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HomeMy WebLinkAbout01-09-17 ARC Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, January 9, 2017 5:00 pm REGULAR MEETING Council Chamber 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Brian Rolph, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the Commission on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on any item presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. APPROVAL OF MINUTES Minutes of the Architectural Review Commission meetings of November 7, 2016, and November 21, 2016 PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. 1. 2054 Fixlini Street. ARCH-3736-2016; Review of a new single family residence with a roof deck and a Secondary Dwelling Unit on a sensitive site (Lot 1), in accordance with adopted Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series); R-1 zone; Dunes Valley View, LLC, applicant. (Kyle Bell) Architectural Review Commission Agenda Page 2 2. 2058 Fixlini Street. ARCH-3735-2016; Review of a new single family residence with a roof deck and a Secondary Dwelling Unit on a sensitive site (Lot 2), which includes a request for a 13.5-foot wall and fence height combination where 6 feet is normally required adjacent to the southerly property line, in accordance with adopted Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series); R-1 zone; Dunes Valley View, LLC, applicant. (Kyle Bell) COMMENT & DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Architectural Review Commission meeting is scheduled for Monday, January 30, 2017 at 5:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPEALS Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $281 and must accompany the appeal documentation. The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)781-7107. Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, November 7, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, November 7th, 2016 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Greg Wynn. OATH OF OFFICE Brian Rolph was bestowed the Commissioner’s Oath of Office by Recording Secretary Brad T. Opstad. Chair Wynn explained that the Architectural Review Commission has now filled one of the two Commissioner vacancies with the installment of Commissioner Rolph. ROLL CALL Present: Commissioners Amy Nemcik, Brian Rolph, Angela Soll, and Chair Greg Wynn Absent: Commissioner Allen Root & Vice-Chair Suzan Ehdaie Staff: Deputy Director of Development Review Doug Davidson, Assistant Planner Kyle Bell, and Recording Secretary Brad T. Opstad PUBLIC COMMENT PERIOD ON NON-AGENDA ITEMS None CONSIDERATION OF MINUTES Minutes for the Special Joint Architectural Review Commission and Cultural Heritage Committee Meeting of September 19, 2016 and Minutes for the Architectural Review Commission Regular Meeting of October 3, 2016: ACTION: UPON MOTION BY COMMISSIONER NEMCIK, SECONDED BY COMMISSIONER SOLL, the ARC Minutes of September 19, 2016 and October 3, 2016 were approved as written following 4:0:0:1 vote: DRAFT Minutes – Architectural Review Commission for November 7, 2016 Page 2 AYES: Nemcik, Soll, Rolph, Wynn NOES: None ABSENT: Root, Ehdaie Deputy Director Davidson consulted with the City Attorney’s Office on whether to Continue vote on Minutes to future Meeting until Commission achieves proper quorum of those Commissioners in attendance at respective Meetings; the Attorney’s Office responded with affirmation that current quorum for approving the above sets of Minutes as written had been achieved. PUBLIC HEARINGS 1. 399 Foothill Boulevard. ARCH-3623-2016: Review of a two-story mixed-use project that includes three residential units and approximately 1,000 square feet of commercial space within the Special Considerations Overlay zone, with a categorical exemption from environmental review; C-N-S zone; Chris Knauer, applicant. Assistant Planner Bell provided Staff Report and PowerPoint presentation. Commissioner Rolph inquired whether the residential units would be covered by either HOA or a type of condominium association. Chair Wynn requested a description of future enforcement action as it would apply to the building permit compliance indicating any office shall not be used as a bedroom, per Condition #4. Chris Knauer, Owner, discussed the design considerations and intentions of the mixed-use project. Ernie Kim, Architect, responded to Commissioner Rolph’s inquiry regarding the walkway and plaza for the proposed corner-commercial businesses. Commissioner Nemcik inquired about potential issues with the trash enclosures as described in Condition #6; Commissioner Soll inquired about possible live-and-work rental scenarios on the project’s site; Chair Wynn indicated that the Commission was in receipt of one piece of Public Agenda Correspondence which pertained to parking on the project. --Start of Public Comment— Keith Evans, San Luis Obispo, spoke as owner of properties directly neighboring to project; commended project on its scale, but voiced concerns regarding downslope drainage. Roger Larson, San Luis Obispo, spoke as neighbor of project; voiced concerns regarding present and future parking impacts on residents of Tassajara Street. Sandra Rowley, San Luis Obispo, commented favorably on design and scale of proposed project; suggested a permeable brick courtyard feature as a possible mitigation for any problematic water runoff. DRAFT Minutes – Architectural Review Commission for November 7, 2016 Page 3 John Magee, San Luis Obispo, spoke as neighbor of project; voiced additional concerns regarding both neighborhood parking and potential flooding issues. --End of Public Comment— Chair Wynn discussed parking concerns; in response, Assistant Planner Bell and Deputy Director Davidson provided PowerPoint slide of two parking breakdown scenarios. Assistant Planner Bell responded to Chair Wynn’s inquiry regarding any homestay conversion process by pointing out that City apartments are prohibited from becoming vacation rental units. Chair Wynn inquired about the permeability of the proposed paving materials; Deputy Director Davidson indicated Condition #21 which discusses porous pavers under driplines, Condition #27 which discusses required grading and drainage plans, and Condition #33 which discusses the City Utility Department’s infrastructure strategies. Architect Kim responded to Chair Wynn’s inquiry about the use of stucco as a plane break amidst the proposed siding. Chair Wynn inquired about and discussed the proposed window detailing materials; suggested suitable upgrade alternatives. ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY COMMISSIONER NEMCIK, the Architectural Review Commission adopted the Draft Resolution which approves the project, based on findings and subject to conditions, and with the following amendment: A.) Condition #13 to read, “Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the satisfaction of the Community Development Director. on the following 4:0:2 vote: AYES: Soll, Nemcik, Rolph, Wynn NOES: None ABSENT: Root, Ehdaie COMMENT AND DISCUSSION: 1. STAFF a. Agenda Forecast Deputy Director Davidson provided the Agenda Forecast. DRAFT Minutes – Architectural Review Commission for November 7, 2016 Page 4 November 21st: French Hospital Medical Office Building amendment of Master Plan; the return of previously Continued project @ 2881 Broad Street; finalization of Commission’s budget goals December 5th: Two (2) larger mixed-use projects (3249 Broad Street and 22 Chorro Street) December 19th: To Be Determined ADJOURNMENT: Chair Wynn adjourned Meeting at 5:51 PM. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, November 21, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, November 21st, 2016 at 5:01 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Acting Chair Suzan Ehdaie. ROLL CALL Present: Commissioners Amy Nemcik, Allen Root, Angela Soll, and Acting Chair Suzan Ehdaie Absent: Commissioner Brian Rolph & Chair Greg Wynn Staff: Deputy Director of Development Review Doug Davidson, Associate Planner Shawna Scott, Assistant Planner Walter Oetzell, and Recording Secretary Brad T. Opstad PUBLIC COMMENT PERIOD ON NON-AGENDA ITEMS None CONSIDERATION OF MINUTES Minutes for the Regular Architectural Review Commission Meeting of October 17, 2016: ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY COMMISSIONER NEMCIK, the ARC Minutes of October 17, 2016 were approved, as written, on the following 4:0:2 vote: AYES: Soll, Nemcik, Root, Ehdaie NOES: None ABSENT: Rolph, Wynn PUBLIC HEARINGS 1. 1911 Johnson Avenue. ARCH-3641-2016: Review of modifications to a previously-approved medical office building within the French Hospital campus and associated amendment to the campus master plan, including removal of a 6,000-square foot office building from the plan, with a determination that the significant environmental effects have been adequately addressed in a previously-adopted Mitigated Negative Declaration. The project consists of a four-story DRAFT Minutes – Architectural Review Commission for November 21, 2016 Page 2 plus basement, 58,600-square foot medical arts building, basement parking garage, and additional parking spaces within the campus; O-S zone; San Luis Obispo Physicians Health Alliance, applicant. Associate Planner Scott provided Staff Report and made PowerPoint presentation. Rob Rossi, Applicant Representative, commended Ms. Scott for explaining each complex piece of the proposed project so well; discussed the consistency of materials and color palette proposed within the campus; pointed out the various reasoning behind the proposal of each of the modification’s components. Tim Ronda, Studio Design Group Architects, commented on the second level of the parking garage and the willingness to respond to the neighborhood’s visual aspect concerns through landscape screening. Commissioner Soll inquired about the unifying nature of the architecture and materials being proposed. In response, Applicant Representative Rossi discussed the upgraded architecture having responded to the consolidation of services, the approved Master Plan, and seismic codes, in addition to the changes in how medicine is now being practiced. In response to Commissioner Nemcik’s inquiry regarding tree-replanting, Applicant Representative Rossi indicated the intended landscaping will exceed what is required. Commissioner Root inquired about the parking space adjacency issues; inquired about the shadow- space line of landscaping that is ultimately planned as a roof deck; requested explanation of the trash enclosures and their site locations. Acting Chair Ehdaie requested information on the campus’ internal pedestrian circulation. --Start of Public Comment— Randy Walter, San Luis Obispo, spoke as a resident on Ella Street; shared that the parking garage, even in its initially proposed iteration, was an infringement on his yard’s privacy; reported that street parking is currently over-utilized by hospital staff due to onsite parking inadequacies. --End of Public Comment— Acting Chair Ehdaie requested that Associate Planner Scott provide the dimensions of the parking garage’s height increase, from between the 2014 approved site plan and its currently proposed revised plan, to confirm that it remains in the same general footprint. Commissioner Root voiced approval of the project’s architecture and commended its plentitude of articulation; pointed out Condition #10’s mention of landscape screening at the juncture of parking lot and adjacent homes as an attribute responsive to voiced neighborhood concerns. DRAFT Minutes – Architectural Review Commission for November 21, 2016 Page 3 Commissioner Soll indicated that the increased presence of varying types of medical specia lists working on the proposed campus is of upgraded importance. Commissioner Nemcik voiced that the service parking issues would be positively mitigated with the inclusion of the improved parking structure design. In response to Acting Chair Ehdaie’s inquiry, Associate Planner Scott pointed out the methods by which the applicant would satisfy parking requirements. Acting Chair Ehdaie inquired about how the applicant and the neighbors might best address and negotiate both offsite parking and potential privacy encroachment issues. ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER SOLL, the Architectural Review Commission adopted the Draft Resolution which approves the project, based on findings and subject to conditions, on the following 4:0:2 vote: AYES: Root, Soll, Nemcik, Ehdaie NOES: None ABSENT: Rolph, Wynn 2. 2881 Broad Street. ARCH-2264-2015: Continued review of four single-family dwellings within a Common Interest Development, including minor exceptions to reduce Other Yards to zero for carports and to allow building encroachments ranging from 1 to 7.5 feet into interior Other Yards for limited portions of three buildings (categorically exempt from environmental review); R-2-S zone; Dustin Pires, applicant. Assistant Planner Oetzell presented the PowerPoint review of the modified subdivision project as guided by the Architectural Review Commission (ARC) June 20th, 2016 eleven (11) Directional Items; mentioned that a related subdivision application is being processed in which action by the Subdivision Hearing Officer is scheduled over a tentative date following ARC Action on this project. Dustin Pires, Applicant, reiterated and responded to the comments from the previous Commission review of the project. Commissioner Nemcik inquired about the trellises on the covered parking, the consolidation of the driveways, and the breadth of the roof deck materials; Acting Chair Ehdaie requested clarification on the covered parking’s relationship to any approval by Commission. Commissioner Soll inquired about the headroom availability on the top landing of the roof deck stairs and whether the Staff Recommendation involved the further reduction of massing of the roof deck. Commissioner Root inquired about the residual space created within the stair towers. DRAFT Minutes – Architectural Review Commission for November 21, 2016 Page 4 Acting Chair Ehdaie inquired about the second-story window design and whether the windows might be enlarged. --Start of Public Comment— Loretta Ramseyer, San Luis Obispo, spoke as a resident of Stoneridge Drive; read her Agenda Correspondence which entailed her dissatisfaction with, and opposition to, the proposed project, due to its lack of compliance with Community Design Guidelines. Mary Gibbs, San Luis Obispo, spoke as neighborhood resident proximal to project site; voiced concern about not being properly notified of development proceedings; voiced opposition to project due to neighborhood incompatibility. Hilary Anderson, San Luis Obispo, spoke as neighborhood resident; commented that project site is located as to be considered the gateway to Stoneridge properties and voiced wonderment at the proposal being so out-of-character with the established homes. Laura Lee Waldorf, spoke as caregiver for resident of Stoneridge; indicated that more residents of neighborhood would have become involved in voicing their opinions on the project had they been properly notified; lobbied for traffic control signals at corner of Broad to be implemented. --End of Public Comment— Commissioner Root inquired about the neighborhood compatibility issues with Stoneridge development. Assistant Planner Oetzell indicated that the project is not part of the Stoneridge tract, despite the monument sign’s location at the entryway suggesting otherwise, and therefore not subject to the existing community’s design guidelines. Deputy Director Davidson indicated the proposed project’s site is situated in the higher-density R-2 zoning as opposed to Stoneridge’s R-1. Applicant Pires commented that the project’s design is intended to achieve more connectivity with the development occurring in the future Broad Street Corridor; mentioned that Applicant team is forfeiting profit in favor of widening Perkins Lane and establishing an improved public right-of-way on Stoneridge. In response to Commissioner Soll’s inquiries, Assistant Planner Oetzell stated that a formal landscape plan had been omitted from the proposal package. Deputy Director Davidson stipulated that a standard Condition pertaining to implementing a landscape plan would be added. In response to Commissioner Nemcik’s inquiry, Applicant Pires discussed the City’s new water regulations as they pertained to drainage and reclamation on the project. In response to Acting Chair Ehdaie’s inquiry, Eric Newton, Co-Applicant, discussed plaster control joints in relation to window design and placement. The Commission and Staff discussed adding language to Finding #4 which would explore options toward increasing articulation. DRAFT Minutes – Architectural Review Commission for November 21, 2016 Page 5 Commissioner Root suggested subtle alterations in the echoing of the roof deck’s trellis feature within another section of the dwelling which would pull design away from a rectilinear grid and provide enhanced visual interest. Acting Chair Ehdaie commended Applicant on the improvement of project from its original proposal and its added community value. ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER NEMCIK, the Architectural Review Commission adopted the Draft Resolution which approves the project, based on findings and subject to conditions, with the following amendments: A.) Add a condition of approval requiring that final plans for construction permits include a Landscape Plan. B.) Add a condition of approval requiring that further articulation be provided to the building elevations at the second level of each dwelling for additional visual interest, using techniques like reglets, alteration of window form or pattern, decorative elements, or similar methods. C.) Add a condition of approval requiring that the roof-deck pergola structures be modified so that they are varied in form to provide additional interest, to move away from a rigid rectilinear appearance, and that the pergolas be “echoed” by a projecting detail (limited to the allowed 30” projection) over the uncovered parking spaces at the side of each dwelling. on the following 4:0:2 vote: AYES: Root, Soll, Nemcik, Ehdaie NOES: None ABSENT: Rolph, Wynn Acting Chair Ehdaie instituted a five-minute recess. COMMENT & DISCUSSION 1. STAFF a. Finalize Recommended Goals for the 2017-2019 Financial Plan Deputy Director Davidson stated that Agenda Correspondence had been provided to each Commissioner reflecting the alterations made to the latest Advisory Body Goals presentation over its entirety; requested the Commission review and provide commentary and edits. Acting Chair Ehdaie commented that the language crafted for the Architectural Review Commission’s contributions to the overall presentation were to be commended. No edits were forthcoming from Commission. DRAFT Minutes – Architectural Review Commission for November 21, 2016 Page 6 Discussion ensued on the possibilities of having Staff present a compact version of a Master Plan for the Recycled Water Program. Deputy Director Davidson requested Commission consideration for various types of Advisory Body training retreats. b. Agenda Forecast December 5th: 22 Chorro Street December 19th: Nothing scheduled, potentially cancelled ADJOURNMENT: Acting Chair Ehdaie adjourned the Meeting at 7:17 PM. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a new single family residence with a roof deck and a Secondary Dwelling Unit on a sensitive site (Lot 1), in accordance with adopted Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series). PROJECT ADDRESS: 2054 Fixlini Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-3736-2016 (Lot 1) FROM: Doug Davidson, Deputy Director RECOMMENDATION Continue the project to a date uncertain with direction to the applicant to revise the architectural design of the project, as discussed in the project analysis. SITE DATA SUMMARY The applicant has proposed to construct a single-family residence in the R-1 zone (Lot 1). The proposed project is located on a “sensitive site” and requires architectural review. This status was reviewed as part of the approval for Tract 2570 and established through City Council Resolution No. 9622 (2004 Series) as Mitigation Measure #1, which ensures that development of the site will respect existing site constraints (slope, creek, springs, trees), privacy of occupants and neighbors of the project, and be compatible with the scale and character of the surrounding neighborhood. The Community Development Director determined that the project requires review by the Architectural Review Commission due to design compatibility with the existing residential neighborhood. Applicant Dunes Valley View, LLC Representative Thomas Esser, Vellum Design Complete Date November 30, 2016 Zoning R-1, Low-Density Residential General Plan Low-Density Residential Site Area ~11,165 square feet Environmental Status Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series) Meeting Date: January 9, 2017 Item Number: 1 ARC2 - 1 ARCH-3736-2016 2054 Fixlini Street, Lot 1 Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines, the General Plan and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting Site Size 11,165 Square Feet Present Use & Development Vacant Topography Slopes upward from Fixlini Street, below 15% average slope Access Fixlini Street Surrounding Use/Zoning North: R-1 (Single-family Residence) South: R-1 (Vacant, Lot 2) East: R-1 (Vacant, Lot 5) West: R-1 (Single-family Residence) 2.2 Project Description: The proposed project includes the following features (Attachment 2, Project Plans): 1. Single-Family Residence: 3,797 square-foot home with a three car garage a. Two stories with a proposed max height of 23 feet above average natural grade b. Attached 450 square-foot Secondary Dwelling Unit (Note: SDU under separate review) 2. Design: Agrarian architectural style with; a. Board and batten vertical siding b. Horizontal v-grove siding c. Standing seam metal roof d. Roof deck with a wood trellis 2.3 Project Statistics Item Proposed a Ordinance Standard b Street Yard Setback 134 feet Flag Lot, no standard Other yard setbacks West East North South 8.5 22 7.5 10 8.5 7 7 10 Max. Height of Structure (Average Natural Grade) 23 feet 25 feet Building Coverage (footprints) 24% 40% Parking Spaces 4 4 Notes: a. Applicant’s project plans b. City Zoning Regulations ARC2 - 2 ARCH-3736-2016 2054 Fixlini Street, Lot 1 Page 3 3.0 PROJECT ANALYSIS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and Community Design Guidelines (CDG). Staff has evaluated the project and identified conditions and discussion items for the ARC to consider in order to ensure the project is in substantial compliance with the CDG, as discussed in this analysis. 3.1 Consistency with the Community Design Guidelines The CDG state that single-family homes require architectural review when designated on a sensitive site. As a condition of the approved tentative subdivision map, all parcels within Tract 2570 have been designated as sensitive sites. The Community Development Director may determine if a project is minor or incidental or require review by the Architectural Review Commission where necessary to achieve the intent of the CDG. The CDG establish the intent of the development standards for infill development projects to be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood. Site Plan: The project has been designed on a legal residential property that complies with building setbacks, lot coverage, parking, and building height requirements for the Low-Density Residential (R-1) zone (see Section 2.3 Project Statistics). The proposed residence is located on a flag lot over 130-feet from Fixlini Street, that shares driveway access with Lot 2 (2058 Fixlini Street). The project requires four parking spaces, the site provides three spaces within the garage and one space on the shared driveway. Building Design: The residence has been designed and is located on a site that does not block views from adjacent properties. The agrarian design of the residence includes exterior colors that emphasize dark earth tones that blend the structure with the natural appearance of the hillside. The design utilizes vertical wall articulation, offsets, balconies, and the slope of the lot to relieve the form and mass of the building. The structure demonstrates consistent use of colors, materials, and detailing throughout all elevations of the building. Tract 2570 did not include any design guidelines for review in the future residential development. The Community Design Guidelines state that the building design of an infill residential structure should incorporate the traditional architectural characteristics of existing houses in the neighborhood (CDG, Chapter 5.3). Although the proposed residence is located within an eclectically designed neighborhood with varying architectural styles, staff is unable to support the finding that the agrarian architectural style is consistent or compatible with the neighborhood’s architectural characteristics. Discussion Item: The ARC should discuss whether the proposed agrarian architectural style is appropriate on the subject property and whether or not the architectural elements of the building façade are consistent with the neighborhood’s architectural characteristics. ARC2 - 3 ARCH-3736-2016 2054 Fixlini Street, Lot 1 Page 4 Staff recommends continuing the project with direction to the applicant to consider incorporation of more traditional architectural characteristics of the existing neighborhood including but not limited to; composition shingled roofing material, wider eave overhangs, and centered window spacing with divided lights. If continued, the ARC should list specific directional items for the applicant to address regarding the architectural design. Roof Deck: The CDG and the Land Use Element both specifically address the concern of new development and the privacy of the existing adjacent properties. The design of the roof deck should take into consideration the privacy of adjacent properties to the greatest extent feasible1. The project provides usable outdoor space in the form of balconies and a roof deck consistent with this requirement. As designed, there are no privacy concerns from the roof deck as the adjacent property to the north is located at a higher elevation than the project site and the property to the west does not have any private outdoor space in proximity of the proposed roof deck. 4.0 ENVIRONMENTAL REVIEW On November 16, 2004, the City Council adopted a Mitigated Negative Declaration for the development of Tract 2570 (TR/ER 95-03). The City Council determined that the project’s Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 6.0 ALTERNATIVES 6.1. Approve the project based on findings of consistency with the Community Design Guidelines, General Plan and Zoning Regulations, subject to conditions of approval (Attachment 1, Draft Resolution A). 7.0 ATTACHMENTS 1. Draft Resolution 2. Reduced Project Plans Included in Committee member portfolio: Project Plans Available at ARC Hearing: Colors and Materials Board 1 Community Design Guidelines Chapter 5.4A Site Planning: New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height, so that windows do not overlook and impair the privacy of the indoor or outdoor living space of adjacent units. ARC2 - 4 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW SINGLE FAMILY RESIDENCE WITH A ROOF DECK AND A SECONDARY DWELLING UNIT ON A SENSITIVE SITE (LOT 1), IN ACCORDANCE WITH ADOPTED MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT RESOLUTION NO. 9622 (2004 SERIES), AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY 9, 2017 (2054 FIXLINI STREET ARCH-3736-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on January 9, 2017, pursuant to a proceeding instituted under ARCH-3736- 2016, Dunes Valley View, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-3736-2016), based on the following findings: 1. The proposed project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because, the project conforms to all Zoning Regulation requirements. 2. The project is consistent with the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11) and housing production (HE 6). 3. The project is consistent with the Community Design Guidelines, because the project is located on a flag lot and will be an aesthetic improvement to the site and surrounding neighborhood because of design elements, including roofing style, siding material and finish, and other various materials and architectural features incorporated into the building that are compatible with architectural characteristics of existing houses in the neighborhood. 4. The project is consistent with Infill Development regulations because outdoor living areas are strongly encouraged in infill developments and the project proposes balconies and Attachment 1 ARC2 - 5 Resolution No. ARC-XXXX-17 2054 Fixlini Street (Lot 1), ARCH-3736-2016 Page 2 porches that provide a transition from public spaces to indoor private spaces. 5. The proposed roof deck is consistent with Community Design Guidelines Chapter 5.4A (site planning) since the proposed roof deck is designed to reduce privacy and noise impacts to adjacent neighbors due to the orientation of the deck that does not create any direct overlook towards an existing or proposed private outdoor space in proximity of the proposed roof deck. 6. The project site is designated as a “sensitive site” by Resolution No. 9622 (2004 Series); in order to ensure development of the property will respect existing site constraints (slope, creek, springs, trees), and compatible in scale and character of the surrounding neighborhood. The project is consistent with the General Plan and the property’s sensitive site status because the building design is compatible with the surrounding neighborhood. 