavated hole with backfill material, while tamping and watering, to an elevation equal to the bottom of the root ball. Root crown (top of root ball) shall extend one (1) inch above finish grade when planting is completed and 4 inches below the bottom of grate. Place the tree to be planted in the center of the hole on tamped backfill. Continue adding backfill while tamping and watering. Continue adding backfill around root ball to finish grade, while tamping tightly, and add additional water to thoroughly wet root ball and backfill material. For Street Tree Well installations, finish grade shall be 4" below the sidewalk grade. E.TREE SIZE and TYPE: Standard tree size shall be #15. A larger sized 24", 36" or 48" box may be required for some installations. New trees planted in the downtown (within the boundary of the Downtown Association) shall be a minimum of a 24" box. Tree type shall be from the Master Street Tree list and (if applicable) be in accordance with the selections for major streets. F.STAKING: All newly planted street trees shall be staked. G.GUARDS: Trees planted within the Mission Style Sidewalk District shall include installation of a tree guard of the same manufacturer as the tree grate, see Engineering Standard 8130. REVISIONS BY APP DATE STANDARD CURRENT AS OF:May 2018 Stake Stake INSTALLATION NOTES: Align face of tree trunk with face of stake. At Zone 1, tree grate shall be installed per Engineering Standard 8130, 4" clear from top of grate to top of backfill material. TREE PLANTING and STAKING ZONES 1, 2 and 3 15 Gallon Size 8220 Combined Stds 8830 and 8840 JDL MH 6-13 Drafting edits JDL MH 6-13 Remove crossbrace & tubes KH MH 01-16 1 2 Prevailing Wind Direction 1 Tree Trunk 112" Fence Staple, galv. (over, not through) or roofing nail provided with ties. Cinch-Tie 8'-3" Stake Ties shall be inter- locked around tree 30" 18" 3' Backfill Material (See Eng. Std. 8210) 5' 12" 12" 24" 12" Top of stake shall not be taller than lowest tree limb. Trim stake evenly as necessary. 24" Cinch-ties (4 ea.) shall be snug, not tight Remove nursery stake(s) and backfill hole with soil after planting. Install (2) 8'-3" Lodgepole Pine Stakes. Top of Root Ball 12" above finished grade Root Ball Remove clay slick or glazing if dug by power auger Mulch Wood Chips, 2" deep ZONE 1: Trees planted in tree wells or parkway ZONE 2: Trees planted within 7'-6" of curb, sidewalk, or paving ZONE 3: Trees planted more than 7'-6" of curb, sidewalk, or paving 24" 28" min. REVISIONS BY APP DATE STANDARD CURRENT AS OF:May 2018 Stake Stake INSTALLATION NOTES: Align face of tree trunk with face of stake. TREE PLANTING and STAKING ZONES 1 and 2 24" Box and Larger 8250 Removed crossbrace KH MH 01-18 Revised Tube Length MH BL 11-09 Drafting edits JDL MH 6-13 1 Prevailing Wind Direction 1 Tree Trunk 112" Fence Staple, galv. (over, not through) or roofing nails provided with ties. Cinch-Tie 10'-0" Stake Ties shall be inter- locked around tree E D C B 18" A 12" Top of stake shall not be taller than lowest tree limb. Trim stake as necessary. 24" Cinch-ties (4 ea.) shall be snug, not tight Remove nursery stake(s) and backfill hole remaining after planting. Install (2) 10'-0"Lodgepole Pine Stakes. Roots Remove clay slick or glazing if dug by power auger Backfill Material (See Eng. Std. 8210) 18" A B C D E 24 48 36 24 18 66 72 84 24 36 42 30 24 18 40 48 60 36 TREE BOX SIZE (in) DIMENSIONS (in) 12" ZONE 1: Trees planted in tree wells or parkway ZONE 2: Trees planted within 7'-6" of curb, sidewalk, or paving REVISIONS BY APP DATE STANDARD CURRENT AS OF:May 2018 247 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Monday, July 10, 2023 3:49 PM To:Whipple, Anthony Subject:450 California Job This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Anthony, Please see the plan link for the landscaping plan. We are getting ready to plant trees. Let us know what else you need from us so we can get the project finaled. To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. final plans 10-25-22.pdf Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 248 From:Montoya, Chase Sent:Friday, July 7, 2023 1:15 PM To:jordan@teamsweasey.com Cc:LaFreniere, Matt Subject:Public Works Final City of SLO Attachments:Final Inspection 450 Hathway (1).docx Jordan, Please see attached checklist. All these items will need to be completed before I give a PW Final on your project. Also, I have CC’d Matt LaFreniere on this email as well. He will be able to help you out with the admin portion of this list. Please contact Matt or myself with any questions or concerns. Thanks, Chase Montoya Engineering Inspector III Public Works 919 Palm street, San Luis Obispo, CA 93401-7314 E cmontoya@slocity.org T 805.781.7226 C 805.540.8655 slocity.org Stay connected with the City by signing up for e-notifications https://slocitycloud-my.sharepoint.com/personal/ewooten_slocity_org/Documents/Documents/PRR26046 Ruda - Knauer correspondence/Emails/Attachments/Final Inspection 450 Hathway (1).docx FINAL INSPECTION APPROVAL CHECKLIST PUBLIC WORKS DEPARTMENT Project Address: 450 Hathway Prepared By: RA Checklist Started (Enter Date): Checklist Revised (Enter Revision Dates): Project Description: New 2- story residence and ADU Building Permit Application Number: BLDG-1700-2022 Planner: G.B. Project Tracking Number, Subdivision, etc: Encroachment Permit: Items marked with “X” apply to project General: Site Clean-up Removal of roll-off/drop box Pavement Repairs Removal of Pedestrian Protection Structures Removal of Traffic Control Devices and Signs Sign, meter, furniture restorations within the public r/w Tree Preservation Requirements Street Tree Planting and Staking Receipt of “Record” drawings/Document Plan Revisions Misc Project Conditions of Approval and/or Mitigation Measures Recordations/Offers of Dedication/Quit-Claims Benchmark/Survey Monument restoration Property Corners (Property Corner Monument reminder) Televising Sewer Lateral/Approval for Re-use Street Lights Pay final Parking Meter fees Landscape Improvements Required Deferred submittal for: Other: ( ) Flood Damage Prevention Regulations: FEMA Elevation Certificate (based on Finished Construction) FEMA Floodproofing Certificate “Wet” Floodproofing Certification Final review of floodgates, storage, placards, floodproofing, utilities, etc LOMR or LOMA Maintenance of existing Floodproofing Floodproofing Upgrade Required Required Documentation of final valuation as being “Not Substantial” Site Review, Private Utilities & Parking and Driveway Standards Certification of grades for low slope building sewers Certification and Testing of Private Sewer Manholes Trash Enclosure Detail Requirements Parking Lot Development, Lighting, Drainage, and Striping Pavement Marking, Stop Signs, and Directional Arrows Bike Parking for short-term and long-term spaces Motorcycle Parking Commercial Loading Areas Sewer video of 6” or larger sewer lines Approved utility plans (PG&E, Phone, Catv, etc) Encroachment Permit Required for: Driveway Approach ADA Upgrade Curb Ramp/Upgrade Curb, gutter, and sidewalk Sidewalk Installation Sidewalk Underdrains Street Paveout (18”) 5- Street Trees behind sidewalk Damage Repairs 2- 4” Sewer Laterals Street Lights Final Street Paving/Paveout/Trench Paving Underground PG&E, cable, charter, etc. Dumpsters/storage containers New 2” Water Service w/ 3- 1” meters Fire Service Lateral / Value On / Off Misc Utilities ( ) Borings for soil samples/utilities Closing of s/w for painting/bldg face upgrades Accessing utility boxes in s/w (fiber, phone, etc) Waterway Management Plan , Water Quality Improvements, Grading, and Drainage: Recordation of Land Divisions, Mergers, LLA’s, Easement Docs, etc. “Record” drawings required Erosion Control Plantings Eng Cert of Elev’s, Outlets, and Metering Devices Final Basin Construction Maintenance Report/Maintenance Agreement Final Grading and Site Drainage Post Development Water Quality Treatment per Engineering Std 1010.B Other Non-standard Items 8-24” box compensatory trees on-site or off-site Encroachment Agreement for attaching stormdrain to culvert Updated drainage calc. from Matt Priest for safe overflow Please include Richard Avila in final inspection to look at final drainage channel and 18” grate Note: This checklist is offered as a general guide to the permittee, property owner, project contractors and City staff. This list may change during plan review, with plan revisions, https://slocitycloud-my.sharepoint.com/personal/ewooten_slocity_org/Documents/Documents/PRR26046 Ruda - Knauer correspondence/Emails/Attachments/Final Inspection 450 Hathway (1).docx and/or after permit issuance 249 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Friday, June 16, 2023 12:29 PM To:Nichols, Vanessa Subject:450 California Sewer Attachments:SEWER PUMP PLAN.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Vanessa, We need to make a revision to our sewer system. Please see the attached revision to our sewer hookup. We now need a grinder pump to be installed and will be running conduit from the panel to the pump. If this plan looks good to you, can I come into the building department today and get these plans stamped? Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 250 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, June 8, 2023 11:50 AM To:Recycle Right Cc:Nelson, Trevor; Hurley, Brian; Ames, Stephen; McCaffrey, Sean Subject:Re: BLDG-1700-2022 / 450 California Blvd Awesome, thank you! On Thu, Jun 8, 2023 at 11:42 AM Recycle Right <recycleright@slocity.org> wrote: Utilities Recycling – Approved. BLDG-1700-2022 / 450 California Blvd *Please use this email as proof of completion. Thanks, Meg Buckingham Solid Waste and Recycling Program Manager Public Utilities 879 Morro St., San Luis Obispo, CA 93401-7314 E mbuckingham@slocity.org T 805.783.7850 C 805.748.0887 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, June 8, 2023 11:35 AM To: Recycle Right <recycleright@slocity.org> Subject: Re: API Waste Recycle Report 251 1700 - 2022 On Thu, Jun 8, 2023 at 11:29 AM Recycle Right <recycleright@slocity.org> wrote: Hi Jordan, Happy to take a look at this – can you please provide me with the permit number? Thanks, Meg Buckingham Solid Waste and Recycling Program Manager Public Utilities 879 Morro St., San Luis Obispo, CA 93401-7314 E mbuckingham@slocity.org T 805.783.7850 C 805.748.0887 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, June 8, 2023 11:08 AM To: Recycle Right <recycleright@slocity.org> Subject: Fwd: API Waste Recycle Report This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, We are looking to get the recycle plan finaled. Please see the attached document from Api. Let me know if you need anything else from me. 252 Thank you, Jordan Knauer Sent from my iPhone Begin forwarded message: From: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Date: 17 May 2023 at 12:06:26 PM GMT-7 To: jordan@teamsweasey.com Cc: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Subject: API Waste Recycle Report Hello Jordan Here is the recycle report for your project. Thank You, Jeff Longfellow Atlas Waste Management, Inc. dba API Waste Services Mailing: PO Box 5754, Santa Maria, CA 93456 Street: 1916 West Stowell Rd., Santa Maria, CA 93458 Office: 805.928.8689 Fax: 805.928.9190 www.apiwasteservices.com 253 From:Recycle Right Sent:Thursday, June 8, 2023 11:43 AM To:Nelson, Trevor; Hurley, Brian; Ames, Stephen; McCaffrey, Sean Cc:jordan@teamsweasey.com; Recycle Right Subject:BLDG-1700-2022 / 450 California Blvd Utilities Recycling – Approved. BLDG-1700-2022 / 450 California Blvd *Please use this email as proof of completion. Thanks, Meg Buckingham Solid Waste and Recycling Program Manager Public Utilities 879 Morro St., San Luis Obispo, CA 93401-7314 E mbuckingham@slocity.org T 805.783.7850 C 805.748.0887 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, June 8, 2023 11:35 AM To: Recycle Right <recycleright@slocity.org> Subject: Re: API Waste Recycle Report 1700 - 2022 On Thu, Jun 8, 2023 at 11:29 AM Recycle Right <recycleright@slocity.org> wrote: Hi Jordan, Happy to take a look at this – can you please provide me with the permit number? Thanks, 254 Meg Buckingham Solid Waste and Recycling Program Manager Public Utilities 879 Morro St., San Luis Obispo, CA 93401-7314 E mbuckingham@slocity.org T 805.783.7850 C 805.748.0887 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, June 8, 2023 11:08 AM To: Recycle Right <recycleright@slocity.org> Subject: Fwd: API Waste Recycle Report This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, We are looking to get the recycle plan finaled. Please see the attached document from Api. Let me know if you need anything else from me. Thank you, Jordan Knauer Sent from my iPhone Begin forwarded message: From: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Date: 17 May 2023 at 12:06:26 PM GMT-7 To: jordan@teamsweasey.com Cc: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Subject: API Waste Recycle Report 255 Hello Jordan Here is the recycle report for your project. Thank You, Jeff Longfellow Atlas Waste Management, Inc. dba API Waste Services Mailing: PO Box 5754, Santa Maria, CA 93456 Street: 1916 West Stowell Rd., Santa Maria, CA 93458 Office: 805.928.8689 Fax: 805.928.9190 www.apiwasteservices.com 256 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, June 8, 2023 11:35 AM To:Recycle Right Subject:Re: API Waste Recycle Report 1700 - 2022 On Thu, Jun 8, 2023 at 11:29 AM Recycle Right <recycleright@slocity.org> wrote: Hi Jordan, Happy to take a look at this – can you please provide me with the permit number? Thanks, Meg Buckingham Solid Waste and Recycling Program Manager Public Utilities 879 Morro St., San Luis Obispo, CA 93401-7314 E mbuckingham@slocity.org T 805.783.7850 C 805.748.0887 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, June 8, 2023 11:08 AM To: Recycle Right <recycleright@slocity.org> Subject: Fwd: API Waste Recycle Report This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. 257 Hello, We are looking to get the recycle plan finaled. Please see the attached document from Api. Let me know if you need anything else from me. Thank you, Jordan Knauer Sent from my iPhone Begin forwarded message: From: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Date: 17 May 2023 at 12:06:26 PM GMT-7 To: jordan@teamsweasey.com Cc: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Subject: API Waste Recycle Report Hello Jordan Here is the recycle report for your project. Thank You, Jeff Longfellow Atlas Waste Management, Inc. dba API Waste Services Mailing: PO Box 5754, Santa Maria, CA 93456 Street: 1916 West Stowell Rd., Santa Maria, CA 93458 Office: 805.928.8689 258 Fax: 805.928.9190 www.apiwasteservices.com 259 From:Recycle Right Sent:Thursday, June 8, 2023 11:30 AM To:Jordan Knauer Subject:RE: API Waste Recycle Report Hi Jordan, Happy to take a look at this – can you please provide me with the permit number? Thanks, Meg Buckingham Solid Waste and Recycling Program Manager Public Utilities 879 Morro St., San Luis Obispo, CA 93401-7314 E mbuckingham@slocity.org T 805.783.7850 C 805.748.0887 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, June 8, 2023 11:08 AM To: Recycle Right <recycleright@slocity.org> Subject: Fwd: API Waste Recycle Report This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, We are looking to get the recycle plan finaled. Please see the attached document from Api. Let me know if you need anything else from me. Thank you, Jordan Knauer Sent from my iPhone Begin forwarded message: 260 From: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Date: 17 May 2023 at 12:06:26 PM GMT-7 To: jordan@teamsweasey.com Cc: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Subject: API Waste Recycle Report Hello Jordan Here is the recycle report for your project. Thank You, Jeff Longfellow Atlas Waste Management, Inc. dba API Waste Services Mailing: PO Box 5754, Santa Maria, CA 93456 Street: 1916 West Stowell Rd., Santa Maria, CA 93458 Office: 805.928.8689 Fax: 805.928.9190 www.apiwasteservices.com 261 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, June 8, 2023 11:08 AM To:Recycle Right Subject:Fwd: API Waste Recycle Report Attachments:Searise Const 450 california blvd.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello, We are looking to get the recycle plan finaled. Please see the attached document from Api. Let me know if you need anything else from me. Thank you, Jordan Knauer Sent from my iPhone Begin forwarded message: From: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Date: 17 May 2023 at 12:06:26 PM GMT-7 To: jordan@teamsweasey.com Cc: Jeff Longfellow Dispatch <dispatch@apiwasteservices.com> Subject: API Waste Recycle Report Hello Jordan Here is the recycle report for your project. Thank You, Jeff Longfellow Atlas Waste Management, Inc. dba API Waste Services Mailing: PO Box 5754, Santa Maria, CA 93456 Street: 1916 West Stowell Rd., Santa Maria, CA 93458 Office: 805.928.8689 Fax: 805.928.9190 www.apiwasteservices.com 262 From:Ames, Stephen Sent:Monday, April 3, 2023 9:45 AM To:pgesouthernagencyinspections@pge.com Cc:jordan@teamsweasey.com Subject:Electric Meter Release 450 California Thank you Stephen Ames Get Outlook for iOS 263 From:Leveille, Brian Sent:Thursday, March 30, 2023 10:30 AM To:Jordan Knauer Cc:Chris knauer Subject:RE: Draft Subdivision Regulations Update Hi Jordan, You are correct on your understanding of the Flexible Lot Subdivision Types that are recommended. Unless there’s some issue triggering it, CEQA review would not be required as the project would qualify for the Minor Land Divisions exemption with four or fewer parcels and no needed exceptions. I really don’t expect anything controversial with this part of the update, but you never know. We will have to see what the response is now that the draft is available. Thanks Brian Leveille From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 29, 2023 3:57 PM To: Leveille, Brian <bleveill@slocity.org> Cc: Chris knauer < Subject: Re: Draft Subdivision Regulations Update This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Oh and also, I imagine this process wouldn’t trigger ceqa if we conform to the 6000 sf lots, right? Thanks, Jordan Knauer Sent from my iPhone On 29 Mar 2023, at 3:06 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Hi Brian, Thank you for sending this along. It seems like the Flexible Lot Subdivision option would relate most to our project. A couple of questions in red I read through this pretty thoroughly. Is there anything else we should be honing in on? Also, at this point do you think this legislation has a very strong chance of getting approved? 16.17.030. Flexible Lot Design Subdivisions in the R-1 zone. 264 A. Purpose. Flexible lot projects in the R-1 zone may be any size or shape and may provide shared access via easement or via a commonly owned lot subject to the below requirements. A flexible lot subdivision means we would be able to submit a tentative map with four separate parcels, each at 6000sf minimum with no required dimensions, correct? This would eliminate the need to do a common interest subdivision, correct? On Tue, Mar 28, 2023 at 2:09 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan and Chris, Here is a brief summary and please see the attached draft Subdivision Regulations update. Please feel free to get in touch to discuss. Thanks! Details: The draft update of the City’s Subdivision Regulations is available for public review and comment. A comprehensive update of the Subdivision Regulations was included as a strategic task of the FY 22-23 Housing and Homelessness Major City Goal. City staff has prepared a comprehensive update of the Subdivision Regulations intended to achieve the following objectives:  Implement Housing Element Policy (HE 6.20): Added subdivision types and clarified standards to support more flexibility and innovative designs by providing clear standards and allowed map types for small lot subdivisions (Flexible Lot Design Subdivisions), and common interest and airspace subdivisions. These updates implement Housing Element Policy 6.20 which called for updating the regulations to support small lot subdivisions and other alternatives to conventional subdivision design.  Align Subdivision Review process to be consistent with the Zoning Regulations for concurrent review and streamlining the review process for subdivisions submitted in association with development projects to eliminate extra steps and review of subdivisions separate from their related development proposals.  Enhance “user friendliness” with cross references to other codes and regulations, reorganization, clarifications to clearly explain subdivision types and review processes, removal of redundant content, and revision of map terminology consistent with the Subdivision Map Act and other jurisdictions.  Establish City review procedures and standards to implement state legislation (SB 9 Urban Lot Splits)  Added standards to clarify and implement General Plan Hillside development policies. Comments: To provide comments or if you have questions or need any additional information, please contact Senior Planner Brian Leveille at (805) 781-7166; or: bleveille@slocity.org 265 Hearings: The update is anticipated to be reviewed and recommended for action by the Planning Commission on Wednesday, April 12th, with the City Council reviewing the project on May 16, 2023. Brian Leveille Senior Planner <image001.png> Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications 266 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, March 29, 2023 3:57 PM To:Leveille, Brian Cc:Chris knauer Subject:Re: Draft Subdivision Regulations Update Follow Up Flag:Follow up Flag Status:Completed This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Oh and also, I imagine this process wouldn’t trigger ceqa if we conform to the 6000 sf lots, right? Thanks, Jordan Knauer Sent from my iPhone On 29 Mar 2023, at 3:06 PM, Jordan Knauer <jordan@teamsweasey.com> wrote: Hi Brian, Thank you for sending this along. It seems like the Flexible Lot Subdivision option would relate most to our project. A couple of questions in red I read through this pretty thoroughly. Is there anything else we should be honing in on? Also, at this point do you think this legislation has a very strong chance of getting approved? 16.17.030. Flexible Lot Design Subdivisions in the R-1 zone. A. Purpose. Flexible lot projects in the R-1 zone may be any size or shape and may provide shared access via easement or via a commonly owned lot subject to the below requirements. A flexible lot subdivision means we would be able to submit a tentative map with four separate parcels, each at 6000sf minimum with no required dimensions, correct? This would eliminate the need to do a common interest subdivision, correct? On Tue, Mar 28, 2023 at 2:09 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan and Chris, Here is a brief summary and please see the attached draft Subdivision Regulations update. Please feel free to get in touch to discuss. Thanks! 267 Details: The draft update of the City’s Subdivision Regulations is available for public review and comment. A comprehensive update of the Subdivision Regulations was included as a strategic task of the FY 22-23 Housing and Homelessness Major City Goal. City staff has prepared a comprehensive update of the Subdivision Regulations intended to achieve the following objectives:  Implement Housing Element Policy (HE 6.20): Added subdivision types and clarified standards to support more flexibility and innovative designs by providing clear standards and allowed map types for small lot subdivisions (Flexible Lot Design Subdivisions), and common interest and airspace subdivisions. These updates implement Housing Element Policy 6.20 which called for updating the regulations to support small lot subdivisions and other alternatives to conventional subdivision design.  Align Subdivision Review process to be consistent with the Zoning Regulations for concurrent review and streamlining the review process for subdivisions submitted in association with development projects to eliminate extra steps and review of subdivisions separate from their related development proposals.  Enhance “user friendliness” with cross references to other codes and regulations, reorganization, clarifications to clearly explain subdivision types and review processes, removal of redundant content, and revision of map terminology consistent with the Subdivision Map Act and other jurisdictions.  Establish City review procedures and standards to implement state legislation (SB 9 Urban Lot Splits)  Added standards to clarify and implement General Plan Hillside development policies. Comments: To provide comments or if you have questions or need any additional information, please contact Senior Planner Brian Leveille at (805) 781-7166; or: bleveille@slocity.org Hearings: The update is anticipated to be reviewed and recommended for action by the Planning Commission on Wednesday, April 12th, with the City Council reviewing the project on May 16, 2023. 268 Brian Leveille Senior Planner <image001.png> Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications 269 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, March 29, 2023 3:07 PM To:Leveille, Brian Cc:Chris knauer Subject:Re: Draft Subdivision Regulations Update Follow Up Flag:Follow up Flag Status:Completed This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Brian, Thank you for sending this along. It seems like the Flexible Lot Subdivision option would relate most to our project. A couple of questions in red I read through this pretty thoroughly. Is there anything else we should be honing in on? Also, at this point do you think this legislation has a very strong chance of getting approved? 16.17.030. Flexible Lot Design Subdivisions in the R-1 zone. A. Purpose. Flexible lot projects in the R-1 zone may be any size or shape and may provide shared access via easement or via a commonly owned lot subject to the below requirements. A flexible lot subdivision means we would be able to submit a tentative map with four separate parcels, each at 6000sf minimum with no required dimensions, correct? This would eliminate the need to do a common interest subdivision, correct? On Tue, Mar 28, 2023 at 2:09 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan and Chris, Here is a brief summary and please see the attached draft Subdivision Regulations update. Please feel free to get in touch to discuss. Thanks! Details: The draft update of the City’s Subdivision Regulations is available for public review and comment. A comprehensive update of the Subdivision Regulations was included as a strategic task of the FY 22-23 Housing and Homelessness Major City Goal. City staff has prepared a comprehensive update of the Subdivision Regulations intended to achieve the following objectives: 270  Implement Housing Element Policy (HE 6.20): Added subdivision types and clarified standards to support more flexibility and innovative designs by providing clear standards and allowed map types for small lot subdivisions (Flexible Lot Design Subdivisions), and common interest and airspace subdivisions. These updates implement Housing Element Policy 6.20 which called for updating the regulations to support small lot subdivisions and other alternatives to conventional subdivision design.  Align Subdivision Review process to be consistent with the Zoning Regulations for concurrent review and streamlining the review process for subdivisions submitted in association with development projects to eliminate extra steps and review of subdivisions separate from their related development proposals.  Enhance “user friendliness” with cross references to other codes and regulations, reorganization, clarifications to clearly explain subdivision types and review processes, removal of redundant content, and revision of map terminology consistent with the Subdivision Map Act and other jurisdictions.  Establish City review procedures and standards to implement state legislation (SB 9 Urban Lot Splits)  Added standards to clarify and implement General Plan Hillside development policies. Comments: To provide comments or if you have questions or need any additional information, please contact Senior Planner Brian Leveille at (805) 781-7166; or: bleveille@slocity.org Hearings: The update is anticipated to be reviewed and recommended for action by the Planning Commission on Wednesday, April 12th, with the City Council reviewing the project on May 16, 2023. Brian Leveille Senior Planner Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org Stay connected with the City by signing up for e-notifications 271 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, March 28, 2023 2:37 PM To:Leveille, Brian Cc:Chris knauer Subject:Re: Draft Subdivision Regulations Update This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Thank you Brian! We will review and get back to you. Thank you, Jordan Knauer On Tue, Mar 28, 2023 at 2:09 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan and Chris, Here is a brief summary and please see the attached draft Subdivision Regulations update. Please feel free to get in touch to discuss. Thanks! Details: The draft update of the City’s Subdivision Regulations is available for public review and comment. A comprehensive update of the Subdivision Regulations was included as a strategic task of the FY 22-23 Housing and Homelessness Major City Goal. City staff has prepared a comprehensive update of the Subdivision Regulations intended to achieve the following objectives:  Implement Housing Element Policy (HE 6.20): Added subdivision types and clarified standards to support more flexibility and innovative designs by providing clear standards and allowed map types for small lot subdivisions (Flexible Lot Design Subdivisions), and common interest and airspace subdivisions. These updates implement Housing Element Policy 6.20 which called for updating the regulations to support small lot subdivisions and other alternatives to conventional subdivision design.  Align Subdivision Review process to be consistent with the Zoning Regulations for concurrent review and streamlining the review process for subdivisions submitted in association with development projects to eliminate extra steps and review of subdivisions separate from their related development proposals. 272  Enhance “user friendliness” with cross references to other codes and regulations, reorganization, clarifications to clearly explain subdivision types and review processes, removal of redundant content, and revision of map terminology consistent with the Subdivision Map Act and other jurisdictions.  Establish City review procedures and standards to implement state legislation (SB 9 Urban Lot Splits)  Added standards to clarify and implement General Plan Hillside development policies. Comments: To provide comments or if you have questions or need any additional information, please contact Senior Planner Brian Leveille at (805) 781-7166; or: bleveille@slocity.org Hearings: The update is anticipated to be reviewed and recommended for action by the Planning Commission on Wednesday, April 12th, with the City Council reviewing the project on May 16, 2023. Brian Leveille Senior Planner Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org Stay connected with the City by signing up for e-notifications 273 From:Leveille, Brian Sent:Tuesday, March 28, 2023 2:08 PM To:jordan@teamsweasey.com; Chris knauer Subject:Draft Subdivision Regulations Update Attachments:Sub Regs Leg Draft 2023_Public Review.pdf Hi Jordan and Chris, Here is a brief summary and please see the attached draft Subdivision Regulations update. Please feel free to get in touch to discuss. Thanks! Details: The draft update of the City’s Subdivision Regulations is available for public review and comment. A comprehensive update of the Subdivision Regulations was included as a strategic task of the FY 22-23 Housing and Homelessness Major City Goal. City staff has prepared a comprehensive update of the Subdivision Regulations intended to achieve the following objectives: Implement Housing Element Policy (HE 6.20): Added subdivision types and clarified standards to support more flexibility and innovative designs by providing clear standards and allowed map types for small lot subdivisions (Flexible Lot Design Subdivisions), and common interest and airspace subdivisions. These updates implement Housing Element Policy 6.20 which called for updating the regulations to support small lot subdivisions and other alternatives to conventional subdivision design. Align Subdivision Review process to be consistent with the Zoning Regulations for concurrent review and streamlining the review process for subdivisions submitted in association with development projects to eliminate extra steps and review of subdivisions separate from their related development proposals. Enhance “user friendliness” with cross references to other codes and regulations, reorganization, clarifications to clearly explain subdivision types and review processes, removal of redundant content, and revision of map terminology consistent with the Subdivision Map Act and other jurisdictions. Establish City review procedures and standards to implement state legislation (SB 9 Urban Lot Splits) Added standards to clarify and implement General Plan Hillside development policies. Comments: To provide comments or if you have questions or need any additional information, please contact Senior Planner Brian Leveille at (805) 781-7166; or: bleveille@slocity.org Hearings: The update is anticipated to be reviewed and recommended for action by the Planning Commission on Wednesday, April 12th, with the City Council reviewing the project on May 16, 2023. Brian Leveille Senior Planner Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org 274 Stay connected with the City by signing up for e-notifications CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 1 of 105 Sections: 16.01.010 - General processing overview for subdivision projects. 16.01.010 General processing overview for subdivision projects. A.Why Regulate Subdivisions? Property lines, parks and open spaces establish a community’s long- term development pattern, and distinguish the physical identity of one community from another. In California, local governments are required by law (the Subdivision Map Act) to adopt an ordinance regulating subdivisions within that agency’s jurisdiction. Subdivision regulations help determine who will pay for the public improvements needed to accommodate growth and help ensure the creation and preservation of adequate land records. They also protect consumers and the environment by establishing design and improvement standards for lot size, building spacing, drainage, access, resource buffer zones, provision of utilities, and solar access. B.General Summary of San Luis Obispo’s Review Procedures. A summary of the city’s procedure for handling subdivision projects is included below. It provides an overview of the steps typically involved in tentative 1.The applicant submits an initial application, smatentative map and processing fees to the community development department. The Subdivision Map Act requires most subdivision maps to be prepared by a licensed surveyor or registered civil engineer authorized to practice land survey activities. 2.City staff, and sometimes staff from other agencies, review the application for completeness. Staff will notify the applicant when the project is ready for processing or that additional information is necessary. 3.For projects that are subject to environmental review under the California Environmental Quality Act (CEQA), a determination will be made whether the project qualifies for an exemption If the project does not qualify for exemptions, a separate application and fee is required and staff will prepare an initial study to identify potential environmental impacts and recommended mitigation. If the project can be modified to avoid significant impacts, a negative declaration (ND), or mitigated negative declaration (MND) is prepared. If significant negative impacts cannot be avoided by modifying the project or adding mitigation measures as conditions of subdivision approval, an environmental impact report (EIR) must be prepared. 4.Once applications are complete and CEQA requirements for environmental review, if any, have been met, staff evaluates the project to see if it meets the design and improvement standards specified by these regulations and prepares a report with a recommendation for project approval or denial. The project is then scheduled for action. Depending on the type of subdivision, the community development director, the planning commission, or the city council will review the subdivision. The subdivision proposal may be approved, denied, or approved subject to conditions. Conditions may include (but are not limited to) dedication of land, physical improvements to the site or to an off-site location, street improvements, and provision of utilities. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 2 of 105 5. If approved, the applicant will need to file a final or parcel map or other documents and exhibits for recordation) to the public works department. Maps and documents are recorded with the county recorder’s office once all required subdivision improvements have been completed or bonded for, and all conditions of project approval have been met or ensured. Time limits for submitting required material or completing conditions of approval are discussed in Section 16.10.050. Recordation of the map is usually the final process that establishes the subdivision. Note: Application requirements are described in detail in Chapters 16.10 through 16.17. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 3 of 105 Chapter 16.02. General Provisions Sections: 16.02.005 Purpose of provisions. 16.02.010 Title, and Aauthority, Interpretation. 16.02.020 Purpose. 16.02.030 Conformity to Ggeneral Pplan, Sspecific Pplans and Zzoning Rregulations. 16.02.040 Interpretation and application. 16.02.04050 Projects subject to cCity Ssubdivision Rregulations. 16.02.05060 Projects Eexcluded and Exempt projectsfrom subdivision regulations. 16.02.006070 Processing Ffees. 16.02.007080 Withdrawal of Tentative Map Aapplications and Applications Deemed Inactive. 16.02.008090 Effect of Aannexation. 16.02.090100 Conflict with Ppublic Pprovisions. 16.02.10010 Conflict with Pprivate Pprovisions. 16.02.11020 Actions by Ppersons with Iinterest. 16.02.120 Prior Rights and Violations. 16.02.130 Severability, Partial Invalidation of the Subdivision Regulations. 16.02.005 Purpose of provisions. This chapter describes the authority, purpose, applicability, and other general provisions of these regulations. (Ord. 1490 § 3 (part), 2006) 16.02.010 Title, and aAuthority, Interpretation. This chapter describes the authority, purpose, applicability, and other general provisions of these regulations. (Ord. 1490 § 3 (part), 2006) A. The provisions of Title 16 of the City of San Luis Obispo Municipal Code shall be known and cited as the "City of San Luis Obispo Subdivision Regulations" or “Subdivision Regulations”.title of this title of the municipal code shall be known and cited as the “subdivision regulations of the city.” B. Nothing in this title shall be read to limit the right of the city, as a charter city, to enact additional provisions concerning the division of land as are deemed necessary to protect the public health, safety and general welfare. C. Approval or conditional approval of a subdivision map shall not excuse applicants from meeting other applicable provisions of this code or other applicable ordinances, rules, regulations and policies adopted by the city. (Ord. 1490 § 3 (part), 2006) D. When interpreting and applying Subdivision Regulations, all provisions shall be considered to be minimum requirements, unless specifically stated otherwise. In their interpretation and application, these regulations shall be held to be the minimum requirements for the promotion of the public health, safety and general welfare. