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HomeMy WebLinkAbout06-20-2016 ARC Item 4 - 2881 Broad (ARCH-2264-2016) Meeting Date: June 20, 2016 Item Number: 4 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT:Conceptual review of four new single-family dwellings PROJECT ADDRESS: 2881 Broad St BY: Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail: woetzell@slocity.org FILE NUMBER: ARCH-2264-2015 FROM: Tyler Corey, Principal Planner RECOMMENDATION Provide direction to the applicant on the placement, height, proportion, and architectural design of the proposed new residences and continue consideration of the project to a date uncertain. SITE DATA Applicant Dustin Pires Property Owner California Coastal Investments, LLC; Vista da Praia, LP Submittal Date May 20, 2016 Complete Date May 20, 2016 General Plan Medium Density Residential Zoning Med. Density Residential (R-2) Special Considerations Overlay (S) Environmental Status Categorically exempt per CEQA Guidelines §15332 (Infill Development) BACKGROUND The applicant has filed applications to subdivide a parcel into four lots and to construct a single family house on each of the resulting lots. Architectural review of the project is required because the property is proposed to be subdivided with a vesting tentative map (application SBDV-1988-2015) resulting in a common interest subdivision.1 1 Subdivision Regulations § 16.12.020 (B) (1) and § 16.17.020 (A) ARCH-2264-2015 (2881 Broad) Page 2 On February 16, 2016, the City Council approved a property exchange agreement under which the applicant will acquire property along Stoneridge Drive from the City in exchange for dedication of property for street purposes along Perkins Lane, giving the lot a more regular shape. The resulting boundaries are shown in plans submitted with this application. 1.0 COMMISSION PURVIEW The Commission’s role is to review the project for general consistency with the City’s General Plan, Zoning Regulations and Community Design Guidelines, and provide direction about design modifications that would enhance consistency with standards and guidelines. 2.0 SITE INFORMATION/SETTING The project site is a moderately sloping parcel at the southwest corner of Broad Street and Stoneridge Drive, in a Medium-Density Residential (R-2) and Special Considerations Overlay (S) Zone.2 The area is characterized by commercial and residential development along Broad Street to the north, south, and east, and by lower-density residential development to the west, along Stoneridge Drive and Perkins Lane. Natural features on the site are limited, with several tall palm trees growing in front of a retaining wall along the north side of the property. A residential development sign for the Stoneridge development is installed at the corner of Broad and Stoneridge.3 The site was previously developed with a Craftsman-style single-family brick residence. The property was recommended by the Cultural Heritage Committee for listing as an historic resource,4 because the house was a rare example of a Craftsman design executed with brick materials. But after consideration of the property’s historic value, the City Council declined to designate the property an historic resource. The house was subsequently demolished. 2 Special considerations for the area include: substandard street width; drainage concerns; slope; and compatibility with development in the nearby Service-Commercial (C-S) Zone. These will be addressed through an administrative use permit required to establish new uses within an (S) Zone. 3 The applicant will, as a condition of the property exchange agreement for the property, arrange an easement at this corner of the site allowing access for maintenance of the entry sign. 4 Application HIST-0554-2015, decided by City Council on March 31, 2015 Table 1: Site Information Site Area ± 17,250 sq. ft. Present Use & Development Vacant (single-family residence demolished) Topography Moderate slope: ± 9% cross slope Access From Stoneridge Drive (via common driveway) Surrounding Use/Zoning North: Low- (R-1) and Medium-Density Residential (R-2) Zones South: Medium-Density Residential (R-2) East, South: Retail-Commercial (C-R-SF); Grange Hall, car wash West: Medium Density Residential (R-2-S) ARC4 - 2 ARCH-2264-2015 (2881 Broad) Page 3 2.0 PROJECT INFORMATION 2.1 Project Description The proposed project includes subdivision of the existing parcel into four lots, oriented roughly north-south (parallel to Broad Street), and development of each resulting parcel with a three- story single-family dwelling. Each dwelling is the same size, with 2,015 square feet of main living area. One dwelling (on Parcel 1, along Broad Street) is a 3-bedroom dwelling and the others are 2-bedroom dwellings. All are accessed from a common driveway from Stoneridge Drive leading to a single-car garage provided for each unit. Another space is provided on the driveway, in a tandem arrangement, in front of each garage. 3.0 PROJECT EVALUATION Plans for this project have been reviewed for general consistency with development standards in the City’s Zoning Regulations, and guidance provided in the City’s Community Design Guidelines. As proposed, the project is not consistent with applicable standards and guidelines. Inconsistencies are identified and discussed in this report. Staff has developed several directional items to guide the Commission’s discussion about the project, and is recommending that the Commission provide direction to the applicant on project modifications that would help achieve consistency with standards and guidelines. 3.1 Consistency with Zoning Regulations The project conforms to development standards related to building coverage and height (see Table 2). As proposed, however, the project is not in compliance with several development standards and property maintenance standards, as discussed below. Inconsistencies are addressed in directional items described suggested in the following section (4.0 Directional Items). Other Yards. Each of the dwellings within the project is placed 5 feet from the interior property line separating it from its neighbor. The second level of each building is not set back from the first, and its upper portion encroaches 4 feet into the required yard (at 21 ft. in height). The gable Figure 1: North elevations (Stoneridge Dr.) ARC4 - 3 ARCH-2264-2015 (2881 Broad) Page 4 roof end of the third level, while set back from lower levels, encroaches 5 feet into the required yard (at 31 ft. in height). Table 2: Project statistics – Overall Project Proposed (1) Ordinance Standard (2) Density (density units) 4.5 4.70 max Street Yards Broad St 23’-7.5” 20 ft. Stoneridge Dr 38 ft. 20 ft. Perkins Ln 19’-5.5” 20 ft. Other Yard (West P/L) 1st level (to 12’ height) 5 ft 5 ft. 2nd level (to 21’ height) 9 ft. 5 ft. 3rd level (to 32’ height) 13 ft. 8 ft. Building Height (maximum) 32 ft. 35 ft. Building Coverage 25% 50% Parking Spaces 2 ea. (tandem) 2 ea. Notes: (1) Project plans; (2) Zoning Regulations and Subdivision Regulations The City’s Subdivision Regulations provide flexibility in development standards within the boundary of a Common Interest Subdivision, and shallower yards may be acceptable within the interior of a new project involving several dwellings. However, encroachments should be minimized, and yards meeting or exceeding minimum required dimensions should be provided unless shallower yards are justified by superior design or greater consistency with other relevant standards. Building walls and roof forms should be modified to reduce encroachments into required other yards, to the maximum extent feasible, and clear justification provided for proposed yards that do not meet minimum depth requirements. Rooms defined as Bedrooms. A “Bonus Room / Attic Loft” of about 275 square feet is located on the third level of each building. This room fits the definition of a bedroom, as provided in the City’s Zoning Regulations (§ 17.100 (B) – Attachment 3). It is not a type of room that is excluded from the definition, and though it is “attic space,” it appears to be intended as habitable space. An additional bedroom in each dwelling would increase the project density to 6.5 density units, well in excess of the maximum 4.7 density units permitted. Elimination of the room would avoid exceeding density limitations for each property, and also provides an opportunity to lower building height to a level more consistent with surrounding residential structures (as more fully discussed below). A directional item is suggested, addressing the elimination of this extra room. Common Driveway: A common driveway is proposed along the Stoneridge Drive frontage of each of the lots, to provide vehicle access to the parking for each dwelling. This is inconsistent with Community Design Guidelines, as more fully discussed below, and is also inconsistent with ARC4 - 4 ARCH-2264-2015 (2881 Broad) Page 5 Front Yard Paving regulations in Zoning Regulations (§ 17.16.050). These provisions limit the amount of paving in a front yard5 to 50% of the yard area. The common driveway covers nearly all of the front yard of three of the lots. The applicant should be directed to reduce the paved area in the front yard of each dwelling to conform to these provisions. Fencing: To provide privacy, fencing is proposed along the Broad Street and Perkins Lane frontages, and around the front yards of each dwelling, along Stoneridge Drive. Community Design Guidelines address the functional and aesthetic aspects of site fencing, which are discussed in later sections of this report, but it should be noted that the height of fencing along Broad and Perkins exceeds the maximum height limits set in Zoning Regulations (§ 17.16.050). The proposed lots extend from Stoneridge to Perkins and have two street frontages and some flexibility in fence height limitations may be appropriate in order to provide reasonable privacy for back yard areas. A directional item regarding fencing is suggested. This item includes direction to comply with fence height limits to the maximum extent possible, and where privacy concerns require taller fencing, to employ creative fencing design and materials to minimize the apparent height of taller fences. 