7. As conditioned, the project is consistent with conditions of approval for Tract 95-03, County Tract Map No. 2570, and mitigation measures of the adopted Mitigated Negative Declaration. SECTION 2. Environmental Review. On November 16, 2004, the City Council adopted a Mitigated Negative Declaration for the development of Tract 2570 (TR/ER 95-03). The City Council determined that the project’s Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 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 approval. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval, must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. All conditions established by TR/ER 95-03 shall be incorporated herein as conditions of approval. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings, including retaining walls. The shared driveway shall be designed with permeable pavers in accordance to Land Use Element Policy 6.6.6, to the satisfaction of the Community Development and Public Works Directors. Attachment 1 ARC2 - 6 Resolution No. ARC-XXXX-17 2054 Fixlini Street (Lot 1), ARCH-3736-2016 Page 3 4. Building plans shall comply with property development standards, including building heights, setbacks, required yards, and parking requirements. 5. Building plans shall require a final grading plan, erosion control and drainage plan and appropriate calculations for the entire site. The grading plan shall include existing and proposed contours to clearly depict the proposed grading and drainage for the site. The grading plan shall comply with the requirements for grading in accordance with the grading ordinance (Municipal Code J101.6). 6. Plans submitted for a building permit review shall include lighting fixture details. The locations of all lighting fixtures shall be clearly called out on building elevations included as part of working drawings. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets shall be separately submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with Section 17.23.050 of the Zoning Regulations. 7. Plans submitted for construction permits will include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges). 8. Where fences are located on retaining walls within other yards, fences shall not exceed six feet as measured from the uphill side; the combined fence and retaining wall height shall not exceed nine feet from the lower side. Any deviation from the fence height regulations shall require a Fence Height Exception. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Engineering Division – Public Works/Community Development Department 10. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 11. The building plan submittal shall show the existing driveway apron for Lot 2 to be abandoned and replaced with sidewalk, curb, and gutter per city engineering standards. 12. 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 Attachment 1 ARC2 - 7 Resolution No. ARC-XXXX-17 2054 Fixlini Street (Lot 1), ARCH-3736-2016 Page 4 purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 13. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 14. The common driveway agreement shall be recorded prior to building permit issuance. The shared driveway area shall include the entire drive aisle within Lots 1 and 2 to account for maneuverability into and out of all parking spaces. 15. The building plan submittal shall include a complete site utility plan in compliance with Tract 2570 improvement plans. The utility plan shall show all existing and proposed connections to the storm drain. Any intercepted spring or perched groundwater shall be connected to the existing storm drain laterals and shall not be discharged to the face of curb in accordance with Engineering Standard 1010B. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 16. 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 accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. 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. 17. The building plan submittal shall include a drainage report showing the sizing of all existing and proposed components of the drainage system. The grading and drainage plan and report shall show and note any modifications to the existing drainage improvements located along the upslope side of the lot. The drainage system shall be designed with a safe overflow for the 100-year storm event. 18. Alterations to the subdivision improvements such as changes to the drainage swale will require the submittal of as-built plans to the City prior to final inspection approvals. 19. The building plan submittal shall show the location, extent and nature of all proposed site retaining walls or wall and fence combinations. Wall and/or fences shall be approved by the Planning Division for compliance with the fence height requirements of the Zoning Regulations. 20. A separate grading/retaining wall permit shall be required for the proposed work on Lot 3. 21. The building plan submittal shall show compliance with the Post Construction Stormwater Attachment 1 ARC2 - 8 Resolution No. ARC-XXXX-17 2054 Fixlini Street (Lot 1), ARCH-3736-2016 Page 5 Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 22. EPA Requirement: This project is considered a part of a larger common plan of development. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). 23. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 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 lines with canopies and/or root systems that extend onto the 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 approval by the City Arborist and/or Tree Committee. 25. The building plan submittal shall show the planting of one 48” Coast Live Oak street tree with a minimum 5” trunk diameter as a compensatory planting for the recently removed Oak street tree. Tree planting shall be in accordance with City Engineering Standards. 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. Indemnification 27. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, Attachment 1 ARC2 - 9 Resolution No. ARC-XXXX-17 2054 Fixlini Street (Lot 1), ARCH-3736-2016 Page 6 officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Code Requirements Utilities Department 1. During the declared drought emergency, the project’s estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project’s proposed landscaping. 2. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available at: http://www.slocity.org/home/showdocument?id=5909 3. The proposed utility infrastructure shall comply with the latest engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 9th day of January, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC2 - 10 MA I N S T PR O J E C T SI T E SA N L U I S OB I S P O PR O J E C T I N F O R M A T I O N AD D R E S S 20 5 4 F I X L I N I S T R E E T , S A N L U I S O B I S P O C A 9 3 4 0 1 PA R C E L N U M B E R 00 3 - 6 0 2 - 0 0 1 ( L O T 1 ) TR A C T N U M B E R 25 7 0 JU R I S D I C T I O N CI T Y O F S A N L U I S O B I S P O ZO N E R- 1 OC C U P A N C Y R- 3 / U CO N S T R U C T I O N T Y P E VN NU M B E R O F S T O R I E S TW O S T O R I E S + R O O F D E C K CO N S T R U C T I O N T Y P E V- B ( S P R I N K L E R E D ) FI R E S P R I N K L E R S YE S ( P R O V I D E D ) RO O F R A T I N G C L A S S A PA R K I N G P R O V I D E D 3 C O V E R E D S P A C E S A N D 1 U N C O V E R E D S P A C E S SE T B A C K S RE Q U I R E D PR O V I D E D FR O N T Y A R D - W E S T 20 ' - 0 " 13 3 ' - 9 " IN T E R N A L S I D E Y A R D - W E S T 5' - 0 " 8- 5 " RE A R Y A R D - E A S T 10 - 0 " 10 ' - 0 " SI D E Y A R D - N O R T H 5' - 0 " 7 ' - 7 " SI D E Y A R D - S O U T H 5' - 0 " 10 ' - 0 " EA S E M E N T A D J A C E N T O P E N S P A C E 10 ' - 0 " HE I G H T L I M I T S OV E R A L L M A X . 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VI C I N I T Y M A P AB B R E V I A T I O N S A/ C AI R C O N D I T I O N I N G AB O V E . AB O V E AD D L . AD D I T I O N A L A. F . F . AB O V E F I N I S H F L O O R AL T . AL T E R N A T E AM T . AM O U NT AP P R O X. AP P R O X I M A TE AV G. AV E R A G E BD . BO A R D BT W N . BE T W E EN BL D G. BU I L D I NG BL K. / B L KG . BL O C K / B L O C K I N G C. F . M . CU B I C F E E T P E R M I N U T E CH G . CH A N G E C. I . CA S T I R O N CL R . CL E A R / C L E A R A N C E CE I L I N G . C EI L I NG CL CE N T E RL I N E C .M . U . CO N C R E T E M A S O N R Y U N I T CO L . C OL U M N CO N C . CO N CR E T E C ON S T R CO N S T R U CT I O N C. O .T . G . CL E A N O U T T O GR A D E CT R . C EN T E R CU . F T . CU B I C F O O T CU . I N . CU B I C I N C H CU . Y D . CU B I C Y A R D DB L . DO U B L E DE G . DE G R E E DE P T . DE P A R T M E N T DI A G . DI A G O N A L DI A . DI A M E T E R DI M . DI M E N S I O N DI V . DI V I S I O N D. S . DO W N S P O U T DW . DU M B W A I T E R / D O W N SP O U T (E ) EX I S T I N G EA . EA C H EL E C . EL E C T R I C EL E V . EL E V A T I O N / E L E V A T O R EN C L . EN C L O S U R E EQ . EQ U A L E QU I P . EQ U I P M E N T E XI S T . EX I S T I N G EX T . EX T ER I O R F. D FL O O R D R A IN F. G FI N I S H G R A D E F. H . FI R E H Y D R A N T FI N . FI N I S H FL R . FL O O R F LU O R . F L U O R E S C E N T F. O . C . FA C E O F C O NC R E T E F .O . F . FA C E O F F I N I S H F. O . M . FA C E O F M AS O N R Y F .O . S . FA C E O F S T UD FS . FI N I S H S UR F A C E FT . FO O T FT G . F O OT I N G GA . GA U G E GA L . GA L L O N GA L V . GA L V A N I Z E D GY P . G YP S U M H. B . HO S E B I B B HD R . HE A D E R HR D W . HA R D W A R E H OR I Z . HO R I Z O N T A L HP . HO R S E P O W E R HT . H EI G H T I. D . IN S I D E D I A ME T E R IN . IN C H IN F O . IN F O R MA T I O N IN S U L . IN S U LA T I O N IN T . IN T ER I O R JA N . JA N I T O R JC T . JU NC T I O N JT . JO I N T KI T . K I TC H E N LA V . LA V A T O RY LB , PO U N D L. F . LI N E A L F O O T LI N . LI N E A R LT . LI G H T LT . W T . LI G H T W EI G H T MA X . MA X I M U M M. B . MA C H I N E B O L T M. C . ME D I C I N E C A B I N E T ME C H . ME C H AN I C A L ME D . ME D I U M ME Z Z , ME Z ZA N I N E MF R . MA N U F A CT U R E R MI N . MI N I M U M MI S C . MI S C E L L AN E O U S MT L . ME T A L (N ) NE W PR O J E C T D A T A NE W T W O S T O R Y S I N G L E F A M I L Y R E S I D E N C E W I T H 3 B E D R O O M S A N D 3 . 5 B A T H R O O M S , R O O F D E C K S , A T T A C H E D TW O C A R G A R A G E A N D O N E C A R G A R A G E S , A N D 1 O F F S T R E E T U N C O V E R E D P A R K I N G S P A C E . 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T H E D E F E R R E D S U B M I T T A L I T E M S S H A L L N O T B E I N S T A L L E D U N T I L T H E I R D E S I G N A N D SU B M I T T A L D O C U M E N T S H A V E B E E N A P P R O V E D B Y T H E B U I L D I N G O F F I C I A L . -- F I R E S P R I N K L E R S N F P A 1 3 D SH E E T I N D E X TI T L E S H E E T T1 . 0 1 SE C O N D F L O O R P L A N A2 . 0 2 FI R S T F L O O R P L A N A2 . 0 1 13 S H E E T S TO T A L : DO O R I D - R E F E R T O D O O R S C H E D U L E WI N D O W I D - R E F E R T O W I N D O W S C H E D U L E SY M B O L L E G E N D DI R E C T I O N O F V I E W A A6 . 0 DI R E C T I O N O F V I E W IN T E R I O R E L E V A T I O N M A R K E R SH E E T N U M B E R N. G . NA T U R A L G R A D E N. I . C . NO T I N C O N T R A C T NT S NO T T O S C A L E O/ BO A R D O. C . ON C E N T E R O. D . OU T S I D E D I A M E T E R OP N G . OP E N I N G OR I G . OR I G I N A L OZ . OU N C E PE R P . PE R P E N D I C U L A R PL . PL A T E P. L A M . PL A S T I C L A M I N A T E PL Y . W D . PL Y W O O D P. O . C . PO I N T O F C O N N E C T I O N PR . PA I R PR O J . PR O J E C T P. S . F . PO U N D S P E R S Q U A R E F O O T P. S . I . PO U N D S P E R S Q U A R E I N C H PV M T . PA V E M E N T P. T . D . F . PR E S S U R E T R E A T E D D O U G F I R QT . QU A R T QT Y . QU A N T I T Y R. RI S E R RA D . RA D I U S RD . RO A D RE F . RE F R I G E R A T O R RE I N F . RE I N F O R M E N T RE Q . RE Q U I R E D RE Q ' S RE Q U I R E M E N T S RM . RO O M R. O . RO U G H O P E N I N G R. T . S . RE F E R T O S T R U C T U R A L SC H E D . SC H E D U L E S. C . SO L I D C O R E SE C T . SE C T I O N SH W R . SH O W E R SH T . SH E E T SI M M . SI M I L A R SP E C ( S ) . SP E C I F I C A T I O N ( S ) SQ . SQ U A R E SQ . F T . SQ U A R E F E E T S. S . ST A I N L E S S S T E E L ST . ST R E E T ST D . ST A N D A R D ST L . ST E E L ST O R . ST O R A G E ST R U C T . ST R U C T U R E SY M . SY M B O L T. TR E A D T. O . C TO P O F C O N C R E T E / C U R B TO . C . B . TO P O F C A T C H B A S I N TE L . TE L E P H O N E TE M O . TE M P E R A T U R E TA N D G TO N G U E A N D G R O O V E TH K . TH I C K TO I L . TO I L E T T. O . P . TO P O F P A V E M E N T T. O . S . TO P O F S L A B T. O . W . TO P O F W A L L TV TE L E V I S I O N TY P . TY P I C A L UN F I N . UN F I N I S H E D U. N . O . UN L E S S N O T E D O T H E R W I S E UR . UR I N AL V. VE N T V. C . T . VI N Y L C O M P O S I T I O N T I L E VE N T . VE N T I L A T E , V E N T I L A T I N G VE R T . VE R T I C A L V. T . R . VE N T T H R U R O O F W. C . WA T E R C L O S E T WD . WO O D W. H . WA T E R H E A T E R W. I . WR O U G H T I R O N WO M . WO M E N W. P . WA T E R P R O O F I N G WS C T . WA I N S C O T W/ WI T H W/ O WI T H O U T AC R O N Y MS A. N . S . I . AM E R I C A N N A T I O N A L ST A N D A R D S I N S T I T U T E A. S . T . M . AM E R I C A N S O C I E T Y F O R TE S T I N G A N D M A T E R I A L S C. B . C . CA L I F O R N I A B U I L D I N G C O D E I. C . B . O . IN T E R N A T I O N A L C O N F E R E N C E OF B U I L D I N G O F F IC I A L S N. F . P . A . NA T I O N A L F I R E P R O T E C T I O N AS S O C A T I O N O. S . H . P . D . OC C U P A T I O N A L S A F E T Y AN D H E A L T H A C T U. F . C . UN I F O R M F I R E C O D E W. I . C . WO O D W O R K I N S T I T U T E OF C A L I F O R N I A SE C T I O N C U T R E F E R E N C E CI T Y , A G E N C Y A N D U T I L I T I E S PL A N N I N G D E P A R T M E N T CI T Y O F S A N L U I S O B I S P O 91 9 P A L M S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 7 1 7 0 BU I L D I N G D E P A R T M E N T PU B L I C W O R K S D E P T . PO L I C E D E P A R T M E N T FI R E D E P A R T M E N T CA B L E / T E L E P H O N E CA L I F O R N I A C O A S T A L C O M M I S S I O N EL E C T R I C I T Y GA S LO C A L H E A L T H D E P A R T M E N T WA T E R / S E W E R 10 4 2 W A L N U T S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 5 P: 80 5 . 7 8 1 . 7 3 1 7 CE N T R A L C O A S T D I S T R I C T O F F I C E 72 5 F R O N T S T R E E T , S U I T E 3 0 0 SA N T A C R U Z , C A 9 5 0 6 0 P: 83 1 . 4 2 7 . 4 8 6 3 F: 83 1 . 4 2 7 . 4 8 7 7 CI T Y O F S A N L U I S O B I S P O 91 9 P A L M S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 - 7 1 8 0 SL O C I T Y F I R E D E P A R T M E N T 21 6 0 S A N T A B A R B A R A A V E N U E SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 7 3 8 0 PG A N D E 43 2 5 H I G U E R A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 5 4 6 . 5 2 4 7 F: 80 5 . X X X . X X XX CI T Y O F S A N L U I S O B I S P O PU B L I C W O R K S D E P A R T M E N T 91 9 P A L M S T R E E T SA N L U I S O B I S P O , C A . 9 3 4 0 ` P: 80 5 . 7 8 1 . 7 2 2 0 CH A R T E R C O M M U N I C A T I O N S 27 0 B R I D G E S T R E E T SA N L U I S O B I S P O , 9 3 4 0 1 P: 80 5 . 5 4 4 . 1 9 6 2 S E R V I C E F: 80 5 . 7 8 1 . 9 2 9 1 SE R V I C E P: 87 7 . 7 6 4 . 4 0 5 3 C O N S T R U C T I O N D I V I S I O N CI T Y O F S L O U T I L I T Y D E P T . 87 9 M O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 7 2 1 5 CO U N T Y O F S A N L U I S O B I S P O EN V I R O N M E N T A L H E A L T H D E P T . 21 5 6 S I E R R A W A Y SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 5 5 4 4 F: 80 5 . 7 8 1 . 4 2 1 1 TE L E P H O N E AT A N D T 27 0 B R I D G E S T R E E T SA N L U I S O B I S P O , 9 3 4 0 1 P: 80 5 . 5 4 4 . 1 9 6 2 F: 80 5 . 7 8 1 . 9 2 9 1 SO U T H E R N C A L I F . G A S C O M P A N Y SA N L U I S O B I S P O B R A N C H O F F I C E 13 1 4 B R O A D S T R E E T SA N L U I S O B I S P O , 9 3 4 0 1 P: 1. 8 0 0 - 2 2 8 - 7 3 7 7 F: 80 5 . X X X . X X X X - DA T E - - - - - - - - - - - DA T E - - - - - - - - - - SC H E D U L E O F C H A N G E S ST R U C T U R A L E N G I N E E R PR A X I S E N G I N E E R I N G MI K E A L L S H O U S E , P . E . 37 6 5 S O U T H M O N T E R E Y S T . , S T E 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 DE S I G N E R / B U I L D E R VE L L U M D E S I G N B U I L D , I N C . 35 9 0 B R O A D S T R E E T , S U I T E 1 3 0 SA N L U I S O B I S P O , CA L I F O R N I A 9 3 4 0 1 CO N T A C T : T H O M A S J . E S S E R P : 80 5 . 7 8 4 . 0 4 8 7 F : 80 5 . 7 8 4 . 0 4 8 8 CI V I L E N G I N E E R CI V I L E N G I N E E R S O L U T I O N S RO B E R T M O N T O Y A , P E L I C . 6 8 1 0 1 12 6 E . B R A N C H S T . , S T E . D AR R O Y O G R A N D E , C A L I F O R N I A 9 3 4 2 0 P : 80 5 . 4 6 2 1 . 3 0 5 0 PR O J E C T T E A M LA N D O W N E R ST E V E M I L L E R P. O . B O X 2 2 8 CA Y U C O S , C A L I F O R N I A 9 3 4 3 0 P : 80 5 . 7 2 4 . 0 4 8 7 SO I L S E N G I N E E R GE O S O L U T I O N S KR A I G C R O Z I E R 22 0 H I G H S T R E E T SA N L U I S O B I S P O , C A L I F O R N I A 9 3 4 0 1 P : 80 5 . 4 3 9 . 1 9 1 0 E X T . 1 SI T E P L A N A1 . 0 1 A. A S E P A R A T E E N C R O A C H M E N T P E R M I T I S R E Q U I R E D F O R A N Y W O R K I N T H E P U B L I C R I G H T O F W A Y OR W I T H I N C I T Y E A S E M E N T S F O R C O N N E C T I O N S T O P U B L I C U T I L I T I E S , W O R K R E Q U I R I N G A N EN C R O A C H E M E N T P E R M I T I N C L U D E S B U T I S N O T L I M I T E D T O D E M O L I T I O N S , U T I L I T I E S , W A T E R , SE W E R , A N D F I R E S E R V I C E I M P R O V E M E N T S , S T R E E T T R E E P L A N T I N G O R P R U N I N G C U R B R A M P S , ST R E E T P A V I N G , A N D P E D E S T R I A N P R O T E C T I O N O R C O N S T R U C T I O N S T A G I N G I N T H E RI G H T - O F - W A Y . B. CO N T A C T P U B L I C W O R K S I N S P E C T I O N H O T L I N E A T 7 8 1 - 7 5 5 4 W I T H A T L E A S T 4 8 O U R N O T I C E F O R AN Y R E Q U I R E D E N C R O A C H M E N T P E R M I T I N S P E C T I O N O R F I N A L I N S P E C T I O N . C. A T R A F F I C A N D P E D E S T R I A N P L A N S H A L L B E S U B M I T T E D T O P U B L I C W O R K S D E P A R T M E N T F O R RE V I E W . D. T H E P U B L I C W O R K S D E P A R T M E N T S H A L L B E S U B S T A N T I A L L Y C O M P L E T E T O T H E S A T I S F A C T I O N OF T H E P U B L I C W O R K S D E P T . P R I O R T O F I N A L I N S P E C T I O N A P P R O V A L S A N D / O R O C C U P A N C Y O F AN Y B U I L D I N G . E. AN Y P O R T I O N O F D A M A G E D O R D I S P L A C E D C U R B , G U T T E R A N D S I D E W A L K O R D R I V E W A Y AP P R O A C H S H A L L B E R E P A I R E D O R R E P L A C E D T O T H E S A T I S F A C T I O N O F T H E P U B L I C W O R K S DI R E C T O R . F. ER O S I O N C O N T R O L M E A S U R E S S H A L L B E I M P L E M E N T E D A N D M A I N T A I N E D T O T H E S A T I S F A C T I O N OF T H E B U I L D I N G O F F I C I A L A N D P U B L I C W O R K S D I R E C T O R D U R I N G A L L D E M O L I T I O N S CO N S T R U C T I O N , A N D G R O U N D D I S T U R B I N G A C T I V I T I E S . G. TE M P O R A R Y E R O S I O N C O N T R O L M E S U R E S S H A L L B E R E M O V E D W H E N P E R M A N E N T IM P R O V E M E N T S , P L A N T I N G S , A N D F A C I L I T I E S A R E I N P L A C E , T E M P O R A R Y M E A S U R E S S H A L L B E RE M O V E D P R I O R T O F I N A L I N S P E C T I O N A P P R O V A L S . H. T H E A D J O I N I N G S T R E E T S H A L L B E C L E A N E D B Y S W E E P I N G T O R E M O V E D I R T , D U S T , M U D A N D CO N S T R U C T I O N D E B R I S A T T H E E N D O F E A C H D A Y . I. AL L W O R K L O C A T E D W I T H I N T H E P U B L I C R I G H T O F W A Y O R W I T H I N T H E J U R I S D I C T I O N O F T H E UT I L I T I E S A N D P U B L I C W O R K S D E P T . S H A L L C O M P L Y W I T H T H E M O S T C U R R E N T E D I T I O N O F EN G I N E E R I N G S T A N D A R D S A N D S T A N D A R D S P E C I F I C A T I O N S , D A T E D J A N U A R Y 2 0 1 6 . J. AL L D I S T U R B E D S U R F A C E S S L O P E D F O U R H O R I Z O N T A L T O O N E V E R T I C A L ( 4 : 1 ) A N D G R E A T E R AN D A R E A S U S E D T O C O N V E Y C O N C E N T R A T E D D R A I N A G E S H A L L B E P R E P A R E D A N D M A I N T A I N E D TO C O N T R O L E R O S I O N B Y E F F E C T I V E P L A N N I N G P L A N T I N G T O B E C O M P L E T E D N O L A T E R T H A N 3 0 DA Y S P R I O R T O A F I N A L I N S P E C T I O N . PU B L I C W O R K S N O T E S LA N D S C A P E A R C H I T E C T CA S E Y P A T T E R S O N 10 6 5 9 P E A L I T O A V E . AT A S C A D E R O , C A 9 3 4 2 2 P : 80 5 . 4 3 9 . 1 9 1 0 E X T . 1 FI R E S P R I N K L E R S -- RO O F P L A N A2 . 0 7 20 5 4 F I X L I N I , S A N L U I S O B I S P O , C A SU N V A L L E Y - L O T 1 UP T R G GATE 2 U P CO N C R E T E PA T I O 5'-0 " M I N . YAR D SET B A C K LA N D S C A P I N G 5 ' - 0 " M I N . Y A R D S E T B A C K 18 ' - 0 " F I X I L I N I S T R E E T LO T 1 SIN G L E F A M I L Y R E S I D E N C E FF = 3 9 3 . 5 0 ' GA R A G E FF = 3 9 3 . 2 5 ' GA R A G E FF = 3 9 3 . 2 5 ' LA N D S C A P I N G LO T 2 SIN G L E F A M I L Y R E S I D E N C E UN D E R S E P A R A T E P E R M I T FL O O R A B O V E +/-8 ' - 6 " A C T U A L B U I L D I N G SE T B A C K 20 ' H T L I M I T FR O M N A T . G R A D E 10'-0 " DRA I N A G E EA S E M E N T T R G FF = 3 9 3 . 0 0 ' AT G A R A G E EN T R Y 10'-0" DRAINAGE EASEMENT UP F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G L A N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G SW A L E SW A L E SW A L E SW A L E SW A L E WM 1 6 ' - 0 " R 7 ' - 6 " R 7 ' - 6 " R 8 ' - 2 " R 9 ' - 6 " 1 3 ' - 0 " 14'-1" 19 ' - 1 " 9 ' - 0 " LA N D S C A P I N G 7 ' - 7 " S E T B A C K LA N D S C A P I N G OV E R A L L S I T E P L A N - R E F E R T O C I V I L D R A W I N G S F O R S P E C I F I C S I T E I N F O R M A T I O N Sc a l e : 1 / 1 6 " = 1 ' - 0 " LO T 1 5 6 4 LO T 2 (U N D E R S E P A R A T E P E R M I T ) 1 2 3 SH A R E D D R I V E W A Y AL L C O N S T R U C T I O N S H A L L C O N F O R M T O T H E F O L L O W I N G C O D E S : 20 1 3 C A L I F O R N I A B U I L D I N G S T A N D A R D S A D M I N I S T R A T I V E C O D E 20 1 3 C A L I F O R N I A B U I L D I N G C O D E ( C B C ) 20 1 3 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 ( C R C ) 20 1 3 C A L I F O R N I A M E C H A N I C A L C O D E ( C M C ) 20 1 3 C A L I F O R N I A E L E C T R I C A L C O D E ( C E C ) 20 1 3 C A L I F O R N I A P L U M B I N G C O D E ( C P C ) 20 1 3 C A L I F O R N I A E N E R G Y C O D E 20 1 3 C A L I F O R N I A H I S T O R I C A L B U I L D I N G C O D E 20 1 3 C A L I F O R N I A F I R E C O D E 20 1 3 C A L I F O R N I A E X I S T I N G B U I L D I N G C O D E 20 1 3 C A L I F O R N I A G R E E N B U I L D I N G S T A N D A R D S C O D E 20 1 3 C A L I F O R N I A R E F E R E N C E S T A N D A R D S C O D E NF P A - N A T I O N A L F I R E C O D E S CI T Y O F S A N L U I S O B I S P O M U N I C I P A L C O D E : T I T L E 1 5 B U I L D I N G S A N D C O N S T R U C T I O N CI T Y O F S A N L U I S O B I S P O T I T L E 1 7 Z O N I N G R E G U L A T O N S CI T Y O F S A N L U I S O B I S P O E N G I N E E R I N G S T A N D A R D S A N D S P E C I F I C A T I O N S AL L O T H E R C O D E S A N D O R D I N A N C E S A D O P T E D B Y T H E A G E N C I E S H A V I N G J U R I S D I C T I O N O V E R T H I S P R O J E C T . CA L I F O R N I A R E F E R E N C E C O D E S TO P O G R A P H Y -- EN E R G Y C O N S U L T A N T TI M O T H Y C A R S T A I R S , C E A , H E R S , G P R CA R S T A I R S E N E R G Y PO B O X 4 7 3 6 , S A N L U I S O B I S P O , C A 9 3 4 0 3 P : 80 5 . 9 0 4 . 9 0 4 8 # RE F E R E N C E K E Y N O T E D- # W- # A A4 . 0 1 SH E E T N U M B E R PL A N T I N G P L A N L1 . 0 IR R I G A T I O N P L A N L2 . 0 EL E V A T I O N S A3 . 0 2 OV E R A L L S I T E P L A N K E Y N O T E S 1.2.3.4.5.6. PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E F O R S E C O N D A R Y D W E L L I N G , S P A C E CA N B E T A N D E M P E R S L O C I T Y O R D I N A N C E PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E F O R S E C O N D A R Y D W E L L I N G F O R LO T 2 . O W N E R T O P R O V I D E O F F E R O F D E D I C A T I O N T O L O T 2 PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E T O S A T I S F Y R E Q U I R E M E N T F O R 3 R D OF F S T R E E T P A R K I N G S P A C E F O R L O T 2 . O W N E R T O P R O V I D E OF F E R O F D E D I C A T I O N T O L O T 2 TH E C L O S E S T F I R E H Y D R A N T T O T H E P R O P O S E D P R O J E C T I S AP P R O X I M A T E L Y 1 7 0 F E E T T O T H E S O U T H , T H E S E C O N D CL O S E S T F I R E H Y D R A N T T O T H E P R O P O S E D P R O J E C T I S AP P R O X I M A T E L Y 1 8 0 F E E T T O T H E N O R T H DA S H E D L I N E I N D I C A T E S 4 5 0 S F S E C O N D A R Y D W E L L I N G , A R E A CA L C I N C L U D E S T H E G A M E R O O M , K I T C H E N E T T E , A N D BA T H R O O M EX C L U S I V E Y A R D A R E A D E D I C A T E D T O S E C O N D A R Y D W E L L I N G , 25 0 S F R E Q U I R E D , 3 8 0 S F P R O V I D E D SP E C I A L IN S P E C T I O N S , P E R M I T S A N D RE Q U I R E M E N T S ST O R M WA T E R AN D DR A I N A G E SY S T E M CE R T I F I C A T I O N IS RE Q U I R E D FR O M TH E EN G I N E E R OF RE C O R D PR I O R TO FI N A L IN S P E C T I O N AP P R O V A L S . TH E EN G I N E E R SH A L L CE R T I F Y TH A T TH E DR A I N A G E AN D ST O R M W A T E R SY S T E M CO M P O N E N T S HA V E BE E N IN S P E C T E D AN D AR E IN GE N E R A L CO N F O R M A N C E WI T H TH E DR A I N A G E RE P O R T , SY S T E M DE S I G N , AN D TH E AP P R O V E D PL A N S , IN C L U D I N G AL L FI N A L EL E V A T I O N S , CO M P O N E N T SI Z I N G , DE T E N T I O N BA S I N S , PA R K I N G LO T DE T E N T I O N CU R B EL E V A T I O N S , DR A I N A G E PI P I N G , IN L E T S , WE I R EL E V A T I O N S , AN D OR I F I C E S . AN Y EX I S T I N G SU R V E Y MO N U M E N T S SH A L L BE PR O T E C T E D IN PL A C E OR SH A L L BE TI E D OU T BY A LI C E N S E D LA N D SU R V E Y O R PR I O R TO DI S T U R B A N C E AN D TH E N RE P L A C E D PR I O R TO OC C U P A N C Y IN AC C O R D A N C E WI T H SE C T I O N 87 7 1 OF TH E CA L I F O R N I A BU S I N E S S AN D PR O F E S S I O N S CO D E . GR A D I N G A N D U T I L I T Y P L A N C1 NO T E A N D D E T A I L S H E E T C2 EL E V A T I O N S A3 . 0 1 SE C T I O N S A4 . 0 1 SE C T I O N S A4 . 0 2 A t t a c h m e n t 2 A R C 2 - 1 1 A t t a c h m e n t 2 A R C 2 - 1 2 A t t a c h m e n t 2 A R C 2 - 1 3 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e t h e p r o p e r t y of V e l l u m D e s i g n B u i l d , In c . A l l d e s i g n s a n d o t h e r in f o r m a t i o n o n th e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , In c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 SI T E P L A N A1 . 0 1 UP T R G G A T E 2 1 2 W / / \/ \/ \/ \/ / \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ / \/ \/ \/ \/ / / \/ \/ \/ \/ / \/ \/ \/ / \/ \/ \/ \/ / \/ \/ \/ \/ / \/ \/ / \/ \/ \/ \/ / \/ \/ / \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ \/ \/ \/ \/ \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ \/ \/ \/ \ \ \/ \/ \\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/ \/ \/ \/ \/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/ X X X X X \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\\// \/ \/\/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/\/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \ \ \/ \/ \/ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ / \ / \ / \ / \ / X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X \/ \/ / \/ \/ / \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W S D SD SD SD SD SD S SD SD SD SD SD G G G G G G G G G G G G G G UV ( 3 7 5 ) ( 3 8 0 ) ( 3 8 5 ) ( 3 9 0 ) ( 3 9 5 ) ( 4 0 0 ) ( 4 0 5 ) ( 4 0 5 ) ( 4 0 5 ) (373 ) ( 3 7 3 ) (374) ( 3 7 6 ) ( 3 7 7 ) ( 3 7 8 ) ( 3 7 9 ) ( 3 8 1 ) ( 3 8 2 ) ( 3 8 3 ) ( 3 8 4 ) ( 3 8 6 ) ( 3 8 7 ) ( 3 8 8 ) ( 3 8 9 ) ( 3 9 1 ) ( 3 9 2 ) ( 3 9 3 ) ( 3 9 4 ) ( 3 9 6 ) ( 3 9 7 ) ( 3 9 8 ) ( 3 9 9 ) ( 4 0 1 ) ( 4 0 2 ) ( 4 0 3 ) ( 4 0 4 ) ( 4 0 6 ( 3 9 0 ) (3 9 5 ) ( 3 8 6 ) ( 3 8 7 ) ( 3 8 8 ) ( 3 8 9 ) ( 3 9 1 ) ( 3 9 2 ) ( 3 9 3 ) ( 3 9 4 ) ( 3 9 6 ) ( 3 9 7 ) ( 3 9 8 ) ( 3 9 8 ) ( 3 9 8 ) U P CO N C R E T E PA T I O 5'- 0 " M I N . YA R D S E T B A C K LA N D S C A P I N G 5 ' - 0 " M I N . Y A R D S E T B A C K 18 ' - 0 " F I X I L I N I S T R E E T LO T 1 SI N G L E F A M I L Y R E S I D E N C E FF = 3 9 3 . 5 0 ' GA R A G E FF = 3 9 3 . 2 5 ' GA R A G E FF = 3 9 3 . 2 5 ' LA N D S C A P I N G LO T 2 SI N G L E F A M I L Y R E S I D E N C E UN D E R S E P A R A T E P E R M I T FL O O R A B O V E +/ - 8 ' - 6 " A C T U A L B U I L D I N G S E T B A C K 20 ' H T L I M I T F R O M N A T . G R A D E 10'- 0 " DRA I N A G E E A S E M E N T T R G FF = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y 10'-0" DRAINAGE E A S E M E N T GAS ELECTRIC T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L E E E E E E E E UP D SD D S S ( 3 7 5 ) 3 7 7 5 5 ) ( 3 7 6 ) ( 3 7 3 7 6 ) 7 7 ) ( 3 7 5 ) 3 7 7 7 ) F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G L A N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G LA N D S C A P I N G TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E TV/TEL TV / T E L G G G G G G G G G G G G G G G G G G G G SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E T V / T E L SW A L E SW A L E SW A L E SW A L E SW A L E WM 1 6 ' - 0 " R 7 ' - 6 " R 7 ' - 6 " R 8 ' - 2 " R 9 ' - 6 " 1 3 ' - 0 " 14'-1" 19 ' - 1 " 9 ' - 0 " LA N D S C A P I N G W W W W W W W W W W W W W W W W W W W W W W W W W 7 ' - 7 " S E T B A C K LA N D S C A P I N G E E E E E E E E E E E E E E E E E E E AR C H I T E C T U R A L S I T E P L A N - R E F E R T O C I V I L D R A W I N G S F O R S P E C I F I C S I T E I N F O R M A T I O N Sc a l e : 1 / 8 " = 1 ' - 0 " 48 56 1820245355 31 12 42 11 45 51 39 19 45 26 5 57 34 29 16 12 38 44 46 32 38 15 48 54 7 21 5 6 6 43 7 9 45 25 13 LO T 2 (U N D E R S E P A R A T E P E R M I T ) 40 21 17 7 41 4 32 15 3 35 4 45 25 52 28 1 2 49 49 33 47 39 55 25 25 SH A R E D DR I V E W A Y 50 47 25 25 22 22 22 23 27 23 36 1050 37 8 11 34 30 14 SI T E P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . AP P L I A N C E : T A N K L E S S G A S W A T E R H E A T E R . R E F E R T O F L O O R P L A N S F O R M O R E I N F O R M A T I O N AU T O M A T I C I R R I G A T I O N C O N T R O L L E R S F O R L A N D S C A P I N G . R E F E R T O L A N D S C A P E P L A N S A N D CA L G R E E N M A N D A T O R Y M E A S U R E S # 3 O N T 1 . 