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HomeMy WebLinkAbout09-23-2015 PC Item 2 - 2390 Loomis Street & 48 Buena Vista Avenue (USE-1520-2015)Meeting Date: September 23, 2015 Item Number: #2 2 PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of a new single-family residence with an attached Secondary Dwelling Unit in the S-overlay zone that includes a height exception and a setback exception, with a categorical exemption from CEQA (Section 15303 – New Construction). PROJECT ADDRESS: 2390 Loomis Street & BY: Kyle Bell, Assistant Planner 48 Buena Vista Avenue Phone Number: 781-7524 e-mail: kbell@slocity.org FILE NUMBER: USE-1520-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) to allow development of a single-family residence with exceptions to property development standards, subject to findings and conditions of approval. SITE DATA Applicant Jeff Kraft Submittal Date June 15, 2015 Complete Date August 5, 2015 Zoning R-1-S, Low-Density Residential with a Special Considerations Overlay General Plan Low-Density Residential Site Area 13,321 square feet Environmental Status Categorically exempt under Class 3, New Construction or Conversion of Small Structures; Section 15303 of the CEQA Guidelines BACKGROUND The applicant has applied for an Administrative Use Permit to request to allow construction of a single family residence in the Single Family Residential Zone with Special Considerations overlay (R-1-S) zone, with exceptions to allow a maximum height of 28 feet from average grade where 25 feet would be allowed, and a 12 foot yard setback where 15 feet would be required. The home and secondary dwelling would occupy an existing legal lot and also be subject to architectural review. A use permit is required to allow the establishment of any new use within the Special Considerations (S-overlay) zone. The S-overlay is in place at the subject location due to the visibility of Highway 101 and the sensitive nature of hillside development. PC2 - 1 USE-1520-2015 2390 Loomis Street & 48 Buena Vista Avenue Page 2 On August 27, 2015, an Administrative Hearing was held to review the project, members of the public attended the hearing and expressed concerns regarding developing the site and allowing exceptions for the project. At the hearing the Administrative Hearing Officer determined that the project should be elevated to the Planning Commission to address the concerns of the members of the public for developing a single-family residence with a Secondary Dwelling Unit at the subject location. 1.0 COMMISSION’S PURVIEW At the discretion of the Community Development Director, an Administrative Use Permit may be referred to the Planning Commission. The Community Development Director has referred this review to the Planning Commission given the public controversy of developing the site. The Planning Commission’s role is to review the project in terms of its consistency with the General Plan, Zoning Regulations, and applicable City standards. The design review of the proposed house and secondary dwelling unit will occur separately from this Use Permit through a minor architectural review permit SDU-1521-2015. Secondary dwelling unit regulations state that all requests shall be reviewed for consistency with the City’s Community Design Guidelines and no additional application fees for architectural review shall be required (Zoning Regulations 17.21.010). Because the secondary dwelling unit is attached to the residence, the architectural design of both the residence and the secondary dwelling unit will be reviewed through the application SDU-1521-2015. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting Site Size 13,321 Square Feet Present Use & Development Vacant Topography Slopes downward from Buena Vista Avenue, approximately 30% slope Access Buena Vista Avenue Surrounding Use/Zoning North: C/OS-5 (Conservation/Open Space) South: R-1-S (Low Density Residential with an S-Overlay) East: PF (Public Facility, Cuesta Park) West: R-1 (Low Density Residential) Lot Coverage Existing: 0% Proposed: 12% Allowed: 40% The project site is an existing 13,321 square foot lot with direct access off of Buena Vista in Monterey Heights. The site has all necessary utilities currently at the site, including sewer, water, power, and a fire hydrant. The property is a downward sloping lot from west to east with an average grade of approximately 30%. The property borders an open space area to the north and undeveloped R-1-S property to the south. On the downhill side of the lot it is bordered by Loomis Street, which has a wide undeveloped right-of-way bordering the site. The site is 650 feet west of, and 150 feet above Highway 101. PC2 - 2 USE-1520-2015 2390 Loomis Street & 48 Buena Vista Avenue Page 3 2.2 Project Description The proposed project includes the following significant features (Attachment 3, Project Plans): 1. Single-Family Residence: 1,802 square-foot home with a two car garage a. Attached 438 square-foot Secondary Dwelling Unit b. Three stories with a max height at 28 feet above average natural grade 2. Design: Contemporary architectural style with; a. Glass panels b. Cement board panels c. Wood siding d. Metal panels with dimensional variation and coloring to create interest and reduce the mass of the structure Outdoor space for both units is provided through a combination of decks facing westward and on the roof, keeping all hardscape under 2,500 square feet. The remainder of the site would remain in its natural state. Cantilevered decks create shading from the sun, reduce glare, and screen freeway views from inside the house. As conditioned, landscaping to undisturbed portions of the site will be limited to native trees and plantings, which will help the home blend into the site. A rain catchment system has been proposed to provide controlled overflow release to maintain historical sheet flow of site drainage. 2.3 Project Statistics Item Proposed a Ordinance Standard b Street Yard Setback (Buena Vista Avenue) 20 feet 20 feet Other yard setbacks North East South 12 135 13.5 15 (35 foot structure 1) 15 13.5 Max. Height of Structure (Average Natural Grade) 28 feet 25 feet Building Coverage (footprints) 12% 40% Parking Spaces Lot 1 3 (1 space for SDU) 3 Notes: a. Applicant’s project plans b. City Zoning Regulations 3.0 PROJECT ANALYSIS 3.2 Consistency with the Zoning Regulations 1 Zoning Regulations 17.16.020.B.3; Measurement of Yards: The height of a building in relation to yard standards is the vertical distance from the ground to the top of the roof, measured at a point which is a specific distance from the property line. Height measurements shall be based on the existing topography of the site, before grading for proposed on-site improvements. PC2 - 3 USE-1520-2015 2390 Loomis Street & 48 Buena Vista Avenue Page 4 Other Yard Building Height Exception: Upon approval of a use permit, the director may allow exceptions to setbacks when the exception is of a minor nature, involves an insignificant portion of total available solar exposure; and the adjacent property will not be deprived of reasonable solar exposure 2. The applicant is requesting a 12 foot setback on the northeast corner of the home where 15 feet is normally required for a structure that is 35 feet from the existing grade. Approximately 0.79% or 17 square feet of the structure would intrude up to three feet into the required 15 foot setback. Due to property lines that are not parallel, the steep slope of the site, and the yard adjustment is for the yard adjacent to land designated C/OS-5, a setback exception at this location is warranted to allow for a logical floor plan for the residence that will not deprive the adjacent property of reasonable solar access. Height exception: The applicant is also requesting an exception to allow a 28 foot maximum height from average natural grade 3 where 25 feet is normally allowed (See Figure 1). With the approval of an administrative use permit an exception can be requested in the Low Density Residential zone for a maximum height of up to 35 feet 4. From Buena Vista Avenue the building will appear as a one story building due to the steep slope of the site. In order to comply with the City’s Grading Ordinance, the design of the building has minimized the amount of grading required to develop the site by locating the structure close to where street access is available and by maintaining a smaller building footprint. The steep slope of the site in this location means that the average height calculates to 28 feet instead of 25 feet above the average natural grade. The height exception for the additional 3-feet is warranted due to the existing constraints of the site including topography, setbacks, and grading requirements. The additional 3 feet will not deprive the adjacent lots of any solar exposure as seen in the solar study provided in Attachment 3 Project Plans page A5.0. 2 Zoning Regulations 17.16.020.E.2.e; Other Yard Building Height Exceptions: Upon approval of a use permit, the Director may allow exceptions to the standards… Such exceptions may be granted in any of the following and similar circumstances…: When the property that will be shaded by the excepted development will not be developed or will not be deprived of reasonable solar exposure, considering its topography and zoning. 