3.2 Community Design Guidelines The City’s Community Design Guidelines (CDG) provide guidance for residential project design. The architectural style and building materials employed for this project are generally appropriate for residential development. Nevertheless, there are several elements of the project that are inconsistent with applicable guidelines. These inconsistencies are especially apparent in the relation of the project to its context and to the street, the manner in which vehicle access and parking are provided, and details related to building architecture and site fencing. These concerns are discussed below, along with recommended directional items. Relation to Surroundings: As currently designed, the project is completely surrounded by walls and fencing, and access to it is only provided at the entrance to the common driveway. This is in 5 Front Yard: The area of a residential lot that lies between the street property line and the wall of any residences that face the street… (Zoning, § 17.100 (F)) Figure 2: Common driveway parallel to Stoneridge Dr. ARC4 - 5 ARCH-2264-2015 (2881 Broad) Page 6 fundamental conflict with General Plan policy and Community Design Guidelines encouraging integration of a project into its surrounding neighborhood: The creation of walled-off residential enclaves, or of separate, unconnected tracts, is discouraged because physical separations prevent the formation of safe, walkable, and enjoyable neighborhoods. (General Plan Housing Element Policy 7.5) Each new residential project should be designed to integrate with the surrounding neighborhood to ensure that it maintains the established character... (CDG § 5.2 (A)) Fencing: The continuous fencing around the perimeter of the project contributes to the sense of a lack of integration between the project and its surroundings. Creative design should be applied that varies the height and length of fence segments, develops breaks and variations in relief, and incorporates landscaping to achieve screening for privacy in yard areas while providing visual interest (see CDG § 5.2 (C)). Transition to street. Additional points of pedestrian entry should also be added, connecting each dwelling to the sidewalk: Attention should be given to the transition between the street and the project through definition of the building entry, walkways and landscaping. (CDG § 2.1 (D)) Along the Stoneridge Drive frontage, placement of entries and walkways is constrained, though not necessarily precluded, by a site wall adjacent to the sidewalk. Opportunity exists on the Broad Street frontage to provide a more visually prominent building entry connected to the sidewalk. And, while there are no entrances along the Perkins Lane frontage (Figure 3), as currently designed, secondary connections through, for example, rear yard gates and arbors, could be incorporated into the project. These opportunities are included in the suggested directional item addressing project integration into the surrounding neighborhood. Figure 3: Continuous fencing along Perkins Ln. ARC4 - 6 ARCH-2264-2015 (2881 Broad) Page 7 Building Height. Infill development must also be compatible with its surroundings: Be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood. This is crucial when a new or remodeled house is proposed to be larger than others in the neighborhood. When new homes are developed adjacent to older ones, the height and bulk of the new construction can have a negative impact on adjacent, smaller scale buildings. (CDG 5.3 (A.1) Single- and two-story dwellings predominate in the surrounding neighborhood. At three stories in height, and between 29. 5 and 34.5 feet above average natural grade, the proposed dwellings are taller than adjacent and nearby buildings. For comparison, the adjacent residence at 660 Perkins is two stories and 23 feet in height. Though within the maximum 35-foot height limit for the R-2 Zone, the height of the proposed buildings is not consistent with that of surrounding structures. In addition, the apparent height of the buildings is enhanced by the upward slope of the property from Broad Street. Building height should be reduced so that the buildings are compatible in scale with those in the immediate neighborhood. Staff recommends that the third level of each dwelling, with the Bonus Room / Attic Loft, be eliminated to reduce overall building height. Roof decks. Each dwelling includes a roof deck at the third level; a popular amenity that provides useful outdoor activity area to the building occupants. Special attention should be paid to the design of the roof deck areas in order to maximize privacy and to minimize the potential for privacy and noise impacts to the surrounding neighborhood, in keeping with General Plan policies for compatible development: New buildings will respect the privacy and solar access of neighboring buildings and outdoor areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings. (Land Use Element policy 2.3.9(F)) Railing areas should be pulled back from the edges of the structure, in a manner consistent with the building’s design, so that activities on the roof deck are contained within the building envelope and do not impact adjacent properties. The deck area should be recessed into the Figure 4: Building sections ARC4 - 7 ARCH-2264-2015 (2881 Broad) Page 8 building form to further contain activities and reduce sight lines beyond the deck. Final plans should include sight line drawings demonstrating that the privacy of neighboring property has been maximized to the extent possible. Driveway and parking. Parking is provided for each dwelling in a single-car garage and a tandem parking space in front of each garage. Access to this parking is by a common driveway extending along the Stoneridge Drive frontage. The result is a large paved area in front of the houses, along with a row of vehicles parked in uncovered spaces. This arrangement is inconsistent with design guidelines for garages and driveways: Accommodating vehicle storage in both single-family dwellings and multifamily projects should avoid the common problem of creating streets that appear garage- and driveway-dominated. (CDG § 5.2 (H)) The common area represented by the driveway should be redesigned so that it does not extend the length of the frontage. Instead, paving for driveway access should be the minimum necessary to provide access to required parking. Though the Stoneridge Drive site wall and the project’s proximity to intersections on Broad Street constrain the possible vehicle access points, there are three street frontages from which access might be taken. An additional access point from Perkins should be considered. In addition, the placement of each dwelling on its lot, and the location of the garage in each building could be altered to facilitate more efficient access to parking. Both required parking spaces for each dwelling should be provided within a garage, to reduce the visual dominance of the automobile (CDG § 5.1) and to make additional space available for visitor parking when needed. Tandem parking may be considered to provide additional flexibility on constrained lots. This project would create narrow lots, and a tandem parking arrangement would allow for two-car garages without increasing the proposed building width. Garage placement. Garages are to be visually subordinate to dwellings along street frontages: When viewed from the street, a garage should be visually subordinate to the living space within the house that addresses the street. Ideally, a garage should be detached from the house, located at the rear of the lot, and accessed by an alley, or a shared driveway from the street fronting the lot. Where this arrangement is not appropriate, the front of an attached garage should be set back from the front Figure 5: Roof decks ARC4 - 8 ARCH-2264-2015 (2881 Broad) Page 9 of the house (at least 15 feet is recommended where the lot area permits). (CDG § 5.4 (A.4)) The design