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 4 of 105 16.02.020 Purpose. These rThe Subdivision Regulations are adopted to supplement and implement the provisions of the Subdivision Map Act pertaining to the design, improvements and survey data of subdivisions, as a “local ordinance” as that term is used in that act. All provisions of the Subdivision Map Act and future amendments thereto not incorporated in these regulations shall apply to all subdivisions, subdivision maps and proceedings under the following Subdivision Rregulations. Additionally, the regulations codified in this title are adopted for the following purposes: A. To protect and provide for the public health, safety and general welfare; B. To guide the development of the city in accordance with the City of San Luis Obispo Ggeneral Pplan and specific plans; C. To ensure that real property, which is to be divided, can be used without danger to inhabitants or property due to fire, flood, soil instability, noise or other hazard; D. To ensure that proper provision will be made for traffic circulation, public utilities, facilities, and other improvements within the subdivided land and within the city as a whole pursuant to the cCirculation eElement of the Ggeneral pPlan; E. To protect and enhance the value of land and improvements and to minimize conflicts among the uses of land and buildings; F. To protect potential buyers and inhabitants by establishing standards of design, and by establishing procedures which ensure proper legal description and monumenting of subdivided land; G. To protect the natural and cultural resources of the community, including topographic and geologic features, historic sites and structures, solar exposure, watercourses, wildlife habitats and scenic vistas, and to provide reasonable public access to such resources; H. To enable innovations in subdivision procedures which facilitate development that will best reflect the capability of the land to support a desirable living environment. (Ord. 1490 § 3 (part), 2006) 16.02.030 Conformity to gGeneral Pplan, Sspecific Pplans and Zzoning rRegulations. No land shall be subdivided and developed for any purpose which is not in conformity with the Ggeneral Pplan and any specific plan of the city or permitted by the Zzoning Rregulations or other applicable provisions of the Mmunicipal Ccode. The type and intensity of land use as shown on the Ggeneral Pplan shall determine the type of streets, roads, highways, utilities and public services that shall be provided by the subdivider. The Ssubdivision Rregulations are an implementation tool for Ggeneral Pplan policy. (Ord. 1490 § 3 (part), 2006) 16.02.040 Interpretation and aApplication. In their interpretation and application, these regulations shall be held to be the minimum requirements for the promotion of the public health, safety and general welfare. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 5 of 105 16.02.04050 Projects Ssubject to Ccity Ssubdivision Rregulations. These regulations shall apply to any division of land within the city and shall control the preparation, processing and approval of all tentative maps, vesting tentative, final maps, parcel maps, certificates of compliance, lot line adjustments, lot mergers all parts of subdivisions within the Ccity of San Luis Obispo and to the preparation of subdivision maps and to other maps actions provided for by the Subdivision Map Act. Except as noted in this section, each subdivision and each part thereof lying within the city shall be made and each map shall be prepared and presented for approval as provided for and required by these regulations. (Ord. 1490 § 3 (part), 2006) 16.02.05060 Excluded and Exempt pProjects. from subdivision regulations Projects Not Subject to the Map Act or the Subdivision Regulations. Pursuant to Gov’t Code Section 66412, tThe Subdivision Map Act and the Subdivision Regulations do not apply to Tthe following: are not considered subdivisions and are therefore excluded from tentative and parcel or final map requirements: A. The financing or leasing of apartments, offices, stores, or similar space within apartment buildings, industrial buildings, commercial buildings, mobile home parks or trailer parks. B. Mineral, oil, or gas leases. C. Land dedicated for cemetery purposes under the State Health and Safety Code. D. A lot line adjustment between four or fewer existing adjoining parcels, where land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created. E. Any separate assessment under Section 2188.7 of the State Revenue and Taxation Code for community apartment or cooperative housing projects. F. The conversion of a residential community apartment project or a stock cooperative to a condominium if the requirements of Sections 66412(g) and (h) of the Subdivision Map Act are met. G. The financing or leasing of any parcel of land, or any portion, for the construction of commercial or industrial buildings on a single parcel, when the project is subject to planned development or use permit approval pursuant to the zoning regulations. D. The financing or leasing of existing separate commercial or industrial buildings on a single parcel. E. The construction, financing or leasing of second residential units pursuant to the zoning regulations. F. Leasing for agricultural purposes, cultivation of food or fiber, and grazing or pasturing of livestock. G. Leasing of, or grant of easement to, a parcel of land, or any portion or portions of land, for financing, erection, and sale or lease of a wind-powered electrical generation device which is subject to discretionary action by the city. (Ord. 1490 § 3 (part), 2006) Projects Exempt from the Mapping Requirements. The following are generally subject to these Subdivision Regulations, but are exempt from the tentative, parcel and final map requirements of these Subdivision Regulations and the Subdivision Map Act pursuant to Gov’t Code Section 66412: CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 6 of 105 A. A lot line adjustment between four or fewer existing adjoining parcels, where land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created. B. Any separate assessment under Section 2188.7 of the State Revenue and Taxation Code for community apartment or cooperative housing projects. C. The conversion of a residential community apartment project or a stock cooperative to a condominium if the requirements of Sections 66412(g) and (h) of the Subdivision Map Act are met. D. The financing or leasing of any parcel of land, or any portion, for the construction of commercial or industrial buildings on a single parcel, when the project is subject to planned development or use permit approval pursuant to the zoning regulations. H. (Ord. 1490 § 3 (part), 2006) 16.02.006070 Processing Ffees. A fee, established by resolution of the Ccity Ccouncility Council, is required for all applications and plan checks required or permitted by this title or the Subdivision Map Act. A list of application fees is available in the Ccommunity Ddevelopment and Ppublic Wworks Ddepartments. (Ord. 1490 § 3 (part), 2006) 16.02.007080 Withdrawal of Tentative Map Aapplications and Aapplications Ddeemed Iinactive. Requests for withdrawal of tentative mapa subdivision applications shall be submitted in writing to the Ccommunity Ddevelopment dDirector. Refunds, if due, will be based on the amount of work completed at the time of withdrawal request. No refunds will be granted following publication of the first staff report for the applicable subdivision public hearing. (Ord. 1490 § 3 (part), 2006). Applications will be deemed inactive when the applicant has not responded within 180 days to submit any information items required by staff for further processing as provided in an incomplete letter to complete the application or any other needed information deemed necessary for environmental review. The applicant shall have the ability to otherwise demonstrate to the satisfaction of the Director of Community Development that progress is being made toward compliance. The Director shall determine when an application is in an “inactive status” and deemed to be withdrawn. 16.02.008090 Effect of Aannexation. Any subdivision subject to annexation to the city shall comply with the Subdivision Map Act and City Subdivision Regulations. (Ord. 1490 § 3 (part), 2006) 16.02.090100 Conflict with Ppublic Pprovisions. These regulations are not intended to annul any other law or regulation. Where any provision of these regulations imposes restrictions different from those imposed by any other provision of these regulations or any other regulation or law, whichever provisions are more restrictive or impose higher standards shall control. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 7 of 105 16.02.10010 Conflict with Pprivate Pprovisions. These regulations are not intended to abrogate any easement, covenant or any other private agreement or restriction. Where the provisions of these regulations are more restrictive or impose higher standards, and such private provisions are not inconsistent with these regulations or determinations thereunder, then such private provisions shall be operative and supplemental to these regulations. (Ord. 1490 § 3 (part), 2006) 16.02.11020 Actions by Ppersons with iInterest. When any provisions of the Subdivision Map Act or of these regulations require the execution of any certificate or affidavit or the performance of any act of a person in his official capacity who is also a sub- divider or an agent or employee thereof, such certificate or affidavit shall be executed or such act shall be performed by some other person duly qualified therefor and designated so to act by the councilCity Council. (Ord. 1490 § 3 (part), 2006) 16.02.130120 Prior Rights and Violations The enactment of the Subdivision Regulations shall not terminate nor otherwise affect vested land use development permits, approvals, or agreements authorized under the provisions of any prior ordinance or resolution, nor shall violation of any prior ordinance or resolution be excused by the adoption of the Subdivision Regulations. 16.02.130140 – Severability, Partial Invalidation of the Subdivision Regulations If any portion of the Subdivision Regulations is held to be invalid, unconstitutional, or unenforceable by a court of competent jurisdiction, such determination shall not affect the validity, constitutionality, or enforceability of the remaining portions of this Title. The Council hereby declares that this Chapter and each division, section, subsection, paragraph, subparagraph, sentence, clause, phrase, and portion thereof is adopted without regard to the fact that one or more portions of this Chapter may be declared invalid, unconstitutional, or unenforceable. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 8 of 105 Chapter 16.04 Review Authority Sections: 16.04.005 Purpose of provisions. 16.04.006 Concurrent Application Processing 16.04.010 City Ccouncilouncil. 16.04.020 Planning Ccommission. 16.04.030 Community Ddevelopment Ddirector/subdivision hearing officer. 16.04.040 City Ppublic Wworks Ddirector. 16.04.050 City Aattorney. 16.04.060 City Cclerk. 16.04.070 County Rrecorder. 16.04.005 Purpose of pProvisions. This chapter describes the duties and responsibilities of those authorized to review and act on subdivisions governed by these regulations. (Ord. 1490 § 3 (part), 2006) 16.04.006 Concurrent Application Processing. A. Subdivision applications subject to discretionary review that also include an associated development review entitlement shall be reviewed concurrently, consistent with review procedures identified in Zoning Regulations Chapter 17.106 and Subdivision Regulations Sections 16.04.010 – 16.04.070. Multiple applications for the same project shall be processed concurrently and shall be reviewed and acted upon by the highest review authority designated by the Subdivision Regulations or Zoning Regulations for any of the applications. For example, a project for which applications for Major Development Review project and a Tentative Parcel Map are filed shall have both applications decided by the Planning Commission, instead of the Director being the final decision-making authority for the Tentative Parcel Map application. . 16.04.010 City Ccouncil Council. A. The Ccity Ccouncilouncil shall review and have final approval authority forto approve, conditionally approve or deny: 1. Subdivision applications that result in or include concurrent review of any legislative action. Subdivisions processed in conjunction with a rezoning or any amendment to either the zoning regulations or the general plan. 2. Subdivision improvement agreements, and the acceptance by the city of lands and/or improvements as may be proposed for dedication in conjunction with final maps. 3. Right-of-way abandonment. 4. Condominium conversion approvals. 3.5. Approval of final maps pursuant to 16.14.090 CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 9 of 105 B. The city councilCity Council shall act on all Any appeals of action taken by the pPlanning Ccommission on subdivisions governed by these regulations. (Ord. 1490 § 3 (part), 2006) 16.04.020 Planning cCommission. A. The Planning Commission shall review and make recommendations for approval, conditional approval or denial to City Council on: 1. Tentative map applications (tentative parcel maps and tentative tract maps) that also include concurrent processing of a rezoning, an amendment to the zoning regulations or the general plan, or any other legislative action. 2. Condominium Conversion Requests. 3. Any subdivision application which includes final review authority by the City Council, as identified in 16.04.010 (City Council). The planning commission shall review and make recommendations on: A. All tentative map applications for subdivisions of five or more lots or units. The commission’s action shall be in the form of a recommendation to city council for approval, conditional approval, or denial. B. Tentative map applications that also involve concurrent processing of a rezoning, an amendment to the zoning regulations or the general plan, residential condominium conversion, or any other legislative action. The commission’s action shall be in the form of a recommendation to city council for approval, conditional approval, or denial. C. Tentative maps for minor subdivisions with requested exceptions to subdivision standards, providing they are not in conjunction with items listed in subsection B of this section. The commission may take final action on these items. D. Residential condominium conversion requests. The commission’s action shall be in the form of a recommendation to city council for approval, conditional approval, or denial. (Ord. 1490 § 3 (part), 2006) B. The Planning Commission shall review and have the final review authority to approve, conditionally approve, or deny: 1. Tentative map applications (Tentative Parcel and Tentative Tract Map) where the Planning Commission is the final review authority for related development review entitlements consistent with the Zoning Regulations (Multiple Permit Applications – SLOMC 17.102.E.) 2. Tentative map applications (Tentative Parcel and Tentative Tract Map) with requested exceptions to subdivision standards, providing they are not in conjunction with items requiring Council approval as listed in 16.04.010. 3. Appeals of actions taken by the Community Development Director governed by these regulations. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 10 of 105 16.04.030 Community Ddevelopment Ddirector/subdivision hearing officer. A. The The Community Development Ddirector [hereinafter, “the Director”] director (or designee) shall review and have the authority to act on: 1. Tentative Parcel maps submitted concurrent withfor projects subject to the Minor and Moderate levels of review described in Zoning Regulations Ssection 17.106.030 B. & C. which are minor subdivisions not in conjunction with a rezoning, an amendment to either the zoning regulations or the gGeneral Pplan, residential condominium conversion, or any other legislative action and which do not require Planning Commission or City Council approval. 1.2. Tentative Parcel Maps for projects which have already obtained Development review approval, and which have already obtained or do not require condominium conversion approval and do not require final map approval per 16.08.050. 3. Parcel Maps 2.4. Lot line adjustments (16.08.040). 3.5. Lot combinations (voluntary mergers -16.08.030). 4.6. Certificates of compliance and Conditional Certificates of Compliance (16.08.10).. 5. Conditional certificates of compliance. 6.7. Commercial condominium conversions together with a tentative map for projects eligible to record a parcel rather than a final map, pursuant to 16.08.050 and Section 66426(c) of the Subdivision Map Act. 7.8. Parcel map waivers (16.08.110). 8.9. Time extension requests for filing parcel or final maps (16.10.155). 10. Minor amendments to tentative maps (see Section 16.10.160). 9.11. Urban Lot Splits (16.15) B. The Ddirector shall be responsible for responding to any notice of violation pursuant to Section 66499.36 of the Subdivision Map Act. C. The Ddirector may appoint a Ssubdivision Hhearing Oofficer to act on any or all of the subdivision projects within the purview of the Ddirector as authorized by these Ssubdivision Rregulations. D. The Ddirector, at his or her sole discretion, may refer subdivision projects within the purview of the Ddirector to the Pplanning Ccommission or Ccity Ccouncil for action. (Ord. 1490 § 3 (part), 2006) D.E. Review of substantial compliance with approved or conditionally approved tentative maps and certification of such by signature on the corresponding parcel map and or, upon approval by the City Council, final maps to be filed with the County recorder. 16.04.040 City Ppublic Wworks Ddirector. A. The Ccity’s Ppublic Wworks dDirector (or designee of) shall be responsible for: CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 11 of 105 1. Developing public improvement design standards and construction details and specifications for subdivision improvements, consistent with land use development and conservation goals stated in the Ggeneral Pplan and all implementing ordinances and guideline documents. 2. Reviewing all subdivision projects to determine if proposed subdivision improvements comply with the provisions of these and other city regulations and with the Subdivision Map Act. 3. RecommendProcessing approval or denial action to the Community Development Director on whether to certify parcel and final maps, and reversion to acreage maps., to determine if they are in substantial compliance with approved or conditionally approved tentative maps, and certifying such by signature on the parcel or final maps to be filed with the county recorder. 4. Inspection and approval or rejection of subdivision improvements. 5. Recording notices of completion of private subdivision improvements that are not to be maintained by the city. 6. Coordinating the filing of all maps and associated documents and exhibits with the county recorder. B. The Ccity Ppublic Wworks Ddirector (or designee of) shall make recommendations to accept, accept subject to improvement, or reject lands and/or improvements as may be proposed for dedication to the Ccity for minor subdivisions, and shall so certify by signature on the parcel map. (Ord. 1490 § 3 (part), 2006) 16.04.050 City Aattorney. The Ccity Aattorney shall be responsible for approving as to form all subdivision improvement agreements, easements, and offers of dedication. The city attorney shall also review and approve as to form any notice of violation before it is forwarded to the Ccounty rRecorder. (Ord. 1490 § 3 (part), 2006) 16.04.060 City Cclerk. The Ccity Cclerk shall certify actions taken by the cCity CcouncilCity Council by signature on: (A) all resolutions approving subdivisions acted on by the CcouncilCity Council; and (B) the title sheet of the parcel or final maps. (Ord. 1490 § 3 (part), 2006) 16.04.070 County Rrecorder. The Ccounty rRecorder is responsible for entering all maps and documents to be recorded into the official public record. The date of recordation is the date on which a subdivision is established for purposes of these regulations. The recorder certifies maps as acceptable for recordation by signature on the title sheet of the parcel or final map. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 12 of 105 Table 1. Level of Review by Subdivision Project Application Type Decision Maker Appeal Body Lot line adjustment, lot combination (voluntary merger) Director (no hearing) Planning Ccommission Certificate of compliance Director (no hearing) Planning Ccommission Conditional certificate of compliance Planning Ccommission with no concurrent rezoning or other legislative action Hearing officer Planning Ccommission with exceptions but no concurrent rezoning or other legislative action Planning Ccommission Council Parcel map City public works director (no hearing) Council Twith concurrent processing of rezoning or other legislative action Planning commission reviews/recommends; councilCity Council takes final action — CFinal map Council — Residential condominium conversion Planning Ccommission reviews; CcouncilCity Council takes final action — Commercial condominium conversion Director Council Reversion to acreage Planning commission Council Minor amendments to tentative maps and time extensions Director Planning commission CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 13 of 105 (1) . A tentative parcel mapand a must be recorded with a Some maps involving commercial property with greater than four lots may fit this category. (Ord. 1490 § 3 (part), 2006) Table 1. Level of Review by Subdivision Project Application Type Decision Maker Appeal Body Environmental Review? Lot line adjustment, lot combination (voluntary merger) Director (no hearing) Planning commission No* Certificate of compliance Director (no hearing) Planning commission No* Conditional certificate of compliance Hearing officer Planning commission No* Tentative map for subdivision of four or fewer lots with no concurrent rezoning or other legislative action(1) Hearing officer Planning commission No* Tentative map for subdivision of four or fewer lots with exceptions but no concurrent rezoning or other legislative action Planning commission Council Yes Parcel map City public works director (no hearing) Council No* Tentative map for subdivision of five or more lots, and all other maps with concurrent processing of rezoning or other legislative action Planning commission reviews/recommends; council takes final action — Yes Final map Council — No* Residential condominium conversion Planning commission reviews; council takes final action — No CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 14 of 105 Commercial condominium conversion Director Council No* Reversion to acreage Planning commission Council No* Minor amendments to tentative maps and time extensions Director Planning commission No* * Environmental review may be required if the director determines there are special site-specific circumstances such as significant slopes or cultural and natural resources, or if exceptions are requested. (1) Some maps involving commercial property with greater than four lots may fit this category. (Ord. 1490 § 3 (part), 2006) Chapter 16.08. Types of Maps Required Sections: 16.08.005 Purpose of provisions. 16.08.010 Certificate of ComplianceSubdivisions creating four or fewer parcels (minor subdivision). 16.08.020 Lot Combinations – Voluntary Mergersline adjustments. 16.08.030 Lot Line AdjustmentsWaiver of parcel map requirement. 16.08.040 Tentative Tract MapsSubdivisions creating five or more parcels, lot line adjustments involving five or more parcels—Tentative map and final map. 16.08.050 Tentative Parcel MapsSubstituting parcel maps for final maps. 16.08.060 Vesting Tentative MapsRemainder parcels. 16.08.070 Final Maps.Other maps required. 16.08.080 Parcel MapsFees and deposits. 16.08.090 Waiver of Map Requirements 16.08.100 Overview of Required Maps 16.08.005 Purpose of provisions. This chapter describes the Subdivision Map Act requirement for types of maps to be submitted as part of various subdivision project applications. (Ord. 1490 § 3 (part), 2006) 16.08.010 Certificate of Compliance A. Application Type. Pursuant to Section 16.16.010 (Certificates of Compliance), any person owning real property or a vendee of that person pursuant to a contract of sale of the real property may request a determination of whether the real property complies with the provisions of the Subdivision Regulations and the Subdivision Map Act. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 15 of 105 16.08.020 Lot Combinations – Voluntary Mergers A. Application Type. Pursuant to Section 16.16.030 (Lot Combinations/Voluntary Mergers), Lot lines may be eliminated, and adjacent lots may be voluntarily joined into a single parcel of land through the recordation of a Notice of Merger and Certificate of Subdivision Compliance, Subject to Section 16.16.030 (Lot Combinations / Voluntary Mergers). 16.08.010 Subdivisions creating four or fewer parcels (minor subdivision) Unless exempt under the provisions of Section 16.02.050 or waived pursuant to Section 16.08.030, a tentative or vesting tentative map is required for all subdivisions creating four or fewer lots including condominium, townhouse, stock cooperative apartment or community apartment projects containing four or fewer lots. A parcel map is utilized to record a minor subdivision. (Ord. 1490 § 3 (part), 2006) 16.08.020 Lot line adjustments. If consistent with this section, and the Subdivision Map Act Section 66412(d), a tentative map and parcel map is not required for a lot line adjustment between four or fewer existing adjoining parcels where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created. Instead a map exhibit (drawn to appropriate scale and detail as determined by the community development department) shall be submitted. The final lot line adjustment may be reflected in a deed, which shall be recorded. As an alternative, a parcel map may be utilized to record a lot line adjustment. (Ord. 1490 § 3 (part), 2006) 16.08.030 Waiver of parcel map requirement. A. Parcel maps may be waived pursuant to Sections 66428 and 66428.1 of the Subdivision Map Act for the following: 1. Divisions of real property or interests therein created by probate, eminent domain procedures, partition, or other civil judgments or decrees. 2. Divisions of real property resulting from the conveyance of land or any interest therein to or from the city, public entities, or public utilities for a public purpose, such as school sites, public building sites, or rights-of-way or easements for streets, sewers, utilities, drainage, or other public facilities. 3. Any other division of real property which would otherwise require a parcel map. B. The provisions of this section do not apply if rezoning is required or requested. C. A subdivider wishing to request a waiver of the parcel map requirement shall include such request with his or her application for tentative map approval. D. The decision to waive the parcel map requirement shall be made as part of the action taken on the tentative map, and only upon making a finding that the proposed division of land complies with CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 16 of 105 requirements as to lot area, physical improvement and design standards, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, utility installation, environmental protection, and other requirements of these regulations, other city ordinances, and the Subdivision Map Act. E. A parcel map waiver may be conditioned to provide for the payment of park land dedication and any other fees generally applied to subdivision projects. F. Such waiver automatically constitutes approval for the issuance of a certificate of compliance as specified in Section 66499.35 of the Subdivision Map Act. When the parcel map requirement has been waived, the director shall, within ninety days and without further application and proceedings, file the certificate of compliance and a map exhibit showing the land division with the county recorder. (Ord. 1490 § 3 (part), 2006) 16.08.030 Lot Line Adjustments Application Type. Tentative maps and final maps are not required for a lot line adjustment between four or fewer existing adjoining parcels where the land taken from one parcel is added to an adjoining parcel, subject to Section 16.16.020 (Lot Line Adjustments), and the Subdivision Map Act Section 66412(d). 16.08.040 Tentative Tract Maps Application Type. Pursuant to Chapter 16.10 (Tentative Maps), a Tentative Tract Map shall be required for all subdivisions, including Flexible Lot Design Subdivisions, Airspace Subdivisions, Condominium projects, Community Apartment Projects, and Condominium Conversions, that resulting in the creation of five or more lots or parcels unless a Tentative Parcel Map is required pursuant to Section 160.08.060 (Tentative Parcel Maps). 16.08.050 Tentative Parcel Maps A. Application Type. Pursuant to Chapter 16.10 (Tentative Maps) a Tentative Parcel Map shall be required under the following circumstances: 1. For all land divisions resulting in the creation of four or fewer lots or parcels 2. Projects to construct a Condominium or Community Apartment Project on a single parcel for which the Tentative Tract Map and Final Map requirement has been waived pursuant to Chapter 16.14. 3. All subdivisions, including Flexible Lot Design Subdivisions, Airspace Subdivisions, Condominium projects, Community Apartment Projects, and Condominium Conversions, that result in five or more parcels or lotsif one of the following circumstances exists: CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 17 of 105 a. The land before the division contains less than five acres, each parcel created by the division abuts a maintained public street, highway, and no dedications or improvements are required by City Council; or b. Each parcel created by the division has a gross area of twenty acres or more and has an approved access to a maintained public street or highway; or c. The land consists of a parcel or parcels of land having approved access to a public street or highway, which comprises part of a tract of land zoned for industrial or commercial development, and which has the approval of City Council as to street alignments and widths; or d. Each parcel created by the division has a gross area of forty acres or more or is not less than a quarter of a quarter section; or e. The land being subdivided is solely for the creation of an environmental subdivision pursuant to Section 66418.2 of the Subdivision Map Act. 16.08.040 Subdivisions creating five or more parcels, lot line adjustments involving five or more parcels—Tentative map and final map. Unless exempt under Section 16.02.060 or qualified for processing pursuant to Section 16.08.050, a tentative or vesting tentative and final map are required for all subdivisions creating five or more parcels, lot line adjustments involving five or more parcels, residential condominiums and townhouses with five or more units, stock cooperative apartment units, a community apartment project containing five or more parcels or an airspace subdivision containing five or more parcels. A final map is utilized as the recording instrument for a subdivision involving five or more parcels. (Ord. 1507 § 3(2), 2007) 16.08.050 Substituting parcel maps for final maps. For the subdivisions listed below, a parcel map may be submitted in place of the final map, and therefore the application may be processed as a minor subdivision. A. The land before division contains less than five acres, each parcel created by the division abuts a maintained public street, highway, or other approved access, and no dedications or improvements are required; or B. Each parcel created by the division has a gross area of twenty acres or more and has an approved access to a maintained public street or highway; or C. The land consists of a parcel or parcels of land (or airspace condominiums) having approved access to a public street or highway, which is comprised of land zoned for industrial or commercial development, and which has the approval of the governing body as to street alignments and widths; or D. Each parcel created by the division has a gross area of forty acres or more or is not less than a quarter of a quarter section; or E. The land being subdivided is solely for the creation of an environmental subdivision pursuant to Section 66418.2 of the Subdivision Map Act. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 18 of 105 16.08.060 Vesting Tentative Maps A. Application Type. Pursuant to Chapter 16.12 (Vesting Tentative Maps), a Vesting Tentative Map (inclusive of either a vesting tentative tract map or a vesting tentative parcel map) may be filed for residential, commercial, or industrial developments. 16.08.070 Final Maps Application Type. Following approval of a tentative tract map, a subdivider may cause a final map to be prepared pursuant to Chapter 16.14 (Parcel and Final Maps). 16.08.090 Waiver of Map requirements. Parcel Maps and may be waived pursuant to Section Chapter 16.14 16.08.060 Remainder parcels. A remainder parcel is that portion of an existing parcel that is not divided for the purpose of sale, lease, or financing. If a subdivider elects to designate a remainder, that remainder must be shown on the tentative map; however, the designated remainder shall not be counted as a parcel for the purpose of determining whether a parcel or final map is required. A designated remainder is not considered a legal lot under the provisions of these regulations until a certificate of compliance or conditional certificate of compliance has been recorded. (Also see Section 16.20.020 regarding remainder parcels and required fees and improvements.) (Ord. 1490 § 3 (part), 2006) 16.08.100070 Other Overview of Required maps required. Map requirements for other different types of subdivision projects are summarized in Table 2—Maps Required for Various Subdivision Projects. Table 12. Maps Required for Various Subdivision Projects Project Type Maps Required Notes Subdivisions creating four or fewer lots or any subdivision type not requiring a final mapcondominiums Tentative Parcel map or vesting tentative map and parcel map See 16.18.050-060 to determine if a Tentative Parcel map or Tentative Tract map is required.Parcel map requirement may be waived, pursuant to Section 16.08.030 Subdivisions creating five or more lots or subdivision types requiring a final map condominiums Tentative Tract map or vesting tentative map and final map See 16.18.050-060 to determine if a Tentative Parcel map or Tentative Tract map is required Parcel map may be substituted for final map, CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 19 of 105 pursuant to Section 16.08.050 Lot line adjustments between four or fewer existing adjoining parcels as described in the SMA 66412(d) Map exhibit, drawn to scale, and suitable for recording Tentative map or record of survey may be submitted with the application Lot line adjustments between five or more existing adjoining parcels Tentative Tract map or vesting tentative Tract map and final map See 16.18.050-060 to determine if a Tentative Parcel map or Tentative Tract map is required Parcel map may be substituted for final map, pursuant to Section 16.08.050 Lot combinations (voluntary mergers) Map exhibit, drawn to scale, and suitable for recording Tentative map or record of survey may be submitted with the application Certificates of compliance and conditional certificates of compliance Map exhibit, drawn to scale, and suitable for recording Also needed: legal descriptions prepared by a qualified individual will also be required Residential or commercial condominium conversions Tentative map or vesting tentative map and parcel or final map, depending on the number of lots created Commercial condominium projects may submit a parcel map rather than a final map, pursuant to Section 16.08.050 (Ord. 1490 § 3 (part), 2006) 16.08.080 Fees and deposits. All persons submitting maps as required by this chapter shall pay all fees and/or deposits as provided by the city’s resolution establishing fees and charges. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 20 of 105 Chapter 16.10. Tentative Maps Sections: 16.10.005 Purpose of Pprovisions. 16.10.010 Tentative map Aapplication Rrequirement. 16.10.020 Tentative map—Form and Ccontents. 16.10.030 Other material to accompany tentative map. 16.10.03040 Submittal to Ccommunity Ddevelopment Ddepartment. 16.10.004050 Time limits for Ccity Rreview. 16.10.05060 Environmental review. 16.10.06070 Notice of public hearing on tentative map. 16.10.007080 Staff reports and recommendations. 16.10.008090 Public hearings. 16.10.109000 Tentative map action—Extension of time. 16.10.10010 Submission of revised tentative map. 16.10.1120 Required findings for tentative map approval. 16.10.1230 Mandatory denial of tentative maps. 16.10.1340 Appeal of Ddirector’s or Pplanning Ccommission’s action on a tentative map. 16.10.14050 Expiration of approved tentative maps. 16.10.14555 Time extension for parcel or final maps. 16.10.15060 Correction and amendment of approved tentative maps. 16.10.005 Purpose of pProvisions. This chapter describes tentative map application requirements, review procedures, and required findings for approval or denial. A The term “tentative” or “vesting tentative” map is inclusive of tentative parcel maps and tentative tract maps. Tentative maps are is the maps initially reviewed for either a “final parcel” or “final tract” map subdivision. (Ord. 1490 § 3 (part), 2006). See Chapter 16.12 for additional review requirements that apply to vesting tentative maps. 16.10.010 Tentative map aApplication Rrequirement. The subdivider shall provide the Ccommunity Ddevelopment Ddepartment with a completed application form and all required application checklist items on file in the Community Development Department for either a Minor SubdivisionTentative Parcel Map or Tentative Tract Map submittal. as many copies of the tentative map and supplementary material as requested by the community development director (minimum of ten copies), a copy of the tentative map reduced to eight and one-half inches by eleven inches and a digital copy on compact disc or e-mailed to the city in PDF format. (Ord. 1490 § 3 (part), 2006) 16.10.020 Tentative map—Form and cContents. Unless exempted by the Ccommunity Ddevelopment Ddirector, the tentative map shall be prepared by, or under the direction of, a licensed land surveyor or a state-registered civil engineer authorized to practice land surveying. The map shall consist of one or more sheets, all of equal size. The scale of the map shall CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 21 of 105 be one inch equals one hundred feet or larger (not to be in metric unless conversion units are noted on the map for each dimension). If necessary to provide the proper scale, more than one sheet may be used, but the relation of the several sheets shall be clearly shown on each. (Ord. 1507 § 3(4), 2007)submittal shall include all necessary information on the applicable Minor SubdivisionTentative Parcel Map, Tentative Tract Map, or Vesting Tentative Map application checklists, and all required submittal information for any related concurrent entitlement reviews. In addition, the Community Development Director may require any additional information deemed necessary to review the application consistent with criteria that is required to be considered in the review of all development review applications listed in Section 16.04.006 (Project Subject to Discretionary Review) 16.10.030 Other material to accompany tentative map. The following supplementary material shall be filed with the tentative map: A. Vicinity Map. A vicinity map of appropriate scale and showing sufficient adjoining territory to clearly indicate surrounding streets, other land in the subdivider’s ownership, and other features which have a bearing on the proposed subdivision; B. Zoning. A statement of existing and proposed zoning and land use; C. Site Development. A statement of proposed improvements and landscape modifications, including the estimated time of completion in relation to subdivision of the property; D. Public/Private Areas. A description of proposed public or commonly held areas and draft open space easement agreements, if applicable; E. CC&Rs. Draft covenants, conditions and restrictions if they are integral to the development concept or proposed atypical requirements; F. Exceptions. A description of requested exceptions from the subdivision design standards for such items as lot area and dimensions, street sections or utility easements; G. Setbacks. Proposed building setbacks and yards if different from those in the zoning regulations; H. Drainage. Two copies of the preliminary drainage study showing or explaining the drainage area tributary to the subdivision and a statement setting forth in detail the manner in which storm water runoff will enter the subdivision, the manner in which it will be carried through the subdivision, and the manner in which disposal beyond the subdivision boundaries will be accomplished. This shall be done in accordance with the city’s waterways management plan and shall be prepared by a civil engineer registered in the state of California; I. Faulting. A fault investigation report if the project is located in a fault zone; J. Slope Analysis. A detailed slope analysis if the project contains any slopes of fifteen percent or greater; K. Other Technical Reports. Three copies of all required technical reports such as biological, cultural, noise, traffic, and the like; L. Soils Report. A preliminary soils report (prepared by a qualified engineer registered in this state), based on adequate test borings, is required. The requirement for a preliminary soils report may be waived by the city public works director in circumstances where earlier projects on the same site CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 22 of 105 have provided a soils report, or where the director determines that adequate records (or knowledge of soil qualities) exist that do not warrant a soils report. 