HomeMy WebLinkAboutItem #2 ARCH-1015-2017 (3000 Calle Malva) Toscano Home DesignsARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of four new model home design plans and site layouts for hillside
lots 19-42, 44-57 of an approved subdivision with a request for an alternative to development
standards. The project is located within the Margarita Area Specific Plan with an approved addendum
to the Margarita Area Specific Plan (MASP) EIR and subsequent tiered Mitigated Negative
Declaration.
PROJECT ADDRESS: 3000 Calle Malva BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: ARCH-1015-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution based on findings, and subject to conditions
(Attachment 1).
SITE DATA
Applicant Margarita Ranch SLO, LLC.
Representative Pults and Associates, AIA &
Associates
Zoning R-2-SP and R-3-SP
General Plan Medium-Density Residential,
Medium-High Density
Residential
Site Area 38 lots
Environmental
Status
Approved Addendum to the
Margarita Area Specific Plan
(MASP) EIR and subsequent
tiered Mitigated Negative
Declaration.
SUMMARY
The proposed project includes four new single-family tract home designs for lots 19-42, 44-57 within
the Toscano housing development (Tract 2428) located at 3000 Calle Malva in the Margarita Area
Specific Plan (MASP). The overall project site includes traditional single-family lots and a small lot
Planned Development. The subdivision was approved on July 3, 2007 and included conceptual site
plans and street layouts. The ARC reviewed and approved 17 different model homes for phases 1, 2
& 3 of the project on May 18, 2015. The applicant has submitted the model home designs for the
hillside lots within Phase 3 of the project. Staff has reviewed the applicant’s submittal and finds the
project is consistent with the MASP and the Community Design Guidelines.
Meeting Date: November 20, 2017
Item Number: 2
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1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Margarita Area Specific
Plan (MASP), Community Design Guidelines (CDG) and applicable City standards.
2.0. BACKGROUND
March 2, 2015 – The ARC reviewed and continued the project with direction to the applicant on
revisions to home designs for consistency with the Margarita Area Specific Plan and the approved
Planned Development (Attachment 5, 3-2-2015 Staff Report). The home designs did not include
designs for the hillside lots 19-57.
May 18, 2015 – The ARC reviewed the revised project plans based on ARC direction and approved
the 17 home designs proposed for phases 1, 2 & 3 of the project (Attachment 6, 5-18-2015 Staff
Report and Resolution). The phasing of the project is shown in Figure 1. The approval did not include
designs for the hillside lots 19-57 and condition no. 9 of the resolution required the applicant bring
the hillside model home designs back to the ARC for review
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
Toscano is a 99-acre site located north of Margarita Avenue, and east of South Higuera Street
(Attachment 1, Vicinity Map). The Vesting Tentative Map is located within the Western Enclave of
the Margarita Area Specific Plan (MASP) and includes a total of 178 lots consisting of 165 single-
family lots, seven lots for condominium development (32 units), five lots for riparian open space, and
one 71-acre hillside lot for permanent open space. This staff report focuses on hillside lots 19-42, 44-
57.Lot 43 is not included in this ARC review because the site will require a custom design. Five sites
(lots 43, 58-61) will all require custom home designs. The hillside lots are zoned R-2-SP and R-3-SP
and located south of the South Hills Open Space.
Figure 1: Phasing plan for the Toscano project. The dashed outlined area is the hillside lots that
were not included in the approved 17 home designs.
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2.2 Project Description
The project proposes four new home designs for the R-2-SP and R-3-SP lots located on the northern
perimeter of the site along the hillside, lots 19-42, 44-57, in addition to the model home design #1741
that was approved by the ARC in its previous review of the model homes for this site in May 2015
(Attachment 4, Project Plan Set #2, Sheet A-16, A-17). The project designs incorporate a Tuscan style
architecture. The building designs include the following elements:
1.Unit sizes range from two to three bedrooms (1,891 to 2,100 square feet).
2.Materials and architectural features include:
a.Smooth sand finish stucco;
b.Tile roofing;
c.Various colored stone veneer;
d.Iron work; and
e.Matching trim, shutters and garage doors.