3 Zoning Regulations 17.16.040; Height: The height of a building is the vertical distance from the average level of the ground under the building to the topmost point of the roof, including parapets. The average level of the ground is determined by adding the elevation of the lowest point of the part of the lot covered by the building to the elevation of the highest point of the part of the lot covered by the building, and divided by two. 4 Zoning Regulations 17.16.040; Table 5.5: Maximum Height by Zone: R-1 zone maximum height is 25 feet (up to 35 feet with approval of an administrative use permit) Figure 1: Height measurement from average natural grade. PC2 - 4 USE-1520-2015 2390 Loomis Street & 48 Buena Vista Avenue Page 5 Secondary Dwelling Unit: The purpose of Chapter 17.21 is substantially served. The proposed project meets all performance standards for secondary dwelling units, set forth by the Zoning Regulations (Section 17.21.010). Table 1 below summarizes the performance standards and indicates if each is met, not met, or not applicable. Table 1: Summary of Performance Standards - Secondary Dwelling Units # Performance Standard Status 1 Secondary dwelling units shall conform to all applicable building and construction codes. Complies 2 Nothing in this section prohibits applicants from requesting exceptions or variances from the strict interpretation of Zoning Regulations to the extent allowed by said regulations for any other use. Complies 3 Secondary dwelling units shall be designed as to provide separate living conditions and provide a safe and convenient environment for the occupants. Complies 4 Secondary dwelling units should also be architecturally and functionally compatible with the primary residence. (Ord. 1004 1 (part), 1984; prior code 9930) Complies 5 The height of second units should be consistent with surrounding residential structures. Unless adequate setbacks justify otherwise, secondary dwelling units that result in two-story construction shall be setback from the first floor to allow for solar access and reduced overlook. Complies 6 Site planning: Secondary dwelling units should be located behind or above the existing dwelling on the site. Designs that significantly alter the street appearance of the existing residence shall be discouraged. Complies 7 Private Open Space: A minimum of 250 square feet of private open space must be provided for secondary dwelling units exclusive of a minimum of 250 square feet to be provided for the primary residence on the property. Complies 8 Significant alterations to landform or removal of native trees or significant landscape trees shall be discouraged. Complies 9 A landscape plan shall be required for new secondary dwelling units. A minimum 5-foot wide landscape planter with screening shrubs shall separate parking areas from adjacent properties. Landscape shrubs and trees shall be required for areas between secondary unit and adjacent properties Complies 10 Parking: Secondary dwelling units that are 450 square feet or smaller shall require 1 parking space, regardless of zoning district. Parking for secondary dwelling units may be provided in tandem to allow one parking space in the driveway for the secondary dwelling unit. Complies 11 Alterations to designated historic properties or structures to allow new construction of a secondary dwelling unit shall be reviewed by the Cultural Heritage Committee for consistency with the Secretary of Interior Standards for treatment of a historic property. N/A The project is also consistent with Purpose “4” (Section 17.21.010) for secondary dwelling units because the project expands housing opportunities for low-income and moderate-income or elderly households by increasing the number of rental units available within existing neighborhoods. PC2 - 5 USE-1520-2015 2390 Loomis Street & 48 Buena Vista Avenue Page 6 3.2 Consistency with the General Plan The proposed project is consistent with the Land Use Element Residential Project Objectives (LUE 2.3.11) because the project includes adequate usable outdoor area, allows for pleasant views towards the project, and adequate parking is provided. The project design is consistent with the Land Use Element policy for Compatible Development (LUE 2.3.9) because the project continues the rhythm of development that reflects the existing development in the area including front yard setbacks, street orientation, and architectural design. The project is also consistent with Housing Element Program 6.10 5 because it increases residential density at an appropriate location and the incorporation of Assembly Bill 1866 (2003) which encourages creation of Secondary Dwelling Units. 4.0 CONCLUSION Staff recommends approval of the applicant’s request to allow a single-family residence with a minor setback reduction and a height exception of 3 feet. The additional 3 feet will not deprive the adjacent lots of any solar exposure. The setback reduction is warranted due to the abnormal lot lines that are not parallel, the steep slope of the site, and the adjacent land designation C/OS-5, that will not deprive the adjacent property of reasonable solar access. The property is a legal lot that is within an R-1 zone with a Special Considerations Overlay designated to address development on the hillside. The proposed project has been designed to minimize the amount of grading on the hillside slope consistent with Hillside Development Standards, the City’s Grading Ordinance, and the General Plan. 5.0 ALTERNATIVES 5.1 Continue the project with direction to the applicant and staff on pertinent issues. 5.2 Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations and applicable City policy. 6.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Administrative Hearing August 27, 2015 (Staff Report) 4. Project Plans 5. Solar Study 5 General Plan Housing Element Program 6.10: To help meet the Quantified Objectives, the City will support residential infill development and promote higher residential density where appropriate. PC2 - 6 RESOLUTION NO. PC-XXXX-15 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE CONSTRUCTION OF A SINGLE-FAMILY RESIDENCE WITH AN ATTACHED SECONDARY DWELLING UNIT IN THE S-OVERLAY ZONE THAT INCLUDES A HEIGHT EXCEPTION AND A SETBACK EXCEPTION WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED SEPTEMBER 23, 2015 (2390 LOOMIS STREET & 48 BUENA VISTA AVENUE USE-1520-2015) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on September 23, 2015, pursuant to a proceeding instituted under USE-1520-2015, Jeff Kraft, applicant. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission 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 Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings: 1. The project will not be detrimental to the health, safety and welfare of persons living or working at the site or in the vicinity because the proposed addition will be compatible with site constraints and the scale and character of the neighborhood. 2. The project will not constitute a grant of special privilege due to the constraints of the site that include an increasing average slope along the rear property line. 3. The adjacent properties will not be deprived of reasonable solar access because the portion of the residence requiring a setback exception will cast no greater shadow than the portions of the residence which meet the setback/height requirements of the City’s Zoning Regulations. 4. No useful purpose would be realized by requiring full setbacks because no significant fire protection, emergency access, privacy or security impacts are anticipated. Attachment 1 PC2 - 7 Planning Commission Resolution No. PC-XXXX-15 USE-1520-2015 (2390 Loomis Street & 48 Buena Vista Avenue) Page 2 5. The design and approach to grading is consistent with the open space element of the general plan, in such that; the proposed project keeps a low profile and conforms to the natural slopes, and site grading is kept to a minimum. Section 2. Environmental Review. The project is categorically exempt under Class 3 (New Construction or Conversion of Small Structures) of the CEQA guidelines, because the proposed project is a single-family residence in a residential zone that will not have a significant effect on the environment. Section 3. Action. The Planning Commission does hereby approve application USE- 1520-2015 subject to the following conditions: Planning Department 1. A building plan check submittal that is in full conformance with submitted project plans and project description, and incorporating the following conditions of approval, shall be submitted for review and approval of the Community Development Department. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project approval. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. 2. The proposed secondary dwelling unit shall be reviewed separate from this Administrative Use Permit per Zoning Regulations Chapter 17.21.010. 3. Plans submitted for a building permit shall call out all proposed colors and materials on elevation drawings. 4. The minimum setback from the north property line to the proposed structure shall not be less than 12 feet with a maximum wall height of 28 feet from the natural average grade. 5. The building plan and grading plan shall be in compliance with the City’s Community Design Guidelines Chapter 7.2 Hillside Development. 6. The grading plan shall ensure that development near or on portions of the hill do not cause, or make worse, natural hazards (such as erosion, sedimentation, fire, or water quality concerns). 7. Grading plans shall include erosion and sediment control practices including temporary vegetation sufficient to stabilize disturbed areas. 8. As shown in the Planning submittal, plans submitted for a building permit shall clearly indicate a parking plan, showing designated parking spaces for both the secondary dwelling unit and existing single-family residence. 9. 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 Attachment 1 PC2 - 8 Planning Commission Resolution No. PC-XXXX-15 USE-1520-2015 (2390 Loomis Street & 48 Buena Vista Avenue) Page 3 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) 10. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or 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, in whole or in part, the City's approval of this project. In the event that the City fails to promptly notify the Owner / Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect. Engineering Division 11. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing frontage improvements be altered or upgraded to comply with city standard M.C. 12.16.050. 12. The building plan submittal shall include a complete construction staging plan to the satisfaction of the Public Works Department. 13. Frontage improvements would generally be required for both Loomis Street and Buena Vista Avenue with this project. The city will support the deferral of frontage improvements along both Loomis Street and Buena Vista Avenue with the recordation of a covenant agreement to install the required improvements at a later date. A covenant agreement regarding the approval to defer frontage improvements shall be recorded prior to building permit issuance. The city will prepare the agreement for recordation. A nominal recording fee will be required. 