1. The preliminary soils report shall describe the nature of the subsurface soils and any soil conditions which would affect the geometric of the proposed subdivision; 2. The soils report shall state whether the proposed subdivision is feasible and provide general solutions for all known hazardous conditions or problems; 3. The soils report shall include the locations and logs of any test borings, percolation test results and a hydrological evaluation if on-site sewage disposal is proposed; 4. If the soils report indicates, or the city public works division has knowledge of, the presence of critically expansive soils or other soils problems which, if not corrected, could possibly lead to structural defects or hazardous conditions, a soils investigation of each lot of the proposed subdivision may be required. The soils report shall recommend corrective action to eliminate the hazardous conditions; 5. The director or city council may approve a subdivision where such soils problems exist upon finding that the recommended corrective action is likely to prevent structural damage, and eliminate other hazardous conditions, to any structure to be constructed. As a condition to the issuance of any building permit, the director or hearing body may require that the approved recommended corrective action be incorporated in the construction of each structure; M. Engineering Geology Report. For hillside or other geologically hazardous areas (as identified within the city’s safety element or as determined by the public works director), an engineering geology evaluation defining the geologic conditions of the site shall be submitted. The report shall be prepared by a state-registered geotechnical engineer. The report shall designate a suitable building site for each lot which is safe from settlement and landslides, and which has reasonable legal access; N. Noise Study. In potential noise problem areas identified in the noise element of the general plan, specific site analysis by an acoustical engineer or other approved professional with qualifications in acoustic design may be required by the community development director. Such study shall define the noise exposure problems, conclusions and recommendations for corrective or mitigating measures, when necessary, and opinions and recommendations covering the suitability of the site for development; O. Archaeological Resource Inventory. An archaeological resource inventory shall be provided where required by the archaeological resource preservation guidelines; P. Endangered Species Survey. If the project site contains habitat indicative of any rare, threatened, or endangered species, the subdivider shall submit a biological and botanical report confirming the presence or absence of such species; Q. Preliminary Title Report. Two copies of a preliminary title report, dated not more than three months prior to submittal of the application; R. R. Owner Consent. An authorization consenting to the proposed subdivision signed by all parties having a record title interest in the property to be subdivided; CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 23 of 105 S. School Site. The subdivider shall obtain from the school districts involved their intention, in writing, concerning the necessity for a school site and/or facilities, if any, within the subdivision and shall present this information to the community development department prior to the consideration of the tentative map; T. Environmental Assessment. The subdivider shall provide additional data and information and deposit and pay such fees as may be required for the preparation and processing of environmental review documents; U. Affordable Housing Plan and Statement. Unless exempt (four or fewer lots or units are generally exempt), the applicant shall submit an affordable housing statement in compliance with the city’s inclusionary housing requirement. The map or plans should identify locations of affordable units. The city’s housing element and the city’s inclusionary housing ordinance list the criteria for affordable housing for subdivision projects. (Ord. 1490 § 3 (part), 2006) 16.10.03040 Submittal to Ccommunity Ddevelopment Ddepartment. A. Application Acceptance. The tentative map shall be considered for filing only when the map conforms to Section 16.10.020 and when all accompanying data or reports have been submitted and accepted by the Ccommunity Ddevelopment dDepartment. B. Determination of Complete Application. The Ccommunity Ddevelopment Ddepartment shall determine whether the application is complete within thirty days after receipt of the application. If the application is not complete, the community development department will notify the applicant of its determination (including a list of items needed for a complete application) in writing. (Ord. 1490 § 3 (part), 2006) 16.10.04050 Time Llimits for Ccity Rreview. A. The advisory or legislative body shall review the proposed tentative map within the time limits specified by applicable provisions of the California Environmental Quality Act (CEQA), Section 21151.5, and the Subdivision Map Act, Sections 66452.1 and 66452.2 (or as those sections may subsequently be amended), as follows: 1. If an environmental impact report (EIR) is required, the EIR shall be adopted within one year of the project application being accepted as complete, subject to such limited extension as permitted by the Subdivision Map Act. 2. If a negative declaration is required, the negative declaration shall be adopted within one hundred five days of the project application being accepted as complete, subject to such limited extension as permitted by the Subdivision Map Act. 3. The Ddirector or Pplanning Ccommission shall hold a public hearing on the project within fifty days of the adoption of the environmental document. Note: Subsections (A)(1) and (3) or (A)(2) and (3) of this section may be accomplished concurrently. B. Any of the time limits for acting on tentative maps specified in these regulations may be extended by mutual consent of the subdivider and the advisory agency or legislative body required to report or act, pursuant to Subdivision Map Act Section 66451.1. To do so, the subdivider must expressly CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 24 of 105 waive, in writing or in the record at a public hearing, his or her right to have the map considered without those time limits. (Ord. 1490 § 3 (part), 2006) 16.10.05060 Environmental review. A. Environmental Impact. Unless the project is exempt from environmental review, no tentative map filed in accordance with the provisions of this chapter shall be approved until an environmental impact evaluation has been prepared, processed and considered in compliance with the provisions of the California Environmental Quality Act (CEQA). The subdivider shall submit such data and information, as required by the director, to allow a determination on environmental review to be made in compliance with CEQA. B. Significant Natural Resources. Whenever a proposed subdivision contains significant natural resources (as defined by environmental assessment or local, state or federal designation), a plan for their protection and management shall be required as a condition of approval of the tentative map. Said plan shall be submitted for review and shall be approved prior to recordation of the final subdivision map. C. Sensitive Sites. Whenever a proposed subdivision contains unique areas of citywide significance, such as creeks, hillsides, wetlands, or other significant natural features, the dedication of said area to the public or some other assurance, as approved by the director and city attorney, for future protection may be required as a condition of approval. D. Historic and Cultural Resources. Whenever a proposed subdivision contains archaeological artifacts, or historic or cultural resources pursuant to CEQA, a plan for the protection, restoration (if necessary), and management of said resource shall be required as a condition of approval of the tentative map. Such plan shall be submitted for review and shall be approved prior to recordation of the final subdivision map. (Ord. 1490 § 3 (part), 2006) 16.10.06070 Notice of public hearing on tentative map. A. At least ten calendar days before the public hearing, a notice shall be given including: 1. Publication, at least once, in a newspaper of general circulation published and circulated in the city; 2. First class mail to all owners and occupants of property shown on the latest county assessment roll as being located within three hundred feet of the subject property; 3. Owners of other property which, as determined by the community development director, consistent with the requirements of Section 66451.4 of the Government Code, may be adversely affected by the proposed subdivision; 4. In addition, in the case of a proposed conversion of residential real property to a condominium, community apartment or stock cooperative project, notice shall be given as required by Section 66451.3 of the Subdivision Map Act; 5. In the event that the proposed application has been submitted by a person other than the property owner shown on the last equalized assessment roll, the city shall also give mailed notice to the owner of the property as shown on the last equalized assessment roll; CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 25 of 105 6. In addition, notice shall be given by first class mail to any person who has filed a written request with the secretary of the planning commissionPlanning Commission. The request may be submitted at any time during the calendar year and shall apply for the balance of the calendar year. The city may impose a reasonable fee on persons requesting the notice for the purpose of recovering the cost of the mailing; 7. Posting a notice at each street frontage describing the proposed subdivision, applicant, hearing action date and contact information. Note: Substantial compliance with these provisions for notice shall be sufficient, and a technical failure to comply shall not affect the validity of any action taken according to the procedures in the article. B. Public Agency Notification. The community development department shall forward copies of the tentative map to the affected public agencies which may, in turn, forward to the community development department their findings and recommendations. Public agencies and utilities shall state that the subdivision can be adequately served. C. School District Notification. Within five days after the tentative map application is determined to be complete, the community development department shall send a notice of the filing of the tentative map to the governing board of any elementary, high school or unified school district within the boundaries of which the subdivision is proposed to be located. The notice shall also contain information about the location of the proposed subdivision, the number of units, density, and any other information which would be relevant to the affected school district. The governing board may review the notice and may send a written report to the planning commissionPlanning Commission. The report shall indicate the impact of the proposed subdivision on the affected school district and shall make recommendations as the governing board of the district deems appropriate. In the event the school district fails to respond within a fifteen-day period from receipt of notice of the tentative map, the failure shall be deemed approval of the proposed subdivision by the school district. The planning commissionPlanning Commission shall consider the report from the school district in approving, conditionally approving or denying the tentative map. (Ord. 1490 § 3 (part), 2006) 16.10.07080 Staff reports and recommendations. Any staff report or recommendation on a tentative map shall be in writing and a copy shall be made available to the subdivider or applicant at least three days prior to any hearing or action on such map. (Ord. 1490 § 3 (part), 2006) 16.10.008090 Public hearings. A. For tentative maps subject to director approval, a public hearing shall be held within fifty days of the adoption of the environmental document for the subdivision (a notice of exemption, or determination thereof, may constitute as the environmental document). B. For tentative maps subject to planning commissionPlanning Commission review, a public hearing before the planning commissionPlanning Commission shall be held within fifty days of the adoption of the environmental document for the subdivision. If the map requires councilCity Council review, the project shall be scheduled for final action by the city councilCity CouncilCity Council within forty-five days of the planning commissionPlanning Commission action. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 26 of 105 C. The director, planning commissionPlanning Commission or city councilCity Council shall approve, conditionally approve or disapprove the tentative map in writing, which action shall then be reported to the subdivider or applicant in writing. The approval, conditional approval, or denial shall be based on the ordinances, policies, and standards in effect on the date of notification to the subdivider of the determination that the application is complete. If the city has initiated formal proceedings and published notice of an ordinance or resolution amending ordinances, policies, and standards applicable to the subdivider’s project prior to a complete application, the amended ordinances, policies, and standards in effect on the date of tentative map approval shall apply. If the subdivider requests changes in applicable ordinances, policies, and standards, and if they are adopted, the changes shall apply. D. Whether or not such a condition is explicitly listed as a condition of approval, every approved tentative map shall be deemed to include a condition requiring the subdivider to defend, indemnify and hold harmless the city and its agents, officers and employees from any claim, action or proceeding against the city or its agents, officers or employees to attach, set aside, void or annul an approval of the city councilCity Council, planning commissionPlanning Commission, architectural review commission or city staff concerning a subdivision. The city shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. (Ord. 1490 § 3 (part), 2006) 16.10.090100 Tentative map action—Extension of time. The time limits set forth above for acting on the tentative map may be extended by mutual consent of the subdivider and the Hhearing Oofficer, Pplanning Ccommission or the Ccity Ccouncil. (Ord. 1490 § 3 (part), 2006) 16.10.10010 Submission of revised tentative map. Prior to consideration of a tentative map by the Ddirector or Pplanning Ccommission, a revised tentative map may be submitted for consideration. Significant changes may require additional fees and/or a new application. Changes required by the Ccity shall not be considered map revisions. (Ord. 1490 § 3 (part), 2006) 16.10.11020 Required findings for tentative map approval. No tentative map shall be approved unless the hearing body makes all of the following findings: A. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan and any applicable specific plan, including compatibility with the objectives, policies, general land uses and programs specified in the Ggeneral Pplan and any applicable specific plan (Subdivision Map Act Section 66473.5). B. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision (Subdivision Map Act Section 66473.1). C. Whether or not such a condition is explicitly listed as a condition of approval, every approved tentative map shall be deemed to include a condition requiring the subdivider to defend, indemnify and hold harmless the Ccity and its agents, officers and employees from any claim, action or proceeding against the Ccity or its agents, officers or employees to attach, set aside, void or annul CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 27 of 105 an approval of the city councilCity Council, Pplanning Ccommission, or Ccity staff concerning a subdivision. The Ccity shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. (Ord. 1490 § 3 (part), 2006) 16.10.12030 Mandatory denial of tentative maps. The tentative map shall be denied if any of the following findings are made: A. That the proposed subdivision is not consistent with the Ggeneral Pplan or any applicable specific plan or any other provision of this code. B. That the design or improvement of the proposed subdivision is not consistent with the general plan or any applicable specific plan. C. That the site is not physically suitable for the proposed type of development. D. That the site is not physically suitable for the proposed density of development. E. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat. Notwithstanding the foregoing, the planning commissionPlanning Commission may approve such a tentative map if an environmental impact report was prepared with respect to the project and a finding is made pursuant to Section 21081(c) of the Public Resources Code that specific economic, social or other considerations make infeasible the mitigation measures and project alternatives are identified in the environmental impact report. F. That the design of the proposed subdivision or the type of proposed improvements is likely to cause serious public health or safety problems. G. That the design of the proposed subdivision or the type of proposed improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or with public access to public resources as defined and regulated by Section 66478.1 et seq., of the Subdivision Map Act. In this connection, the director or city councilCity Council may approve a tentative map if alternate easements, for access or for use, will be provided, and these will be substantially equivalent to the ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the city to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. H. That the director or city councilCity Council has not considered the effect of its action on the housing needs of the region or has not balanced those needs against the public service needs of its residents and available fiscal and environmental resources with favorable results pursuant to Section 66412.3 of the Subdivision Map Act. (Ord. 1490 § 3 (part), 2006) 16.10.13040 Appeal of Ddirector’s or Pplanning Ccommission’s action on a tentative map. A. The subdivider or any other interested person may appeal the decision of the director by filing such appeal with the community development department within ten days of said decision. The appeal shall be filed in writing, stating the basis for the appeal, and be accompanied by any applicable application and fee. The department shall schedule the appeal for a planning commissionPlanning CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 28 of 105 Commission hearing within thirty days of the date of the filing of the appeal or such longer period of time as may be agreed to by the appellant. The planning commissionPlanning Commission may sustain, modify, reject, or overrule any recommendations or rulings of the director and may make such findings as are not inconsistent with this title, the general plan, the Subdivision Map Act or any other applicable regulations. B. The subdivider or any other interested person may appeal the decision of the planning commissionPlanning Commission by filing such appeal with the city clerk within ten days of said decision. The appeal shall be filed in writing, stating the basis for the appeal, and be accompanied by any applicable application and fee. The department shall schedule the appeal for a city councilCity Council hearing within thirty days of the date of the filing of the appeal or such longer period of time as may be agreed to by the appellant. The map shall be reviewed anew as though there had been no decision, recommendation or ruling previously made. The city councilCity Council may sustain, modify, reject, or overrule any recommendations or rulings of the planning commissionPlanning Commission and may make such findings as are not inconsistent with this title, the general plan, the Subdivision Map Act or any other applicable regulations. (Ord. 1490 § 3 (part), 2006) 16.10.15040 Expiration of approved tentative maps. The approval or conditional approval of a tentative map or phases of a tentative map shall expire twenty- four months from the date of such approval. Failure to cause a parcel or final map to be officially acceptable to the Ccity within twenty-four months after approval shall terminate all proceedings. Any subsequent subdivision of the same land shall require the submittal and processing of a new tentative map. The subdivider shall be responsible for keeping a record of the expiration date of a tentative map without further notice by the Ccity beyond the written notice of approval, which shall state the expiration date. An extension of the approval time may be requested pursuant to Section 16.10.155. (Ord. 1490 § 3 (part), 2006) 16.10.14555 Time extension for parcel or final maps. A. The director may extend the time for filing the final subdivision map for a period or periods not exceeding a total of three years as provided by the Subdivision Map Act Section 66452.6. B. Applications for extensions shall be made in writing to the Ccommunity Ddevelopment Ddepartment, and submitted together with application fees, prior to the date of tentative map expiration. The subdivider shall attach a statement of the reasons for requesting the time extension. Upon submittal of the application and required fees the map shall automatically be extended for sixty days or until the application for the extension is approved, conditionally approved or denied, whichever occurs first. C. A time extension may be granted subject to the condition that the final map shall be prepared and improvements shall be constructed and installed in compliance with requirements in effect at the time the request for extension is considered. The director may also impose any other conditions which the city was empowered to impose at the time of the tentative map approval and he or she may revise or delete conditions. D. A subdivider may appeal the director’s action to the city councilCity Council. Appeals must be filed in writing to the city clerk within fifteen days of the director’s action. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 29 of 105 16.10.15060 Correction and amendment of approved tentative maps. A. Minor corrections or amendments to approved tentative maps or conditions of approval may be granted by the director; provided, that all of the following are true: 1. No lots, units or building sites are added or deleted; and 2. The proposed changes are consistent with the intent and spirit of the original tentative map approval; and 3. The proposed changes are consistent with the zoning regulations and the building code, the general plan and the Subdivision Map Act. B. Approval of minor corrections or amendments shall not change any expiration dates. Corrections and amendments to tentative maps and conditions of approval which are not deemed by the director to be minor shall be reviewed at a public hearing by the planning commissionPlanning Commission upon submittal of the appropriate modification application, materials, and fees by the subdivider. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 30 of 105 Chapter 16.12. Vesting Tentative Maps Sections: 16.12.005 Purpose of provisions. 16.12.010 Applicability. 16.12.020 Application procedures and requirements. 16.12.025 Development inconsistent with zoning—Conditional approval. 16.12.030 Failure to obtain Developmentarchitectural Rreview approval. 16.12.040 Approval of vesting tentative map. 16.12.045 Development rights. 16.12.050 Duration of vested rights. 16.12.005 Purpose of provisions. This chapter describes the application and processing requirements for “vesting” tentative maps. An approved vesting tentative map guarantees that subsequent development of the subdivided property will be subject to the same ordinances, policies, and standards in effect at the time the tentative map is approved. (Ord. 1490 § 3 (part), 2006) 16.12.010 Applicability. Whenever this title requires that a tentative map be filed, a vesting tentative map may instead be filed. Vesting tentative maps may be filed for residential, commercial, or industrial developments, consistent with the provisions of Section 66498.1 of the Subdivision Map Act. (Ord. 1490 § 3 (part), 2006) 16.12.020 Application procedures and requirements. A. A statement that Development architectural Rreview approval has been granted, or a complete application for Development architectural Rreview approval and plans have been filed which will be concurrently processed with the vesting tentative map for all buildings to be constructed on lots within the boundary of the vesting tentative map. Tentative maps that are part of a planned development zoning application or are part of a specific plan are exempt from this requirement. B. A statement that the vesting tentative map is consistent with the current zoning, or that an application has been filed for rezoning or prezoning the land which will be processed concurrently with the vesting tentative map. If a planned development (PD) is required, the PD shall be processed prior to or concurrently with the vesting tentative map. (Ord. 1507 § 3(6), 2007) 16.12.025 Development inconsistent with zoning—Conditional approval. Whenever a subdivider files a vesting tentative map for a subdivision whose intended development is inconsistent with the zoning in existence at that time, that inconsistency shall be noted on the map. If a change in the zoning or issuance of a planned development rezoning or use permit is obtained that subsequently authorizes the noted inconsistency, the approved or conditionally approved vesting tentative map shall confer the vested right to proceed with the development in substantial compliance with the change in the zoning, planned development or use permit and the map as approved. (Ord. 1507 § 3(8), 2007) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 31 of 105 16.12.030 Failure to obtain Development architectural Rreview approval. Unless exempted as described in Section 16.12.020(A), approval of a vesting tentative map is contingent upon Developmentarchitectural Rreview approval of the site improvements and all structures within the boundaries of the map. If the subdivider filed a complete application for design review approval concurrently with filing the vesting tentative map application and final action has not been taken on the Development architectural Rreview application, the subdivider may request that the city defer action on the vesting tentative map application until after final action has been taken on the Developmentarchitectural Rreview application; provided, that the subdivider agrees to an extension of any time periods within which the city is legally required to act on the vesting tentative subdivision map application. (Ord. 1507 § 3(10), 2007) 16.12.040 Approval of vesting tentative map. Approval of a vesting tentative map shall not be granted until after the project has received Development Review approval from the architectural review commission unless exempted as described in Section 16.12.020(A). Nor shall approval of the vesting tentative map be granted unless the review body first determines that the intended development of the subdivision is consistent with the Zzoning Rregulations applicable to the property, in addition to all other required findings for approval of tentative maps as outlined in Section 16.10.120. (Ord. 1507 § 3(12), 2007) 16.12.045 Development rights. A. When a vesting tentative map is approved or conditionally approved, that approval confers a vested right to proceed with the development in compliance with the ordinances, policies, and standards (excluding fees) in effect at the time the tentative map is approved. Consistent with Subdivision Map Act Section 66474.2, the effective date of the vesting rights shall be the date the vesting map application is deemed complete. B. Notwithstanding subsection (A) of this section, the review body may condition or require an amendment to the map or disapprove a permit, approval, extension or entitlement, if one of the following applies: 1. Failure to do so will put the residents of the subdivision and/or the immediate community in a condition dangerous to their health or safety. 2. Action is required to comply with state or federal law. (Ord. 1507 § 3(14), 2007) 16.12.050 Duration of vested rights. A. The approval or conditional approval of a vesting tentative map shall expire at the end of the same time period, and shall be subject to the same extensions, established by these regulations for the expiration of a tentative map (see Section 16.10.150). B. If a final map is approved, these rights shall remain in effect for the following time periods beyond the recording of the final map: 1. An initial time period of one year. Where multiple parcel or final maps are to be recorded, this initial time period shall begin for each phase when the final map for that phase is recorded, provided it is recorded prior to the expiration of the vesting tentative map. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 32 of 105 2. The subdivider may apply for a one-year extension of the initial time period in subsection (B)(1) of this section, pursuant to the provisions in Section 16.10.155. Appeals of the results of the request for an extension of time are subject to the provisions of Section 16.10.155; provided, that the subdivider may appeal the director’s denial of an extension within fifteen days (Section 66452.6(g) of the Subdivision Map Act). 3. Upon submittal of a complete application for a building permit during the time periods specified in subsections (B)(1) and (2) of this section, the rights referred to herein shall continue until the expiration of that permit, or any approved extension of that permit. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 33 of 105 Chapter 16.14. Parcel and Final Maps Sections: 16.14.005 Purpose of provisions. 16.14.010 Application submittal. 16.14.020 Failure to file in time. 16.14.030 General preparation requirements. 16.14.040 Final Map form and contents. 16.14.050 Parcel map form and contents. 16.14.060 Title sheet. 16.14.070 Statements, documents and other data to accompany parcel and final map. 16.14.080 RecommendationAction of Ppublic Wworks Ddirector and action of the Community Development Director. 16.14.090 Council action on final subdivision maps. 16.14.100 Filing with the county recorder. 16.14.110 Multiple parcel or final maps filed for one tentative map. 16.14.120 Corrections or and amendments to subdivision maps. 16.14.130 Waiver of Map Requirements. 16.14.005 Purpose of provisions. This phase of the subdivision process includes the final design of the subdivision, engineering of public improvements, and the submittal of either a “parcel” or “final” map together with improvement plans for city review and action. As discussed in the definitions section, a “parcel” map is generally the recording instrument for a minor subdivision and a “final map” is generally the recording instrument for tract maps with five or more lots. (Ord. 1490 § 3 (part), 2006) 16.14.010 Application submittal. The subdivider shall submit the original form of the final map or parcel map (hereafter referred to as “map”), prepared in accordance with the provisions of this title and the Subdivision Map Act, to the city public works department within twenty-four months of the date of approval or conditional approval of the tentative map, together with review fees and any additional information or documents deemed necessary by the public works director to adequately evaluate compliance with the approved tentative map. (Ord. 1490 § 3 (part), 2006) 16.14.020 Failure to file in time. Failure to file a map within twenty-four months of the date of approval or conditional approval of a tentative map, or within any extended period of time granted in accordance with Section 16.10.155, shall terminate all proceedings. Before a map may thereafter be filed, a new tentative map shall be submitted and approved. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 34 of 105 16.14.030 General preparation requirements. Parcel and final maps shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor, shall be based on survey, and shall conform to the approved or conditionally approved tentative map. They shall be prepared in accordance with the Subdivision Map Act and this title. The map may be based upon a field survey made in conformity with the Land Surveyor’s Act, at the discretion of the city engineer. It may be compiled from recorded or filed data when sufficient survey information exists on filed maps to locate and retrace the exterior boundary lines of the map (if the location of at least one of these boundary lines can be established from an existing monumented line). (Ord. 1490 § 3 (part), 2006) 16.14.040 Final Map form and contents. Parcel and final maps shall include all of the following deemed necessary for map submittal by the Engineering Division of the Community Development Department in addition to all required parcel and final map submittal checklist items. A. Materials. The map shall be legibly drawn, printed or reproduced by a process assuring a permanent record in black on durable, transparent material. All lines, letters, figures, certificates, affidavits and acknowledgments shall be legibly stamped or printed upon the map with waterproof opaque ink. If ink is used on polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility. The map shall be made and shall be in such condition when filed so that legible prints may be made from it. An eight-and-one-half-inch by eleven-inch reduced copy of each sheet shall be delivered to the city engineer or supplied electronically. B. Size and Scale. Each sheet of the final subdivision map shall be eighteen inches by twenty-six inches, with a marginal line drawn on all sides, leaving a one-inch blank margin. The map shall be to a minimum scale of one inch equals one hundred feet, and with all lettering a minimum of one- eighth inch, unless otherwise approved by the city engineer. Drafting symbols shall be as shown in the standard details adopted by the city. C. Sheet Key. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining street shall be clearly shown. D. Miscellaneous Data. Each sheet of the final subdivision map shall state the number and name, if any, of the subdivision, the scale, and north point. E. Survey Data. The map shall show all survey data necessary to locate all monuments and to locate or retrace all interior and exterior boundary lines, lot lines, and block lines appearing on the final map, including bearings and distances, to the nearest one-hundredth foot, of straight lines, and radii and arc lengths or chord bearings and lengths for all curves, and such information as may be necessary to determine the location of the centers of curves and ties to existing monuments used to establish subdivision boundaries. F. Monuments. The map shall show monuments found or set in the manner described in subsection E of this section. If monument setting has been deferred, the map shall note which monuments are in place and which are to be set. G. Vicinity Map. The final subdivision map shall show the definite location of the subdivision, particularly in relation to surrounding surveys. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 35 of 105 H. Lot Numbering. Lots shall be numbered consecutively beginning with the numeral “1” and continuing without omission or duplication throughout the entire subdivision. No prefix or suffix or combination of letters and numbers shall be used. Each lot shall be shown entirely on one sheet. I. Blocks. Blocks shall not be designated by number or letter. J. Lot Area. The area of each lot containing one acre or more shall be shown to the nearest one- hundredth acre; the area of each lot containing less than one acre shall be shown to the nearest square foot. The total acreage within the subdivision shall be stated on the parcel or final map. K. Boundary Lines. The boundary lines of the subdivision shall be clearly identified and emphasized by appropriate line weight. The tract boundary shall be based on record data on file at the office of the county recorder and must be reestablished by methods commonly accepted in the field of surveying and in accordance with state law. The method of survey shall be clearly indicated on the final map. Any city boundary crossing or adjoining the subdivision shall be shown on the map. L. Easements. The centerline or side lines of each easement to which the lots in the subdivision are subject shall be shown upon the final subdivision map. If such easement cannot be definitely located from the records, a statement showing the existence of such easement shall be placed on the title sheet of the map and the approximate location shall be shown. All easements shall be designated on the final map by fine dotted lines. Each easement shall be clearly labeled, identified and marked as to nature and purpose, and, if already of record, its record reference shall be shown. If not of record, a statement of such easement shall be placed on the title sheet of the final map. If such easement is being dedicated by the final map, it shall be properly set out in the owner’s certificate and dedication on the title sheet of the map. M. Streets and Rights-of-Way. Each street, or other public way or public utility right-of-way within the boundaries of the subdivision, shall be shown on the final subdivision map. The centerline and width of each street shall be shown and, in the case of a proposed street or way, the width of that portion to be dedicated, if any, shall also be shown. On each centerline, the bearing and length of each tangent and radius central angle and length of each curve shall be indicated. N. Centerlines. In the event the city public works division, State Highway Engineer or county engineer shall have established the centerline of any street in or adjoining the subdivision, such centerline shall be shown and the monuments which determine its position indicated with reference to a field book or map showing such centerline. If such position is determined by ties, that fact shall also be indicated on the map. O. Future Streets. The location, width and extent of future streets and alleys shall be shown on the final subdivision map and shall be offered for dedication as public streets by a dedicatory clause conforming to the requirements of the Subdivision Map Act. P. Private Streets. Any street or way which is intended to be kept physically closed to public travel or posted as a private street at all times may be shown as a private street. Any such private street shown on the map shall be indicated by heavy dashed lines. Sufficient data shall be shown on each private street to define its boundaries and to show clearly the portion of each lot within such street. In order to provide for utility service to individual lots, such streets may be offered and accepted as public utility easements. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 36 of 105 Q. Street Names. The names for streets and highways within the subdivision shall be shown on the final map spelled out in full and including suffixes such as “road,” “street,” “avenue,” “place,” “court” or other designations. R. Watercourses. All watercourses, storm drains and areas subject to inundation during a one- hundred-year storm shall be outlined and marked on the map. Elevations of floodwater based on city datum shall be noted on the map. All other natural watercourses or bodies of water shall also be delineated. The top of bank for watercourses and the extent of any riparian vegetation along the watercourses shall be shown, based on a field survey. S. Historic and Cultural Resource Areas. The final subdivision map shall show the footprint of all structures of historic and cultural significance and the extent of any archaeological surface surveys prepared for the site, together with the survey reference number. T. Endangered Species. The final subdivision shall note the presence and extent of any rare, threatened, or endangered plant or animal species listed in Section 670.2 or 670.5, Title 14, California Administrative Code, or in Title 50 Code of Federal Regulations Section 17.11 or 17.12, pursuant to the Federal Endangered Species Act. U. Hazard Areas. If any part of an area to be subdivided, lot or parcel, is subject to flood hazard, inundation, or geological hazard, or located in a fault zone, it shall be clearly shown on the final map by a prominent note on each sheet whereon such conditions exist. V. Not a Part. All areas shown on the final subdivision map which do not constitute a part of the subdivision shall be labeled “not a part of this subdivision” or “N.A.P.O.T.S.” All lines delineating those areas shall be dashed. W. Remainder. When a subdivision is of a portion of any unit or units of improved or unimproved land, the map may designate as a remainder that portion which is not divided for the purpose of sale, lease, or financing. Such designated remainder parcel need not be indicated as a matter of survey, but only by deed reference to existing boundaries of such remainder if such remainder has a cross- area of five acres or more. If so designated, such remainder parcel shall be treated as set out in Section 66424.6 of the Subdivision Map Act or its successor section, as it may be amended from time to time. (Ord. 1490 § 3 (part), 2006) 16.14.050 Parcel map form and contents. A. Materials. The map shall be legibly drawn, printed or reproduced by a process assuring a permanent record in black on durable, transparent material. All lines, letters, figures, certificates, affidavits and acknowledgments shall be legibly stamped or printed upon the map with waterproof opaque ink. If ink is used on polyester-base film, the ink surface shall be coated with a suitable substance to assure permanent legibility. The map shall be made and shall be in such condition when filed so that legible prints may be made from it. An eight-and-one-half-inch by eleven-inch reduced copy of each sheet shall be delivered to the city engineer or supplied electronically. B. Size and Scale. Each sheet of the final subdivision map shall be eighteen inches by twenty-six inches, with a marginal line drawn on all sides, leaving a one-inch blank margin. The scale of the map shall be large enough to show all details clearly and enough sheets shall be used to accomplish this end. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 37 of 105 C. Sheet Key. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining street shall be clearly shown. D. Miscellaneous Data. Each sheet of the map shall state the number and name, if any, of the subdivisionparcel map, the scale, and north point together with the description of the real property being subdivided. E. Survey Data. The exterior boundary of the land included within the subdivision shall be indicated by distinctive line weight and clearly designated on the map. The map shall show the location of each parcel and its relation to surrounding surveys. If the map includes a “designated remainder” parcel or similar parcel, and the gross area of the “designated remainder” parcel or similar parcel is five acres or more, that remainder need not be shown on the map and its location need not be indicated as a matter of survey, but only by deed reference. F. Easements. The centerline or side lines of each easement to which the lots in the subdivision are subject shall be shown upon the final subdivision map. If such easement cannot be definitively definitely located from the records, a statement showing the existence of such easement shall be placed on the title sheet of the map and the approximate location shall be shown. All easements shall be designated on the final map by fine dotted lines. G. Monuments. The map shall show monuments found or set in the manner described in subsection E of this section. If monument setting has been deferred, the map shall note which monuments are in place and which are to be set. H. Vicinity Map. The map shall show the definite location of the subdivision, particularly in relation to surrounding surveys. I. Lot Numbering. Lots shall be numbered consecutively beginning with the numeral “1” and continuing without omission or duplication throughout the entire subdivision. No prefix or suffix or combination of letters and numbers shall be used. Each lot shall be shown entirely on one sheet. Each street shall be named or otherwise designated. (Ord. 1490 § 3 (part), 2006) 16.14.060 Title sheet. The title sheet of each map shall contain: A. A title consisting of the number and name of the tract, if any, and the words “in the City of San Luis Obispo.” B. A description of all of the real property being subdivided, referring to such map(s) as have been previously recorded or filed with the county clerk pursuant to a final judgment in any action in partition. When necessary for greater clarity or definiteness, supplemental reference may be made to any other map on file in the office of the county recorder. Each reference to any tract or subdivision shall be so noted as to be a unique description and must show a complete reference to the book and page records of the county. C. A certificate signed and acknowledged by all parties having any record title interest in the real property subdivided, consenting to the preparation and recordation of the final map, subject to the exceptions and under the conditions set out in Section 66436 of the California Government Code. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 38 of 105 D. In the case of parcel or final maps filed for reverting subdivided land to acreage, the title sheet shall carry a subtitle consisting of the words “a reversion to acreage of (description as required).” E. A basis of bearing shall be shown on every map containing a field survey. A basis of bearing is a line or record which has been reestablished based on points found on the line. The points should be the same points used to identify the line on the map of record which shows the line’s bearing. F. In case of dedication or offer of dedication, a certificate signed and acknowledged by those parties having any record title interest in the real property subdivided, offering certain parcels of real property for dedication for certain specified public use, subject to such reservations as may be contained in any such offer as required by the Subdivision Map Act. If the offer includes dedication for street or highway purposes, and the councilCity Council has so required, the certificate shall include a waiver of direct access rights from any property shown on the final map as abutting on the street or highway. 1. If any street shown on the final map is not offered for dedication, the map certificate shall contain a statement to that effect. If such a statement appears on a map approved by the councilCity Council, public use of such street shall be permissive only. Map certificates shall state the extent to which any street not offered for dedication is offered as a public utility easement. 2. An offer of dedication for utilities, streets, or other purposes shall be deemed not to include any public facilities located within the area being dedicated unless and only to the extent the intent to dedicate such facilities is expressly stated in the certificate. G. A certificate for execution by the city clerk. (Ord. 1490 § 3 (part), 2006) 16.14.070 Statements, documents and other data to accompany parcel and final map. Note: When possible tThese documents shall be submitted to the city in electronic (PDF file or other) format. A. Improvement Plans. Improvement plans and specifications required by this chapter along with calculations and additional information to assist the city engineer in properly checking the improvement plans shall be submitted with the final map. B. Improvement Agreement. All agreements and securities required by the Subdivision Map Act and this chapter shall be submitted with the final map. If all required improvements have not been accepted by the city prior to filing of the final map, an agreement and bond as provided by these regulations shall be submitted. C. Tax Lien Letter. A current letter from the San Luis Obispo County tax assessor’s office, certifying that there are no tax liens against the subdivision or any part of it for unpaid state, county, or city taxes or special assessments, shall be submitted with the final map. The letter is deemed to be current if it is no more than thirty days old when submitted. No final map shall be accepted by the city engineer unless it is accompanied by a certification of the county tax collector that there are no liens for unpaid state, county, municipal or local taxes or special assessments collected as taxes, except taxes or special assessments not yet payable, against any of the land to be subdivided. D. Subdivision Guarantee. A preliminary subdivision guarantee and a title report containing the legal description of the land being subdivided shall be submitted with the final map. The subdivision CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 39 of 105 guarantee shall show the names of all persons having any record title interest in the subdivision together with the nature of their respective interests. The subdivision guarantee shall be for the benefit of the city in an amount to be determined by the public works director and shall cover all lands to be dedicated for public use. No final map shall be accepted unless it is accompanied by a preliminary title report or subdivision guarantee issued by a title company authorized by the laws of the state to write such insurance, showing the names of any persons having any record title interest in the land to be subdivided and the nature of their respective interest. E. Deeds. Whenever land, easements or rights-of-way are to be dedicated for public use or whenever access to land, easements or rights-of-way is to be granted to public agencies, all such land, easements or rights-of-way not dedicated or granted by the owner’s certificate on the final subdivision map shall be granted by deeds submitted with the final subdivision map. F. Soils and Geologic Reports. When a soils or geological report has been prepared, this fact shall be noted on the final map, together with the date of the report and the name and address of the soils engineer or geologist making the report and the name and address of the applicable subdivision. Any studies necessary to comply with air pollution control district (APCD) requirements (including naturally occurring asbestos) shall be included. The city shall keep those reports on file for public inspection in the public works division office. G. Grading and Erosion Control. All maps approved in accordance with these regulations shall comply with the requirements for grading and wind and water erosion control, including the prevention of sedimentation or damage to off-site property, as set forth by the city engineer and chief building official. Grading and erosion control plans shall be submitted to the building division of the community development department for review and shall be approved prior to recordation of the parcel or final map. For sites over one acre in size, copies of Regional Water Quality Control Board and APCD permits may be required. H. Other Technical Reports. If a noise analysis, archaeological survey, traffic study, biological, botanical, or any other report has been prepared, as provided in these regulations, this fact shall be noted on the final map, together with the date of the report. The city shall keep these reports on file for public inspection in the office of the city engineer. I. CC&Rs. A copy of any required covenants, conditions and restrictions shall be submitted with the parcel or final map. J. Survey Data. Copies of reference maps, deeds, traverses of the boundaries or of the parcels being created and whatever other information is required by the city engineer to verify the accuracy of the survey. All boundary monuments and lot corners must be tied to the city’s control network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final parcel or final map along with a computer disk,electronic files containing the appropriate data for use in AutoCAD, or a successor program utilized by the city, for geographic information system purposes. K. Utility Statements. A statement from each utility system and cable television company stating that the easements shown on the parcel or final map are satisfactory for service to the proposed subdivision shall be submitted with each map. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 40 of 105 16.14.080 Action of Ppublic Wworks Ddirector. A. Upon receipt of a parcel or final map and accompanying documents, fees and materials for filing, the Ccity Ppublic Wworks Ddirector (or designee) shall determine if they are in substantial conformity with the approved or conditionally approved tentative map and modifications and conditions made or required by the review body. If they are found to be complete and in conformance with these and other applicable regulations, and the required improvements have been installed or an agreement for installation has been made in accordance with these regulations, the Ccity Ppublic Wworks Ddepartment shall: 1. Transmit the map to the Ccity Cclerk for placement on the next available councilCity Council agenda. 2. Recommend the Community Development Director (or designee) Ccertify approval of the final subdivision maps by signature on the title sheet and forward it to the Ccounty Rrecorder for recording, if all of the following findings can be made: a. The subdivision shown is substantially the same as it appeared on the tentative map, including any approved alterations or conditions. b. All provisions of this title and the Subdivision Map Act applicable at the time of approval of the tentative map have been complied with. c. The map is technically correct. B. Should the map or accompanying documents, fees or materials be found to be incomplete or incorrect in any respect, the public works director shall advise the subdivider in writing of the changes or additions that must be made before the parcel or final map may be certified. C. If the Ccity Ppublic Wworks Ddepartment determines circumstances concerning the design and improvement of the subdivision in relating to the public health, safety and welfare have materially changed since the approval of the tentative map, the city public works divisionDepartment need not recommend the Community Development Director certify the parcel or final map. In such instances, the Ccity Ppublic Wworks divisionDepartment shall forward the parcel or final map to the councilCity Council for further consideration. D. If the Ccity Ppublic Wworks Ddepartment recommends and the Community Development Director approves a parcel or final map, the city shall accept, accept subject to improvements, or reject any offer of dedication and shall so certify on the map. E. The city public works department’s actions shall be reported to the councilCity Council within four days of the date of the action. (Ord. 1490 § 3 (part), 2006) 16.14.090 Council action on final subdivision maps. A. At the meeting at which the councilCity Council receives the map, or at the first regular meeting thereafter, the councilCity Council shall approve the map if it conforms with the approved tentative map and meets the requirements of the Subdivision Map Act, these regulations, and any rulings made pursuant to them. If the map does not conform, the councilCity Council shall disapprove it unless it finds that the map is in substantial compliance pursuant to Subdivision Map Act Section 66474.1. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 41 of 105 B. If the councilCity Council fails to act within the prescribed time, the parcel or final map shall be deemed approved to the extent it meets the requirements enumerated above. Upon approval by either action or inaction, the city clerk shall certify approval of the final subdivision map. C. Subject to exceptions in the Subdivision Map Act, at the time the councilCity Council approves a map, it shall also accept, accept subject to improvement or reject all offers of dedication. This action shall be certified on the map by the city clerk. (Ord. 1490 § 3 (part), 2006) 16.14.100 Filing with the county recorder. After the City cCouncil approves a final subdivision map, the Ccity Engineer or designee public works division is hereby authorized to transmit the map to the county recorder. (Ord. 1490 § 3 (part), 2006) 16.14.110 Multiple parcel or final maps filed from one tentative maps. A. Multiple parcel or final maps relating to an approved tentative map may be filed pursuant to Subdivision Map Act Sections 66463.1 and 66456.1. prior to the expiration of the tentative map if: 1. The director is informed of the subdivider’s intention to file multiple parcel or final maps at the time of filing of the tentative map. 2. In the event that the intention to file multiple parcel or final maps is not disclosed with the filing of the tentative map, the tentative map application may be deemed incomplete. 3. In the event that the intention to file multiple parcel or final maps is not disclosed prior to tentative map approval, multiple parcel or final maps may not be filed. B.A. The subdivider shall not be required to define the number or configuration of the proposed multiple parcel or final maps. However, the city may impose reasonable conditions, such as the sequence of map approvals, relating to the filing of multiple parcel or final maps. (Ord. 1490 § 3 (part), 2006) 16.14.120 Corrections orand amendments to subdivision maps. A. A. Purpose. After a parcel or final map is filed in the office of the county recorder, the recorded map may be modified by a certificate of correction or an amending map in order to: 1. Correct an error in any course or distance shown; or 2. Show any course or distance that was previously omitted; or 3. Correct an error in the description of the real property shown on the map; or 4. Indicate monuments set after the death, disability or retirement from practice of the engineer or surveyor charged with responsibilities for setting monuments; or 5. Show the proper location or character of any monument which originally was shown at the wrong location or incorrectly as to its character; or 6. Correct any other type of map error or omission as approved by the county surveyor or the city public works department which does not affect any property right. Such errors and omissions may include, but are not limited to, lot numbers, acreage, street names, and the identification of adjacent record maps. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 42 of 105 Note: As used in this section, “error” does not include changes in courses or distances from which an error is not ascertainable from the data shown on the parcel or final map. B. Form and Content. The amending map or certificate of correction shall be prepared and signed by a registered civil engineer or licensed land surveyor. An amending map shall conform to the requirements of Section 66434 of the Subdivision Map Act if a final map, or Section 66445(a) through (d) inclusive and (f) through (i) inclusive if a parcel map. The amending map or certificate of correction shall set forth in detail the corrections made and the names of the present fee owners of the property affected by the corrections. C. Submittal. The application for an amending map or certificate of correction shall be submitted to the city public works department upon payment of appropriate fees and on forms provided by the city. D. Certification. The city public works department shall examine the amending map or certificate of correction and if the only changes made are those set forth in subsection A of this section, describing the purpose for an amendment or correction, he or she shall certify this fact on the amending map or certificate of correction. Such certification shall not change any expiration dates. E. Filing with County Recorder. After the amending map or certificate of correction has been certified by the city public works department, it shall be filed in the office of the county recorder. F. Other Modifications. In addition to the amendments authorized by subsection A of this section, describing the purpose for amendments and corrections, the recorded parcel or final map may also be modified by a certificate of correction or amending map if: 1. There are changes in circumstances which make any or all of the conditions of the parcel or final map no longer appropriate or necessary; and 2. The modifications do not impose any additional burden on the present fee owners of the property; and 3. The modifications do not alter any right, title, or interest in the real property reflected on the recorded map; and 4. The city public works director and the community development director find that the map, as modified, conforms to the provisions of these regulations, the general plan and the Subdivision Map Act. G. Public Hearing. For maps proposed for correction or amendment pursuant to subsection F of this section, the city public works department shall set the matter for public hearing before the legislative body or advisory agency that originally took final action on the project. Public notice of the hearing shall be given in accordance with Sections 65090 and 65091 of the California Government Code. The hearing shall be confined to consideration of and action on the proposed modifications. Approval of the proposed modifications shall not change any expiration dates. (Ord. 1490 § 3 (part), 2006) 16.14.130. Waiver of Map Requirements A. Parcel maps may be waived pursuant to Section 66428 of the Subdivision Map Act for the following: CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 43 of 105 1. Divisions of real property or interests therein created by probate, eminent domain procedures, partition, or other civil judgments or decrees. 2. Divisions of real property resulting from the conveyance of land or any interest therein to or from the city, public entities, or public utilities for a public purpose, such as school sites, public building sites, or rights-of-way or easements for streets, sewers, utilities, drainage, or other public facilities. B. The provisions of this section do not apply if the approval of the subdivision requires discretionary action, rezoning or other legislative action. C. A subdivider wishing to request a waiver of the parcel map requirement shall include such request with his or her application for tentative map approval. D. The decision to waive the parcel map requirement shall be made as part of the action taken on the tentative map, and only upon making a finding that the proposed division of land complies with requirements as to lot area, physical improvement and design standards, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, utility installation, environmental protection, and other requirements of these regulations, other city ordinances, and the Subdivision Map Act. E. A parcel map waiver may be conditioned to provide for the payment of park land dedication and any other fees generally applied to subdivision projects. F. Such waiver automatically constitutes approval for the issuance of a certificate of compliance as specified in Section 66499.35 of the Subdivision Map Act. When the parcel map requirement has been waived, the director shall, within ninety days and without further application and proceedings, file the certificate of compliance and a map exhibit showing the land division with the county recorder. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 44 of 105 Chapter 16.15. Urban Lot Splits Sections: 16.15.005 Purpose and applicability. 16.15.010 Permit application and review procedures. 16.15.020 Qualifying requirements. 16.15.025 Property Improvement Standards. 16.15.030 Exceptions to Objective Standards. 16.15.035 Separate Conveyance. 16.15.005 Purpose and applicability. The purpose of this chapter is to appropriately regulate qualifying “urban lot splits” within qualifying locations in Low-Density Residential (R-1) zones in accordance with California Government Code Section 66411.7. A. Applicability. The standards and limitations set forth in this chapter shall apply to urban lot splits under California Senate Bill 9 of 2021 (“SB 9”) within R-1 residential zones in the City, notwithstanding any other conflicting provisions of this code. In the event of a conflict between the provisions of this Chapter and any other provision of this code, the provisions of this chapter shall prevail. B. Interpretation. The provisions of this chapter shall be interpreted to be consistent with the provisions of California Government Code Sections 66411.7 and shall be applied in a manner consistent with state law. The City shall not apply any requirement or development standard provided for in this chapter to the extent prohibited by any provision of state law. C. Permitted Locations. A lot on which an urban lot split is proposed must be located within an R-1 zone and meet all qualifying requirements of 16.15.020 below. 16.15.010 Permit Application and Review Procedures A. Application. An applicant for an SB 9 urban lot split shall submit all required items from the tentative map application on file at the Community Development Department. The application shall be accepted if it is completed as prescribed and accompanied by payment for all applicable fees. In addition to all required submittal checklist items for a tentative map, sufficient information shall be provided in the application to demonstrate, through objective review, the following: (1) the lots will accommodate development that complies with development standards and City codes, (2) information is provided to justify any proposed exceptions to objective standards, (3) sufficient access to the public right-of-way is provided or preserved, (4) the lots accommodate needed easements, infrastructure, and emergency access, and (5) any information deemed necessary by the Director for objective review as needed evidence that the proposal will not result in any specific adverse impacts. B. Review. Consistent with state law, the Director will review and determine compliance of a complete application for an SB 9 urban lot split ministerially, without discretionary review or public hearing. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 45 of 105 C. Effectiveness of Approval. The ministerial approval of a final parcel map for an urban lot split does not take effect until the City has confirmed that all required documents have been recorded at the County Clerk-Recorder. D. Hold Harmless. Approval of an SB 9 parcel map for an urban lot split shall be conditioned on the applicant agreeing to defend, indemnify and hold harmless the City, its officers, agents, employees and/or consultants from all claims and damages (including attorney’s fees) related to the determination of compliance and its subject matter. E. Specific, Adverse Impacts. Notwithstanding anything else in this section, the Director shall deem an application for a tentative parcel map non-compliant upon written findings, based on a preponderance of the evidence, that the project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. 16.15.020 Qualifying Requirements A proposed urban lot split must meet all of the following requirements in order to be an eligible urban lot Split under Government Code 66411.7 (Urban Lot Split). It shall be the responsibility of the applicant to demonstrate to the satisfaction of the Director that each of these requirements is satisfied. The applicant and/or owner of the property shall provide a sworn statement, in a form approved by the Director, attesting to all facts necessary to establish that each requirement is met. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statements, including, but not limited to, interviewing prior owners and occupants of the subject property, interviewing owners and occupants of nearby properties, and reviewing tax records, and may require additional evidence necessary to support the sworn statements, as determined by the Director in his or her reasonable discretion. A. Location. The subject property shall be located within an R-1 zone. A lot located within R-2, R-3, and R-4, or any non-residential zone shall not be eligible to be subdivided through an urban lot split pursuant to this chapter. Parcels which are designated sensitive sites or within the Planned Development (PD) zone, are subject to hillside development standards, have been previously subdivided per flexible lot projects, or any common interest subdivision are also not eligible for urban lot splits. B. Maximum Number of Dwellings. An urban lot split shall not result in more than two (2) dwelling units of any kind on the resulting parcels. As described by Government Code Sections 66411.7(j), the two- unit limitation applies to any combination of primary dwelling units, ADUs, or JADUs. C. Hazardous Areas. The proposed lot split shall not be located on any site identified in subparagraphs (B) to (K), inclusive, of paragraph (6) of subdivision (a) of California Government Code Section 65913.4, unless the development satisfies the requirements specified therein. Such sites include, but are not limited to, prime farmland, wetlands, high or very high fire hazard severity zones, special flood hazard areas, regulatory floodways, and lands identified for conservation or habitat preservation as specifically defined in Government Code Section 65913.4. D. Historic Properties. The proposed lot split shall not be located within a historic district or on property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the California CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 46 of 105 Public Resources Code, or within a site that is designated or listed as a Historic Resource pursuant to the City’s Historic Preservation Ordinance. E. Affordable Housing. The proposed urban lot split shall not require the demolition or alteration of housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income. F. Subsequent Urban Lot Splits. In the case of an urban lot split, the lot proposed to be subdivided shall not have been established through a prior urban lot split. G. Adjacent Urban Lot Splits. In the case of an urban lot split, the lot proposed to be subdivided (“subject lot”) shall not be adjacent to any lot that was established through an urban lot split by the owner of the subject lot or by any person acting in concert with with the owner of the subject lot. H. Subdivision Map Act. An urban lot split must conform to all applicable objective requirements of the Subdivision Map Act, including implementing requirements in this code, except as otherwise provided in this Chapter. Notwithstanding the foregoing, no dedication of rights-of-way or construction of offsite improvements is required solely for an urban lot split. I. Lot Size. An urban lot split application may subdivide an existing lot to create no more than two new lots of approximately equal lot area, provided that one lot shall not be smaller than forty (40) percent of the lot area of the original lot proposed for subdivision. Both newly created lots must each be no smaller than one thousand two hundred (1,200) square feet. J. Easements. The owner must enter into an easement agreement with each utility/public-service provider to establish easements that are sufficient for the provision of public services and facilities to each of the resulting lots. 1. Each easement must be shown on the tentative parcel map and the final parcel map. 2. Copies of the unrecorded easement agreements must be submitted with the application. The easement agreements must be recorded against the property before the final parcel map may be approved. K. Required Affidavit. The applicant for a final parcel map for an urban lot split must sign an affidavit provided by the City stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant’s principal residence for a minimum of three years from the date of approval of the urban lot split, or in the case of a vacant property a minimum of three years from the date of issuance of occupancy certification of any new residential dwellings on either of the resulting lot. N. Rental Term. Rental of any unit created pursuant to this section shall be for a term longer than 30 days. 16.15.025 Property Improvement Standards A. Objective Standards. Any lot created through an urban lot split shall be subject to the standards and criteria set forth in this section. In addition, except as modified or provided by this Section or State Law, any lot created through an urban lot split shall conform to all objective standards applicable to the lot as set forth in this title and/or in an applicable specific plan or planned unit development ordinance or CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 47 of 105 resolution, along with all applicable objective standards and criteria contained in standard plans and specifications, policies, codes, regulations, and/or standard conditions duly promulgated and/or adopted by the City. B. Lot Access. Each resulting lot must have frontage on the public right-of-way of at least twenty feet or be served by an access easement serving no more than two lots. Access shall be provided in compliance with these standards: 1. Vehicle access easements serving a maximum of two parcels shall meet the following standards: i. Easement width shall be a minimum of twenty (20) feet and shall comply with Engineering Standard 2120 for driveway ramp improvements and widths. ii. The minimum length for a vehicle access easement is twenty (20) feet. No maximum easement length shall be set. If easement length is more than seventy-five (75) feet, a vehicle turnaround shall be provided. iii. No residential structure shall be closer than three feet to the easement. iv. Vehicle access easements shall not be located closer than twenty-five (25) feet to an intersection. 2. Where a lot does not abut a public street, and where no automobile parking spaces are required under 16.025.D, a vehicle access easement is not required. An easement providing pedestrian access to a street from each lot shall be provided meeting the following standards: i. Easement width shall be a minimum of ten (10) feet; ii. Pedestrian access easements shall not exceed two hundred (200) feet in length. 3. Access and provisions for fire protection consistent with the California Fire Code shall be provided for all structures served by an access easement. 4. Surfacing of easements, pedestrian walkways required within easements, and turnaround dimensions shall meet the requirements of the California Fire Code and the City's Engineering Standards. 5. Lots taking access by an easement must record a shared maintenance agreement for the driveway/accessway. The agreement shall be recorded prior to or concurrently with the final parcel map. C. Lot Line Configurations. The location of property lines associated with an urban lot split application shall comply with all objective standards as identified in Section 16.18.040 (Location of Lot Lines), and as described below: 1. No portion of an urban lot split may result in a lot width or depth of less than 20 feet for any portion of the subdivision. 2. A lot line shall not bisect or be located within four feet of any existing or proposed structure. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 48 of 105 D. Parking Required. Off-street parking of up to one space per unit shall be provided and comply with the City’s Parking and Driveway Design and Development Standards Section 17.72.090 except when: 1. The parcel is located within one-half mile walking distance of either a high-quality transit corridor as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop as defined in Section 21064.3 of the Public Resources Code. 2. There is a car share vehicle located within one block of the parcel. Owner shall enter into an agreement with the City to ensure that a car share vehicle will remain within one block of the parcel in perpetuity, unless and until Owner provides off-street parking or development occurs such that note (1) above applies. 16.15.030 Exceptions to Objective Standards. A. All proposed lots and development proposed pursuant to this Chapter shall comply with all City Zoning, codes, objective policies, and guidelines unless an exception is granted. No exception shall be granted for any of the of the Qualifying Requirements as outlined in Section 16.15.020. Any proposed exception to any relevant objective standards, policies, guidelines, or codes shall not be granted unless the Community Development Director can affirmatively determine the application meets all of the below requirements. For the purpose of these requirements, existing improvements or development is not considered a physical constraint. B. The necessity to grant the exception(s) is based on site development feasibility where there are no options for other design alternatives such as modifying the footprint, moving lot lines, adding stories, or reducing floor area (to min 800 sq ft) and where the applicant has demonstrated it is physically not possible to redesign the project to avoid the necessity of exceptions. C. The requested exceptions represent the minimum deviation necessary to allow the construction of two units on each resulting parcel and which would not require any of the units to be less than 800 square feet. 16.15.035 Separate Conveyance A. Separate conveyance of the two lots resulting from an urban lot split is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, or if the two lots share a driveway, appropriate covenants, easements or similar documentation allocating legal and financial rights and responsibilities between the owners of the two lots (“CC&Rs”) for construction, reconstruction, use, maintenance, and improvement of the attached structures and any related shared drive aisles, parking areas, or other portions of the lot must be recorded before the city will approve a final parcel map for the urban lot split. Notwithstanding the provision of such CC&Rs, however, where attached structures and/or related shared facilities span a lot line resulting from an urban lot split, all owners of both lots shall be jointly and severally responsible for the use and maintenance of such structures and/or shared facilities in compliance with all provisions of this Code. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 49 of 105 1. Primary dwelling units located on the same lot may not be owned or conveyed separately from one another. All fee interest in a lot and all dwellings must be held equally and undivided by all individual owners of the lot. 2. Except as provided in Government Code Section 65852.26, Accessory Dwelling Units (ADU) may not be sold or otherwise conveyed separate from the primary residence. 3. Junior Accessory Dwelling Units (JADU) may not be sold or otherwise conveyed separate from the primary residence. B. A lot created by a final parcel map under this Section shall not be further subdivided. Condominium airspace division or common interest subdivisions are not permitted on a lot created through an urban lot split. Chapter 16.16. Certificates, Adjustments and Mergers Sections: 16.16.005 Purpose of provisions. 16.16.010 Certificates of compliance. 16.16.020 Lot line adjustments. 16.16.030 Lot combinations/voluntary mergers. 16.16.040 Reversions to acreage. 16.16.050 Merger and resubdivision. 16.16.005 Purpose of provisions. This chapter explains the application requirements and review procedures for lot line adjustments, certificates of compliance, lot mergers and reversions to acreage. (Ord. 1490 § 3 (part), 2006) 16.16.010 Certificates of compliance. A. Purpose. 1. Any person owning real property or a vendee of that person pursuant to a contract of sale of the real property may request a certificate of compliance establishing whether the real property complies with the provisions of the Subdivision Regulations and/or the Subdivision Map Act Where no adequate record exists to demonstrate that a parcel of land was legally created (a) by approval of the City, or (b) in compliance with the Subdivision Map Act prior to March 4, 1972, a certificate of compliance may be requested. (The Subdivision Map Act did not regulate minor subdivisions of four or fewer parcels until March 4, 1972.) The Subdivision Map Act states: For purposes of this (section) or of a local ordinance enacted pursuant thereto, any parcel created prior to March 4, 1972 shall be conclusively presumed to have been lawfully created if any subsequent purchaser acquired that parcel for valuable consideration without actual or constructive knowledge of a violation of the local ordinance. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 50 of 105 A recorded certificate of compliance establishes for the public record that the subject parcel is recognized as a separate legal parcel. If the parcel was created illegally and does not comply with current city subdivision standards or those in effect at the time the parcel was illegally createdor with the Subdivision Map Act, the City may issuen a conditional certificate of compliance may be applied for (also see Chapter 16.24, Violations and Enforcement). In such cases, all conditions of the certificate of compliance imposed pursuant to subdivision E of this section must be satisfied prior to the city’s issuance of any permit or other grant of approval for development of the affected property. 2.1. While issuance of aA certificate of compliance may verify the legality of a parcel, it does not ensure that it is aa parcel is developable. parcel. Nor does the issuance of a certificate automatically entitle the parcel owner to issuance of a building permit or other development permits and approvals without applications for and compliance with city requirements for those permits and approvals. B. Application Requirements. Any person owning real property may apply for a certificate of compliance or a conditional certificate of compliance. Each separate parcel for which a certificate is requested shall require a separate application. The appropriate application form provided by the City shall be submitted with the required fee, a preliminary title report not more than six months old, a chain of title, and any maps or other supporting documents deemed necessary by the Ddirector or the city engineer to clarify when and how the parcel was created. C. Time Limits for City Review. Within fifty days of acceptance of a complete application, the director shall determine whether a certificate of compliance or a conditional certificate of compliance should be recorded. D. Certificate of Compliance. 