of the proposed dwellings places the garages six feet in front of the living area. The width of the proposed lots does not allow for access to a detached garage at the rear of the lot. Nevertheless, the placement of the garages should be shifted so that they are set back from the living area. Building Design. Guidelines encourage the use of the same materials, design details, and window treatment across building elevations to achieve visual interest on all sides of a residential structure: Exterior finish materials should be durable and require low maintenance. The use of combined materials (such as stucco and wood siding) can provide visual interest and texture; however, all sides of each single-family dwelling or multi- family structure should employ the same materials, design details, and window treatment. No residential structure should have a carefully designed and detailed facade facing the street, and use bland, featureless stucco or other simple materials on the other exterior building walls. Each residential structure should look like the same building from all sides. (5.2(F) Cementitious fiberboard siding and stucco are the primary materials used in the construction of the proposed dwellings. They are used together, to achieve a varied and interesting pattern and texture to the building elevations visible from the street, with material changes at shifts in the wall planes. But, as seen in the East Elevation and West Elevation drawings, the longer building walls are not provided with the same articulation or material changes. The City encourages well-articulated, but not cluttered building elevations. Large roof and wall planes unrelieved by shadow or texture interest are generally not acceptable. However, too many elevation details can overwhelm, and appear awkward, gaudy, and/or chaotic. (CDG § 2.2(B)) Figure 6: East and West Elevations ARC4 - 9 ARCH-2264-2015 (2881 Broad) Page 10 For consistency with design guidelines, the combination of siding materials should also be employed on these elevations, as they are on the North and South Elevations. These walls should also be given additional articulation to provide shadow and texture interest. Variety: Each of the four proposed dwellings is based on the same design. Though the number of dwellings proposed with this same design is only four, guidelines do encourage variety in design: Subdivisions should provide variety in the architectural detailing, size, and massing of houses on each block. (CDG 5.5 (A.1)). Though the size and dimension of the proposed lots limits variety in the size of the dwellings, opportunity does exist to provide variety in detailing, and form and massing of each dwelling to lend them some individuality. The placement of each dwelling on its lot can also vary to some degree, as could their alignment along the block. 4.0 DIRECTIONAL ITEMS Staff recommends that the Commission provide direction to the applicant about design modifications that could help the project better integrate into its surroundings and fit the neighborhood character, achieve compatibility and avoid visually dominating the neighborhood, reduce paved area, maximize privacy, enhance the visual interest of the East and North elevations, and provide more variety, for better consistency with Community Design Guidelines. The following directional items have been prepared to address consistency with applicable development standards and design guidelines: Directional Item 1 – Reduce building height Eliminate the third level of each dwelling to reduce the height of the proposed buildings to a height that is consistent with surrounding one- and two-story residential structures adjacent to, and in the vicinity of, the project, consistent with Community Design Guidelines § 5.3 (A.1). Directional Item 2 – Eliminate Bonus Room / Attic Loft Eliminate the Bonus Room / Attic Loft from each dwelling, to keep the density of the project within the maximum density permitted by Zoning Regulations. This will also facilitate the reduction of overall building height and massing to a level consistent with adjacent and nearby residential structures. Directional Item 2 – Reduce Other Yard encroachment Modify building walls and roof forms to reduce the encroachment of the buildings into required yard areas, particularly into Other Yards at the upper levels of the buildings. Include setback lines, as specified in (Other Yard table) on elevation drawings to facilitate evaluation of yard depth at upper levels. If shallower yards are desired, provide clear justification for their use. Proposals for yards that do not meet minimum depth requirements should be justified by superior design and greater consistency with applicable standards and guidelines. ARC4 - 10 ARCH-2264-2015 (2881 Broad) Page 11 Directional Item 3 – Reduce front yard paving Reduce the paved area in the front yard of each dwelling to conform to the Front Yard Paving restrictions set out in Zoning Regulations § 17.17.050. Directional Item 4 – Apply creative design to site fencing Apply creative design to site fencing that varies the height and length of fence segments, develops breaks and variations in relief, and incorporate landscaping to achieve screening for privacy in yard areas while providing visual interest, as described in Community Design Guidelines § 5.2 (C). Comply with fence height limitations to the maximum extent possible, while considering the need for privacy in back yard areas. Where taller fencing is necessary to provide privacy, employ creative fencing design and materials, such as semi-open features along upper portions of fencing, to provide visual interest and relief, and reduce the apparent height of fencing. Directional Item 5 – Provide better transition between the street and the project Provide additional points of pedestrian entry and walkways, connecting each dwelling to the sidewalk. Provide a more visually prominent building entry, connected to the sidewalk, along the Broad Street frontage. Provide connections to the Perkins Lane sidewalk through, for example, gates and arbors connecting to yard areas. Directional Item 6 – Maximize privacy from roof decks Set deck railing back from the edges of the structure, in a manner consistent with the building’s design, and recess deck areas into the building form so that roof decks do not overlook neighboring buildings and outdoor areas. Include sight line drawings in final plans, demonstrating that the privacy of neighboring properties has been maximized consistent with Land Use Element policy 2.3.9(F). Directional Item 7 – Minimize paved driveway area Redesign the common area and common driveway so that the paved area is the minimum necessary to provide vehicle access to required parking. Consider additional access points from Perkins Lane. Consider the placement of each dwelling on its lot and the location of the garage on each building, and how they might be altered to facilitate more efficient access to parking. Directional Item 8 – Make garages subordinate to living space For consistency with Community Design Guidelines § 5.5 (A.4), modify the design of the proposed dwellings so that the garage is visually subordinate to the living space within the dwelling, rather projecting in front of it. Directional Item 9 – Eliminate uncovered tandem parking Eliminate the uncovered tandem parking in front of the garages. Provide both required vehicle parking spaces for each dwelling within a garage, to reduce the visual dominance of the ARC4 - 11 ARCH-2264-2015 (2881 Broad) Page 12 automobile, consistent with the intent of Community Design Guidelines § 5.1, and to make additional space available for visitor parking when needed. Directional Item 10 – Provide additional interest to East and West Elevations Apply the combination of siding materials consistently across building elevations, extending the mix of materials to the East and West Elevations. Provide additional articulation in these wall surfaces to provide shadow and texture interest. Directional Item 11 – Provide variety Provide variety in detailing, and in the form and massing of each dwelling, to lend them some individuality, as encouraged by Community Design Guidelines § 5.5 (A.1). Consider altering the placement of each dwelling on its lot and varying their alignment along the block, including vehicle and pedestrian access points. 5.0 ATTACHMENTS 1. Vicinity Map 2. Project Plans (reduced size) 3. Excerpts from Zoning Regulations Included in Commission member portfolio: Project Plans ARC4 - 12 R-2-S R-2-S R-2 C-R-SF R-1 C-R-SF R-1-PD C-S-S C-R-SF R-3-PD VICINITY MAP ARCH-2264-20152881 Broad ¯ ATTACHMENT 1 ARC4 - 13 JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R AR 1 T I T L E S H E E T PR O J E C T D E S C R I P T I O N VI C I N I T Y M A P DI R E C T O R Y SI T E AG E N C I E S CA L I F O R N I A C O A S T A L I N V E S T M E N T S , L L C DU S T I N @ F O R M D E S I G N B U I L D . C O M EM A I L : TE L : 8 0 5 . 4 4 0 . 5 9 0 3 FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T . SA N L U I S O B I S P O , C A 9 3 4 0 1 24 3 6 B R O A D S T . SA N L U I S O B I S P O , C A . 