14. The building plan submittal shall show the new driveway approach to be installed per ADA and city standards. The current ADA and city standard requires a 4’ accessible sidewalk extension behind the ramp. The driveway slope shall comply with the parking and driveway standard #2130 for downsloping driveways. The building plan submittal shall include additional detail showing the vertical curve and critical spot elevations and/or contours to show compliance. 15. The driveway approach shall be generally aligned with the garage door opening. The driveway approach and improved driveway located within the public right-of-way shall be perpendicular to the adjoining right-of-way and shall not be offset or require access at an off-set angle. 16. Development of the driveway and parking areas shall comply with the parking and driveway standards for dimension, maneuverability, slopes drainage and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking Attachment 1 PC2 - 9 Planning Commission Resolution No. PC-XXXX-15 USE-1520-2015 (2390 Loomis Street & 48 Buena Vista Avenue) Page 4 area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 17. The building plan submittal shall include a complete site utility plan. 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. Services to the new structure shall be underground. All work in the public right-of-way shall be shown or noted. 18. The new water service and water meter(s) shall be sized in accordance with the approved fire sprinkler plans. If separate water meters are proposed for the residence and the secondary dwelling unit, then the service shall be installed with a meter manifold rather than adding a second service. 19. The building plan submittal shall include a complete grading and drainage plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development will alter and/or increase the stormwater runoff from this site. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 20. An engineered grading plan and drainage report prepared by a licensed civil engineer will be required for this development project. The plan and report shall be provided in conjunction with the building permit plan submittal. The plan and report shall evaluate the existing and proposed grading and drainage. The soils engineer and civil engineer shall collaborate on any requirements for slope stability, brow ditch construction or other diversion to direct the improved and/or existing drainage away from the existing Loomis cut slope, and to evaluate a non-erosive outlet or level spreader design to mimic historic drainage. 21. The building plan submittal shall include a complete drainage report showing compliance with the Waterway Management Plan Volume III, Drainage Design Manual. The building plan submittal shall include erosion control measures in accordance with Section 10.0 of the manual and post-development stormwater quality management in accordance with Engineering Standard Section 1010.B. 22. A soils engineer shall review all levels of construction of this project that are recommended in the soils report prepared by Beacon Geotechnical Incorporation due to the sensitive nature of this hillside development. 23. The building plan submittal shall include a Post Construction Stormwater Control Plan Template as available on the City’s Website. The template will be used to document the expected exemption or minor project compliance summary for the requirements of the Regional Water Quality Control Board. Attachment 1 PC2 - 10 Planning Commission Resolution No. PC-XXXX-15 USE-1520-2015 (2390 Loomis Street & 48 Buena Vista Avenue) Page 5 24. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3” or greater. Offsite trees along the adjoining property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals may require approve by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. 25. The building plan submittal shall show all existing and proposed street trees. Street trees are required along Buena Vista Street at this time. Street trees along Loomis Street may be deferred until frontage improvements are installed. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve tree species and planting requirements. 26. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Utilities Department 27. The existing water meter serving a neighboring property on Buena Vista Avenue shall be relocated outside of the proposed driveway apron consistent with City Engineering Standards. Fire Department 28. An NFPA 13-D fire sprinkler system shall be required. 29. The structure(s) shall comply with the following requirements of the 2013 California Building Code, Chapter 7A, for materials and construction methods for exterior wildfire exposure. This will include ignition resistant siding, a Class-A fire-rated roof assembly, and ignition resistant vents, including, roof, attic, and sub-floor vents. On motion by Commissioner Multari, seconded by Commissioner Fowler, and on the following roll call vote: AYES: Commissioners NOES: REFRAIN: ABSENT: Attachment 1 PC2 - 11 Planning Commission Resolution No. PC-XXXX-15 USE-1520-2015 (2390 Loomis Street & 48 Buena Vista Avenue) Page 6 The foregoing resolution was passed and adopted this 23rd day of September, 2015. _____________________________ Steven, Secretary Planning Commission Attachment 1 PC2 - 12 PF C/OS-5 R-1-S R-1 R-1-SR-1-S R-1 R-1 LO O M I S B U E N A V I S T A VICINITY MAP USE-1520-201548 BUENA VISTA ¯ Attachment 2 PC2 - 13 Administrative Hearing Agenda Report ITEM # 1 FROM: Kyle Bell, Assistant Planner MEETING DATE: August 21, 2015 FILE NUMBER: USE-1520-2015 (A) PROJECT ADDRESS: 2390 Loomis SITUATION: The applicant has applied for an Administrative Use Permit to request to allow construction of a single family residence in the Single Family Residential Zone with Special Considerations overlay (R-1-S) zone, with exceptions to allow a maximum height of 28-feet from average grade, and a 12-foot yard setback where 15-feet would be required. The home would occupy an existing legal lot and also be subject to Administrative review of a proposed attached secondary dwelling unit. A use permit is required to allow the establishment of any new use within the Special Considerations (S-overlay) zone. The S-overlay is in place at the subject location due to the visibility of Highway 101 and the sensitive nature of hillside development. SITE DESCRIPTION: The project site is an existing 13,321 square foot lot with direct access off of Buena Vista in Monterey Heights. The lot is located in a small subdivision of older existing homes, most of which are contemporary in style. The site has all necessary utilities currently at the site, including sewer, water, power, and a fire hydrant. The property is a downward sloping lot from west to east with an average grade of approximately 30%. The property borders an open space area to the north and undeveloped R-1-S property to the south. On the downhill side of the lot it is bordered by Loomis Street, which has a wide undeveloped right-of-way bordering the site. The site is 650-feet west of, and 150-feet above Highway 101. PROJECT DESCRIPTION: The applicant has proposed to develop the site with a 1,802 square foot home with attached 438 square foot secondary dwelling unit. Outdoor space for both units is provided through a combination of decks facing westward and on the roof, keeping all hardscape under 2,500 square feet. The remainder of the site would remain in its natural state. The elevations of the home combine glass panels, cement board panels, wood siding and metal panels with dimensional variation and coloring to create interest and reduce the mass of the structure. Cantilevered decks create shading from the sun, reduce glare, and screen freeway views from inside the house. All exterior lighting will be designed to meet City lighting design criteria, including the night sky requirements. As conditioned, landscaping to undisturbed portions of the site will be limited to native trees and plantings, which will help the home blend into the site. A rain catchment system has been proposed to provide controlled overflow release to maintain historical sheet flow. EVALUATION: Upon approval of a use permit, the director may allow exceptions to other yard building height setbacks when the exception is of a minor nature, involving an insignificant portion of total available solar exposure and the adjacent property will not be deprived of reasonable solar exposure considering the adjacent property is zoned Conservation Open Space. The request to allow a 12-foot setback where 15-feet is required at the northeast corner of the home. Approximately 0.79% of the total building square footage would intrude on the required setback, where the building measures 35-feet from Attachment 3 PC2 - 14 Page 2 USE 1520-2015 (2390 Loomis Street) existing grade. Additionally an exception for 28-foot maximum height from average natural grade, for the rear of the building where 35-feet would be allowed with an administrative use permit, is being requested due to the steep slope. The area requiring an exception is approximately 17-square feet at the northeast corner of the home, as called out on sheet 1-1 of the project plans. This height is setback 12-feet from the property line. Per Subdivision Regulations (Section 16.18.130) grading and terracing of hillsides shall be kept to an absolute minimum, consistent with hillside protection policies in the land use and open space elements of the general plan. Grading design shall minimize grading on individual lots; generally, locate houses close to the street; minimize the grading of visible driveways. The proposed project utilizes the portion of the site that is closest to the street and the design of the structure uses stepped foundations in order to minimize grading on the hillside, a setback exception is warranted due to strict compliance with setback regulations would increase the amount of necessary grading. RECOMMENDATION: Approve the Administrative Use Permit request to allow development of the site with exceptions to property development standards, subject to findings and conditions of approval. Findings 1. The project will not be detrimental to the health, safety and welfare of persons living or working at the site or in the vicinity because the proposed addition will be compatible with site constraints and the scale and character of the neighborhood. 