1. If the director determines that the parcel complies with the provisions of the Subdivision Map Act and this title, the Director shall file a certificate of compliance for record with the office of the county recorder. The certificate of compliance shall identify the real property and shall state that the division thereof complies with the provisions of the Subdivision Map Act and this title. Upon payment by the applicant of the appropriate recording fee, the director shall cause a certificate of compliance to be filed for record with the county recorder if evidence contained in the application supports a finding that the subject parcel is in compliance with the Subdivision Map Act, this title and other applicable provisions of the municipal code. 2.1. No Public Notice or Hearing. Except for notice to the applicant prior to action by the director, Ppublic notice and public hearings are not required for certificates of compliance.e under Section 66499.35(a) of the Subdivision Map Act because issuance of such certificates is ministerial. E. Conditional Certificate of Compliance. 1. If the director determines that the subject property does not comply with provisions of the municipal code or the Subdivision Map Act, he or shethe Director may impose conditions currently applicable to subdivisions if the current owner was the owner at the time of the illegal subdivision. If the current owner is not the same as the owner of record at the time of the illegal subdivision, the director may impose conditions to bring the lot or parcel into compliance with the City’s standards that were in effect at the time of the current owner’s CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 51 of 105 acquisition of the property., or conditions applicable to subdivisions at the time the current owner of record acquired the property. (if the current owner is not the same as the owner of record at the time of the initial creation of the lot). 2. Appeal. The conditions imposed by the director may be appealed to the planning commissionPlanning Commission within ten calendar days of the action taken. 3.2. Recordation and Compliance with Conditions. Upon payment by the applicant of the appropriate recording fee, and following the expiration of the ten-day appeal period or the councilCity Council’s action on appeal, the director shall cause a conditional certificate of compliance to be filed with the county recorder. The certificate shall identify the property and serve as public notice that fulfillment and implementation of the conditions shall be accomplished before any subsequent issuance of a permit or other approval for development of the property. Compliance with the conditions shall not be required until a permit or other grant of approval for development is issued. The property owner shall notify the director when all conditions have been met. If compliance with conditions is satisfactory, the director shall cause a certificate of compliance to be filed with the county recorder. F. Effect of Parcel or Final Map. Recordation of a final parcel or final map shall constitute a certificate of compliance for all parcels described therein. (Ord. 1490 § 3 (part), 2006) 16.16.020 Lot line adjustments. A. Purpose. Lot line adjustments of five or more parcels shall be subject to the same application requirements as those required for a tentative parcel map as described in Section 16.10.010. Lot line adjustments involving four or fewer existing adjoining lots, being adjustments between adjacent legal lots, may be used to accomplish the following objectives, subject to the required findings and possible conditions of approval outlined below: 1. To eliminate an existing encroachment; or 2. To meet or more closely meet the minimum lot size and area requirements of the zoning district classification in which the subject property is located; or 3. To meet building setback requirements; or 4. To better recognize topographic features; or 5. Other purposes approved by the director. B. Application Submittal Requirements. Applications and fees for lot line adjustments involving four or fewer parcels shall be filed with the community development department, and shall contain the following items: 1. Preliminary title report. 2. An authorization consenting to the proposed adjustment signed by all parties having a record title interest in the property to be subdivided. 3. Assessor’s parcel map(s) with the affected properties highlighted. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 52 of 105 4. Name, if any, date of preparation, north arrow, scale, and, if based on a survey, the date of the survey. 5. Name and address of the person or entity who prepared the map and the applicable registration or license number. 6. The legal boundaries of the properties to be adjusted, with sufficient information to locate the property and to determine its position with respect to adjacent named or numbered subdivisions, if any. 7. Names and addresses of the applicant(s) and all parties having record title interest in the property being adjusted. 8. Topographic information based on city datum with a reference to the source of the information. 9. Existing streets and lot lines and the location and outline to scale of all structures which are to be retained within the properties and all structures outside the adjustment area within ten feet of the boundary lines; the distances between structures to be retained and notations concerning all structures which are to be removed. 10. The locations, widths and purpose of all existing and proposed easements for utilities, drainage and other public purposes, shown by dashed lines, within and adjacent to the subdivision (including proposed building setback lines, if known); all existing and proposed utilities including size of water lines and the size and grade of sewer lines, location of manholes, fire hydrants, street trees and streetlights. 11. The name, location, width and directions of flow of all watercourses and flood-control areas within and adjacent to the property involved; the proposed method of providing storm water drainage and erosion control. 12. The location of all potentially dangerous areas, including areas subject to inundation, landslide, settlement, excessive noise, and the means of mitigating the hazards. 13. The locations, widths and names or designations of all existing or proposed streets, alleys, paths and other rights-of-way, whether public or private; private easements within and adjacent to the subdivision; the radius of each centerline curve; a cross-section of each street and planned line for street widening or for any other public project in and adjacent to the subdivision; private streets shall be clearly indicated. 14. The lines and approximate dimensions of all lots, and the number assigned to each lot (lots shall be numbered consecutively); the total number of lots; the area of each lot. 15. The locations of any existing or abandoned wells, septic leaching fields, springs, water impoundments and similar features to the extent they affect the proposed use of the property. 16. Preliminary Map (five eighteen-inch by twenty-six-inch copies, folded, and one eight-and-one- half-inch by eleven-inch reduction). Each set of plans must contain: a. The location, type, trunk and canopy diameter of all trees on the property and indicate status (e.g., to be removed, maintained, or relocated); notations as to general type of vegetation in areas not occupied by trees. b. A preliminary development plan or statement detailing the purpose of the lot line adjustment. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 53 of 105 c. A vicinity map of appropriate scale and showing sufficient adjoining territory to clearly indicate surrounding streets, other land in the subdivider’s ownership, and other features which have a bearing on the proposed subdivision. d. A description of requested exceptions from the subdivision design standards for such items as lot area and dimensions, street sections or utility easements. 17. Any additional information required by the director in order to verify the legal status of the affected lots and make the required findings. C. Review Procedure. The community development director shall, within fifty days of the application being accepted as complete, approve, conditionally approve or deny the request and so notify the applicant in writing. D. Required Findings for Approval. The community development director shall approve a lot line adjustment if all of the following findings can be made: 1. The land taken from one parcel is added to an adjacent parcel, and where a greater number of parcels or building sites than originally existed is not thereby created. 2. The modified parcels are consistent with, or more closely compatible with, the parcel design, minimum lot area, setbacks, environmental quality, and public health and safety criteria specified in the municipal code, the general plan and any applicable specific plan (unless findings can support a reasonable exception). 3. The lot line adjustment does not create (or increase existing) inconsistencies with the zoning regulations, building code and the general plan. 4. The modified lot lines do not alter an existing right-of-way, except with written approval of the city public works director. 5. The adjustment does not result in an increase in the number of nonconforming parcels nor increase the nonconformity of an existing parcel. E. Required Findings for Denial. The director shall deny a lot line adjustment if any one of the required findings for approval cannot be made. F. Conditions of Approval. Conditions of approval are limited to those necessary for the parcels to meet general plan or zoning and building code requirements, to require the prepayment of real property taxes prior to recordation of documents effecting the lot line adjustment, or to facilitate the relocation of existing utilities, infrastructure, or easements. G. Recorded Deeds. The Subdivision Map Act requires that lot line adjustments be reflected in a recorded deed (Section 66412(d)). Therefore, following the director’s approval, the applicant shall submit for recordation an agreement relating to lot line adjustment, quitclaim deeds and acceptance thereof (if the adjustment involves parcels with separate landowners), or a declaration of lot line adjustment (if the adjustment involves only one landowner). No record of survey shall be required for a lot line adjustment unless required by Section 8762 of the Business and Professions Code. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 54 of 105 16.16.030 Lot combinations/voluntary mergers. Lot lines may be eliminated, and adjacent lots may be voluntarily joined into a single parcel of land through the recordation of a notice of merger and certificate of subdivision compliance. A. Application Submittal Requirements. An application and required fees for processing and recording a voluntary merger shall be filed with the community development department, and shall contain such information and reports as may be required by the application submittal package or by the community development director in order to verify: 1. Ownership; 2. That the affected lots were legally created; and 3. That the legal description of property to be merged matches the legal description of the same property as it is reflected in recorded deeds or maps. B. Review and Recordation. Once planning and engineering staff have determined that information submitted with the application is consistent with recorded information pertinent to the merger, community development staff shall forward the notice of merger and certificate of subdivision compliance to the county recorder. (Ord. 1490 § 3 (part), 2006) 16.16.040 Reversions to acreage. This section establishes procedures for processing requests for reversions to acreage in accordance with Chapter 6, Article 1 of the Subdivision Map Act. Requests for reversions to acreage shall be reviewed and acted upon by the Ccity CcouncilCity Council after a public hearing. A. Initiation of Proceedings (Section 66499.12 of the Subdivision Map Act). Proceedings for reversions to acreage map may be initiated by either of the following: 1. By Owner(s). A petition of all the owners of record in the form prescribed by and containing the information required by this section and the Subdivision Map Act. 2. By City Council. A resolution of the city councilCity Council at the request of any person or on its own motion. B. Data Required for a Reversion to Acreage (Section 66499.13 of the Subdivision Map Act). The following data shall be provided: 1. Adequate evidence of title to the real property within the subdivision and one or more of the following: a. Evidence of the consent of all the owners of any interest in the property; or b. Evidence that none of the improvements required to be made have been made within two years from the date the parcel or final map was recorded, or within the time allowed by the improvement agreement, whichever is later; or c. Evidence that no lots shown on the parcel or final map have been sold within five years from the date the map was recorded. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 55 of 105 2. A parcel or final map shall be provided with the petition, prepared in accordance with this title, which delineates the dedications which are not proposed to be vacated, as well as any dedications which are required as a condition of the proposed reversion to acreage. C. Fees. All petitions for reversion to acreage shall be accompanied by the applicable fees for processing; such fees are nonrefundable. Fees for a reversion to acreage through resolution of the city councilCity Council shall be paid by the person requesting such resolution. D. Required Findings for Approval (Section 66499.16 of the Subdivision Map Act). Subdivided real property may be reverted to acreage only if the planning commissionCity Council finds that: 1. Dedications or offers of dedication to be vacated or abandoned are unnecessary for present or prospective public purposes; and 2. Either: a. All owners of an interest in the real property within the subdivision have consented to reversion; or b. None of the improvements required to be made have been made within two years from the date the parcel or final map was filed for record, or within the time allowed by agreement for completion of the improvements, whichever is the later; or c. No lots shown on the parcel or final map have been sold within five years from the date such map was filed for record. E. Required Conditions of Approval. As conditions of reversion to acreage the city shall require: 1. Dedications or offers of dedication necessary for the public purposes specified in the general plan, municipal code or other applicable ordinance. 2. Retention of all previously paid fees if necessary to accomplish the purpose of this chapter. 3. Retention of any portion of required improvement security or deposits if necessary to accomplish the purpose of this title. F. Filing Reversion Map with County Recorder. The proposed reversion to acreage shall be effective upon the recording of the parcel or final map by the county recorder. G. Return of Fees, Deposits; Release of Securities. When a reversion to acreage is effective, all fees and deposits shall be returned and all improvement security released, except those retained in accordance with subsection E C of this section. (Ord. 1490 § 3 (part), 2006) 16.16.050 Merger and resubdivision. Subdivided lands may be merged and resubdivided without reverting to acreage by complying with all the applicable requirements for the subdivision of land as provided by this chapter pursuant to the Subdivision Map Act. Any unused fees or deposits previously made pursuant to these regulations pertaining to the property shall be credited pro rata towards any of the requirements for the same purposes which are applicable at the time of resubdivision. Any streets or easements to be left in effect after the resubdivision shall be delineated on the map. After approval the map shall be delivered to the county recorder for recording. The filing of the final map shall constitute legal merging of the separate parcels into one parcel CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 56 of 105 and the resubdivision of such parcel and shall also constitute abandonment of all streets and easements not shown on the map. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 57 of 105 Chapter 16.17. Airspace and Common Interest and Airspace Subdivisions, Flexible Lot Design Subdivisions, and Condominium Conversions Sections: 16.17.010 Purpose and applicability. 16.17.020 Airspace Subdivisions, Common Interest Subdivisions, and Flexible Lot Design Subdivisions.Application requirements for common interest subdivisions. 16.17.030 Flexible Lot Design Subdivisions in the R-1 zone.Property improvement standards for common interest subdivisions. 16.17.040 Condominium Conversions.Application requirements for airspace subdivisions. 16.17.050 Property improvement standards for airspace subdivisions. 16.17.060 Required findings for condominium conversions. 16.17.070 Property improvement standards for condominium conversions. 16.17.080 Condominium conversion limit procedure. 16.17.090 Exceptions to chapter. 16.17.010 Purpose and applicability. As further described in the definitions section, Section 16.26.035, airspace subdivisions differ from common interest subdivisions in that they do not share interest in a common area within the map boundaries. Instead, airspace subdivisions divide property ownership into three-dimensional spaces, often stacked upon one another. Airspace condominiums in residential zoning districts are not included in this category and are instead regulated by the common interest subdivision standards described above and in Sections 16.17.020 and 16.17.030. Airspace subdivisions are not allowed within residential zoning districts and are intended to serve mixed use, multi-story buildings within all commercial zoning districts. (Ord. 1507 § 3(16), 2007) The purpose of this Chapter is to prescribe subdivision regulations that apply to the following tentative map application types: Airspace Subdivisions (16.26.035) Common Interest Subdivisions (16.26.070) Flexible Lot Design Subdivisions (16.26.135) Condominium Conversions (16.26.080) 16.17.020 Application requirements for common interest subdivisions. In addition to application submittal requirements for tentative maps provided in Chapter 16.10, the following additional information is required in order to complete an application submittal: 1. Common interest subdivisions are subject to the city’s architectural review process and require a separate application for architectural review. The information required for the architectural review application can be found on the city checklist for architectural review applications and is available at the community development counter. In summary, a development plan that includes the following information will be required: CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 58 of 105 1. A site plan with proposed building footprints with property boundaries. All dimensions shall be clearly labeled. 2. Proposed building elevations with dimensions and, where pertinent, floor plans shall be provided. 3. A grading and site drainage plan in compliance with the city’s flood damage prevention regulations and the city’s waterways management plan. 4. Parking stalls, driveways and associated public improvements shall be provided and clearly dimensioned in accordance with the city’s parking and driveway standards. 5. A list of property statistics, including any proposed exceptions, shall be provided on the plans. The statistics shall identify how the project complies with private and common open space and recreation standards as listed in Section 16.17.030. 6. A landscape plan. 7. Commonly owned parcels or easements and methods of maintenance (association) shall be clearly identified on the plans. 2. Any other information deemed necessary by the community development director. (Ord. 1490 § 3 (part), 2006) 16.17.020 Airspace Subdivisions, Common Interest Subdivisions, and Flexible Lot Design Subdivisions. A. Applicability and Intent. This Section explains the review process and standards that apply to subdivision types that differ from the lot area minimums and dimensions in 16.18.030 (Table 2). This Section covers projects (where allowed in subsection B. below) that propose ownership boundaries or separate unit ownership within buildings or on parcels where property development standards such as lot coverage and density are determined by using the exterior boundaries of the property and where standards apply to the project as a whole instead of requiring conformance with all property development standards on each of the proposed parcels/units in the subdivision. These types of subdivisions can rely on shared ownerships as is the case with subdivisions with common interests (i.e. condominiums) or may also rely solely or in part with easements for common areas such as recreation facilities, open space, parking, driveways, etc. (i.e. flexible lot subdivisions, and Airspace subdivisions). B. Zones allowed. This Chapter applies to the Subdivision types listed above in 16.17.010 (defined in Chapter 16.26) and can be allowed in multi-family and non-residential zones with the exception of the AG and OS zones. In the R-1 zone, only Flexible Lot Subdivisions are allowed consistent with 16.17.030. As further described in the definitions section, Section 16.26.035, airspace subdivisions differ from common interest subdivisions in that they do not share interest in a common area within the map boundaries. Instead, airspace subdivisions divide property ownership into three-dimensional spaces, often stacked upon one another. Airspace condominiums in residential zoning districts are not included in this category CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 59 of 105 and are instead regulated by the common interest subdivision standards described above and in Sections 16.17.020 and 16.17.030. Airspace subdivisions are not allowed within residential zoning districts and are intended to serve mixed use, multi-story buildings within all commercial zoning districts. (Ord. 1507 § 3(16), 2007) C. Application and Review Requirements. In addition to application submittal requirements for tentative maps provided in Chapter 16.10, the following additional information is required in order to complete an application submittal: 3.1. Projects submitted pursuant to this Chapter are subject to the city’s Development review process as outlined in Zoning Regulations Section 17.106.030 (Levels of Development Review) and require a separate application for Development review to be submitted concurrently with subdivision review consistent with 16.04.007 of these regulations. Subdivisions proposed pursuant to this Chapter can only be approved concurrently with Development Review approval or shall be consistent with development projects which have already received Development Review approval. Tentative Parcel map or Tentative Tract map application requirements are determined based on the number of lots or units and criteria of 16.08.050 & 060. D. Property Development Standards: Property development standards (SLOMC 17.70), including (but not limited to) density, setbacks, floor area ratios, and lot coverage limitations, shall apply with respect to the exterior boundary lines (property lines) of the proposed subdivision and not to individual units or lots within the project. Interior setback standards for each newly created lot within the subdivision are dictated by minimum separation requirements of the Building and Fire codes and standard minimum setbacks of the Zoning code are required at the exterior boundaries of the project. 1. Lot Dimensions. Subdivisions subject to this Section may be any size or shape and shall not be subject to the minimum lot sizes, lot dimensions, and lot area requirements as described in Table 3 (Minimum Lot Area and Dimensions). 2. Access and driveways. Driveway and pedestrian access shall be provided by direct access to the public right-of-way or may be served by an easement or be within a separate lot that is commonly owned and managed by an association or agreement, subject to the approval of the Public Works Director. 3. Easements. Subdivisions subject to this Section shall provide for use easements or a commonly owned separate lot for any facilities such as driveways or open space and must provide for a method of common area maintenance by means of association or agreement. E. Separate Conveyance. Separate conveyance of the lots resulting from an airspace or common interest subdivision is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the subdivision boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, or if the lots share a driveway, appropriate covenants, easements or similar documentation allocating legal and financial rights and CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 60 of 105 responsibilities between the owners of the lots (“CC&Rs”) for construction, reconstruction, use, maintenance, and improvement of the attached structures and any related shared drive aisles, parking areas, or other portions of the lot must be recorded before the city will approve a final map for the common interest subdivision. Notwithstanding the provision of such CC&Rs, however, where attached structures and/or related shared facilities span a lot line resulting from a common interest subdivision, all owners of the lots shall be jointly and severally responsible for the use and maintenance of such structures and/or shared facilities in compliance with all provisions of this Code. 1. Except as provided in Government Code Section 65852.26, Accessory Dwelling Units may not be sold or otherwise conveyed separate from the primary residence. 16.17.030. Flexible Lot Design Subdivisions in the R-1 zone. A. Purpose. Flexible lot projects in the R-1 zone may be any size or shape and may provide shared access via easement or via a commonly owned lot subject to the below requirements. 1. Minimum Area and maximum project size. Flexible lot projects in the R-1 zone shall consist of the minimum size area to create a parcel division as identified in Table 3 of these regulations. The maximum number of lots allowed for R-1 zone Flexible Lot Projects is four (parcel map). 2. Development Standards. R-1 zoned Flexible Lot Projects shall provide the minimum area in each lot required in Table 3 (minimum lot area and dimensions) and Zoning Regulations Table 3-1 (Maximum Density by cross slope) in order to support a residential dwelling unit. Each lot shall support required development standards of SLOMC 17.16.020 (Low Density Residential Zone) for each lot including but not limited to: setbacks, parking, lot coverage, and floor area ratio. 3. Access and driveways. Driveway and pedestrian access may be served by an easement or be within a separate lot that is commonly owned and managed by a homeowner’s association. 4. Neighborhood compatibility. R-1 zoned flexible lot projects shall be found consistent with Community Design Guidelines for Infill Development and Single-Family Housing Design. 5. Review authority. Flexible Lot Projects in the R-1 zone require review at the moderate review level described in Zoning Regulations section 17.106.030.C. with a recommendation from the Architectural Review Commission to the Community Development Director for approval or denial. 16.17.030 Property improvement standards for common interest subdivisions. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 61 of 105 A. Common Open Space. There shall be provided in each project of five or more units a minimum of one hundred square feet of qualifying open space per unit for projects in the R-3 or R-4 zones and one hundred fifty square feet for projects in the R-2 zone. To qualify, open space shall have a minimum dimension in every direction of ten feet for open space provided at ground level or six feet for open space provided on a balcony or elevated deck, and must be located outside the street yard required by zoning regulations. Common open space need not be located with each unit. (Ord. 1507 § 3(18), 2007) 16.17.040 Application requirements for airspace subdivisions. In addition to application submittal requirements for tentative maps provided in Chapter 16.10, the following additional information is required in order to complete an application submittal: A. The tentative map shall provide a cross-sectional drawing showing how the proposed building or buildings are to be divided into ownership boundaries. B. Airspace subdivisions are subject to the city’s architectural review process and require a separate application for architectural review. The information required for the architectural review application can be found on the city checklist for architectural review applications and is available at the community development counter. In summary, a development plan that includes the following information will be required: 1. A site plan with proposed building footprints with property boundaries. All dimensions shall be clearly labeled. 2. Proposed building elevations with dimensions and floor plans. 3. Parking stalls, driveways and associated public improvements shall be provided and clearly dimensioned in accordance with the city’s parking and driveway standards. 4. A list of property statistics, including any proposed exceptions, shall be provided on the plans. The statistics shall include a list of property development standards such as floor area ratio, coverage, height, and setbacks. 5. Location of easements to allow all lots to access the public right-of-way. 6. Any other information deemed necessary by the community development director. (Ord. 1507 § 3(20), 2007) 16.17.050 Property improvement standards for airspace subdivisions. A. All tentative maps submitted pursuant to this Chapter creating airspace lots, as defined by Section 16.26.035, shall be required to incorporate a deed restriction or other whichmethod which ensures the following: 1. Allir space lots or units shall have access to appropriate public rights-of-way by means of one or more easements or other entitlements to use, in a form satisfactory to the public works director and chief building official. 2. Parking requirements, inclusionary housing requirements, building code requirements, all other applicable property development standards required by the zoning regulations, and any other technical code requirements affecting the development of the property, shall be CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 62 of 105 determined for the air space lots as if all lots in the air space subdivision were merged into the same lot. Individual buildings that are subdivided by an airspace map shall be reviewed as a single building for purposes of the building code, zoning code, and general plan policies. Property development standards including, but not limited to, density, lot coverage, floor area ratio, parking, height, and setbacks shall be calculated as if the subdivided building were within one lot. (Ord. 1507 § 3(22), 2007) T 16.17.060 Required findings for condominium conversions. That: A. Any existing deed-restricted affordable housing units shall remain at affordable rates for the remainder of the recorded agreement; or B. An equivalent number of new units comparable in affordability and amenities to those being converted are being created as part of the new project; and that low- or moderate-income persons will not be displaced by the proposed conversion. (Ord. 1507 § 3(24), 2007) 16.17.04070 Property improvement standards for cCondominium Cconversions. Condominium conversions include converting existing residential rental units, which are leased by the occupants, into condominium units, which may be owned by the occupants, through the application of at tentative map. Condominium conversions are not required to comply with existing setback and density standards if the development met all zoning and building standards in effect at the time of its construction. Nothing in this Section shall be construed to prohibit the imposition of more restrictive requirements as a condition of approval by the Planning Commission or City Council when necessary to protect the public health, safety, or general welfare, based upon appropriate findings. A. Purpose and Intent. The purpose of this section is to establish standards and special conditions for the protection of renters of converted residential apartment structures into condominiums. All residential condominium conversions shall conform to the provisions of this section in addition to any and all requirements for preparation, review and approval of a tentative map application (Chapter 16.10). B. Review Process. The Planning Commission’s evaluation shall be provided as a recommendation to the City Council, which may act on conversion projects based on its own findings, within the numerical limits established under subsection A of this section. 1. The results of the Planning Commission’s evaluation should be transmitted to the City Council for considerationby June 30th. The councilCity Council shall approve, approve subject to conditions, or deny each conversion application within the calendar year which the application was filed. application by June 1st. If the applications on file at the end of the filing period would not exceed the year’s limit, they shall be forwarded directly to the councilCity Council, which shall act on the applications by May 31st. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 63 of 105 C. Qualifying Requirements. The tentative map application for a condominium conversion shall be accompanied by the declaration of covenants, conditions and restrictions, articles of incorporation, bylaws and contracts for the maintenance, management or operation of any part of the condominium conversion project, which would be applied on behalf of any and all owners of the condominium units within the project. In addition to the requirements of Civil Code Section 1355 and any requirements which might be imposed by the city consistent with these regulations, the organizational documents shall include provisions concerning the conveyance of units; the assignment of parking; an agreement for common area maintenance, including facilities and landscaping, an estimate of initial fees anticipated for such maintenance, an indication of responsibilities for maintenance of all utility lines and services for each unit. The covenants, conditions and restrictions document shall include a reference to an attached, updated property condition report. 1. Minimum Project Size. Condominium conversion shall not be allowed for projects consisting of less than five residential units. 2. Affordable Housing. Condominium conversions shall dedicate the required number of inclusionary units for ownership projects consistent with the City’s Inclusionary Housing Requirements (Chapter 17.138.040). Any existing deed-restricted affordable housing units shall remain at affordable rates for the remainder of the recorded agreement, or an equivalent number of new units comparable in affordability and amenities to those being converted are being created as part of the new project; and that low- or moderate-income persons will not be displaced by the proposed conversion. 1.3. Building and Zoning RegulationsConditions. The structural, electrical, fire and life safety systems of the applicable structures either are, or are proposed to be prior to the sale of the units, in a condition of good repair and maintenance, including such alterations or repairs as are required by the Chief Building Official and Fire Chief.Conversion projects shall substantially comply with the city’s building and housing codes and zoning regulations in effect on the date the conversion project is approved. 2.4. Smoke DetectorsUtilities and Devices. The applicable residential and/or common structures presently have, or are intended to have plumbing in sound condition, insulation of all water heaters, and where feasible, pipes for circulated hot water, individual gas and electrical meters, except in such cases where individual metering is clearly inadvisable or impractical, adequate and protected trash areas, smoke and fire detectors, and such other requirements as may be imposed as a condition of approval. Each living unit shall be provided with approved smoke detectors mounted on the ceiling or wall at a point centrally located in the area giving access to rooms used for sleeping purposes. B. Fire Protection Systems. All fire hydrants, fire alarm systems, portable fire extinguishers and other fire protection appliances shall be maintained in operable condition at all times and shall comply with current city standards. C. Utility Metering. The consumption of gas, electricity and water within each unit shall be separately metered and there shall be circuit breakers and shutoff valves for each unit. D. Storage. Each dwelling unit shall have provision for at least two hundred cubic feet of enclosed, weatherproof, and lockable private storage space, exclusive of cabinets and closets within the unit. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 64 of 105 This space shall be for the sole use of the unit owner. The minimum opening shall be two and one- half feet by four feet and the minimum height shall be four feet. E. Laundry Facilities. A laundry area shall be provided in each unit, or in common laundry space. Common facilities shall consist of at least one washer and dryer for each ten units or fraction thereof. 5. ParkingAccess and Driveways. Driveway and pedestrian access shall be provided by direct access to the public right-of-way or may be served by an easement or be within a separate lot that is commonly owned and managed by an association or agreement, subject to the approval of the Public Works Director. The number of parking spaces shall be as provided in the zoning regulations. Spaces for the exclusive use of occupants of each unit shall be so marked. Visitor parking and special stopping zones, if any, shall also be marked. 6. Refurbishing and Restoration. All structures, common areas, sidewalks, driveways, landscaped areas and facilities, if defective, shall be refurbished and restored to a safe and usable condition. All deficiencies shall be corrected prior to recordation of a final map. 7. Tenant Protections. A person renting a unit within a property that includes a proposed condominium conversion shall be entitled at the time of conversion to all tenant rights in state or local law, including, but not limited to, rights respecting first refusal, notice, and displacement and relocation benefits. 8. Noticing. Tenants and prospective tenants have been given a tenant's notice of intent to convert pursuant to the provisions of California Government Code Section 66427.1 (Subdivision Map Act) sixty (60) days prior to filing applications for tentative map or any associated development review application with the Community Development Department. Such notice shall be given by the applicant and shall contain information as to tenant's rights under state and local regulations. 9. Subdivision Map Act. The applicant has complied with all applicable provisions of the Subdivision Map Act. F. Open Space/Recreation. All condominium conversions shall be subject to the private, common and total open space requirements and recreation facilities listed in Section 16.17.030(B) through (E). (Ord. 1490 § 3 (part), 2006) G.D. 16.17.080 Condominium conversion limitProcess and pProcedure. 1. Annual Limit. The city shall not approve conversion projects in any one calendar year resulting in more units being converted than one-half the number of multifamily rental dwellings added to the city’s housing stock during the preceding year. The number of multifamily rental units added in one year shall be determined as follows: From January 1st through December 31st, the total number of multifamily rental units given a final building inspection and occupancy permit minus the number of such units demolished, removed from the city, or converted to nonresidential use. 2. Filing Period. Applications for conversion may be filed during the months of January and February only. No action shall be taken on applications during this period. In order to be accepted by the city for processing, the application must be deemed complete by May 31st.February 28th. Applications CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 65 of 105 not deemed complete by May 31stFebruary 28th shall be rejected and are not eligible for consideration until the following year if allocations for conversion are available. 3. Project Ranking. 