3.Varied landscaping that includes:
a.Drought hardy plants and trees (including fruit trees);
b.Concrete pavers;
c.Wood fencing with metal posts;
d.Cement block retaining walls; and
e.Ornamental steel picket fencing.
4.0 PROJECT ANALYSIS
Staff has used the MASP, Community Design Guidelines (CDG) and Zoning Regulations to review
the proposed house. The following discusses the proposed site and building designs.
4.1 Site Plan
The proposed four home designs and approved design #1741 will be placed on 38 lots in phase 3
(Attachment 3, Project Plans, Sheets C-1 and C-2). The proposed homes meet the required setbacks,
consistent with the tract map conditions of approval and the MASP for R-2-SP and R-3-SP zones.
Figure 2: Zoning designations of the Toscano Project
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4.2 Architectural Design
The applicant is proposing four hillside designs to accommodate the sloping topography and unique
site dimensions. The designs are compatible with one another as well as with the previously approved
designs in mass, scale, colors, textures, landscaping and quality of materials. The MASP does not
mandate a specific design, but encourages flexibility with an emphasis on details and construction
materials. The project designs incorporate influences of Spanish and Mission Revival architecture
which is consistent with the MASP.
4.2.1. Colors and Materials
The Tuscan inspired architectural design incorporates some elements from the MASP description of
Mission Revival or Spanish Style including:
• Low sloped roof;
• Tile roofing material;
• Windows with divided lights with greater height than width;
• Exterior windows that are recessed from the outer wall plane; and
• Arched entries and windows.
Smooth sand-finished stucco, wood shutters, exterior molding, ceramic tile and stone veneer are other
distinctive elements the designs include to add variety and individually to each design. The proposed
architectural style consistent with the MASP and the CDG.
4.3 Development Standards
4.3.1 Front Entries and Facades
The MASP requires that residential entry porches be visible from streets or pedestrian walkways and
should be forward of the garage or parking area. All entries should have a path of travel to the main
entry which is universally accessible. The MASP emphasizes and encourages human scale
development and pedestrian facilities by putting pedestrians closer to yards and porches.1
Development standards R-2-SP include the following from MASP policy 2.2.5:
• Parking should be located at the rear of the lots unless the lot is located on the uphill side of
the street along the base of the hills, where parking beneath houses will minimize grading.
• Enclosed parking in the front of a lot shall be recessed at least five feet from the front of the
house.
• Porches or verandas overlooking the public street shall be included, to provide architectural
interest, a transition from public outdoor space to private indoor space and opportunities for
neighbor interaction. Similar features that accomplish the same goal may be substituted
subject to the approval of the Architectural Review Commission.
All the proposed designs are for hillside lots and place the garages beneath the house. The retaining
wall is incorporated into the first-floor design, reducing the building footprint, the need for additional
grading and other retaining walls consistent with the CDG2 and the MASP. Home designs #1973,
1981 and 2100 place a portion of the house or the porch five feet in front of the garage.
1 MASP, Summary, A Pedestrian Friendly Environment. p.4
2 CDG: Section 7.2: Hillside Development
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4.3.2 Alternative Design
As noted above, lots 19-42 and 44-57 are located on sloped lots with narrow frontages that limit the
location and size of the buildable areas. As such, the applicant is requesting an alternative to the
MASP’s development standards.
Home designs #1891 and 1981 include porches that
face the street as directed by the MASP. Home
designs #1973 and 2100 provide an entrance towards
the side of the house with walkways that lead from the
driveway. The narrow width of the property and the
need to place the garages under the house make it
difficult to place porches on the first floor (see floor
plans in Attachment 3, Project Plans, Sheets A-5 and
A-9). Per the MASP Policy 2.2.5, the ARC has the
ability to review alternatives to the porch or veranda
requirement if a design is presented that accomplishes
the same goals. The ARC should discuss if the
proposed design and site layouts alternatives meet the
intent of the MASP development standards.