0 F O R A D D I T I O N A L R E Q U I R E M E N T S CO N C R E T E B E N C H CO N C R E T E C U R B A T E X T E R I O R G A R A G E W A L L CO N C R E T E C U R B C U 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 I N F O R M A T I O N CO N C R E T E C U R B , T Y P I C A L . R E F E R T O C I V I L D R A W I N G S F O R A D D I T I O N A L R E Q U I R E M E N T S CO N C R E T E D R I V E W A Y , R E F E R T O S O I L S R E P O R T A N D C I V I L D R A W I N G S F O R A D D I T I O N A L RE Q U I R E M E N T S . CO N C R E T E L A N D I N G CO N C R E T E L A N D I N G A T L O T 2 , U N D E R S E P A R A T E P E R M I T , S H O W N F O R R E F E R E N C E O N L Y CO N C R E T E P A T I O , 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 R M A T I O N CO N C R E T E S T E P S DA S H E D L I N E I N D I C A T E S R E Q U I R E D M I N . B U I L D I N G S E T B A C K ED G E O F P A V E M E N T A T A D J A C E N T P R O P E R T Y , 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 EL E C T R I C S E R V I C E : N E W 2 0 0 A M P E L E C T R I C A L M E T E R , F I E L D V E R I F Y P O I N T O F C O N N E C T I O N EX I S T I N G C O N C R E T E ' V ' D I T C H T O B E R E M O V E D A N D R E L O C A T E D , 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 EX I S T I N G C O N C R E T E ' V ' D I T C H T O R E M A I N EX I S T I N G C O N C R E T E A P R O N T O B E R E M O V E D A N D R E P L A C E D U N D E R S E P A R A T E P E R M I T A S P A R T OF T H E I M P R O V E M E N T S T O L O T 2 . EX I S T I N G C O N C R E T E A P R O N , T O R E M A I N EX I S T I N G C O N C R E T E C U R B / G U T T E R , T O R E M A I N EX I S T I N G C O N C R E T E S T O R M D R A I N I N L E T T O R E M A I N EX I S T I N G D R A I N A G E S W A L E , 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 R M A T I O N 22 . 23 . 24 . 25 . 26 . 27 . 28 . 29 . 30 . 31 . 32 . 33 . 34 . 35 . 36 . FE N C E : 6 ' - 0 " T A L L W O O D F E N C E , L O C A T E D O N L O T 2 , N O T P A R T O F T H I S P E R M I T FE N C E : N E W 5 ' - 0 " T A L L W O O D F E N C E EX I S T I N G O A K T R E E T O R E M A I N ( T Y P . O F 4 A L O N G S T R E E T A N D O N E T O E A S T O F L O T ) , P R O V I D E PR O T E C T I V E F E N C I N G A T D R I P L I N E . FE N C E : E X I S T I N G H O G W I R E F E N C E , R E P A I R A N D R E P L A C E A S N E E D E D W I T H L I K E A N D K I N D FI R E R I S E R L O C A T I O N FU T U R E E V C H A R G E R I N F R A S T R U C T U R E : P A R T 1 - I N S T A L L A L I S T E D R A C E W A Y T O A C C O M M O D A T E A D E D I C A T E D 2 0 8 / 2 4 0 - V O L T B R A N C H C I R C U I T . T H E R A C E W A Y S H A L L N O T B E L E S S T H A N T R A D E S I Z E 1 ( N O M I N A L 1 - I N C H I N S I D E D I A M E T E R . ) T H E R A C E W A Y S H A L L O R I G I N A T E A T T H E M A I N S E R V I C E O R SU B P A N E L A N D S H A L L T E R M I N A T E A T A L I S T E D C A B I N E T I N C L O S E P R O X I M I T Y T O T H E P R O P O S E D LO C A T I O N O F T H E E V C H A R G E R FU T U R E E V C H A R G E R I N F R A S T R U C T U R E : P A R T 2 - L I S T E D C A B I N E T W I T H C A P A C I T Y T O I N S T A L L A 40 - A M P E R E M I N I M U M D E D I C A T E D B R A N C H C I R C U I T A N D S P A C E ( S ) R E S E R V E D T O P E R M I T IN S T A L L A T I O N O F A B R A N C H C I R C U I T O V E R C U R R E N T P R O T E C T I V E D E V I C E FU T U R E S O L A R P O W E R I N S T A L L A T I O N : P R O V I D E 4 8 " ( 3 S T U B B A Y S ) O F W A L L S P A C E F O R F U T U R E EQ U I P M E N T , I N S T A L L P A N E L A N D S U F F I C I E N T L Y S I Z E D C O N D U I T , T O F U T U R E P A N E L I N S T A L L A T I O N ON R O O F , R E F E R T O D E T A I L 5 4 / A 7 . 0 2 A N D R O O F P L A N A 2 . 0 5 F O R M O R E I N F O R M A T I O N GA S M E T E R , F I E L D V E R I F Y P O I N T O F C O N N E C T I O N GA S S E R V I C E : A P P R O X I M A T E L O C A T I O N O F E X I S T I N G G A S S E R V I C E , F I E L D V E R I F Y P O I N T O F CO N N E C T I O N . GR A V E L O R D E C O M P O S E D G R A N I T E P A T H W A Y LA N D S C A P E P L A N T E R , R E F E R T O L A N D S C A P E 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 LA N D S C A P E T E R R A C E S , R E F E R T O L A N D S C A P E 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 LI N E A R G A S F I R E P I T NA T U R A L G R A D E : H I G H P O I N T 4 0 2 . 9 5 ' , R E F E R T O T 1 . 0 F O R A V E R A G E N A T U R A L G R A D E C A L C U L A T I O N 37 . 38 . 39 . 40 . 41 . 42 . 43 . 44 . 45 . 46 . 47 . 48 . 49 . 50 . 51 . 52 . 53 . 54 . 55 . 56 . 57 . NA T U R A L G R A D E : L O W P O I N T 3 9 5 . 3 5 ' R E F E R T O T 1 . 0 F O R A V E R A G E N A T U R A L G R A D E C A L C U L A T I O N NE W C O N C R E T E ' V ' D I T C H , 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 R M A T I O N NE W S E W E R L I N E , F I E L D V E R I F Y , P . O . C . PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E F O R S E C O N D A R Y D W E L L I N G F O R L O T 2 , O W N E R T O P R O V I D E O F F E R O F DE D I C A T I O N T O L O T 2 PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E F O R S E C O N D A R Y D W E L L I N G PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E T O M E E T R E Q U I R E M E N T F O R 3 R D O F F S T R E E T P A R K I N G S P A C E . O W N E R TO P R O V I D E O F F E R O F D E D I C A T I O N T O L O T 2 PA V E R S , I N S T A L L P E R M F R R E C O M M E N D A T I O N S , R E F E R T O S O I L S R E P O R T A N D C I V I L D R A W I N G S FO R A D D I T I O N A L R E Q U I R E M E N T S . PO U R E D I N P L A C E C O N C R E T E P A V E R S . W I T H 4 " G A P B E T W E E N E D G E S PR O P E R T Y L I N E PR O P O S E D B U I L D I N G F O O T P R I N T PR O P O S E D L O C A T I O N O F S E W E R C L E A N O U T RE T A I N I N G W A L L P E R C I V I L . SL A B O N G R A D E F O U N D A T I O N W I T H A C A P I L L A R Y B R E A K . R E F E R T O D E T A I L 5 5 / A 7 . 0 1 , S T R U C T U R A L DR A W I N G S . A N D S O I L S R E P O R T F O R A D D I T I O N A L R E Q U I R E M E N T S . ST R U C T U R A L P O S T , R E F E R T O F L O O R P L A N A N D S T R U C T U R A L D R A W I N G F O R M O R E I N F O R M A T I O N TR A S H A R E A . S U F F I C I E N T S P A C E F O R T H R E E 3 0 " x 3 0 " R U B B I S H B I N S WA T E R F I L T R A T I O N S Y S T E M : R O U G H P L U M B F O R F U T U R E R E V E R S E O S M O S I S S Y S T E M A N D A SE P A R A T E S O F T W A T E R S Y S T E M WA T E R S E R V I C E : A P P R O X I M A T E L O C A T I O N O F E X I S T I N G 1 " C I T Y W A T E R M E T E R WA T E R S E R V I C E : A P P R O X I M A T E L O C A T I O N O F E X I S T I N G 1 " C I T Y W A T E R S E R V I C E WA T E R S E R V I C E : N E W 1 " W A T E R S E R V I C E F R O M M E T E R T O H O U S E WO O D G A T E , 5 ' - 0 " T A L L x 4 ' - 0 " W I D E WO O D G A T E , 5 ' - 0 " T A L L x 3 ' - 0 " W I D E 3 ' - 0 " 4 ' - 0 " 5 ' - 0 " 6 ' - 0 " 6' - 8 " 13 ' - 4 " 20 ' - 0 " DI S T A N C E F R O M F R O N T Y A R D P R O P E R T Y L I N E AL L O W E D F R O N T Y A R D F E N C E H E I G H T D I A G R A M PE R C I T Y O F S L O Z O N I N G R E G U L A T I O N S E C T I O N 1 7 . 1 6 . 0 5 0 AL L O W E D HE I G H T PL 3' - 4 " 3 ' - 6 " A t t a c h m e n t 2 A R C 2 - 1 4 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 FI R S T FL O O R P L A N A2 . 0 1 A 1 3 1 4 3 B F G H A B E F G H 4 8 1010 C D 5 7 7 9 2 D E 6 7 C A3 . 0 2 C A3 . 0 2 A A 3 . 0 1 A A 3 . 0 1 B A 3 . 0 1 B A 3 . 0 1 1 2 ' - 9 " 6 ' - 0 1 / 2 " 6 ' - 0 " 2 0 ' - 6 1 / 2 " 1 5 ' - 1 0 " 1' - 2 " 1' - 0 " 21 ' - 1 0 " 6' - 2 " 22 ' - 4 " 1 7 ' - 3 1 / 2 " 1 5 ' - 3 1 / 2 " 9 ' - 1 0 " 6 ' - 0 " 18 ' - 8 " 23 ' - 1 1 " 4' - 1 0 " 5' - 1 " 42 ' - 7 " 9' - 1 1 " 1 8 ' - 9 1 / 2 " 4 2 ' - 4 1 / 2 " 30 ' - 2 " 22 ' - 4 " 23 ' - 4 3 / 4 " 2 ' - 4 " 1 ' - 0 " 3' - 2 1 / 2 " 12 ' - 3 " 3' - 2 1 / 2 " 6' - 0 " 11 ' - 1 1 3 / 4 " 5' - 1 1 1 / 4 " 6 1 ' - 2 " 6 1 ' - 2 " G A R A G E O P E N E R TH E A T E R RO O M KI T C H E N E T T E SE C O N D A R Y DW E L L I N G U N I T GA M E / G U E S T R O O M ON E C A R GA R A G E W A T E R S O F T E N E R BA T H RE F R I G E R A T O R 6' - 5 1 / 2 " 5'- 0 1 / 4 " LIN E N S 24 ' - 0 " 2' - 6 1 / 2 " 3' - 0 " 13 ' - 0 1 / 2 " TW O C A R GA R A G E EN T R Y OP E N T O FL O O R A B O V E EL E V A T O R GA R A G E OP E N E R 3 ' - 3 1 / 2 " 3 ' - 0 " 5 ' - 9 " 4 ' - 9 1 / 2 " 4' - 9 " 3' - 6 " 8' - 1 " 8' - 3 " T A N K L E S S W A T E R H E A T E R UP (1 7 ) 1 2 . 0 " T R E A D S (1 8 ) 7 . 2 5 " RIS E R S G A S R O W A T E R 6 ' - 4 " 2 ' - 3 1 / 2 " E L E C T R I C FL O O R P L A N - F I R S T F L O O R Sc a l e : 1 / 4 " = 1 ' - 0 " 31 44 59 15 56 3047 32 37 2 35 29 62 24 46 12 22 39 25 36 19 23 39 49 46 32 3 58 1 34 15 43 15 17 19 15 38 48 61 FL O O R P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . 23 . 24 . 25 . 26 . 27 . 28 . 29 . 30 . 31 . 32 . 33 . 34 . 35 . 36 . 37 . 38 . 39 . 40 . 41 . 42 . 43 . 44 . 45 . 46 . 47 . 48 . 49 . 50 . 51 . 52 . 53 . 54 . 55 . 56 . 57 . 58 . 59 . 60 . 61 . AC C E S S O R Y : B A T H T O W E L B A R A T 4 0 " A F F , P R O V I D E B A C K I N G I N W A L L AC C E S S O R Y : H A N D T O W E L B A R A T + 5 6 A F F , P R O V I D E B A C K I N G I N W A L L AC C E S S O R Y : T O I L E T P A P E R D I S P E N S E R A T + 2 8 " A F F , P R O V I D E B A C K I N G W H E R E I F N E E D E D AI R T R A N S F E R G R I L L I N C E I L I N G E A C H S I D E O F L A U N D R Y R O O M D O O R W I T H 1 2 " D I A . DU C T I N G F O R M A K E U P A I R P E R C M C 5 0 4 . 3 . 1 AP P L I A N C E : 4 8 " G A S R A N G E W I T H O V E N B E L O W . W I T H E X H A U S T H O O D A B O V E , 6 0 0 C F M M I N . AP P L I A N C E : D I S H W A S H E R AP P L I A N C E : F R E E Z E R , P R O V I D E I N W A L L W A T E R L I N E F R O M R E V E R S E O S M O S I S W A T E R SY S T E M F O R F R E E Z E R I C E M A K E R AP P L I A N C E : F U T U R E D R Y E R L O C A T I O N . P R O V I D E A D R Y E R V E N T W A L L B O X W I T H A 4 " EX H A U S T V E N T D I R E C T T O O U T S I D E . P R O V I D E B L O C K I N G A S R E Q U I R E D . R E F E R T O EL E C T R I C A L P L A N F O R A D D I T I O N A L I N F O R M A T I O N . P R O V I D E D R Y E R W A L L V E N T M O D E L NU M B E R D W V 4 T B Y D R Y E R W A L L V E N T . C O M A T E X T E R I O R AP P L I A N C E : F U T U R E W A S H E R L O C A T I O N . P R O V I D E I N W A L L W A S H I N G M A C H I N E O U T L E T BO X , B Y O A T L Y O R E Q U A L . I N S T A L L P E R M F R . S P E C I F I C A T I O N AP P L I A N C E : G A S F I R E P L A C E B Y S U P E R I O R , M O D E L D R T / D R C 3 5 0 0 O R A P P R O V E D E Q U A L , IN S T A L L P E R M F R . S P E C I F I C A T I O N S AP P L I A N C E : R E F R I G E R A T O R , P R O V I D E I N W A L L W A T E R L I N E F R O M R E V E R S E O S M O S I S WA T E R S Y S T E M F O R R E F R I G E R A T O R W A T E R D I S P E N S E R AP P L I A N C E : T A N K L E S S G A S W A T E R H E A T E R W I T H D I R E C T V E N T T O E X T E R I O R . I N S T A L L P E R MF R ' S S P E C I F I C A T I O N S . P R O V I D E O N - D E M A N D R E C I R C U L A T I N G P U M P A N D S Y S T E M T O CO N N E C T T O A L L H O T W A T E R F I X T U R E S . A L L H O T W A T E R L I N E S S H A L L B E I N S U L A T E D . CA B I N E T R Y : 2 4 " W I D E T R A S H P U L L O U T CA B I N E T R Y : 3 " T H I C K F L O A T I N G S H E L F 3 6 " A F F CA B I N E T R Y : B A S E C A B I N E T S W I T H C O U N T E R T O P , R E F E R T O I N T E R I O R E L E V A T I O N S CA B I N E T R Y : F U L L H E I G H T C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S . CA B I N E T R Y : F U L L H E I G H T C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S . CA B I N E T R Y : I S L A N D C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S CA B I N E T R Y : P A I N T G R A D E P O L E A N D S H E L F I N C L O S E T S , T Y P . CA B I N E T R Y : P A I N T G R A D E S H E L V I N G CA B I N E T R Y : U P P E R C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S . CO N C R E T E S L A B , R E F E R T O S T R U C T U R A L DA S H L I N E I N D I C A T E S D E C K O V E R H A N G A B O V E DA S H L I N E I N D I C A T E S S L A B A B O V E DA S H L I N E I N D I C A T E S S O F F I T A B O V E DA S H E D L I N E I N D I C A T E E D G E O F R O O F A B O V E , R E F E R T O R O O F P L A N F O R M O R E IN F O R M A T I O N DE C K W I T H W A T E R P R O O F M E M B R A N E , S L O P E 1 / 4 " / F T M I N . , R E F E R T O D E T A I L - / - . DO U B L E D A S H L I N E I N D I C A T E S B E A M A B O V E , R E F E R T O O R E F L E C T E D C E I L I N G P L A N F O R AD D I T I O N A L I N F O R M A T I O N EL E C T R I C A L M A I N A N D M E T E R , T E L E P H O N E B O X , A N D T V B O X , R E F E R T O D E T A I L - / - EL E V A T O R B Y A M E R I C A N C R E S C E N T O R E Q U A L . I N S T A L L P E R M F R . S P E C I F I C A T I O N S . EL E C T R I C I A N S H A L L P R O V I D E ( 1 ) 2 2 0 V 3 0 A M P - D E D I C A T E D C I R C U I T , ( 1 ) 1 1 0 V 2 0 A M P - DE D I C A T E D C I R C U I T , A N D 1 D E D I C A T E D P H O N E L I N E . R E F E R T O M F R S P E C I F I C A T I O N F O R LO C A T I O N S . FA U : N U T O N E # K G 7 1 C - 1 0 0 D 3 5 C O R A P P R O V E D E Q U A L , I N S T A L L P E R M F R S P E C I F I C A T I O N S FI R E R A T E D D O O R , S O L I D W O O D O R S O L D H O N E Y C O M B C O R E S T E E L D O O R 1 3 / 8 " T H I C K O R CO M P L I A N T W I T H C R C 3 0 2 . 5 . D O O R S H A L L B E S E L F - C L O S I N G A N D S E L F L A T C H I N G . FR A M E L E S S T E M P E R E D G L A S S S H O W E R E N C L O S U R E FU L L H E I G H T M I R R O R , P R O V I D E B A C K I N G W H E R E I F N E E D E D FU T U R E S O L A R P O W E R I N S T A L L A T I O N : P R O V I D E 4 8 " ( 3 S T U B B A Y S ) O F W A L L S P A C E F O R FU T U R E E Q U I P M E N T , I N S T A L L P A N E L A N D S U F F I C I E N T L Y S I Z E D C O N D U I T , T O F U T U R E P A N E L IN S T A L L A T I O N O N R O O F , R E F E R T O D E T A I L 5 4 / A 7 . 0 2 A N D R O O F P L A N A 2 . 0 5 F O R M O R E IN F O R M A T I O N GA S M E T E R GU A R D R A I L : T O P O F G U A R D R A I L S H A L L B E A 4 2 " M I N . A B O V E F I N I S H F L O O R , R E F E R T O S T A I R AN D H A N D R A I L N O T E S A N D D E T A I L - / - F O R A D D I T I O N A L I N F O R M A T I O N IR R I G A T I O N C O N T R O L L E R LI F T M A S T E R 8 5 0 0 E L I T E S E R I E S W A L L M O U N T G A R A G E D O O R O P E N E R O R E Q U A L . I N S T A L L PE R M F R R E C O M M E N D A T I O N S . PL U M B I N G F I X T U R E : B A T H T U B PL U M B I N G F I X T U R E : K I T C H E N S I N K PL U M B I N G F I X T U R E : L A U N D R Y U T I L I T Y S I N K I N B A S E C A B I N E T PL U M B I N G F I X T U R E : L A V A T O R Y W / F A U C E T 1 / 2 G P M M A X . A T 6 0 P S I PL U M B I N G F I X T U R E : W A T E R C L O S E T , D U A L F L U S H : 1 . 2 8 G P F / 1 . 6 G P F PR O V I D E F L O O R D R A I N W A S H E R A N D D R Y E R PR O V I D E O N E L A Y E R O F 5 / 8 " T Y P E " X " G Y P . B O A R D O N A L L G A R A G E W A L L S A N D C E I L I N G S CO M M O N T O D W E L L I N G A N D C O V E R A L L B E A M S A N D P O S T S A S W E L L A S S O F F I T S A N D FU R R E D S P A C E S . R E F E R T O F I R E P R O T E C T I O N D E T A I L S . PR O V I D E O N E L A Y E R O F 5 / 8 " T Y P E " X " G Y P . B O A R D O N A L L E L E V A T O R W A L L S A N D C E I L I N G S FU T U R E E V C H A R G E R I N F R A S T R U C T U R E : P A R T 1 - I N S T A L L A L I S T E D R A C E W A Y T O AC C O M M O D A T E A D E D I C A T E D 2 0 8 / 2 4 0 - V O L T B R A N C H C I R C U I T . T H E R A C E W A Y S H A L L N O T B E LE S S T H A N T R A D E S I Z E 1 ( N O M I N A L 1 - I N C H I N S I D E D I A M E T E R . ) T H E R A C E W A Y S H A L L OR I G I N A T E A T T H E M A I N S E R V I C E O R S U B P A N E L A N D S H A L L T E R M I N A T E A T A L I S T E D CA B I N E T I N C L O S E P R O X I M I T Y T O T H E P R O P O S E D L O C A T I O N O F T H E E V C H A R G E R FU T U R E E V C H A R G E R I N F R A S T R U C T U R E : P A R T 2 - L I S T E D C A B I N E T W I T H C A P A C I T Y T O IN S T A L L A 4 0 - A M P E R E M I N I M U M D E D I C A T E D B R A N C H C I R C U I T A N D S P A C E ( S ) R E S E R V E D T O PE R M I T I N S T A L L A T I O N O F A B R A N C H C I R C U I T O V E R C U R R E N T P R O T E C T I V E D E V I C E SH O W E R B E N C H W I T H T I L E F I N I S H SH O W E R T R O U G H D R A I N SH O W E R V A L V E SH O W E R W I T H F U L L H E I G H T T I L E S U R R O U N D SK Y L I G H T A B O V E SO F F I T A B O V E ; R E F E R T O I N T E R I O R E L E V A T I O N S ST A I R S ST R U C T U R A L C O L U M N , R E F E R T O S T R U C T U R A 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 TI L E F L O O R TU B / S H O W E R VA U L T E D C E I L I N G A B O V E WA T E R S Y S T E M : R O U G H P L U M B F O R F U T U R E W A T E R S O F T E N E R FL O O R P L A N G E N E R A L N O T E S PL U M B I N G 1. LA V A T O R Y / S E R V I C E S I N K : S I N K A E R A T O R S S H A L L B E 1 . 5 G P M A T 6 0 P S I M A X . F L O W 2. KI T C H E N S I N K : A E R A T O R S S H A L L B E 1 . 8 G P M A T 6 0 P S I M A X . F L O W . 3. TO I L E T S : a) CL E A R A N C E S 2 4 " F R O N T , 3 0 " C O M P A R T M E N T W I D T H b) 5 M I N U T E E X H A U S T F A N R E Q D , D I R E C T V E N T T O O U T S I D E W I T H B A C D R A F T D A M P E R c) NE W W A T E R C L O S E T S A N D A S S O C I A T E D F L U S H O M E T E R V A L V E S , I F A N Y S H A L L U S E NO M O R E T H A N 1 . 2 8 G A L L O N S P E R F L U S H * A N D S H A L L M E E T P E R F O R M A N C E ST A N D A R D S E S T A B L I S H E D B Y T H E A M E R I C A N N A T I O N A L S T A N D A R D S I N S T I T U T E ST A N D A R D A 1 1 2 . 1 9 . 2 . H A N D S C O D E S E C T I O N 1 7 9 2 1 . 3 ( B ) 4. SH O W E R S : a) SH O W E R H E A D F L O W S H A L L N O T E X C E E D 2 . 0 G A L L O N S P E R M I N U T E A T 8 0 P S I . b) WA L L S A D J A C E N T T O S H O W E R S S H A L L B E F I N I S H E D W I T H N O N A B S O R B E N T SU R F A C E S T O A H E I G H T N O T L E S S T H A N + 7 2 " A F F . c) WA T E R R E S I S T A N T G Y P S U M B O A R D B A C K I N G R E Q U I R E D . d) US E C O N C R E T E B A C K E R B O A R D U N D E R A L L T I L E , B A R B L E , E T C . O V E R W O O D F R A M I N G AN D W A T E R R E S I S T A N T G Y P S U M B O A R D . 5. TU B S / S H O W E R S : a) SH O W E R H E A D F L O W S H A L L N O T E X C E E D 2 . 0 G A L L O N S P E R M I N U T E 8 0 P S I b) WA L L S A D J A C E N T T O B A T H T U B S W I T H S H O W E R H E A D S S H A L L B E F I N I S H E D W I T H NO N A B S O R B E N T S U R F A C E S T O A H E I G H T N O T L E S S T H A N + 7 2 " A F F . 6. BA T H A C C E S S O R I E S : P R O V I D E M I N . 1 T O I L E T P A P E R H O L D E R , 1 H A N D T O W E L B A R , A N D 1 BA T H T O W E L B A R P E R B A T H R O O M . V E R I F Y L O C A T I O N S A N D Q U A N T I T I E S W I T H O W N E R . SH A L L B E B L I N D M O U N T U N O . P R O V I D E B L O C K I N G A S R E Q U I R E D ST A I R S A N D H A N D R A I L S 1. SE E P L A N F O R R I S E R A N D T R E A D I N F O R M A T I O N . R E F E R T O D E T A I L . - / - 2. HA N D R A I L S S H A L L B E + 3 4 - 3 8 " A B O V E S T A I R N O S I N G . T H E H A N D G R I P P O R T I O N O F T H E HA N D R A I L S H A L L B E A M I N . O F 1 ¼ " AN D A M A X . O F 2 " I N C R O S S S E C T I O N D I M E N S I O N , A N D 1 ½ " C L E A R F R O M W A L L . R E F E R T O C R C 3 1 1 . 7 . 7 . 2 . 3. AL L H A N D R A I L S S H A L L R E T U R N O R T E R M I N A T E I N A N E W E L O R A S A F E T Y P O S T . 4. HE A D R O O M C L E A R A N C E I S A M I N I M U M O F 6 ' - 8 " A B O V E N O S I N G . 5. IN T E R M E D I A T E M E M B E R S O F H A N D R A I L S A N D G U A R D S S H A L L B E S P A C E D S U C H T H A T A SP H E R E 4 3 / 8 " I N D I A . C A N N O T P A S S T H R O U G H . C R C 3 1 2 . 3 6. TR E A D A N D R I S E R D I M E N S I O N S S H A L L B E A F O L L O W S U N O ( C R C 1 0 0 9 . 4 . 2 ) : a) TR E A D D E P T H S H A L L B E 1 0 " M I N . b) RI S E R H E I G H T S S H A L L B E 7 . 7 5 " M A X A N D 4 " M I N . GY P S U M W A L L B O A R D 1. IN T E R I O R W A L L S : 1 / 2 " G W B , T Y P , C E I L I N G S : 5 / 8 " G W B T Y P . 2. MO I S T U R E A R E A S ( S H O W E R S / T U B S ) : G R E E N B O A R D 3. PR O V I D E O N E L A Y E R O F 5 / 8 " T Y P E " X " G Y P . B O A R D O N A L L G A R A G E W A L L S A N D CE I L I N G S CO V E R A L L B E A M S A N D P O S T S A S W E L L A S S O F F I T S A N D FU R R E D S P A C E S . 4. PR O V I D E 5 / 8 " T Y P E " X " G Y P S U M B O A R D O N W A L L S A N D C E I L I N G S U N D E R S T A I R S CO N C R E T E S L A B S : PR O V I D E A M I N O F 1 L A Y E R O F 6 - M I L P O L Y E T H Y L E N E V A P O R R E T A R D E R BE T W E E N C O N C R E T E F L O O R S L A B A N D B A S E C O U R S E , O V E R L A P J O I N T S 6 " M I N . R E F E R T O ST R U C T U R A L A N D C I V I L D R A W I N G S A N D S O I L S R E P O R T F O R A D D I T O N A L R E Q U I R E M E N T S . RO O F S H E A T H I N G : AL L R O O F S H E A T H I N G S H A L L B E R A D I A N T B A R R I E R I N C L U D I N G G A B L E E N D S A t t a c h m e n t 2 A R C 2 - 1 5 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 SE C O N D FL O O R P L A N A2 . 0 2 A 1 3 1 4 3 B F G H A B E F G H 4 8 1010 C D 5 7 7 9 2 D E 6 7 C A3 . 0 2 C A3 . 0 2 A A 3 . 0 1 A A 3 . 0 1 B A 3 . 0 1 B A 3 . 0 1 D W DW TR A S H TV BE D R O O M 2 BE D R O O M 3 MA S T E R MA S T E R B A T H LI V I N G RO O M BA T H R O O M 1 2 ' - 9 " 6 ' - 0 1 / 2 " 6 ' - 0 " 3 6 ' - 4 1 / 2 " 1 2 ' - 9 " 1 2 ' - 0 1 / 2 " 1 6 ' - 1 " 1 4 ' - 3 1 / 2 " 6 ' - 0 " 1 7 ' - 7 " 5 ' - 6 " 1 3 ' - 3 1 / 2 " 24 ' - 0 " 6' - 2 " 45 ' - 8 3 / 4 " 66 ' - 6 " 12 ' - 8 1 / 2 " 2' - 3 1 / 2 " 8' - 2 1 / 2 " 6' - 1 1 3 / 4 " 2' - 2 " 13 ' - 4 1 / 2 " 3 ' - 7 " 3'- 1 1 3 / 4 " 18 ' - 8 " 23 ' - 1 1 " 17 ' - 1 1 1 / 4 " 5' - 1 1 3 / 4 " T E C H S P A C E D N TV TV DE C K PA N T R Y EL E V A T O R KI T C H E N PO W D E R 5' - 0 " 17 ' - 9 " 2'- 4 1 / 2 " SH E L F DI N I N G 1 ' - 5 " 3 ' - 6 " 3 ' - 3 1 / 2 " 1' - 5 " 5' - 4 " 6' - 2 " 12 ' - 5 " 5 1 / 2 " 1 1 ' - 7 " 5' - 6 1 / 4 " LI N E N S SH E L F S H E L F FL O O R P L A N - S E C O N D F L O O R Sc a l e : 1 / 4 " = 1 ' - 0 " 43 40 44 19 56 60 55 5 11 15 41 16 18 2 3 27 10 30 28 6 8 4 60 55 15 15 15 15 15 55 55 55 55 21 21 16 16 19 19 19 19 44 44 45 429 20 15 3 3 28 28 28 55 1 1 5350 43 40 14 14 15 14 54 13 7 57 26 52 51 33 2 43 26 37 60 15 43 22 43 15 57 60 28 FL O O R P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . 23 . 24 . 25 . 26 . 27 . 28 . 29 . 30 . 31 . 32 . 33 . 34 . 35 . 36 . 37 . 38 . 39 . 40 . 41 . 42 . 43 . 44 . 45 . 46 . 47 . 48 . 49 . 50 . 51 . 52 . 53 . 54 . 55 . 56 . 57 . 58 . 59 . 60 . 61 . AC C E S S O R Y : B A T H T O W E L B A R A T 4 0 " A F F , P R O V I D E B A C K I N G I N W A L L AC C E S S O R Y : H A N D T O W E L B A R A T + 5 6 A F F , P R O V I D E B A C K I N G I N W A L L AC C E S S O R Y : T O I L E T P A P E R D I S P E N S E R A T + 2 8 " A F F , P R O V I D E B A C K I N G W H E R E I F N E E D E D AI R T R A N S F E R G R I L L I N C E I L I N G E A C H S I D E O F L A U N D R Y R O O M D O O R W I T H 1 2 " D I A . DU C T I N G F O R M A K E U P A I R P E R C M C 5 0 4 . 3 . 1 AP P L I A N C E : 4 8 " G A S R A N G E W I T H O V E N B E L O W . W I T H E X H A U S T H O O D A B O V E , 6 0 0 C F M M I N . AP P L I A N C E : D I S H W A S H E R AP P L I A N C E : F R E E Z E R , P R O V I D E I N W A L L W A T E R L I N E F R O M R E V E R S E O S M O S I S W A T E R SY S T E M F O R F R E E Z E R I C E M A K E R AP P L I A N C E : F U T U R E D R Y E R L O C A T I O N . P R O V I D E A D R Y E R V E N T W A L L B O X W I T H A 4 " EX H A U S T V E N T D I R E C T T O O U T S I D E . P R O V I D E B L O C K I N G A S R E Q U I R E D . R E F E R T O EL E C T R I C A L P L A N F O R A D D I T I O N A L I N F O R M A T I O N . P R O V I D E D R Y E R W A L L V E N T M O D E L NU M B E R D W V 4 T B Y D R Y E R W A L L V E N T . C O M A T E X T E R I O R AP P L I A N C E : F U T U R E W A S H E R L O C A T I O N . P R O V I D E I N W A L L W A S H I N G M A C H I N E O U T L E T BO X , B Y O A T L Y O R E Q U A L . I N S T A L L P E R M F R . S P E C I F I C A T I O N AP P L I A N C E : G A S F I R E P L A C E B Y S U P E R I O R , M O D E L D R T / D R C 3 5 0 0 O R A P P R O V E D E Q U A L , IN S T A L L P E R M F R . S P E C I F I C A T I O N S AP P L I A N C E : R E F R I G E R A T O R , P R O V I D E I N W A L L W A T E R L I N E F R O M R E V E R S E O S M O S I S WA T E R S Y S T E M F O R R E F R I G E R A T O R W A T E R D I S P E N S E R AP P L I A N C E : T A N K L E S S G A S W A T E R H E A T E R W I T H D I R E C T V E N T T O E X T E R I O R . I N S T A L L P E R MF R ' S S P E C I F I C A T I O N S . P R O V I D E O N - D E M A N D R E C I R C U L A T I N G P U M P A N D S Y S T E M T O CO N N E C T T O A L L H O T W A T E R F I X T U R E S . A L L H O T W A T E R L I N E S S H A L L B E I N S U L A T E D . CA B I N E T R Y : 2 4 " W I D E T R A S H P U L L O U T CA B I N E T R Y : 3 " T H I C K F L O A T I N G S H E L F 3 6 " A F F CA B I N E T R Y : B A S E C A B I N E T S W I T H C O U N T E R T O P , R E F E R T O I N T E R I O R E L E V A T I O N S CA B I N E T R Y : F U L L H E I G H T C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S . CA B I N E T R Y : F U L L H E I G H T C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S . CA B I N E T R Y : I S L A N D C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S CA B I N E T R Y : P A I N T G R A D E P O L E A N D S H E L F I N C L O S E T S , T Y P . CA B I N E T R Y : P A I N T G R A D E S H E L V I N G CA B I N E T R Y : U P P E R C A B I N E T , R E F E R T O I N T E R I O R E L E V A T I O N S . CO N C R E T E S L A B , R E F E R T O S T R U C T U R A L DA S H L I N E I N D I C A T E S D E C K O V E R H A N G A B O V E DA S H L I N E I N D I C A T E S S L A B A B O V E DA S H L I N E I N D I C A T E S S O F F I T A B O V E DA S H E D L I N E I N D I C A T E E D G E O F R O O F A B O V E , R E F E R T O R O O F P L A N F O R M O R E IN F O R M A T I O N DE C K W I T H W A T E R P R O O F M E M B R A N E , S L O P E 1 / 4 " / F T M I N . , R E F E R T O D E T A I L - / - . DO U B L E D A S H L I N E I N D I C A T E S B E A M A B O V E , R E F E R T O O R E F L E C T E D C E I L I N G P L A N F O R AD D I T I O N A L I N F O R M A T I O N EL E C T R I C A L M A I N A N D M E T E R , T E L E P H O N E B O X , A N D T V B O X , R E F E R T O D E T A I L - / - EL E V A T O R B Y A M E R I C A N C R E S C E N T O R E Q U A L . I N S T A L L P E R M F R . S P E C I F I C A T I O N S . EL E C T R I C I A N S H A L L P R O V I D E ( 1 ) 2 2 0 V 3 0 A M P - D E D I C A T E D C I R C U I T , ( 1 ) 1 1 0 V 2 0 A M P - DE D I C A T E D C I R C U I T , A N D 1 D E D I C A T E D P H O N E L I N E . R E F E R T O M F R S P E C I F I C A T I O N F O R LO C A T I O N S . FA U : N U T O N E # K G 7 1 C - 1 0 0 D 3 5 C O R A P P R O V E D E Q U A L , I N S T A L L P E R M F R S P E C I F I C A T I O N S FI R E R A T E D D O O R , S O L I D W O O D O R S O L D H O N E Y C O M B C O R E S T E E L D O O R 1 3 / 8 " T H I C K O R CO M P L I A N T W I T H C R C 3 0 2 . 5 . D O O R S H A L L B E S E L F - C L O S I N G A N D S E L F L A T C H I N G . FR A M E L E S S T E M P E R E D G L A S S S H O W E R E N C L O S U R E FU L L H E I G H T M I R R O R , P R O V I D E B A C K I N G W H E R E I F N E E D E D FU T U R E S O L A R P O W E R I N S T A L L A T I O N : P R O V I D E 4 8 " ( 3 S T U B B A Y S ) O F W A L L S P A C E F O R FU T U R E E Q U I P M E N T , I N S T A L L P A N E L A N D S U F F I C I E N T L Y S I Z E D C O N D U I T , T O F U T U R E P A N E L IN S T A L L A T I O N O N R O O F , R E F E R T O D E T A I L 5 4 / A 7 . 0 2 A N D R O O F P L A N A 2 . 0 5 F O R M O R E IN F O R M A T I O N GA S M E T E R GU A R D R A I L : T O P O F G U A R D R A I L S H A L L B E A 4 2 " M I N . A B O V E F I N I S H F L O O R , R E F E R T O S T A I R AN D H A N D R A I L N O T E S A N D D E T A I L - / - F O R A D D I T I O N A L I N F O R M A T I O N IR R I G A T I O N C O N T R O L L E R LI F T M A S T E R 8 5 0 0 E L I T E S E R I E S W A L L M O U N T G A R A G E D O O R O P E N E R O R E Q U A L . I N S T A L L PE R M F R R E C O M M E N D A T I O N S . PL U M B I N G F I X T U R E : B A T H T U B PL U M B I N G F I X T U R E : K I T C H E N S I N K PL U M B I N G F I X T U R E : L A U N D R Y U T I L I T Y S I N K I N B A S E C A B I N E T PL U M B I N G F I X T U R E : L A V A T O R Y W / F A U C E T 1 / 2 G P M M A X . A T 6 0 P S I PL U M B I N G F I X T U R E : W A T E R C L O S E T , D U A L F L U S H : 1 . 