9 3 4 0 1 TE L : 80 5 . 4 2 3 . 3 1 7 2 DE S I G N E R : OW N E R : RE P : D U S T I N P I R E S RE P : ER I C N E W T O N ER I C @ N E W T O N C O N T I O N . 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F T . 2, 4 4 5 LO F T A T T I C : 3 B E D R O O M H O U S E : TO T A L H A B I T A B L E B U I L D I N G A R E A : BU I L D I N G A R E A : BU I L D I N G S U M M A R Y NU M B E R O F S T O R I E S : BU I L D I N G H G T C A L C S : CO N S T R U C T I O N T Y P E : V B PA R C E L 1 ( 3 B E D R O O M H O U S E ) RE F E R T O S I T E S E C T I O N O N S H E E T A 5 34 0 S Q . F T . RO O F D E C K : 27 0 S Q . F T . 1 C A R G A R A G E : TY P E , F I R E S P R I N K L E R E D ( D E S I G N B Y O T H E R S ) SI N G L E F A M I L Y H O M E EX I S T I N G U S E : SI N G L E F A M I L Y H O M E PR O P O S E D U S E : 2 S T O R Y 43 0 2, 0 1 5 SQ . F T . SQ . F T . SQ . F T . 2, 4 4 5 LO F T A T T I C : 2 B E D R O O M H O U S E : TO T A L H A B I T A B L E B U I L D I N G A R E A : BU I L D I N G A R E A : NU M B E R O F S T O R I E S : BU I L D I N G H G T C A L C S : CO N S T R U C T I O N T Y P E : V B PA R C E L S 2 - 4 ( 2 B E D R O O M H O U S E ) RE F E R T O S I T E S E C T I O N O N S H E E T A 5 34 0 S Q . F T . RO O F D E C K : 27 0 S Q . F T . 1 C A R G A R A G E : EX I S T I N G S I T E S U M M A R Y GR O S S L O T A R E A : LO C A L Z O N I N G : AP N : LE G A L D E S C R I P T I O N : 5, 4 6 5 S Q . F T . / 0 . 1 2 5 A C R E S 00 4 - 5 8 4 - 0 0 1 R- 2 - S AD J A C E N T U S E : B R O A D S T . NO R T H SO U T H EA S T WE S T 66 0 P E R K I N S L A N E PE R K I N S L A N E ST O N E R I D G E D R . PR O P O S E D U S E : MI N O R S U B - D I V I S O N D E V E L O P M E N T EX I S T I N G U S E : VA C A N T L A N D A P O R T I O N O F L O T 1 , O F T H E Y O A K U M P O U L T R Y U N I T S TR A C T A S F I L E D I N B O O K 3 , P A G E 8 9 , O F M A P S A N D A S DE S C R I B E D I N D E E D R E C O R D E D I N B O O K 6 0 7 , P A G E 3 7 3 AN D L O T A O F T R A C T 1 1 5 0 A S F I L E D I N B O O K 1 3 , P A G E 4 8 O F MA P S I N T H E O F F I C E O F T H E C O U N T Y R E C O R D E R , C O U N T Y OF S A N L U I S O B I S P O , S T A T E O F C A L I F O R N I A . DE N S I T Y : PR O P O S E D S I T E S U M M A R Y PR O P O S E D P A R C E L 1 ( 3 B E D R O O M R E S I D E N C E ) PR O P O S E D U S E : SI N G L E F A M I L Y H O M E EX I S T I N G U S E : VA C A N T L A N D 0. 1 2 5 A C R E S ( 1 2 ) = 1 . 5 0 D E N S I T Y U N I T S PR O P O S E D P A R K I N G : 2 S P A C E S 1, 0 6 6 S Q . F T . / 5 , 4 6 5 S Q . F T . = 1 9 % ( M A X . A L L O W A B L E : 5 0 % ) SE T B A C K S V A R Y , R E F E R T O S I T E P L A N F O R GR O S S L O T A R E A : LO T C O V E R A G E : 17 , 1 4 6 S Q . F T . SE T B A C K S : DI M E N S I O N E D S E T B A C K S GR O S S L O T A R E A : 3, 6 7 4 S Q . F T . / 0 . 0 8 4 A C R E S DE N S I T Y : PR O P O S E D P A R C E L S 2 & 3 ( 2 B E D R O O M R E S I D E N C E S ) PR O P O S E D U S E : SI N G L E F A M I L Y H O M E EX I S T I N G U S E : VA C A N T L A N D 0. 0 8 4 A C R E S ( 1 2 ) = 1 . 0 0 D E N S I T Y U N I T S PR O P O S E D P A R K I N G : 2 S P A C E S 1, 0 6 6 S Q . F T . / 3 , 6 7 4 S Q . F T . = 2 9 % ( M A X . A L L O W A B L E : 5 0 % ) SE T B A C K S V A R Y , R E F E R T O S I T E P L A N F O R LO T C O V E R A G E : SE T B A C K S : DI M E N S I O N E D S E T B A C K S ST U D I O A P A R T M E N T , 0 . 5 0 U N I T ON E - B E D R O O M D W E L L I N G , 0 . 6 6 U N I T TW O - B E D R O O M D W E L L I N G , 1 . 0 0 U N I T TH R E E - B E D R O O M D W E L L I N G , 1 . 5 0 U N I T S FO U R O R M O R E B E D R O O M S , 2 . 0 0 U N I T S SL O C I T Y D E N S I T Y U N I T S PR O P O S E D P A R C E L 4 ( 2 B E D R O O M R E S I D E N C E ) GR O S S L O T A R E A : 4, 2 3 3 S Q . F T . / 0 . 0 9 7 A C R E S DE N S I T Y : PR O P O S E D U S E : SI N G L E F A M I L Y H O M E EX I S T I N G U S E : VA C A N T L A N D 0. 0 9 7 A C R E S ( 1 2 ) = 1 . 1 6 D E N S I T Y U N I T S PR O P O S E D P A R K I N G : 2 S P A C E S 1, 0 6 6 S Q . F T . / 4 , 2 3 3 S Q . F T . = 2 5 % ( M A X . A L L O W A B L E : 5 0 % ) SE T B A C K S V A R Y , R E F E R T O S I T E P L A N F O R LO T C O V E R A G E : SE T B A C K S : DI M E N S I O N E D S E T B A C K S 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m & V I S T A D A P R A I A , L P AR C H I T E C T U R A L S I T E P L A N AR 2 TP M - 1 T E N T A T I V E ( V E S T I N G ) P A R C E L M A P T O P O G R A P H I C S U R V E Y AR 3 P A R C E L 1 - P R O P O S E D 3 B E D R O O M R E S I D E N C E F L O O R P L A N S AR 3 . 1 P A R C E L S 2 - 4 - P R O P O S E D ( T Y P I C A L ) 2 B E D R O O M F L O O R P L A N S AR 4 P A R C E L 1 - E X T E R I O R E L E V A T I O N S AR 4 . 1 P A R C E L 2 - 4 - E X T E R I O R E L E V A T I O N S AR 5 E X T E R I O R P E R S P E C T I V E S PR E L I M I N A R Y G R A D I N G , D R A I N A G E , A N D U T I L T Y P L A N C1 SU B D I V I D E E X I S T I N G P A R C E L A P N # 0 0 4 - 5 8 1 - 0 0 1 I N T O A ( 4 P A R C E L ) P L A N N E D U N I T DE V E L O P M E N T C O N S I S T I N G O F ( 3 ) 2 B E D R O O M U N I T S A N D ( 1 ) 3 B E D R O O M U N I T S . T H E ES T I M A T E D T I M E O F C O M P L E T I O N W O U L D B E A S A P . . . . F O R B O T H P A R C E L S L A N D S C A P I N G A N D IR R I G A T I O N W O U L D B E I N S T A L L E D P R I O R T O C O M P L E T I O N O F T H E P R O J E C T A N D W O U L D IN C L U D E T H E U S E O F D R O U G H T T O L E R A T E A N D N A T I V E P L A N T S . F U R T H E R M O R E , T H E LA N D S C A P I N G W O U L D A L S O B E I N C O R P O R A T E D I N T O T H E L O W I M P A C T D E V E L O P M E N T RE Q U I R E M E N T S F O R T H E P R O J E C T T O R E D U C E S T O R M W A T E R R U N - O F F . IN A D D I T I O N T O T H E P R O P O S E D S U B D I V I S I O N T H E R E W I L L B E A R E A L P R O P E R T Y E X C H A N G E BE T W E E N U S T H E D E V E L O P E R A N D T H E C I T Y O F S A N L U I S O B I S P O T H A T A S B E E N CO N D I T I O N A L L Y A P P R O V E D B Y C I T Y C O U N C I L O N 2 / 1 6 / 1 6 . AR 6 S I T E C R O S S S E C T I O N \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ D P 1 T I T L E S H E E T . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 5 : 2 0 P M ATTACHMENT 2 ARC4 - 14 ATTACHMENT 2 ARC4 - 15 TRU E NOR T H R E F . PE R K I N S L A N E ST O N E R I D G E D R I V E BROAD STREET R T G R T G R T G R T G S S S S S S S S S S S S S S S S S 16 ' - 0 " 2 B E D R O O M T O W N H O M E W/ 1 C A R G A R A G E 10 ' - 1 " 25 8 . 0 F F 1 6 ' - 0 " R . O . W . PA R C E L 4 4, 2 3 3 S Q . F T PA R C E L 2 3, 6 7 4 S Q . F T PA R C E L 1 5, 4 6 5 S Q . F T PA R C E L 3 3, 6 7 4 S Q . F T (T Y P ) (T Y P ) (T Y P ) (T Y P ) (T Y P ) (T Y P ) 2 B E D R O O M T O W N H O M E W/ 1 C A R G A R A G E 25 5 . 5 F F 2 B E D R O O M T O W N H O M E W/ 1 C A R G A R A G E 25 3 . 5 F F 3 B E D R O O M T O W N H O M E W/ 1 C A R G A R A G E 25 1 . 5 F F 10 ' - 3 " 25 ' - 0 " 5' - 0 " 25 ' - 0 " 25 ' - 0 " 25 ' - 0 " 23 ' - 7 1 2 " 3' - 0 " 3' - 0 " 3' - 0 " 3' - 0 " (T Y P ) 1 9 ' - 5 1 2 " T Y P 1 6 ' - 0 " 1 9 ' - 0 " 3 8 ' - 0 " T Y P 5' - 6 " 5' - 0 " 5' - 6 " 5' - 0 " 5' - 0 " 5 ' - 0 " SI T E R E F E R E N C E N O T E S 1. D E V E L O P E R T O D E D I C A T E 6 ' - 0 " P O R T I O N O F P R O P E R T Y T O CI T Y O F S L O F O R R I G H T O F W A Y . R E F E R T O T E N T A T I V E PA R C E L M A P O N S H E E T T P M - 1 F O R M O R E I N F O R M A T I O N . 2. N E W A D A D R I V E W A Y R A M P A N D D R I V E W A Y P E R C I T Y O F SL O S T A N D A R D D E T A I L S 2 1 1 1 A N D 2 1 3 0 . R E F E R T O C I V I L FO R M O R E I N F O R M A T I O N . 3. E X I S T I N G S T O R M D R A I N T O R E M A I N 4. N E W R E T A I N I N G W A L L , R E F E R T O C I V I L D R A W I N G S F O R MO R E I N F O R M A T I O N . 5. E X I S T I N G P R O P E R T Y L I N E O F C I T Y - O W N E D L O T ( A ) T O B E AD J U S T E D P E R R E A L P R O P E R T Y E X C H A N G E . R E F E R T O TE N T A T I V E P A R C E L M A P O N S H E E T T P M - 1 F O R M O R E IN F O R M A T I O N . 6. N E W C A T C H B A S I N R E F E R T O C I V I L F O R M O R E IN F O R M A T I O N . 7. E X I S T I N G C U R B A N D G U T T E R T O R E M A I N 8. N E W B I O S R E T E N T I O N B A S I N , R E F E R T O C I V I L D R A W I N G S FO R M O R E I N F O R M A T I O N . 9. E X I S T I N G S T O N E R I D G E S I G N T O R E M A I N W I T H S I G N A N D LA N D S C A P E E A S E M E N T . R E F E R T O T E N T A T I V E P A R C E L MA P O N S H E E T T P M - 1 F O R M O R E I N F O R M A T I O N . 10 . E X I S T I N G A D A C U R B C U T T O R E M A I N . 11 . E X I S T I N G 2 0 " S Y C A M O R E S T R E E T T R E E T O R E M A I N . 12 . N E W 6 ' T A L L W O O D F E N C I N G 13 . A D D I T I O N A L / G U E S T P A R K I N G 14 . E X I S T I N G 7 0 D B N O I S E C O N T O U R . R E F E R T O G E N E R A L NO I S E N O T E S O N T H I S S H E E T . 