The MASP states that enclosed parking in the front of
a lot shall be recessed at least five feet from the front
of the house. The applicant is requesting that home
design #1891 on lots 20, 48, 49, 55, and 56 not be
required to place a portion of the house five feet in
front of the garage. The applicant has provided an
exhibit showing the development difficulties of these
five lots and how the proposed design #1891 fits on
the sites (Attachment 3, Project Plans, Sheet C-6). The ARC should discuss if the applicant has
provided sufficient evidence to warrant an alternative to the requirement and meets the intent of the
MASP development standards
4.4 Landscaping Design
The project consists of four different planting pallets that include a variety of shrubs, trees (including
Figure 3: Two-story front and left elevation (Plan 1981)
Figure 4: Home Design #2100 site plan.
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an option for fruit trees), and groundcovers. Each house design will have its own unique landscape
design that will be modified per the dimensions of each lot. In addition to plants, the landscape plan
includes fencing throughout the subdivision. The applicant is proposing to install wood fencing, metal
picket fencing and a combination of retaining wall and wood or metal picket fencing (Attachment 3,
Project plans, Sheets L-2.1 & 2.2, L3-L-7).
5.0 OTHER DEPARTMENT COMMENTS
Project plans were reviewed by the Building & Safety Division, the Fire, Public Works, and Utilities
Departments, and by the Natural Resources Manager. Relevant comments from these reviewers have
been incorporated into the recommended resolution as conditions of architectural review approval.
6.0 ALTERNATIVES & RECOMMENDATION
6.1 Deny the project based on findings of inconsistency with the Margarita Area Specific Plan
and Community Design Guidelines.
6.2 Continue the project to a date uncertain with direction to the applicant and staff on pertinent
issues to be addressed.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Plans
4. Project Plan Set #2 (Previously approved home designs)
5. 3-2-2015 Staff Report
6. 5-18-2015 Staff Report and Resolution
Included in Commission Member Packet: Project Plans
Available at ARC Hearing: Color and Materials Boards
ARC2 - 6
RESOLUTION NO. ARC- -17
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING FOUR NEW MODEL SINGLE-FAMILY HOME
DESIGNS AND SITE LAYOUTS FOR HILLSIDE LOTS 19-42, 44-57 WITH AN
APPROVED SUBDIVISION WITH A REQUEST FOR AN ALTERNATIVE TO
DEVELOPMENT STANDARDS, WITH AN APPROVED ADDENDUM TO THE
MARGARITA AREA SPECIFIC PLAN EIR AND SUBSEQUENT TIERED
MITIGATED NEGATIVE DECLARATION, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED NOVEMBER 20, 2017,
3000 CALLE MALVA (ARCH-1015-2017)
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 November 20, 2017, pursuant to a proceeding instituted under ARCH-1015-
2017, Margarita Ranch SLO, 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-1015-2017), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale of the neighboring neighborhoods.
2. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional
Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle
linkages that provide direct, convenient and safe access to adjacent neighborhoods.
3. Although some of the proposed unit designs include garages that are located in front of the
front entrances, the architectural style of the structures are consistent with the Mission
Revival or Spanish style described in the Margarita Area Specific Plan because the project
includes features such as low sloped roofs, tile roofing material, arched windows and door
entries, windows with divided lights with greater height then width, and exterior windows
that are recessed from the outer wall plane.
ATTACHMENT 1
ARC2 - 7
Resolution No. ARC- -17
3000 Calle Malva, ARCH-1015-2017
Page 2
4. The design and configuration of the Tentative Tract Map impedes the flexibility of the
housing design and the ability to recess the garages behind front entrances.
5. The lot width and overall design of the previously approved subdivision severely limits the
opportunities for house designs that include front porches that extend in front of garages,
therefore an adjustment to the requirements of the specific plan is warranted.
6. The project has an approved Addendum to the Margarita Area Specific Plan (MASP) EIR
and subsequent tiered Mitigated Negative Declaration.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. 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 Inde mnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
2. Project shall comply with all conditions outlined in City Council Resolution No. 10514 (2014
Series).
3. The applicant shall note the use of smooth finish stucco on the building plans to the
satisfaction of the Community Development Director.
4. The applicant shall indicate on the building plans the use of metal posts as part of the fence
design to the satisfaction of the Community Development Director.
5. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
ATTACHMENT 1
ARC2 - 8
Resolution No. ARC- -17
3000 Calle Malva, ARCH-1015-2017
Page 3
7. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
8. 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.
9. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within
20 feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the backflow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
Public Works
10. The driveway slope shall comply with the parking and driveway standards for upsloping
driveways. The building plan submittal shall include additional detail showing the vertical
curve and critical spot elevations and/or contours to show compliance.
11. The building plan submittal shall include a complete site utility plan. The building plan
submittal shall be consistent with the approved public improvement plans. All existing and
proposed utilities along with utility company meters shall be shown. All work in the public
right-of-way shall be shown or noted.
12. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of the
property lines in accordance with the grading ordinance. The plan shall consider historic
offsite drainage tributary to this property that may need to be conveyed along with the
improved on-site drainage. This development will alter and/or increase the stormwater
runoff from this site. The improved or altered drainage shall be directed to the street and not
across adjoining property lines unless the drainage is conveyed within recorded easements
or existing waterways.
ATTACHMENT 1
ARC2 - 9
Resolution No. ARC- -17
3000 Calle Malva, ARCH-1015-2017
Page 4
13. The proposed development on this site has the potential to intercept subsurface or spring
water. The constant flow of spring water to the street may create a nuisance. All wall drains
and French drains for the site retaining walls and foundation retaining walls shall outlet to a
natural drainage course, open space, or storm drain system where feasible in accordance with
City Engineering Standard 1010.B. Where infeasible, an engineered dry well or other
suitable outlet may be required. Surface runoff from storm events may be directed to the
public street.
14. This development shall comply with the Waterways Management Plan and Stormwater
Regulations. The building plan submittal shall include a complete hydrologic and hydraulic
analysis report in accordance with the Waterway Management Plan Volume III, Drainage
Design Manual. This project received preliminary entitlements prior to the effective date of
the Post Construction Stormwater Regulations. Regardless, the drainage strategy shall be in
compliance with any permitting requirements or conditions from the Regional Water Quality