4.3. If applications on file at the end of the filing period would, when approved, convert more dwelling units than allowed under subsection A of this section, the Pplanning Ccommission shall rank the applications according to the following point criteria: a. The fractions of tenants not objecting to conversion: deduct one point for each percentage point of objecting tenants. Applicants shall survey tenants and provide tenants an opportunity to respond with a postage-paid envelope addressed to the applicable project planner at the city. b. Provision of private open space with each dwelling: ten points for every unit that exceeds minimum square feet of qualifying private open space (by at least twenty-five square feet) for a maximum of fifty points. Deduct ten points for every unit that falls below (by at least twenty- five square feet) the minimum private open space standards. No points for projects that meet standards. Minimum private open space: R-2 zone -250 sq ft, R-3 & R-4 zones- 100 square feet with minimum dimesiondimension in every direction of ten feet for open space provided at ground level or six feet for open space provided on a balcony or elevated deck, and must be located outside the street yard required by Zoning Regulations. c. Project meets or exceeds current parking standards: five points deducted for every parking space below minimum standards, five points added for every parking space above minimum requirements up to twenty-five points. d. Provision of common open space that meets or exceeds criteria: ten points for every additional one hundred square feet of qualifying and usable common open space above minimum requirements, for a maximum of fifty points). Minimum common open space: one hundred square feet for each units in the R-3 and R-4 zones, and 150 square feet for each unit in the R-3 or R-4 zones and shall have a minimum dimension in every direction of ten feet for open space provided at the ground level or six feet for open space provided on a balcony or elevated deck, and must be located outside the street yard required by Zoning Regulations. e. Provision of common recreation amenities that meet or exceed criteria: ten points for high- quality recreation amenities that exceed minimum size requirements by at least two hundred square feet per project. Recreation amenities criteria: There shall be provided in each project of five or more units in the R-3 or R-4 zones a minimum of twenty square feet per unit of common indoor recreation facilities, or forty square feet per unit of improved outdoor recreation facilities. Area of common recreation facilities may be within required common open space and may be counted towards minimum common open space requirements. Common recreation facilities shall be available for, and limited to, the use of the project’s tenants and their guests. Common recreation facilities must be located outside the street yard required by zoning regulations. Examples of acceptable recreation facilities for smaller projects may consist of permanent, high quality fixed seating and tables, fire or barbeque facilities, and other passive use facilities. For larger projects of more than 10 units, more substantial improvements may be required and may include ball courts, children’s play equipment, community gardens or other features that can be appropriately incorporated into the project design. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 66 of 105 f. Provision of units which low-income and moderate-income families can afford: twenty points given for each moderate deed-restricted affordable unit proposed in the project; twenty-five points for each low-income unit for a maximum of one hundred points. g. Provision for energy savings: projects that contain significant solar energy installations capable of supplying at least fifty percent of the project’s energy demand shall receive twenty points. h. Age of existing apartments: one point for each year an apartment project has been occupied as rental apartments. i. Discretionary ranking: project quality, design features or overall neighborhood character and compatibility may allow the planning commissionPlanning Commission to add or deduct up to fifty points. a. The planning commissionPlanning Commission’s evaluation shall be a recommendation to the councilCity Council, which may act on conversion projects based on its own findings, within the numerical limits established under subsection A of this section. 5. Time Limits for Actions. The results of the planning commission’s evaluation should be transmitted to the council by June 30th. The council shall approve, approve subject to conditions, or deny each conversion application by June 1st. If the applications on file at the end of the filing period would not exceed the year’s limit, they shall be forwarded directly to the councill, which shall act on the applications by May 31st. 6. Maps. Maps required by the California Subdivision Map Act need not be prepared until an application for conversion has been approved. The tentative map application shall be accompanied by the declaration of covenants, conditions and restrictions, articles of incorporation, bylaws and contracts for the maintenance, management or operation of any part of the condominium conversion project, which would be applied on behalf of any and all owners of the condominium units within the project. In addition to the requirements of Civil Code Section 1355 and any requirements which might be imposed by the city consistent with these regulations, the organizational documents shall include provisions concerning the conveyance of units; the assignment of parking; an agreement for common area maintenance, including facilities and landscaping, an estimate of initial fees anticipated for such maintenance, an indication of responsibilities for maintenance of all utility lines and services for each unit. The covenants, conditions and restrictions document shall include a reference to an attached, updated property condition report. (Ord. 1490 § 3 (part), 2006) H. 16.17.090 Exceptions to chapteCondominium Conversions Requirements. I.E. Conversions. Exceptions to the condominium conversion regulations may only be approved by the city councilCity Council under request by the subdivider when in accordance with the findings noted in subsection C of this section. Exceptions may only be granted to the property improvement standards and not the affordable housing requirements or tenant notification provisions. 1. New Common Interest Subdivisions. Exceptions to the property improvements standards for new common interest subdivisions may be approved by the applicable hearing body (hearing officer, planning commission, or city councilCity Council) and are subject to the findings noted in subsection C of this section. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 67 of 105 2.1. Findings for Exceptions. a. There are circumstances of the site, such as size, shape or topography, distinct from land in the same zoning, or compliance would be completely infeasible because of the location or site design. b. The required property improvement standards would decrease the size or number of units within the project resulting in a significant loss of entitlement. (Note: a loss of one or more density units allowed by density standards or reductions in the floor area of units that still allow for a reasonable floor space may not be considered a significant loss of entitlement. For the purpose of these regulations, a reasonable floor area for a one-bedroom unit is considered to be approximately nine hundred square feet while a reasonable floor area for a two-bedroom unit is considered to be one thousand two hundred square feet.) c. The exception will not constitute a grant of special privilege; an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning. d. No feasible alternative to authorizing the exception would satisfy the intent of the city policies and regulations. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 68 of 105 Chapter 16.18. General Subdivision Design Standards Sections: 16.18.010 Purpose and applicability. 16.18.020 General design requirements. 16.18.030 Lot dimensions. 16.18.040 Location of lot lines. 16.18.045 Remainder parcels 16.18.050 Depth-width relationship. 16.18.060 Flag lots (deep lot subdivision). 16.18.070 Multiple frontages. 16.18.080 Street layout and alternative design standards. 16.18.090 Sample street layouts for alternative consideration. 16.18.090100 Access restrictions. 16.18.10010 Alleys. 16.18.11020 Street names. 16.18.12030 Hillside subdivisions. 16.18.13040 Location of development. 16.18.14050 Agricultural buffers. 16.18.14555 Natural resource preservation—Creeks, wetlands and native habitats. 16.18.15060 Energy conservation. 16.18.16070 Easements for solar access. 16.18.010 Purpose and applicability. This Cchapter establishes standards for the design and layout of divisions of land. These standards apply to subdivisions and conditional certificates of compliance in addition to all other applicable requirements of the mMunicipal Ccode. The purpose of the standards is to ensure, through careful site evaluation and design, the creation of new parcels that are compatible with existing neighborhoods, the natural environment, health and safety of city residents, and are consistent with the policies of the Ggeneral Pplan and the Ccommunity Ddesign Gguidelines. Standards for the physical design of streets and associated public improvements can be found in the city engineering standards, a document maintained by the Ccity Ppublic wWorks Ddepartment. Subdivision design principles can be found in Chapter 5.2 of the Ccity’s Ccommunity Ddesign gGuidelines. (Ord. 1490 § 3 (part), 2006) 16.18.020 General design requirements. The design of lots shall be based on intended use, topography, natural resources and access requirements. Lots which are impractical for intended uses due to terrain, location of natural features, inadequate access, frontage, or developable area, or other physical limitations will not be approved. A. Grading. Natural contours shall be preserved in new subdivisions to the greatest extent possible. Pad development prior to design approval of structures shall be prohibited unless directly associated with public improvements and required drainage. Retaining walls greater than three feet in height, 2:1 slopes or other significant landform alterations are strongly discouraged. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 69 of 105 B. Access and Neighborhood Connections. Consistent with General Plan Land Use Element Policies 2.1.4, 2.1.5 and 2.2.6, new subdivisions shall be integrated with existing subdivisions. All subdivisions shall have a street and sidewalk pattern that promotes neighborhood and community cohesiveness. There should be continuous sidewalks or paths of adequate width, connecting neighborhoods with each other and with public and commercial services to provide continuous pedestrian paths throughout the city. Where applicable, it may be necessary to provide safe routes to school at locations other than major roadways. Where new subdivisions that are adjacent to open space, public schools, adjacent street systems or other public spaces, adequate pedestrian (or pedestrian and vehicular) access shall be provided from the new subdivision to the public spaces. In some cases, it may be necessary to gain easements through existing private property and such costs shall be the responsibility of the subdivider. (Ord. 1490 § 3 (part), 2006) 16.18.030 Lot dimensions. Except as otherwise approved as part of a specific plan, planned development zoning, or pursuant to subdivision types described in Chapter 16.17 including common interest /airspace subdivision, urban lot splits, or flexible lot design subdivision, each lot shall have the minimum area and dimensions indicated in Table 3 for the zone in which it is located. Table 23. Minimum Lot Area and Dimensions Zone Min. Lot Area (sq. ft.) Min. Width (feet) Min. Depth (feet) Min. Street Frontage (feet) C/OS 5 acres or more as required by zone 200 200 20 R-1 6,000 50 90 20 R-2 5,000 50 80 20 R-3 5,000 50 80 20 R-4 5,000 50 80 20 O 5,000 50 80 20 PF 6,000 60 90 40 C-N 6,000 60 90 40 C-R 9,000 60 100 40 CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 70 of 105 Zone Min. Lot Area (sq. ft.) Min. Width (feet) Min. Depth (feet) Min. Street Frontage (feet) C-T 9,000 60 100 40 C-C 6,000 60 90 40 C-D 3,000 25 50 15 C-S 9,000 60 100 40 M 9,000 60 100 40 BP 9,000 60 100 40 Exceptions/Additional standards: 1. Lots within common interest/airspace subdivisions or flexible lot design projects, as defined in Chapter 16.17, may have any size or shape, except in the R-1 zone where subdivisions must meet the lot size and shape standards described in the table above. In the R-1 zone, variable lot sizes may be allowed through planned development zoning, consistent with Chapters 17.50 and 17.62 or as provided in section 16.17.030.B. consistent with standards for flexible lot design projects forin the R-1 zone.. 2. In residential subdivisions, corner lots shall have a minimum area fifteen percent greater than otherwise required, and shall be ten feet wider than otherwise required. 3. See specific requirements for flag lots in Section 16.18.060. 4. Minimum lot area calculations shall not include the area between creek banks as described in the open space element and zoning regulations. 5. Residential lots sloped sixteen percent or greater must be increased in size to meet minimum density requirements to allow at least one density unit per lot in accordance with zoning regulations, Section 17.70.040.2 17.16.010. including average cross slope categories of Table 3-1 of the Zoning Regulations. 5.6. In order to qualify for a density bonus or other benefits afforded under state Density Bonus Law, the subdivision shall provide for a minimum of five conforming lots presidential units prior to the application of any density bonus incentives as calculated in note 5 above regardless of the number of accessory/junior accessory dwelling units proposed. (Ord. 1490 § 3 (part), 2006) 16.18.045 Remainder parcels. A remainder parcel is that portion of an existing parcel that is not divided for the purpose of sale, lease, or financing. If a subdivider elects to designate a remainder, that remainder must be shown on the tentative CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 71 of 105 map; however, the designated remainder shall not be counted as a parcel for the purpose of determining whether a parcel or final map is required. A designated remainder is not considered a legal lot under the provisions of these regulations until a certificate of compliance or conditional certificate of compliance has been recorded. (Also see Section 16.20.020 regarding remainder parcels and required fees and improvements.) (Ord. 1490 § 3 (part), 2006) 16.18.040 Location of lot lines. Notwithstanding subdivision layouts approved under provisions of Chapter 16.17, or as allowed by Planned Development (PD) rezoning, or by approved exceptions consistent with this title or Title 17 (Zoning Regulations), the location of lot lines shall conform to the following standards: A. Side lotInterior lot lines should generallyshall be perpendicular to the street on straight streets, or radial to the street on curved streets, unless another angle would provide better building orientation for solar exposure or more lot area to the south of the likely building site. B. New lot lines must be straight lines that are consistent with the prevailing pattern of the neighborhood, unless there is a conflict with existing improvements or the natural environment in which case the line may not be straight but shall follow the appropriate course. a. No portion of a subdivision shall result in a lot width or depth of less than 20 feet for any portion of the subdivision. b. A lot line shall not bisect or be located within four feet of any existing or proposed structure. c. The placement of lot lines shall not result in an accessory building or accessory use on a lot without a main building or primary use on the same lot, as defined in the Section 17.70.010 (Accessory Structures). C. Lot lines shall be located within appropriate physical locations, such as the top of creek banks, at appropriate topographical changes (top or bottom of slopes, etc.) or at locations which clearly separate existing and proposed land uses. A.D. Lot lines shall not be configured to maximize development capacity at the cost ofthat results in illogical lot patternsundevelopable area (aside from accommodating site access). B.E. Lot lines shall be Ccontiguous with existing zoning boundaries. C. On corner lots, the lot lines adjacent to streets shall be rounded in accordance with the radius approved at the street intersection to the satisfaction of the city engineer. F. Lot lines shall not render an existing structure as nonconforming in any respect (e.g., setbacks, floor area ratio, parking), nor increase the nonconformity of an existing nonconforming structure. D.G. No lot shall be divided by a taxing district boundary. City, county, school, other district, or other taxing agency boundary lines may not divide a lot. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 72 of 105 16.18.050 Depth-width relationship. Lots with a ratio of depth-to-width greater than three shall not be permitted unless there is adequate assurance that a deep lot subdivision (a flag lot subdivision) will not occur or except as otherwise provided in this titlethat deep lot subdivision and subsequent development will be accomplished without detriment to adjacent properties. (Ord. 1490 § 3 (part), 2006) 16.18.060 Flag lots (dDeep lLot Ssubdivision). A. Purpose. Deep Lot Subdivisions (also referred to as flag lot subdivisions) Notwithstanding sections----- Flag lots may be approved for subdividing deep lots where development would not be feasible with the installation of a standard street, either alone or in conjunction with neighboring properties, or where justified by topographical conditions. B. Application and Review. An applicant for deep lot subdivision shall submit a tentative map application on a form prepared by the city, along with all information and materials prescribed by such form (see Chapter 16.10). a. Where surrounding residential development exists on adjacent parcels, new parcels served by deep lot subdivisions shall be declared as “sensitive sites” by the Community Development Department. A sensitive site shall require Minor Development Review, as described in Zoning Regulations Section 17.106.030.B, to review the proposed development design for consistency with the Community Design Guidelines and for potential impacts to adjacent properties from and protect adjacent properties from overlook, encroachment of solar access, and adequate noise protection and privacy. A.C. Deep Lot Subdivisions. Such sSubdivisions subject to this Section shall conform to the following: 1. The accessway serving the flag resulting lot(s) shall not be included in the determination of required lot area for the purposes of minimum lot area requirements, or average cross slope calculations (except as described in subsection D of this Section)for any lot. 2. The original lot shall have frontage on a dedicated street of at least the minimum dimensions required by these regulations (Table 3, Section 16.18.030) for the zone in which it is located, separate from the accessway required to rear lots. The lot farthest from the street shall own the accessway in fee. Other lots using the accessway shall have an access easement over it. 3. The accessway (access lot, not driveway width) to the rear lots(s) shall be at least twenty (20) feet wide for residential and conservation/open space zones, and forty (40) feet wide for commercial zones (except the C-D zone, which is fifteen feet). Driveway width and paving shall be determined by the cCity Pparking and Ddriveway Sstandards and is subject to approval of the cCommunity Ddevelopment Ddepartment Ddirector based on use, distance, number of parking spaces and/or units served. 4. Accessway driveways greater than three hundred feet in length and driveways for most commercial subdivisions may be required to provide two-way vehicle access and fire truck access and shall provide appropriate turnaround areas for standard vehicles to exit the driveway in a forward motion without performing more than two turning maneuvers. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 73 of 105 A. Each lot shall have yards as required by the zoning regulations. A landscape area with sufficient width to plant screening shrubs and trees (minimum of eight feet) shall be reserved between the access driveway (and any required turnaround areas) and existing or proposed residential structures. B. For each residence served by a flag lot driveway, one additional off-street parking space shall be provided. The parking space may not be within the street yard or in tandem to other required parking spaces. C. Where surrounding residential development exists on adjacent parcels, new parcels served by flag lots may be declared as “sensitive sites” by the community development department. A sensitive site shall require architectural review to review the proposed development design and protect adjacent properties from overlook, encroachment of solar access, and adequate noise protection and privacy. D.C. The lot farthest from the street shall own the accessway in fee. Other lots using the accessway shall have an access easement over it. (Ord. 1490 § 3 (part), 2006) 16.18.070 Multiple frontages. Single-family rResidential lots in the R-1 zone with frontage on more than one street, other than an alley, are discouraged, except for corner lots or where topography makes a single frontage impractical. The city may require the release of access rights on one frontage which shall be noted on the subdivision map. (Ord. 1490 § 3 (part), 2006) 16.18.080 Street Llayout and alternative Ddesign Sstandards. Street construction specifications, dimensions, and designalternative standards can be found in the city’s engineering standards. The city encourages the use of context-sensitive alternative designs where appropriate standards in order to reduce construction costs, provide flexibility and minimize right-of-way widths, pavement widths, turnaround dimensions and intersection curb radii. It is also the intent of this code section to maintain safety standards, provide for more pedestrian-friendly street environments, afford appropriate access for bicyclists, and facilitate implementation of the general plan. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 74 of 105 The circulation and street pattern of the proposed subdivision shall conform to the Ccirculation Eelement of the Ggeneral Pplan, and shall: A. Logically relate to the existing streets in the area adjoining the proposed subdivision; and B. Enable access to future land division and use of adjoining undivided property; and C. Accommodate pedestrians and bicyclists, consistent with the city’s pedestrian plan and the bicycle transportation plan;Active Transportation Plan; and D. Accommodate public transit facilities; and E. Be designed to meet city engineering standards to the satisfaction of the public works director, with regard to street cross-sections, length, corner radii, intersection offset, turning space, slope, sight triangles, lighting, signalization, etc. F. In order to implement general plan policy, streets should be designed with the following considerations: 1. Streets shall be no wider than the minimum width needed to accommodate the typical and usual vehicular mix that the street will serve (including necessary fire access). 2. Residential streets may be built at a variety of widths, depending on their function and hierarchy in the street system. 3. The street design shall facilitate the use of alternative transportation modes: riding transit, biking, or walking. Streets should be designed with all users in mind, including bicyclists and pedestrians (nonmotorized travel). CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 75 of 105 delete 4. If streets are more than two lanes, they should be divided by planted medians to appear more like two one-way streets and to manage left-turn access per City Engineering Standards.. 5. Where cul-de-sacs and other dead-end streets hinder connectivity they should be avoided. Short loops and cul-de-sacs are acceptable as long as higher-order streets (arterials, collectors) offer many interconnections and direct routing. Where cul-de-sacs or dead-end streets are proposed, connectivity to nearby streets should be provided for bicycles and pedestrians where feasible. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 76 of 105 6. All streets, except for alleys and roads in rural areas or adjacent to natural settings such as parks, should have vertical curbs. A vertical curb clearly distinguishes the space allocated for the automobile from the space provided for pedestrians and people in wheelchairs. (Ord. 1490 § 3 (part), 2006) 16.18.090 Sample street layouts for alternative consideration. The following graphics are intended to serve as alternative scenarios for street layouts. These standards do not represent adopted street standards and the city engineering standards describe specific dimension requirements; however, the following alternatives are encouraged and may be utilized upon approval by the public works director on a case-by-case basis: CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 77 of 105 (Ord. 1490 § 3 (part), 2006) 16.18.090100 Access restrictions. Dedication of access rights may be required by the city to control access from adjoining property to public streets. Access restrictions shall be clearly shown on the final map. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 78 of 105 16.18.10010 Alleys. The city may require dedication and improvement of alleys to serve as rear access to parcels in industrial, commercial, and residential subdivisions. (Ord. 1490 § 3 (part), 2006) 16.18.11020 Street names. Streets which are continuations of the existing streets shall have the same names. Streets which are not continuations, or which have significantly changed alignments shall have names that do not duplicate or closely resemble any other street names. (Ord. 1490 § 3 (part), 2006) 16.18.12030 Hillside subdivisions. A. Applicability. Hillside subdivision standards apply where any portion of the proposed subdivision boundaries is within all or a portion of Hillside Planning areas identified in the General Plan Land Use Element, or where any existing or proposed lots exceed 16 percent slope as calculated in Zoning Regulations Section 17.70.090 – Hillside Development Standards. Where prohibited. (a) No parcel(s) shall be created with an average slope of 30 percent or more. B. No parcel(s) shall be created without at least one building site of at least 5,000 square feet with a natural slope of 10 percent or less C. Review. Moderate Level review pursuant to Zoning Code section 17.106.030.C.is required in order to determine the proposed subdivision satisfies all required standards, guidelines, and policies applicable to Hillside Subdivisions. D. Findings required. In addition to the below subdivision design requirements, the approving body shall, prior to approval, make findings that the project is consistent with Hillside Development Standards of the Zoning Regulations (17.70.090), Hillside Development Guidelines of the Community Design Guidelines (CDG 7.2 Hillside Development), policies of the Land Use Element (LUE 6.4, Hillside Policies) and view protection policies of the Open Space Element (COSE Chapter 9) of the General Plan. E. Slope-Density Reduction. In sloping terrain, the overall residential density of a subdivision shall be reduced with increasing slope as provided in the zoning regulations, Section 17.70.04017.16.010. This shall be done by increasing the size of the lots or by designating a sufficient area for permanent open space. On lots sloped sixteen percent or greater, the lot size shall provide the density for at least one unit value according to the zoning regulations, Section 17.16.010, Table 1. As an option, an area equal to the area required to meet the density requirements may be dedicated as open space in order to reduce the minimum lot size. The open space area shall be either dedicated to the city or protected by a perpetual open space agreement at the option of the city. F. Hillside Lot Configuration. Increasing lot sizes is the preferred approach in areas of uniform topography. In areas of variable topography the preferred approach is to have substantially larger lots CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 79 of 105 or open space use for the steepest areas, drainage swales, rock outcrops, or shallow soils. Approval of the scheme of lot sizes and open areas shall be at the sole discretion of the city. Open space areas to be maintained for density reduction shall not be counted towards fulfillment of parkland requirements, nor shall the city or subdivider be obligated to provide or maintain any recreational facilities in such areas. G. Hillside Grading. Subdivisions shall be designed to keep grading and terracing of hillsides to an absolute minimum, consistent with hillside protection policies in the land use and open space elements of the general plan. H. Grading Design. The design and approach to grading on hillside areas shall be consistent with the open space element of the general plan and utilize the following techniques: 1. Keep a low profile and conform to the natural slopes; 2. Minimize grading on individual lots; generally, locate houses close to the street; minimize the grading of visible driveways; 3. Include planting which is compatible with native hillside vegetation and which provides a visual transition from developed to open areas; 4. The grading plan shall ensure that development near or on portions of a hill or mountain do not cause, or make worse, natural hazards (such as erosion, sedimentation, fire, or water quality concerns); 5. Plans shall include erosion and sediment control practices including temporary vegetation sufficient to stabilize disturbed areas; 6. The grading plan shall maintain the character and visual quality of the adjacent hill or mountain resource; 7. Land alterations should be minimized by: keeping cuts and fills to a minimum; limiting grading to the smallest practical area of land; limiting land exposure to the shortest practical amount of time; replanting graded areas to ensure establishment of plant cover before the next rainy season; and creating grading contours that blend with the natural contours on-site or look like contours that would naturally occur. (Ord. 1490 § 3 (part), 2006) 16.18.13040 Location of development. Subdivisions shall be designed so that development: A. Is prohibited within areas with natural and cultural resources and provides buffers for these areas as identified in the open space element of the general plan. B. Is appropriately planned around hazardous areas with a high potential for flooding, seismic risks, land instability, air traffic, excessive exposure to electromagnetic fields, and fire. C. Is prohibited within areas beyond the urban reserve or development limit line. (Ord. 1490 § 3 (part), 2006) 16.18.14050 Agricultural buffers. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 80 of 105 (Ord. 1490 § 3 (part), 2006) 16.18.14555 Natural resource preservation—Creeks, wetlands and native habitats. Consistent with general plan policy within the city’s land use and open space elements, new public or private developments adjacent to the lake, creeks, and wetlands must respect the natural environment and incorporate the natural features as project amenities. The following guidelines shall be incorporated into all residential and commercial subdivisions: A. Creeks and their corridors are to be preserved as open space, and creek corridors are to be maintained in essentially a natural state to protect the community’s water quality, wildlife diversity, and aesthetic value. B. Developments along creeks should include public access across the development site to the creek and along the creek; provided, that wildlife habitat, public safety, and reasonable privacy and security of the development can be maintained. C. Sensitive habitat, creek corridors and creek setback areas should be protected by preserving such resource areas and associated habitat buffers through easements. Subdivision parcel lines or easements shall be located to optimize resource protection. If the resource area is within a proposed open space parcel or easement, allowed uses and maintenance responsibilities within that parcel or easement should be clearly defined prior to map approval. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 81 of 105 (Ord. 1490 § 3 (part), 2006) 16.18.15060 Energy conservation. All subdivisions shall provide opportunities for passive or natural heating and cooling opportunities to each of the proposed lots, where determined by the reviewing body to be feasible, except for condominium conversion of existing structures where no new structures are added. Such opportunities may include, but are not limited to: A. Siting of structures or building envelopes to take optimum advantage of passive cooling and heating opportunities. B. Adjusting building setback lines to promote the optimum spacing of structures to create adequate solar access. C. Orienting the longest dimension of each lot within thirty degrees of south, unless the subdivider demonstrates that for certain lots: 1. The lots are large enough to allow proper building orientation and maximum feasible control of solar exposure by the lot owner, regardless of lot orientation. Properly oriented building envelopes shall be established for lots smaller than one acre; 2. Buildings will be constructed as part of the subdivision project (as in condominium or planned development) and the buildings themselves will be properly oriented with adequate solar exposure; 3. Topography makes variations from the prescribed orientation desirable to reduce grading or tree removal or to take advantage of a setting which favors early morning or late afternoon exposure, or where topographical conditions make solar energy infeasible; 4. The size of the subdivision in relation to surrounding streets and lots precludes desirable lot orientation. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 82 of 105 16.18.16070 Easements for solar access. A. In order to provide for the maximum feasible use of solar energy within subdivisions, the city may require establishment of easements for some or all of the lots to protect access to sunlight. Such easements shall be established on each parcel for the benefit of neighboring parcels within the subdivision. Such easements will not be required when: 1. A plan for building construction and landscaping is approved in conjunction with the subdivision approval, and the plan will provide an acceptable level of solar exposure, as provided in the energy element of the general plan; or 2. The size and shape of the parcels together with the yard and height restrictions of the zoning regulations will allow subsequent development of each parcel in a way which will not eliminate acceptable solar exposure for neighboring parcels within the subdivision; or 3. The subdivision is a condominium conversion. B. Where required, solar access easements shall protect solar exposure during the period from ten a.m. to two p.m. Pacific Standard Time on the winter solstice, unless topographical conditions or other overriding design considerations make protection of some other, equivalent time interval more desirable. They shall be recorded concurrent with recordation of the subdivision map. 1. The burdens and benefits of the solar easement shall be transferable and run with the land to subsequent grantees of the original grantor(s) and grantee(s). 2. The description of the easement shall include: a. A plan and orthographic view of the easement area in relation to lot lines, together with notations on the maximum height of structures or vegetation which may occupy the easement area; b. A written description specifying the easement as a plane limiting the height of structures or vegetation, such plane beginning at a line clearly defined in relation to ground elevation and lot line location, and extending upward at a specific angle (altitude) in a specific direction (azimuth); c. The restrictions placed on vegetation, structures or other objects which would impair or obstruct passage of sunlight through the easement; and d. Any terms or conditions under which the easement may be revised or terminated. 3. The establishment of solar easements is not intended to result in reducing allowable densities or the percentage of a lot which may be occupied by structures under zoning in force at the time the easement is established. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 83 of 105 Chapter 16.20. Physical Improvement Standards and Procedures Sections: 16.20.010 General requirements. 16.20.020 Required improvements. 16.20.030 Preparation and form of improvement plans. 16.20.040 Grading plan. 16.20.050 Plan check fees. 16.20.060 Commencement of improvements. 16.20.070 Inspection of improvement work. 16.20.080 Coordination of improvement work. 16.20.090 Improvements waived. 16.20.100 Oversizing improvements. 16.20.110 Reimbursement. 16.20.120 Improvement agreement. 16.20.130 Form, filing, and terms of improvement agreement. 16.20.140 Minimum agreement provisions. 16.20.150 Additional agreement provisions. 16.20.160 Improvement security required. 16.20.170 Form, filing, and term of improvement security. 16.20.180 Labor and materials. 16.20.190 Liability for alterations or changes. 16.20.200 Release of improvement security—Assessment district proceedings. 16.20.210 Release of improvement security—Completion of work. 16.20.220 Withholding building permits. 16.20.230 Acceptance of improvements. 16.20.240 Deferral of improvements for parcel maps. 16.20.010 General requirements. All improvements shall conform to these regulations and the subdivision standards. Improvement plans shall be completed by the subdivider prior to the acceptance of the final map for filing. Improvement work, including grading, shall not be commenced until plans for all such work have been approved by the city community development department in conjunction with the public works department. All improvements shall be constructed under the inspection of and to the satisfaction of the city. Improvements not completed shall be guaranteed or bonded for, prior to filing the final subdivision map. For remainder parcels, the timing of the payment of fees associated with any deferred improvements is to be treated in the same way as the current law on improvements. However, the deferral of fees does not apply if the designated remainder or omitted parcel is included within the boundaries of a benefit assessment district or community facilities district. (Ord. 1490 § 3 (part), 2006) 16.20.020 Required improvements. Improvements to be installed by the subdivider, in accordance with the subdivision standards codified in this title, are listed in the city’s engineering standards within the city’s uniform design criteria. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 84 of 105 Required improvements may include, but are not limited to: A. Full-width street improvements by grading, base preparation and paving including curbs, gutters, sidewalks, bike or pedestrian paths and associated landscaping (street trees, parkways and medians). The city may require such improvements on both sides of the street. B. TransitBus stops and benches. C. Storm drainage, erosion and flood-control facilities. D. Street name signs and other traffic control signs. E. A water system for domestic service and fire protection shall be provided to each lot of the proposed subdivision. The water system shall include all facilities necessary for the conveyance of water from the nearest point of adequate supply to a meter vault at the front of each lot. For condominium projects, a separate meter shall be provided to each condominium unit, unless an alternative system is approved by the utilities director in conjunction with the community development director, and shall be subject to the following requirements: 1. Each building shall have a separate city water meter. 