15 . N E W 5 G A L T R E E S . R E F E R T O L A N D S C A P I N G L E G E N D O N TH I S S H E E T F O R M O R E I N F O R M A T I O N . 16 . N E W S I D E W A L K , C U R B , A N D 1 8 " G U T T E R A L O N G P E R K I N S TO B E I N S T A L L E D P E R C I T Y O F S L O S T A N D A R D S D E T A I L S 40 3 0 A N D 4 1 1 0 . R E F E R T O C I V I L D R A W I N G S F O R M O R E IN F O R M A T I O N . 17 . N E W C O N C R E T E H A R D S C A P E . 18 . C O N S T R U C T D R I V E W A Y P E R C I T Y O F S A N L U I S O B I S P O ST A N D A R D D E T A I L 2 1 3 0 . R E F E R T O C I V I L D R A W I N G S F O R MO R E I N F O R M A T I O N . 19 . E X I S T I N G P R O P E R T Y L I N E , R E F E R T O T E N T A T I V E P A R C E L MA P F O R M O R E I N F O R M A T I O N . 20 . P E R M E A B L E P A V E R D R I V E W A Y . 21 . N O T U S E D . 22 . T R A S H B I N A R E A S T Y P . F O R E A C H P A R C E L 23 . P E D E S T R I A N W A L K W A Y F O R P E R K I N S L A N E . 24 . N E W 1 " W A T E R S E R V I C E , R E F E R T O C I V I L D R A W I N G S F O R MO R E I N F O R M A T I O N . 25 . N E W S T R E E T T R E E P E R C I T Y O F S L O S T A N D A R D S . CO O R D I N A T E W I T H C I T Y O F S L O A R B O R I S T R O N C O M B S PR I O R T O I N S T A L L A T I O N . 26 . N O T U S E D . 27 . E X I S T I N G 5 8 " W A T E R M E T E R T O S E R V E L A N D S C A P I N G . 28 . E X I S T I N G F I R E H Y D R A N T T O R E M A I N 29 . E X I S T I N G P O W E R P O L E T O B E R E M O V E D . 30 . I N S T A L L N E W 4 " S D R 3 5 S E W E R L A T E R A L T O S E R V E PA R C E L 2 . R E F E R T O T E N T A T I V E P A R C E L M A P F O R BL A N K E T U T I L I T Y A N D D R A I N A G E E A S E M E N T . R E F E R T O CI V I L D R A W I N G S F O R M O R E I N F O R M A T I O N . 31 . E X I S T I N G S E W E R L A T E R A L T O B E U P G R A D E D T O S E R V E PA R C E L 1 . R E F E R T O C I V I L D R A W I N G S F O R M O R E I N F O . 32 . N O T U S E D . 33 . D E V E L O P E R T O D E D I C A T E 1 6 ' - 0 " P O R T I O N O F P R O P E R T Y TO C I T Y O F S L O F O R R I G H T O F W A Y . R E F E R T O T E N T A T I V E PA R C E L M A P O N S H E E T T P M - 1 F O R M O R E I N F O R M A T I O N . 34 . N O T U S E D 35 . E X I S T I N G S I D E W A L K T O R E M A I N . 36 . P O R T I O N O F E X I S T I N G C A L T R A N S D R I V E W A Y A N D SI D E W A L K T O B E M O D I F I E D T O A L I G N W I T H N E W P E R K I N S LA N E E X T E N S I O N . R E F E R T O C I V I L D R A W I N G S F O R M O R E IN F O R M A T I O N . 37 . P O R T I O N O F E X I S T I N G D R I V E W A Y T O R E M A I N . 38 . C O N N E C T 4 " P V C S T O R M D R A I N T O E X I S T I N G M A N H O L E . RE F E R T O C I V I L D R A W I N G S F O R M O R E I N F O R M A T I O N . 39 . I N S T A L L S I D E W A L K U N D E R D R A I N W I T H P I P E P E R C I T Y O F SA N L U I S O B I S P O S T A N D A R D D E T A I L 3 4 1 5 . R E F E R T O C I V I L DR A W I N G S F O R M O R E I N F O R M A T I O N . 40 . C O N S T R U C T 3 . 5 " A C O V E R 7 " B A S E P E R C I T Y O F S A N L U I S OB I S P O S T A N D A R D D E T A I L 7 1 1 0 . R E F E R T O C I V I L DR A W I N G S F O R M O R E I N F O . 41 . N E W U N D E R G R O U N D E L E C T R I C A L S E R V I C E T O T I E I N T O EX I S T I N G V A U L T . R E F E R T O C I V I L D R A W I N G S F O R M O R E IN F O R M A T I O N . LA N D S C A P E L E G E N D AR B U T U S U N E D O ' S T D ' ST R A W B E R R Y T R E E OL E A ' M A J E S T I C B E A U T Y ' - S T D F R U I T L E S S O L I V E CE A N O T H U S ' C A R M E L C R E E P E R ' W I L D L I L A C CI S T U S X . ' S U N S E T ' RO C K R O S E KN I P H O F I A G A L P I N I I ' O R A N G E F L A M E ' O R A N G E F L A M E P O K E R P L A N T PE N N E S I T U M S . ' R U B R U M ' P U R P L E F O U N T A I N G R A S S PH O R M I U M ' C R E A M D E L I G H T ' CR E A M D E L I G H T F L A X SA L V I A L E U C A N T H A " S A N T A B A R B A R A ' D W A R F M E X I C A N S A G E TR E E S SH R U B S A N D P L A N T S WO O D C H I P S PE A G R A V E L SO F T S C A P E MI T I G A T I O N N O T E S A. O U T D O O R A C T I V I T Y A R E A S F O R ( P A R C E L 1 ) H A V E B E E N DE S I G N E D T O M I N I M I Z E S O U N D E X P O S U R E F R O M B R O A D ST . T H I S H A S B E E N A R C H I V E D B Y U S I N G T H E S T R U C T U R E , FE N C I N G , A N D V E G E T A T I O N T O S H I E L D T H E O U T D O O R SP A C E S F R O M N O I S E . S E E S I T E P L A N O N T H I S S H E E T F O R MO R E I N F O R M A T I O N . B. F O R I N D O O R N O I S E M I T I G A T I O N T H E F O L L O W I N G N O I S E RE D U C I N G M I T I G A T I O N ' S W I L L B E U S E D A L O N G T H E E A S T FA C A D E O F P A R C E L 1 T O R E D U C E N O I S E L E V E L S B Y 2 5 d b . x PR O V I D E A I R C O N D I T I O N I N G O R A M E C H A N I C A L VE N T I L A T I O N S Y S T E M , S O W I N D O W S A N D D O O R S M A Y RE M A I N C L O S E D . x MO U N T W I N D O W S A N D S L I D I N G G L A S S D O O R S I N L O W A I R IN F I L T R A T I O N R A T E F R A M E S ( 0 . 5 C F M O R L E S S , P E R A N S I SP E C I F I C A T I O N S ) x PR O V I D E S O I L D C O R E E X T E R I O R D O O R S W I T H P E R I M E T E R WA E T H E R S T R I P P I N G A N D T H R E A S H O L D S E A L S . x CO V E R E X T E R I O R W A L L S W I T H S T U C C O O R B R I C K V E N E E R , OR W O O D S I D I N G O V E R 1 2 " M I N , T H I C K N E S S F I B E R B O A R D (" S O U N D B O A R D " ) x KE E P G L A S S A R E A I N W I N D O W S A N D D O O R S B E L O W 2 0 % OF T H E F L O O R A R E A I N A R O O M . x PR O V I D E B A F F L E S F O R R O O F O R A T T I C V E N T S F A C I N G T H E NO I S E S O U R C E . 1. R E D U C E D I N T E R I O R D I S M I S S I N G S E T B A C K S ( 5 ' - 0 " ) BE T W E E N N E W L Y P R O P O S E D U N I T S . R E F E R T O S I T E P L A N ON T H I S S H E E T F O R M O R E I N F O R M A T I O N . 2. R E D U C E D F E N C I N G S E T B A C K S A L O N G P E R K I N S L A N E ( 5 ' - 0 " ) EX C E P T I O N S GE N E R A L N O I S E RE Q U E S T E D Z O N I N G JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R SI T E P L A N SC A L E : 1 " = 1 0 ' - 0 " 5' 1 0 ' 0 2 0 ' AR 2 S I T E P L A N 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ D P 2 S I T E P L A N . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 5 : 3 8 P M ATTACHMENT 2 ARC4 - 16 ATTACHMENT 2 ARC4 - 17 11 ' - 0 " 14 ' - 0 " 25 ' - 0 " 2 2 ' - 1 1 3 4 " 7 ' - 3 " 6 ' - 7 1 4 " 9 ' - 2 " 4 8 ' - 0 " 18 ' - 8 " 8' - 4 " 27 ' - 0 " 4 ' - 0 " 2 ' - 0 " 11 ' - 0 " 14 ' - 0 " 25 ' - 0 " 1 0 ' - 9 1 2 " 7 ' - 3 " 4 ' - 5 1 2 " 1 1 ' - 3 3 4 " 4 8 ' - 0 " 18 ' - 8 " 8' - 4 " 27 ' - 0 " 4 ' - 0 " 4 4 ' - 0 " 2 ' - 0 " 2 ' - 8 1 2 " 4 ' - 0 1 4 " 5 ' - 5 1 2 " 5 ' - 0 " 18 ' - 6 " 1 5 ' - 5 3 4 " 1 ' - 0 1 2 " 7 ' - 8 1 2 " 1 7 ' - 9 1 4 " 12 ' - 8 " 4' - 7 " 17 ' - 3 " 2 ' - 0 " 1 5 ' - 9 1 4 " 3 ' - 7 1 2 " 4 ' - 1 " 1 8 ' - 6 1 4 " 2 5 ' - 5 3 4 " 6' - 3 1 2 " 10 ' - 1 1 1 2 " 17 ' - 3 " 2' - 9 " 4' - 0 " GA R A G E 8' - 6 " C L G . LI V I N G 8' - 6 " C L G . DI N I N G 8' - 6 " C L G . KI T C H E N 8' - 6 " C L G . UT I L I T Y 8' - 6 " C L G . PO W D E R 8' - 6 " C L G . ST A I R S PA N T R Y 8' - 6 " C L G . M. B A T H 9' - 0 " C L G . M. B E D R O O M 9' - 0 " C L G . M. C L O S E T 9' - 0 " C L G . UP S T A I R S L I V I N G 9' - 0 " C L G . BA T H 9' - 0 " C L G . LA U N D R Y 9' - 0 " C L G . BE D R O O M 2 9' - 0 " C L G . ST A I R S EX T E R I O R DE C K EX T E R I O R DE C K BO N U S R O O M / AT T I C L O F T 2 5 ' - 5 3 4 " 1 8 ' - 6 1 4 " 4 4 ' - 0 " 5 ' - 0 " 2 5 ' - 5 3 4 " 1 8 ' - 6 1 4 " BE D R O O M 3 9' - 0 " C L G . JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R AR 3 L O T 1 F L O O R P L A N S LO T 1 P U D - 1 S T F L O O R P L A N 2' 4 '08 ' 1S T F L O O R 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m REF.NORTH 2N D F L O O R RO O F D E C K / A T T I C 3 B E D R O O M U N I T \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ A R 3 L O T 1 F L O O R P L A N S . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 5 : 5 2 P M ATTACHMENT 2 ARC4 - 18 11 ' - 0 " 14 ' - 0 " 25 ' - 0 " 2 2 ' - 1 1 3 4 " 7 ' - 3 " 6 ' - 7 1 4 " 9 ' - 2 " 4 8 ' - 0 " 16 ' - 8 " 8' - 4 " 25 ' - 0 " 4 ' - 0 " 4 4 ' - 0 " 4 8 ' - 0 " 2 ' - 0 " 11 ' - 0 " 14 ' - 0 " 25 ' - 0 " 1 0 ' - 9 1 2 " 7 ' - 3 " 4 ' - 5 1 2 " 1 1 ' - 3 3 4 " 4 8 ' - 0 " 16 ' - 8 " 8' - 4 " 25 ' - 0 " 4 ' - 0 " 4 4 ' - 0 " 2 ' - 0 " 2 ' - 8 1 2 " 4 ' - 0 1 4 " 5 ' - 5 1 2 " 5 ' - 0 " 18 ' - 6 " 1 5 ' - 5 3 4 " 1 ' - 0 1 2 " 7 ' - 8 1 2 " 1 7 ' - 9 1 4 " 12 ' - 8 " 4' - 7 " 17 ' - 3 " 2 ' - 0 " 1 5 ' - 9 1 4 " 3 ' - 7 1 2 " 4 ' - 1 " 1 8 ' - 6 1 4 " 2 5 ' - 5 3 4 " 6' - 3 1 2 " 10 ' - 1 1 1 2 " 17 ' - 3 " 2' - 9 " 4' - 0 " GA R A G E 8' - 6 " C L G . LI V I N G 8' - 6 " C L G . DI N I N G 8' - 6 " C L G . KI T C H E N 8' - 6 " C L G . UT I L I T Y 8' - 6 " C L G . PO W D E R 8' - 6 " C L G . ST A I R S PA N T R Y 8' - 6 " C L G . M. B A T H 9' - 0 " C L G . M. B E D R O O M 9' - 0 " C L G . M. C L O S E T 9' - 0 " C L G . UP S T A I R S L I V I N G 9' - 0 " C L G . BA T H 9' - 0 " C L G . LA U N D R Y 9' - 0 " C L G . BE D R O O M 2 9' - 0 " C L G . ST A I R S EX T E R I O R DE C K EX T E R I O R DE C K BO N U S R O O M / AT T I C L O F T JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R AR 3 . 