2. The project will not constitute a grant of special privilege due to the constraints of the site that include an increasing average slope along the rear property line. 3. The adjacent properties will not be deprived of reasonable solar access because the portion of the residence requiring a setback exception will cast no greater shadow than the portions of the residence which meet the setback/height requirements of the City’s Zoning Regulations. 4. No useful purpose would be realized by requiring full setbacks because no significant fire protection, emergency access, privacy or security impacts are anticipated. 5. The design and approach to grading is consistent with the open space element of the general plan, in such that; the proposed project keeps a low profile and conforms to the natural slopes, and site grading is kept to a minimum. 6. The project is categorically exempt from environmental review (Class 3, Section 15303, New Construction or Conversion of Small Structures, CEQA Guidelines), because the proposed project is a single-family residence in a residential zone that will not have a significant effect on the environment. Conditions 1. A building plan check submittal that is in full conformance with submitted project plans and the following conditions of approval shall be submitted for review and approval of the Community Development Department. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project Attachment 3 PC2 - 15 Page 3 USE 1520-2015 (2390 Loomis Street) approval as Sheet No. 2. Reference should be made in the margin of listed items as to where in plans requirements are addressed. 2. The proposed secondary dwelling unit shall be reviewed separate from this Administrative Use Permit per Zoning Regulations Chapter 17.21.010. 3. Plans submitted for a building permit shall call out all proposed colors and materials on elevation drawings. 4. The minimum setback from the north property line to the proposed structure shall not be less than 12-feet with a maximum wall height of 28-feet from the natural average grade. 5. The building plan and grading plan shall be in compliance with the City’s Community Design Guidelines Chapter 7.2 Hillside Development. 6. The grading plan shall ensure that development near or on portions of the hill do not cause, or make worse, natural hazards (such as erosion, sedimentation, fire, or water quality concerns). 7. Grading plans shall include erosion and sediment control practices including temporary vegetation sufficient to stabilize disturbed areas. 8. 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) 9. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or 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, in whole or in part, the City's approval of this project. In the event that the City fails to promptly notify the Owner / Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect. Action:  Approve  Approve as modified  Deny  Continue to: _______________ to allow ________________________________  Continue indefinitely to allow: _________________________________________ ___________________________________ Hearing Officer Attachment 3 PC2 - 16 Co v e r S h e e t CS . 1 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G PL A N I N G C O M I S S I O N M E E T I N G S E T Attachment 4 PC2 - 17 Ti t l e S h e e t TS . 1 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G AB B R E V I A T I O N S "I " J O I S T IN T E R I O R HE I G H T IN C H LI N E A L F O O T LA T E R A L LE N G T H JO I N T JO I S T ID IJIN T INHTHS B LL H LA T LFJTLJS T MA X I M U M MI N I M U M MA X MF R MOMI W MI S C MI N MB LL V LO N G L E G H O R I Z O N T A L LO N G L E G V E R T I C A L IN S I D E D I A M E T E R HI G H S T R E N G T H B O L T MA N U F A C T U R E R MA L L E A B L E I R O N W A S H E R MA S O N R Y O P E N I N G MI S C E L L A N E O U S MA C H I N E B O L T NE W NO R M A L NO M I N A L OV E R H E A D OP E N I N G ON C E N T E R NE A R S I D E NO R M NO M NI C (N ) OP N G OHOFODOCNT S NS PL Y W O O D OP P O S I T E OR I G I N A L PA V E M E N T RA D I U S PPOR I G PL Y W D OP P R o r R A D PV M T PV C PT D F PA R T I A L P E N E T R A T I O N PO L Y V I N Y L C L O R I D E PR E S S U R E T R E A T E D D O U G L A S F I R PE N E T R A T I O N OU T S I D E F A C E OU T S I D E D I A M E T E R NO T T O S C A L E NO T I N C O N T R A C T DE G R E E ATAN D AN G L E NU M B E R PL U S O R M I N U S PL A T E / P R O P E R T Y L I N E PE R P E N D I C U L A R PE R C E N T PA R A L L E L FL O W L I N E DI A M E T E R CE N T E R L I N E BO A R D AN C H O R BE L O W F I N I S H E D F L O O R AV E R A G E AR C H I T E C T / A R C H I T E C T U R A L AP P R O X I M A T E AL U M I N U M AL T E R N A T E AG G R E G A T E AB O V E F I N I S H E D F L O O R AD D I T I O N A L AR E A D R A I N AS P H A L T C O N C R E T E AN C H O R B O L T Ø°@&L ±%#¡AL T AG G AF F ADAC BF F BDAV G ALAB AP P R O X AR C H AN C H AD D L BO T T O M BL O C K CE I L I N G CL E A R CO N C R E T E M A S O N R Y U N I T CH E C K E R E D BE T W E E N BE A R I N G BO T T O M O F F O O T I N G BE A M / B E N C H M A R K BL O C K I N G CE N T E R CO L U M N DO U B L E CO N N E C T I O N DI M E N S I O N DI A G O N A L DI A M E T E R DO U G L A S F I R PE N N Y ( N A I L S I Z E ) CO U N T E R S U N K CO M P L E T E P E N E T R A T I O N CO N T I N U O U S CO N S T R U C T I O N CO N C R E T E BO T BO F BMBL K CJ CM U CL R CL G CI P BR G CP CT R CO L DI M DI A DFDB L dCO N N DI A G CT S K CO N T CO N S T CO N C CK R D BT W N BL K G BU I L D I N G BL D G CO N T R O L J O I N T / CA S T I N P L A C E RE D W O O D RE Q U I R E D RI G H T RA F T E R RE I N F O R C I N G SU B G R A D E SC H E D U L E SA D RW D RTRORF T R RE Q D RE I N F SGSFSE D SDSC H SC D SB SP A C E SH E E T I N G SI M I L A R ST I F F E N E R ST A N D A R D ST A G G E R E D SQ U A R E SP E C SPSM D SI M SH T G ST G D ST I F F ST D SQSP D SH T SH E E T SA N I T A R Y S E W E R SE E P L U M B I N G D R A W I N G S SP E C I F I C A T I O N SE E M E C H A N I C A L D R A W I N G S DR A W I N G S SE E E L E C T R I C A L D R A W I N G S SE E C I V I L D R A W I N G S SE E A R C H I T E C T U R A L D R A W I N G S SQ U A R E F E E T ST O R M D R A I N SO L I D B L O C K RO U G H O P E N I N G SH E A R W A L L ST R U C T U R A L ST E E L TH R E A D E D TO E N A I L TH I C K SY M SWST R U C ST L TCT& G T& B TO A TNTH K TH R D TGTDTC C TI L T U P TY P I C A L TU B E S T E E L TO T A L VE R T I C A L WI T H O U T WI T H TU TY P TSTPTO W TO T W/ O W/ UN O VE R T VI F TO F UN L E S S N O T E D O T H E R W I S E VE R I F Y I N F I E L D TO P O F P A V E M E N T TO P O F W A L L SY M M E T R I C A L TO P O F S T R U C T U R E TO P O F C O N C R E T E C U R B TO N G U E A N D G R O V E TO P O F A L U M I N U M TO P O F F O O T I N G TO P O F C O N C R E T E TO P O F G R A T E TR E N C H D R A I N TO P A N D B O T T O M EA C H DI T T O DO W N EQ U A L EQ U I P M E N T ED G E N A I L I N G EM B E D M E N T EL E C T R I C A L EL E V A T I O N EA C H F A C E EA C H E N D EX I S T I N G DR A W I N G FI N I S H FL O O R FI E L D N A I L I N G FI N I S H G R A D E FI N I S H F L O O R FO U N D A T I O N FL O O R D R A I N EX T E R I O R EX P A N S I O N EX C A V A T I O N / E X C A V A T E EA C H W A Y EA C H S I D E (E ) o r E X I S T EEEADW G DODN EF EQEN FDEX T EX P EX C EW FNFI N FL R FGFFFD N ESEL E C EL o r E L E V EQ P T EM B E D FU T U R E GA L V A N I Z E D GR A D E B R E A K FO O T I N G FO O T / F E E T FA R S I D E / F L O O R S I N K FR A M I N G GA G E / G A U G E FA C E O F W A L L FA C E O F S T U D FA C E O F C O N C R E T E C U R B FA C E O F M A S O N R Y FA C E O F : C O N C R E T E / C O L U M N FA C E O F GY P S U M GR O U N D GR A D E HA N G E R HE A D E R HI G H S T R E N G T H G R O U T HI G H P O I N T HO R I Z O N T A L HO L D D O W N GL U E D L A M I N A T E D B E A M GI R D E R FO W FO M FO S FO C FO GB FU T FT G GA FTFS HDGY P GR D GL B HS G HD R HP HG R GD R GA L V HO R I Z GR N D FR M G FO C C RE F DI S T A N C E DI S T RE F E R E N C E WO R K P O I N T WW F WP WE L D E D W I R E F A B R I C WD WO O D CO N S T R U C T I O N J O I N T TO S TO P O F S T E E L / ST A I N L E S S S T E E L / SSSL A D S E E L A N D S C A P E A R C H I T E C T S ' PE N P L Y W O O D E D G E N A I L I N G / GE N E R A L N O T E S - D I M E N S I O N I N G GE N E R A L N O T E S PR O J E C T D E S C R I P T I O N PR O J E C T D A T A SU B M I T T A L R E Q U I R E M E N T S VE N T I L A T I O N S C H E D U L E SP E C I A L I N S P E C T I O N S BU I L D I N G D A T A FI R E P R O T E C T I O N N O T E S AR C H I T E C T U R A L CS 1 . 0 C O V E R S S H E E T T1 . 0 1 T I T L E S H E E T A1 . 0 S I T E P L A N A2 . 0 F L O O R P L A N : R O O F L E V E L A2 . 1 F L O O R P L A N : T O P L E V E L A2 . 2 F L O O R P L A N : M A I N L E V E L A2 . 3 F L O O R P L A N : B O T T O M L E V E L A3 . 0 E X T E R I O R E L E V A T I O N S A3 . 1 E X T E R I O R E L E V A T I O N S A4 . 0 B U I L D I N G S E C T I O N S A4 . 1 B U I L D I N G S E C T I O N S A6 . 0 S T A I R P L A N S , S E C T I O N S , A N D D E T A I L S A8 . 0 D O O R & W I N D O W S C H E D U L E CI V I L ST R U C T U R A L S- 3 L O W E R F O U N D A T I O N P L A N S- 4 U P P E R F O U N D A T I O N P L A N S- 5 S E C O N D F L O O R F R A M I N G P L A N S- 6 R O O F D E C K F R A M I N G P L A N ME C H A N I C A L M1 . 0 M E C H A N I C A L P L A N M1 . 1 M E C H A N I C A L P L A N EL E C T R I C A L E1 . 0 E L E C T R I C A N D L I G H T I N G P L A N E1 . 1 E L E C T R I C A N D L I G H T I N G P L A N PL U M B I N G SH E E T I N D E X AR C H I T E C T CH R I S P A R D O D E S I G N : EL E M E N T A L A R C H I T E C T U R E 15 5 6 N . P A L M C A N Y O N D R I V E PA L M S P R I N G S , C A SU I T E D 2 0 2 PH O N E : 2 0 6 . 3 2 9 . 1 6 5 4 CO N T A C T : S T E V E T U R L E Y EM A I L : t u r l e y @ e l e m e n t a l a r c h i t e c t u r e . c o m CI V I L CA N N O N 10 5 0 S O U T H W O O D D R . SA N L U I S O B I S P O , C A 9 3 4 0 1 PH O N E : 8 0 5 . 5 0 3 . 4 5 2 1 CO N T A C T : J O H N R O G E R S EM A I L : j o h n r @ c a n n o n c o r p . u s ST R U C T U R A L DT E N G I N E E R I N G 35 2 5 D E L M A R H E I G H T S R O A D , S U I T E 3 3 1 SA N D I E G O , C A 9 2 1 3 0 PH O N E : 6 1 9 . 9 4 0 . 6 2 5 7 CO N T A C T : D A V I D T H O M A S EM A I L : d a v i d @ d t e n g s d . c o m ST R U C T U R A L D E S I G N AS U L PH O N E : 8 6 6 . 