Control Board and/or the City’s Interim Low Impact Development Standards, whichever is
more restrictive.
15. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one 15-gallon street tree for each 35 linear feet of street frontage. Street
trees shall be planted in the parkway unless bioretention facilities would preclude parkway
tree plantings. Tree species and planting requirements shall be per city engineering
standards. The required plan could be for the entire Phase 3 or provided on a lot by lot basis.
On motion by_______________, seconded by _______________, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 20th day of November 2017.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
ARC2 - 10
C/OS-100
R-2
C/OS-40
R-2-SP
R-1-SP
R-1
R-2-S
R-1
R-1
R-1 R-1
R-2-PD
R-3-SP
R-2-SP
R-1 R-2-SP
R-1
R-2-SP-PD
R-1-SP
R-1
R-3-SP
R-2-SP
R-2-SP-PD
R-1-SP
R-1-PD
R-1-SP
R-1-SP
R-1-SP
R-2-SP
R-1-SP
R-1-SP
C/OS-SP
R-2-SP-PD
R-2-SP
R-2-SP
C/OS-SP-PD
R-1
C/OS-SP-PD
C/OS-SP
C/OS-SP
R-1-SP
C/OS-SP
C/OS-SP
C/OS-SP
C/OS-40-SP
MARGARITA DAISYVIOLETSISQUOCCHERRYOJAI
ASTERCALLE LUPITA
MALIBU
CALLE JAZMINESTELITANOJOQUICUYAMA
CHUMASH
CACHUMA
VIA LA PAZLIRIOVICINITY MAP ARCH-1015-2017
3000 Calle Malva ¯
ATTACHMENT 2
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T - 0TITLE SHEET3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCATTACHMENT 3ARC2 - 12
T - 1TITLE SHEET3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCVICINITY MAPPROJECT SUMMARYSHEET INDEXDIRECTORYSYMBOLS11AAGENERAL NOTESEXCEPTIONSATTACHMENT 3ARC2 - 13
T - 2RENDERINGS3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCATTACHMENT 3ARC2 - 14
C - 1SITE PLAN WEST3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSITE PLAN • WEST1" = 40' - 0"30.00'Δ=1°36'44"Δ=2°51'28"Δ=6°09'06"L=50.46'Δ=6°45'17"L=55.41'50.21'41.55'19.70'21.17'62.03'N89°17'40"W 112.09'S77°16'26"W 102.26'S61°40'15"W 124.38'S41°47'39"W 162.65'S21°53'02"W113.19'S00°22'22"E 89.83'N00°21'54"W 86.86'30.00'50.38'63.87'39.81'52.10'111.18'S10°33'11"W36.75'S75°10'34"W60.67'S32°53'42"W39.67'S17°59'08"W18.07'R=20.00'Δ=88°56'53"L=31.05'R=20.00'Δ=93°31'13"L=32.64'Δ=2°33'16"L=52.16'Δ=3°01'25"L=64.91'L=33 .47'L=34.61'R=25.00'
Δ=93°0
8
'
2
1
"
L=40.64'Δ=20°11'03"
Δ=20°1
2'
5
8"
Δ=19°26'42"
L=33.52'
L=32.24'L=98.26'Δ=0°05'34"Δ=1°36'29" L=55.29'S49°11'24"E 170.82'
R=20.00'Δ=84°48'15"L=29.60'
S61°16'60"E 127.32'S71°45'31"E 112.02'S88°40'11"E 108.76'S88°41'47"E 106.44'N89°58'00"W 105.87'S11°30'21"E
99.49'
N11°16'55"W
99.31'
N04°36'12"W 99.38'S00°49'26"W 98.49'S06°25'59"W 101.46'S11°27'02"W 107.83'S15°55'31"W 110.25'S16°23'30"W 98.08'S05°40'45"E 108.28'S13°26'51"W 52.44'S17°25'04"W 67.57'S49°1
1'2
4"E 129.14'
S31°04'1
5
"
E 100.27'
S28°06'5
4
"
E
99.06'S67°27'44"E 64.44'S17°25'04"W 42.69'S11°16'09"E
99.48'