1 L O T S 2 - 4 F L O O R P L A N S 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m LO T S 2 - 4 P U D - 1 S T F L O O R P L A N 2' 4 '08 ' 1S T F L O O R REF.NORTH 2N D F L O O R RO O F D E C K / A T T I C TY P I C A L 2 B E D R O O M U N I T S \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ A R 3 . 1 L O T S 2 - 3 F L O O R P L A N S . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 6 : 1 0 P M ATTACHMENT 2 ARC4 - 19 SM O O T H W H I T E O R G R A Y ST U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) NO R T H E L E V A T I O N FI N I S H E D F L O O R 0'- 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " RO O F D E C K F F AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 3 1 ' - 4 " RI D G E AB O V E ( F G ) 2 4 ' - 6 " 12 10 DE C K I N G A N D ST E E L C A B L E R A I L I N G , 42 " T A L L A F F ( T Y P ) ST E E L P O S T A N D WO O D B E A M PR E - F I N I S H E D H A R D I SI D I N G W I T H N A T U R A L WO O D L O O K ( T Y P ) GR A Y S T A N D I N G S E A M ME T A L R O O F I N G ( T Y P ) DA R K C O L O R E D F R A M E WI N D O W S & D O O R S ( T Y P ) EX P O S E D 4 X 8 S T A I N E D WO O D R A F T E R S & 2 X F A S C I A . ( T Y P ) DE C K I N G A N D ST E E L C A B L E R A I L I N G , 42 " T A L L A F F ( T Y P ) EA S T E L E V A T I O N SM O O T H W H I T E O R GR A Y S T U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) FI N I S H E D F L O O R 0' - 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " RO O F D E C K F F AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 3 1 ' - 4 " RI D G E AB O V E ( F G ) 2 4 ' - 6 " DE C K I N G A N D ST E E L C A B L E R A I L I N G , 42 " T A L L A F F ( T Y P ) GR A Y S T A N D I N G S E A M M E T A L RO O F I N G ( T Y P ) DA R K C O L O R E D FR A M E W I N D O W S & D O O R S ( T Y P ) EX P O S E D 4 X 8 S T A I N E D WO O D R A F T E R S & 2 X F A S C I A . ( T Y P ) RI D G E AB O V E ( F G ) 2 8 ' - 0 " DO R M E R PR E - F I N I S H E D H A R D I SI D I N G W I T H N A T U R A L WO O D L O O K ( T Y P ) SO U T H E L E V A T I O N SM O O T H W H I T E O R GR A Y S T U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) FI N I S H E D F L O O R 0' - 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " TO P L AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 3 1 ' - 4 " 12 10 GR A Y S T A N D I N G S E A M ME T A L R O O F I N G ( T Y P ) DA R K C O L O R E D F R A M E WI N D O W S & D O O R S ( T Y P ) EX P O S E D 4 X 8 S T A I N E D WO O D R A F T E R S & 2X F A S C I A . ( T Y P ) WE S T E L E V A T I O N SM O O T H W H I T E O R GR A Y S T U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) FI N I S H E D F L O O R 0' - 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " TO P L AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 3 1 ' - 4 " RI D G E AB O V E ( F G ) 2 4 ' - 6 " GR A Y S T A N D I N G S E A M M E T A L RO O F I N G ( T Y P ) DA R K C O L O R E D F R A M E WI N D O W S & D O O R S ( T Y P ) EX P O S E D 4 X 8 ST A I N E D W O O D RA F T E R S & 2X F A S C I A . ( T Y P ) RI D G E AB O V E ( F G ) 2 8 ' - 0 " DO R M E R JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R LO T 1 - E X T E R I O R E L E V A T I O N S 2' 4 '08 ' AR 4 L O T 1 - E X T E R I O R E L E V A T I O N S 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m GE N E R A L L I G H T I N G N O T E S A. A L L E X T E R I O R L I G H T I N G P R O P O S E D S H A L L B E SH I E L D E D A N D D I R E C T E D D O W N W A R D S I N T O T H E DE V E L O P M E N T , F U L L Y C O N T A I N D I R E C T G L A R E O N SI T E , A N D S H A L L B E H O O D E D A N D S H I E L D E D , AC C O R D I N G L Y . B. T H E H E I G H T L I M I T S T A N D A R D S S H A L L B E N O H I G H E R TH A N D E T E R M I N E D A B S O L U T E L Y N E C E S S A R Y F O R IT S S P E C I F I C A P P L I C A T I O N . C. L I G H T I N T E N S I T Y S H A L L . B E N O M O R E T H A N DE T E R M I N E D N E C E S S A R Y F O R S A F E T Y P U R P O S E S . D. L I G H T S O U R C E S S H A L L B E O F E N E R G Y E F F I C I E N T DE S I G N ( E . G . S O D I U M - B A S E D , M E T A L H A L I D E , L E D , ET C . . ) E. N O N - G L A R E L I G H T I N G S H A L L B E U S E D TH R O U G H O U T T H E P R O P O S E D P R O J E C T . F. A N Y S E C U R I T Y L I G H T I N G S H A L L . B E S C R E E N E D SU C H T H A T L I G H T S A R E N O T V I S I B L E A T A D I S T A N C E OF 3 0 F E E T . A. T H E H E I G H T O F A B U I L D I N G I S T H E V E R T I C A L D I S T A N C E FR O M T H E A V E R A G E L E V E L O F T H E G R O U N D U N D E R TH E B U I L D I N G T O T H E T O P M O S T P O I N T O F T H E R O O F , IN C L U D I N G P A R A P E T S . T H E A V E R A G E L E V E L O F T H E GR O U N D I S D E T E R M I N E D B Y A D D I N G T H E E L E V A T I O N OF T H E L O W E S T P O I N T O F T H E P A R T O F T H E L O T CO V E R E D B Y T H E B U I L D I N G T O T H E E L E V A T I O N O F T H E HI G H E S T P O I N T O F T H E P A R T O F T H E L O T C O V E R E D B Y TH E B U I L D I N G , A N D D I V I D I N G B Y T W O . ( S E E F I G U R E 8 . ) HE I G H T M E A S U R E M E N T S S H A L L B E B A S E D O N EX I S T I N G T O P O G R A P H Y O F T H E S I T E , B E F O R E GR A D I N G F O R P R O P O S E D O N - S I T E I M P R O V E M E N T S . (O R D . 1 3 6 5 ( 2 0 0 0 S E R I E S ) ( P A R T ) ) B. R E F E R T O S I T E S E C T I O N O N S H E E T A R - 5 F O R H E I G H T S IN R E F E R E N C E T O A . N . G . C. R - 2 Z O N I N G M A X I M U M H E I G H T A B O V E N A T U R A L G R A D E SH A L L N O T E X C E E D 3 5 ' - 0 " D. R E F E R T O S I T E P L A N F O R S E T B A C K D I M E N S I O N S . E. E X T E R I O R C O N S T R U C T I O N M A T E R I A L S H A L L C O M P L Y W I T H TH E I G N I T I O N R E S I S T A N T C O N S T R U C T I O N S T A N D A R D S I N CA L I F O R N I A R E S I D E N T I A L C O D E R 3 2 7 . F. R E F E R T O S H E E T A R - 2 F O R S O U N D M I T I G A T I O N RE Q U I R E M E N T S . GE N E R A L N O T E S \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ A R 4 L O T 1 - E X T E R I O R E L E V A T I O N S . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 6 : 2 5 P M ATTACHMENT 2 ARC4 - 20 SM O O T H W H I T E O R G R A Y ST U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) NO R T H E L E V A T I O N FI N I S H E D F L O O R 0'- 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " RO O F D E C K F F AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 2 9 ' - 1 0 " RI D G E AB O V E ( F G ) 2 4 ' - 6 " 12 10 DE C K I N G A N D ST E E L C A B L E R A I L I N G , 42 " T A L L A F F ( T Y P ) ST E E L P O S T A N D WO O D B E A M PR E - F I N I S H E D H A R D I SI D I N G W I T H N A T U R A L WO O D L O O K ( T Y P ) GR A Y S T A N D I N G S E A M ME T A L R O O F I N G ( T Y P ) DA R K C O L O R E D F R A M E WI N D O W S & D O O R S ( T Y P ) EX P O S E D 4 X 8 S T A I N E D WO O D R A F T E R S & 2 X F A S C I A . ( T Y P ) DE C K I N G A N D ST E E L C A B L E R A I L I N G , 42 " T A L L A F F ( T Y P ) EA S T E L E V A T I O N SM O O T H W H I T E O R GR A Y S T U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) FI N I S H E D F L O O R 0' - 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " RO O F D E C K F F AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 2 9 ' - 1 0 " RI D G E AB O V E ( F G ) 2 4 ' - 6 " DE C K I N G A N D ST E E L C A B L E R A I L I N G , 42 " T A L L A F F ( T Y P ) GR A Y S T A N D I N G S E A M M E T A L RO O F I N G ( T Y P ) EX P O S E D 4 X 8 S T A I N E D WO O D R A F T E R S & 2 X F A S C I A . ( T Y P ) RI D G E AB O V E ( F G ) 2 7 ' - 2 " DO R M E R PR E - F I N I S H E D H A R D I SI D I N G W I T H N A T U R A L WO O D L O O K ( T Y P ) SO U T H E L E V A T I O N SM O O T H W H I T E O R GR A Y S T U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) FI N I S H E D F L O O R 0' - 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " TO P L AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 2 9 ' - 1 0 " 12 10 GR A Y S T A N D I N G S E A M ME T A L R O O F I N G ( T Y P ) DA R K C O L O R E D F R A M E WI N D O W S & D O O R S ( T Y P ) EX P O S E D 4 X 8 S T A I N E D WO O D R A F T E R S & 2X F A S C I A . ( T Y P ) WE S T E L E V A T I O N SM O O T H W H I T E O R GR A Y S T U C C O ( T Y P ) PA I N T E D H A R D I SI D I N G ( T Y P ) FI N I S H E D F L O O R 0' - 0 " 2N D F F AB O V E ( F G ) 9 ' - 6 " TO P L AB O V E ( F G ) 1 9 ' - 6 " RI D G E AB O V E ( F G ) 2 9 ' - 1 0 " RI D G E AB O V E ( F G ) 2 4 ' - 6 " GR A Y S T A N D I N G S E A M M E T A L RO O F I N G ( T Y P ) DA R K C O L O R E D F R A M E WI N D O W S & D O O R S ( T Y P ) EX P O S E D 4 X 8 ST A I N E D W O O D RA F T E R S & 2X F A S C I A . ( T Y P ) RI D G E AB O V E ( F G ) 2 7 ' - 2 " DO R M E R JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R AR 4 . 