2 8 G P F / 1 . 6 G P F PR O V I D E F L O O R D R A I N W A S H E R A N D D R Y E R PR O V I D E O N E L A Y E R O F 5 / 8 " T Y P E " X " G Y P . B O A R D O N A L L G A R A G E W A L L S A N D C E I L I N G S CO M M O N T O D W E L L I N G A N D C O V E R A L L B E A M S A N D P O S T S A S W E L L A S S O F F I T S A N D FU R R E D S P A C E S . R E F E R T O F I R E P R O T E C T I O N D E T A I L S . PR O V I D E O N E L A Y E R O F 5 / 8 " T Y P E " X " G Y P . B O A R D O N A L L E L E V A T O R W A L L S A N D C E I L I N G S FU T U R E E V C H A R G E R I N F R A S T R U C T U R E : P A R T 1 - I N S T A L L A L I S T E D R A C E W A Y T O AC C O M M O D A T E A D E D I C A T E D 2 0 8 / 2 4 0 - V O L T B R A N C H C I R C U I T . T H E R A C E W A Y S H A L L N O T B E LE S S T H A N T R A D E S I Z E 1 ( N O M I N A L 1 - I N C H I N S I D E D I A M E T E R . ) T H E R A C E W A Y S H A L L OR I G I N A T E A T T H E M A I N S E R V I C E O R S U B P A N E L A N D S H A L L T E R M I N A T E A T A L I S T E D CA B I N E T I N C L O S E P R O X I M I T Y T O T H E P R O P O S E D L O C A T I O N O F T H E E V C H A R G E R FU T U R E E V C H A R G E R I N F R A S T R U C T U R E : P A R T 2 - L I S T E D C A B I N E T W I T H C A P A C I T Y T O IN S T A L L A 4 0 - A M P E R E M I N I M U M D E D I C A T E D B R A N C H C I R C U I T A N D S P A C E ( S ) R E S E R V E D T O PE R M I T I N S T A L L A T I O N O F A B R A N C H C I R C U I T O V E R C U R R E N T P R O T E C T I V E D E V I C E SH O W E R B E N C H W I T H T I L E F I N I S H SH O W E R T R O U G H D R A I N SH O W E R V A L V E SH O W E R W I T H F U L L H E I G H T T I L E S U R R O U N D SK Y L I G H T A B O V E SO F F I T A B O V E ; R E F E R T O I N T E R I O R E L E V A T I O N S ST A I R S ST R U C T U R A L C O L U M N , R E F E R T O S T R U C T U R A 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 TI L E F L O O R TU B / S H O W E R VA U L T E D C E I L I N G A B O V E WA T E R S Y S T E M : R O U G H P L U M B F O R F U T U R E W A T E R S O F T E N E R FL O O R P L A N G E N E R A L N O T E S PL U M B I N G 1. LA V A T O R Y / S E R V I C E S I N K : S I N K A E R A T O R S S H A L L B E 1 . 5 G P M A T 6 0 P S I M A X . F L O W 2. KI T C H E N S I N K : A E R A T O R S S H A L L B E 1 . 8 G P M A T 6 0 P S I M A X . F L O W . 3. TO I L E T S : a) CL E A R A N C E S 2 4 " F R O N T , 3 0 " C O M P A R T M E N T W I D T H b) 5 M I N U T E E X H A U S T F A N R E Q D , D I R E C T V E N T T O O U T S I D E W I T H B A C D R A F T D A M P E R c) NE W W A T E R C L O S E T S A N D A S S O C I A T E D F L U S H O M E T E R V A L V E S , I F A N Y S H A L L U S E NO M O R E T H A N 1 . 2 8 G A L L O N S P E R F L U S H * A N D S H A L L M E E T P E R F O R M A N C E ST A N D A R D S E S T A B L I S H E D B Y T H E A M E R I C A N N A T I O N A L S T A N D A R D S I N S T I T U T E ST A N D A R D A 1 1 2 . 1 9 . 2 . H A N D S C O D E S E C T I O N 1 7 9 2 1 . 3 ( B ) 4. SH O W E R S : a) SH O W E R H E A D F L O W S H A L L N O T E X C E E D 2 . 0 G A L L O N S P E R M I N U T E A T 8 0 P S I . b) WA L L S A D J A C E N T T O S H O W E R S S H A L L B E F I N I S H E D W I T H N O N A B S O R B E N T SU R F A C E S T O A H E I G H T N O T L E S S T H A N + 7 2 " A F F . c) WA T E R R E S I S T A N T G Y P S U M B O A R D B A C K I N G R E Q U I R E D . d) US E C O N C R E T E B A C K E R B O A R D U N D E R A L L T I L E , B A R B L E , E T C . O V E R W O O D F R A M I N G AN D W A T E R R E S I S T A N T G Y P S U M B O A R D . 5. TU B S / S H O W E R S : a) SH O W E R H E A D F L O W S H A L L N O T E X C E E D 2 . 0 G A L L O N S P E R M I N U T E 8 0 P S I b) WA L L S A D J A C E N T T O B A T H T U B S W I T H S H O W E R H E A D S S H A L L B E F I N I S H E D W I T H NO N A B S O R B E N T S U R F A C E S T O A H E I G H T N O T L E S S T H A N + 7 2 " A F F . 6. BA T H A C C E S S O R I E S : P R O V I D E M I N . 1 T O I L E T P A P E R H O L D E R , 1 H A N D T O W E L B A R , A N D 1 BA T H T O W E L B A R P E R B A T H R O O M . V E R I F Y L O C A T I O N S A N D Q U A N T I T I E S W I T H O W N E R . SH A L L B E B L I N D M O U N T U N O . P R O V I D E B L O C K I N G A S R E Q U I R E D ST A I R S A N D H A N D R A I L S 1. SE E P L A N F O R R I S E R A N D T R E A D I N F O R M A T I O N . R E F E R T O D E T A I L . - / - 2. HA N D R A I L S S H A L L B E + 3 4 - 3 8 " A B O V E S T A I R N O S I N G . T H E H A N D G R I P P O R T I O N O F T H E HA N D R A I L S H A L L B E A M I N . O F 1 ¼ " AN D A M A X . O F 2 " I N C R O S S S E C T I O N D I M E N S I O N , A N D 1 ½ " C L E A R F R O M W A L L . R E F E R T O C R C 3 1 1 . 7 . 7 . 2 . 3. AL L H A N D R A I L S S H A L L R E T U R N O R T E R M I N A T E I N A N E W E L O R A S A F E T Y P O S T . 4. HE A D R O O M C L E A R A N C E I S A M I N I M U M O F 6 ' - 8 " A B O V E N O S I N G . 5. IN T E R M E D I A T E M E M B E R S O F H A N D R A I L S A N D G U A R D S S H A L L B E S P A C E D S U C H T H A T A SP H E R E 4 3 / 8 " I N D I A . C A N N O T P A S S T H R O U G H . C R C 3 1 2 . 3 6. TR E A D A N D R I S E R D I M E N S I O N S S H A L L B E A F O L L O W S U N O ( C R C 1 0 0 9 . 4 . 2 ) : a) TR E A D D E P T H S H A L L B E 1 0 " M I N . b) RI S E R H E I G H T S S H A L L B E 7 . 7 5 " M A X A N D 4 " M I N . GY P S U M W A L L B O A R D 1. IN T E R I O R W A L L S : 1 / 2 " G W B , T Y P , C E I L I N G S : 5 / 8 " G W B T Y P . 2. MO I S T U R E A R E A S ( S H O W E R S / T U B S ) : G R E E N B O A R D 3. PR O V I D E O N E L A Y E R O F 5 / 8 " T Y P E " X " G Y P . B O A R D O N A L L G A R A G E W A L L S A N D CE I L I N G S CO V E R A L L B E A M S A N D P O S T S A S W E L L A S S O F F I T S A N D FU R R E D S P A C E S . 4. PR O V I D E 5 / 8 " T Y P E " X " G Y P S U M B O A R D O N W A L L S A N D C E I L I N G S U N D E R S T A I R S CO N C R E T E S L A B S : PR O V I D E A M I N O F 1 L A Y E R O F 6 - M I L P O L Y E T H Y L E N E V A P O R R E T A R D E R BE T W E E N C O N C R E T E F L O O R S L A B A N D B A S E C O U R S E , O V E R L A P J O I N T S 6 " M I N . R E F E R T O ST R U C T U R A L A N D C I V I L D R A W I N G S A N D S O I L S R E P O R T F O R A D D I T O N A L R E Q U I R E M E N T S . RO O F S H E A T H I N G : AL L R O O F S H E A T H I N G S H A L L B E R A D I A N T B A R R I E R I N C L U D I N G G A B L E E N D S A t t a c h m e n t 2 A R C 2 - 1 6 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 RO O F P L A N A2 . 0 3 A 1 3 1 4 3 B F G H A B E F G H 4 8 1010 C D 5 7 7 9 2 D E 6 7 C A3 . 0 2 C A3 . 0 2 A A 3 . 0 1 A A 3 . 0 1 B A 3 . 0 1 B A 3 . 0 1 DE C K B E L O W CH I M N E Y F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L F U T U R E S O L A R P A N E L P I T C H 8 : 1 2 P I T C H 8 : 1 2 P I T C H 8 : 1 2 P I T C H 8 : 1 2 PI T C H 8 : 1 2 PI T C H 8 : 1 2 P I T C H 8 : 1 2 P I T C H 8 : 1 2 FU T U R E SP A FU T U R E B A R FR I D G E FU T U R E ST E P S FI R E P I T EL E V A T O R 21 ' - 9 3 / 4 " PI T C H 8 : 1 2 PI T C H 8 : 1 2 PI T C H 8 : 1 2 PI T C H 8 : 1 2 C R I C K E T C R I C K E T RO O F D E C K SK Y L I G H T FL A T R O O F FL A T R O O F FL A T R O O F (E L E V A T O R B E L O W ) RO O F P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " 1213 4 6 5 28 10 7 4 7 3 10 10 10 10 10 11 9 1 1 2 RO O F P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . DA S H E D L I N E I N D I C A T E S T R E L L I S M E M B E R A B O V E DA S H E D L I N E I N D I C A T E S W A L L B E L O W DE C K D R A I N T O C O N D U C T O R H E A D A N D D O W N S P O U T DO W N S P O U T L O C A T I O N EL E V A T O R S H A F T FU T U R E F I R E P I T , P R O V I D E G A S S T U B GU T T E R OV E R F L O W S C U P P E R T O C O N D U C T O R H E A D A N D D O W N S P O U T PA R A P E T W A L L A T F L A T R O O F , R E F E R T O D E T A I L . - - / A 7 . 0 2 RI D G E RO O F D E C K G A U R D R A I L : T O P O F P A R T I A L H E I G H T W A L L S H A L L B E A M I N . O F 4 2 " A F F , RE F E R T O D E T A I L . - - / A 7 . 0 2 RO O F D E C K : S L O P E 1 / 4 " / F T M I N T O T R E N C H D R A I N ; W P M E M B R A N E I N S T A L L E D P E R M F R ' S RE Q M T S , R E F E R T O D E T A I L . 1 2 / A 7 . 0 2 . RO O F T R E N C H D R A I N A t t a c h m e n t 2 A R C 2 - 1 7 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 EL E V A T I O N S A3 . 0 1 AV G . N . G . 39 8 . 8 3 ' MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' GA R A G E F L O O R 39 3 . 2 5 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' 2 5 ' - 0 " M A X . H T . FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R SE C O N D F L O O R SI D I N G - 1 SI D I N G - 2 MI S C - 1 RO O F - 1 PA I N T - 1 RA I L - 1 MI S C - 3 SI D I N G - 2 CO N C - 1 MI S C - 4 WE S T E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " PA I N T - 2 SI D I N G - 1 PA I N T - 1 PA I N T - 3 21 16 13 11 20 15 1 12 10 PA I N T - 2 8 SI D I N G - 2 PA I N T - 2 10 2 PA I N T - 2 MI S C - 1 PA I N T - 3 21 20 7 18 5 MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R GA R A G E F L O O R 39 3 . 2 5 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' HE I G H T A T W A L L AV G . N . G . 39 8 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R GA R A G E F L O O R 39 3 . 2 5 ' 2 5 ' - 0 " M A X . H T . SI D I N G - 1 RO O F - 1 PA I N T - 1 SI D I N G - 2 MI S C - 4 SO U T H E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " PA I N T - 2 PA I N T - 1 PA I N T - 3 21 5 18 10 10 13 11 3 9 20 SI D I N G - 1 MI S C - 1 8 2 SI D I N G - 2 PA I N T - 2 PA I N T - 2 EX T E R I O R F I N I S H S C H E D U L E PA I N T - 1 . PA I N T - 2 . PA I N T - 3 . RA I L - 1 . RO O F - 1 . SI D I N G - 1 . SI D I N G - 2 . CO N C - 1 . MI S C - 1 . MI S C - 3 . MI S C - 4 . PA I N T C O L O R : S W 7 6 4 6 F I R S T S T A R MF R : S H E R W I N W I L L I A M S , O R E Q U A L PA I N T C O L O R : S W 7 0 1 7 D O R I A N G R A Y MF R : S H E R W I N W I L L I A M S , O R E Q U A L PA I N T C O L O R : S W 7 0 4 8 U R B A N B R O N Z E MF R : S H E R W I N W I L L I A M S , O R E Q U A L GU A R D R A I L MF R : D E C K - R A I L ST Y L E : A L U M F L A T B A R , 2 X 1 . 5 " P O S T S W / 1 . 7 5 X . 6 2 5 " T H I C K H O R I Z O N T A L R A I L S CO L O R : D A R K B R O N Z E F I N I S H ST A N D I N G S E A M R O O F MF R : M C E L R O Y M E T A L O R E Q . SP E C : 1 6 " I N S T A L O C CO L O R : C H A R C O A L VE R T I C A L B O A R D A N D B A T T E N S I D I N G MF R : J A M E S H A R D I E O R E Q . HO R I Z O N T A L V G R O V E S I D I N G MF R : J A M E S H A R D I E O R E Q . CO N C R E T E W I T H B R O O M E D F I N I S H CO L O R : O U T B A C K B Y D A V I S C O L O R S O R E Q U A L WI N D O W P E R W I N D O W S C H E D U L E FR A M E C O L O R : D A R K B R O N Z E GA R A G E D O O R P E R D O O R S C H E D U L E MF R : C L O P A Y A V A N T E C O L L E C T I O N O R E Q U A L FI N I S H : D A R K B R O N Z E F I N I S H W / F R O S T E D G L A S S GU T T E R : A L U M I N U M , 5 " H A L F R O U N D MF R : R A I N G U T T E R S U P P L Y O R E Q CO L O R : T U X E D O G R A Y EL E V A T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . AD D R E S S N U M B E R S , 6 " H I G H W I T H 1 / 2 " M I N S T R O K E , C O L O R S H A L L B E O F C O N T R A S T I N G CO L O R T O B A C K G R O U N D . CH I M N E Y CO N C R E T E ' V ' D I T C H , R E F E R T O C I V I L P L A N F O R M O R E I N F O R M A T I O N CO N C R E T E P A T I O , R E F E R T O S I T E P L A N A N D 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 CO N C R E T E S T E P S , R E F E R T O S I T E P L A N A N D 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 DO O R , R E F E R T O D O O R S C H E D U L E EL E V A T O R S H A F T B E Y O N D FA S C I A B O A R D FE N C E , R E F E R T O S I T E P L A N F O R M O R E I N F O R M A T I O N FI N I S H G R A D E , 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 R M A T I O N FO U N D A T I O N , R E F E R T O S T R U C T U R A 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 GA R A G E D O O R LA N D S C A P E P L A N T I N G , R E F E R T O L A N D S C A P E D R A W I N G S F O R M O R E I N F M A T I O N LI G H T : R E C E S S E D E X T E R I O R S O F F I T L I G H T I N G . S H A L L C O N F I R M T O S L O Z O N I N G R E G . SE C T I O N 1 7 . 2 3 . 0 5 0 A N D B E D A R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R MO R E I N F O R M A T I O N LI G H T : W A L L S S C O N C E , S H A L L C O N F I R M T O S L O Z O N I N G R E G . S E C T I O N 1 7 . 2 3 . 0 5 0 A N D B E DA R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R M O R E I N F O R M A T I O N ME T A L C A B L E R A I L S Y S T E M A T 4 2 " A F F . M I N . ST R U C T U R A L P O S T TE R A C E D L A N D S C A P I N G , R E F E R T O S I T E P L A N A N D 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 TR E L L I S TR I M WI N D O W , R E F E R T O W I N D O W S C H E D U L E WO O D T R E L L I S , P A I N T P E R P L A N A t t a c h m e n t 2 A R C 2 - 1 8 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 EL E V A T I O N S A3 . 0 2 PL AV G . N . G . 39 8 . 8 3 ' MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' GA R A G E F L O O R 39 3 . 2 5 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' 2 5 ' - 0 " M A X . H T . FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R SE C O N D F L O O R PL EA S T E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " SI D I N G - 1 SI D I N G - 2 MI S C - 1 RO O F - 1 PA I N T - 1 SI D I N G - 2 MI S C - 4 PA I N T - 3 SI D I N G - 1 PA I N T - 1 PA I N T - 3 20 4 10 10 13 11 14 2 PA I N T - 2 2021 15 14 22 7 PA I N T - 2 PA I N T - 3 8 PA I N T - 2 21 MI S C - 1 17 15 PL MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R GA R A G E F L O O R 39 3 . 2 5 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' HE I G H T A T W A L L AV G . N . G . 39 8 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R GA R A G E F L O O R 39 3 . 2 5 ' 2 5 ' - 0 " M A X . H T . NO R T H E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " MI S C - 1 PA I N T - 1 SI D I N G - 2 PA I N T - 2 SI D I N G - 1 PA I N T - 1 PA I N T - 3 6 18 10 10 13 11 3 9 10 11 2 PA I N T - 2 8 20 SI D I N G - 2 PA I N T - 2 15 16 5 21 20 PA I N T - 3 SI D I N G - 1 RO O F - 1 PA I N T - 3 19 EX T E R I O R F I N I S H S C H E D U L E PA I N T - 1 . PA I N T - 2 . PA I N T - 3 . RA I L - 1 . RO O F - 1 . SI D I N G - 1 . SI D I N G - 2 . CO N C - 1 . MI S C - 1 . MI S C - 3 . MI S C - 4 . PA I N T C O L O R : S W 7 6 4 6 F I R S T S T A R MF R : S H E R W I N W I L L I A M S , O R E Q U A L PA I N T C O L O R : S W 7 0 1 7 D O R I A N G R A Y MF R : S H E R W I N W I L L I A M S , O R E Q U A L PA I N T C O L O R : S W 7 0 4 8 U R B A N B R O N Z E MF R : S H E R W I N W I L L I A M S , O R E Q U A L GU A R D R A I L MF R : D E C K - R A I L ST Y L E : A L U M F L A T B A R , 2 X 1 . 5 " P O S T S W / 1 . 7 5 X . 6 2 5 " T H I C K H O R I Z O N T A L R A I L S CO L O R : D A R K B R O N Z E F I N I S H ST A N D I N G S E A M R O O F MF R : M C E L R O Y M E T A L O R E Q . SP E C : 1 6 " I N S T A L O C CO L O R : C H A R C O A L VE R T I C A L B O A R D A N D B A T T E N S I D I N G MF R : J A M E S H A R D I E O R E Q . HO R I Z O N T A L V G R O V E S I D I N G MF R : J A M E S H A R D I E O R E Q . CO N C R E T E W I T H B R O O M E D F I N I S H CO L O R : O U T B A C K B Y D A V I S C O L O R S O R E Q U A L WI N D O W P E R W I N D O W S C H E D U L E FR A M E C O L O R : D A R K B R O N Z E GA R A G E D O O R P E R D O O R S C H E D U L E MF R : C L O P A Y A V A N T E C O L L E C T I O N O R E Q U A L FI N I S H : D A R K B R O N Z E F I N I S H W / F R O S T E D G L A S S GU T T E R : A L U M I N U M , 5 " H A L F R O U N D MF R : R A I N G U T T E R S U P P L Y O R E Q CO L O R : T U X E D O G R A Y EL E V A T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . AD D R E S S N U M B E R S , 6 " H I G H W I T H 1 / 2 " M I N S T R O K E , C O L O R S H A L L B E O F C O N T R A S T I N G CO L O R T O B A C K G R O U N D . CH I M N E Y CO N C R E T E ' V ' D I T C H , R E F E R T O C I V I L P L A N F O R M O R E I N F O R M A T I O N CO N C R E T E P A T I O , R E F E R T O S I T E P L A N A N D 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 CO N C R E T E S T E P S , R E F E R T O S I T E P L A N A N D 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 DO O R , R E F E R T O D O O R S C H E D U L E EL E V A T O R S H A F T B E Y O N D FA S C I A B O A R D FE N C E , R E F E R T O S I T E P L A N F O R M O R E I N F O R M A T I O N FI N I S H G R A D E , 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 R M A T I O N FO U N D A T I O N , R E F E R T O S T R U C T U R A 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 GA R A G E D O O R LA N D S C A P E P L A N T I N G , R E F E R T O L A N D S C A P E D R A W I N G S F O R M O R E I N F M A T I O N LI G H T : R E C E S S E D E X T E R I O R S O F F I T L I G H T I N G . S H A L L C O N F I R M T O S L O Z O N I N G R E G . SE C T I O N 1 7 . 2 3 . 0 5 0 A N D B E D A R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R MO R E I N F O R M A T I O N LI G H T : W A L L S S C O N C E , S H A L L C O N F I R M T O S L O Z O N I N G R E G . S E C T I O N 1 7 . 2 3 . 0 5 0 A N D B E DA R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R M O R E I N F O R M A T I O N ME T A L C A B L E R A I L S Y S T E M A T 4 2 " A F F . M I N . ST R U C T U R A L P O S T TE R A C E D L A N D S C A P I N G , R E F E R T O S I T E P L A N A N D 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 TR E L L I S TR I M WI N D O W , R E F E R T O W I N D O W S C H E D U L E WO O D T R E L L I S , P A I N T P E R P L A N A t t a c h m e n t 2 A R C 2 - 1 9 9 ' - 1 " P L A T E 9 ' - 1 " P L A T E 8 1 / 2 " BA T H R O O M KI T C H E N RI D G E 14 ' - 2 " ON E C A R GA R A G E RO O F D E C K TE C H S P A C E AV G . N . G . 39 8 . 8 3 ' MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R GA R A G E F L O O R 39 3 . 2 5 ' MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' 2 5 ' - 0 " M A X . H T . AL L O W E D H E I G H T A T W A L L 1 9 ' - 0 " H T . A L L O W E D W I T H 8 F T . S I D E Y A R D AV G . N . G . 39 8 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R SE C O N D F L O O R 1 7 ' - 9 " P R O P O S E D H T . PR O P O S E D B L D G . H T . 13 4 7 19 13 4 15 17 8 10 16 SE C T I O N a Sc a l e : 1 / 4 " = 1 ' - 0 " 5 18 14 1 1 15 20 6 6 14 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 BU I L D I N G S E C T I O N S A4 . 0 1 KI T C H E N AV G . N . G . 39 8 . 8 3 ' MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R GA R A G E F L O O R 39 3 . 2 5 ' MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' 2 5 ' - 0 " M A X . H T . AL L O W E D H E I G H T A T W A L L 1 9 ' - 0 " H T . A L L O W E D W I T H 8 F T . S I D E Y A R D AV G . N . G . 39 8 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R SE C O N D F L O O R 1 7 ' - 9 " P R O P O S E D H T . PR O P O S E D B L D G . H T . 42 2 . 1 8 ' 9 ' - 1 " P L A T E 9 ' - 1 " P L A T E 9 ' - 1 " P L A T E BE D R O O M DI N I N G R O O M ON E C A R GA R A G E RO O F D E C K BE Y O N D EN T R Y ST A I R W E L L MA S T E R BA T R H O O M HA L L W A Y BE L O N D TH E A T E R RO O M BA T H R O O M RI D G E 14 ' - 2 " RI D G E 13 ' - 2 " 2'-2" 13 4 7 19 13 4 15 17 8 10 16 SE C T I O N a Sc a l e : 1 / 4 " = 1 ' - 0 " 17 5 12 2166 SE C T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . 23 . CA B I N E T R Y : R E F E R T O I N T E R I O R E L E V A T I O N S F O R M O R E I N F O R M A T I O N CO N C R E T E P A T I O : 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 R M A T I O N DA S H E D L I N E I N D I C A T E R E T A I N I N G W A L L B E Y O N D , R E F E R T O C I V I L D R A W I N G S DA S H E D L I N E I N D I C A T E S M A X I M U M W A L L H E I G H T P E R Y A R D S E T B A C K H E I G H T L I M I T A S OU T L I N E D B Y S L O Z O N I N G O R D I N A N C E S E C . 1 7 . 1 6 . 0 2 0 Y A R D S EL E V A T O R S H A F T A N D W O O D T R E L L I S B E Y O N D EL E V A T O R S H A F T : S H O W F O R R E F E R E N C E O N L Y EX I S T I N G N A T U R A L G R A D E FE N C E : 5 ' - 0 " W O O D F E N C E FE N C E : 6 ' - 0 " W O O D F E N C E FE N C E : E X I S T I N G H O G W I R E F E N C E , R E P A I R A N D R E P L A C E A S N E E D E D W I T H L I K E A N D K I N D FO U N D A T I O N : S L A B O N G R A D E , R E F E R T O S T R U C T U R A L ; A N D 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 GA U R D R A I L : 4 2 " A F F , R E F E R T O D E T A I L - / - MA X I M U M R O O F H E I G H T : R E F E R T O R O O F H E I G H T C A L C U L A T I O N O N S H E E T T 1 . 0 PA R A P E T W A L L : T O P O F W A L L S H A L L B E 4 2 " A B O V E R O O F D E C K F I N I S H F L O O R , R E F E R T O DE T A I L - / - PR O P O S E D F I N I S H G R A D E , S L O P E A M I N . O F 5 ' - 0 " A T 5 % A W A Y F R O M H O U S E PR O P O S E D V D I T C H , 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 R M A T I O N RE 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 RO O F C R I C K E T : R E F E R T O D E T A I L - / - RO O F O V E R H A N G , R E F E R T O R O O F P L A N F O R M O R E I N F O R M A T I O N . C O N T R A C T O R T O CO O R D I N A T E R O O F D R A I N W I T H C I V I L D R A W I N G S SL A B O N G R A D E F O U N D A T I O N ST A I R : R E F E R T O D E T A I L - / - ST R U C T U R A L C O L U M N B E Y O N D ST R U C T U R A L H E A D E R A t t a c h m e n t 2 A R C 2 - 2 0 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 BU I L D I N G S E C T I O N S A4 . 0 1 SE C T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . 23 . CA B I N E T R Y : R E F E R T O I N T E R I O R E L E V A T I O N S F O R M O R E I N F O R M A T I O N CO N C R E T E P A T I O : 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 R M A T I O N DA S H E D L I N E I N D I C A T E R E T A I N I N G W A L L B E Y O N D , R E F E R T O C I V I L D R A W I N G S DA S H E D L I N E I N D I C A T E S M A X I M U M W A L L H E I G H T P E R Y A R D S E T B A C K H E I G H T L I M I T A S OU T L I N E D B Y S L O Z O N I N G O R D I N A N C E S E C . 1 7 . 1 6 . 0 2 0 Y A R D S EL E V A T O R S H A F T A N D W O O D T R E L L I S B E Y O N D EL E V A T O R S H A F T : S H O W F O R R E F E R E N C E O N L Y EX I S T I N G N A T U R A L G R A D E FE N C E : 5 ' - 0 " W O O D F E N C E FE N C E : 6 ' - 0 " W O O D F E N C E FE N C E : E X I S T I N G H O G W I R E F E N C E , R E P A I R A N D R E P L A C E A S N E E D E D W I T H L I K E A N D K I N D FO U N D A T I O N : S L A B O N G R A D E , R E F E R T O S T R U C T U R A L ; A N D 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 GA U R D R A I L : 4 2 " A F F , R E F E R T O D E T A I L - / - MA X I M U M R O O F H E I G H T : R E F E R T O R O O F H E I G H T C A L C U L A T I O N O N S H E E T T 1 . 0 PA R A P E T W A L L : T O P O F W A L L S H A L L B E 4 2 " A B O V E R O O F D E C K F I N I S H F L O O R , R E F E R T O DE T A I L - / - PR O P O S E D F I N I S H G R A D E , S L O P E A M I N . O F 5 ' - 0 " A T 5 % A W A Y F R O M H O U S E PR O P O S E D V D I T C H , 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 R M A T I O N RE 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 RO O F C R I C K E T : R E F E R T O D E T A I L - / - RO O F O V E R H A N G , R E F E R T O R O O F P L A N F O R M O R E I N F O R M A T I O N . C O N T R A C T O R T O CO O R D I N A T E R O O F D R A I N W I T H C I V I L D R A W I N G S SL A B O N G R A D E F O U N D A T I O N ST A I R : R E F E R T O D E T A I L - / - ST R U C T U R A L C O L U M N B E Y O N D ST R U C T U R A L H E A D E R BA T H R O O M RO O F D E C K 9 ' - 1 " P L A T E RID G E 16 ' - 1 1 " 2'-2" GA R A G E F L O O R 39 3 . 2 5 ' AV G . N . G . 39 8 . 8 3 ' MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R MA X . A L L O W A B L E B L D G . H T . 42 3 . 8 3 ' 2 5 ' - 0 " M A X . H T . AV G . N . G . 39 8 . 8 3 ' FI R S T F L O O R 39 3 . 5 0 ' SE C O N D F L O O R AL L O W E D H E I G H T A T W A L L 2 0 ' - 0 " H T . A L L O W E D W I T H 8 . 5 F T . S I D E Y 1 9 ' - 1 " P R O P O S E D H T . PR O P O S E D B U I L D I N G H E I G H T 42 3 . 1 6 ' 2 9 ' - 8 " GR E A T R O O M DI N I N G R O O M TW O C A R GA R A G E EN T R Y ST A I R W E L L (B E Y O N D ) TH E A T E R RO O M KI T C H E N TE C H S P A C E (B E Y O N D ) CO V E R E D PA T I O SO F F I T 13 4 7 19 13 4 15 17 9 10 16 SE C T I O N B Sc a l e : 1 / 4 " = 1 ' - 0 " 2223 3 3 11 2 A t t a c h m e n t 2 A R C 2 - 2 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e t h e p r o p e r t y of V e l l u m D e s i g n B u i l d , In c . A l l d e s i g n s a n d o t h e r in f o r m a t i o n o n th e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , In c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 LA N D S C A P E PL A N T I N G P L A N L1 . 0 0 PL A N T S Y M B O L L E G E N D PL A N T N A M E QU A N T I T Y SI Z E WA T E R U S E RE M A R K S EL Y M U S A R E N A R I U S L Y M E G R A S S ( B L U E D U N E ) 15 4" P O T LO W AL O E M A C U L A T A ( S O A P A L O E ) 26 1 G A L LO W HE S P E R A L O E P A R Y I F L O R A ( R E D Y U C C A ) 39 1 G A L LO W CA R E X P A N S A ( C A M E A D O W S E D G E ) 54 4" P O T LO W CA R E X P R A E G R A C I L I S ( S L E N D E R S E D G E ) 37 4" P O T LO W JU N C U S P A T E N S " E L K B L U E " ( S P R E A D I N G R U S H ) 66 4" P O T LO W PH Y L L O S T A C H Y S A U R E A ( G O L D E N B A M B O O ) 10 1 G A L LO W EL Y M U S A R E N A R I U S L Y M E G R A S S ( B L U E D U N E ) 22 4" P O T LO W AN I G O Z A N T H O S " B I G R E D " ( K A N G A R O O P A W S B I G R E D ) 11 1 G A L LO W GA L V E Z I A S P E C I O S A ( I S L A N D B U S H S N A P D R A G O N ) 0 1 G A L LO W DI A N E L L A T A S M A N I C A ( T A S M A N F L A X L I L Y ) 4 1 G A L LO W MU H L E N B E R G I A R I G E N S ( D E E R G R A S S ) 60 4" P O T LO W AG A V E A T T E N U A T A ( F O X T A I L A G A V E ) 6 1 G A L LO W AR C T O S T A P H Y L O S " E M E R A L D C A R P E T " ( M A N Z A N I T A S P ) 13 1 G A L LO W RO S M A R I N U S O F F I C I N A L I S ( H U N T I N G T O N C A R P E T ) 18 4" P O T LO W CE A N O T H U S " J O Y C E C O U L T E R " ( C R E E P I N G M O U N T A I N L I L A C ) 2 1 G A L LO W PA R K I N S O N I A F L O R I D A ( B L U E P A L O V E R D E ) 3 5 G A L LO W CE R C I D I U M P R A E C O X ( S O N O R A N P A L O V E R D E ) 4 5 G A L LO W WA T E R C O N S E R V A T I O N T E C H N I Q U E S 1. CO R R E C T L Y L O C A T E D I R R I G A T I O N V A L V E C I R C U I T S T O C O R R E S P O N D T O H Y D R O Z O N E S . 2. NO T U R F I S U S E D O N P R O J E C T . 3. DE S I G N E D I R R I G A T I O N V A L V E C I R C U I T S T O A C H I E V E M A T C H E D P R E C I P I T A T I O N R A T E S TH R O U G H H Y D R O Z O N E S . 4. DR O U G H T T O L E R A N T P L A N T S U S E D I N L A N D S C A P E B E D S . 5. A D E E P L A Y E R O F M U L C H I S U S E D I N P L A N T I N G B E D S . 6. A D R I P S Y S T E M I S U S E D T O C O N S E R V E W A T E R . 7. A R A I N S E N S O R I S U S E D T O T U R N O F F I R R I G A T I O N D U R I N G I N C L E M E N T W E A T H E R . PL A N T I N G G E N E R A L N O T E S 1. AL L P L A N T M A T E R I A L S W I L L B E P L A N T E D P E R P L A N T I N G D E T A I L S . B A C K F I L L M I X T U R E W I L L CO N S I S T O F 5 0 % K E L L O G G ' S " G R O M U L C H " 5 0 % N A T I V E S O I L . C A R E F U L L Y B L E N D E D P R I O R TO P L A C E M E N T . N A T I V E P L A N T S W I L L H A V E N O S O I L A M E N D M E N T U S E D I N M I X T U R E - NA T I V E S O I L B R O K E N U P F I N E L Y . U S E A G R I F O R M ( 2 0 - 1 0 - 5 ) 2 1 G R A M S L O R E L E A S E T A B L E T S IN B A C K F I L L M I X T U R E A T T H E R A T E O F O N E P E R O N E G A L L O N P L A N T S , T W O W I T H F I V E GA L L O N P L A N T S & F O U R W I T H 1 5 G A L L O N P L A N T S A N D L A R G E R . 2. AR E A S O F B A R K M U L C H : B E F O R E P L A N T I N G , T H E E N T I R E A R E A W I L L B E T R E A T E D W I T H "R O U N D U P " P E R M A N U F A C T U R E R ' S I N S T R U C T I O N S , T H E N D E A D W E E D S R E M O V E D A N D DI S P O S E D O F . C H I P C O ' S " R O N S T A R G " W I L L B E U S E D A F T E R T H E B A R K M U C H I S A P P L I E D AN D P L A N T S I N S T A L L E D , P E R M A N U F A C T U R E R ' S I N S T R U C T I O N S A N D " W A T E R E D - I N " B Y T H E LA N D S C A P E C O N T R A C T O R . 3. "S T R I N G Y R E D W O O D M U L C H " T O B E U S E D I N A L L U N D E R A N D A R O U N D A L L L A N D S C A P I N G , 2 " DE E P L A Y E R I N D I C A T E D B Y D I A G O N A L H A T C H O N P L A N . 4. FI N I S H G R A D E S I N P L A N T E D A R E A S A D J A C E N T T O P A V I N G , H E A D E R B O A R D S , V A L V E B O X E S , ET C . , S H A L L B E E S T A B L I S H E D 3 " B E L O W S U C H E L E V A T I O N S . I T I S T H E R E S P O N S I B I L I T Y O F TH E L A N D S C A P E C O N T R A C T O R T O A D J U S T T H E F I N I S H G R A D E S T O A C H I E V E E V E N CO N T I N U O U S C O N T O U R S C A P A B L E O F F A C I L I T A T I O N D R A I N A G E . G R A D E S W I L L S L O P E A W A Y FR O M A L L B U I L D I N G S A N D O T H E R S T R U C T U R E S . A L L D E B R I S A N D R O C K S 1 " I N D I A M E T E R O R GR E A T E R , E X P O S E D F R O M F I N I S H G R A D I N G , C U L T I V A T I N G A N D E X C A V A T I O N W I L L B E DI S P O S E D O F . 