8 9 8 . 9 2 0 9 CO N T A C T : T I M R U S S E L L EM A I L : r u s s e l l @ a s u l . u s A S M O K E D E T E C T O R S H A L L B E I N S T A L L E D I N E A C H H A B I T A B L E R O O M . A S M O K E D E T E C T O R S H A L L B E C E N T R A L L Y L O C A T E D O N E A C H F L O O R . AN A D D I T I O N A L S M O K E D E T E C T O R S H A L L B E I N S T A L L E D I N E A C H L O C A T I O N WH E R E T H E R E I S A C E I L I N G H E I G H T C H A N G E G R E A T E R T H A N 2 4 " . SM O K E D E T E C T O R S T O B E 1 1 0 v H A R D W I R E D , I N T E R C O N N E C T E D , W I T H BA T T E R Y B A C K U P P E R I R C R 3 1 3 WS E C 5 0 1 . 1 A N D 9 0 1 - F R O M T A B L E 9 - 1 - O P T I O N 5 b HI G H E F F I C I E N C Y W A T E R H E A T E R I S R E Q U I R E D T O D E V E L O P O N E C R E D I T . PE R I R C R 3 1 5 . 1 A N D W A C 5 1 - 5 0 - 0 9 0 7 F O R N E W C O N S T R U C T I O N , A N A P P R O V E D CA R B O N M O N O X I D E A L A R M S H A L L B E I N S T A L L E D O U T S I D E O F E A C H S E P A R A T E SL E E P I N G A R E A I N T H E I M M E D I A T E V I C I N I T Y O F T H E B E D R O O M I N D W E L L I N G UN I T S W I T H I N W H I C H F U E L - F I R E D A P P L I A N C E S A R E I N S T A L L E D A N D I N DW E L L I N G U N I T S T H A T H A V E A T T A C H E D G A R A G E S . S I N G L E S T A T I O N C A R B O N MO N O X I D E A L A R M S S H A L L B E L I S T E D A S C O M P L Y I N G W I T H U L 2 0 3 4 A N D S H A L L BE I N S T A L L E D I N A C C O R D A N C E W I T H T H I S C O D E A N D T H E M A N U F A C T U R E R ' S IN S T A L L A T I O N I N S T R U C T I O N S . CO SY M B O L S &A N D ∠ AN G L E @A T ℄ CE N T E R L I N E ⅊ PL A T E O R P R O P E R T Y L I N E Ø DI A M E T E R # N U M B E R X L E T T E R 01 A A4 . 0 4 4 1 X A4 . 0 CO L U M N L I N E R E F E R E N C E DE T A I L N U M B E R SH E E T N U M B E R SE C T I O N / E L E V A T I O N L E T T E R SH E E T N U M B E R EL E V A T I O N I N D I C A T O R DO O R M A R K , R E F E R T O S H E E T A 8 . 0 FO R D O O R S C H E D U L E P WI N D O W M A R K , R E F E R T O S H E E T A 8 . 0 FO R W I N D O W S C H E D U L E WA L L T Y P E - R E F E R T O W A L L T Y P E S S H E E T AX . X KE Y N O T E 10 0 C F M O N T I M E R 50 C F M O N S W I T C H 10 0 C F M O N S W I T C H -W H O L E H O U S E F A N ME C H A N I C A L V E N T I L A T I N G S Y S T E M S I N BA T H R O O M S , L A U N D R Y R O O M S A N D SI M I L A R R O O M S S H O U L D E X H A U S T DI R E C T L Y T O T H E O U T S I D E . T H E P O I N T O F DI S C H A R G E O F E X H A U S T A I R S H A L L B E A T LE A S T T H R E E F E E T F R O M A N Y O P E N I N G IN T O T H E B U I L D I N G . W A C V I A Q 5 1 - 1 3 31 CA R B O N M O N O X I D E A L A R M SM O K E D E T E C T O R S GE N E R A L N O T E S Attachment 4 PC2 - 18 SI T E P L A N SC A L E : 1 : 1 0 EX . 1 6 " P I N E TR E E RU N O F F D I S S I P A T I O N SW A L E ( 1 2 " D E E P W / LE V E L T O P ) 20 ' S E T B A C K 5.86'(5' MIN. SETBACK) 9.17'(9' MIN. SETBACK) 12.04'(12' MIN. SETBACK) 13.18'(13' MIN. SETBACK) Si t e P l a n A 1. 0 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G SE E C I V I L D R A I N A G E P L A N F O R T H E F O L L O W I N G : 1. F R O N T A G E I M P R O V E M E N T S 2. U T I L I T Y S E R V I C E S ( E X I S T I N G A N D P R O P O S E D ) 3. S I T E D R A I N A G E I M P R O V E M E N T S 4. E X I S T I N G & P R O P O S E D G R A D E S 5. C O N T O U R S & S P O T E L E V A T I O N S 6. F I N I S H F L O O R E L E V A T I O N S 7. R E T A I N I N G W A L L S 8. P U B L I C W A T E R , S E W E R , S T O R M D R A I N S LA N D S C A P E N O T E S 1. N O A D D I T I O N A L S P E C I E S W I L L B E P L A N T E D . 2. T H E N A T U R A L L A N D S C A P E I S T O R E M A I N TH R O U G H O U T T H E P R O P E R T Y . 1, S E E S E P A R A T E L A N D S C A P E P L A N S 2. A L L P L A N T S A R E N A T I V E D R O U G H T T O L L E R A N T S P E I C E S T O B E I R R A G A T E D B Y R A I N W A T E R / G R A Y - W A T E R S Y S T E M 3. A L L E X I S T I N G T R E E S T O R E M A I N 9. D E T A I L E D S E T B A C K A N D E L E V A T I O N S Attachment 4 PC2 - 19 A B C D1 FL O O R P L A N : R O O F L E V E L SC A L E : 1 / 4 " = 1 ' - 0 " 4 A4 . 1 1 A3 . 0 2 A3 . 0 3 A3 . 0 4 A3 . 0 2X W O O D D E C K I N G 2X W O O D S L E E P E R TP O R O O F M E M B R A N E RO O F D E T A I L SC A L E : 1 " = 1 ' - 0 " 2 Fl o o r P l a n s Ro o f L e v e l A 2. 0 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G 1. A L L W A L L L A Y O U T D I M E N S I O N S A R E T O F A C E O F S T U D , U N O . 2. W H E R E I N D I C A T E D , R E Q U I R E D M I N I M U M C L E A R A N C E S A R E M E A S U R E D T O F A C E O F FI N I S H M A T E R I A L A N D S H A L L B E V E R I F I E D B E F O R E W A L L S A R E F R A M E D . 3. P R O V I D E A P P R O P R I A T E W A L L D E P T H W H E R E A N Y E Q U I P M E N T I S T O B E R E C E S S E D I N WA L L . 4. W A L L S A R E T O B E B U I L T F U L L H E I G H T T O U N D E R S I D E O F S T R U C T U R A L F R A M I N G , TY P I C A L U . N . O . 5. V E R I F Y A L L N E W P L U M B I N G F I X T U R E S A N D A P P L I A N C E S W I T H O W N E R O R AR C H I T E C T , P R I O R T O P L A C I N G O R D E R . 6. A L L N E W E X T E R I O R G R A D E , C O N C . P A T I O S , D E C K S , W A L K W A Y S S H A L L S L O P E 14 I N C H PE R F O O T M I N . A W A Y F R O M B U I L D I N G , T Y P I C A L . 7. S E E M E P F O R G E N E R A L E L E C T R I C A L , M E C H A N I C A L , P L U M B I N G N O T E S A N D ME C H A N I C A L E Q U I P M E N T S P E C I F I C A T I O N S . RO O M R E Q U I R E M E N T S 8. C E I L I N G H E I G H T A T A L L H A B I T A B L E R O O M S S H A L L H A V E A M I N I M U M O F 7 ' - 6 " ( R E F E R TO P L A N S F O R A C T U A L C E I L I N G H E I G H T S ) . 9. G L A Z I N G I N N E W D O O R S A N D N E W W I N D O W S S H A L L B E S A F E T Y G L A Z I N G ( F U L L Y TE M P E R E D G L A S S ) , P E R C B C 2 4 0 6 . 3 , S E E W I N D O W A N D D O O R N O T E S F O R S P E C I F I C RE Q U I R E M E N T S , A N D E L E V A T I O N S A N D D O O R A N D W I N D O W S C H E D U L E F O R T E M P E R E D GL A S S L O C A T I O N S . 10 . P R O V I D E S M O K E D E T E C T O R S A T A L L B E D R O O M S , H A L L S L E A D I N G T O B E D R O O M S AN D O N E A T E A C H F L O O R P E R 2 0 1 3 C B C S E C T I O N 9 0 7 . 1 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 1 - 1 / 2 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R S W I N G S O V E R L A N D I N G . 2 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 7 - 3 / 4 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R D O E S N O T S W I N G O V E R L A N D I N G , Attachment 4 PC2 - 20 6 5 43 2 12 11 13 14 F E A 10 Ki t c h e n 12 ' - 0 " x 1 1 ' - 0 " 14 0 F T ² Li v i n g 12 ' - 0 " x 1 6 ' - 0 " 20 0 F T ² Be d r o o m 1 9' - 0 " x 1 3 ' - 0 " 12 5 F T ² Ga r a g e 20 ' - 0 " x 2 0 ' - 0 " 40 0 F T ² En t r y AD U SL O P E T O D R A I N SL O P E T O D R A I N SL O P E T O D R A I N FU T U R E S T A I R FU T U R E R O L L I N G BA R N D O O R FL O O R P L A N : T O P L E V E L SC A L E : 1 / 4 " = 1 ' - 0 " 4 A4 . 1 1 A3 . 02A3 . 0 3 A3 . 0 4 A3 . 0 Fl o o r P l a n s To p L e v e l A 2. 1 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G 1. A L L W A L L L A Y O U T D I M E N S I O N S A R E T O F A C E O F S T U D , U N O . 2. W H E R E I N D I C A T E D , R E Q U I R E D M I N I M U M C L E A R A N C E S A R E M E A S U R E D T O F A C E OF F I N I S H M A T E R I A L A N D S H A L L B E V E R I F I E D B E F O R E W A L L S A R E F R A M E D . 3. P R O V I D E A P P R O P R I A T E W A L L D E P T H W H E R E A N Y E Q U I P M E N T I S T O B E RE C E S S E D I N W A L L . 4. W A L L S A R E T O B E B U I L T F U L L H E I G H T T O U N D E R S I D E O F S T R U C T U R A L F R A M I N G , TY P I C A L U . N . O . 5. V E R I F Y A L L N E W P L U M B I N G F I X T U R E S A N D A P P L I A N C E S W I T H O W N E R O R AR C H I T E C T , P R I O R T O P L A C I N G O R D E R . 6. A L L N E W E X T E R I O R G R A D E , C O N C . P A T I O S , D E C K S , W A L K W A Y S S H A L L S L O P E 14 IN C H P E R F O O T M I N . A W A Y F R O M B U I L D I N G , T Y P I C A L . 7. S E E M E P F O R G E N E R A L E L E C T R I C A L , M E C H A N I C A L , P L U M B I N G N O T E S A N D ME C H A N I C A L E Q U I P M E N T S P E C I F I C A T I O N S . RO O M R E Q U I R E M E N T S 8. C E I L I N G H E I G H T A T A L L H A B I T A B L E R O O M S S H A L L H A V E A M I N I M U M O F 7 ' - 6 " (R E F E R T O P L A N S F O R A C T U A L C E I L I N G H E I G H T S ) . 9. G L A Z I N G I N N E W D O O R S A N D N E W W I N D O W S S H A L L B E S A F E T Y G L A Z I N G ( F U L L Y TE M P E R E D G L A S S ) , P E R C B C 2 4 0 6 . 3 , S E E W I N D O W A N D D O O R N O T E S F O R S P E C I F I C RE Q U I R E M E N T S , A N D E L E V A T I O N S A N D D O O R A N D W I N D O W S C H E D U L E F O R TE M P E R E D G L A S S L O C A T I O N S . 10 . P R O V I D E S M O K E D E T E C T O R S A T A L L B E D R O O M S , H A L L S L E A D I N G T O BE D R O O M S A N D O N E A T E A C H F L O O R P E R 2 0 1 3 C B C S E C T I O N 9 0 7 . 11 . A L L A P P L I A N C E S T O B E B Y O W N E R A N D E N E R G Y S T A R R A T E D . 1 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 1 - 1 / 2 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R S W I N G S O V E R L A N D I N G . 2 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 7 - 3 / 4 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R D O E S N O T S W I N G O V E R L A N D I N G , 3 4' - 1 0 " X 4 ' - 4 " E L E V A T O R . M O D E L T B D Attachment 4 PC2 - 21 Li v i n g 18 ' - 0 " x 1 6 ' - 0 " 28 8 F T ² Ki t c h e n 18 ' - 0 " x 1 5 ' - 0 " 26 0 F T ² Ma s t e r B e d r o o m 12 ' - 0 " x 1 4 ' - 0 " 16 8 F T ² Gu e s t B e d r o o m 11 ' - 2 " x 1 3 ' - 3 " 14 8 F T ² Gu e s t B e d r o o m 11 ' - 5 " x 1 3 ' - 3 " 15 1 F T ² FL O O R P L A N : M A I N L E V E L SC A L E : 1 / 4 " = 1 ' - 0 " 7 8 9 15 16 17 18 19 20 21 22 23 G H i J K L MN 4 A4 . 1 1 A3 . 0 2 A3 . 0 3 A3 . 0 4 A3 . 0 X X Fl o o r P l a n s Ma i n L e v e l A 2. 2 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G 1. A L L W A L L L A Y O U T D I M E N S I O N S A R E T O F A C E O F S T U D , U N O . 