S11°30'21"E
99.48'
N17°41'50"W
100.78'
N24°25'02
"
W
100.79'N10°37'19"E 104.51'N00°48'50"W 104.49'50.06'24.21'20.68'43.56'54.27'35.02'11.10'60.66'86.58'Δ=3°22'28"L=27.68'Δ=8°39'16" L=80.06'Δ=6°47'36" L=62.84'Δ=1°51'47" L=17.23'Δ=17°43'14" L=52.58'Δ=37°23'06" L=110.92'Δ=16°31'46" L=49.04'Δ=9°56'56"L=39.94'Δ=11°26'12"L=45.91'Δ=21°44'16"L=87.26'5.10'50.47'50.71'50.82'43.19'11.37'12.16'29.55'17.42'43.51'47.56'55.10'20.84'65.52'28.45'Δ=2°08'30"L=45.98'Δ=2°49'09"L=46.96'Δ=2°34'28"L=52.57'Δ=5°33'48" L=113.61'Δ=3°46'50" L=81.16'Δ=1°25'23"L=14.53'Δ=5°29'04"L=55.99'Δ=5°25'38"L=55.41'Δ=5°30'40"L=56.27'Δ=5°06'56"L=52.23'Δ=4°53'50"L=50.00'Δ=7°18'23" L=82.24'Δ=6°37'18" L=74.54'Δ=6°32'10" L=73.57'Δ=7°23'41" L=83.24'77.29'50.30'R=50' Δ=15°34'29"
L=13.59'Δ=9°08'03"
L=15.15'Δ=21°24'05"L=35.48'Δ=21°13'11"L=35.18'Δ=12°07'56"L=20.12'Δ=18°12'18"L=30.19'Δ=9°20'56"L=15.50'Δ=20°44'08"L=34.38'Δ=21°11'36"L=35.14'Δ=12°13'
12
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L=20 .26'R=50.00'Δ=26°01'06"
L=22.71'R=25.00'Δ=98°35'07"L=43.02'Δ=0°06'32"L=2.34'70.69'41.88'8.95'88.87'23.17'Δ=2°17'01" L=78.51'Δ=1°49'57" L=64.92'Δ=2°17'45" L=81.34'Δ=1°42'03" L=60.26'Δ=1°12'23" L=41.48'Δ=1°25'01" L=48.72'Δ=1°28'56" L=50.96'R=20.00'Δ=90°13'18"L=31.49'N11°03'46"E 112.81'S11°03'46"W 111.07' 113.50'S00°06'10"E
N00°06'10"W 108.38'
N00°06'10"W 101.02'
N00°29'30"W S87°31'35"W S06°59'38"W N87°31'35"E N76°32'50"W N83°29'46"W 497949.79'30.47'S00°40'43"W 108.18'S00°40'43"W 104.57'S00°40'43"W S00°40'43"W S01°44'55"W 102.54'N00°40'46"E N00°40'45"E S44°13'31"W 105.66'Δ=6°50'09"L=27.44'Δ=9°45'55"L=39.20'Δ=6°54'32"L=27.73'13.33'48.18'S89°19'15"ES86°51'09"ES89°19'15"EN00°23'55"WN67°18'09"W 86.57N62°13'12"WN72°42'52"WN88°41'32"WS86°41'29"W 22.56'S83°01'30"WS78°29'39"WN04°20'28"W 82.91'N31°20'13"E 105.80'S13°20'34"W 56.26'S27°09'11"W 36.74'N23°24'54"E 35.07'N78°29'39"E 74.26'N68°57'12"EN62°03'12"E 70.32'N86°31'51"E 39.85'S85°05'45"E 66.66'S72°42'36"E 77.68'N23°24'54"E 38.13'46.13'S28°13'32"E
Δ=6°17'13"L=25.24'S89°55'12"W N00°18'05"W N00°18'06"W 85.32' 80.99'N41°47'45"E 84.71'S49°24'43"E 48 .12N01°44'31"W 19.44'N15°55'37"E 6.45'Δ=17°40'33"L=70.96'S89°17'38"E102.06'Δ=9°32'45"L=15.83'Δ=23°20'39"L=38.71'Δ=23°15'00"L=38.55'Δ=18°43'06"L=31.04'99.53'61.69'54.82'40.05'109.43'N00°40'27"E109.44'111.93'N88°08'02"EΔ=2°20'48"L=47.92'109.93'Δ=1°43'22"L=36.98'N85°46'05"EN87°08'12"E107.08'Δ=2°03'58"
L=44.35'1.22'58.99'58.12'56.43'44.63'Δ=1°53'28" L=65.03'Δ=0°40'52" L=23.41'Δ=0°56'07" L=33.13'Δ=1°38'30" L=58.17'109.53'59.84'102.21'101.53'Δ=1°38'07" L=57.94'Δ=0°34'08" L=20.16'Δ=1°39'54" L=58.99'N07°28'13"W
21.66'S29°34'32"W 57.92N18°42'59"E 37.58'36.76'