5. PL A N T Q U A N T I T I E S S H O W N I N A L L P L A N T L E G E N D S A R E F O R C O N V E N I E N C E O N L Y , CO N T R A C T O R S H A L L P R O V I D E A N D I N S T A L L A L L P L A N T S S H O W N O N P L A N T I N G P L A N S A S SY M B O L S . PL A N T I N G P L A N K E Y N O T E S 1.2.3.4.5. DR A I N A G E D I T C H P E R C I V I L D R A W I N G S DR I V E W A Y EX I S T I N G O A K T R E E T O R E M A I N EX I S T I N G R O C K L I N E D D R A I N A G E S W A L E , 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 FL A T W O R K / P A V I N G B Y O T H E R S UP T R G G A T E 2 U P CO N C R E T E PA T I O T R G FF = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y UP F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y UP (1 7 ) 12 . 0 " TR E A D S (1 8 ) 7.2 5 " RIS E R S E E E E E E E LA N D S C A P E P L A N T I N G P L A N Sc a l e : 1 / 8 " = 1 ' - 0 " LO T 1 LO T 2 UN D E R S E P A R A T E P E R M I T NO W O R K P R O P O S E D 3 5 2 5 4 3 5 1 1 5 SH A R E D D R I V E W A Y PA T I O 5 555 1 A t t a c h m e n t 2 A R C 2 - 2 2 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e t h e p r o p e r t y of V e l l u m D e s i g n B u i l d , In c . A l l d e s i g n s a n d o t h e r in f o r m a t i o n o n th e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , In c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I S U B M I T T A L L O T 1 2 0 5 4 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 LA N D S C A P E IR R I G A T I O N P L A N L2 . 0 0 UP T R G G A T E 2 U P CO N C R E T E PA T I O F I X I L I N I S T R E E T T R G FF = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y UP F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y WM UP (17 )12 .0 "TR E A D S S (18 )7 .2 5" RIS E R S S HZ 1 HZ 1 HZ 1 HZ 2 HZ 3 H Z 3 HZ 3 HZ 5 HZ 5 HZ 4 HZ 4 HZ 4 HZ 4 HZ 2 HZ 4 WM HZ 2 C V 3 / H Z 3 V 2 / H Z 2 V 1 / H Z 1 V 4 / H Z 4 V 5 / H Z 5 HZ 3 HZ 1 HZ 4 HZ 5 LA N D S C A P E I R R I G A T I O N P L A N Sc a l e : 1 / 8 " = 1 ' - 0 " LO T 1 5 7 LO T 2 UN D E R S E P A R A T E P E R M I T NO W O R K P R O P O S E D 4 6 8 2 1 9 1 3 2 2 2 2 1 1 1 1 1 1 1 1 I R R I G A T I O N S Y M B O L L E G E N D SY M B O L MA N U F A C T U R E R MO D E L # EQ U I P M E N T T Y P E IN S T A L L A T I O N N O T E S SA L C O YS R V - 0 7 5 O R E Q U A L VA L V E M A N I F O L D A S S E M B L Y SE E D E T A I L S H E E T AN Y AN Y BR A S S B A L L V A L U E , L I N E S I Z E SE E D E T A I L S H E E T FE B C O 82 5 , 1 " RE D U C E D P R E S S U R E A S S E M B L Y SE E D E T A I L S H E E T AN Y EX T E R I O R , W A L L M O U N T 3- S T A T I O N W A L L M O U N T C O N T R O L L E R * PE R M A N U F . R E Q M T S ; * W I T H R A I N S E N S O R D E V I C E AN Y CL A S S 2 0 0 3/ 4 " P V C L A T E R A L I R R I G A T I O N L I N E BU R Y 1 2 " AN Y SC H . 4 0 3/ 4 " P V C P R E S S U R E M A I N L I N E BU R Y 1 8 " AN Y SC H . 4 0 , 2 " SL E E V E U N D E R P A V I N G BU R Y 1 8 " C IR R I G A T I O N P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9. 2" S L E E V E W / 3 / 4 " S C H E D U L E 4 0 P V C P I P E 3/ 4 " P V C P I P E T O E A C H Z O N E BA C K F L O W D E V I C E BA L L V A L V E EX I S T I N G W A T E R M E T E R IN S T A L L C O N T R O L L E R O N O U T S I D E W A L L NE W H O U S E S E R V I C E W A T E R L I N E PO I N T O F C O N N E C T I O N : C O N N E C T 3 / 4 " I R R I G A T I O N M A I N L I N E T O H O U S E S E R V I C E L I N E VA L V E M A N I F O L D A S S E M B L Y , T Y P IR R I G A T I O N N O T E S 1. IR R I G A T I O N PL A N IS DI A G R A M M A T I C , IN S T A L L AL L IR R I G A T I O N EQ U I P M E N T IN PL A N T I N G AR E A S . 2. IN S T A L L CO N T R O L L E R AT LO C A T I O N SH O W N (A P P R O X I M A T E LO C A T I O N , VE R I F Y LO C A T I O N WI T H GE N E R A L CO N T R A C T O R ) . OW N E R TO AP P R O V E OF FI N A L LO C A T I O N OF CO N T R O L L E R . IN S T A L L RA I N SE N S O R ON HO U S E ' S EA V E OR FE N C I N G . 3. GE N E R A L CO N T R A C T O R TO PR O V I D E EL E C T R I C A L PO W E R FO R CO N T R O L L E R . EL E C T R I C A L CO N T R A C T O R IS TO IN S T A L L PO W E R TO CO N T R O L L E R FO R CU R R E N T N. E . C . CO D E S AN D RE Q U I R E M E N T S . CO N T R O L L E R ' S PO W E R WI R E SH A L L BE 12 0 VO L T WI R E . RU N FR O M PO W E R SU P P L Y TO CO N T R O L L E R . 4. AL L EQ U I P M E N T RE Q U I R E D BU T NO T SP E C I F I E D ON TH E DR A W I N G S , TO CO M P L E T E TH E WO R K , SH A L L BE PR O V I D E D BY TH E IR R I G A T I O N CO N T R A C T O R . 5. IN S T A L L AL L EQ U I P M E N T IN AC C O R D A N C E WI T H MF G R ' S IN S T R U C T I O N S &/ O R SP E C I F I C A T I O N S . 6. TR E N C H BA C K F I L L MA T E R I A L SH A L L BE FR E E OF RO C K S , GL A S S & OT H E R EX T R A N E O U S MA T E R I A L S . BA C K F I L L WI L L BE CO M P A C T E D TO 90 % DE N S I T Y OF AD J A C E N T UN D I S T U R B E D SO I L . 7. IR R I G A T I O N DE S I G N IS BA S E D ON A MI N I M U M 45 P. S . I ST A T I C WA T E R PR E S S U R E AT TH E PO I N T OF CO N N E C T I O N TO EX I S T I N G IR R I G A T I O N SY S T E M . CO N T R A C T O R SH A L L TE S T TH E PR E S S U R E AT P. O . C . IF WA T E R PR E S S U R E IS LE S S , CO N T R A C T O R IS TO CA L L LA N D S C A P E AR C H I T E C T BE F O R E CO M M E N C I N G WI T H WO R K . 8. AL L VA L V E CO N T R O L WI R E SH A L L BE AW G 14 TY P E UF , 60 0 VO L T TE S T , DI R E C T BU R I A L . CO N N E C T AL L DI R E C T BU R I A L WI R E S US I N G 3M ' S "D B Y DI R E C T BU R Y SP L I C E KI T " . 9. SE E PL A N T SY M B O L LE G E N D FO R EM I T T E R S TO US E FO R EA C H TY P E OF PL A N T . DR I P EM I T T E R S SH A L L BE MA N U F A C T U R E D BY RA I N B I R D & PE P C O & BE MO D E L NU M B E R S XB - 0 5 (0 . 5 GP H ) , XB - 2 0 (2 . 0 GP H ) - " X E R I - B U G " PR E S S U R E CO M P E N S A T I N G EM I T T E R S & "V A R I - J E T SH R U B B L E R " (P V J S 8 B ) . IN S T A L L PE R DE T A I L PE R CO N S T R U C T I O N DR A W I N G S IF NO T SP E C I F I E D IN PL A N T SY M B O L LE G E N D , US E 0. 5 EM I T T E R FO R 1 GA L , 2. 0 EM I T T E R FO R 5 GA L . , AN D SH R U B B L E R FO R LA R G E R CO N T A I N E R S . 10 . DR I P DI S T R I B U T I O N TU B I N G IN S T A L L A T I O N : TH E TU B I N G WI L L BE SN A K E D IN TH E TR E N C H IN UN D E R G R O U N D SY S T E M S AN D AB O U T TH E LA N D S C A P E IN AB O V E GR O U N D IN S T A L L A T I O N S TO AL L O W FO R TH E EX P A N S I O N AN D CO N T R A C T I O N VA R I A T I O N S (A D D 3% TO TU B I N G LE N G T H RE Q U I R E D AS A GE N E R A L RU L E ) . 11 . AN Y TI G H T TU R N S IN TH E TU B I N G WI L L BE MA D E WI T H CO M P R E S S I O N FI T T I N G S TO PR E V E N T KI N K I N G . 12 . AL L TU B I N G CU T S FO R FI T T I N G CO N N E C T I O N S WI L L BE DO N E WI T H A SH A R P TO O L LE A V I N G A SQ U A R E EN D . 13 . TE M P O R A R I L Y CA P AL L FR E E EN D S OF TU B I N G WI T H TA P E TO PR E V E N T DI R T CO N T A M I N A T I O N . 14 . TU B I N G TO CO M P R E S S I O N FI T T I N G S WI L L BE SE A T E D TO FU L L DE P T H OF FI T T I N G . 15 . PV C TU B I N G SH A L L BE SO L V E N T WE L D E D TO PV C FI T T I N G US I N G PR I M E R AN D CE M E N T FO L L O W I N G MF G R ' S IN S T R U C T I O N S . PV C TU B I N G SH A L L BE KE P T UN D E R TH E 11 0 DE G R E E F. MA X I M U M CE M E N T I N G TE M P E R A T U R E DU R I N G IN S T A L L A T I O N OF FI T T I N G S BY ME A N S OF SH A D I N G , DA M P RA G S OR WO R K I N G WH E N TE M P E R A T U R E S AR E CO O L E R . 16 . AL L SU R F A C E RU N S OF DI S T R I B U T I O N TU B I N G WI L L BE ST A K E D PE R DE T A I L . 17 . DI S T R I B U T I O N TU B I N G RU N S ON SO I L SU R F A C E SH A L L BE FR E E OF AN Y SH A R P ST O N E S , AG G R E G A T E OR DE B R I S . 18 . AL L EN D S O F DI S T R I B U T I O N TU B I N G WI L L HA V E FL U S H A B L E EN D CA P S . 19 . AF T E R IN S T A L L A T I O N OF AL L DI S T R I B U T I O N TU B I N G , AL L EN D CA P S SH A L L BE RE M O V E D AN D TH E SY S T E M FL U S H E D UN T I L WA T E R RU N S CL E A R TH R O U G H AL L EN D S OF TU B I N G , TH E N CA P P E D . 20 . IN S T A L L A T I O N OF DR I P EM I T T E R S WI L L OC C U R AF T E R IN S T A L L A T I O N OF AL L UN D E R G R O U N D CO M P O N E N T S BA C K F I L L I N G , SU R F A C E RU N DI S T R I B U T I O N TU B I N G AN D AP P R O V A L S ; AL L PL A N T MA T E R I A L S WI L L BE PL A N T E D BE F O R E TH E IN S T A L L A T I O N OF DR I P EM I T T E R S & MI C R O TU B I N G . 21 . HO L E S FO R TH E IN S T A L L A T I O N OF TH E EM I T T E R S SH A L L BE MA D E WI T H A HO L E PU N C H TO O L DE S I G N E D FO R TH E EM I T T E R AN D HE A D BE I N G US E D . 22 . WA T E R SH A L L BE FL O W I N G TH R O U G H TH E DI S T R I B U T I O N TU B I N G AT LO W PR E S S U R E (0 - 5 P. S . I . ) DU R I N G TH E EM I T T E R IN S T A L L A T I O N . 23 . MI C R O EX T E N S I O N TU B I N G SH A L L BE OF TH E AP P R O P R I A T E SI Z E FO R TH E DR I P EM I T T E R . TH E EN D S OF TH E TU B I N G SH A L L BE FI T T E D WI T H BU G CA P S AN D TH E TE R M I N U S SH A L L BE LO C A T E D AT TH E OU T S I D E PE R I M E T E R OF TH E PL A N T I N G PI T S . TH E TU B I N G SH A L L BE ST A K E D AT TH E TE R M I N U S AN D AT 3' O. C . OR PE R DE T A I L S . Es t i m a t e d T o t a l W a t e r U s e Eq u a t i o n : ET W U = ( E T o ) x ( 0 . 6 2 ) x [ ( P F x H A / I E ) + S L A ] En t e r v a l u e s i n P a l e B l u e C e l l s Ta n C e l l s S h o w R e s u l t s Me s s a g e s a n d W a r n i n g s En t e r I r r i g a t i o n E f f i c i e n c y ( e q u a l t o o r g r e a t e r t h a n 0 . 7 1 ) 0 . 0 0 Ir r i g a t i o n E f f i c i e n c y D e f a u l t V a l u e 0 . 7 1 Pl a n t W a t e r U s e T y p e P l a n t F a c t o r Lo w 0 - 0 . 3 Me d i u m 0 . 4 - 0 . 6 Hi g h 0 . 7 - 1 . 0 SL A 1 . 0 0 Hy d r o z o n e Pl a n t W a t e r Us e T y p e ( s ) (l o w , m e d i u m , hi g h ) Pl a n t F a c t o r (P F ) Hy d r o z o n e Ar e a ( H A ) (f t 2 ) P F x H A ( f t 2 ) HZ 1 L O W 0. 2 8 86 6 24 2 HZ 2 L O W 0. 2 8 29 0 81 HZ 3 L O W 0. 2 8 36 4 10 2 HZ 4 L O W 0. 2 8 1 , 2 4 0 34 7 HZ 5 L O W 0. 2 8 43 0 12 0 0 0 0 0 0 0 0 0 0 89 3 SL A 1 0 0 Su m 3 , 1 9 0 Re s u l t s MA W A = 6 0 , 6 4 8 E T W U = 3 4 , 1 6 7 G a l l o n s ET W U c o m p l i e s w i t h M A W A 4, 5 6 8 C u b i c F e e t 46 H C F 0. 1 0 A c r e - f e e t 0. 0 3 M i l l i o n s o f G a l l o n s Ma x i m u m A p p l i e d W a t e r A l l o w a n c e C a l c u l a t io n s f o r N e w a n d R e h a b i l i t a t e d L a n d s c a p e s E n t e r v a l u e i n P a l e B l u e C e l l s Ta n C e l l s S h o w R e s u l t s Me s s a g e s a n d W a r n i n g s Cl i c k o n t h e b l u e c e l l o n r i g h t t o P i c k C i t y N a m e S a n L u i s O b i s p o N a m e o f C i t y ET o o f C i t y f r o m A p p e n d i x A 43 . 8 0 ET o (i n c h e s / y e a r ) En t e r t o t a l l a n d s c a p e i n c l u d i n g S L A 3 , 1 9 0 . 0 0 LA ( f t 2 ) En t e r S p e c i a l L a n d s c a p e A r e a 0. 0 0 SL A ( f t 2 ) Re s u l t s : MA W A = ( E T o ) x ( 0 . 6 2 ) x [ ( 0 . 7 x L A ) + ( 0 . 3 x S L A ) ] 60 , 6 4 8 . 2 8 G a l l o n s 8, 1 0 7 . 5 2 C u b i c F e e t 81 . 0 8 H C F 0. 1 9 A c r e - f e e t 0. 0 6 M i l l i o n s o f G a l l o n s A t t a c h m e n t 2 A R C 2 - 2 3 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a new single family residence with a roof deck and a Secondary Dwelling Unit on a sensitive site (Lot 2), which includes a request for a fence height exception, in accordance with adopted Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series). PROJECT ADDRESS: 2058 Fixlini Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-3735-2016 (Lot 2) FROM: Doug Davidson, Deputy Director RECOMMENDATION Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA SUMMARY The applicant has proposed to construct a single-family residence in the R-1 zone (Lot 2). The proposed project is located on a “sensitive site” and requires architectural review. This status was reviewed as part of the approval for Tract 2570 and established through City Council Resolution No. 9622 (2004 Series) as Mitigation Measure #1, which ensures that development of the site will respect existing site constraints (slope, creek, springs, trees), privacy of occupants and neighbors of the project, and be compatible with the scale and character of the surrounding neighborhood. The Community Development Director determined that the project requires review by the Architectural Review Commission due to design compatibility with the existing residential neighborhood. Applicant Dunes Valley View, LLC Representative Thomas Esser, Vellum Design Complete Date November 30, 2016 Zoning R-1, Low-Density Residential General Plan Low-Density Residential Site Area ~7,279 square feet Environmental Status Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series) Meeting Date: January 9, 2017 Item Number: 2 ARC2 - 1 ARCH-3735-2016 2058 Fixlini Street, Lot 2 Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines, the General Plan and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting Site Size 7,279 Square Feet Present Use & Development Vacant Topography Slopes upward from Fixlini Street, 15% average slope Access Fixlini Street Surrounding Use/Zoning North: R-1 (Vacant, Lot 1) South: R-1 (Vacant, Lot 3) East: R-1 (Vacant, Lot 5) West: R-1 (New Single-family Residence, Lot 13) 2.2 Project Description: The proposed project includes the following features (Attachment 2, Project Plans): 1. Single-Family Residence: 3,557 square-foot home with a two car garage a. Two stories with a proposed max height of 20 feet above average natural grade. b. Fence height exception for a 3.5-foot fence on top of a 10-foot retaining wall, where 9- feet is normally allowed. c. Attached 450 square-foot Secondary Dwelling Unit (Note: SDU under separate review) 2. Design: Contemporary architectural style with; a. Composite ship lap siding b. Stucco siding with a smooth finish c. Metal veneer panels d. Flat roof with roof deck 2.3 Project Statistics Item Proposed a Ordinance Standard b Street Yard Setback 26 feet 20 feet Other yard setbacks East North South 19.5 10 8 10 10 (Varies with building height) 8 Max. Height of Structure (Average Natural Grade) 20 feet 25 feet Building Coverage (footprints) 35% 40% Parking Spaces 4 4 Notes: a. Applicant’s project plans b. City Zoning Regulations ARC2 - 2 ARCH-3735-2016 2058 Fixlini Street, Lot 2 Page 3 3.0 PROJECT ANALYSIS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant requirements and has found it to be in substantial compliance, as discussed in this analysis. 3.1 Consistency with the Community Design Guidelines The CDG state that single-family homes require architectural review when designated on a sensitive site. As a condition of the approved tentative subdivision map, all parcels within Tract 2570 have been designated as sensitive sites. The Community Development Director may determine if a project is minor or incidental or require review by the Architectural Review Commission w here necessary to achieve the intent of the CDG. The CDG establish the intent of the development standards for infill development projects to be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood. Site Plan: The project has been designed on a legal residential property that complies with building setbacks, lot coverage, parking, and building height requirements for the Low-Density Residential (R-1) zone (see Section 2.3 Project Statistics). The project site shares driveway access with Lot 1 (2054 Fixlini Street). The project requires four parking spaces, the site provides two spaces within the garage and two spaces on the shared driveway. Building Design: The residence has been designed and is located on a site that does not block views from adjacent properties. The contemporary design of the residence includes exterior colors that emphasize dark earth tones that blend the structure with the natural appearance of the hillside and emphasizes wood as the primary natural-appearing material. The design utilizes vertical wall articulation, offsets, balconies, and the slope of the lot to relieve the form and mass of the building. The structure demonstrates consistent use of colors, materials, and detailing throughout all elevations of the building. Tract 2570 did not include any design guidelines for review in the future residential development. The Community Design Guidelines state that the building design of an infill residential structure should incorporate the traditional architectural characteristics of existing houses in the neighborhood (CDG, Chapter 5.3). The proposed residence is located within an eclectically designed neighborhood with varying architectural styles. The contemporary architectural style is appropriate adjacent to more traditional architecture because the style further accentuates the eclectic mix and diversity of architecture throughout the neighborhood, while providing design elements, including roofing style, siding material and finish, and other various materials incorporated into the building that are compatible with the architectural characteristics of existing houses in the neighborhood. ARC2 - 3 ARCH-3735-2016 2058 Fixlini Street, Lot 2 Page 4 Roof Deck: The CDG’s and the Land Use Element both specifically address the concern of new development and the privacy of the existing adjacent properties. The design of the roof deck should take into consideration the privacy of adjacent properties to the greatest extent feasible1. The project provides usable outdoor space in the form of balconies and a roof deck consistent with this requirement. As designed, there are no privacy concerns from the roof deck because the project does not create any direct overlook towards an existing or proposed private outdoor space in proximity of the proposed roof deck. 3.2 Consistency with the Zoning Regulations The Zoning Regulations Section 17.16.050 stipulates limitations on fence heights in order to achieve a balance between concerns for privacy and public concerns for enhancement of the community appearance and overall character of neighborhoods2. Fences (including walls) are limited to six feet within any other yard, where fences are located on retaining walls within other yards may have a combined height of no more than nine feet from the lower elevation. Exceptions may be granted to these standards where a finding can be made that no public purpose would be served by strict compliance with these standards. Fence Height Exception: The request for a fence height exception is for a small portion of a fence and wall combination with a max height of 13.5-feet within the other yard perpendicular to the southern property line, where 9-feet is normally allowed (Project Plans, Sheet A3.01). Granting an exception for the proposed fence will not create a visible or tangible obstruction between properties or the public right-of-way because the fence is perpendicular to the property line within the other yard and approximately 60-feet away from the public right-of-way. 4.0 ENVIRONMENTAL REVIEW On November 16, 2004, the City Council adopted a Mitigated Negative Declaration for the development of Tract 2570 (TR/ER 95-03). The City Council determined that the project’s Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 1 Community Design Guidelines Chapter 5.4A Site Planning: New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height, so that windows do not overlook and impair the privacy of the indoor or outdoor living space of adjacent units. 2 Zoning Regulations Section 17.16.050(B): These regulations apply to any type of visible or tangible obstruction which has the effect of forming a physical or visual barrier between properties or between property lines and the public right-of-way, including but not limited to: any type of artificially constructed barriers of wood, metal, or concrete posts connected by boards, rails, panels, wire or mesh and any type of natural growth such as hedges, and screen plantings. ARC2 - 4 ARCH-3735-2016 2058 Fixlini Street, Lot 2 Page 5 6.0 ALTERNATIVES 6.1. Continue action on the project, if more information is needed. Direction should be given to staff and the applicant regarding additional information needed to make a decision. 7.0 ATTACHMENTS 1. Draft Resolution 2. Reduced Project Plans Included in Committee member portfolio: Project Plans Available at ARC Hearing: Colors and Materials Board ARC2 - 5 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW SINGLE FAMILY RESIDENCE WITH A ROOF DECK AND A SECONDARY DWELLING UNIT ON A SENSITIVE SITE (LOT 2), WHICH INCLUDES A REQUEST FOR A FENCE HEIGHT EXCEPTION, IN ACCORDANCE WITH ADOPTED MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT RESOLUTION NO. 9622 (2004 SERIES)., AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY 9, 2017 (2058 FIXLINI STREET ARCH-3735-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on January 9, 2017, pursuant to a proceeding instituted under ARCH-3735- 2016, Dunes Valley View, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-3735-2016), based on the following findings: 1. The proposed project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because, the project conforms to all Zoning Regulation requirements. 2. The project is consistent with the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11) and housing production (HE 6). 3. The project is consistent with the Community Design Guidelines, because it will be an aesthetic improvement to the site and surrounding neighborhood because of design elements, including roofing style, siding material and finish, and other various materials and architectural features incorporated into the building that are compatible with architectural characteristics of existing houses in the neighborhood. 4. The project is consistent with Infill Development regulations because outdoor living areas are strongly encouraged in infill developments and the project proposes balconies and Attachment 1 ARC2 - 6 Resolution No. ARC-XXXX-17 2058 Fixlini Street (Lot 2), ARCH-3735-2016 Page 2 porches that provide a transition from public spaces to indoor private spaces. 5. The proposed roof deck is consistent with Community Design Guidelines Chapter 5.4A (site planning) since the proposed roof deck is designed to reduce privacy and noise impacts to adjacent neighbors due to the orientation of the deck that does not create any direct overlook towards an existing or proposed private outdoor space in proximity of the proposed roof deck. 6. The project site is designated as a “sensitive site” by Resolution No. 9622 (2004 Series); in order to ensure development of the property will respect existing site constraints (slope, creek, springs, trees), and compatible in scale and character of the surrounding neighborhood. The project is consistent with the General Plan and the property’s sensitive site status because the building design is compatible with the surrounding neighborhood. 7. As conditioned, the project is consistent with conditions of approval for Tract 95-03, County Tract Map No. 2570, and mitigation measures of the adopted Mitigated Negative Declaration. Fence Height Exception 8. The proposed fence and wall combined height of 13.5-feet that is perpendicular to the southern property line is acceptable at the subject location because the 10-foot retaining wall is necessary for adequate grading on the site which also includes a 36-inch guardrail that is required for safety. 9. As conditioned, no public purpose is served by strict compliance with the City’s fence height standards because the fence will not create a visible or tangible obstruction between properties or the public right-of-way because the fence is perpendicular to the property line within the other yard, approximately 60-feet away from the public right-of-way. SECTION 2. Environmental Review. On November 16, 2004, the City Council adopted a Mitigated Negative Declaration for the development of Tract 2570 (TR/ER 95-03). The City Council determined that the project’s Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 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 approval. Reference shall be made in the margin of listed items as to where in plans Attachment 1 ARC2 - 7 Resolution No. ARC-XXXX-17 2058 Fixlini Street (Lot 2), ARCH-3735-2016 Page 3 requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval, must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. All conditions established by TR/ER 95-03 shall be incorporated herein as conditions of approval. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings, including retaining walls. The shared driveway shall be designed with permeable pavers in accordance to Land Use Element Policy 6.6.6, to the satisfaction of the Community Development and Public Works Directors. 4. Building plans shall comply with property development standards, including building heights, setbacks, required yards, and parking requirements. 5. Building plans shall require a final grading plan, erosion control and drainage plan and appropriate calculations for the entire site. The grading plan shall include existing and proposed contours to clearly depict the proposed grading and drainage for the site. The grading plan shall comply with the requirements for grading in accordance with the grading ordinance (Municipal Code J101.6). 6. Plans submitted for a building permit review shall include lighting fixture details. The locations of all lighting fixtures shall be clearly called out on building elevations included as part of working drawings. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets shall be separately submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with Section 17.23.050 of the Zoning Regulations. 7. Plans submitted for construction permits will include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges). 8. Where fences are located on retaining walls within other yards, fences shall not exceed six feet as measured from the uphill side; the combined fence and retaining wall height shall not exceed nine feet from the lower side. Any deviation from the fence height regulations, other than the wall along the southern property line as discussed in this report, shall require a Fence Height Exception. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Attachment 1 ARC2 - 8 Resolution No. ARC-XXXX-17 2058 Fixlini Street (Lot 2), ARCH-3735-2016 Page 4 Engineering Division – Public Works/Community Development Department 10. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 11. The building plan submittal shall show the existing driveway apron for Lot 2 to be abandoned and replaced with sidewalk, curb, and gutter per city engineering standards. 12. 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 area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 13. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 14. The common driveway agreement shall be recorded prior to building permit issuance. The shared driveway area shall include the entire drive aisle within Lots 1 and 2 to account for maneuverability into and out of all parking spaces. 15. The building plan submittal shall include a complete site utility plan in compliance with Tract 2570 improvement plans. The utility plan shall show all existing and proposed connections to the storm drain. Any intercepted spring or perched groundwater shall be connected to the existing storm drain laterals and shall not be discharged to the face of curb in accordance with Engineering Standard 1010B. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 16. 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 accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. 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. 17. The building plan submittal shall include a drainage report showing the sizing of all existing and proposed components of the drainage system. The grading and drainage plan and report shall show and note any modifications to the existing drainage improvements located along the upslope side of the lot. The drainage system shall be designed with a safe overflow for the 100-year storm event. Attachment 1 ARC2 - 9 Resolution No. ARC-XXXX-17 2058 Fixlini Street (Lot 2), ARCH-3735-2016 Page 5 18. Alterations to the subdivision improvements such as changes to the drainage swale will require the submittal of as-built plans to the City prior to final inspection approvals. 19. The building plan submittal shall show the location, extent and nature of all proposed site retaining walls or wall and fence combinations. Wall and/or fences shall be approved by the Planning Division for compliance with the fence height requirements of the Zoning Regulations. 20. A separate grading/retaining wall permit shall be required for the proposed work on Lot 3. 21. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 22. EPA Requirement: This project is considered a part of a larger common plan of development. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). 23. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 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 lines with canopies and/or root systems that extend onto the 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 approval by the City Arborist and/or Tree Committee. 25. The building plan submittal shall show the planting of one 48” Coast Live Oak street tree with a minimum 5” trunk diameter as a compensatory planting for the recently removed Oak street tree. Tree planting shall be in accordance with City Engineering Standards. Attachment 1 ARC2 - 10 Resolution No. ARC-XXXX-17 2058 Fixlini Street (Lot 2), ARCH-3735-2016 Page 6 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. Indemnification 27. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Code Requirements Utilities Department 1. During the declared drought emergency, the project’s estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project’s proposed landscaping. 2. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available at: http://www.slocity.org/home/showdocument?id=5909 3. The proposed utility infrastructure shall comply with the latest engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. Attachment 1 ARC2 - 11 Resolution No. ARC-XXXX-17 2058 Fixlini Street (Lot 2), ARCH-3735-2016 Page 7 On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 9th day of January, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC2 - 12 - DA T E - - - - - - - - - - - DA T E - - - - - - - - - - SC H E D U L E O F C H A N G E S MA I N S T PR O J E C T SI T E SA N L U I S OB I S P O Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 TI T L E S H E E T T1 . 0 1 VI C I N I T Y M A P AB B R E V I A T I O N S A/ C AI R C O N D I T I O N I N G AB V . AB O V E AD D L . AD D I T I O N A L A. F . F . AB O V E F I N I S H F L O O R AL T . AL T E R N A T E AM T . AM O U N T AP P R O X . AP P R O X I M A T E AV G . AV E R A G E BD . BO A R D BT W N . BE T W E E N BL D G . BU I L D I N G BL K . / B L K G . BL O C K / B L O C K I N G C. F . M . CU B I C F E E T P E R M I N U T E CH G . CH A N G E C. I . CA S T I R O N CL R . CL E A R / C L E A R A N C E CL G . CE I L I N G CL CE N T E R L I N E C. M . U . CO N C R E T E M A S O N R Y U N I T CO L . CO L U M N CO N C . CO N C R E T E CO N S T R CO N S T R U C T I O N C. O . T . G . CL E A N O U T T O G R A D E CT R . CE N T E R CU . F T . CU B I C F O O T CU . I N . CU B I C I N C H CU . Y D . CU B I C Y A R D DB L . DO U B L E DE G . DE G R E E DE P T . DE P A R T M E N T DI A G . DI A G O N A L DI A . DI A M E T E R DI M . DI M E N S I O N DI V . DI V I S I O N D. S . DO W N S P O U T DW . DU M B W A I T E R / D O W N S P O U T (E ) EX I S T I N G EA . EA C H EL E C . EL E C T R I C EL E V . EL E V A T I O N / E L E V A T O R EN C L . EN C L O S U R E EQ . EQ U A L EQ U I P . EQ U I P M E N T EX I S T . EX I S T I N G EX T . EX T E R I O R F. D FL O O R D R A I N F. G FI N I S H G R A D E F. H . FI R E H Y D R A N T FI N . FI N I S H FL R . FL O O R FL U O R . FL U O R E S C E N T F. O . C . FA C E O F C O N C R E T E F. O . F . FA C E O F F I N I S H F. O . M . FA C E O F M A S O N R Y F. O . S . FA C E O F S T U D FS . FI N I S H S U R F A C E FT . FO O T FT G . FO O T I N G GA . GA U G E GA L . GA L L O N GA L V . GA L V A N I Z E D GY P . GY P S U M H. B . HO S E B I B B HD R . HE A D E R HR D W . HA R D W A R E HO R I Z . HO R I Z O N T A L HP . HO R S E P O W E R HT . HE I G H T I. D . I NS I D E D I A M E T E R IN . IN C H IN F O . IN F O R M A T I O N IN S U L . IN S U L A T I O N IN T . IN T E R I O R JA N . JA N I T O R JC T . JU N C T I O N JT . JO I N T KI T . KI T C H E N LA V . LA V A T O R Y LB , PO U N D L. F . LI N E A L F O O T LI N . LI N E A R LT . LI G H T LT . W T . LI G H T W E I G H T MA X . MA X I M U M M. B . MA C H I N E B O L T M. C . ME D I C I N E C A B I N E T ME C H . ME C H A N I C A L ME D . ME D I U M ME Z Z , ME Z Z A N I N E MF R . / M F G . MA N U F A C T U R E R MI N . M IN I M U M MI S C . MI S C E L L A N E O U S MT L . ME T A L (N ) NE W PR O J E C T D A T A NE W T W O S T O R Y S I N G L E F A M I L Y R E S I D E N C E W I T H 3 B E D R O O M S A N D 3 . 5 B A T H R O O M S , D E C K S ; A N A T T A C H E D TW O C A R G A R A G E , P L U S A D E D I C A T E D U N C O V E R E D P A R K I N G S P A C E I N D R I V E W A Y . A F E N C E H E I G H T E X E M P T I O N IS A L S O R E Q U E S T E D F O R T H E 1 0 F T R E T A I N I N G W A L L A N D 4 2 " GU A R D R A I L T H A T E X T E N D S I N T O L O T 3 . PE R M I T H I S T O R Y AR C M I AR C H - 3 7 3 5 - 2 0 1 6 PR O J E C T D E S C R I P T I O N DO O R I D - R E F E R T O D O O R S C H E D U L E WI N D O W I D - R E F E R T O W I N D O W S C H E D U L E SY M B O L L E G E N D DI R E C T I O N O F V I E W A A6 . 0 DI R E C T I O N O F V I E W IN T E R I O R E L E V A T I O N M A R K E R SH E E T N U M B E R N. G . NA T U R A L G R A D E N. I . C . NO T I N C O N T R A C T NT S NO T T O S C A L E O/ BO A R D O. C . ON C E N T E R O. D . OU T S I D E D I A M E T E R OP N G . OP E N I N G OR I G . OR I G I N A L OZ . OU N C E PE R P . PE R P E N D I C U L A R PL . PL A T E P. L A M . PL A S T I C L A M I N A T E PL Y . W D . PL Y W O O D P. O . C . PO I N T O F C O N N E C T I O N PR . PA I R PR O J . PR O J E C T P. S . F . PO U N D S P E R S Q U A R E F O O T P. S . I . PO U N D S P E R S Q U A R E I N C H PV M T . PA V E M E N T P. T . D . F . PR E S S U R E T R E A T E D D O U G F I R QT . QU A R T QT Y . QU A N T I T Y R. RI S E R RA D . RA D I U S RD . RO A D RE F . RE F R I G E R A T O R RE I N F . RE I N F O R M E N T RE Q . RE Q U I R E D RE Q ' S RE Q U I R E M E N T S RM . RO O M R. O . RO U G H O P E N I N G R. T . S . RE F E R T O S T R U C T U R A L SC H E D . SC H E D U L E S. C . SO L I D C O R E SE C T . SE C T I O N SH W R . SH O W E R SH T . SH E E T SI M M . SI M I L A R SP E C ( S ) . SP E C I F I C A T I O N ( S ) SQ . SQ U A R E SQ . F T . SQ U A R E F E E T S. S . ST A I N L E S S S T E E L ST . ST R E E T ST D . ST A N D A R D ST L . ST E E L ST O R . ST O R A G E ST R U C T . ST R U C T U R E SY M . SY M B O L T. TR E A D T. O . C TO P O F C O N C R E T E / C U R B TO . C . B . TO P O F C A T C H B A S I N TE L . TE L E P H O N E TE M O . TE M P E R A T U R E TA N D G TO N G U E A N D G R O O V E TH K . TH I C K TO I L . TO I L E T T. O . P . TO P O F P A V E M E N T T. O . S . TO P O F S L A B T. O . W . TO P O F W A L L TV TE L E V I S I O N TY P . TY P I C A L UN F I N . UN F I N I S H E D U. N . O . UN L E S S N O T E D O T H E R W I S E UR . UR I N AL V. VE N T V. C . T . VI N Y L C O M P O S I T I O N T I L E VE N T . VE N T I L A T E , V E N T I L A T I N G VE R T . VE R T I C A L V. T . R . VE N T T H R U R O O F W. C . WA T E R C L O S E T WD . WO O D W. H . WA T E R H E A T E R W. I . WR O U G H T I R O N WO M . WO M E N W. P . WA T E R P R O O F I N G WS C T . WA I N S C O T W/ WI T H W/ O WI T H O U T AC R O N Y MS A. N . S . I . AM E R I C A N N A T I O N A L ST A N D A R D S I N S T I T U T E A. S . T . M . AM E R I C A N S O C I E T Y F O R TE S T I N G A N D M A T E R I A L S C. B . C . CA L I F O R N I A B U I L D I N G C O D E I. C . B . O . IN T E R N A T I O N A L C O N F E R E N C E OF B U I L D I N G O F F IC I A L S N. F . P . A . NA T I O N A L F I R E P R O T E C T I O N AS S O C A T I O N O. S . H . P . D . OC C U P A T I O N A L S A F E T Y AN D H E A L T H A C T U. F . C . UN I F O R M F I R E C O D E W. I . C . WO O D W O R K I N S T I T U T E OF C A L I F O R N I A SE C T I O N C U T R E F E R E N C E CI T Y , A G E N C Y A N D U T I L I T I E S PL A N N I N G D E P A R T M E N T CI T Y O F S A N L U I S O B I S P O 91 9 P A L M S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 7 1 7 0 BU I L D I N G D E P A R T M E N T PU B L I C W O R K S D E P T . PO L I C E D E P A R T M E N T FI R E D E P A R T M E N T CA B L E / T E L E P H O N E CA L I F O R N I A C O A S T A L C O M M I S S I O N EL E C T R I C I T Y GA S LO C A L H E A L T H D E P A R T M E N T WA T E R / S E W E R 10 4 2 W A L N U T S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 5 P: 80 5 . 7 8 1 . 7 3 1 7 CE N T R A L C O A S T D I S T R I C T O F F I C E 72 5 F R O N T S T R E E T , S U I T E 3 0 0 SA N T A C R U Z , C A 9 5 0 6 0 P: 83 1 . 4 2 7 . 4 8 6 3 F: 83 1 . 4 2 7 . 4 8 7 7 CI T Y O F S A N L U I S O B I S P O 91 9 P A L M S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 - 7 1 8 0 SL O C I T Y F I R E D E P A R T M E N T 21 6 0 S A N T A B A R B A R A A V E N U E SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 7 3 8 0 PG A N D E 43 2 5 H I G U E R A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 5 4 6 . 5 2 4 7 F: 80 5 . X X X . X X XX CI T Y O F S A N L U I S O B I S P O PU B L I C W O R K S D E P A R T M E N T 91 9 P A L M S T R E E T SA N L U I S O B I S P O , C A . 9 3 4 0 ` P: 80 5 . 7 8 1 . 7 2 2 0 CH A R T E R C O M M U N I C A T I O N S 27 0 B R I D G E S T R E E T SA N L U I S O B I S P O , 9 3 4 0 1 P: 80 5 . 5 4 4 . 1 9 6 2 S E R V I C E F: 80 5 . 7 8 1 . 9 2 9 1 SE R V I C E P: 87 7 . 7 6 4 . 4 0 5 3 C O N S T R U C T I O N D I V I S I O N CI T Y O F S L O U T I L I T Y D E P T . 87 9 M O R R O S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 7 2 1 5 CO U N T Y O F S A N L U I S O B I S P O EN V I R O N M E N T A L H E A L T H D E P T . 21 5 6 S I E R R A W A Y SA N L U I S O B I S P O , C A 9 3 4 0 1 P: 80 5 . 7 8 1 . 5 5 4 4 F: 80 5 . 7 8 1 . 4 2 1 1 TE L E P H O N E AT & T 27 0 B R I D G E S T R E E T SA N L U I S O B I S P O , 9 3 4 0 1 P: 80 5 . 5 4 4 . 1 9 6 2 F: 80 5 . 7 8 1 . 9 2 9 1 SO U T H E R N C A L I F . G A S C O M P A N Y SA N L U I S O B I S P O B R A N C H O F F I C E 13 1 4 B R O A D S T R E E T SA N L U I S O B I S P O , 9 3 4 0 1 P: 1. 8 0 0 - 2 2 8 - 7 3 7 7 F: 80 5 . X X X . X X X X ST R U C T U R A L E N G I N E E R PR A X I S E N G I N E E R I N G MI K E A L L S H O U S E , P . E . 37 6 5 S O U T H M O N T E R E Y S T . , S T E 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 DE S I G N E R / B U I L D E R VE L L U M D E S I G N B U I L D , I N C . 35 9 0 B R O A D S T R E E T , S U I T E 1 3 0 SA N L U I S O B I S P O , CA L I F O R N I A 9 3 4 0 1 CO N T A C T : T H O M A S J . E S S E R P : 80 5 . 7 8 4 . 0 4 8 7 F : 80 5 . 7 8 4 . 0 4 8 8 CI V I L E N G I N E E R CI V I L E N G I N E E R S O L U T I O N S RO B E R T M O N T O Y A , P E L I C . 6 8 1 0 1 12 6 E . B R A N C H S T . , S T E . D AR R O Y O G R A N D E , C A L I F O R N I A 9 3 4 2 0 P : 80 5 . 4 6 2 1 . 3 0 5 0 PR O J E C T T E A M LA N D O W N E R ST E V E M I L L E R P. O . B O X 2 2 8 CA Y U C O S , C A L I F O R N I A 9 3 4 3 0 P : 80 5 . 7 2 4 . 0 4 8 7 SO I L S E N G I N E E R GE O S O L U T I O N S KR A I G C R O Z I E R 22 0 H I G H S T R E E T SA N L U I S O B I S P O , C A L I F O R N I A 9 3 4 0 1 P : 80 5 . 4 3 9 . 1 9 1 0 E X T . 1 A. A S E P A R A T E E N C R O A C H M E N T P E R M I T I S R E Q U I R E D F O R A N Y W O R K I N T H E P U B L I C R I G H T O F W A Y OR W I T H I N C I T Y E A S E M E N T S F O R C O N N E C T I O N S T O P U B L I C U T I L I T I E S , W O R K R E Q U I R I N G A N EN C R O A C H E M E N T P E R M I T I N C L U D E S B U T I S N O T L I M I T E D T O D E M O L I T I O N S , U T I L I T I E S , W A T E R , SE W E R , A N D F I R E S E R V I C E I M P R O V E M E N T S , S T R E E T T R E E P L A N T I N G O R P R U N I N G C U R B R A M P S , ST R E E T P A V I N G , A N D P E D E S T R I A N P R O T E C T I O N O R C O N S T R U C T I O N S T A G I N G I N T H E RI G H T - O F - W A Y . B. CO N T A C T P U B L I C W O R K S I N S P E C T I O N H O T L I N E A T 7 8 1 - 7 5 5 4 W I T H A T L E A S T 4 8 O U R N O T I C E F O R AN Y R E Q U I R E D E N C R O A C H M E N T P E R M I T I N S P E C T I O N O R F I N A L I N S P E C T I O N . C. A T R A F F I C A N D P E D E S T R I A N P L A N S H A L L B E S U B M I T T E D T O P U B L I C W O R K S D E P A R T M E N T F O R RE V I E W . D. T H E P U B L I C W O R K S D E P A R T M E N T S H A L L B E S U B S T A N T I A L L Y C O M P L E T E T O T H E S A T I S F A C T I O N OF T H E P U B L I C W O R K S D E P T . P R I O R T O F I N A L I N S P E C T I O N A P P R O V A L S A N D / O R O C C U P A N C Y O F AN Y B U I L D I N G . E. AN Y P O R T I O N O F D A M A G E D O R D I S P L A C E D C U R B , G U T T E R A N D S I D E W A L K O R D R I V E W A Y AP P R O A C H S H A L L B E R E P A I R E D O R R E P L A C E D T O T H E S A T I S F A C T I O N O F T H E P U B L I C W O R K S DI R E C T O R . F. ER O S I O N C O N T R O L M E A S U R E S S H A L L B E I M P L E M E N T E D A N D M A I N T A I N E D T O T H E S A T I S F A C T I O N OF T H E B U I L D I N G O F F I C I A L A N D P U B L I C W O R K S D I R E C T O R D U R I N G A L L D E M O L I T I O N S CO N S T R U C T I O N , A N D G R O U N D D I S T U R B I N G A C T I V I T I E S . G. TE M P O R A R Y E R O S I O N C O N T R O L M E S U R E S S H A L L B E R E M O V E D W H E N P E R M A N E N T IM P R O V E M E N T S , P L A N T I N G S , A N D F A C I L I T I E S A R E I N P L A C E , T E M P O R A R Y M E A S U R E S S H A L L B E RE M O V E D P R I O R T O F I N A L I N S P E C T I O N A P P R O V A L S . H. T H E A D J O I N I N G S T R E E T S H A L L B E C L E A N E D B Y S W E E P I N G T O R E M O V E D I R T , D U S T , M U D A N D CO N S T R U C T I O N D E B R I S A T T H E E N D O F E A C H D A Y . I. AL L W O R K L O C A T E D W I T H I N T H E P U B L I C R I G H T O F W A Y O R W I T H I N T H E J U R I S D I C T I O N O F T H E UT I L I T I E S A N D P U B L I C W O R K S D E P T . S H A L L C O M P L Y W I T H T H E M O S T C U R R E N T E D I T I O N O F EN G I N E E R I N G S T A N D A R D S A N D S T A N D A R D S P E C I F I C A T I O N S D A T E D J A N U A R Y 2 0 1 6 . J. AL L D I S T U R B E D S U R F A C E S S L O P E D F O U R H O R I Z O N T A L T O O N E V E R T I C A L ( 4 : 1 ) A N D G R E A T E R AN D A R E A S U S E D T O C O N V E Y C O N C E N T R A T E D D R A I N A G E S H A L L B E P R E P A R E D A N D M A I N T A I N E D TO C O N T R O L E R O S I O N B Y E F F E C T I V E P L A N N I N G P L A N T I N G T O B E C O M P L E T E D N O L A T E R T H A N 3 0 DA Y S P R I O R T O A F I N A L I N S P E C T I O N . PU B L I C W O R K S N O T E S LA N D S C A P E A R C H I T E C T CA S E Y P A T T E R S O N 10 6 5 9 P E A L I T O A V E . AT A S C A D E R O , C A 9 3 4 2 2 P : 80 5 . 4 3 9 . 1 9 1 0 E X T . 1 FI R E S P R I N K L E R S -- 20 5 8 F I X L I N I , S A N L U I S O B I S P O , C A SU N V A L L E Y - L O T 2 U P CO V E R E D PA T I O CO N C R E T E PAT I O F I X L I N I S T R E E T T R G FF = 39 3 . 0 0 ' A T G A R A G E E N T R Y GAS ELECTRIC T V / T E L TV/ T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L TV/T E L E E E E E E E E E E E E E UP E F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y TV /TEL TV /TE L TV / T E L T TV /TE L TV /TE L TV /TEL TV /TE L TV /TEL TV /TEL TV /TE L T V /TEL TV/ T E L T TV/ T E L V/T E L T V /TEL T V /TEL TV /TE L TV /TE L TV /TE L TV /TE L TV /TEL TV /TE L TV /TEL TTV/TEL TV/TEL TV/T E L G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E E TV/T EL W M TV W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E DN LAN D S C A P I N G LA N D S C A P I N G FG = + / - 3 9 3 . 2 3 D N UP L A N D S C A P I N G WM T R G G A T E 2 PA T I O A T SE C O N D F L O O R FS 3 9 8 . 3 3 LO W P O I N T 38 7 . 5 7 ' HIG H P O I N T 39 7 . 2 6 SIN G L E F A M I L Y R E S I D E N C E FF = 3 8 8 . 5 ' LAN D S C A P I N G LAN D S C A P I N G ST O R M D R A I N GA S SE W E R FF = 3 8 8 . 0 0 A T G A R A G E E N T R Y FF= 3 8 8 . 3 3 A T R E A R O F G A R A G E LAN D S C A P I N G GA R A G E FF = 3 8 8 . 0 ' AC PL A N T E R PL A N T E R PL A N T E R PL A N T E R DG / G R A V E L F I X L I N I S T R E E T LA N D S C A P I N G DN OV E R A L L S I T E P L A N - R E F E R T O A 1 . 0 1 A N D C I V I L D R A W I N G S F O R S P E C I F I C S I T E I N F O R M A T I O N Sc a l e : 1 / 1 6 " = 1 ' - 0 " 8 ' - 2 " 19 ' - 8 " 5'-4" LO T 2 LO T 1 (U N D E R S E P A R A T E P E R M I T ) 1 1 2 2 SH A R E D D R I V E W A Y 3 4 5 20 ' - 0 " 26 ' - 0 " 1 3 ' - 8 " 9 ' - 9 " LO T 1 OF F S T R E E T PA R K I N G S T A L L TO P O G R A P H Y -- EN E R G Y C O N S U L T A N T TI M O T H Y C A R S T A I R S , C E A , H E R S , G P R CA R S T A I R S E N E R G Y PO B O X 4 7 3 6 , S A N L U I S O B I S P O , C A 9 3 4 0 3 P : 80 5 . 9 0 4 . 9 0 4 8 D- # W- # A A4 . 0 1 SH E E T N U M B E R AL L C O N S T R U C T I O N S H A L L C O N F O R M T O T H E F O L L O W I N G C O D E S : 20 1 3 C A L I F O R N I A B U I L D I N G S T A N D A R D S A D M I N I S T R A T I V E C O D E 20 1 3 C A L I F O R N I A B U I L D I N G C O D E ( C B C ) 20 1 3 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 ( C R C ) 20 1 3 C A L I F O R N I A M E C H A N I C A L C O D E ( C M C ) 20 1 3 C A L I F O R N I A E L E C T R I C A L C O D E ( C E C ) 20 1 3 C A L I F O R N I A P L U M B I N G C O D E ( C P C ) 20 1 3 C A L I F O R N I A E N E R G Y C O D E 20 1 3 C A L I F O R N I A H I S T O R I C A L B U I L D I N G C O D E 20 1 3 C A L I F O R N I A F I R E C O D E 20 1 3 C A L I F O R N I A E X I S T I N G B U I L D I N G C O D E 20 1 3 C A L I F O R N I A G R E E N B U I L D I N G S T A N D A R D S C O D E 20 1 3 C A L I F O R N I A R E F E R E N C E S T A N D A R D S C O D E NF P A - N A T I O N A L F I R E C O D E S CI T Y O F S A N L U I S O B I S P O M U N I C I P A L C O D E : T I T L E 1 5 B U I L D I N G S A N D C O N S T R U C T I O N CI T Y O F S A N L U I S O B I S P O T I T L E 1 7 Z O N I N G R E G U L A T O N S CI T Y O F S A N L U I S O B I S P O E N G I N E E R I N G S T A N D A R D S A N D S P E C I F I C A T I O N S AL L O T H E R C O D E S A N D O R D I N A N C E S A D O P T E D B Y T H E A G E N C I E S H A V I N G J U R I S D I C T I O N O V E R T H I S P R O J E C T . CA L I F O R N I A R E F E R E N C E C O D E S # RE F E R E N C E K E Y N O T E GE N E R A L N O T E S AL L W O R K S H A L L C O M P L Y W I T H C U R R E N T C I T Y A N D S T A T E W A T E R C O N S E R V A T I O N R E G U L A T I O N S AN Y W O R K L O C A T E D W I T H I N T H E P U B L I C R I G H T - O F - W A Y O R W I T H I N T H E J U R I S D I C T I O N O F T H E C I T Y U T I L I T I E S A N D PU B L I C W O R K S D E P A R T M E N T S S H A L L C O M P L Y W I T H T H E M O S T C U R R E N T E D I T I O N O F T H E E N G I N E E R I N G ST A N D A R D S A N D S T A N D A R D S P E C I F I C A T I O N S . DU S T A N D E R O S I O N C O N T R O L S H A L L B E I N C O N F O R M A N C E W I T H S T A N D A R D S A N D R E G U L A T I O N S A S R E Q U I R E D BY T H E L O C A L J U R I S D I C T I O N . OV E R A L L S I T E P L A N K E Y N O T E S 1.2.3.4.5. AR E A I N D I C A T E S 4 5 0 S F S E C O N D A R Y D W E L L I N G , A R E A C A L C IN C L U D E S T H E M E D I A F L E X R O O M , K I T C H E N E T T E , A N D T H E BA T H R O O M EX C L U S I V E Y A R D A R E A D E D I C A T E D T O S E C O N D A R Y D W E L L I N G , 2 5 0 SF R E Q U I R E D , 4 0 0 S F P R O V I D E D PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E F O R S E C O N D A R Y D W E L L I N G , O W N E R O F LO T 1 T O P R O V I D E O F F E R O F D E D I C A T I O N T O L O T 2 O W N E R PA R K I N G : 8 . 6 ' x 1 8 . 5 ' S P A C E T O M E E T R E Q U I R E M E N T F O R 3 R D O F F ST R E E T P A R K I N G S P A C E , O W N E R O F L O T 1 T O P R O V I D E O F F E R O F DE D I C A T I O N T O L O T 2 O W N E R TH E C L O S E S T F I R E H Y D R A N T T O T H E P R O P O S E D P R O J E C T I S AP P R O X I M A T E L Y 1 7 0 F T T O T H E S O U T H , T H E S E C O N D C L O S E T S HY D R A N T I S A P P R O X I M A T E L Y 1 8 0 F T T O T H E N O R T H . SH E E T I N D E X - F O R A R C M I TI T L E S H E E T T1 . 0 1 SE C O N D F L O O R P L A N A2 . 0 2 EX T E R I O R E L E V A T I O N S FI R S T F L O O R P L A N A2 . 0 1 A3 . 0 1 14 S H E E T S TO T A L : SI T E P L A N A1 . 0 1 PL A N T I N G P L A N L. 1 IR R I G A T I O N P L A N L. 2 RO O F P L A N A2 . 0 5 FI R E S Y S T E M N O T E S ---- DE F E R R E D S U B M I T T A L S NO T E : SU B M I T T A L D O C U M E N T S F O R D E F E R R E D S U B M I T T A L I T E M S S H A L L B E S U B M I T T E D T O T H E DE S I G N E R O R E N G I N E E R O F R E C O R D W H O S H A L L R E V I E W T H E M A N D F O R W A R D T H E M T O T H E B U I L D I N G OF F I C I A L W I T H A N O T A T I O N I N D I C A T I N G T H A T T H E D E F E R R E D S U B M I T T A L D O C U M E N T S H A V E B E E N RE V I E W E D A N D T H A T T H E Y H A V E B E E N F O U N D T O B E I N G E N E R A L C O N F O R M A N C E W I T H T H E D E S I G N O F TH E B U I L D I N G . T H E D E F E R R E D S U B M I T T A L I T E M S S H A L L N O T B E I N S T A L L E D U N T I L T H E I R D E S I G N A N D SU B M I T T A L D O C U M E N T S H A V E B E E N A P P R O V E D B Y T H E B U I L D I N G O F F I C I A L . -- F I R E S P R I N K L E R S N F P A 1 3 D SP E C I A L IN S P E C T I O N S , P E R M I T S A N D RE Q U I R E M E N T S ST O R M WA T E R AN D DR A I N A G E SY S T E M CE R T I F I C A T I O N IS RE Q U I R E D FR O M TH E EN G I N E E R OF RE C O R D PR I O R TO FI N A L IN S P E C T I O N AP P R O V A L S . TH E EN G I N E E R SH A L L CE R T I F Y TH A T TH E DR A I N A G E AN D ST O R M W A T E R SY S T E M CO M P O N E N T S HA V E BE E N IN S P E C T E D AN D AR E IN GE N E R A L CO N F O R M A N C E WI T H TH E DR A I N A G E RE P O R T , SY S T E M DE S I G N , AN D TH E AP P R O V E D PL A N S , IN C L U D I N G AL L FI N A L EL E V A T I O N S , CO M P O N E N T SI Z I N G , DE T E N T I O N BA S I N S , PA R K I N G LO T DE T E N T I O N CU R B EL E V A T I O N S , DR A I N A G E PI P I N G , IN L E T S , WE I R EL E V A T I O N S , AN D OR I F I C E S . AN Y EX I S T I N G SU R V E Y MO N U M E N T S SH A L L BE PR O T E C T E D IN PL A C E OR SH A L L BE TI E D OU T BY A LI C E N S E D LA N D SU R V E Y O R PR I O R TO DI S T U R B A N C E AN D TH E N RE P L A C E D PR I O R TO OC C U P A N C Y IN AC C O R D A N C E WI T H SE C T I O N 87 7 1 OF TH E CA L I F O R N I A BU S I N E S S AN D PR O F E S S I O N S CO D E . CA L G R E E N MA N D A T O R Y M E A S U R E S T1 . 0 2 GR A D I N G A N D U T I L I T Y P L A N C1 NO T E S A N D D E T A I L S C2 EX T E R I O R E L E V A T I O N S A3 . 0 2 SE C T I O N S A4 . 0 1 SE C T I O N S A4 . 0 2 PR O J E C T I N F O R M A T I O N AD D R E S S 20 5 8 F I X L I N I S T R E E T , S A N L U I S O B I S P O C A 9 3 4 0 1 PA R C E L N U M B E R 00 3 - 6 0 2 - 0 0 2 ( L O T 2 ) TR A C T N U M B E R 25 7 0 JU R I S D I C T I O N CI T Y O F S A N L U I S O B I S P O ZO N E R- 1 OC C U P A N C Y R- 3 / U CO N S T R U C T I O N T Y P E VN NU M B E R O F S T O R I E S TW O S T O R I E S CO N S T R U C T I O N T Y P E V- B ( S P R I N K L E R E D ) FI R E S P R I N K L E R S YE S ( P R O V I D E D ) RO O F R A T I N G C L A S S A PA R K I N G P R O V I D E D 2 C O V E R E D A N D 2 U N C O V E R E D S P A C E S SE T B A C K S RE Q U I R E D PR O V I D E D FR O N T Y A R D - W E S T 20 ' - 0 " 2 6 ' - 0 " RE A R Y A R D - E A S T 10 - 0 " 19 ' - 8 " SI D E Y A R D - N O R T H 5' - 0 " 5 ' - 4 " ( V A R I E S ) SI D E Y A R D - S O U T H 5' - 0 " 8 ' - 1 " HE I G H T L I M I T S 25 ' - 0 " A B O V E A V G . G R A D E OV E R A L L M A X . H E I G H T C A L C U L A T I O N LO W P O I N T = 38 7 . 5 7 ' HI G H P O I N T = 39 7 . 2 6 ' AV G . E X I S T I N G N A T U R A L G R A D E = 39 2 . 4 2 ' MA X H E I G H T C A L C . 3 8 9 . 0 0 ' + 2 5 . 0 ' = 41 7 . 4 2 ' PR O P O S E D H E I G H T A T T O P O F R O O F = + / - 41 2 . 6 9 ' 41 2 . 6 9 ' < 41 7 . 4 2 ' O K MA X . B L D G H T . A T Y A R D S P E R S E C . 1 7 . 1 6 . 0 2 0 RE F E R T O S E C T I O N S F O R C L A R I F I C A T I O N A N D G R A P H I C R E P R E S E N T A T I O N O F C O N F O R M A N C E AR E A C A L C U L A T I O N S CO N D I T I O N E D S P A C E UN C O N D I T I O N E D S P A C E FI R S T F L O O R 1, 5 6 8 . 5 S Q . F T . 0 SE C O N D F L O O R 1, 9 8 9 . 0 S Q . F T . 0 GA R A G E A N D S T O R A G E N/ A 93 8 . 0 S Q . F T . SE C O N D F L O O R D E C K S N/ A 59 6 . 5 S Q . F T . TO T A L S CO N D I T I O N E D S P A C E 3, 5 5 7 . 5 SQ . F T . UN C O N D I T I O N E D S P A C E 93 8 . 0 SQ . F T . DE C K I N G 59 6 . 5 SQ . F T . LO T C O V E R A G E BU I L D I N G F O O T P R I N T 2, 5 1 0 S Q . F T . 34 . 5 % IM P E R V I O U S F L A T W O R K 1, 1 0 3 S Q . F T . 15 . 2 % PE R V I O U S F L A T W O R K 1 2 3 S Q . F T . 1. 6 % LA N D S C A P I N G / N A T U R A L A R E A 3, 4 9 4 S Q . F T . 49 . 0 % TO T A L 7, 2 7 9 S Q . F T . 10 0 . 0 % SE C O N D A R Y D W E L L I N G U N I T R E Q U I R E M E N T S MU S T B E 1 R O O M U N I T N O T B E G R E A T E R T H A N 4 5 0 S F W I T H A M I N O F 2 5 0 S F O F P R I V A T E O P E N S P A C E AN D O N E E X T R A P A R K I N G S P A C E , C O N S I S T E N T W I T H S E C . 1 7 . 1 7 . 0 5 5 ( O K A Y A L L C O N D I T I O N S M E T ) HI L L S I D E O R D I N A N C E 1 1 - 1 5 % S L O P E LO T A R E A 7, 2 7 9 S Q . F T . BU I L D I N G F O O T P R I N T 2, 5 1 0 S Q . F T . RE Q U I R E D D R I V E W A Y , O N S I T E P A R K I N G A N D F L A T W O R K 93 5 . 5 S Q . F T . RE Q U I R E D U N D I S T U R B E D A R E A C A L C U L A T I O N 7, 2 7 9 - 2 , 5 1 0 - 9 3 5 . 5 = 3 , 8 3 3 . 5 3, 8 3 3 . 5 x 4 0 % = 1 , 5 3 3 . 4 RE Q U I R E D U N D I S T U R B E D A R E A 1, 5 3 3 . 4 S Q . F T . PR O P O S E D U N D I S T U R B E D A R E A 1, 6 4 7 S Q . F T . T H E R E F O R E O K A Y SE E C I V I L D R A W I N G S F O R M O R E I N F O LO W I M P A C T D E V E L O P M E N T S T O R M W A T E R R E Q U I R E M E N T S SE E C I V I L D R A W I N G S F O R M O R E I N F O TI E R 1 P R O J E C T W I T H 2 , 5 0 0 - 5 , 0 0 0 S Q . F T . I N C R E A S E D I M P E R V I O U S S U R F A C E ( 3 , 6 1 3 S Q . F T . ) ST R A T E G I C M E A S U R E S U S E D T O M I T I G A T E R U N O F F : D I R E C T R O O F , D R I V E W A Y , A N D P A T I O S R U N O F F IN T O V E G E T A T E D A R E A S , A N D C O N S T R U C T D R I V E W A Y S W I T H P E R M E A B L E S U R F A C E S A t t a c h m e n t 2 A R C 2 - 1 3 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 CO N D I T I O N S O F AP P R O V A L A N D CA L G R E E N RE Q U I R E M E N T S T1 . 0 2 A R C M I C O N D I T I O N S O F A P P R O V A L Pr o j e c t A d d r e s s : _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ S p r i n k l e r e d ( y / n ) _ _ _ _ Pr o j e c t D e s c r i p t i o n : Pl a n n i n g A p p r o v a l s : F l o o d Z o n e : Th e s e a r e m a n d a t o r y r e q u i r e m e n t s f r o m t h e C a l G r e e n r e s i d e n t i a l m e a s u r e s f o r t h e C i t y o f S a n L u i s O b i s p o . T h i s c h e c k l i s t is a p a r t o f t h e p e r m i t a p p l i c a t i o n c h e c k l i s t . T h i s i s t o b e u s e d a s a r e f e r e n c e g u i d e f o r t h e a p p l i c a n t a n d p e r m i t p r o c e s s . Ma k e r e f e r e n c e t o t h e c o d e s e c t i o n , r e f e r e n c e s h e e t n u m b e r a n d c o m m e n t s w h e r e n e c e s s a r y . Ma j o r R e s i d e n t i a l m e a s u r e s 20 1 3 G r e e n B u i l d i n g C o d e CO D E      SE C T I O N RE Q U I R E M E N T RE F E R E N C E  SH E E T # Co m m e n t s         (N o t e or De t a i l #) 4. 1 P L A N N I N G AN D DE S I G N 4. 1 0 6 . 2  St o r m Wa t e r dr a i n a g e an d re t e n t i o n du r i n g co n s t r c t i o n 4. 1 0 6 . 3 S u r f a c e Dr a i n a g e 4. 3 W A T E R EF F I C I E N C Y AN D CO N S E R V A T I O N 4. 3 0 3 . 1 W a t e r Co n s e r v a t i o n pl u m b i n g fi x t u r e s an d fi t t i n g s 4. 3 0 3 . 1 . 1 W a t e r cl o s e t s 4. 3 0 3 . 1 . 2 U r i n a l s 4. 3 0 3 . 1 . 3 S h o w e r h e a d s 4. 3 0 3 . 1 . 3 . 1 S i n g l e sh o w e r h e a d 4. 3 0 3 . 1 . 3 . 2 M u l t i p l e sh o w e r h e a d s se r v i n g on e sh o w e r 4. 3 0 3 . 1 . 4 F a u c e t s 4. 3 0 3 . 1 . 4 . 1 R e s i d e n t i a l la v a t o r y fa u c e t s 4. 3 0 3 . 1 . 4 . 2 L a v a t o r y fa u c e t s in co m m o n an d pu b l i c us e ar e a s 4. 3 0 3 . 1 . 4 . 3 M e t e r i n g fa u c e t s 4. 3 0 3 . 1 . 4 . 4 K i t c h e n fa u c e t s 4. 3 0 3 . 2 S t a n d a r d s fo r pl u m b i n g fi x t u r e s an d fi t t i n g s 4. 3 0 4 . 1 Ir r i g a t i o n co n t r o l l e r s 4. 4 M A T E R I A L CO N S E R V A T I O N AN D RE S O U R C E EF F I C I E N C Y 4. 4 0 6 . 1 R o d e n t pr o o f i n g 4. 4 1 0 . 1 O p e r a t i o n an d ma i n t e n a n c e ma n u a l 4. 5 E N V I R O N M E N T A L QU A L I T Y 4. 5 0 3 . 1  Fi r e p l a c e s 4. 5 0 4 . 1 C o v e r i n g of du c t op e n i n g s an d pr o t e c t i o n of me c h a n i c a l eq u i p m e n t du r i n g co n s t r u c t i o n 4. 5 0 4 . 2 F i n i s h ma t e r i a l po l l u t a n t co n t r o l 4. 5 0 4 . 2 . 1 A d h e s i v e s , se a l a n t s , an d ca u l k s Ci t y o f S a n L u i s O b i s p o Bu i l d i n g & S a f e t y D i v i s i o n • 9 1 9 P a l m S t r e e t • S a n L u i s O b i s p o , C A 9 3 4 0 1 - 3 2 1 8 (8 0 5 ) 7 8 1 - 7 1 8 0 • ( 8 0 5 ) 7 8 1 - 7 1 8 2 F a x • w w w . s l o c i t y . o r g 4. 5 0 4 . 2 . 2 P a i n t s an d co a t i n g s 4. 5 0 4 . 2 . 3 A e r o s o l Pa i n t s an d Co a t i n g s 4. 5 0 4 . 2 . 4 V e r i f i c a t i o n 4. 5 0 4 . 3 C a r p e t sy s t e m s 4. 5 0 4 . 4 R e s i l i e n t fl o o r i n g sy s t e m s 4. 5 0 4 . 5 C o m p o s i t e wo o d pr o d u c t s 4. 5 0 5 . 2  Co n c r e t e sl a b fo u n d a t i o n 4. 5 0 5 . 2 . 1 C a p i l l a r y br e a k 4. 5 0 5 . 3 M o i s t u r e co n t e n t of bu i l d i n g ma t e r i a l s 4. 5 0 6 . 1 B a t h r o o m ex h a u s t fa n s 4. 5 0 7 . 1 B a t h r o o m ex h a u s t fa n s 4. 5 0 7 . 2 H e a t i n g an d ai r Ͳ co n d i t i o n i n g sy s t e m de s i g n IN S T A L L E R AN D SP E C I A L IN S P E C T O R QU A L I F I C A T I O N S 70 2 . 1 I n s t a l l e r tr a i n i n g 70 2 . 2 S p e c i a l in s p e c t i o n 70 3 . 1 Do c u m e n t a t i o n C A L G R E E N 20 5 8 F I X L I N I ( L O T 2 ) 35 7 7 . 5 S F S I N G L E F A M I L Y , T W O S T O R Y R E S I D E N C E , T W O C A R G A R A G E , D E C K S O N 2 N D F L R Y WP C P WP C P A2 . 0 1 A2 . 0 1 N/ A A2 . 0 1 A2 . 0 1 N/ A A2 . 0 1 A2 . 0 1 N/ A NA / A2 . 0 1 A2 . 0 1 L- 2 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 6 . 1 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 4 1 0 . 1 NA A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 1 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 2 . 1 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 2 . 2 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 2 . 3 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 2 . 