2. W H E R E I N D I C A T E D , R E Q U I R E D M I N I M U M C L E A R A N C E S A R E M E A S U R E D T O F A C E OF F I N I S H M A T E R I A L A N D S H A L L B E V E R I F I E D B E F O R E W A L L S A R E F R A M E D . 3. P R O V I D E A P P R O P R I A T E W A L L D E P T H W H E R E A N Y E Q U I P M E N T I S T O B E RE C E S S E D I N W A L L . 4. W A L L S A R E T O B E B U I L T F U L L H E I G H T T O U N D E R S I D E O F S T R U C T U R A L F R A M I N G , TY P I C A L U . N . O . 5. V E R I F Y A L L N E W P L U M B I N G F I X T U R E S A N D A P P L I A N C E S W I T H O W N E R O R AR C H I T E C T , P R I O R T O P L A C I N G O R D E R . 6. A L L N E W E X T E R I O R G R A D E , C O N C . P A T I O S , D E C K S , W A L K W A Y S S H A L L S L O P E 14 IN C H P E R F O O T M I N . A W A Y F R O M B U I L D I N G , T Y P I C A L . 7. S E E M E P F O R G E N E R A L E L E C T R I C A L , M E C H A N I C A L , P L U M B I N G N O T E S A N D ME C H A N I C A L E Q U I P M E N T S P E C I F I C A T I O N S . RO O M R E Q U I R E M E N T S 8. C E I L I N G H E I G H T A T A L L H A B I T A B L E R O O M S S H A L L H A V E A M I N I M U M O F 7 ' - 6 " (R E F E R T O P L A N S F O R A C T U A L C E I L I N G H E I G H T S ) . 9. G L A Z I N G I N N E W D O O R S A N D N E W W I N D O W S S H A L L B E S A F E T Y G L A Z I N G ( F U L L Y TE M P E R E D G L A S S ) , P E R C B C 2 4 0 6 . 3 , S E E W I N D O W A N D D O O R N O T E S F O R S P E C I F I C RE Q U I R E M E N T S , A N D E L E V A T I O N S A N D D O O R A N D W I N D O W S C H E D U L E F O R TE M P E R E D G L A S S L O C A T I O N S . 10 . P R O V I D E S M O K E D E T E C T O R S A T A L L B E D R O O M S , H A L L S L E A D I N G T O BE D R O O M S A N D O N E A T E A C H F L O O R P E R 2 0 1 3 C B C S E C T I O N 9 0 7 . 11 . A L L A P P L I A N C E S T O B E B Y O W N E R A N D E N E R G Y S T A R R A T E D 1 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 1 - 1 / 2 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R S W I N G S O V E R L A N D I N G . 2 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 7 - 3 / 4 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R D O E S N O T S W I N G O V E R L A N D I N G , 3 4' - 1 0 " X 4 ' - 4 " E L E V A T O R . M O D E L T B D Attachment 4 PC2 - 22 P R 24 ME C H A N I C A L RO O M Be d r o o m 9' - 2 " x 1 4 ' - 4 " 13 1 F T ² RE C R O O M 17 ' - 1 0 " x 1 0 ' - 9 " 19 2 F T ² FA M I L Y R O O M 17 ' - 1 0 " x 1 6 ' - 3 " 29 0 F T ² 7' - 5 " 6' - 5 " 13 ' - 1 0 " 7' - 2 " 12 ' - 5 12" 5' - 1 0 12" 4' - 5 " 6' - 0 " 16'-5"5'-3"5'-012"7'-212"13'-312" CL O S E T FL O O R P L A N : B O T T O M L E V E L SC A L E : 1 / 4 " = 1 ' - 0 " 29 Q 25 28 27 30 O 26 4 A4 . 1 1 A3 . 0 2 A3 . 0 3 A3 . 0 4 A3 . 0 4 A4 . 1 4 A4 . 1 Fl o o r P l a n s Bo t t o m L e v e l A 2. 3 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G 1. A L L W A L L L A Y O U T D I M E N S I O N S A R E T O F A C E O F S T U D , U N O . 2. W H E R E I N D I C A T E D , R E Q U I R E D M I N I M U M C L E A R A N C E S A R E M E A S U R E D T O F A C E OF F I N I S H M A T E R I A L A N D S H A L L B E V E R I F I E D B E F O R E W A L L S A R E F R A M E D . 3. P R O V I D E A P P R O P R I A T E W A L L D E P T H W H E R E A N Y E Q U I P M E N T I S T O B E RE C E S S E D I N W A L L . 4. W A L L S A R E T O B E B U I L T F U L L H E I G H T T O U N D E R S I D E O F S T R U C T U R A L F R A M I N G , TY P I C A L U . N . O . 5. V E R I F Y A L L N E W P L U M B I N G F I X T U R E S A N D A P P L I A N C E S W I T H O W N E R O R AR C H I T E C T , P R I O R T O P L A C I N G O R D E R . 6. A L L N E W E X T E R I O R G R A D E , C O N C . P A T I O S , D E C K S , W A L K W A Y S S H A L L S L O P E 14 IN C H P E R F O O T M I N . A W A Y F R O M B U I L D I N G , T Y P I C A L . 7. S E E M E P F O R G E N E R A L E L E C T R I C A L , M E C H A N I C A L , P L U M B I N G N O T E S A N D ME C H A N I C A L E Q U I P M E N T S P E C I F I C A T I O N S . RO O M R E Q U I R E M E N T S 8. C E I L I N G H E I G H T A T A L L H A B I T A B L E R O O M S S H A L L H A V E A M I N I M U M O F 7 ' - 6 " (R E F E R T O P L A N S F O R A C T U A L C E I L I N G H E I G H T S ) . 9. G L A Z I N G I N N E W D O O R S A N D N E W W I N D O W S S H A L L B E S A F E T Y G L A Z I N G ( F U L L Y TE M P E R E D G L A S S ) , P E R C B C 2 4 0 6 . 3 , S E E W I N D O W A N D D O O R N O T E S F O R S P E C I F I C RE Q U I R E M E N T S , A N D E L E V A T I O N S A N D D O O R A N D W I N D O W S C H E D U L E F O R TE M P E R E D G L A S S L O C A T I O N S . 10 . P R O V I D E S M O K E D E T E C T O R S A T A L L B E D R O O M S , H A L L S L E A D I N G T O BE D R O O M S A N D O N E A T E A C H F L O O R P E R 2 0 1 3 C B C S E C T I O N 9 0 7 . 11 . A L L A P P L I A N C E S T O B E B Y O W N E R A N D E N E R G Y S T A R R A T E D 1 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 1 - 1 / 2 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R S W I N G S O V E R L A N D I N G . 2 PR O V I D E L E V E L L A N D I N G A T M A X I M U M E L E V A T I O N O F 7 - 3 / 4 - I N C H E S L O W E R T H A N TO P O F D O O R T H R E S H O L D W H E N D O O R D O E S N O T S W I N G O V E R L A N D I N G . 3 4' - 1 0 " X 4 ' - 4 " E L E V A T O R . M O D E L T B D 4 WA T E R H E A T E R , S I Z E A N D M O D E L T B D Attachment 4 PC2 - 23 E F G H A 7 10'-0" +0 ' - 0 " LE V E L 1 +1 0 ' - 0 " CE I L I N G +1 1 ' - 0 " LE V E L 2 +2 2 ' - 1 1 " CE I L I N G +2 4 ' - 6 " LE V E L 3 +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K +3 9 ' - 8 " T. O . S T A I R T O W E R 1'-0"11'-11"1'-7"10'-0"1'-0"4'-2" +1 5 ' - 9 " LE V E L 2 . 5 +2 4 ' - 8 " CE I L I N G +2 6 ' - 6 " EN T R Y L E V E L +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K +3 9 ' - 8 " T. O . S T A I R T O W E R 8'-11"1'-10"8'-0"1'-0"4'-2" +0 ' - 0 " LE V E L 1 15'-9" SO U T H E L E V A T I O N SC A L E : 3 / 1 6 " = 1 ' - 0 " NO R T H E L E V A T I O N SC A L E : 3 / 1 6 " = 1 ' - 0 " C +0 ' - 0 " LE V E L 1 +1 1 ' - 0 " LE V E L 2 +2 4 ' - 6 " LE V E L 3 11'-11" +3 4 ' - 6 " CE I L I N G 1'-0"1'-0" +2 4 ' - 8 " CE I L I N G +2 6 ' - 6 " EN T R Y L E V E L 8'-0"4'-2" J K L 5 6 10'-0" +1 0 ' - 0 " CE I L I N G +2 2 ' - 1 1 " CE I L I N G +3 5 ' - 6 " RO O F D E C K +3 9 ' - 8 " T. O . S T A I R T O W E R 1'-7"10'-0"4'-2" +1 5 ' - 9 " LE V E L 2 . 5 +3 4 ' - 6 " CE I L I N G 8'-11" +3 5 ' - 6 " RO O F D E C K +1 1 ' - 0 " LE V E L 2 . 5 1'-0"1'-10" +3 9 ' - 8 " T. O . S T A I R T O W E R 15'-9" O 29 R ML - 3 ML - 3 ML - 4 ML - 4 ML - 4 ML - 1 ML - 1 ML - 1 ML - 2 ML - 2 ML - 2 ML - 1 ML - 2 ML - 2 ML - 6 ML - 5 ML - 4 ML - 4 ML - 3 ML - 1 ML - 1 ML - 3 ML - 2 ML - 2 ML - 1 ML - 2 7' - 5 " 6'- 5 " 7' - 2 " 12 ' - 5 12" 5' - 1 0 12" 27'-10" ML - 2 NO T E S : FO R D O O R A N D W I N D O W S C H E D U L E S E E S H E E T A 8 . 1 ML - 1 ML - 5 CO L O R / F I N I S H EX T E R I O R M A T E R I A L S C H E D U L E TA G MA T E R I A L ML - 2 MA T B L A C K A N O D I Z E D RE M A R K S AL U M I N U M ML - 4 ML - 3 CL E A R A N O D I Z E D AL U M I N U M 6" T & G MA H O G A N Y CO N C R E T E BO A R D F O R M E D ML - 6 AL U M I N U M P A N E L CL E A R A N O D I Z E D CA S T I N P L A C E CO N C R E T E El e v a t i o n s A 3. 0 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G SW I S S P E A R L P A N E L S Ca r a t O n y x 7 0 9 1 - 1 1 ME G W A L L P A N E L S ME G # 7 5 4 C S Attachment 4 PC2 - 24 N M D 2 1 10 +1 5 ' - 9 " LE V E L 2 . 5 +2 4 ' - 8 " CE I L I N G +2 6 ' - 6 " EN T R Y L E V E L +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K +3 9 ' - 8 " T. O . S T A I R T O W E R 8'-11"1'-10"8'-0"1'-0"4'-2" EA S T E L E V A T I O N SC A L E : 3 / 1 6 " = 1 ' - 0 " WE S T E L E V A T I O N SC A L E : 3 / 1 6 " = 1 ' - 0 " +0 ' - 0 " LE V E L 1 15'-9" P +1 0 ' - 0 " CE I L I N G +2 4 ' - 6 " LE V E L 3 1'-7" B i 3 4 9 8 10'-0" +0 ' - 0 " LE V E L 1 +1 1 ' - 0 " LE V E L 2 +2 2 ' - 1 1 " CE I L I N G +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K 1'-0" +3 9 ' - 8 " T. O . S T A I R T O W E R 11'-11"10'-0"1'-0"4'-2" Q 25 ML - 1 ML - 2 ML - 4 ML - 4 ML - 4 1 A4 . 0 1 A4 . 0 +3 5 ' - 6 " RO O F D E C K 4'-6" +3 1 ' - 0 " ST A I R L A N D I N G ML - 1 ML - 2 ML - 2 ML - 2 ML - 2 ML - 2 ML - 2 ML - 2 ML - 2 ML - 2 ML - 2 ML - 4 ML - 4 ML - 3 NO T E S : FO R D O O R A N D W I N D O W S C H E D U L E S E E S H E E T A 8 . 1 ML - 1 ML - 5 CO L O R / F I N I S H EX T E R I O R M A T E R I A L S C H E D U L E TA G MA T E R I A L ML - 2 MA T B L A C K A N O D I Z E D RE M A R K S AL U M I N U M ML - 4 ML - 3 CL E A R A N O D I Z E D AL U M I N U M 6" T & G MA H O G A N Y CO N C R E T E BO A R D F O R M E D ML - 6 AL U M I N U M P A N E L CL E A R A N O D I Z E D CA S T I N P L A C E CO N C R E T E El e v a t i o n s A 3. 1 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G 12 . 0 7 5 5 f t 13 . 1 0 0 0 f t PR O P E R T Y L I N E A T F R O N T C O R N E R O F H O U S E PR O P E R T Y L I N E A T B A C K C O R N E R O F H O U S E 9. 1 1 0 0 f t 5. 8 6 5 6 f t PR O P E R T Y L I N E A T F R O N T C O R N E R O F H O U S E PR O P E R T Y L I N E A T B A C K C O R N E R O F H O U S E Wo o d p a n e l s M E G # 7 5 4 C S T h i s o n e l o o k e d t h e n i c e s t i n p e r s o n , l o o k i n g a t t h e s c r e e n I a m n o t s o s u r e . He r e i s t h e w e b s i t e ht t p : / / m e g w a l l p a n e l s . c o m / s a m p l e s . h t m l Th e o t h e r c o l o r s I p u t o n t h e c o l o r b o a r d a r e : Bl a c k O p a l 7 0 2 5 Ca r a t O n y x 7 0 9 9 - 1 1 Ca r a t A g a t e 7 2 1 9 Ca r a t O n y x 7 0 9 1 - 1 1 Ca r a t O n y x 7 0 9 1 - 1 1 SW I S S P E A R L P A N E L S ME G W A L L P A N E L S ME G # 7 5 4 C S Attachment 4 PC2 - 25 LI V I N G R O O M KI T C H E N SE E S T R U C T U R A L 10'-0" +0 ' - 0 " LE V E L 1 +1 0 ' - 0 " CE I L I N G +1 1 ' - 0 " LE V E L 2 +2 2 ' - 1 1 " CE I L I N G +2 4 ' - 6 " LE V E L 3 +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K +3 9 ' - 8 " T. O . S T A I R T O W E R 1'-0"11'-11"1'-7"10'-0"1'-0"4'-2" 3'-0" 1'-0" 11 3 4"2'-0" 10 ' - 0 " 3' - 1 " 1' - 6 " 2' - 0 " 4' - 0 " 1' - 0 " 4" 1'-11" 9' - 1 0 12" 6" 1'-4" 4" 5' - 1 12" 10 ' - 4 12" +1 5 ' - 9 " LE V E L 2 . 