2. The condominium owners’ association shall be the responsible entity for receiving and paying the city water and sewer bill. The condominium owners shall be jointly and severally responsible for the payment of the city water and sewer bill. 3. Each condominium unit shall have a separate submeter, which will be the property and responsibility of the condominium owners’ association. The condominium owners’ association agreement shall include provisions for the reading of the submeters and the proper division of the city water and sewer bill among the condominium owners. EXCEPTION: Nonresidential air-space condominiums that have no potential for water use or water using fixtures within the air-space will not be required to have a submeter. F. A sanitary sewer system shall be provided, including sewer laterals extended to each lot. Condominium units may be allowed to share a common sewer lateral; provided, that it meets city standards and plumbing code requirements. Sewer laterals need not be provided to lots which will be solely in perpetual open space use. All public sewer mains shall be located within a dedicated city street or within a recorded easement of adequate width, as determined by the utilities engineer, and in consideration of the sewer size and depth. G. Recycled water mains and services may be required, when it is determined that the amount of water needed for irrigation and the project’s proximity to the recycled water distribution system justifies its use. The utilities director has the authority to require the use of recycled water for irrigation and other uses within a development. A project may be required to include recycled water main extensions along and/or through the development when such main line extensions are consistent with the adopted recycled water master plan. H. Electric power, gas, cable television and telephone services for each lot or condominium unit. I. Fire hydrants. J. Streetlights. (Ord. 1501 § 2, 2007) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 85 of 105 16.20.030 Preparation and form of improvement plans. A. Improvement plans shall be prepared by a registered civil engineer and shall show full details of all improvements required to be installed by the provisions of these regulations, and of all other improvements proposed to be installed by the subdivider within any street, alley, pedestrian way, easement or other public area or right-of-way. Full details shall include cross-sections, profiles, estimated costs and specifications. Preliminary plans may be submitted prior to the final plans to allow time for checking and correction. B. The form, layout, scale and other particulars of the plans, and the number of copies to be provided, shall be in accordance with the requirements of the city public works department. Defined requirements can be found within the city engineering standards, uniform design criteria. (Ord. 1490 § 3 (part), 2006) 16.20.040 Grading plan. A grading plan and specifications prepared substantially in accordance with the preliminary grading plan approved as part of the approved or conditionally approved tentative map shall be submitted as part of the improvement plans. A permit must be obtained in accordance with the provisions of the grading regulations, as set forth in Chapter 70 in the Appendix of the Uniform Building Code as adopted by the city. (Ord. 1490 § 3 (part), 2006) 16.20.050 Plan check fees. At the time of the submission of the final improvement plans, the subdivider shall pay a fee for plan checking, in an amount established by resolution of the councilCity Council. (Ord. 1490 § 3 (part), 2006) 16.20.060 Commencement of improvements. Prior to the commencement of construction or installation of any improvements within any street, alley, path, easement or other public area or right-of-way, improvement plans shall have been approved by the public works director or designee. (Ord. 1490 § 3 (part), 2006) 16.20.070 Inspection of improvement work. All improvements shall be constructed under the inspection of the city public works department and the subdivider shall cause all such improvement work to be inspected at all times as the city public works department may establish. The subdivider shall pay an inspection fee in an amount equal to that established by councilCity Council resolution. (Ord. 1490 § 3 (part), 2006) 16.20.080 Coordination of improvement work. All work and improvements contemplated by and performed under the provisions of these regulations shall be accomplished so as to coordinate and minimize interference with other private or public development and to minimize its threat to public safety. (Ord. 1490 CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 86 of 105 16.20.090 Improvements waived. The councilCity Council may waive all or a portion of the improvements which would otherwise be required if the subdivision map is for the purpose of consolidating existing lots and unsubdivided parcels, eliminating abandoned streets or alleys, or adjusting boundaries, when there is not public need for such improvements. (Ord. 1490 § 3 (part), 2006) 16.20.100 Oversizing improvements. As a condition of approval of a tentative map, it may be required that improvements installed by the subdivider for the benefit of the subdivision be of a supplemental size, capacity, or number for the benefit of property not within the subdivision, and that the improvement be dedicated to the public. If such condition is imposed, provision for reimbursement to the subdivider, in the manner provided by the Subdivision Map Act, shall be contained in the subdivision improvement agreement entered into pursuant to these regulations prior to any work being undertaken. (Ord. 1490 § 3 (part), 2006) 16.20.110 Reimbursement. A. Eligibility. Whenever improvements are required to be installed adjacent to property other than that being developed or in greater size or capacity than that required for the development of the property under consideration, the developer of the improvements may be eligible for reimbursement if the following conditions are satisfied: 1. The city and developer agree that the improvements significantly benefit and serve property that is not within the subdivision or site development area; 2. The city and developer enter into a reimbursement agreement in a form approved by the city attorney; and 3. The developer submits evidence of the actual costs of the improvements described in the reimbursement agreement. a. Evidence shall be provided in the form of receipted bills, canceled checks, or contracts. b. Evidence shall be submitted within sixty days of the city’s acceptance of the improvements. Failure to timely submit evidence shall void the reimbursement agreement. B. Conditions of Reimbursement Payments. Whenever property develops where: 1. Improvements have been installed by the developer of an adjoining or nearby property; 2. The improvements directly benefit the property currently being developed; 3. An agreement for reimbursement has been entered into by the city and developer who installed these improvements; CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 87 of 105 4. Not more than fifteen years have elapsed since the execution of the reimbursement agreement; and 5. The original developer has submitted satisfactory documentation. The city will attempt to collect from the benefiting party, prior to the issuance of the development permits, a prorated share of the documented cost of improvements described in the reimbursement agreement. Reimbursement will be in accordance with Section 66485 et seq. of the Subdivision Map Act as amended from time to time. C. Payment of Reimbursement. 1. When prorated shares of the cost of improvements are collected from the developers of new projects, the money collected shall be paid in accordance with the terms of the agreement. The city shall not be required to reimburse more money than it actually collects. 2. Reimbursements shall be made only when the city collects money from the developers of new projects, notwithstanding any provision of any law, this code or the reimbursement agreement. Failure or error by the city resulting in funds not being collected will not subject the city to any liability, obligation or debt owed the original developer. (Ord. 1490 § 3 (part), 2006) 16.20.120 Improvement agreement required. If the required improvements are not satisfactorily completed before a final map is filed, the subdivider shall enter into an agreement with the city to make all improvements as may be required upon approval of such map. (Ord. 1490 § 3 (part), 2006) 16.20.130 Form, filing, and terms of improvement agreement. A. The improvement agreement shall be in writing, shall be approved as to form by the city attorney, and shall be secured and conditioned as provided in this chapter. The agreement shall be recorded simultaneously with the final map. B. The improvement agreement shall be complete, subject to councilCity Council approval, and on file with the city public works department before the final map is filed for recording. The term of each improvement agreement filed pursuant to the provisions of this section shall begin on the date of final map recording and end upon the date of completion of fulfillment of all terms and conditions contained therein to the satisfaction of the councilCity Council. (Ord. 1490 § 3 (part), 2006) 16.20.140 Minimum improvement agreement provisions. The improvement agreement shall include the following provisions as minimum terms and conditions: A. Mutually agreeable terms to complete all required improvements at the subdivider’s expense; B. A provision that the subdivider shall comply with all requirements of these regulations, of this code, and of other applicable laws, and with all terms and conditions of required improvement permits; C. A statement indicating a period of time within which the subdivider shall complete all improvement work; D. A provision that, if the subdivider fails to complete the work within the specified period of time or any extended period of time that may have lawfully been granted to the subdivider, the city may, at CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 88 of 105 its option, complete the required improvement work and the subdivider and his surety shall be firmly bound, under a continuing obligation, for payment of the full cost and expense incurred or expended by the city in completing such work; E. Provision for the repair and replacement of defective material and workmanship of the improvements by the subdivider for a period of twelve months after the improvements have been accepted by the councilCity Council; and F. A provision guaranteeing payment to the city for all engineering and inspection costs and costs not previously paid and all other incidental costs incurred by the city in enforcing the agreement. (Ord. 1490 § 3 (part), 2006) 16.20.150 Additional improvement agreement provisions. The improvement agreement may also include the following provisions and such other additional terms and conditions as may be required upon approval of the tentative map, or as are determined necessary by the councilCity Council to carry out the intent and purposes of these regulations: A. Provision for the repair, at the subdivider’s expense, of any damage to public streets or property which may reasonably be expected to result from operations necessary for subdivision improvements required by these regulations, including the importing or exporting of earth for grading purposes; B. Mutually agreeable terms to acquire public easements which are outside the boundaries of the subdivision, at the subdivider’s expense; C. Mutually agreeable terms to improve, at some undetermined future date, easements offered and reserved for future public use at the subdivider’s expense; and providing, that such improvements shall be secured by separate security in the manner prescribed in Section 16.20.170 and further providing that the requirements of this provision shall not delay the release of any other improvement security provided pursuant to Section 16.20.210; D. Provision for reimbursement to be paid to the subdivider under the provisions of the Subdivision Map Act; and E. A provision that the subdivider shall provide to the city, prior to the filing of the final map, letters from each utility company indicating that such companies have agreed to install, and will so install, the public utilities necessary to serve the subdivision. (Ord. 1490 § 3 (part), 2006) 16.20.160 Improvement security required. The subdivider shall secure the foregoing improvement agreement in an amount determined by the city engineer to be one hundred percent of the total estimated cost of the improvements and any additional act to be performed by the subdivider under the agreement, plus ten percent contingency, and such additional amounts as the councilCity Council may determine necessary to cover the costs, reasonable expenses and fees including reasonable attorneys’ fees which may be incurred by the city in successfully enforcing the agreement. The requirement of the improvement security shall not be waived under any circumstances. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 89 of 105 16.20.170 Form, filing, and term of improvement security. A. The improvement security shall be conditioned upon the faithful performance of the improvement agreement and shall be in one of the forms provided in the Subdivision Map Act. The form shall be the choice of the city in each improvement agreement. (Improvement security for public utility improvements may be in the form of a letter of assurance from the utility.) B. Improvement security shall be filed with the city public works department, together with the improvement agreement, before the city accepts the final map for filing. The form of the improvement security shall be subject to the approval of the city attorney. C. The term of the improvement security, filed pursuant to the provisions of this section to secure the faithful performance of the agreement, shall begin on the date of filing and end upon the date of completion or fulfillment of all terms and conditions of the improvement agreement to the satisfaction of the councilCity Council. (Ord. 1490 § 3 (part), 2006) 16.20.180 Labor and materials. When the improvement security provided pursuant to Section 16.20.170 is a surety bond, it shall be accompanied by a bond for the security of laborers and materials in an amount not less than fifty percent of the estimated cost of the improvements. When the improvement security is a cash deposit or instrument of credit, such security shall include an additional amount necessary for the protection of laborers and material men but in no event less than fifty percent of the estimated cost of the improvements. Security for one hundred percent of the estimated costs, including a factor for inflationary cost increases, may be required. (Ord. 1490 § 3 (part), 2006) 16.20.190 Liability for alterations or changes. The liability upon the security given for the faithful performance of the agreement shall include the performance of any changes or alterations in the work; provided, however, that all such changes or alterations do not exceed ten percent of the original estimated cost of the improvement. (Ord. 1490 § 3 (part), 2006) 16.20.200 Release of improvement security—Assessment district proceedings. If the required subdivision improvements are financed and installed pursuant to special assessment proceedings, upon the furnishing of the contractor of the faithful performance and payment bond required by the special assessment act being used, the improvement security of the subdivider may be reduced by the councilCity Council by an amount corresponding to the amount of such bonds furnished by the contractor. (Ord. 1490 § 3 (part), 2006) 16.20.210 Release of improvement security—Completion of work. A. Improvement security may be released upon the final completion and acceptance of the work; provided, however, such release shall not apply to the amount of security deemed necessary by the city public works department for the guarantee and warranty period, nor to costs and reasonable expense fees, including reasonable attorneys’ fees, incurred by the city in enforcing the improvement agreement. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 90 of 105 B. The councilCity Council shall accept and certify the satisfactory completion of improvement work prior to any release of improvement security covering such work. (Ord. 1490 § 3 (part), 2006) 16.20.220 Withholding building permits. No building permit or similar entitlement of use shall be issued for the development of any lot within a subdivision until all required improvements are substantially completed to the satisfaction of the community development director and certified by the City Council; provided, however, building permits and entitlements may be issued for the development of a lot designated as a model home site when the community development director determines: A. The construction of all required improvements has progressed to the extent that completion of and acceptance of the work seems assured to occur within a reasonable period of time; and B. The development of the model home sites will not conflict with work in progress on the construction of the requirement improvements. (Ord. 1490 § 3 (part), 2006) 16.20.230 Acceptance of improvements. After the final parcel map or final map has been recorded, all subdivision improvements properly installed in accordance with previously approved plans and specifications shall be accepted by the council City Council, and the subdivider and any other person having an interest in such completion shall be notified in writing by the city clerk of acceptance by the councilCouncil. At the time of acceptance, the city shall assume maintenance of the improvements except as otherwise provided in this chapter, and the city’s standard specifications. (Ord. 1490 § 3 (part), 2006) 16.20.240 Deferral of improvements for parcel maps. Improvements required for parcel maps need not be completed until a building permit or other entitlement for development of the parcel(s) is granted by the city, unless the community development director finds that completion of improvements is necessary to protect the public health and safety or is a necessary prerequisite to the orderly development of the surrounding area. If these findings are made, the city may require completion of the improvement requirements within a reasonable time following approval of the parcel map and prior to the issuance of permits for development. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 91 of 105 Chapter 16.22. Dedications Sections: 16.22.010 General requirements. 16.22.020 Offer to dedicate easements to remain open. 16.22.030 Waiver of direct street access. 16.22.040 Parkland dedication—Requirement. 16.22.050 Parkland dedication—General standards. 16.22.060 Parkland dedication—Exceptions and in-lieu fees. 16.22.070 Parkland dedication—Partial credit for school sites and private open space. 16.22.080 Parkland dedication—Fees in lieu of land dedication. 16.22.090 Parkland dedication—Procedures. 16.22.100 Parkland dedication—Specific plan provisions. 16.22.110 Title insurance for dedication. 16.22.010 General requirements. The subdivider, as a condition of approval of a tentative map, in conjunction with approval of a parcel or final map, shall grant whatever land or easements the city determines are necessary to fulfill the purposes of these regulations, in accordance with the Subdivision Map Act, the general plan, and adopted standards. Such dedication of parcels or easements and improvements may be required for the following uses: A. Streets and alleys, including future streets; B. Private streets (conditional dedication); C. Pedestrian and bicycle paths; D. Bus stops;Transit facilities E. Public utilities; F. Natural watercourses together with a riparian buffer zone, storm drains and flood-control channels, open space and agricultural resources; G. Public access, including access for maintenance or fire protection; H. Protection of scenic and environmentally sensitive lands; I. Street trees; J. Parks and recreation facilities; K. Protection of slope banks, areas subject to flooding, and other potentially hazardous areas; L. School sites as may be necessary in accordance with the Subdivision Map Act; M. Sites to be preserved for public use as provided in the Subdivision Map Act; N. Such other public purposes as the city may deem necessary, provided the amount of property required to be dedicated bears a reasonable relationship to the increased need for public facilities created by the subdivision; O. Cultural resources. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 92 of 105 16.22.020 Offer to dedicate easements to remain open. If, at the time the parcel or final map is approved, any of the easements set out in Section 66477.2 of the California Government Code are rejected, the offers of dedication shall be irrevocable and the councilCity Council may, by resolution at any later date and without further action by the subdivider, rescind its action and accept and open any of those easements for public use. The acceptance shall be recorded in the office of the county recorder. (Ord. 1490 § 3 (part), 2006) 16.22.030 Waiver of direct street access. The city may require that any dedication or offer of dedication of a street shall include a waiver of direct access rights to such street from any property shown on a final map or parcel map as abutting thereon, and that if the dedication is accepted, such waiver shall become effective in accordance with the provisions of the waiver of direct access. (Ord. 1490 § 3 (part), 2006) 16.22.040 Parkland dedication—Requirement. As a condition of approval for a residential subdivision, the subdivider shall dedicate land, pay a fee in lieu of dedication, or both, at the option of the city, for park purposes as prescribed in the standards set forth in Sections 16.22.050 through 16.22.100. (Ord. 1490 § 3 (part), 2006) 16.22.050 Parkland dedication—General standards. A. In order to implement the parks and recreation element of the general plan and provide a reasonable amount of space for outdoor public recreation use, each new subdivision shall dedicate land equivalent to five acres for each one thousand residents expected to reside within the subdivision, except as provided in Sections 16.22.060, 16.22.070 and 16.22.100. In some subdivisions additional parkland dedication may be required as a discretionary action if a nexus between the subdivision and the need for additional parkland is justified. In no case shall the requirement exceed ten acres per one thousand residents. B. The land to be dedicated shall be of sufficient size and suitable topography to meet the local park needs of the immediate and future residents of the subdivision. The expected population of the subdivision shall be determined by the city using the most recent census results for the type and size of dwellings proposed for the subdivision. (Ord. 1490 § 3 (part), 2006) 16.22.060 Parkland dedication—Exceptions and in-lieu fees. The requirement to dedicate land may be waived when the city determines that: A. The size of the subdivision, in terms of the number of proposed or potential dwellings, would result in the dedication of a land area less than the minimum area for neighborhood parks recommended in the general plan; or B. The local park needs of the area to be subdivided have been satisfied, according to the park size and location criteria of the general plan, and further additional land area would not benefit present and future users of previously established parks; or CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 93 of 105 C. The subdivision contains fifty or fewer parcels. Units within condominium or stock cooperative projects shall be considered parcels. In these cases, the subdivider shall pay in-lieu fees as provided in Section 16.22.080. (Ord. 1490 § 3 (part), 2006) 16.22.070 Parkland dedication—Partial credit for school sites and private open space. A. When the city determines that either a school site dedicated by the subdivider or a private recreation facility approved as part of the subdivision would provide permanent open space and facilities comparable to those customarily found in local parks, up to one-half the parkland dedication or in-lieu fees otherwise required may be waived. B. The remaining part of the requirement shall be satisfied by the land dedication, in-lieu fees, or both. C. The city shall determine the extent to which dedicated school sites or private open space fulfills the usual functions of public local parks. (Ord. 1490 § 3 (part), 2006) 16.22.080 Parkland dedication—Fees in lieu of land dedication. A. When the dedication of land is not required or when land dedication partially fulfills the required contribution of the subdivider to meeting additional local park demand resulting from the subdivision, in-lieu fees shall be paid. The amount of such in-lieu fee shall be the fair market value of the land which otherwise would be required to be dedicated according to Section 16.22.050. B. The fair market value shall be determined by a qualified, independent appraiser. It shall be based on the portion of the land proposed to be subdivided which is intended for development and shall reflect the market value at the time the tentative map is approved. C. Fees collected in lieu of land dedication shall be used for creating new parks or enlarging or improving local parks within the city. D. The requirement for in-lieu fees may be satisfied by the subdivider making improvements to a park, with the approval of the councilCity Council, when (1) the value of the improvements is equal to the required in-lieu fee, (2) the park is within a reasonable distance of the proposed subdivision and will serve the residents of the proposed subdivision, and (3) the improvements are consistent with the parks and recreation element of the general plan. Such improvements may, but need not be made within a park area dedicated by the subdivider. E. The councilCity Council may, by resolution, establish additional criteria for determination and procedures for collection and use of in-lieu fees, including a maximum fee per dwelling, to the extent such additional requirements do not conflict with these regulations or the Subdivision Map Act. (Ord. 1490 § 3 (part), 2006) 16.22.090 Parkland dedication—Procedures. A. At the time of approval of the tentative map, the councilCity Council shall determine the amount of land to be dedicated and/or fees to be paid by the subdivider. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 94 of 105 B. The land shall be dedicated and the fees shall be paid at the time the final subdivision map is filed with the city unless the body which approved the application approves a schedule for deferred dedication, payment of in-lieu fees, or improvement. C. Open space covenants for private park or recreation facilities shall be submitted to the city prior to approval of the final subdivision map and shall be recorded at the same time as the final map. Any agreement between the city and school district concerning joint use of school sites for local park purposes, in accordance with Section 16.22.070, shall be executed prior to approval of the final subdivision map. D. When the councilCity Council approves the final subdivision map, it shall specify when development of the local park will begin. (Ord. 1490 § 3 (part), 2006) 16.22.100 Parkland dedication—Specific plan provisions. Notwithstanding any other provisions of this section and Sections 16.22.040 through 16.22.090, the city may require dedication of an entire local park area in conjunction with approval of a single subdivision map when the subdivision and the parkland implement a specific plan with a definite phasing program relating increments of development and provision of public facilities, including parks. In such cases both the subdivision and parkland dedication shall be in accordance with the specific plan. (Ord. 1490 § 3 (part), 2006) 16.22.110 Title insurance for dedication. Before the final subdivision map is recorded, or if dedication and offers of dedication are supplemented by a separate instrument, before such instrument or instruments are recorded, a policy of title insurance shall be issued for the benefit and protection of the city. Any expense involved in complying with the provisions of this section shall be borne by the subdivider. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 95 of 105 Chapter 16.23. Requests for Exceptions, Appeals, and Application Resubmittal Sections: 16.23.005 Purpose of provisions. 16.23.010 Exception authority. 16.23.020 Required findings and conditions for exceptions. 16.23.030 Exceptions considered with tentative map. 16.23.040 Appeal procedures. 16.23.050 Resubmittal of similar applications. 16.23.005 Purpose of provisions. This chapter explains the provisions for requesting discretionary exceptions to the standards and requirements of the subdivision regulations, and for appealing decisions by the director, the city engineer, or the planning commissionPlanning Commission to the city councilCity Council. (Ord. 1490 § 3 (part), 2006) 16.23.010 Exception authority. The planning commissionPlanning Commission or city councilCity Council may authorize exceptions to the requirements or standards imposed by these regulations; provided, however, that no exceptions may be made to any requirements imposed by the Subdivision Map Act; and further provided, that nothing in this chapter shall be construed as altering or conflicting with the powers and duties of the city to approve variances or exceptions from the zoning regulations. (Ord. 1490 § 3 (part), 2006) 16.23.020 Required findings and conditions for exceptions. A. Before any exception is authorized, all of the following findings shall be made: 1. That the property to be divided is of such size or shape, or is affected by such topographic conditions, that it is impossible, impractical or undesirable, in the particular case, to conform to the strict application of the regulations codified in this title; and 2. That the cost to the subdivider of strict or literal compliance with the regulations is not the sole reason for granting the modification; and 3. That the modification will not be detrimental to the public health, safety and welfare, or be injurious to other properties in the vicinity; and 4. That granting the modification is in accord with the intent and purposes of these regulations, and is consistent with the general plan and with all applicable specific plans or other plans of the city. B. In granting any exception, the Planning cCommission or council shall impose such conditions as are necessary to protect the public health, safety and welfare, and assure compliance with the general plan, with all applicable specific plans, and with the intent and purposes of these regulations. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 96 of 105 16.23.030 Exceptions considered with tentative map. A. Exception requests shall be filed with the tentative map and shall be processed with the map and acted upon concurrently. Each application shall state fully the nature and extent of the exception requested, the specific reasons for, and the facts relied upon to reach those conclusions. B. The Planning cCommission or council shall consider any request for exceptions, and the recommendation on such request, at the same time as it considers the tentative map and shall grant, conditionally grant, or deny the request. (Ord. 1490 § 3 (part), 2006) 16.23.040 Appeal procedures. Any discretionary decision, determination, or requirement of the community development or public works director, or the planning commissionPlanning Commission, made pursuant to these regulations may be appealed to the city councilCity Council as provided in this Titlechapter. The decision of the councilCouncil shall be final. A. Who May Appeal. An appeal may be filed by the subdivider or any interested person(s) adversely affected by the action being appealed. B. Time and Place for Filing. An appeal shall be filed in writing within ten calendar days of the decision that is the subject of the appeal, except where the decision to deny an extension of time pursuant to Section 16.10.155, Time extension for parcel or final maps; such an appeal shall be filed within fifteen calendar days after the decision. If the last applicable calendar day falls on a Saturday, Sunday or holiday, the last day to appeal shall be on the next business day that City Hall is open. Appeals to the city councilCity Council shall be filed with the city clerk. C. Form of Appeal. Appeals shall describe the actions or decisions being appealed and explain the reason for the appeal. Appeal forms for discretionary decisions of the director are available in the community development department. Appeal forms for discretionary decisions of the planning commissionPlanning Commission are available in the city clerk’s office. Fees for filing appeals shall be in accordance with the city councilCity Council’s adopted fee schedule. D. Report and Hearing. When an appeal has been filed, staff in the responsible department will prepare a report on the matter and schedule the item for a public hearing before the applicable hearing body within thirty days of the date the appeal was filed. E. Action and Findings. After holding a public hearing, the hearing body shall declare its findings within seven days based on the testimony and documents presented at the hearing. The hearing body may sustain, modify, reject, or overrule any part of the decision being appealed based on findings that are consistent with these regulations and the Subdivision Map Act. (Ord. 1490 § 3 (part), 2006) 16.23.050 Resubmittal of similar applications. When any application made pursuant to these regulations has been denied, , no new application which is substantially the same shall be filed within one year of the date of the previous denial unless the city councilCity Council, for good cause, shall grants permission to do so. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 97 of 105 Chapter 16.24. Violations and Enforcement Sections: 16.24.010 Generally. 16.24.020 Illegal subdivisions—Notification of community development director required. 16.24.030 Illegal subdivisions—Permit issuance prohibited. 16.24.010 Generally. Except as otherwise provided in this title, the community development director is authorized and directed to enforce the regulations set out in this title and the Subdivision Map Act for subdivisions within the city. (Ord. 1490 § 3 (part), 2006) 16.24.020 Illegal subdivisions—Notification of community development director required. Any officer or employee of the city who has knowledge that real property has been divided in violation of the Subdivision Map Act or the regulations set out in this title shall immediately so notify the community development director. Upon receipt of the information, the community development director shall file the notices required by the Subdivision Map Act. (Ord. 1490 § 3 (part), 2006) 16.24.030 Illegal subdivisions—Permit issuance prohibited. No board, commission, officer or employee of the city shall issue any permit, or grant any approval necessary to develop any real property within the city which has been divided, or which resulted from a division, in violation of the provisions of the Subdivision Map Act (Section 66499.34) or of this title, if it finds that development of such real property is contrary to the public health or public safety. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 98 of 105 Chapter 16.26. Definitions Sections: 16.26.010 Generally. 16.26.020 Advisory agency. 16.26.030 Alley. 16.26.035 Airspace subdivision. 16.26.040 Applicant. 16.26.050 Association. 16.26.060 Average cross slope. 16.26.070 Common interest subdivision/condominium. 16.26.080 Condominium conversion. 16.26.090 Day. 16.26.100 Distance. 16.26.110 Environmental impact report. 16.26.120 Final map. 16.26.130 Flag lot. 16.26.136 Flexible Lot Design Subdivision 16.26.140 Flood hazard. 16.26.150 Future street. 16.26.160 General plan. 16.26.170 Geologic hazard. 16.26.180 Lot. 16.26.190 Lot line adjustment. 16.26.200 Lot width. 16.26.210 Lot depth. 16.26.220 Lot line, front. 16.26.230 Lot line, rear. 16.26.240 Lot line, side. 16.26.250 Merger. 16.26.260 Minor subdivision. 16.26.270 Nonresidential subdivision. 16.26.280 Path. 16.26.290 Parcel map. 16.26.300 Private road easement. 16.26.310 Remainder. 16.26.320 Reversion to acreage. 16.26.330 Right-of-way. 16.26.340 Roadway. 16.26.350 Slope. 16.26.360 Specific plan. 16.26.370 Stock cooperative. 16.26.380 Street. 16.26.390 Street tree. 16.26.400 Subdivider. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 99 of 105 16.26.410 Subdivision. 16.26.420 Subdivision Map Act. 16.26.430 Tentative map. 16.26.431 Tentative Parcel Map. 16.26.432 Tentative Tract Map. 16.26.440 Vesting tentative map. 16.26.010 Generally. For the purposes of the regulations codified in this title, and to supplement the definitions in the Subdivision Map Act, the following words and phrases shall be construed as defined in this chapter. (Ord. 1490 § 3 (part), 2006) 16.26.020 Advisory agency. “Advisory agency” means the community development director, city engineer, or planning commissionPlanning Commission, as the case may be, which recommends to the councilCity Council action on certain types of map applications. (Ord. 1490 § 3 (part), 2006) 16.26.030 Alley. “Alley” means a public or private way which provides vehicular access to the side or rear of properties whose principal frontage is on a street. (Ord. 1490 § 3 (part), 2006) 16.26.035. Airspace subdivision. An “airspace subdivision” for the purposes of these regulations is the three-dimensional subdivision of a commercial zoned property. Because there are no common areas, an airspace subdivision is not a condominium project for purposes of the Subdivision Map Act. Legal agreements recorded with the subdivision define how the lots and uses will function once individual components are sold. “Airspace lots” are defined as a division of the space above or below a lot, or partially above and below a lot, having finite width, length, and upper and lower elevations, occupied by a building or portion thereof. An airspace lot shall have access to appropriate public rights-of-way by means of one or more easements. Minimum lot sizes, lot dimensions, and lot area requirements shall not apply to airspace lots. Parking requirements, setback requirements, building density, floor area ratio, and associated property development standards shall apply and shall be determined as if all lots, buildings or structures in the airspace subdivision were merged into the same lot. (Ord. 1507 § 3(26), 2007) 16.26.040 Applicant. “Applicant” means the subdivider or his their authorized representative. (Ord. 1490 § 3 (part), 2006) 16.26.050 Association. “Association” means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development. (Ord. 1490 § 3 (part), 2006) 16.26.060 Average cross slope. “Average cross slope” means the ratio, expressed as a percentage, of the difference in elevation to the horizontal distance between two points on the perimeter of the area whose slope is being determined, with CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 100 of 105 the line along which the slope is being measured running essentially perpendicular to the contours between the points. (Ord. 1490 § 3 (part), 2006) 16.26.070 Common interest subdivision/condominium. “Common interest subdivision” includes subdivided lands which include a separate interest in real property combined with an interest in common with other owners. The following types of common interest subdivisions are recognized by the city of San Luis Obispo, consistent with the Davis Sterling Common Interest Development Act: A. “Condominium project” consists of an undivided interest in common in a portion of real property coupled with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, parcel map, or condominium plan in sufficient detail to locate all boundaries thereof. The area within these boundaries may be filled with air, earth, or water, or any combination thereof, and need not be physically attached to land except by easements for access and, if necessary, support. Generally, condominiums are recognized as airspace ownership. B. “Planned development” means a development (other than a community apartment project, a condominium project, or a stock cooperative) with individual lots having land ownership with either or both of the following features: C. The common area is owned either by the association or in common by the owners of the separate interests who possess appurtenant rights to the beneficial use and enjoyment of the common area. 1. A power exists in the association to enforce an obligation of an owner of a separate interest with respect to the beneficial use and enjoyment of the common area by means of an assessment which may become a lien upon the separate interests in accordance with Section 1367 of the California Civil Code. 2. For the purposes of these regulations, planned developments will be subject to condominium requirements and property development standards including lot coverage, density, setbacks, etc., unless accompanied by a planned development rezoning application consistent with Chapter 17.62 of the zoning regulations. D.B. “Community apartment project” means a development in which an undivided interest in land is coupled with the right of exclusive occupancy of any apartment located thereon. For the purposes of these regulations, community apartments will be subject to the same requirements as condominiums. E.C. “Stock cooperative” means a development in which a corporation is formed or availed of primarily for the purpose of holding title to, either in fee simple or for a term of years, improved real property, and all or substantially all of the shareholders of the corporation receive a right of exclusive occupancy in a portion of the real property, the title to which is held by the corporation. The owners’ interest in the corporation, whether evidenced by a share of stock, a certificate of membership, or otherwise, shall be deemed to be an interest in a common interest development and real estate development for purposes of subdivision (f) of Section 25100 of the Corporations Code. A “stock cooperative” includes a limited equity housing cooperative which is a stock cooperative that meets the criteria of Section 33007.5 of the Health and Safety Code. (Ord. 1490 § 3 (part), 2006) 16.26.080 Condominium conversion. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 101 of 105 “Condominium conversion” means the conversion of property occupied under tenancies or estates other than condominiums to occupancy as condominiums. (See Chapter 16.17 of the San Luis Obispo Municipal Code, Common Interest Subdivisions and Condominium Conversions.) 16.26.090 Day. “Day” means calendar day. If the end of an interval specified in days falls on a weekend or holiday, the interval shall be deemed to end on the next business day. (Ord. 1490 § 3 (part), 2006) 16.26.100 Distance. All distances are measured horizontally unless noted otherwise. (Ord. 1490 § 3 (part), 2006) 16.26.110 Environmental impact report. “Environmental impact report” means a detailed statement under the California Environmental Quality Act (CEQA) describing and analyzing the significant environmental effects of a project and discussing ways to mitigate or avoid the effects. The contents of the EIR are described in Article 9, Section 15120 of the State CEQA Guidelines. (Ord. 1490 § 3 (part), 2006) 16.26.120 Final map. “Final map” means the recording instrument for a tentative tract map involving five or more parcels or as otherwise defined within the Subdivision Map Act. A final map shall require the components as listed in Section 16.14.050. (Ord. 1490 § 3 (part), 2006) 16.26.130 Flag lot. “Flag lot” means a lot predominantly situated behind another lot and having access to a street by means of a narrow portion of the flag lot extending out to the street. “Flag lot subdivisions” are referred to in these regulations as “deep lot subdivisions.” (Ord. 1490 § 3 (part), 2006) 16.26.135 Flexible Lot Design Subdivision. “Flexible Lot Design Subdivision” means projects which consist of small lot subdivisions where each unit is within its own lot. In the R-2, R-3 and R-4 zones and commercial districts, development standards such as density, setbacks, and lot coverage are based on the exterior boundaries of the project site to provide for innovative designs and options for flexible development of site. In the R-1 zone, Flexible Lot Design Subdivisions have separate standards described in 16.17.030.B. 16.26.140 Flood hazard. “Flood hazard” means a potential danger to life, property or natural resources due to storm water runoff or inundation, including deposition of silt and debris, erosion, or the presence of standing water. (Ord. 1490 § 3 (part), 2006) 16.26.150 Future street. “Future street” means real property subject to a yet unaccepted offer of dedication, all or part of which may later be accepted for a street by councilCity Council resolution and without further action by the owner. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 102 of 105 16.26.160 General plan. “General plan” means the adopted general plan of the Ccity of San Luis Obispo. (Ord. 1490 § 3 (part), 2006) 16.26.170 Geologic hazard. “Geologic hazard” means a condition in the earth’s surface, either natural or artificially created, which is potentially hazardous to life, property or natural resources due to possible movement of rock or soil. (Ord. 1490 § 3 (part), 2006) 16.26.180 Lot. “Lot” means a parcel of land which is identified by a distinct number or letter on a final map or parcel map recorded in the office of the county recorder, or such parcel shown on a map or survey record complying with approval requirements in effect when it was recorded. (Ord. 1490 § 3 (part), 2006) 16.26.190 Lot line adjustment. “Lot line adjustment” involves the adjustment or relocation of existing, legally established lot lines between two or more directly adjacent parcels where a greater number of parcels than originally existed is not created. (Ord. 1490 § 3 (part), 2006) 16.26.200 Lot width. “Lot width” means the sum of the lengths of the front and rear lot lines divided by two. For irregularly shaped lot or lots having more than two side lot lines, lot width shall be determined by drawing two lines perpendicular to one side lot line, one at the narrowest and one at the widest part of the lot, adding the lengths of the two lines, and dividing by two. (Ord. 1490 § 3 (part), 2006) 16.26.210 Lot depth. “Lot depth” means the distance between the front and rear lot lines, measured in the mean direction of the side lot lines. (Ord. 1490 § 3 (part), 2006) 16.26.220 Lot line, front. “Front lot line” means the line which separates the lot from the street. For a corner lot, the line at the shortest street frontage will be the front lot line, unless the latest tract deed restrictions specify another line. (Ord. 1490 § 3 (part), 2006) 16.26.230 Lot line, rear. “Rear lot line” means the lot line opposite and most distant from the front lot line. In the case of an irregular or triangular lot, the rear lot line is a line within the lot, parallel to and at a maximum distance from the front lot line, having a length of at least ten feet. (Ord. 1490 § 3 (part), 2006) 16.26.240 Lot line, side. “Side lot line” means any lot line other than a front or rear lot line. (Ord. 1490 § 3 (part), 2006) 16.26.250 Merger. CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 103 of 105 “Merger” means the joining of two or more contiguous parcels of land under one ownership into one parcel. (Ord. 1490 § 3 (part), 2006) 16.26.260 Minor subdivision. “Minor subdivision” means a subdivision of four or fewer parcels. (Ord. 1490 § 3 (part), 2006) 16.26.270 Nonresidential subdivision. “Nonresidential subdivision” means a subdivision whose intended use is other than residential. Such subdivision shall comply with applicable provisions of these regulations. Subdivisions incorporating both residential and nonresidential uses, either upon the same land area or within different portions of the subdivision, shall comply with applicable provisions of these regulations. (Ord. 1490 § 3 (part), 2006) 16.26.280 Path. “Path” means a way designed for use by pedestrians, bicycles or animals and not designed or intended for use by motor vehicles. (Ord. 1490 § 3 (part), 2006) 16.26.290 Parcel map. “Parcel map” means the recording instrument for a minor subdivision involving four or fewer parcels or meeting the criteria of Section 16.08.050. A parcel map shall require the components as described in Section 16.14.050. (Ord. 1490 § 3 (part), 2006) 16.26.300 Private road easement. “Private road easement” means an easement recorded in the office of the county recorder, granted to owners of property adjacent to the parcel covered by the easement for access to the adjacent properties. (Ord. 1490 § 3 (part), 2006) 16.26.310 Remainder. “Remainder” means that portion of an existing parcel which is not included as part of the subdivided land. The remainder is not considered as part of the subdivision but must be shown on the required maps as part of the area surrounding subdivision development. (Ord. 1490 § 3 (part), 2006) 16.26.320 Reversion to acreage. “Reversion to acreage” means the voiding of a previous subdivision in order to revert the platted lots contained therein back to the original parcel or parcels which existed prior to the subdivision. the combining of two or more recorded, contiguous lots into a single parcel. (Ord. 1490 § 3 (part), 2006) 16.26.330 Right-of-way. “Right-of-way” means a parcel of land occupied or intended to be occupied by a street, path, railroad, electric transmission line, oil or gas pipeline, water main, sewer main, storm drain or similar utility or special use. Use of the term “right-of-way,” distinguished from “easement,” shall mean that the area dedicated to the use shall be separate from adjoining lots and shall not be included in the area or dimensions of such lots. Rights-of-way intended for a use involving maintenance by a public agency shall be dedicated to public use by the owner of the parcel(s) on which the right-of-way is established. (Ord. 1490 § 3 (part), 2006) CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 104 of 105 16.26.340 Roadway. “Roadway” means that portion of a street or alley used or intended to accommodate the movement of vehicles. (Ord. 1490 § 3 (part), 2006) 16.26.350 Slope. See Section 16.26.060, Average cross slope. (Ord. 1490 § 3 (part), 2006) 16.26.360 Specific plan. “Specific plan” means a plan for a designated area of the city. Specific plans are designed to implement, based on the Ggeneral pPlan but and containing more detailed regulations and programs, as provided set forth in Sections 65450 and following of th- 65457e of the California Government Code. (Ord. 1490 § 3 (part), 2006) 16.26.370 Stock cooperative. “Stock cooperative” means an apartment development in which an undivided interest in the land is coupled with the right of exclusive occupancy of an apartment in the development. For the purposes of these regulations, stock cooperatives will be subject to the same requirements as condominiums. (Ord. 1490 § 3 (part), 2006) 16.26.380 Street. “Street” means a way for vehicular traffic, whether designated as a street, highway, road, avenue, boulevard, lane, place, way or other name. “Street” does not include a path or alley. (Ord. 1490 § 3 (part), 2006) 16.26.390 Street tree. “Street tree” means a tree in a public place, street, special easement or right-of-way adjoining a street. (Ord. 1490 § 3 (part), 2006) 16.26.400 Subdivider. “Subdivider” means a person, firm, corporation, partnership or association which proposes to divide, causes to be divided or divides real property for itself or for others, except employees or representatives of such persons or entities, acting in such capacity, are not subdividers. (Ord. 1490 § 3 (part), 2006) 16.26.410 Subdivision. “Subdivision” shall have the meaning as defined in the Subdivision Map Act, including any division for gift or token consideration. According to the Subdivision Map Act: “Subdivision” means the division, by any subdivider, of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized county assessment roll as a unit or as contiguous units, for the purpose of sale, lease or financing, whether immediate or future, except for leases of agricultural land for agricultural purposes.. Property shall be considered as contiguous units, even if it is separated by roads, streets, utility easements or railroad rights-of-way. “Subdivision” includes a condominium project as defined in Section 1350 4125 or 6542 of the Civil Code, a community apartment project as defined in Section 11004 of the Business and Professions Code,4105 of the Civil Code or the conversion of five or more existing CITY OF SAN LUIS OBISPO May 2023December 2021 Title 16 – SUBDIVISIONS REGULATIONS Page 105 of 105 dwelling units to a stock cooperative, as defined in Section 11003.2 of the Business and Professions Code. 4190 or 6566 of the Civil Code. Any conveyance of land to a government agency, public entity or public utility shall not be considered a division of land for purposes of computing the number of parcels. As used in this section, “agricultural purposes” means the cultivation of food or fiber, or the grazing or pasturing of livestock. (Ord. 1490 § 3 (part), 2006) 16.26.420 Subdivision Map Act. “Subdivision Map Act” means the Subdivision Map Act of the state of California (Division 2 of Title 7 of the California Government Code) and such revisions as may be made by the California Legislature. (Ord. 1490 § 3 (part), 2006) 16.26.430 Tentative map. “Tentative map” refers to a map made for the purpose of showing the design and improvement of a proposed subdivision and the existing conditions in and around it and need not be based upon an accurate or detailed final survey of the property. Tentative maps are the map category that includes Tentative Parcel Maps, Tentative Tract Maps, and Vesting Tentative and Tract Maps. Unlike a “parcel map” defined above, a tentative map is not required to be drawn by a registered civil engineer. (Ord. 1490 § 3 (part), 2006) 16.26.431 Tentative Parcel Map. A “Tentative Parcel Map” is the tentative map type required for all subdivisions with four or fewer lots or if greater than four lots if consistent with 16.08.060.A. A Parcel map is the recording mechanism for Tentative Parcel Maps. 16.26.432 Tentative Tract Map. A “Tentative Tract Map” is the tentative map type required for all subdivisions with five or more lots and which do not meet criteria of 16.08.060.A. A Final Map is the recording mechanism for Tentative Tract Maps. 16.26.440 Vesting tentative map. “Vesting tentative map” refers to a map made which meets the requirements of a tentative map and Chapter 16.12, and has the words “vesting tentative map” printed on it. The vesting tentative map conveys development rights for subdivisions according to Chapter 16.12. (Ord. 1490 § 3 (part), 2006) 275 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, March 23, 2023 1:26 PM To:Leveille, Brian Subject:Re: 3160 Johnson Amazing! Talk then. Thanks, Jordan Knauer Sent from my iPhone On 23 Mar 2023, at 10:48 AM, Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan, Thanks for reaching out, and I’m glad you are interested. Looking forward to your feedback. We’re looking at having the draft ready either tomorrow or Monday at this point. From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 22, 2023 12:13 PM To: Leveille, Brian <bleveill@slocity.org> Subject: Re: 3160 Johnson Hi Brian, Hope all is well! Just wanted to check in on this. We are excited to take a look at the draft when it's ready. Thank you, Jordan Knauer On Thu, Mar 2, 2023 at 5:01 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Awesome, thank you for the update! When we receive the links, we will gladly provide input. Thank you, Jordan Knauer On Thu, Mar 2, 2023 at 4:46 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan, Things are shaping up to be pretty much what we talked about. We are not scheduled for Planning Commission until 4-14, but I will have a public review draft ready in the next two weeks or so. I’ll make sure to get you the links for review. It would be great to have your input on this. There’s some other changes in there to streamline and make the subdivision options easier to understand that I think will be helpful to you as well. Thanks for reaching out. 276 Best Regards, Brian Leveille Senior Planner <image001.png> Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 1, 2023 4:01 PM To: Leveille, Brian <bleveill@slocity.org> Cc: Chris knauer < Subject: Re: 3160 Johnson Hello Brian, I just wanted to check in. How are the proposed changes for the R1 Common Interest Subdivision coming along? As discussed, we are in favor of this route for 3160 Johnson and would be happy to speak on your behalf if it would help. Are you still planning on presenting this in the middle of March? Thank you, Jordan Knauer 277 On Thu, Feb 16, 2023 at 10:39 AM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan, Thanks for following up. Yes. Busy times. This is R-1 so you wouldn’t be subject to the bedroom count density requirements. It’s somewhat speculative and relies on Council approval, but the plan I am envisioning the pending common interest option in R-1 would allow density to be based on overall lot square footage prior to subdivision and would not require subtracting out flag lot size. Each unit would still have to be on a minimum 6,000 square foot lot, you would just have more flexibility in lot design and access without the requirement for a flag. So 4-SFR’s would not be an issue on this lot if the proposed changes are adopted by Council as we are anticipating at the moment. You should be fine on the depth as well if you do go the traditional route (please verify actual dimensions). It would get measured on the lots off the flag parallel to the street or be measured front to back from the flag portion. Best Regards, Brian Leveille Senior Planner <image001.png> Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org <image002.png> <image003.png> <image004.png> Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, February 16, 2023 10:16 AM 278 To: Leveille, Brian <bleveill@slocity.org>; Chris knauer < Subject: Re: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Brian, I know you're super busy but wanted to follow up on the above question. Thank you, Jordan Knauer On Tue, Feb 14, 2023 at 5:04 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Brian, Thank you again for taking the time to talk with my dad and I last week. As discussed, the common interest subdivision route seems like the cleanest option for us and the city. I have one question if that option gets approved... Would we be allowed to build 4, 4 bedroom homes in this common interest subdivision or would we be subject to the density calculation? There are 4.1 density units based on the R1 zoning and lot size, which technically equals 4, 2 bedroom homes. On another note, although we prefer to do four lots, we are looking at worst case scenario options as well. The 3 parcel subdivision (attached below), doesn't seem to trigger any exceptions. We were told that when a flag lot subdivision happens, we do not need to worry about the depth requirement of 90 feet since the lots will naturally be narrower, as long as the width and 6000sf minimum requirements are met. Is that correct? Let me know if you'd like to talk on the phone about these questions if I didn't provide enough context. Thank you, 279 Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698 280 From:Nelson, Trevor Sent:Thursday, March 16, 2023 9:28 AM To:Jordan Knauer Cc:Matt Cebulla; CHRIS KNAUER Subject:RE: revised fire plan Attachments:BLDG-1700-2022 450 California_Sheet 2 Rev.pdf Jordan, Please see the attached. Thank you, Trevor Nelson Supervising Building Inspector Community Development Building and Safety 919 Palm Street, San Luis Obispo, CA 93401-3218 E tnelson@slocity.org T 805.781.7153 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 15, 2023 9:43 AM To: Nelson, Trevor <tnelson@slocity.org>; Matt Cebulla <mtceb@yahoo.com>; CHRIS KNAUER < Subject: Fwd: revised fire plan This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Trevor, Here is the updated plan. Does this look good? We are working on tgi fix now. Thanks, Jordan Knauer Sent from my iPhone Begin forwarded message: 281 From: Matt Cebulla <mtceb@yahoo.com> Date: 14 March 2023 at 3:51:30 PM GMT-7 To: Jordan Knauer <jordan@teamsweasey.com> Subject: revised plan Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com 282 Wooten, Eric From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, March 15, 2023 3:20 PM To:Nelson, Trevor; Chris knauer; MATT CEBULLA Subject:Fwd: tji fix Attachments:tji notch calcs.pdf; tji notch plan.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Trevor, This is what we came up with for 450 California! This should work right? Thank you, Jordan Knauer ---------- Forwarded message --------- From: Matt Cebulla <mtceb@yahoo.com> Date: Wed, Mar 15, 2023 at 2:24 PM Subject: tji fix To: Jordan Knauer <jordan@teamsweasey.com> please see attached Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com Project:Residence ADU, 450 Hathaway, San Luis Obispo, CA Date: 03-10-2022 Page: 6a ---------------------------------------------------------------- Structure Floor (Cont'd) Repair floor joist with notches for plumbing pipes Insert LVL blocking as shown on drawing Load to blocking from joist = P1 13 73 2:=P1 474.5=Load to joist P2 P1 2:=P2 237.25= Joist - 11 7/8" TJI/110 Span L 13:=a 8:=b 5:=E 1900000:=D 11.875:=EI 267 10 6:= Total Unif. Load w1 75:=w2 75:=P1 237.25:= R1 P1 aw1 bb 2 a+ +w2 a2 2+ L:= R2 w1 bw2 a+P1+( ) R1-:= m R2 L 2w2 .5 L( ) 2 2-:=m 2.178 10 3= Mom. allowed = 3160 Bearing Load allowed = 910 lbs. R1 633.5=R2 578.75= Δ 22.5 wL4 EI 2.67 wL2 D 10 5 +:=Δ 0.153=d L 12 480:=d 0.325= Beams - 2 - 2x4 nailed to joist Span L 5:=Total Unif. Load w 75:=Unif. Live Load w1 53:=E 1600000:=v 170:= m 1 8 wL2:=m 234.375=f 900:=sreq m 12 f:=sreq 3.125= Allow. total load Δ L 12 240:=Req'd Ireq 5 wL4123 384 EΔ:=Ireq 2.637= Allow. live load Δ L 12 360:=Req'd Ireq 5 w1L4123 384 EΔ:=Ireq 2.795= Bearing area Required B w L 2 625:=B 0.3=sq.in. Reaction at Bearing Pb B 625:=Pb 187.5= Shear Area Required Areq w .5L v 1.5:=Areq 1.654=v w .5L 101:=v 1.856= D 3.5:=B 3:=s D2 B 6:=s 6.125=I D3 B 12:=I 10.719=A B D:=A 10.5= 283 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Wednesday, March 15, 2023 9:43 AM To:Nelson, Trevor; Matt Cebulla; CHRIS KNAUER Subject:Fwd: revised fire plan Attachments:2.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Trevor, Here is the updated plan. Does this look good? We are working on tgi fix now. Thanks, Jordan Knauer Sent from my iPhone Begin forwarded message: From: Matt Cebulla <mtceb@yahoo.com> Date: 14 March 2023 at 3:51:30 PM GMT-7 To: Jordan Knauer <jordan@teamsweasey.com> Subject: revised plan Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com 284 From:Nelson, Trevor Sent:Tuesday, March 14, 2023 1:01 PM To:Jordan Knauer Cc:Matt Cebulla; CHRIS KNAUER Subject:RE: revised 1 hour wall Attachments:tji document.pdf; 2.pdf Matt, Per the referenced TJI document, the Technical Bulletin only covers joists with one (1) inadvertent Side Flange Notch in the top flange. It is my understanding that there are multiple notches located on the same joist flange. In that case, there are 3 alternative options listed on the bulletin for a fix (Header-off, remove/replace, or detailed notch analysis from Weyerhauser rep). Also, if you could please extend the 1-hr walls on gridlines 6 and 7 where they are less than 5-0” from opposing wall, I can stamp and approve. Please see attached. Thank you, Trevor Nelson Supervising Building Inspector Community Development Building and Safety 919 Palm Street, San Luis Obispo, CA 93401-3218 E tnelson@slocity.org T 805.781.7153 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Tuesday, March 14, 2023 10:38 AM To: Nelson, Trevor <tnelson@slocity.org> Cc: Matt Cebulla <mtceb@yahoo.com>; CHRIS KNAUER < Subject: Fwd: revised 1 hour wall This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Trevor, Here are the updates we discussed. Please let me know if we are good to move forward. Thank you, 285 Jordan Knauer Sent from my iPhone Begin forwarded message: From: Matt Cebulla <mtceb@yahoo.com> Date: 14 March 2023 at 10:25:19 AM GMT-7 To: Jordan Knauer <jordan@teamsweasey.com> Subject: revised 1 hour wall Please see attached Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com TECHNICAL BULLETIN TB-818 July 2021 (Expires 7/2023) Page 1 of 10 1.888.453.8358 ● www.weyerhaeuser.com/woodproducts TJI® Joists with a Side Flange Notch in the Top (Compression) Flange The flange of a TJI® joist should never be deliberately cut or notched and TJI® joists subject to damage prior to installation should be discarded and replaced. However, it is recognized that an inadvertent notch to the flange of a TJI® joist may occur during the construction process, after the member has been installed. This technical bulletin provides contingency guidelines for TJI® joists with one (1) inadvertent Side Flange Notch in the top (compression) flange. Definitions •Side Flange Notch – notch type that encompasses the full flange depth and up to half the flange width Figure 1: Diagram of an inadvertent Side Flange Notch in top (compression) flange of a TJI® joist. Conditions and Limitations •Span tables are valid for flange notch contingency only. •Original, undamaged TJI® joists are properly designed. •Adjacent TJI ® joists on both sides remain undamaged. •Uniform distributed loads only. •One (1) inadvertent Side Flange Notch per TJI® joist (single-ply joist members only). •Side Flange Notch permitted in location zones of top (compression) flange (see Figure 4 and Figure 5). •Notch depth () ≤ half the flange width (). •Length (parallel to span) of Side Flange Notch ≤ 4″. •Centerline of Side Flange Notch ≥ 6″ from nearest edge of rectangular or slotted holes. •Side Flange Notch due to saw-cuts or drilling only. -Excludes flange damage due to rough handling, drops, forklift stabs, etc. •Joist member slope ≤ 0.25/12. Should your situation conflict with any of the conditions and limitations, please consider an alternative option: 1.“Header-Off” the damaged TJI® joist around the location of the notch. -Reference Weyerhaeuser Engineered Wood Products Header-Off Span Table (TB-319). 2. Remove/replace the damaged TJI® joist or install an additional matched, undamaged TJI® joist within 3″ on-center of the damaged member. -For joists spaced at 24″ on-center (or greater), a matched, undamaged TJI® joist may be required on each side of the damaged member due to sheathing span limits. -Reference TJI® Joists Specifier′s Guide (TJ-4000) or ForteWEBTM software to verify the allowable span when installing an additional simple span member beside a damaged continuous span member. 3. Contact your Weyerhaeuser representative for detailed notch analysis. TJI® JOIST FLANGE MATERIAL & DIMENSIONS TJI® Series Flange bf df TJI® 110 LVL 1¾″ 1¼″ - 1⅜″ TJI® 210 LVL 21/16″ 1¼″ - 1⅜″ TJI® 230 LVL 25/16″ 1¼″ - 1⅜″ TJI® 360 LVL 25/16″ 1⅜″ TJI® 560 LVL 3½″ 1⅜″ Should you have any questions, or your situation does not meet the conditions and limitations, please contact your Weyerhaeuser representative. Phone: (888) 453-8358 Email: techsupport@weyerhaeuser.com TECHNICAL BULLETIN TB-818 July 2021 (Expires 7/2023) Page 8 of 10 1.888.453.8358 ● www.weyerhaeuser.com/woodproducts Floor Span Tables – Side Flange Notch Located between Quarter-Span and Mid-Span TJI® 110 - MAXIMUM JOIST SPAN WITH SIDE FLANGE NOTCH IN TOP FLANGE (QUARTER-SPAN TO MID-SPAN)[1][2] [1] Confirm accordance with Conditions and Limitations on Page 1 and reference Figure 5, How to Use These Tables, and General Table Notes on Page 7. [2] Table applicable to TJI® joists with one (1) inadvertent Side Flange Notch located between quarter-point and mid-point of the joist clear span. TJI® 210 - MAXIMUM JOIST SPAN WITH SIDE FLANGE NOTCH IN TOP FLANGE (QUARTER-SPAN TO MID-SPAN)[1][2] [1] Confirm accordance with Conditions and Limitations on Page 1 and reference Figure 5, How to Use These Tables, and General Table Notes on Page 7. [2] Table applicable to TJI® joists with one (1) inadvertent Side Flange Notch located between quarter-point and mid-point of the joist clear span. Joist Depth Notch Depth 40 PSF (Live) \ 10 PSF (Dead) 40 PSF (Live) \ 20 PSF (Dead) 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair 9 ½″ ≤ 7/16″16′-7″ 16′-11″ 14′-4″ 15′-2″ 13′-1″ 13′-10″ 11′-8″ 12′-4″ 15′-2″ 16′-0″ 13′-1″ 13′-10″ 11′-11″ 12′-7″ 10′-8″ 11′-3″ ≤ ⅞″14′-0″ 15′-0″ 12′-1″ 13′-0″ 11′-0″ 11′-10″ 9′-10″ 10′-7″ 12′-9″ 13′-8″ 11′-0″ 11′-10″ 10′-1″ 10′-10″ 9′-0″ 9′-8″ 11 ⅞″ ≤ 7/16″18′-8″ 19′-8″ 16′-2″ 17′-0″ 14′-9″ 15′-6″ 13′-2″ 13′-11″ 17′-0″ 18′-0″ 14′-9″ 15′-6″ 13′-5″ 14′-2″ 12′-0″ 12′-8″ ≤ ⅞″15′-9″ 16′-11″ 13′-7″ 14′-7″ 12′-5″ 13′-4″ 11′-1″ 11′-11″ 14′-4″ 15′-5″ 12′-5″ 13′-4″ 11′-4″ 12′-2″ 10′-1″ 10′-10″ 14″ ≤ 7/16″20′-4″ 21′-5″ 17′-7″ 18′-6″ 16′-0″ 16′-11″ 14′-4″ 15′-1″ 18′-6″ 19′-7″ 16′-0″ 16′-11″ 14′-7″ 15′-5″ 12′-9″ - ≤ ⅞″17′-2″ 18′-5″ 14′-10″ 15′-11″ 13′-6″ 14′-6″ 12′-1″ 13′-0″ 15′-8″ 16′-9″ 13′-6″ 14′-6″ 12′-4″ 13′-3″ 11′-0″ 11′-10″ 16″ ≤ 7/16″21′-9″ 22′-11″ 18′-10″ 19′-10″ 17′-2″ 18′-1″ 15′-4″ - 19′-10″ 20′-11″ 17′-2″ 18′-1″ 15′-8″ 16′-0″ 12′-9″ - ≤ ⅞″18′-4″ 19′-8″ 15′-11″ 17′-0″ 14′-6″ 15′-7″ 12′-11″ 13′-11″ 16′-9″ 18′-0″ 14′-6″ 15′-7″ 13′-2″ 14′-2″ 11′-10″ 12′-8″ Joist Depth Notch Depth 40 PSF (Live) \ 10 PSF (Dead) 40 PSF (Live) \ 20 PSF (Dead) 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair 9 ½″ ≤ ½ ″17′-9″ - 15′-9″ 16′-2″ 14′-4″ 15′-2″ 12′-10″ 13′-6″ 16′-7″ 17′-6″ 14′-4″ 15′-2″ 13′-1″ 13′-10″ 11′-8″ 12′-4″ ≤ 1″15′-4″ 16′-6″ 13′-3″ 14′-3″ 12′-1″ 13′-0″ 10′-10″ 11′-7″ 14′-0″ 15′-0″ 12′-1″ 13′-0″ 11′-0″ 11′-10″ 9′-10″ 10′-7″ 11 ⅞″ ≤ ½ ″20′-6″ 21′-1″ 17′-9″ 18′-8″ 16′-2″ 17′-0″ 14′-5″ 15′-3″ 18′-8″ 19′-8″ 16′-2″ 17′-0″ 14′-9″ 15′-6″ 13′-2″ 13′-11″ ≤ 1″17′-3″ 18′-6″ 14′-11″ 16′-0″ 13′-8″ 14′-8″ 12′-2″ 13′-1″ 15′-9″ 16′-11″ 13′-8″ 14′-8″ 12′-5″ 13′-4″ 11′-1″ 11′-11″ 14″ ≤ ½ ″22′-3″ 23′-6″ 19′-3″ 20′-4″ 17′-7″ 18′-7″ 15′-9″ 16′-7″ 20′-4″ 21′-5″ 17′-7″ 18′-7″ 16′-0″ 16′-11″ 14′-2″ - ≤ 1″18′-10″ 20′-2″ 16′-3″ 17′-5″ 14′-10″ 15′-11″ 13′-3″ 14′-3″ 17′-2″ 18′-5″ 14′-10″ 15′-11″ 13′-6″ 14′-6″ 12′-1″ 13′-0″ 16″ ≤ ½ ″23′-10″ 25′-2″ 20′-7″ 21′-9″ 18′-10″ 19′-10″ 16′-10″ 17′-0″ 21′-9″ 22′-11″ 18′-10″ 19′-10″ 17′-2″ 17′-9″ 14′-2″ - ≤ 1″20′-1″ 21′-7″ 17′-5″ 18′-8″ 15′-11″ 17′-1″ 14′-2″ 15′-3″ 18′-4″ 19′-8″ 15′-11″ 17′-1″ 14′-6″ 15′-7″ 12′-11″ 13′-11″ 286 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, March 14, 2023 10:38 AM To:Nelson, Trevor Cc:Matt Cebulla; CHRIS KNAUER Subject:Fwd: revised 1 hour wall Attachments:22109 450 Hathaway residence Knaur.pdf; tji document.pdf; 2.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hello Trevor, Here are the updates we discussed. Please let me know if we are good to move forward. Thank you, Jordan Knauer Sent from my iPhone Begin forwarded message: From: Matt Cebulla <mtceb@yahoo.com> Date: 14 March 2023 at 10:25:19 AM GMT-7 To: Jordan Knauer <jordan@teamsweasey.com> Subject: revised 1 hour wall Please see attached Cebulla Associates 171 N. 13th. St. Suite B Grover Beach, Ca. 93433 805-440-5016 www.cebullaassociates.com Cebulla Charles Cebulla, Architect (C3445)535 ASSOCIATES ARCHITECTURE / DESIGN P.O. Box 42 Pismo Beach, CA 93448 PH. (805) 473-1298 Fax (805) 473-8203 www.cebullaassociates.comt March 13, 2023 City of San Luis Obispo Building Inspector Re: Residence, 450 Hathaway, San Luis Obispo, CA Dear Sir; notch in the floor joist is only half of the width of the top flange of the TJI and inthe within 1/4 of the span so it is acceptable by Truss Joist. See the literature enclosed. Sincerely, TECHNICAL BULLETIN TB-818 July 2021 (Expires 7/2023) Page 1 of 10 1.888.453.8358 ● www.weyerhaeuser.com/woodproducts TJI® Joists with a Side Flange Notch in the Top (Compression) Flange The flange of a TJI® joist should never be deliberately cut or notched and TJI® joists subject to damage prior to installation should be discarded and replaced. However, it is recognized that an inadvertent notch to the flange of a TJI® joist may occur during the construction process, after the member has been installed. This technical bulletin provides contingency guidelines for TJI® joists with one (1) inadvertent Side Flange Notch in the top (compression) flange. Definitions •Side Flange Notch – notch type that encompasses the full flange depth and up to half the flange width Figure 1: Diagram of an inadvertent Side Flange Notch in top (compression) flange of a TJI® joist. Conditions and Limitations •Span tables are valid for flange notch contingency only. •Original, undamaged TJI® joists are properly designed. •Adjacent TJI ® joists on both sides remain undamaged. •Uniform distributed loads only. •One (1) inadvertent Side Flange Notch per TJI® joist (single-ply joist members only). •Side Flange Notch permitted in location zones of top (compression) flange (see Figure 4 and Figure 5). •Notch depth () ≤ half the flange width (). •Length (parallel to span) of Side Flange Notch ≤ 4″. •Centerline of Side Flange Notch ≥ 6″ from nearest edge of rectangular or slotted holes. •Side Flange Notch due to saw-cuts or drilling only. -Excludes flange damage due to rough handling, drops, forklift stabs, etc. •Joist member slope ≤ 0.25/12. Should your situation conflict with any of the conditions and limitations, please consider an alternative option: 1.“Header-Off” the damaged TJI® joist around the location of the notch. -Reference Weyerhaeuser Engineered Wood Products Header-Off Span Table (TB-319). 2. Remove/replace the damaged TJI® joist or install an additional matched, undamaged TJI® joist within 3″ on-center of the damaged member. -For joists spaced at 24″ on-center (or greater), a matched, undamaged TJI® joist may be required on each side of the damaged member due to sheathing span limits. -Reference TJI® Joists Specifier′s Guide (TJ-4000) or ForteWEBTM software to verify the allowable span when installing an additional simple span member beside a damaged continuous span member. 3. Contact your Weyerhaeuser representative for detailed notch analysis. TJI® JOIST FLANGE MATERIAL & DIMENSIONS TJI® Series Flange bf df TJI® 110 LVL 1¾″ 1¼″ - 1⅜″ TJI® 210 LVL 21/16″ 1¼″ - 1⅜″ TJI® 230 LVL 25/16″ 1¼″ - 1⅜″ TJI® 360 LVL 25/16″ 1⅜″ TJI® 560 LVL 3½″ 1⅜″ Should you have any questions, or your situation does not meet the conditions and limitations, please contact your Weyerhaeuser representative. Phone: (888) 453-8358 Email: techsupport@weyerhaeuser.com TECHNICAL BULLETIN TB-818 July 2021 (Expires 7/2023) Page 8 of 10 1.888.453.8358 ● www.weyerhaeuser.com/woodproducts Floor Span Tables – Side Flange Notch Located between Quarter-Span and Mid-Span TJI® 110 - MAXIMUM JOIST SPAN WITH SIDE FLANGE NOTCH IN TOP FLANGE (QUARTER-SPAN TO MID-SPAN)[1][2] [1] Confirm accordance with Conditions and Limitations on Page 1 and reference Figure 5, How to Use These Tables, and General Table Notes on Page 7. [2] Table applicable to TJI® joists with one (1) inadvertent Side Flange Notch located between quarter-point and mid-point of the joist clear span. TJI® 210 - MAXIMUM JOIST SPAN WITH SIDE FLANGE NOTCH IN TOP FLANGE (QUARTER-SPAN TO MID-SPAN)[1][2] [1] Confirm accordance with Conditions and Limitations on Page 1 and reference Figure 5, How to Use These Tables, and General Table Notes on Page 7. [2] Table applicable to TJI® joists with one (1) inadvertent Side Flange Notch located between quarter-point and mid-point of the joist clear span. Joist Depth Notch Depth 40 PSF (Live) \ 10 PSF (Dead) 40 PSF (Live) \ 20 PSF (Dead) 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair 9 ½″ ≤ 7/16″16′-7″ 16′-11″ 14′-4″ 15′-2″ 13′-1″ 13′-10″ 11′-8″ 12′-4″ 15′-2″ 16′-0″ 13′-1″ 13′-10″ 11′-11″ 12′-7″ 10′-8″ 11′-3″ ≤ ⅞″14′-0″ 15′-0″ 12′-1″ 13′-0″ 11′-0″ 11′-10″ 9′-10″ 10′-7″ 12′-9″ 13′-8″ 11′-0″ 11′-10″ 10′-1″ 10′-10″ 9′-0″ 9′-8″ 11 ⅞″ ≤ 7/16″18′-8″ 19′-8″ 16′-2″ 17′-0″ 14′-9″ 15′-6″ 13′-2″ 13′-11″ 17′-0″ 18′-0″ 14′-9″ 15′-6″ 13′-5″ 14′-2″ 12′-0″ 12′-8″ ≤ ⅞″15′-9″ 16′-11″ 13′-7″ 14′-7″ 12′-5″ 13′-4″ 11′-1″ 11′-11″ 14′-4″ 15′-5″ 12′-5″ 13′-4″ 11′-4″ 12′-2″ 10′-1″ 10′-10″ 14″ ≤ 7/16″20′-4″ 21′-5″ 17′-7″ 18′-6″ 16′-0″ 16′-11″ 14′-4″ 15′-1″ 18′-6″ 19′-7″ 16′-0″ 16′-11″ 14′-7″ 15′-5″ 12′-9″ - ≤ ⅞″17′-2″ 18′-5″ 14′-10″ 15′-11″ 13′-6″ 14′-6″ 12′-1″ 13′-0″ 15′-8″ 16′-9″ 13′-6″ 14′-6″ 12′-4″ 13′-3″ 11′-0″ 11′-10″ 16″ ≤ 7/16″21′-9″ 22′-11″ 18′-10″ 19′-10″ 17′-2″ 18′-1″ 15′-4″ - 19′-10″ 20′-11″ 17′-2″ 18′-1″ 15′-8″ 16′-0″ 12′-9″ - ≤ ⅞″18′-4″ 19′-8″ 15′-11″ 17′-0″ 14′-6″ 15′-7″ 12′-11″ 13′-11″ 16′-9″ 18′-0″ 14′-6″ 15′-7″ 13′-2″ 14′-2″ 11′-10″ 12′-8″ Joist Depth Notch Depth 40 PSF (Live) \ 10 PSF (Dead) 40 PSF (Live) \ 20 PSF (Dead) 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. 12″ o.c. 16″ o.c. 19.2″ o.c. 24″ o.c. No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair No Repair Repair 9 ½″ ≤ ½ ″17′-9″ - 15′-9″ 16′-2″ 14′-4″ 15′-2″ 12′-10″ 13′-6″ 16′-7″ 17′-6″ 14′-4″ 15′-2″ 13′-1″ 13′-10″ 11′-8″ 12′-4″ ≤ 1″15′-4″ 16′-6″ 13′-3″ 14′-3″ 12′-1″ 13′-0″ 10′-10″ 11′-7″ 14′-0″ 15′-0″ 12′-1″ 13′-0″ 11′-0″ 11′-10″ 9′-10″ 10′-7″ 11 ⅞″ ≤ ½ ″20′-6″ 21′-1″ 17′-9″ 18′-8″ 16′-2″ 17′-0″ 14′-5″ 15′-3″ 18′-8″ 19′-8″ 16′-2″ 17′-0″ 14′-9″ 15′-6″ 13′-2″ 13′-11″ ≤ 1″17′-3″ 18′-6″ 14′-11″ 16′-0″ 13′-8″ 14′-8″ 12′-2″ 13′-1″ 15′-9″ 16′-11″ 13′-8″ 14′-8″ 12′-5″ 13′-4″ 11′-1″ 11′-11″ 14″ ≤ ½ ″22′-3″ 23′-6″ 19′-3″ 20′-4″ 17′-7″ 18′-7″ 15′-9″ 16′-7″ 20′-4″ 21′-5″ 17′-7″ 18′-7″ 16′-0″ 16′-11″ 14′-2″ - ≤ 1″18′-10″ 20′-2″ 16′-3″ 17′-5″ 14′-10″ 15′-11″ 13′-3″ 14′-3″ 17′-2″ 18′-5″ 14′-10″ 15′-11″ 13′-6″ 14′-6″ 12′-1″ 13′-0″ 16″ ≤ ½ ″23′-10″ 25′-2″ 20′-7″ 21′-9″ 18′-10″ 19′-10″ 16′-10″ 17′-0″ 21′-9″ 22′-11″ 18′-10″ 19′-10″ 17′-2″ 17′-9″ 14′-2″ - ≤ 1″20′-1″ 21′-7″ 17′-5″ 18′-8″ 15′-11″ 17′-1″ 14′-2″ 15′-3″ 18′-4″ 19′-8″ 15′-11″ 17′-1″ 14′-6″ 15′-7″ 12′-11″ 13′-11″ 287 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Tuesday, March 14, 2023 10:03 AM To:Nelson, Trevor Subject:Fwd: 450 California st. This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. ---------- Forwarded message --------- From: Steve Mongillo <smmesaair@aol.com> Date: Tue, Mar 14, 2023 at 8:01 AM Subject: 450 California st. To: jordan@teamsweasey.com <jordan@teamsweasey.com> Good morning, In regards to the kitchen cook top hood vent going through a fire wall. Galvanized metal ducting was installed from the interior or kitchen to the exterior of the building. The pipe is fire stopped where it goes through the wall. Besides fire-stop drywall, this is what is required. Steve Mongillo Mesa Air Heating & Air Conditioning Inc. 805-489-5354 288 From:Jordan Knauer <jordan@teamsweasey.com> Sent:Thursday, March 2, 2023 5:01 PM To:Leveille, Brian Cc:Chris knauer Subject:Re: 3160 Johnson Follow Up Flag:Follow up Flag Status:Completed Awesome, thank you for the update! When we receive the links, we will gladly provide input. Thank you, Jordan Knauer On Thu, Mar 2, 2023 at 4:46 PM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan, Things are shaping up to be pretty much what we talked about. We are not scheduled for Planning Commission until 4-14, but I will have a public review draft ready in the next two weeks or so. I’ll make sure to get you the links for review. It would be great to have your input on this. There’s some other changes in there to streamline and make the subdivision options easier to understand that I think will be helpful to you as well. Thanks for reaching out. Best Regards, Brian Leveille Senior Planner Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org Stay connected with the City by signing up for e-notifications 289 From: Jordan Knauer <jordan@teamsweasey.com> Sent: Wednesday, March 1, 2023 4:01 PM To: Leveille, Brian <bleveill@slocity.org> Cc: Chris knauer < Subject: Re: 3160 Johnson Hello Brian, I just wanted to check in. How are the proposed changes for the R1 Common Interest Subdivision coming along? As discussed, we are in favor of this route for 3160 Johnson and would be happy to speak on your behalf if it would help. Are you still planning on presenting this in the middle of March? Thank you, Jordan Knauer On Thu, Feb 16, 2023 at 10:39 AM Leveille, Brian <bleveill@slocity.org> wrote: Hi Jordan, Thanks for following up. Yes. Busy times. This is R-1 so you wouldn’t be subject to the bedroom count density requirements. It’s somewhat speculative and relies on Council approval, but the plan I am envisioning the pending common interest option in R-1 would allow density to be based on overall lot square footage prior to subdivision and would not require subtracting out flag lot size. Each unit would still have to be on a minimum 6,000 square foot lot, you would just have more flexibility in lot design and access without the requirement for a flag. So 4- SFR’s would not be an issue on this lot if the proposed changes are adopted by Council as we are anticipating at the moment. You should be fine on the depth as well if you do go the traditional route (please verify actual dimensions). It would get measured on the lots off the flag parallel to the street or be measured front to back from the flag portion. Best Regards, 290 Brian Leveille Senior Planner Community Development Long Range Planning 919 Palm Street, San Luis Obispo, CA 93401-3218 E bleveille@slocity.org T 805.781.7166 slocity.org Stay connected with the City by signing up for e-notifications From: Jordan Knauer <jordan@teamsweasey.com> Sent: Thursday, February 16, 2023 10:16 AM To: Leveille, Brian <bleveill@slocity.org>; Chris knauer < Subject: Re: 3160 Johnson This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Hi Brian, I know you're super busy but wanted to follow up on the above question. Thank you, Jordan Knauer On Tue, Feb 14, 2023 at 5:04 PM Jordan Knauer <jordan@teamsweasey.com> wrote: Hello Brian, 291 Thank you again for taking the time to talk with my dad and I last week. As discussed, the common interest subdivision route seems like the cleanest option for us and the city. I have one question if that option gets approved... Would we be allowed to build 4, 4 bedroom homes in this common interest subdivision or would we be subject to the density calculation? There are 4.1 density units based on the R1 zoning and lot size, which technically equals 4, 2 bedroom homes. On another note, although we prefer to do four lots, we are looking at worst case scenario options as well. The 3 parcel subdivision (attached below), doesn't seem to trigger any exceptions. We were told that when a flag lot subdivision happens, we do not need to worry about the depth requirement of 90 feet since the lots will naturally be narrower, as long as the width and 6000sf minimum requirements are met. Is that correct? Let me know if you'd like to talk on the phone about these questions if I didn't provide enough context. Thank you, Jordan Knauer Team Sweasey Keller Williams (805) 540 9573 jordan@teamsweasey.com www.teamsweasey.com DRE#: 02041698