1 L O T S 2 - 4 - E X T E R I O R E L E V A T I O N S 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m LO T S 2 - 4 - E X T E R I O R E L E V A T I O N S 2' 4 '08 ' GE N E R A L L I G H T I N G N O T E S A. A L L E X T E R I O R L I G H T I N G P R O P O S E D S H A L L B E SH I E L D E D A N D D I R E C T E D D O W N W A R D S I N T O T H E DE V E L O P M E N T , F U L L Y C O N T A I N D I R E C T G L A R E O N SI T E , A N D S H A L L B E H O O D E D A N D S H I E L D E D , AC C O R D I N G L Y . B. T H E H E I G H T L I M I T S T A N D A R D S S H A L L B E N O H I G H E R TH A N D E T E R M I N E D A B S O L U T E L Y N E C E S S A R Y F O R IT S S P E C I F I C A P P L I C A T I O N . C. L I G H T I N T E N S I T Y S H A L L . B E N O M O R E T H A N DE T E R M I N E D N E C E S S A R Y F O R S A F E T Y P U R P O S E S . D. L I G H T S O U R C E S S H A L L B E O F E N E R G Y E F F I C I E N T DE S I G N ( E . G . S O D I U M - B A S E D , M E T A L H A L I D E , L E D , ET C . . ) E. N O N - G L A R E L I G H T I N G S H A L L B E U S E D TH R O U G H O U T T H E P R O P O S E D P R O J E C T . F. A N Y S E C U R I T Y L I G H T I N G S H A L L . B E S C R E E N E D SU C H T H A T L I G H T S A R E N O T V I S I B L E A T A D I S T A N C E OF 3 0 F E E T . A. T H E H E I G H T O F A B U I L D I N G I S T H E V E R T I C A L D I S T A N C E FR O M T H E A V E R A G E L E V E L O F T H E G R O U N D U N D E R TH E B U I L D I N G T O T H E T O P M O S T P O I N T O F T H E R O O F , IN C L U D I N G P A R A P E T S . T H E A V E R A G E L E V E L O F T H E GR O U N D I S D E T E R M I N E D B Y A D D I N G T H E E L E V A T I O N OF T H E L O W E S T P O I N T O F T H E P A R T O F T H E L O T CO V E R E D B Y T H E B U I L D I N G T O T H E E L E V A T I O N O F T H E HI G H E S T P O I N T O F T H E P A R T O F T H E L O T C O V E R E D B Y TH E B U I L D I N G , A N D D I V I D I N G B Y T W O . ( S E E F I G U R E 8 . ) HE I G H T M E A S U R E M E N T S S H A L L B E B A S E D O N EX I S T I N G T O P O G R A P H Y O F T H E S I T E , B E F O R E GR A D I N G F O R P R O P O S E D O N - S I T E I M P R O V E M E N T S . (O R D . 1 3 6 5 ( 2 0 0 0 S E R I E S ) ( P A R T ) ) B. R E F E R T O S I T E S E C T I O N O N S H E E T A R - 5 F O R H E I G H T S IN R E F E R E N C E T O A . N . G . C. R - 2 Z O N I N G M A X I M U M H E I G H T A B O V E N A T U R A L G R A D E SH A L L N O T E X C E E D 3 5 ' - 0 " D. R E F E R T O S I T E P L A N F O R S E T B A C K D I M E N S I O N S . E. E X T E R I O R C O N S T R U C T I O N M A T E R I A L S H A L L C O M P L Y W I T H TH E I G N I T I O N R E S I S T A N T C O N S T R U C T I O N S T A N D A R D S I N CA L I F O R N I A R E S I D E N T I A L C O D E R 3 2 7 . F. R E F E R T O S H E E T A R - 2 F O R S O U N D M I T I G A T I O N RE Q U I R E M E N T S . GE N E R A L N O T E S \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ A R 4 E X T E R I O R E L E V A T I O N S . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 6 : 4 2 P M ATTACHMENT 2 ARC4 - 21 (E ) S I D E W A L K +2 4 5 ' BR O A D S T . PL PL PL PL PL PL PL PL PL PL PA R C E L 4 MA X H E I G H T A B O V E ( A N G ) 3 5 ' - 0 " PA R C E L 3 MA X H E I G H T A B O V E ( A N G ) 3 5 ' - 0 " PA R C E L 2 MA X H E I G H T A B O V E ( A N G ) 3 5 ' - 0 " PA R C E L 1 MA X H E I G H T A B O V E ( A N G ) 3 5 ' - 0 " AB O V E ( A N G ) +2 6 7 ' - 6 " ( 8 ' - 0 " ) +2 5 8 ' F F ( 1 ' - 6 " ) 27 7 ' - 6 " ( 1 8 ' - 0 " ) 28 9 ' ( 2 9 ' - 6 " ) BE L O W ( A N G ) AB O V E ( A N G ) AB O V E ( A N G ) A. N . G . +2 5 9 . 5 ' ( 0 ' - 0 " ) A. N . G . +2 5 6 ' - 1 0 " ( 0 ' - 0 " ) A. N . G . +2 5 2 ' - 9 " ( 0 ' - 0 " ) A. N . G . +2 4 8 ' ( 0 ' - 0 " ) AB O V E ( A N G ) +2 6 5 ' ( 8 ' - 2 " ) +2 5 5 ' - 6 " F F ( 1 ' - 4 " ) 27 5 ' ( 1 8 ' - 2 " ) 28 6 ' - 6 " ( 2 9 ' - 8 " ) BE L O W ( A N G ) AB O V E ( A N G ) AB O V E ( A N G ) AB O V E ( A N G ) +2 6 3 ' ( 1 0 ' - 3 " ) +2 5 3 ' - 6 " F F ( 9 " ) 27 3 ' ( 2 0 ' - 3 " ) 28 4 ' - 6 " ( 3 1 ' - 9 " ) AB O V E ( A N G ) AB O V E ( A N G ) AB O V E ( A N G ) +2 6 1 ' ( 1 3 ' - 0 " ) +2 5 1 ' - 6 " F F ( 3 ' - 6 " ) 27 1 ' ( 2 3 ' - 0 " ) AB O V E ( A N G ) AB O V E ( A N G ) 28 2 ' - 6 " ( 3 4 ' - 6 " ) AB O V E ( A N G ) JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R AR 5 S I T E C R O S S S E C T I O N 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m SI T E C R O S S S E C T I O N 2' 4 '08 ' A. T H E H E I G H T O F A B U I L D I N G I S T H E V E R T I C A L D I S T A N C E F R O M T H E A V E R A G E LE V E L O F T H E G R O U N D U N D E R T H E B U I L D I N G T O T H E T O P M O S T P O I N T O F T H E RO O F , I N C L U D I N G P A R A P E T S . T H E A V E R A G E L E V E L O F T H E G R O U N D I S DE T E R M I N E D B Y A D D I N G T H E E L E V A T I O N O F T H E L O W E S T P O I N T O F T H E P A R T OF T H E L O T C O V E R E D B Y T H E B U I L D I N G T O T H E E L E V A T I O N O F T H E H I G H E S T PO I N T O F T H E P A R T O F T H E L O T C O V E R E D B Y T H E B U I L D I N G , A N D D I V I D I N G B Y TW O . ( S E E F I G U R E 8 . ) H E I G H T M E A S U R E M E N T S S H A L L B E B A S E D O N E X I S T I N G TO P O G R A P H Y O F T H E S I T E , B E F O R E G R A D I N G F O R P R O P O S E D O N - S I T E IM P R O V E M E N T S . ( O R D . 1 3 6 5 ( 2 0 0 0 S E R I E S ) ( P A R T ) ) B. R E F E R T O E X T E R I O R E L E V A T I O N S F O R A D D I T I O N A L I N F O R M A T I O N . C. R - 2 Z O N I N G M A X I M U M H E I G H T A B O V E N A T U R A L G R A D E S H A L L N O T E X C E E D 3 5 ' - 0 " D. R E F E R T O S I T E P L A N F O R S E T B A C K D I M E N S I O N S . E. E X T E R I O R C O N S T R U C T I O N M A T E R I A L S H A L L C O M P L Y W I T H T H E I G N I T I O N R E S I S T A N T CO N S T R U C T I O N S T A N D A R D S I N C A L I F O R N I A R E S I D E N T I A L C O D E R 3 2 7 . F. R E F E R T O S H E E T A R - 2 F O R S O U N D M I T I G A T I O N R E Q U I R E M E N T S . GE N E R A L N O T E S \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ A R 4 . 4 L O T S 2 - 4 P U D - E X T E R I O R E L E V A T I O N S . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 6 : 5 7 P M ATTACHMENT 2 ARC4 - 22 JO B T I T L E SH E E T T I T L E RE V H I S T O R Y JO B # DA T E AP P # PA G E N U M B E R AR 6 E X T E R I O R P E R S P E C T I V E S BR O A D A N D S T O N E R I D G E C O R N E R ST O N E R I D G E D R I V E PE R K I N S L A N E RO O F D E C K S 15 - 0 1 6 05 . 1 9 . 1 6 -- T H E L O F T S O N S T O N E R I D G E FO R M D E S I G N + B U I L D 24 3 6 B R O A D S T SA N L U I S O B I S P O , C A 80 5 . 5 4 7 . 2 3 4 4 RE P : D U S T I N P I R E S du s t i n @ f o r m d e s i g n b u i l d . c o m \ \ A O S E R V E R \ A r c h i O f f i c e D a t a \ 2 0 1 4 \ S t o r a g e \ P r o j e c t D o c s \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t N e w R e s i d e n c e s \ 4 A u t o C A D \ 1 5 - 0 1 6 - 2 8 8 1 B r o a d S t \ S h e e t s \ D e s i g n P a c k a g e \ A R 4 . 5 L O T S 2 - 4 E X T E R I O R P E R S P E C T I V E S . d w g , 5 / 1 9 / 2 0 1 6 1 0 : 4 7 : 0 7 P M ATTACHMENT 2 ARC4 - 23 City of San Luis Obispo March 2015 Zoning Regulations Page 41 17.08.010(C)(4) et seq. Within city streets, areas of the public right-of-way, and city-owned parking areas, parking of vehicles for purposes of overnight camping or sleeping is prohibited by and shall be subject to enforcement in accordance with Chapter 10.34. (Ord. 1584 § 3, 2012: Ord. 1484 § 14, 2005: Ord. 1277 § 5, 1995). 17.16.020 Yards. A. Definitions and Purpose. 1.A "yard" is an area along a property line within which no structures, parking spaces or parking backup spaces may be located, except as otherwise provided in these regulations. Yards are intended to help determine the pattern of building masses and open areas within neighborhoods. They also provide separation between combustible materials in neighboring buildings. Yards are further intended to help provide landscape beauty, air circulation, views and exposure to sunlight for both natural illumination and use of solar energy. 2.These regulations provide for two types of yards: a."Street yard" means a yard adjacent to a local street, State highway, or adopted setback line. Frontages on Highway 101 are not street yards. b.An "other yard" is any yard other than a street yard (i.e. side and rear yards). B. Measurement of Yards. 1.Street yards shall be measured from the right-of-way line or adopted setback line to the nearest point of the wall of any building. 2.Other yards shall be measured from the property line to the nearest point of the wall of any building. 3.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. (Ord. 1365 (2000 Series)(part)) C. Yard Standards. 