5 +2 4 ' - 8 " CE I L I N G +2 6 ' - 6 " EN T R Y L E V E L +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K 1'-0"8'-11"8'-0" +3 9 ' - 8 " T. O . S T A I R T O W E R 1'-10" +1 1 ' - 0 " LE V E L 2 . 5 4'-2"15'-9" AD U K I T C H E N GA R A G E CL O S E T BU I L D I N G S E C T I O N 1 SC A L E : 1 / 4 " = 1 ' - 0 " +4 3 8 . 5 4 Bu i l d i n g Se c t i o n s A 4. 0 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 26 LI V I N G R O O M ME C H LI V I N G R O O M GU E S T B E D R O O M AD U LI V I N G R O O M BE D R O O M 10'-0" +0 ' - 0 " LE V E L 1 +1 0 ' - 0 " CE I L I N G +1 1 ' - 0 " LE V E L 2 +2 2 ' - 1 1 " CE I L I N G +2 4 ' - 6 " LE V E L 3 +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K +3 9 ' - 8 " T. O . S T A I R T O W E R 1'-0"11'-11"1'-7"10'-0"1'-0"4'-2" +4 3 8 . 5 4 +1 5 ' - 9 " LE V E L 2 . 5 +2 4 ' - 8 " CE I L I N G +2 6 ' - 6 " EN T R Y L E V E L +3 4 ' - 6 " CE I L I N G +3 5 ' - 6 " RO O F D E C K 1'-0"8'-11"8'-0" +3 9 ' - 8 " T. O . S T A I R T O W E R 1'-10" +1 1 ' - 0 " LE V E L 2 . 5 4'-2"15'-9" BU I L D I N G S E C T I O N 2 SC A L E : 1 / 4 " = 1 ' - 0 " Bu i l d i n g Se c t i o n s A 4. 1 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 27 3' - 6 " 1' - 0 " 6" 8' - 0 " 3'-0"4'-6" 2'-0"1'-0" S1 S2 S2 S3 ST A I R 1 : S E C T I O N SC A L E : 3 / 8 " = 1 ' - 0 " 2 ST A I R T O W E R : R O O F L E V E L - 3 5 ' - 6 " SC A L E : 3 / 8 " = 1 ' - 0 " 1 S1 S2 S3 +3 5 ' - 6 " RO O F D E C K 4'-6" +3 1 ' - 0 " LA N D I N G +2 6 ' - 6 " EN T R Y L E V E L +2 0 ' - 3 1 / 2 " LA N D I N G +1 1 ' - 0 " LE V E L 2 4'-6"6'-212"9'-312" +3 5 ' - 6 " RO O F D E C K +3 1 ' - 0 " LA N D I N G +3 5 ' - 6 " RO O F D E C K 4'-6" +3 1 ' - 0 " LA N D I N G ST A I R T O W E R : E N T R Y L E V E L - 2 6 ' - 6 " SC A L E : 3 / 8 " = 1 ' - 0 " 3 3' - 9 " 8' - 0 " 6" 1' - 0 " 8' - 3 " 712" 11 " 3' - 6 " ST A I R T O W E R : S E C T I O N SC A L E : 3 / 8 " = 1 ' - 0 " 4 S4 S4 +2 0 ' - 3 1 / 2 " LA N D I N G +1 1 ' - 0 " LE V E L 2 9'-312" ST A I R T O W E R : S E C T I O N SC A L E : 3 / 8 " = 1 ' - 0 " 5 ST A I R 4 : L E V E L 3 - 1 1 ' - 0 " SC A L E : 3 / 8 " = 1 ' - 0 " 4 712" 11 " A 6. 0 St a i r D e t a i l s SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 28 Wi n d o w s S c h e d u l e Ma r k T- 2 4 MA R K Wi d t h He i g h t Ta l l e s t P o i n t Ar e a S. F . Fr a m e Ma t e r i a l Gl a z i n g Te m p . U- V a l u e He a d J a m b S i l l No t e s De t a i l s A B C D E F G H i J K L M N O P Q 3'- 4 " 18 ' - 2 1 / 2 " 61 Al u m i n u m Lo w - E D u a l G l a z e 37 11 ' - 8 " 3' - 2 " Al u m i n u m Lo w - E D u a l G l a z e 11 3'- 4 " 3' - 2 " Al u m i n u m Lo w - E D u a l G l a z e 36 Al u m i n u m Lo w - E D u a l G l a z e 39 10 ' - 1 0 " 8' - 0 " Al u m i n u m Lo w - E D u a l G l a z e 14 9' - 8 " Al u m i n u m Lo w - E D u a l G l a z e 4'- 0 " 42 8'- 7 3 / 4 " Al u m i n u m Lo w - E D u a l G l a z e 6'- 8 " 70 11 ' - 1 1 " Al u m i n u m Lo w - E D u a l G l a z e 5' - 1 0 " Fi n i s h Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . 21 4'- 0 " 5 ' - 2 " A l u m i n u m L o w - E D u a l G l a z e Cl r . A n o d . Al u m i n u m L o w - E D u a l G l a z e Cl r . A n o d . 58 10 ' - 0 " A l u m i n u m L o w - E D u a l G l a z e 5' - 1 0 " C l r . A n o d . 10 5 10 ' - 0 " A l u m i n u m L o w - E D u a l G l a z e 10 ' - 6 1 / 4 " C l r . A n o d . 93 11 ' - 7 " A l u m i n u m L o w - E D u a l G l a z e 8'- 0 " C l r . A n o d . 62 A l u m i n u m L o w - E D u a l G l a z e 14 ' - 6 " C l r . A n o d . 80 10 ' - 0 " A l u m i n u m L o w - E D u a l G l a z e 8'- 0 " C l r . A n o d . 11 ' - 7 " 13 1' - 6 " A l u m i n u m L o w - E D u a l G l a z e 8' - 1 0 " C l r . A n o d . TE M P A S N O T E D 29 7' - 2 " A l u m i n u m L o w - E D u a l G l a z e 4'- 0 " C l r . A n o d . Do o r S c h e d u l e Ma r k T- 2 4 MA R K Wi d t h He i g h t Ta l l e s t P o i n t Ar e a S. F . Fr a m e Ma t e r i a l Gl a z i n g Te m p . U- V a l u e He a d J a m b S i l l No t e s De t a i l s 3'- 0 " 8'- 0 " 24 Al u m i n u m Lo w - E D u a l G l a z e 21 3'- 0 " 7'- 0 " Al u m i n u m Lo w - E D u a l G l a z e 11 5 11 ' - 6 " 10 ' - 0 " Al u m i n u m Lo w - E D u a l G l a z e 10 8 10 ' - 1 0 " 10 ' - 0 " Al u m i n u m Lo w - E D u a l G l a z e 12 9 11 ' - 1 1 " Al u m i n u m 10 ' - 1 0 " Fi n i s h Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . Cl r . A n o d . 21 3'- 0 " 7'- 0 " Al u m i n u m C l r . A n o d . 17 . 5 7'- 0 " Al u m i n u m 2- 6 " Cl r . A n o d . 21 7'- 0 " Al u m i n u m 3'- 0 " Cl r . A n o d . 17 . 5 7'- 0 " Al u m i n u m 2'- 6 " Cl r . A n o d . 19 7'- 0 " Al u m i n u m C l r . A n o d . Al u m i n u m 2'- 8 " Cl r . A n o d . Ex t e r i o r D o o r s 1 2 3 4 5 6 7 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Al u m i n u m Lo w - E D u a l G l a z e Cl r . A n o d . Al u m i n u m Lo w - E D u a l G l a z e Cl r . A n o d . 24 3'- 0 " 7' - 1 0 " Al u m i n u m Lo w - E D u a l G l a z e Cl r . A n o d . 12 0 16 ' - 0 " Al u m i n u m 7'- 6 " Cl r . A n o d . Ex t e r i o r D o o r s 17 . 5 Al u m i n u m 2'- 6 " Cl r . A n o d . 7'- 0 " 17 . 5 Al u m i n u m 2'- 6 " Cl r . A n o d . 7'- 0 " 21 7'- 0 " Al u m i n u m 3'- 0 " Cl r . A n o d . 21 7'- 0 " Al u m i n u m 3'- 0 " Cl r . A n o d . 19 7'- 0 " Al u m i n u m 2'- 8 " Cl r . A n o d . 17 . 5 7'- 0 " Al u m i n u m 2'- 6 " Cl r . A n o d . 19 7'- 0 " Al u m i n u m 2'- 8 " Cl r . A n o d . 21 7'- 0 " Al u m i n u m 3'- 0 " Cl r . A n o d . 21 7'- 0 " Al u m i n u m 3'- 0 " Cl r . A n o d . In t e r i o r D o o r s A 7'-0" 3' - 4 " 10'-8" 18'-212" B 3'-2" 7'- 1 1 14" 3'- 4 3 4" 11 ' - 8 " 9'-4" C 3' - 4 " 3'-2" 7' - 9 14" 3'-2" 9'-4" 9'-4" D E F 3' - 0 " 2'-0"8'-0" 4" 9'-8" 4'- 0 " 10 ' - 1 0 " 1'-6" TE M P A S N O T E D TE M P TE M P TE M P 7' - 9 14"3 '-2" TE M P A S N O T E D 3'-11" 6'- 8 " 8'-734"3'-314" G TE M P A S N O T E D H 11'-11" 5' - 1 0 " TE M P A S N O T E D i 4" 11'-7" 8'- 0 " TE M P A S N O T E D 4'- 0 " J 10 ' - 6 " 1'-6" 11'-7" 4" 14 ' - 6 " TE M P A S N O T E D K 1'-6" 8'- 1 0 " 10'-5" L 7'-2" 4'- 0 " TE M P A S N O T E D 5'-2"3'-0" 4' - 0 " M N 21 4'- 0 " 5 ' - 2 " O P Q 10'-0" 10 ' - 6 14" TE M P TE M P TE M P 1 8'-0" 3'- 0 " 7'-0" 3' - 0 " 2 3 4 10'-0" 11 ' - 6 " 10 ' - 1 0 " 10'-0" TE M P TE M P TE M P TE M P 5 6 21 3'- 0 " 7'- 0 " 21 3'- 0 " 7'- 0 " 3'- 0 " 7'-10" 7 19 1 11 ' - 1 1 " A l u m i n u m 16 ' - 0 " C l r . A n o d . 8 TE M P 8 9 11'-11" 16 ' - 0 " 11'-11" 10 ' - 1 0 " Lo w - E D u a l G l a z e T E M P Lo w - E D u a l G l a z e T E M P 7'-6" 16 ' - 0 " 10 Lo w - E D u a l G l a z e T E M P 11 12 13 14 2' - 8 " 7'-0" 7'-0" 3' - 0 " 7'-0" 3' - 0 " 7'-0" 2' - 6 " 15 7'-0" 2'- 6 " 16 17 7'-0" 2'- 6 " 18 19 20 7'-0" 3'- 0 " 21 22 2'- 8 " 7'-0" 23 24 In t e r i o r D o o r s 7 10'-0" 4' - 0 " 30 16 ' - 0 " 25 26 R 7'-0" 4' - 1 0 " 27 28 5'- 1 0 " 10'-0" 10'-0" 29 25 27 30 16 ' - 0 " 21 R Lo w - E D u a l G l a z e 10'-0" 10'-0" 8' - 0 " 7'- 0 " 10 ' - 0 " 2'- 8 " Cl r . A n o d . 28 7'- 0 " 7'-4" 3'- 0 " Al u m i n u m 29 2'-8" 26 Al u m i n u m Al u m i n u m 7'- 0 " Cl r . A n o d . Al u m i n u m 2'- 8 " C l r . A n o d . 10 ' - 0 " 19 16 0 TE M P A S N O T E D 7'- 0 " 4'- 1 0 " Cl r . A n o d . 33 . 8 47 Cl r . A n o d . Al u m i n u m Al u m i n u m Cl r . A n o d . Al u m i n u m 2'- 6 " TE M P A S N O T E D 17 . 5 TE M P Lo w - E D u a l G l a z e Cl r . A n o d . 4'- 0 " 2' - 8 " 10 ' - 0 " Lo w - E D u a l G l a z e TE M P A S N O T E D 40 TE M P A S N O T E D SA F E T Y G L A Z I N G N O T E S : GL A Z I N G I N T H E F O L L O W I N G L O C A T I O N S S H O U L D B E S H O W N O N P L A N S A S S A F E T Y G L A Z I N G A S P E R SE C T I O N R 3 0 8 . 4 : A) G L A Z I N G I N D O O R S . B) G L A Z I N G A D J A C E N T T O A D O O R W H E R E T H E N E A R E S T E X P O S E D E D G E O F T H E G L A Z I N G I S W I T H I N A 2 4 IN C H A R C O F E I T H E R V E R T I C A L E D G E O F T H E D O O R I N A C L O S E D P O S I T I O N A N D W H E R E T H E B O T T O M EX P O S E D E D G E O F T H E G L A Z I N G I S L E S S T H A N 6 0 ” A B O V E T H E W A L K I N G S U R F A C E . E X C E P T I O N S : I) G L A Z I N G I N W A L L S O N T H E L A T C H S I D E O F A N D P E R P E N D I C U L A R T O T H E P L A N E O F T H E D O O R I N A CL O S E D P O S I T I O N . II ) G L A Z I N G T H A T I S A D J A C E N T T O T H E F I X E D P A N E L O F P A T I O D O O R S . C) G L A Z I N G I N I N D I V I D U A L F I X E D O R O P E R A B L E P A N E L S T H A T M E E T A L L O F T H E F O L L O W I N G CO N D I T I O N S : I) E X P O S E D A R E A O F A N I N D I V I D U A L P A N E I S G R E A T E R T H A N 9 S Q F T , A N D : II ) E X P O S E D B O T T O M E D G E I S L E S S T H A N 1 8 ” A B O V E T H E F L O O R , A N D : II I ) E X P O S E D T O P E D G E I S G R E A T E R T H A N 3 6 ” A B O V E T H E F L O O R , A N D : IV ) O N E O R M O R E W A L K I N G S U R F A C E S A R E W I T H I N 3 6 ” H O R I Z O N T A L L Y O F T H E P L A N E O F T H E GL A Z I N G . D) G L A Z I N G I N W A L L S E N C L O S I N G S T A I R W A Y L A N D I N G S O R W I T H I N 6 0 ” H OR I Z O N T A L L Y O F T H E B O T T O M TR E A D O F S T A I R W A Y S W H E R E T H E B O T T O M E D G E O F T H E G L A S S I S L E S S TH A N 6 0 ” A B O V E T H E N O S E O F TH E T R E A D . E) G L A Z I N G A D J A C E N T T O S T A I R W A Y S , L A N D I N G S A N D R A M P S W I T H I N 3 6 ” HO R I Z O N T A L L Y O F A W A L K I N G SU R F A C E W H E N T H E E X P O S E D S U R F A C E O F T H E G L A S S I S L E S S T H A N 6 0 ” AB O V E T H E P L A N E O F A D J A C E N T WA L K I N G S U R F A C E . GE N E R A L N O T E S : 1. S E E E X T E R I O R E L E V A T I O N S S H E E T S F O R W I N D O W A N D D O O R M A R K S A N D L O C A T I O N S . 2. S E E F L O O R P L A N S H E E T S F O R E X T E R I O R D O O R T A G S A N D I N T E R I O R D O O R S I Z E S . 3. A L L W I N D O W S A N D D O O R S S H A L L B E N F R C C E R T I F I E D A N D S H A L L B E L A B E L E D W I T H N F R C C E R T I F I E D U - F A C T O R . 4. A L L G L A Z I N G T O B E T E M P E R E D G L A S S I N A C C O R D A N C E W I T H C B C R E Q U I R E M E N T S . 5. C O N T R A C T O R S H A L L V E R I F Y W I N D O W A N D D O O R E X I S T I N G O P E N I N G S A R E S Q U A R E , L E V E L A N D P L U M B E F O R E IN S T A L L I N G W I N D O W / D O O R U N I T S . 