4 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 3 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 4 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 4 . 5 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 5 . 2 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 5 . 3 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 6 . 1 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 6 . 1 NA A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 7 0 2 . 1 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 7 0 2 . 2 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 7 0 3 . 1 A0 . 0 0 CA L G R E E N M A N D A T O R Y ME A S U R E S N O T E 4 . 5 0 5 . 2 20 1 3 C A L G R E E N R E S I D E N T I A L M A N D A T O R Y M E A S U R E S 4. 1 0 6 . 2 . A PL A N IS DE V E L O P E D & IM P L E M E N T E D TO MA N A G E ST O R M AF T E R DR A I N A G E DU R I N G CO N S T R U C T I O N . 4. 1 0 6 . 3 . CO N S T R U C T I O N PL A N S SH A L L IN D I C A T E HO W SI T E GR A D I N G OR A DR A I N A G E SY S T E M WI L L MA N A G E AL L SU R F A C E WA T E R FL O W S TO KE E P WA T E R FR O M EN T E R I N G BU I L D I N G S . 4. 2 0 1 . 1 . BU I L D I N G ME E T S OR EX C E E D S TH E RE Q U I R E M E N T S OF TH E CA L I F O R N I A BU I L D I N G EN E R G Y EF F I C I E N C Y ST A N D A R D S . 4. 3 0 3 . 1 . PL U M B I N G FI X T U R E S (W A T E R CL O S E T S & UR I N A L S ) & FI T T I N G S (F A U C E T S & SH O W E R H E A D S ) IN S T A L L E D IN RE S I D E N T I A L BU I L D I N G S SH A L L CO M P L Y WI T H TH E PR E S C R I P T I V E RE Q U I R E M E N T S OF SE C T I O N S 4. 3 0 3 . 1 . 1 TH R O U G H 4. 3 0 3 . 1 . 4 . 4 . 4. 3 0 4 . 1 . AU T O M A T I C IR R I G A T I O N SY S T E M S CO N T R O L L E R S IN S T A L L E D AT TH E TI M E OF FI N A L IN S P E C T I O N SH A L L BE WE A T H E R OR SO I L MO I S T U R E - B A S E D . 4. 4 0 6 . 1 . AN N U L A R SP A C E S AR O U N D PI P E S , EL E C T R I C CA B L E S , CO N D U I T S OR OT H E R OP E N I N G S IN PL A T E S AT EX T E R I O R WA L L S SH A L L BE PR O T E C T E D AG A I N S T TH E PA S S A G E OF RO D E N T S BY CL O S I N G SU C H OP E N I N G S WI T H CE M E N T MO R T A R , CO N C R E T E MA S O N R Y OR SI M I L A R ME T H O D AC C E P T A B L E TO TH E EN F O R C I N G AG E N C Y . 4. 4 0 8 . 1 . RE C Y C L E &/ O R SA L V A G E FO R RE U S E A MI N I M U M OF 50 % OF TH E NO N - H A Z A R D O U S CO N S T R U C T I O N & DE M O L I T I O N WA S T E IN AC C O R D A N C E WI T H ON E OF TH E FO L L O W I N G : 1. CO M P L Y WI T H A MO R E ST R I N G E N T LO C A L CO N S T R U C T I O N & DE M O L I T I O N WA S T E MA N A G E M E N T OR D I N A N C E ; OR 2. A CO N S T R U C T I O N WA S T E MA N A G E M E N T PL A N , PE R SE C T I O N 4. 4 0 8 . 2 ; OR 3. A WA S T E MA N A G E M E N T CO M P A N Y , PE R SE C T I O N 4. 4 0 8 . 3 ; OR 4. TH E WA S T E ST R E A M RE D U C T I O N AL T E R N A T I V E , PE R SE C T I O N 4. 4 0 8 . 4 4. 4 1 0 . 1 . AN OP E R A T I O N & MA I N T E N A N C E MA N U A L SH A L L BE PR O V I D E D TO TH E BL D G OC C U P A N T OR OW N E R . 4. 5 0 3 . 1 . AN Y IN S T A L L E D GA S FI R E P L A C E SH A L L BE A DI R E C T - V E N T SE A L E D - C O M B U S T I O N TY P E . AN Y IN S T A L L E D WO O D S T O V E OR PE L L E T ST O V E SH A L L CO M P L Y WI T H TH E US EP A PH A S E II EM I S S I O N LI M I T S WH E R E AP P L I C A B L E . WO O D S T O V E S , PE L L E T ST O V E S & FI R E P L A C E S SH A L L AL S O CO M P L Y WI T H AP P L I C A B L E LO C A L OR D I N A N C E S . 4. 5 0 4 . 1 . DU C T OP E N I N G S & OT H E R RE L A T E D AI R DI S T R I B U T I O N CO M P O N E N T OP E N I N G S SH A L L BE CO V E R E D DU R I N G CO N S T R U C T I O N . 4. 5 0 4 . 2 . 1 . AD H E S I V E S , SE A L A N T S & CA U L K S SH A L L BE CO M P L I A N T WI T H VO C & OT H E R TO X I C CO M P O U N D LI M I T S . 4. 5 0 4 . 2 . 2 . PA I N T S , ST A I N S & OT H E R CO A T I N G S SH A L L BE CO M P L I A N T WI T H VO C LI M I T S . 4. 5 0 4 . 2 . 3 . AE R O S O L , PA I N T S & CO A T I N G S SH A L L BE CO M P L I A N T WI T H PR O D U C T WE I G H T E D MF R LI M I T S & RO C & OT H E R TO X I C CO M P O U N D S . 4. 5 0 4 . 2 . 4 . DO C U M E N T A T I O N SH A L L BE PR O V I D E D TO VE R I F Y TH A T CO M P L I A N T VO C LI M I T FI N I S H MA T E R I A L S HA V E BE E N US E D . 4. 5 0 4 . 3 . CA R P E T & CA R P E T SY S T E M S SH A L L BE CO M P L I A N T WI T H VO C LI M I T S . 4. 5 0 4 . 4 . 80 % OF FL O O R AR E A RE C E I V I N G RE S I L I E N T FL O O R I N G SH A L L CO M P L Y WI T H TH E VO C - E M I S S I O N LI M I T S DE F I N E D IN TH E CO L L A B O R A T I V E FO R HI G H PE R F O R M A N C E SC H O O L S (C H P S ) HI G H PE R F O R M A N C E PR O D U C T S DA T A B A S E OR BE CE R T I F I E D UN D E R TH E RE S I L I E N T FL O O R CO V E R I N G IN S T I T U T E (R F C I ) FL O O R S C O R E PR O G R A M ; OR ME E T CA DE P T . OF PU B L I C HE A L T H , ST A N D A R D ME T H O D FO R TH E TE S T I N G & EV A L U A T I O N OF VO L A T I L E OR G A N I C CH E M I C A L EM I S S I O N S FR O M IN D O O R SO U R C E S US I N G EN V I R O N M E N T A L CH A M B E R S , VE R S I O N 1. 1 , FE B R U A R Y 20 1 0 (A L S O KN O W N AS SP E C I F I C A T I O N 01 3 5 0 ) . 4. 5 0 4 . 5 . PA R T I C L E BO A R D , ME D I U M DE N S I T Y FI B E R B O A R D (M D F ) & HA R D W O O D PL Y W O O D US E D IN IN T E R I O R FI N I S H SY S T E M S SH A L L CO M P L Y WI T H LO W FO R M A L D E H Y D E EM I S S I O N ST A N D A R D S . 4. 5 0 5 . 2 . VA P O R RE T A R D E R & CA P I L L A R Y BR E A K IS IN S T A L L E D AT SL A B - O N - G R A D E FO U N D A T I O N S . 4. 5 0 5 . 3 . MO I S T U R E CO N T E N T OF BU I L D I N G MA T E R I A L S US E D IN WA L L & FL O O R FR A M I N G IS CH E C K E D BE F O R E EN C L O S U R E . 4. 5 0 6 . 1 . EA C H BA T H R O O M SH A L L BE ME C H A N I C A L L Y VE N T I L A T E D & SH A L L BE EN E R G Y ST A R CO M P L I A N T & BE DU C T E D TO TE R M I N A T E OU T S I D E TH E BU I L D I N G . EA C H FA N MU S T BE HU M I D I T Y CO N T R O L L E D FO R A RE L A T I V E HU M I D I T Y RA N G E OF 50 % TO A MA X I M U M OF 80 % . 4. 5 0 7 . 2 . DU C T SY S T E M S AR E SI Z E D , DE S I G N E D & EQ U I P M E N T IS SE L E C T E D US I N G TH E FO L L O W I N G ME T H O D S : 1. ES T A B L I S H HE A T LO S S & HE A T GA I N VA L U E S AC C O R D I N G TO AN S I / A C C A 2 MA N U A L J- 2 0 0 4 OR EQ U I V A L E N T 2. SI Z E DU C T SY S T E M S AC C O R D I N G TO AN S I / A C C I 1 MA N U A L D- 2 0 0 9 OR EQ U I V A L E N T 3. SE L E C T HE A T I N G & CO O L I N G EQ U I P M E N T AC C O R D I N G TO AN S I / A C C A 3 MA N U A L S- 2 0 0 4 OR EQ U I V A L E N T . 70 2 . 1 . HV A C SY S T E M IN S T A L L E R S AR E TR A I N E D & CE R T I F I E D IN TH E PR O P E R IN S T A L L A T I O N OF HV A C SY S T E M S . 70 2 . 2 . SP E C I A L IN S P E C T O R S EM P L O Y E D BY TH E EN F O R C I N G AG E N C Y MU S T BE QU A L I F I E D & AB L E TO DE M O N S T R A T E CO M P E T E N C E IN TH E DI S C I P L I N E TH E Y AR E IN S P E C T I N G . 70 3 . 1 . VE R I F I C A T I O N OF CO M P L I A N C E WI T H TH E CO D E MA Y IN C L U D E CO N S T R U C T I O N DO C U M E N T S , PL A N S , SP E C I F I C A T I O N S , BU I L D I N G OR IN S T A L L E D CE R T I F I C A T I O N , IN S P E C T I O N RE P O R T S , OR OT H E R ME T H O D S AC C E P T A B L E TO TH E EN F O R C I N G AG E N C Y WH I C H SH O W SU B S T A N T I A L CO N F O R M A N C E . 9. BA C K FL O W PR E V E N T I O N DE V I C E S SH A L L BE PR O V I D E D AT AL L HO S E BI B B S & LA W N SP R I N K L E R SY S T E M S . 10 . WA T E R CL O S E T S : 10 . 1 . SH A L L ME E T OR EX C E E D TH E MI N I M U M PE R F O R M A N C E CR I T E R I A DE V E L O P E D FO R CE R T I F I C A T I O N OF HI G H - E F F I C I E N C Y TO I L E T S UN D E R TH E WA T E R S E N S E PR O G R A M SP O N S O R E D BY TH E U. S . EN V I R O N M E N T A L PR O T E C T I O N AG E N C Y (E P A ) . 10 . 2 . CO D E SH A L L HA V E A MA X I M U M OF 1. 2 8 GA L L O N S PE R FL U S H & SH A L L ME E T AN S I ST A N D A R D A1 1 2 . 1 9 . 2 H& S CO D E . 10 . 3 . PR O V I D E A MI N . OF 24 " CL R IN FR O N T OF FI X T U R E & A MI N . CO M P A R T M E N T WI D T H OF 30 " . 11 . SH O W E R S : 11 . 1 . SH O W E R S SH A L L BE PR O V I D E D WI T H IN D I V I D U A L CO N T R O L VA L V E S OF TH E PR E S S U R E BA L A N C E , TH E R M O S T A T I C , OR CO M B I N A T I O N PR E S S U R E BA L A N C E / T H E R M O S T A T I C MI X I N G VA L V E TY P E TH A T PR O V I D E SC A L D & TH E R M A L SH O C K PR O T E C T I O N . HA N D L E PO S I T I O N ST O P S SH A L L BE PR O V I D E D ON SU C H VA L V E S & SH A L L BE AD J U S T E D PE R TH E MA N U F A C T U R E R ' S IN S T R U C T I O N S TO DE L I V E R A MA X I M U M MI X E D WA T E R SE T T I N G OF 12 0 DE G R E E S FA R E N H E I T . TH E WA T E R HE A T E R TH E R M O S T A T SH A L L NO T BE CO N S I D E R E D A SU I T A B L E CO N T R O L FO R ME E T I N G TH I S PR O V I S I O N . 11 . 2 . SH O W E R DO O R S SH A L L OP E N SO AS TO MA I N T A I N A MI N I M U M UN O B S T R U C T E D OP E N I N G OF 22 DE G R E E S FO R EG R E S S . 11 . 3 . AL L GL A Z I N G EN C L O S U R E S AR O U N D SH O W E R EN C L O S U R E S TE M P E R E D OR SA F E T Y GL A Z I N G . 11 . 4 . PR O V I D E A MI N I M U M 2" HI G H TO A MA X . 9" HI G H SH O W E R DA M AT AL L SH O W E R LO C A T I O N S PE R CP C SE C T I O N 40 8 . 5 . 11 . 5 . SH O W E R FL O O R S & IN SH O W E R CO M P A R T M E N T S SH A L L BE FI N S I H E D WI T H A NO N A B S O R B E N T SU R F A C E . SU C H WA L L SU R F A C E SH A L L EX T E N D TO A HE I G H T OF NO T LE S S TH A N 72 " AF F . 12 . TH E CO N T R A C T O R MU S T DE T E R M I N E IN AD V A N C E OF CO M M E N C I N G WO R K TH A T EX I S T I N G WA T E R FL O W S , PR E S S U R E S IN V E R T EL E V A T I O N S AR SU F F I C I E N T TO ME E T RE Q U I R E M E N T S OF TH E PR O J E C T . 13 . WA T E R HE A T E R S MU S T CO M P L Y WI T H CH 5 OF TH E 20 1 3 CP & WI T H TH E 20 1 3 CE E C 15 0 . 0 (n ) . 13 . 1 . WA T E R HE A T E R S SH A L L BE AN C H O R E D OR ST R A P P E D TO RE S I S T HO R I Z O N T A L DI S P L A C E M E N T DU E TO EA R T H Q U A K E MO T I O N . ST R A P P I N G SH A L L BE AT PO I N T S WI T H I N TH E UP P E R ON E - T H I R D (1 / 3 ) & LO W E R ON E - T H I R D (1 / 3 ) OF IT S VE R T I C A L DI M E N S I O N S . AT TH E LO W E R PO I N T , A MI N I M U M DI S T A N C E OF 4" SH A L L BE MA I N T A I N E D AB O V E TH E CO N T R O L S WI T H TH E ST R A P P I N G PE R 20 1 3 CP C 50 7 . 2 . 13 . 2 . PR O V I D E A 12 0 V EL E C T R I C A L RE C E P T A C L E TH A T IS WI T H I N 3 FE E T FR O M TH E WA T E R HE A T E R & AC C E S S I B L E TO TH E WA T E R HE A T E R WI T H NO OB S T R U C T I O N S . 13 . 3 . PR O V I D E A CA T E G O R Y II I OR IV VE N T , OR A TY P E B VE N T WI T H ST R A I G H T PI P E BE T W E E N TH E OU T S I D E TE R M I N A T I O N & TH E SP A C E WH E R E TH E WA T E R HE A T E R IS IN S T A L L E D . 13 . 4 . PR O V I D E A CO N D E N S A T E DR A I N TH A T IS NO MO R E TH A N 2" HI G H E R TH A N TH E BA S E OF TH E IN S T A L L E D WA T E R HE A T E R & AL L O W S NA T U R A L DR A I N I N G WI T H O U T PU M P AS S I S T A N C E . 13 . 5 . PR O V I D E A GA S SU P P L Y LI N E WI T H A CA P A C I T Y OF AT LE A S T 20 0 , 0 0 0 BT U / H R . A t t a c h m e n t 2 A R C 2 - 1 4 A t t a c h m e n t 2 A R C 2 - 1 5 A t t a c h m e n t 2 A R C 2 - 1 6 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e t h e p r o p e r t y of V e l l u m D e s i g n B u i l d , In c . A l l d e s i g n s a n d o t h e r in f o r m a t i o n o n th e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , In c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 SI T E P L A N & S I T E SE C T I O N A1 . 0 1 SI T E P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . 23 . 24 . 25 . 26 . 27 . 42 " M E T A L G U A R D R A I L 8. 6 ' x 1 8 . 5 ' P A R K I N G S P A C E F O R O W N E R O F L O T 1 8. 6 ' x 1 8 . 5 ' P A R K I N G S P A C E F O R S E C O N D A R Y D W E L L I N G , O W N E R O F L O T 1 SH A L L P R O V I D E A N O F F E R O F D E D I C A T I O N T O L O T 2 F O R A C C E S S A N D US A G E 8. 6 ' x 1 8 . 5 ' P A R K I N G S P A C E T O M E E T R E Q U I R E M E N T F O R 3 R D O F F S T R E E T PA R K I N G S P A C E , O W N E R O F L O T 1 S H A L L P R O V I D E A N O F F E R O F DE D I C A T I O N T O L O T 2 F O R A C C E S S A N D U S A G E AP P R O X I M A T E L O C A T I O N O F E X I S T I N G 1 " C I T Y W A T E R S E R V I C E F O R L O T 2 AP P R O X I M A T E L O C A T I O N O F E X I S T I N G 1 " C I T Y W A T E R M E T E R F O R L O T 2 AP P R O X I M A T E L O C A T I O N O F E X I S T I N G C A T V S E R V I C E , F I L E D V E R I F Y . AP P R O X I M A T E L O C A T I O N O F E X I S T I N G E L E C T R I C A L S E R V I C E , F I E L D VE R I F Y . AP P R O X I M A T E L O C A T I O N O F E X I S T I N G G A S S E R V I C E F O R L O T 2 , F I E L D VE R I F Y P O I N T O F C O N N E C T I O N AP P R O X I M A T E L O C A T I O N O F E X I S T I N G S E W E R L I N E F O R L O T 2 , F I E L D VE R I F Y P O I N T O F C O N F E C T I O N AP P R O X I M A T E L O C A T I O N O F E X I S T I N G T E L E P H O N E S E R V I C E , F I L E D VE R I F Y . AP P R O X I M A T E L O C A T I O N O F E X I S T I N G U T I L I T Y S E R V I C E F O R L O T 1 , UN D E R S E P A R A T E P E R M I T . AP P R O X I M A T E L O C A T I O N O F F U T U R E A C U N I T , P R O V I D E P O W E R . AP P R O X I M A T E L O C A T I O N O F N E W 1 " W A T E R S E R V I C E F R O M M E T E R T O HO U S E F O R L O T 2 AP P R O X I M A T E L O C A T I O N O F U T I L I T I E S A T L O T 1 S H O W N F O R R E F E R E N C E ON L Y , R E F E R T O P M T 2 0 1 6 - _ _ _ _ _ F O R M O R E I N F O R M A T I O N . AP P R O X I M A T E . F I R E R I S E R L O C A T I O N BE N C H S E A T I N G , R E F E R T O D E T A I L - / - CO N C R E T E C U R B CO N C R E T E D R I V E W A Y , N O T P A R T O F T H I S P E R M I T . R E F E R T O P E R M I T PM T - 2 0 1 6 - _ _ _ _ _ F O R A D D I T I O N A L I N F O R M A T I O N . O W N E R O F L O T 1 S H A L L PR O V I D E A N O F F E R O F D E D I C A T I O N T O L O T 2 F O R A C C E S S CO N C R E T E L A N D I N G CO N C R E T E S T E P S DA S H E D L I N E I N D I C A T E S R E Q U I R E D M I N . B U I L D I N G S E T B A C K EA S E M E N T : D A S H E D L I N E I N D I C A T E S 1 0 ' - 0 " U T I L I T Y E A S E M E N T EX I S T I N G C O N C R E T E A P R O N T O B E R E M O V E D A N D R E P L A C E D W I T H SI D E W A L K , P E R C I T Y O F S L O S T A N D A R D S EX I S T I N G C O N C R E T E A P R O N , T O R E M A I N EX I S T I N G C O N C R E T E C U R B / G U T T E R , T O R E M A I N EX I S T I N G C O N C R E T E S I D E W A L K T O B E R E M O V E D . 28 . 29 . 30 . 31 . 32 . 33 . 34 . 35 . 36 . 37 . 38 . 39 . 40 . 41 . 42 . 43 . 44 . 45 . 46 . 47 . 48 . 49 . 50 . 51 . 52 . 53 . EX I S T I N G C O N C R E T E S T O R M D R A I N I N L E T , T O R E M A I N EX I S T I N G H O G W I R E F E N C E T O R E M A I N . R E P A I R A S N E E D E D EX I S T I N G O A K T R E E S A L O N G S T R E E T F R O N T A G E T O R E M A I N ( T Y P . O F 4 CO M B I N E D A T L O T S 1 A N D 2 ) , P R O V I D E P R O T E C T I V E F E N C I N G A T D R I P LI N E . GA S F I R E P I T , P R O V I D E G A S S T U B O U T GA S M E T E R , F I E L D V E R I F Y P O I N T O F C O N N E C T I O N GR A V E L P A T H W A Y , R E F E R T O L A N D S C A P E P L A N S F O R M O R E IN F O R M A T I O N JO I N T T R E N C H F O R U T I L I T Y S E R V I C E T O L O T S 1 A N D 2 , R E F E R T O N E W UT I L I T Y E A S E M E N T LA N D S C A P E B E D LA N D S C A P E T E R R A C E S LA N D S C A P I N G , R E F E R T O L A N D S C A P E 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 ME T A L G A T E NE W 2 0 0 A M P E L E C T R I C A L M E T E R , F I E L D V E R I F Y P O I N T O F C O N N E C T I O N NE W C O N C R E T E V D I T C H S W A L E , R E F E R T O C I V I L D R A W I N G S F O R AD D I T I O N A L R E Q U I R E M E N T S NE W H O G W I R E F E N C E , M A T C H L I K E A N D K I N D O F E X I S T I N G . AP P R O X I M A T E H E I G H T I S 4 2 " , F I E L D V E R I F Y NE W S E W E R L I N E , F I E L D V E R I F Y , P . O . C . NE W S I D E W A L K A N D G U T T E R , P E R C I T Y O F S L O S T A N D A R D S NE W W O O D F E N C E , 3 ' - 0 " T A L L NE W W O O D F E N C E , 4 ' - 0 " T A L L NE W W O O D F E N C E , 6 ' - 0 " T A L L PA V E R S , I N S T A L L P E R M F G . R E C O M M E N D A T I O N S , R E F E R T O S O I L S RE P O R T F O R G R A V E L B A S E R E Q U I R E M E N T S . PR O P E R T Y L I N E , R E F E R T O T H E O V E R A L L S I T E P L A N O N S H E E T T 1 . 0 F O R FU L L E X T E N T O F P R O P E R T Y L I N E S . PR O P O S E D L O C A T I O N O F S E W E R L I N E C L E A N O U T RE T A I N I N G W A L L P E R C I V I L D R A W I N G S SH A R E D D R I V E W A Y , O F F E R O F D E D I C A T I O N T O L O T 2 TR A S H A R E A . S U F F I C I E N T S P A C E F O R T H R E E 3 0 " x 3 0 " R U B B I S H B I N S WO O D G A T E W \/ \/ \/ / / \/ \/ \/ \/ / \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ / \/ \/ \/ \/ / / \/ \/ \/ \/ \/ \/ / \/ \/ / \/ \/ \/ \/ / \/ \/ \/ \/ / \/ \/ / \/ \/ \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ /\/ / \/ / \/ / \/ / \/ / \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ / \/ \/ \/ \/ \/ \/ \ \ \/ \/ \\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/ \/ \/ \/ \/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/ X X X X X \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \ / \/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\/\\// \/\/\/\/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ \ \ \/ \/ \/ X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X \/ \/ \/ \/ \/ / \/ \/ / \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ / \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ \/ S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W SDSD S D S D SD SD SD SD SD S SD SD SD SD SD G G G G G G G G G G G G G G G UV ( 3 7 5 ) ( 3 8 0 ) ( 3 8 5 ) ( 3 9 0 ) ( 3 9 5 ) ( 4 0 0 ) ( 4 0 5 ) ( 4 0 5 ) ( 4 0 5 ) (373 ) ( 3 7 3 ) (374) ( 3 7 6 ) ( 3 7 7 ) ( 3 7 8 ) ( 3 7 9 ) ( 3 8 1 ) ( 3 8 2 ) ( 3 8 3 ) ( 3 8 4 ) ( 3 8 6 ) ( 3 8 7 ) ( 3 8 8 ) ( 3 8 9 ) ( 3 9 1 ) ( 3 9 2 ) ( 3 9 3 ) ( 3 9 4 ) ( 3 9 6 ) ( 3 9 7 ) ( 3 9 8 ) ( 3 9 9 ) ( 4 0 1 ) ( 4 0 2 ) ( 4 0 3 ) ( 4 0 4 ) ( 4 0 ( 3 9 0 ) (3 9 5 ) ( 3 8 6 ) ( 3 8 7 ) ( 3 8 8 ) ( 3 8 9 ) ( 3 9 1 ) ( 3 9 2 ) ( 3 9 3 ) ( 3 9 4 ) ( 3 9 6 ) ( 3 9 7 ) ( 3 9 8 ) S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S D S G A S G A S G A S G A S G A S G A S JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT J T J T J T J T J T J T J T J T J T J T J T J T J T J T JTJTJTJTJT J T SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS SS SS J T J T J T J T J T J T J T J T J T J T J T J T J T JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT J T J T J T J T JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WW U P CO V E R E D PA T I O CO N C R E T E PA T I O F I X L I N I S T R E E T T R G FF = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y GAS ELECTRIC T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L E E E E E E E E UP 7 5 ) F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E TV/TEL TV / T E L G G G G G G G G G G G G G G G G G G G G SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E T V / T E L WM W W W W W W W W W W W W W W W W W W W W W W W W W E E E E E E E E E E E E E E E E E E E DN LA N D S C A P I N G LA N D S C A P I N G FG = + / - 3 9 3 . 2 3 D N UP L A N D S C A P I N G WM T R G G A T E 2 PA T I O A T SE C O N D F L O O R FS 3 9 8 . 3 3 LO W P O I N T 38 7 . 5 7 ' HI G H P O I N T 39 7 . 2 6 SI N G L E F A M I L Y R E S I D E N C E FF = 3 8 8 . 5 ' LA N D S C A P I N G LA N D S C A P I N G W S S S S S S W W W W W ST O R M D R A I N GA S S S E E G T V / T E L T V / T E L SE W E R G A S ELE C T R I C FF = 3 8 8 . 0 0 A T G A R A G E E N T R Y FF = 3 8 8 . 3 3 A T R E A R O F G A R A G E LA N D S C A P I N G GA R A G E FF = 3 8 8 . 0 ' AC W W W PL A N T E R PL A N T E R PL A N T E R PL A N T E R DG / G R A V E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L TV / T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L T V / T E L E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G F I X L I N I S T R E E T D SD D D D S S JT JT JT JT JT JT G G G G G G G JTS E E E E E E E E G G G G E E E E G ( 3 7 5 ) 3 7 7 5 5 ) ( 3 7 6 ) ( 3 7 3 7 6 ) 7 7 ) SS SS SS S S SS SS SS SS S S ( 3 7 7 7 ) S S SS SS SS SS ( 3 7 7 7 ) S S 7 5 ) ( 3 7 5 ) 3 7 7 7 ) S S LA N D S C A P I N G DN 6'- 0 " T A L L W O O D F E N C E 5' - 0 " 10 ' - 0 " 10'-0" 26 ' - 0 " AC T U A L B L D G . S E T B A C K 6'- 0 " 3'- 0 " T A L L W O O D F E N C E 6'- 0 " T A L L W O O D F E N C E 3'- 0 " T A L L H O G W I R E F E N C E 6 ' - 0 " T A L L W O O D F E N C E 6 ' - 0 " T A L L W O O D F E N C E 8 ' - 2 " A C T U A L S E T B A C K 5 ' - 0 " B L D G S E T B A C K 19 ' - 8 3 / 8 " AC T U A L S E T B A C K 5' - 0 " BL D G S E T B A C K 20 ' - 0 " RE Q U I R E D S E T B A C K 5 ' - 4 " A C T U A L S E T B A C K 1 3 ' - 8 1 / 2 " A C T U A L S E T B A C K 9 ' - 9 " A C T U A L S E T B A C K 5 ' - 0 " 3 ' - 2 " 18 ' - 0 " 4' - 0 " T A L L W O O D F E N C E 3'- 0 " 3 ' - 0 " T A L L H O G W I R E F E N C E 5 ' - 0 " G A T E 1 AR C H I T E C T U R A L S I T E P L A N - R E F E R T O C I V I L D R A W I N G S F O R S P E C I F I C S I T E I N F O R M A T I O N Sc a l e : 1 / 8 " = 1 ' - 0 " 50 39 31 4 52 26 48 23 22 LO T 2 LO T 1 (U N D E R S E P A R A T E P E R M I T ) 48 50 32 35 18 1 35 47 37 4737 21 17 46 21 48 41 46 41 46 44 53 21 3 45 45 46 21 36 1 38 1 50 2427 43 9 7 8 11 42 6 14 49 34 15 15 13 28 30 30 30 35 51 51 SH A R E D D R I V E W A Y 19 19 12 25 10 5 30 22 37 33 OP E N S P A C E 40 29 16 20 20 20 20 37 2 A t t a c h m e n t 2 A R C 2 - 1 7 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 FI R S T FL O O R P L A N A2 . 0 1 A A4 . 0 1 A A4 . 0 1 A 1 2 5 6 7 1 2 5 4 B D E 7 6 A B D EC B A 4 . 0 1 B A 4 . 0 1 3 3 8 8 9 9 C F F 4 C A 1 . 0 1 C A 1 . 0 1 B A 4 . 0 1 B A 4 . 0 1 D W BA T H 2' - 0 " BE D R O O M T V TV BA T H 4' - 7 " LA U N D R Y ME D I A FL E X S P A C E OF F I C E BE D R O O M 1 2 ' - 2 1 / 2 "11 ' - 8 " 12 ' - 1 1 " 1 2 ' - 2 1 / 2 " 1'- 0 " 7' - 2 " 11 ' - 7 " 4 ' - 0 " CL O S E T CL O S E T C L O S E T 4 ' - 5 " 2 1 ' - 0 1 / 2 " 6 ' - 5 " 1 2 ' - 8 " 4 4 ' - 6 1 / 2 " 3 1 ' - 1 0 1 / 2 " 79 ' - 3 " 11 ' - 4 1 / 2 " 18 ' - 3 1 / 2 " 15 ' - 1 0 1 / 2 " 2' - 6 " 16 ' - 5 " 3' - 0 " 11 ' - 9 1 / 2 " 8' - 5 1 / 2 " 14 ' - 2 1 / 2 " 34 ' - 5 " 22 ' - 2 " 79 ' - 3 " 4 4 ' - 6 1 / 2 " 8 ' - 4 1 / 2 " 2 3 ' - 6 " 1 2 ' - 8 " EN T R Y UP (1 7 ) 1 2 . 0 " T R E A D S (1 8 ) 7 . 2 5 " RIS E R S 1' - 0 " PA T I O BA R 1' - 0 " 6 ' - 9 1 / 2 " 1 0 ' - 1 " 5 ' - 8 1 / 2 " OP E N T O A B O V E 2- C A R GA R A G E RE F R I G MI C R O AR T S T U D I O CL O S E T WO R K B E N C H EL E V A T O R 2 0 ' - 1 1 / 2 " 2 ' - 6 " 2 ' - 8 " L I N E N S OP T I O N A L LA U N D R Y SH O O T FL O O R P L A N - F I R S T F L O O R Sc a l e : 1 / 4 " = 1 ' - 0 " A t t a c h m e n t 2 A R C 2 - 1 8 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 SE C O N D FL O O R P L A N A2 . 0 2 A A4 . 0 1 A A4 . 0 1 A 1 2 5 6 7 1 2 5 4 B D E 7 6 A B D EC B A 4 . 0 1 B A 4 . 0 1 3 3 8 8 9 9 C F F 4 C A 1 . 0 1 C A 1 . 0 1 B A 4 . 0 1 B A 4 . 0 1 TV KI T C H E N KI T C H E N GR E A T R O O M MA S T E R BA T H R O O M MA S T E R B E D R O O M MI R R O R BE N C H DR A W E R S (S H E L V E S A B V ) 1 3 ' - 9 1 / 2 " M I R R O R R E F R I G E R A T O R O V E N S 3 ' - 9 " 4' - 0 " 4 ' - 0 " DW24 " 79 ' - 3 " 8' - 5 1 / 2 " 21 ' - 2 1 / 2 " 49 ' - 7 " 4 4 ' - 6 1 / 2 " 4 4 ' - 6 1 / 2 " 79 ' - 3 " 4 ' - 5 " 2 1 ' - 0 1 / 2 " 6 ' - 5 " 1 2 ' - 8 " 16 ' - 4 " 33 ' - 3 " 8 ' - 4 1 / 2 " 2 3 ' - 6 " 1 2 ' - 8 " 8' - 5 1 / 2 " 14 ' - 2 1 / 2 " 34 ' - 5 " 22 ' - 2 " DI N I N G 18 ' - 5 1 / 2 " DE C K DO W N (1 7 ) 1 2 . 0 " T R E A D S (1 8 ) 7 . 2 5 " RI S E R S 1' - 0 " 1' - 0 " 1 7 ' - 0 3 / 4 " 14 ' - 2 1 / 2 " 1' - 0 " DE C K CO V E R E D D E C K CL O S E T 5 ' - 0 1 / 2 " 1 ' - 3 " 4 ' - 7 1 / 2 " 4 ' - 5 1 / 2 " 3 ' - 1 1 1 / 2 " 1 7 ' - 1 " DR A W E R S (S H E L V E S A B V ) PA N T R Y EL E V A T O R 5' - 0 " 5' - 0 " 1' - 4 " 6' - 6 " 1' - 4 " 3' - 1 1 1 / 2 " PO W D E R SH O W E R ST A I R W E L L OP E N T O B E L O W FL O O R P L A N - S E C O N D F L O O R Sc a l e : 1 / 4 " = 1 ' - 0 " A t t a c h m e n t 2 A R C 2 - 1 9 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 RO O F P L A N A2 . 0 4 RO O F P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " A A4 . 0 1 A A4 . 0 1 A 1 2 5 6 7 1 2 5 4 B D E 7 6 A B D EC B A 4 . 0 1 B A 4 . 0 1 3 3 8 8 9 9 C F F 4 C A 1 . 0 1 C A 1 . 0 1 B A 4 . 0 1 B A 4 . 0 1 FL A T R O O F DE C K B E L O W D E C K B E L O W PA T I O B E L O W SL O P E S L O P E S L O P E SL O P E FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L FU T U R E SO L A R P A N E L SL O P E SL O P E S L O P E SL O P E S L O P E S L O P E RO O F D E C K AT L O W E R F L A T R O O F C U R B F U T U R E F U T U R E S P A S P A S P A F U T U R E F U T U R E R R B A R B A R F R I D G E F R I D G E F U T F U T U R E U R E S T E S T E E P S E P S E E E E TA B L E T A B E FI R E F R E P I T P T DE C K B E L O W SL O P E SL O P E SY N T H E T I C L A W N SL O P E SL O P E 9 4 6 12 2 3 8 10 4 10 410 3 112 7 17 16 13 14 1 1 15 11 2 15 15 8 5 8 11 11 511 104 RO O F P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . CR I C K E T : P R O V I D E R O O F C R I C K E T T O D I R E C T W A T E R T O W A R D S D R A I N . M A I N T A I N A MI N . S L O P E O F 1 / 4 " / F T M I N T O D R A I N . DA S H E D L I N E I N D I C A T E S W A L L B E L O W DE C K B E L O W , R E F E R T O S E C O N D F L O O R P L A N F O R M O R E I N F O R M A T I O N DO W N S P O U T L O C A T I O N EL E V A T O R S H A F T FU T U R E G A S F I R E P I T , P R O V I D E G A S S T U B . FU T U R E S P A , P R O V I D E P O W E R GU A R D R A I L : P R O V I D E A C A B L E R A I L G U A R D R A I L A T P E R I M E T E R O F R O O F D E C K , T O P O F GU A R D R A I L S H A L L B E 4 2 " A F F , R E F E R T O D E T A I L - / - LO W S L O P E R O O F : S L O P E 1 / 4 " / F T M I N T O D R A I N ; T P O W A T E R P R O O F M E M B R A N E RO O F I N G , I N S T A L L P E R M F R . S P E C I F I C A T I O N S , R E F E R T O D E T A I L - - / - OV E R F L O W S C U P P E R PA R A P E T , R E F E R T O D E T A I L - / - PR E - F A B . S P I R A L S T A I R - R E F E R T O S H O P D R A W I N G S RO O F D E C K : C O M P O S I T E W O O D D E C K I N G O V E R S L E E P E R S O V E R S T R U C T U R A L SH E A T H I N G P E R S T R U C T U R A L D R A W I N G S , I N S T A L L P E R M F R ' S S P E C I F I C A T I O N S , R E F E R TO D E T A I L - / - RO O F D E C K : S L O P E 1 / 4 " / F T M I N T O T R E N C H D R A I N ; W P M E M B R A N E I N S T A L L E D P E R MF R ' S S P E C I F I C A T I O N S , R E F E R T O D E T A I L - / - RO O F O V E R H A N G , R E F E R T O S E C T I O N D R A W I N G S A N D D E T A I L - / - F O R M O R E IN F O R M A T I O N SY N T H E T I C L A W N B Y S Y N L A W N , M O D E L R O O F D E C K P L A T I N U M W I T H A S T M E 1 0 8 C L A S S A F I R E R A T I N G , O R E Q U A L , I N S T A L L P E R M F R S P E C I F I C A T I O N S TR O U G H D R A I N T O C O N N E C T T O R O O F S C U P P E R A t t a c h m e n t 2 A R C 2 - 2 0 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 EL E V A T I O N S A3 . 0 1 9 ' - 1 " P L A T E 3 ' - 6 " 8 ' - 0 " H E A D E R 2 0 8 5 3 ' - 6 " PL PL 2 5 ' - 0 " M A X . H T . AV G . N . G . 39 2 . 4 2 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' 1 0 ' - 1 5 / 8 " SE C O N D F L O O R 39 8 . 6 3 ' 9 ' - 1 " P L A T E 1 2 ' - 6 " P L A T E GA R A G E F L O O R 38 8 . 3 3 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' AV G . N . G . 39 2 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' GA R A G E F L O O R 38 8 . 3 3 ' RE A R Y A R D F . G . +/ - 3 9 7 . 8 9 ' 9 ' - 1 " P L A T E SI D E Y A R D F . G . 39 3 . 2 3 ' PA I N T - 1 ST O N E - 2 SI D I N G - 2 SI D I N G - 2 22 1 5 15 12 5 14 12 13 13 15 19 16 12 13 22 5 14 5134 21 8 8 8 4 17 10 4 12 11 5 14 16 22 9 7 8 19 12 SI D I N G - 1 ST U C C O - 1 MI S C - 1 RO O F - 1 RA I L - 1 PA I N T - 1 SI D I N G - 1 ST U C C O - 1 MI S C - 2 ST U C C O - 2 PA I N T - 1 NO R T H E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " 6 RA I L - 1 EX T E R I O R F I N I S H S C H E D U L E ST U C C O - 1 . ST U C C O - 2 . PA I N T - 1 . SI D I N G - 1 . SI D I N G - 2 . ST O N E - 2 . RO O F - 1 . RA I L - 1 . MI S C - 1 . MI S C - 2 . IN T E G R A L S T U C C O F I N I S H MF G : S E N E R G Y S T U C C O O R E Q U A L FI N I S H : S M O O T H T E X T U R E CO L O R : N I G H T I N G A L E IN T E G R A L S T U C C O F I N I S H MF G : S E N E R G Y S T U C C O O R E Q U A L FI N I S H : S M O O T H T E X T U R E CO L O R : G R A Y C L O U D AC C E N T P A I N T MF G : S H E R W I N W I L L I A M S , O R E Q U A L CO L O R : S W 7 0 4 8 U R B A N E B R O N Z E CO M P O S I T S H I P L A P S I D I N G FI N I S H : S T A I N B Y S H E R W I N W I L L A I M , O R E Q U A L CO L O R : S W 3 5 0 8 C O V E R E D B R I D G E ME T A L V E N E E R P A N E L S MF G : O C M O R E Q CO L O R : G R A P H I T E G R E Y SP L I T F A C E C O N C R E T E B L O C K W A L L MF G : A I R V O L , O R E Q U A L CO L O R : C H A R C O A L TP O M E M B R A N E R O O F I N G MF G : I B R O O F S Y S T E M S , O R E Q U A L CO L O R : L I G H T G R A Y MF G : D E C K - R A I L , O R E Q U A L ST Y L E : A L U M F L A T B A R , 2 X 1 . 5 " P O S T S W / 1 . 7 5 X . 