1.Street yards shall comply with the following: Table 2: Minimum Street Yards Zone Minimum Street Yard R-1 20 feet R-2 20 feet R-3 15 feet R-4 15 feet C/OS 20 feet O 15 feet PF As provided in zone of adjacent lot* C-N 10 feet C-C As provided in zone of adjacent lot* C-D As provided in zone of adjacent lot* C-R As provided in zone of adjacent lot* C-T 10 feet C-S See Chapter 17.46 M See Chapter 17.48 BP See Chapter 17.49 * If the zone of adjacent lot does not have its own standard, no street yard is required. Lots separated by streets or other rights-of-way are not considered adjacent. If more than one zone is adjacent, the largest yard shall be required. ATTACHMENT 3 ARC4 - 24 City of San Luis Obispo Zoning Regulations March 2015 Page 42 2.Other yards shall comply with the following: Table 3: Minimum Other Yards In R-1 and R-2 Zones Maximum Building Minimum Required Height * Yard ** A point this high on Must be at least this the roof of a building: far from the property line: (feet) (feet) 1-12 5.0 (min.in R-1 & R-2) 13 5.5 14-15 6.0 16-17 7.0 18-19 8.0 20 8.5 21-22 9.0 23-24 10.0 25 10.5 26 11.0 27 11.5 28 12.0 29 12.5 30-31 13.0 32 13.5 33 14.0 34 14.5 35 15.0 *Building heights shall be rounded to the nearest whole foot. ** Yards shall be rounded to the nearest 0.5 foot. ATTACHMENT 3 ARC4 - 25 City of San Luis Obispo March 2015 Zoning Regulations Page 43 Table 4: Minimum Other Yards In R-3, R-4, O And C-N Zones Maximum Building Minimum Required Height* Yard** A point this high on Must be at least this far the roof of a building: from the property line: (feet) (feet) 1-13 5 (min. yard) 14-15 5.5 16-17 6 18-20 6.5 21-22 7 23-24 7.5 25-26 8 27-29 8.5 30-31 9 32-33 9.5 34-35 (max. height) 10 *Building heights shall be rounded to the nearest whole foot. ** Yards shall be rounded to the nearest 0.5 foot. Table 5: Minimum Other Yards In C/OS, PF, C-C, C-D, C-R, C-T, C-S, M, and BP Zones Zone Minimum Other Yard C/OS 20 feet PF As provided in zone of adjacent lot* C-C As provided in zone of adjacent lot* C-D As provided in zone of adjacent lot* C-R As provided in zone of adjacent lot* C-T As provided in zone of adjacent lot* C-S See Chapter 17.46 M See Chapter 17.48 BP See Chapter 17.49 *If the zone of adjacent lot does not have its own standard, no yard is required. Lots separated by streets or other rights-of-way are not considered adjacent. If more than one zone is adjacent, the largest yard shall be required. 3.Yards with City-required landscape plans and storm water facilities shall be landscaped and maintained in accordance with approved plans. D. What may Occupy Yards. 1.Utility Structures. Components of public utility systems may be located within street yards when approved by the Architectural Review Commission. 2.Fences, Walls and Hedges. Fences, walls and hedges may occupy yards to the extent provided in Section 17.16.050. (Vegetation may be controlled by the California Solar Shade Control Act.) 3.Arbors and Trellises. Arbors and trellises may occupy yards subject to the extent provided in Section 17.16.050. Arbors and trellises shall not be connected to or ATTACHMENT 3 ARC4 - 26 City of San Luis Obispo Zoning Regulations March 2015 Page 280 Sales"); tire recapping establishments (see "Vehicle Services"); businesses dealing exclusively in used parts, (see "Recycling - Scrap and Dismantling Yards"); or "Service Stations," which are separately defined. Auto Parts Sales. A store that sells new automobile parts, tires, and accessories. May also include minor parts installation (see also "Vehicle Services"). Does not include tire recapping establishments, which are found under "Vehicle Services" or businesses dealing exclusively in used parts, which are included under "Recycling - Scrap and Dismantling Yards." Automated Teller Machine (ATM). A computerized, self-service machine used by banking customers for financial transactions, including deposits, withdrawals and fund transfers, without face-to-face contact with financial institution personnel. These machines may be located at or within banks, or in other locations. B. Definitions, "B." Bakery, Retail. An establishment primarily engaged in the retail sale of baked products. The products may be prepared either on or off site. Bakery, Wholesale. A place for preparing, cooking, baking, and selling of products for off-premise distribution. Over the counter or other retail dispensing of baked goods on- premise is prohibited. Banks and Financial Services. Financial institutions including: banks and trust companies credit unions holding (but not primarily operating) companies home loan services lending and thrift institutions other investment companies securities/commodity contract brokers and dealers security and commodity exchanges vehicle finance (equity) leasing mortgage brokers See also, "Automated Teller Machine," above. Bar/Tavern. A business where alcoholic beverages are sold for on-site consumption, which are not part of a larger restaurant. Includes bars, taverns, pubs, and similar establishments where any food service is subordinate to the sale of alcoholic beverages. May also include beer brewing as part of a microbrewery, and other beverage tasting facilities. Does not include adult entertainment businesses. Bed and Breakfast Inn (B&B). A building or group of buildings providing 15 or fewer bedrooms or suites that are rented for overnight lodging, with a common eating area for guests. Does not include room rental, which is separately defined (see Boarding/ Rooming House). Bedroom. Any space in a dwelling unit which contains a minimum of 70 square feet of floor area unless it is one of the below listed rooms or common spaces. The “Bedroom” definition does not include garages, attic space, or similar spaces which are not habitable such as foyers, storage closets, utility rooms, or unfinished attics and basements. The following rooms/common spaces which are adjacent and open to common areas are not considered bedrooms: Hallway; Den (see definition, 17.100.D.); Bathroom; Loft (see definition, 17.100.L.); Kitchen/Breakfast nook; Laundry room; ATTACHMENT 3 ARC4 - 27 City of San Luis Obispo March 2015 Zoning Regulations Page 281 Living Room, Family room, Dining room; The Director shall determine whether spaces which do not clearly meet the definition of a “bedroom” meet the intent of this regulation or need to be forwarded to the Planning Commission for Use Permit review. Spaces (i.e. not bedrooms) established prior to (August 14, 2014) using the previous bedroom definition (≥50% open wall area with an adjoining room) may remain and will not be considered bedrooms consistent with floor plans approved with a building permit. Block Front. Block front means all the properties fronting on one side of a street, between intersecting streets or a street and a railroad, waterway, cul-de-sac, or unsubdivided land. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Boarding/Rooming House. A dwelling or part of a dwelling where lodging is furnished for compensation to more than three persons living independently from each other. Meals may also be included. Does not include fraternities, sororities, convents, or monasteries, which are separately defined. Building. "Building" means any structure used or intended for sheltering or supporting any use or occupancy. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Building Envelope (see also Development Envelope and Coverage). The building envelope is the three dimensional space enclosed by the exterior surfaces of a building or structure. Building Footprint. The building footprint is that portion of a lot covered by a building or structure measured at the surface level, measured on a horizontal plane. Building and Landscape Materials Sales. Retail establishments selling hardware, lumber and other large building materials, where most display and sales occur indoors. Includes paint, wallpaper, glass, fixtures. Includes all these stores selling to the general public, even if contractor sales account for a major proportion of total sales. Establishments primarily selling electrical, plumbing, heating, and air conditioning equipment and supplies are classified in "Wholesaling and Distribution." Business Support Service. An establishment within a building that provides services to other businesses. Examples of these services include: blueprinting computer-related services (rental, repair) copying and quick printing services film processing and photofinishing (retail) mailing and mail box services outdoor advertising services protective services (other than office related) security systems services C. Definitions, "C." Caretaker Dwelling. A permanent residence that is secondary or accessory to the primary use of the property, and used for housing a caretaker employed on the site of any non-residential use where needed for security purposes or to provide 24-hour care or monitoring of people, plants, animals, equipment, or other conditions on the site. Catering Service. An establishment that serves and supplies food to be consumed off premises. Cemetery, Mausoleum, Columbarium. Interment establishments engaged in subdividing property into cemetery lots and offering burial plots or air space for sale. Includes mausoleum, crematorium, and columbarium operations; and full-service mortuaries and funeral parlors accessory to a cemetery or columbarium. ATTACHMENT 3 ARC4 - 28