6. F L A S H W I N D O W P E R A A M A S T A N D A R D S A N D M A N U F A C T U R E R R E Q U I R E M E N T S W I T H S E L F A D R H E R E D M E M B R A N E FL A S H I N G I N S T A L L E D I N " S H I N G L E S T E P " M A N N O R . 7. A L L H A R D W A R E T O B E F A C T O R Y S T A N D A R D U O N . 8. F L A S H & W E A T H E R P R O O F W I N D O W S I N A C C O R D A N C E W I T H M A N U F A C T U R E R ' S R E C O M M E N D A T I O N S . 9. C O N T R A C T O R M U S T V E R I F Y A L L E X I S T I N G O P E N I N G D I M E N S I O N S I N F I E L D P R I O R T O O R D E R I N G W I N D O W S & D O O R S . PL E A S E B R I N G D I S C R E P A N C I E S T O A T T E N T I O N O F T H E A R C H I T E C T . A L L S I Z E S N O T E D I N W I N D O W S C H E D U L E DE S I G N A T E F I N I S H E D O P E N I N G S . A D J U S T U N I T S I Z E T O S U I T M A N U F A C T U R E R ' S I N S T A L L A T I O N R E Q U I R E M E N T S . 10 . E G R E S S W I N D O W M U S T H A V E A N O P E N A B L E A R E A O F A T L E A S T 5 . 7 S . F . W I T H A M I N . O P E N A B L E W I D T H O F 2 0 " A N D M I N . OP E N A B L E H E I G H T O F 2 4 " . T H E B O T T O M O F T H E C L E A R O P E N I N G S H A L L N O T E X C E E D 4 4 " A O V E F I N I S H E D F L O O R . 11 . O P E N A B L E W I N D O W S S H A L L B E L O C A T E D A M I N I M U M O F 1 0 F T F R O M P L U M B I N G V E N T S , C H I M N E Y S , E T C . P E R R 3 0 3 . 5 . A 8. 0 Do o r & W i n d o w Sc h e d u l e SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 29 W/D Ki t c h e n 12 ' - 0 " x 1 1 ' - 0 " 14 0 F T ² Li v i n g 12 ' - 0 " x 1 6 ' - 0 " 20 0 F T ² Be d r o o m 1 9' - 0 " x 1 3 ' - 0 " 12 5 F T ² Ga r a g e 20 ' - 0 " x 2 0 ' - 0 " 40 0 F T ² En t r y AD U WP WP WP WP G G 22 0 G 22 0 FU T U R E CA R CH A R G I N G ST A T I O N $$ $ $3 $3 $ $ $ $ $ WP V UP P E R L E V E L : E L E C T R I C A L P L A N SC A L E : 1 / 4 " = 1 ' - 0 " RO O F : E L E C T R I C A L P L A N SC A L E : 1 / 4 " = 1 ' - 0 " $3 $3 $ S/ C S/ C S/ C S/ C 10 0 A M P S U B P A N E L $3 33 AF C I AF C I $$ RE C E P T A C L E F O R G A R A G E DO O R O P E N E R WP M$ 10 0 A M P S U B P A N E L 2 @ 2 0 0 A M P M A I N S E R V I C E PA N E L A N D M E T E R UN D E R G R O U N D S E R V I C E EL E C T R I C A L L E G E N D EL E C T R I C A L R E C E P T A C L E GF C I R E C E P T A C L E AF C I R E C E P T A C L E WE A T H E R P R O O F R E C E P T A C L E FL O O R M O U N T E D E L E C T R I C A L RE C E P T A C L E QU A D R E C E P T A C L E 22 O R E C E P T A C L E SW I T C H TH R E E W A Y S W I T C H FO U R W A Y S W I T C H DI M M E R S W I T C H MO T I O N S E N S O R S W I T C H PH O N E / E T H E R N E T CO A X I A L / D A T A EL E C T R I C A L P A N E L TH E R M O S T A T LE D S T R I P L I G H T U N D E R C O U N T E R D$$4$3$WP G 22 0 EP M$ CE I L I N G M T D . F I X T U R E WA L L M T D . F I X T U R E FA N / V E N T V S/ C CA R B O N M O N O X I D E & S M O K E DE T E C T O R AF C I RE C E S S E D C A N L I G H T LO W V O L T A G E D O W N L I G H T TV TV C A B L E C O N N E C T I O N EL E C T R I C A L P A N E L El e c t r i c a n d Li g h t i n g P l a n E1 .0 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 30 Me c h a n i c a l Ro o m Be d r o o m 9' - 2 " x 1 4 ' - 4 " 13 1 F T ² Li v i n g 17 ' - 1 0 " x 1 0 ' - 9 " 19 2 F T ² Li v i n g 17 ' - 1 0 " x 1 6 ' - 3 " 29 0 F T ² W/D Li v i n g 18 ' - 0 " x 1 6 ' - 0 " 28 8 F T ² Ki t c h e n 18 ' - 0 " x 1 5 ' - 0 " 26 0 F T ² Ma s t e r B e d r o o m 12 ' - 0 " x 1 4 ' - 0 " 16 8 F T ² Gu e s t B e d r o o m 12 ' - 0 " x 1 3 ' - 0 " 15 6 F T ² Gu e s t B e d r o o m 12 ' - 0 " x 1 3 ' - 0 " 15 6 F T ² W/ D 22 0 22 0 G G G G $$ $$ $ $$ $$ $ $ $ $ $4 22 0 G $$ $ $$$ V V V V LO W E R L E V E L : E L E C T R I C A L P L A N SC A L E : 1 / 4 " = 1 ' - 0 " MA I N L E V E L : E L E C T R I C A L P L A N SC A L E : 1 / 4 " = 1 ' - 0 " $ $ $ $ $ 3 3 3 $$$ $ S/ C S/ C S/ C S/ C S/ C S/ C S/ C S/ C WP 4 $4 3 WP $ $ $ 3 3 3 TV $ $3 3 AF C I AF C I $ WP $ $ $M AF C I AF C I 10 0 A M P S U B P A N E L 10 0 A M P S U B P A N E L EL E C T R I C A L L E G E N D EL E C T R I C A L R E C E P T A C L E GF C I R E C E P T A C L E AF C I R E C E P T A C L E WE A T H E R P R O O F R E C E P T A C L E FL O O R M O U N T E D E L E C T R I C A L RE C E P T A C L E QU A D R E C E P T A C L E 22 O R E C E P T A C L E SW I T C H TH R E E W A Y S W I T C H FO U R W A Y S W I T C H DI M M E R S W I T C H MO T I O N S E N S O R S W I T C H PH O N E / E T H E R N E T CO A X I A L / D A T A EL E C T R I C A L P A N E L TH E R M O S T A T LE D S T R I P L I G H T U N D E R C O U N T E R D$$4$3$WP G 22 0 EP M$ CE I L I N G M T D . F I X T U R E WA L L M T D . F I X T U R E FA N / V E N T V S/ C CA R B O N M O N O X I D E & S M O K E DE T E C T O R AF C I RE C E S S E D C A N L I G H T LO W V O L T A G E D O W N L I G H T TV TV C A B L E C O N N E C T I O N EL E C T R I C A L P A N E L El e c t r i c a n d Li g h t i n g P l a n E1 .1 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 31 W/D Ki t c h e n 12 ' - 0 " x 1 1 ' - 0 " 14 0 F T ² Li v i n g 12 ' - 0 " x 1 6 ' - 0 " 20 0 F T ² Be d r o o m 1 9' - 0 " x 1 3 ' - 0 " 12 5 F T ² Ga r a g e 20 ' - 0 " x 2 0 ' - 0 " 40 0 F T ² En t r y AD U UP P E R L E V E L : M E C H A N I C A L P L A N SC A L E : 1 / 4 " = 1 ' - 0 " PO W E R S U P P L Y PH A S E , C Y C L E , V O L T A G E 1 P H A S E , 6 0 H z , 20 8 23 0 V CO O L I N G RA T E D C A P A C I T Y 18 0 0 0 B t u / H ( 5 . 2 8 k W CA P A C I T Y R A N G E 80 0 0 - 1 8 0 0 0 B t u / h ( 2 . 3 - 5 . 3 k W ) TO T A L I N P U T EN E R G Y E F F I C I E N C Y S E E R SE N S I B L E H E A T F A C T O R 21 5 0 W ( 2 . 2 0 0 k W ) 14 . 3 21 5 0 W ( 2 . 2 0 0 k W ) 0. 8 HE A T I N G A T 4 7 ° F RA T E D C A P A C I T Y CA P A C I T Y R A N G E TO T A L I N P U T HS P F ( R E G I O N I V ) 19 0 0 0 B t u / h ( 5 . 6 k W ) 15 4 0 W 1080 0 0 - 2 0 0 0 0 B t u / h ( 2 . 3 - 5 . 9 k W ) HE A T I N G A T 1 7 ° F CO P 2 . 5 B t u / B t u RE C O M M E N D E D FU S E / B R E A K E R S I Z E 15 A M P E R E RE F R I G E R A N T OI L T Y P E 0. 6 5 ( M E L 5 6 ) [ 2 0 ] TY P E R4 1 0 A CH A R G E 1. 7 [ 3 l b s 1 2 o z EX T E R N A L S T A T I C P R E S S U R E 0. 0 2 - 0 . 0 6 - 0 . 1 4 - 0 . 2 0 I n . W G ( 5 - 1 5 - 3 5 - P a ) AI R F L O W CO O L I N G : D R Y 12 - 1 5 - 1 8 C F M ( 4 2 3 - 5 2 9 - 6 3 5 m ³ / m i n CO O L I N G : W E T 11 - 1 4 - 1 7 m ³ / m i n ( 3 8 1 - 4 7 6 - 5 7 2 C F M ) DI M E N S I O N S H X W X D HE I G H T 7 - 7 / 8 I N C H E S ( 2 0 0 m m ) WI D T H 46 - 7 / 8 I N C H E S ( 1 1 9 0 m m ) DE P T H 2 7 - 9 / 1 6 I N C H E S ( 7 0 0 m m ) 60 l b s . ( 2 7 k g ) NE T W E I G H T 1- 9 / 3 2 I N C H E S ( 3 2 m m ) FI E L D D R A I N P P E S I Z E O . D . FL A R E D / F L A R E D RE F R I G E R A N T P I P I N G CO N N E C T I O N M E T H O D I N D O O R / O U T D O O R OP E R A T I O N C O N D I T I O N S - IN D O O R I N T A K E A I R TE M P E R A T U R E CO O L I N G - M A X I M U M - D B , W B 95 ° ( 3 5 ° C ) D B , 7 1 ° F ( 2 2 ° C ) W B CO O L I N G - M I N I M U M - D B , W B HE A T I N G - M A X I M U M - D B , W B HE A T I N G - M I N I M U M - D B , W B 67 ° ( 1 9 ° C ) D B , 5 7 ° F ( 1 4 ° C ) W B 80 ° ( 2 7 ° C ) D B , 6 7 ° F ( 1 9 ° C ) W B 70 ° ( 2 1 ° C ) D B , 6 0 ° F ( 1 6 ° C ) W B OP E R A T I O N C O N D I T I O N S - OU T D O O R I N T A K E A I R TE M P E R A T U R E CO O L I N G - M A X I M U M - D B , W B 11 5 ° ( 4 6 ° C ) D B CO O L I N G - M I N I M U M - D B , W B HE A T I N G - M A X I M U M - D B , W B HE A T I N G - M I N I M U M - D B , W B 0° ( - 1 8 ° C ) D B 70 ° ( 2 1 ° C ) D B , 5 9 ° F ( 1 5 ° C ) W B 12 ° ( - 1 1 ° C ) D B , 1 0 ° F ( - 1 2 ° C ) W B MO D E L N U M B E R P E A - A 1 8 A A 4 / P U Z - A 1 8 N H A 4 MI T S U B I S H I E L E C T R I C P - S E R I E S H E A T P U P - I N D O O R U N I T S V HV 4" B A T H V E N T S I D E W A L L HO O D V E N T ME C H A N I C A L L E G E N D MI T S U B I S H I H O R I Z O N T A L DU C T L E S S U N I T MI N I S P L I T 2 2 0 FA N / V E N T V HO O D F A N / V E N T HV Me c h a n i c a l Pl a n s M1 .0 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 32 Me c h a n i c a l Ro o m Be d r o o m 9' - 2 " x 1 4 ' - 4 " 13 1 F T ² Li v i n g 17 ' - 1 0 " x 1 0 ' - 9 " 19 2 F T ² Li v i n g 17 ' - 1 0 " x 1 6 ' - 3 " 29 0 F T ² W/D Li v i n g 18 ' - 0 " x 1 6 ' - 0 " 28 8 F T ² Ki t c h e n 18 ' - 0 " x 1 5 ' - 0 " 26 0 F T ² Ma s t e r B e d r o o m 12 ' - 0 " x 1 4 ' - 0 " 16 8 F T ² Gu e s t B e d r o o m 12 ' - 0 " x 1 3 ' - 0 " 15 6 F T ² Gu e s t B e d r o o m 12 ' - 0 " x 1 3 ' - 0 " 15 6 F T ² W/ D LO W E R L E V E L : M E C H A N I C A L P L A N SC A L E : 1 / 4 " = 1 ' - 0 " MA I N L E V E L : M E C H A N I C A L P L A N SC A L E : 1 / 4 " = 1 ' - 0 " V V V HV V V V 4" B A T H V E N T S I D E W A L L 4" B A T H V E N T S I D E W A L L HO O D V E N T 4" D R Y E R V E N T I N C R A W L SP A C E S I D E W A L L 4" B A T H V E N T S I D E W A L L 4" D R Y E R V E N T I N C R A W L SP A C E S I D E W A L L 4' V E N T W / D A M P E R SI D E W A L L ME C H A N I C A L L E G E N D MI T S U B I S H I H O R I Z O N T A L DU C T L E S S U N I T MI N I S P L I T 2 2 0 FA N / V E N T V HO O D F A N / V E N T HV Me c h a n i c a l Pl a n s M1 .1 SH E E T N o . 1 0 9 No . D a t e I s s u e 12 1 P r e f o n t a i n e P l . S . Se a t t l e , W A 9 8 1 0 4 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 5 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n S a n L u i s Ob i s p o , C A . T h e y a r e n o t i n t e n d e d f o r us e o n a n y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A 1 0 9 . 0 2 . 1 5 W O R K I N G Attachment 4 PC2 - 33 Wi n t e r Sh a d i n g Di a g r a m A 5. 0 SH E E T N o . 1 0 9 No . D a t e I s s u e 15 2 0 1 1 t h A v e S u i t e G Se a t t l e W A 9 8 1 2 2 [2 0 6 ] 3 2 9 - 1 6 5 4 © C h r i s P a r d o D e s i g n , L L C 2 0 1 3 Th e s e d r a w i n g s w e r e p r e p a r e d f o r "K r a f t H o u s e " p r o j e c t i n P a l m S p r i n g s , CA . T h e y a r e n o t i n t e n d e d f o r u s e o n an y o t h e r p r o j e c t . el e m e n t a l a r c h i t e c t u r e . c o m St a t e d d r a w i n g s c a l e i s b a s e d o n 3 6 x 2 4 s h e e t . Kr a f t H o u s e Sa n L u i s O b i s b o , C A 15 5 6 N . P a l m C a n y o n D r i v e Pa l m S p r i n g s , C A Attachment 5 PC2 - 34