6 2 5 " T H I C K H O R I Z O N T A L R A I L S , CO L O R : D A R K B R O N Z E F I N I S H WI N D O W P E R P L A N FI N I S H : D A R K B R O N Z E GA R A G E D O O R MF G : C L O P A Y ST Y L E : M O D E R N S T E E L C O L L E C T I O N CO L O R : D A R K B R O N Z E EL E V A T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . AD D R E S S N U M B E R S , 6 " H I G H W I T H 1 / 2 " M I N S T R O K E , C O L O R S H A L L B E O F C O N T R A S T I N G CO L O R T O B A C K G R O U N D . CH I M N E Y CO N C R E T E S T E P S B E Y O N D CO N C R E T E S T E P S , R E F E R T O S I T E P L A N A N D 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 DO O R , R E F E R T O D O O R S C H E D U L E EL E V A T O R S H A F T FI N I S H G R A D E , B E Y O N D FI N I S H G R A D E , 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 R M A T I O N FO U N D A T I O N , R E F E R T O S T R U C T U R A 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 GA R A G E D O O R LA N D S C A P E P L A N T I N G , R E F E R T O L A N D S C A P E D R A W I N G S F O R M O R E I N F M A T I O N LI G H T : R E C E S S E D E X T E R I O R S O F F I T L I G H T I N G . S H A L L C O N F I R M T O S L O Z O N I N G R E G . SE C T I O N 1 7 . 2 3 . 0 5 0 A N D B E D A R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R MO R E I N F O R M A T I O N LI G H T : W A L L S S C O N C E , S H A L L C O N F I R M T O S L O Z O N I N G R E G . S E C T I O N 1 7 . 2 3 . 0 5 0 A N D B E DA R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R M O R E I N F O R M A T I O N ME T A L C A B L E R A I L S Y S T E M A T 4 2 " A F F . M I N . ME T A L S I D I N G SI D I N G SI T E R E T A I N I N G W A L L ; R E F E R T O " C " S H E E T S F O R M O R E I N F O R M A T I O N SP I R A L S T A I R ST U C C O F I N I S H TE R A C E D L A N D S C A P I N G B E Y O N D TE R A C E D L A N D S C A P I N G , R E F E R T O S I T E P L A N A N D 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 WI N D O W , R E F E R T O W I N D O W S C H E D U L E PL 2 5 ' - 0 " M A X . H T . 9 ' - 1 " 8 ' - 0 " H E A D E R 9 ' - 1 " P L A T E 3 ' - 6 " 1 2 ' - 6 " P L A T E PL MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' 9' - 9 " 5' - 4 " RE A R Y A R D F . G . +/ - 3 9 7 . 8 9 ' AV G . N . G . 39 2 . 4 2 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' ST O N E - 2 1522514 513 4 817 11 9 12 ST U C C O - 1 MI S C - 1 WE S T E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " ST U C C O - 1 RO O F - 1 RA I L - 1 SI D I N G - 1 SI D I N G - 2 ST U C C O - 1 ST U C C O - 2 RA I L - 1 SI D I N G - 2 MI S C - 1 19 1922 11 SI D I N G - 1 16 PA I N T - 1 RA I L - 1 62 A t t a c h m e n t 2 A R C 2 - 2 1 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 EL E V A T I O N S A3 . 0 1 9 ' - 1 " P L A T E 3 ' - 6 " 8 ' - 0 " H E A D E R 8 ' - 0 " H E A D E R 2 5 ' - 0 " M A X . H T . AV G . N . G . 39 2 . 4 2 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' 1 0 ' - 1 5 / 8 " SE C O N D F L O O R 39 8 . 6 3 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' GA R A G E F L O O R 38 8 . 3 3 ' 3 ' - 6 " PL PL ST O N E - 2 SI D I N G - 2 SI D I N G - 2 22 15 15 19 3 20 8 17 11 14 16 22 8 12 ST U C C O - 1 RO O F - 1 RA I L - 1 SI D I N G - 1 PA I N T - 1 SO U T H E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " 14 8 22 19 19 ST U C C O - 1 ST U C C O - 1 196 EX T E R I O R F I N I S H S C H E D U L E ST U C C O - 1 . ST U C C O - 2 . PA I N T - 1 . SI D I N G - 1 . SI D I N G - 2 . ST O N E - 2 . RO O F - 1 . RA I L - 1 . MI S C - 1 . MI S C - 2 . IN T E G R A L S T U C C O F I N I S H MF G : S E N E R G Y S T U C C O O R E Q U A L FI N I S H : S M O O T H T E X T U R E CO L O R : N I G H T I N G A L E IN T E G R A L S T U C C O F I N I S H MF G : S E N E R G Y S T U C C O O R E Q U A L FI N I S H : S M O O T H T E X T U R E CO L O R : G R A Y C L O U D AC C E N T P A I N T MF G : S H E R W I N W I L L I A M S , O R E Q U A L CO L O R : S W 7 0 4 8 U R B A N E B R O N Z E CO M P O S I T S H I P L A P S I D I N G FI N I S H : S T A I N B Y S H E R W I N W I L L A I M , O R E Q U A L CO L O R : S W 3 5 0 8 C O V E R E D B R I D G E ME T A L V E N E E R P A N E L S MF G : O C M O R E Q CO L O R : G R A P H I T E G R E Y SP L I T F A C E C O N C R E T E B L O C K W A L L MF G : A I R V O L , O R E Q U A L CO L O R : C H A R C O A L TP O M E M B R A N E R O O F I N G MF G : I B R O O F S Y S T E M S , O R E Q U A L CO L O R : L I G H T G R A Y MF G : D E C K - R A I L , O R E Q U A L ST Y L E : A L U M F L A T B A R , 2 X 1 . 5 " P O S T S W / 1 . 7 5 X . 6 2 5 " T H I C K H O R I Z O N T A L R A I L S , CO L O R : D A R K B R O N Z E F I N I S H WI N D O W P E R P L A N FI N I S H : D A R K B R O N Z E GA R A G E D O O R MF G : C L O P A Y ST Y L E : M O D E R N S T E E L C O L L E C T I O N CO L O R : D A R K B R O N Z E EL E V A T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 16 . 17 . 18 . 19 . 20 . 21 . 22 . AD D R E S S N U M B E R S , 6 " H I G H W I T H 1 / 2 " M I N S T R O K E , C O L O R S H A L L B E O F C O N T R A S T I N G CO L O R T O B A C K G R O U N D . CH I M N E Y CO N C R E T E S T E P S B E Y O N D CO N C R E T E S T E P S , R E F E R T O S I T E P L A N A N D 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 DO O R , R E F E R T O D O O R S C H E D U L E EL E V A T O R S H A F T FI N I S H G R A D E , B E Y O N D FI N I S H G R A D E , 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 R M A T I O N FO U N D A T I O N , R E F E R T O S T R U C T U R A 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 GA R A G E D O O R LA N D S C A P E P L A N T I N G , R E F E R T O L A N D S C A P E D R A W I N G S F O R M O R E I N F M A T I O N LI G H T : R E C E S S E D E X T E R I O R S O F F I T L I G H T I N G . S H A L L C O N F I R M T O S L O Z O N I N G R E G . SE C T I O N 1 7 . 2 3 . 0 5 0 A N D B E D A R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R MO R E I N F O R M A T I O N LI G H T : W A L L S S C O N C E , S H A L L C O N F I R M T O S L O Z O N I N G R E G . S E C T I O N 1 7 . 2 3 . 0 5 0 A N D B E DA R K S K Y C O M P L A I N T , R E F E R T O L I G H T I N G S C H E D U L E F O R M O R E I N F O R M A T I O N ME T A L C A B L E R A I L S Y S T E M A T 4 2 " A F F . M I N . ME T A L S I D I N G SI D I N G SI T E R E T A I N I N G W A L L ; R E F E R T O " C " S H E E T S F O R M O R E I N F O R M A T I O N SP I R A L S T A I R ST U C C O F I N I S H TE R A C E D L A N D S C A P I N G B E Y O N D TE R A C E D L A N D S C A P I N G , R E F E R T O S I T E P L A N A N D 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 WI N D O W , R E F E R T O W I N D O W S C H E D U L E PL 2 5 ' - 0 " M A X . H T . 9 ' - 1 " 9 ' - 1 " P L A T E 3 ' - 6 " 1 2 ' - 6 " P L A T E PL 9' - 9 " 5' - 4 " AV G . N . G . 39 2 . 4 2 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' ST O N E - 2 15 22 14 8 17 11 12 ST U C C O - 1 WE S T E L E V A T I O N Sc a l e : 1 / 4 " = 1 ' - 0 " RO O F - 1 RA I L - 1 SI D I N G - 2 ST U C C O - 1 ST U C C O - 2 RA I L - 1 SI D I N G - 2 MI S C - 1 19 22 11 19 8 16 21 3 4 6 RA I L - 1 RA I L - 1 5 18 A t t a c h m e n t 2 A R C 2 - 2 2 SE C T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . CO N C R E T E C U R B A T P E R I M E T E R O F G A R A G E DA S H E D L I N E I N D I C A T E S M A X I M U M W A L L H E I G H T P E R Y A R D S E T B A C K H E I G H T L I M I T S AS O U T L I N E D B Y S L O Z O N I N G O R D I N A N C E S E C . 1 7 . 1 6 . 0 2 0 Y A R D S . EL E V A T O R S H A F T , S H O W N F O R R E F E R E N C E O N L Y EX I S T I N G N A T U R A L G R A D E FE N C E : 6 ' - 0 " W O O D F E N C E GU A R D R A I L : 3 6 " C A B L E R A I L O N T O P O F 9 " C U R B . T O P O F G U A R D R A I L S H A L L B E 4 2 " AB O V E F I N I S H F L O O R GU A R D R A I L : 4 2 " C A B L E R A I L S Y S T E M MA X I M U M R O O F H E I G H T , R E F E R T O R O O F H E I G H T C A L C U L A T I O N O N S H E E T T 1 . 0 PA R A P E T W A L L , T O P O F W A L L S H A L L B E 4 2 " A B O V E F I N I S H S U R F A C E PR O P O S E D F I N I S H G R A D E , S L O P E A M I N . O F 5 ' - 0 " A T 5 % A W A Y F R O M H O U S E PR O P O S E D L A N D S C A P I N G , R E F E R T O ' L ' S H E E T S F O R M O R E I N F O R M A T I O N RE 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 RO O F O V E R H A N G , R E F E R T O R O O F P L A N F O R M O R E I N F O R M A T I O N . C O N T R A C T O R T O CO O R D I N A T E R O O F D R A I N W I T H C I V I L D R A W I N G S SH A R E D C O M M O N D R I V E , U N D E R S E P A R A T E P E R M I T SO F F I T F R A M I N G Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 BU I L D I N G S E C T I O N S A4 . 0 1 9 ' - 1 " P L A T E 1 2 ' - 6 " P L A T E 9 ' - 1 " P L A T E 3 ' - 6 " WA L K I N C L O S E T ST A I R W E L L DE C K LI V I N G ME D I A FL E X S P A C E GA R A G E OF F I C E EN T R Y F O Y E R SH O P A R E A MA S T E R BA T H R O O M PL PL AV G . N . G . 39 2 . 4 2 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' GA R A G E F L O O R 38 8 . 3 3 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' AV G . N . G . 39 2 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' GA R A G E F L O O R 38 8 . 3 3 ' SI D E Y A R D F . G . 39 3 . 2 3 ' RE A R Y A R D F . G . +/ - 3 9 7 . 8 9 ' 2 5 ' - 0 " M A X . H T . EV E L E V A T I O N O F R E A R YA R D B E H I N D PR O P O S E D T O P O F R O O F +/ - 4 1 2 . 6 9 ' SE C T I O N A Sc a l e : 1 / 4 " = 1 ' - 0 " 8 2 2 4 10 9 13 13 1210 1 3 A t t a c h m e n t 2 A R C 2 - 2 3 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e th e p r o p e r t y of V e l l u m D e s i g n B u i l d , I n c . A l l d e s i g n s a n d o t h e r i n f o r m a t i o n o n th e d r a w i n g s a r e fo r u s e o n th e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , I n c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 BU I L D I N G S E C T I O N S A4 . 0 1 9 ' - 1 " P L A T E 9 ' - 1 " P L A T E 3 ' - 6 " DE C K LI V I N G PL PL CO V E R E D P A T I O BE D R O O M BA T H R O O M OF F I C E BE Y O N D ME D I A FL E X S P A C E KI T C H E N PA N T R Y 1 2 ' - 6 " P L A T E AV G . N . G . 39 2 . 4 2 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' GA R A G E F L O O R 38 8 . 3 3 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' AV G . N . G . 39 2 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' GA R A G E F L O O R 38 8 . 3 3 ' SI D E Y A R D F . G . 39 3 . 2 3 ' RE A R Y A R D F . G . +/ - 3 9 7 . 8 9 ' EV E L E V A T I O N O F R E A R YA R D B E H I N D 2 5 ' - 0 " M A X . H T . SE C T I O N B Sc a l e : 1 / 4 " = 1 ' - 0 " 8 2 2 4 10 13 12 10 5 7 11 6 15 14 3 9 ' - 1 " P L A T E PL PL 1 2 ' - 6 " P L A T E AV G . N . G . 39 2 . 4 2 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' GA R A G E F L O O R 38 8 . 3 3 ' MA X . A L L O W A B L E B L D G . H T . 41 7 . 4 2 ' AV G . N . G . 39 2 . 4 2 ' FI R S T F L O O R 38 8 . 5 0 ' SE C O N D F L O O R 39 8 . 6 3 ' RE A R Y A R D F . G . +/ - 3 9 7 . 8 9 ' EV E L E V A T I O N O F R E A R YA R D B E H I N D 2 5 ' - 0 " M A X . H T . DE C K LI V I N G KI T C H E N E T T E ME D I A FL E X S P A C E OF F I C E BE Y O N D ST A I R W E L L BE Y O N D 3 ' - 6 " DR I V E W A Y I S U N D E R S E P E R A T E P E R M SE C T I O N C Sc a l e : 1 / 4 " = 1 ' - 0 " 8 2 2 4 10 13 10 5 7 7 12 3 SE C T I O N K E Y N O T E S 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . CO N C R E T E C U R B A T P E R I M E T E R O F G A R A G E DA S H E D L I N E I N D I C A T E S M A X I M U M W A L L H E I G H T P E R Y A R D S E T B A C K H E I G H T L I M I T S AS O U T L I N E D B Y S L O Z O N I N G O R D I N A N C E S E C . 1 7 . 1 6 . 0 2 0 Y A R D S . EL E V A T O R S H A F T , S H O W N F O R R E F E R E N C E O N L Y EX I S T I N G N A T U R A L G R A D E FE N C E : 6 ' - 0 " W O O D F E N C E GU A R D R A I L : 3 6 " C A B L E R A I L O N T O P O F 9 " C U R B . T O P O F G U A R D R A I L S H A L L B E 4 2 " AB O V E F I N I S H F L O O R GU A R D R A I L : 4 2 " C A B L E R A I L S Y S T E M MA X I M U M R O O F H E I G H T , R E F E R T O R O O F H E I G H T C A L C U L A T I O N O N S H E E T T 1 . 0 PA R A P E T W A L L , T O P O F W A L L S H A L L B E 4 2 " A B O V E F I N I S H S U R F A C E PR O P O S E D F I N I S H G R A D E , S L O P E A M I N . O F 5 ' - 0 " A T 5 % A W A Y F R O M H O U S E PR O P O S E D L A N D S C A P I N G , R E F E R T O ' L ' S H E E T S F O R M O R E I N F O R M A T I O N RE 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 RO O F O V E R H A N G , R E F E R T O R O O F P L A N F O R M O R E I N F O R M A T I O N . C O N T R A C T O R T O CO O R D I N A T E R O O F D R A I N W I T H C I V I L D R A W I N G S SH A R E D C O M M O N D R I V E , U N D E R S E P A R A T E P E R M I T SO F F I T F R A M I N G A t t a c h m e n t 2 A R C 2 - 2 4 PL A N T S Y M B O L L E G E N D PL A N T N A M E QU A N T I T Y SI Z E WA T E R U S E R e m a r k s EC H E V E R I A A G A V O I D E S ( C A R P E T E C H E V E R I A ) 6 4" P O T LO W AL O E M A C U L A T A ( S O A P A L O E ) 45 1 G A L LO W HE S P E R A L O E P A R Y I F L O R A ( R E D Y U C C A ) 37 1 G A L LO W CA R E X P A N S A ( C A M E A D O W S E D G E ) 16 1 G A L LO W CA R E X P R A E G R A C I L I S ( S L E N D E R S E D G E ) 54 1 G A L LO W RU S H ) JU N C U S P A T E N S " E L K B L U E " ( S P R E A D I N G 52 1 G A L LO W PH Y L L O S T A C H Y S A U R E A ( G O L D E N B A M B O O ) - 5 G A L LO W DY M O N D I A M A R G A R E T A E ( S I L V E R C A R P E T ) 10 FL A T LO W 12 " O . C . PA W S B I G R E D ) AN I G O Z A N T H O S " B I G R E D " ( K A N G A R O O 24 1 G A L LO W SN A P D R A G O N ) GA L V E Z I A S P E C I O S A ( I S L A N D B U S H 4 1 G A L LO W DI A N E L L A T A S M A N I C A ( T A S M A N F L A X L I L Y ) 9 1 G A L LO W MU H L E N B E R G I A R I G E N S ( D E E R G R A S S ) 85 1 G A L LO W AG A V E A T T E N U A T A ( F O X T A I L A G A V E ) 6 1 G A L LO W (M A N Z A N I T A S P ) AR C T O S T A P H Y L O S " E M E R A L D C A R P E T " 10 1 G A L LO W (D W P . R O S E M A R Y ) RO S M A R I N U S O F F I C I N A L I S " T U S C A N B L U E " - 1 G A L LO W MO U N T A I N L I L A C ) CE A N O T H U S " J O Y C E C O U L T E R " ( C R E E P I N G 9 1 G A L LO W ME L A L E U C A Q U I N Q U E N E R V I A ( C A J U P U T T R E E ) 0 5 G A L LO W CE R C I D I U M P R A E C O X ( S O N O R A N P A L O V E R D E ) 6 5 G A L LO W U P CO N C R E T E PA T I O F I X L I N I S T R E E T T R G FF = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y UP F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y WM UP T R G G A T E 2 G A T E 1 UP (17 ) 12. 0 " TR E A D S (18 ) 7.2 5 " RIS E R S LA N D S C A P E P L A N T I N G P L A N Sc a l e : 1 / 8 " = 1 ' - 0 " LO T 2 LO T 1 UN D E R S E P A R A T E P E R M I T NO W O R K P R O P O S E D 1 5 5 5 1 7 2 6 6 8 3 SH A R E D D R I V E W A Y 4 Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e t h e p r o p e r t y of V e l l u m D e s i g n B u i l d , In c . A l l d e s i g n s a n d o t h e r in f o r m a t i o n o n th e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , In c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 LA N D S C A P E PL A N T I N G P L A N L1 . 0 0 WA T E R C O N S E R V A T I O N T E C H N I Q U E S 1. CO R R E C T L Y L O C A T E D I R R I G A T I O N V A L V E C I R C U I T S T O C O R R E S P O N D T O H Y D R O Z O N E S . 2. NO T U R F I S U S E D O N P R O J E C T . 3. DE S I G N E D I R R I G A T I O N V A L V E C I R C U I T S T O A C H I E V E M A T C H E D P R E C I P I T A T I O N R A T E S TH R O U G H H Y D R O Z O N E S . 4. DR O U G H T T O L E R A N T P L A N T S U S E D I N L A N D S C A P E B E D S . 5. A D E E P L A Y E R O F M U L C H I S U S E D I N P L A N T I N G B E D S . 6. A D R I P S Y S T E M I S U S E D T O C O N S E R V E W A T E R . 7. A R A I N S E N S O R I S U S E D T O T U R N O F F I R R I G A T I O N D U R I N G I N C L E M E N T W E A T H E R . PL A N T I N G G E N E R A L N O T E S 1. AL L P L A N T M A T E R I A L S W I L L B E P L A N T E D P E R P L A N T I N G D E T A I L S . B A C K F I L L M I X T U R E W I L L CO N S I S T O F 5 0 % K E L L O G G ' S " G R O M U L C H " 5 0 % N A T I V E S O I L . C A R E F U L L Y B L E N D E D P R I O R TO P L A C E M E N T . N A T I V E P L A N T S W I L L H A V E N O S O I L A M E N D M E N T U S E D I N M I X T U R E - NA T I V E S O I L B R O K E N U P F I N E L Y . U S E A G R I F O R M ( 2 0 - 1 0 - 5 ) 2 1 G R A M S L O R E L E A S E T A B L E T S IN B A C K F I L L M I X T U R E A T T H E R A T E O F O N E P E R O N E G A L L O N P L A N T S , T W O W I T H F I V E GA L L O N P L A N T S & F O U R W I T H 1 5 G A L L O N P L A N T S A N D L A R G E R . 2. AR E A S O F B A R K M U L C H : B E F O R E P L A N T I N G , T H E E N T I R E A R E A W I L L B E T R E A T E D W I T H "R O U N D U P " P E R M A N U F A C T U R E R ' S I N S T R U C T I O N S , T H E N D E A D W E E D S R E M O V E D A N D DI S P O S E D O F . C H I P C O ' S " R O N S T A R G " W I L L B E U S E D A F T E R T H E B A R K M U C H I S A P P L I E D AN D P L A N T S I N S T A L L E D , P E R M A N U F A C T U R E R ' S I N S T R U C T I O N S A N D " W A T E R E D - I N " B Y T H E LA N D S C A P E C O N T R A C T O R . 3. "S T R I N G Y R E D W O O D M U L C H " T O B E U S E D I N A L L U N D E R A N D A R O U N D A L L L A N D S C A P I N G , 2 " DE E P L A Y E R I N D I C A T E D B Y D I A G O N A L H A T C H O N P L A N . 4. FI N I S H G R A D E S I N P L A N T E D A R E A S A D J A C E N T T O P A V I N G , H E A D E R B O A R D S , V A L V E B O X E S , ET C . , S H A L L B E E S T A B L I S H E D 3 " B E L O W S U C H E L E V A T I O N S . I T I S T H E R E S P O N S I B I L I T Y O F TH E L A N D S C A P E C O N T R A C T O R T O A D J U S T T H E F I N I S H G R A D E S T O A C H I E V E E V E N CO N T I N U O U S C O N T O U R S C A P A B L E O F F A C I L I T A T I O N D R A I N A G E . G R A D E S W I L L S L O P E A W A Y FR O M A L L B U I L D I N G S A N D O T H E R S T R U C T U R E S . A L L D E B R I S A N D R O C K S 1 " I N D I A M E T E R O R GR E A T E R , E X P O S E D F R O M F I N I S H G R A D I N G , C U L T I V A T I N G A N D E X C A V A T I O N W I L L B E DI S P O S E D O F . 5. PL A N T Q U A N T I T I E S S H O W N I N A L L P L A N T L E G E N D S A R E F O R C O N V E N I E N C E O N L Y , CO N T R A C T O R S H A L L P R O V I D E A N D I N S T A L L A L L P L A N T S S H O W N O N P L A N T I N G P L A N S A S SY M B O L S . PL A N T I N G P L A N K E Y N O T E S 1.2.3.4.5.6.7.8. CO N C R E T E F L A T W O R K , R E F E R T O R E F E R T O ' A ' A N D ' C ' S H E E T S F O R A D D I T I O N A L IN F O R M A T I O N CO N C R E T E P A V E R S , R E F E R T O R E F E R T O ' A ' A N D ' C ' S H E E T S F O R A D D I T I O N A L IN F O R M A T I O N DR A I N A G E D I T C H , R E F E R T O C I V I L D R A W I N G 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 DR I V E W A Y , N O T P A R T O F T H I S P E R M I T EX I S T I N G O A K T R E E S T O R E M A I N , P R O V I D E P R O T E C T I V E F E N C I N G FR U I T T R E E , S P E C I E S P E R O W N E R GR A V E L / D E C O M P O S E D G R A N I T E P A T H W A Y PR O P O S E D 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 A D D I T I O N A L RE Q U I R E M E N T S A t t a c h m e n t 2 A R C 2 - 2 5 IR R I G A T I O N N O T E S 1. IR R I G A T I O N PL A N IS DI A G R A M M A T I C , IN S T A L L AL L IR R I G A T I O N EQ U I P M E N T IN PL A N T I N G AR E A S . 2. IN S T A L L CO N T R O L L E R AT LO C A T I O N SH O W N (A P P R O X I M A T E LO C A T I O N , VE R I F Y LO C A T I O N WI T H GE N E R A L CO N T R A C T O R ) . OW N E R TO AP P R O V E OF FI N A L LO C A T I O N OF CO N T R O L L E R . IN S T A L L RA I N SE N S O R ON HO U S E ' S EA V E OR FE N C I N G . 3. GE N E R A L CO N T R A C T O R TO PR O V I D E EL E C T R I C A L PO W E R FO R CO N T R O L L E R . EL E C T R I C A L CO N T R A C T O R IS TO IN S T A L L PO W E R TO CO N T R O L L E R FO R CU R R E N T N. E . C . CO D E S AN D RE Q U I R E M E N T S . CO N T R O L L E R ' S PO W E R WI R E SH A L L BE 12 0 VO L T WI R E . RU N FR O M PO W E R SU P P L Y TO CO N T R O L L E R . 4. AL L EQ U I P M E N T RE Q U I R E D BU T NO T SP E C I F I E D ON TH E DR A W I N G S , TO CO M P L E T E TH E WO R K , SH A L L BE PR O V I D E D BY TH E IR R I G A T I O N CO N T R A C T O R . 5. IN S T A L L AL L EQ U I P M E N T IN AC C O R D A N C E WI T H MF G R ' S IN S T R U C T I O N S &/ O R SP E C I F I C A T I O N S . 6. TR E N C H BA C K F I L L MA T E R I A L SH A L L BE FR E E OF RO C K S , GL A S S & OT H E R EX T R A N E O U S MA T E R I A L S . BA C K F I L L WI L L BE CO M P A C T E D TO 90 % DE N S I T Y OF AD J A C E N T UN D I S T U R B E D SO I L . 7. IR R I G A T I O N DE S I G N IS BA S E D ON A MI N I M U M 45 P. S . I ST A T I C WA T E R PR E S S U R E AT TH E PO I N T OF CO N N E C T I O N TO EX I S T I N G IR R I G A T I O N SY S T E M . CO N T R A C T O R SH A L L TE S T TH E PR E S S U R E AT P. O . C . IF WA T E R PR E S S U R E IS LE S S , CO N T R A C T O R IS TO CA L L LA N D S C A P E AR C H I T E C T BE F O R E CO M M E N C I N G WI T H WO R K . 8. AL L VA L V E CO N T R O L WI R E SH A L L BE AW G 14 TY P E UF , 60 0 VO L T TE S T , DI R E C T BU R I A L . CO N N E C T AL L DI R E C T BU R I A L WI R E S US I N G 3M ' S "D B Y DI R E C T BU R Y SP L I C E KI T " . 9. SE E PL A N T SY M B O L LE G E N D FO R EM I T T E R S TO US E FO R EA C H TY P E OF PL A N T . DR I P EM I T T E R S SH A L L BE MA N U F A C T U R E D BY RA I N B I R D & PE P C O & BE MO D E L NU M B E R S XB - 0 5 (0 . 5 GP H ) , XB - 2 0 (2 . 0 GP H ) - " X E R I - B U G " PR E S S U R E CO M P E N S A T I N G EM I T T E R S & "V A R I - J E T SH R U B B L E R " (P V J S 8 B ) . IN S T A L L PE R DE T A I L PE R CO N S T R U C T I O N DR A W I N G S IF NO T SP E C I F I E D IN PL A N T SY M B O L LE G E N D , US E 0. 5 EM I T T E R FO R 1 GA L , 2. 0 EM I T T E R FO R 5 GA L . , AN D SH R U B B L E R FO R LA R G E R CO N T A I N E R S . 10 . DR I P DI S T R I B U T I O N TU B I N G IN S T A L L A T I O N : TH E TU B I N G WI L L BE SN A K E D IN TH E TR E N C H IN UN D E R G R O U N D SY S T E M S AN D AB O U T TH E LA N D S C A P E IN AB O V E GR O U N D IN S T A L L A T I O N S TO AL L O W FO R TH E EX P A N S I O N AN D CO N T R A C T I O N VA R I A T I O N S (A D D 3% TO TU B I N G LE N G T H RE Q U I R E D AS A GE N E R A L RU L E ) . 11 . AN Y TI G H T TU R N S IN TH E TU B I N G WI L L BE MA D E WI T H CO M P R E S S I O N FI T T I N G S TO PR E V E N T KI N K I N G . 12 . AL L TU B I N G CU T S FO R FI T T I N G CO N N E C T I O N S WI L L BE DO N E WI T H A SH A R P TO O L LE A V I N G A SQ U A R E EN D . 13 . TE M P O R A R I L Y CA P AL L FR E E EN D S OF TU B I N G WI T H TA P E TO PR E V E N T DI R T CO N T A M I N A T I O N . 14 . TU B I N G TO CO M P R E S S I O N FI T T I N G S WI L L BE SE A T E D TO FU L L DE P T H OF FI T T I N G . 15 . PV C TU B I N G SH A L L BE SO L V E N T WE L D E D TO PV C FI T T I N G US I N G PR I M E R AN D CE M E N T FO L L O W I N G MF G R ' S IN S T R U C T I O N S . PV C TU B I N G SH A L L BE KE P T UN D E R TH E 11 0 DE G R E E F. MA X I M U M CE M E N T I N G TE M P E R A T U R E DU R I N G IN S T A L L A T I O N OF FI T T I N G S BY ME A N S OF SH A D I N G , DA M P RA G S OR WO R K I N G WH E N TE M P E R A T U R E S AR E CO O L E R . 16 . AL L SU R F A C E RU N S OF DI S T R I B U T I O N TU B I N G WI L L BE ST A K E D PE R DE T A I L . 17 . DI S T R I B U T I O N TU B I N G RU N S ON SO I L SU R F A C E SH A L L BE FR E E OF AN Y SH A R P ST O N E S , AG G R E G A T E OR DE B R I S . 18 . AL L EN D S OF DI S T R I B U T I O N TU B I N G WI L L HA V E FL U S H A B L E EN D CA P S . 19 . AF T E R IN S T A L L A T I O N OF AL L DI S T R I B U T I O N TU B I N G , AL L EN D CA P S SH A L L BE RE M O V E D AN D TH E SY S T E M FL U S H E D UN T I L WA T E R RU N S CL E A R TH R O U G H AL L EN D S OF TU B I N G , TH E N CA P P E D . 20 . IN S T A L L A T I O N OF DR I P EM I T T E R S WI L L OC C U R AF T E R IN S T A L L A T I O N OF AL L UN D E R G R O U N D CO M P O N E N T S BA C K F I L L I N G , SU R F A C E RU N DI S T R I B U T I O N TU B I N G AN D AP P R O V A L S ; AL L PL A N T MA T E R I A L S WI L L BE PL A N T E D BE F O R E TH E IN S T A L L A T I O N OF DR I P EM I T T E R S & MI C R O TU B I N G . 21 . HO L E S FO R TH E IN S T A L L A T I O N OF TH E EM I T T E R S SH A L L BE MA D E WI T H A HO L E PU N C H TO O L DE S I G N E D FO R TH E EM I T T E R AN D HE A D BE I N G US E D . 22 . WA T E R SH A L L BE FL O W I N G TH R O U G H TH E DI S T R I B U T I O N TU B I N G AT LO W PR E S S U R E (0 - 5 P. S . I . ) DU R I N G TH E EM I T T E R IN S T A L L A T I O N . 23 . MI C R O EX T E N S I O N TU B I N G SH A L L BE OF TH E AP P R O P R I A T E SI Z E FO R TH E DR I P EM I T T E R . TH E EN D S OF TH E TU B I N G SH A L L BE FI T T E D WI T H BU G CA P S AN D TH E TE R M I N U S SH A L L BE LO C A T E D AT TH E OU T S I D E PE R I M E T E R OF TH E PL A N T I N G PI T S . TH E TU B I N G SH A L L BE ST A K E D AT TH E TE R M I N U S AN D AT 3' O. C . OR PE R DE T A I L S . Th e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e t h e p r o p e r t y of V e l l u m D e s i g n B u i l d , In c . A l l d e s i g n s a n d o t h e r in f o r m a t i o n o n th e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t a n d s h a l l n o t be u s e d o t h e r w i s e w i t h o u t t h e e x p r e s s e d w r i t t e n p e r m i s s i o n o f Ve l l u m D e s i g n B u i l d , In c . D A T E © 20 1 5 C O P Y R I G H T N O T I C E I S S U E 20 1 6 . 1 1 . 1 4 AR C M I - D R I V E W A Y M O D I F I C A T I O N S L O T 2 2 0 5 8 F I X L I N I S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 LA N D S C A P E IR R I G A T I O N P L A N L2 . 0 0 U P CO N C R E T E PA T I O F I X L I N I S T R E E T T R G FF = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y UP F F = 3 9 3 . 0 0 ' A T G A R A G E E N T R Y WM UP T R G G A T E 2 2 G A T E 1 UP (17 ) 12. 0 " TR E A D S (18 ) 7.2 5 " RIS E R S HZ 1 HZ 1 HZ 1 HZ 1 HZ 1 HZ 2 HZ 3 HZ 3 HZ 3 HZ 3 HZ 3 HZ 3 HZ 3 V1 / HZ1 V2 / HZ2 V3 / HZ3 WM C LA N D S C A P E I R R I G A T I O N P L A N Sc a l e : 1 / 8 " = 1 ' - 0 " 9 5 7 LO T 2 LO T 1 UN D E R S E P A R A T E P E R M I T NO W O R K P R O P O S E D 1 1 1 1 1 3 4 1 6 8 2 2 C I R R I G A T I O N S Y M B O L L E G E N D SY M B O L MA N U F A C T U R E R MO D E L # EQ U I P M E N T T Y P E IN S T A L L A T I O N N O T E S SA L C O YS R V - 0 7 5 O R E Q U A L VA L V E M A N I F O L D A S S E M B L Y SE E D E T A I L S H E E T AN Y AN Y BR A S S B A L L V A L U E , L I N E S I Z E SE E D E T A I L S H E E T FE B C O 82 5 , 1 " RE D U C E D P R E S S U R E A S S E M B L Y SE E D E T A I L S H E E T AN Y EX T E R I O R , W A L L M O U N T 3- S T A T I O N W A L L M O U N T C O N T R O L L E R * PE R M A N U F . R E Q M T S ; * W I T H R A I N S E N S O R D E V I C E AN Y CL A S S 2 0 0 3/ 4 " P V C L A T E R A L I R R I G A T I O N L I N E BU R Y 1 2 " AN Y SC H . 4 0 3/ 4 " P V C P R E S S U R E M A I N L I N E BU R Y 1 8 " AN Y SC H . 4 0 , 2 " SL E E V E U N D E R P A V I N G BU R Y 1 8 " IR R I G A T I O N P L A N K E Y N O T E S 1.2.3.4.5.6.7.8.9. 2" S L E E V E W / 3 / 4 " S C H E D U L E 4 0 P V C P I P E 3/ 4 " P V C P I P E BA C K F L O W D E V I C E T O B E S C R E E N E D W I T H S H R U B S , S E E P L A N T I N G P L A N BA L L V A L V E EX I S T I N G W A T E R M E T E R IN S T A L L C O N T R O L L E R O N O U T S I D E W A L L NE W H O U S E S E R V I C E W A T E R L I N E PO I N T O F C O N N E C T I O N : C O N N E C T 3 / 4 " I R R I G A T I O N M A I N L I N E T O H O U S E S E R V I C E L I N E VA L V E M A N I F O L D A S S E M B L Y Ma x i m u m A p p l i e d W a t e r A l l o w a n c e C a l c u l a t i o ns f o r N e w a n d R e h a b i l i t a t e d L a n d s c a p e s E n t e r v a l u e i n P a l e B l u e C e l l s Ta n C e l l s S h o w R e s u l t s Me s s a g e s a n d W a r n i n g s Cl i c k o n t h e b l u e c e l l o n r i g h t t o P i c k C i t y N a m e S a n L u i s O b i s p o N a m e o f C i t y ET o o f C i t y f r o m A p p e n d i x A 43 . 8 0 ET o (i n c h e s / y e a r ) En t e r t o t a l l a n d s c a p e i n c l u d i n g S L A 3 , 7 2 0 . 0 0 LA ( f t 2 ) En t e r S p e c i a l L a n d s c a p e A r e a 0. 0 0 SL A ( f t 2 ) Re s u l t s : MA W A = ( E T o ) x ( 0 . 6 2 ) x [ ( 0 . 7 x L A ) + ( 0 . 3 x S L A ) ] 70 , 7 2 4 . 6 4 G a l l o n s 9, 4 5 4 . 5 4 C u b i c F e e t 94 . 5 5 H C F 0. 2 2 A c r e - f e e t 0. 0 7 M i l l i o n s o f G a l l o n s Es t i m a t e d T o t a l W a t e r U s e Eq u a t i o n : ET W U = ( E T o ) x ( 0 . 6 2 ) x [ ( P F x H A / I E ) + S L A ] En t e r v a l u e s i n P a l e B l u e C e l l s Ta n C e l l s S h o w R e s u l t s Me s s a g e s a n d W a r n i n g s En t e r I r r i g a t i o n E f f i c i e n c y ( e q u a l t o o r g r e a t e r t h a n 0 . 7 1 ) 0 . 0 0 Ir r i g a t i o n E f f i c i e n c y D e f a u l t V a l u e 0 . 7 1 Pl a n t W a t e r U s e T y p e P l a n t F a c t o r Lo w 0 - 0 . 3 Me d i u m 0 . 4 - 0 . 6 Hi g h 0 . 7 - 1 . 0 SL A 1 . 0 0 Hy d r o z o n e Pl a n t W a t e r Us e T y p e ( s ) (l o w , m e d i u m , hi g h ) Pl a n t F a c t o r (P F ) Hy d r o z o n e Ar e a ( H A ) (f t 2 ) PF x H A ( f t 2 ) HZ 1 L O W 0. 2 5 2 , 1 0 0 52 5 HZ 2 V . L O W 0 . 2 0 69 5 13 9 HZ 3 L O W 0. 2 5 92 5 23 1 0 0 0 0 0 0 0 0 0 0 0 89 5 SL A 1 0 0 Su m 3 , 7 2 0 Re s u l t s MA W A = 7 0 , 7 2 5 E T W U = 3 4 , 2 4 9 G a l l o n s ET W U c o m p l i e s w i t h M A W A 4, 5 7 8 C u b i c F e e t 46 H C F 0. 1 1 A c r e - f e e t 0. 0 3 M i l l i o n s o f G a l l o n s A t t a c h m e n t 2 A R C 2 - 2 6