S12°13'14"E 5.97'N47°51'13"E S26°53'05"W N02°28'23"W 83.50'S13°27'10"W 98.36'N13°27'10"E 58.78'N13°27'10"E 58.81'S13°27'10"W 97.30'33.87'29.47'57.03'6.72'54.40'16.97'44.12'54.49'S85°57'16"W 72.81'S89°32'20"E 72.68'66.96'67.63'62.84'32.63'N03°19'42"E 84.13'S13°27'10"W 95.92'N44°23'12"
W
S76°32'50"E 130.96'39.55'N16°23'59"E 85.55'Δ=12°47'56"L=44.68'Δ=0°44'18"L=2.58'34.21'40.00'60.08'20.79'34.67'23.21'33.72'105.29'S00°00'00"E 64.99'N00°00'00"E 62.16'73.48'57.91'78.48'62.89'N00°00'00"E 59.20'64.82'59.77'75.77'62.16'N90°00'00"E 84.27'39.25'94.89'43.99'79.09'N01°33'09"W S61°06'16"W 96.38'36.24'26.97'67.61'N90°00'00"EN90°00'00"E 71.77'N63°23'12"E 55.55'27.90'S15°32'22"W 30.24'N28°16'56"E 38.59'25.34'N10°19'33"E 34.99'S02°15'21"E N89°05'16"W 66.82'N49°5
3'0
8"
W 41.44'N00°46'16"E S40°06'52"W 33.91'N49°53'08"W 44 .34'S79°27'27"W 39.75'S40°06'52"W 22.30'N28°58'08"E 3.94'N01°53'39"E 40.21'N35°20'32"E N19°51'26"E S08°56'26"E N02°57'32"E 8.23'62.30'N14°18'15"E 51.10'N59°27'47"E 49.89'N30°13'16"E 29.03'N01°20'51"E 40.30'33.04'18.90'24.32'12.35'26.00'N87°02'28"E 71.06'N54°10'01"W 69 .38'48.32'88.77'N75°41'45"W 30.31'S31°25'58"E S40°03'55"E 67.60'41.59'8.12'32.29'40.17'N48°03'19"E99.69'N52°51'39"E103.11'N55°05'54"E114.98'N56°14'47"E96.36'N35°40'20"E87.72'R=50.00'N43°58'55"W 26.38'105.47'45.52'17.35'R=40.00'N87°02'28"W N03°07'09"E 82.90'55.92'20.91'N67°10'24"E N36°57'23"W 88.38'N53°06'06"E 5.01'40.22'N05°02'48"E 99.57'S02°28'25"E 86.31'N13°54'31"E 77.38'S13°28'37"W 84.97'N13°28'37"E 96.11'N13°27'10"E 131.92'S26°53'05"W 75.57'53.81'45.61'68.47'S76°27'55"E 62.86'33.81'49.68'38.87'N00°03'09"E 53.15'N02°25'33"E 57.97'N68°24'53"W 85.39'N89°18'53"W 88.82'S83°43'46"E 84.17'N80°38'46"E 87.75'N81°42'58"E Δ=0°21'43"L=1.17'Δ=13°28'02"L=43.65'N12°55'33"E 65.65'31.47'S72°08'16"W 59.06'N11°25'09"W 51.98'
S09°33'26"E
14.41'
58.82'16.39'S79°48'14"W 77.33'S11°26'30"E 52.69'
S44°51'13"E N81°47'41"W 94.45'N16°49'18"E N13°54'31"E 61.60'48.24'49.54'61.33'S08°47'01"E 44.04'
47.03'
10.14'
57.17'S29°33'53"W 46.88'S14°43'58"W 29.99'14.57'19.99'13.82'29.90'S40°38'39"W 18.68'N60°04'19"E N62°09'34"E N11°30'21"W 76.08'
40.21'N11°51'27"E 40.49'S29°33'53"W S40°38'39"W S14°43'58"W 34.99'S62°09'34"W 52.31'S60°04'19"W 37.88'S72°08'16"W 11.42'N49°53'08"W 32.41'N01°33'09"W 31.57'N06°41'43"E 18.36'S10°17'07"E 31.80'N09°06'53"E 71.86'S87°21'00"E 80.05'N88°28'22"E 89.52'S13°04'47"E 73.12'
17.43'N77°13'18"E N13°04'44"W
N13°15'54"W 18.02'3.91'49.31'56.70'58.86'22.14'29.91'7.66'32.03'62.68'18.42'41.01'
41.72'S80°08'53"E 38.26'S76°13'07"E 60.47'N18°43'30"W 51.76'S38°34'51"W 30.21'N02°36'16"E 53.66'S09°27'32"W 24.27'N71°16'30"E 12.34'31.09'N15°48'30"E 27.77'N20°58'42"E 32.67'N37°14'34"E 44.93'N65°41'48"E 34.88'N06°50'18"E 42.51'N60°58'39"E 51.12'S28°11'07"E 67.96'N24°26'07"W 80.71'N61°29'40"E 42.16'62.54'11.26'N88°32'21"E 56.89'25.17'N87°31'35"E N76°32'50"W 87.51'20.00'N76°32'50"W N89°19'15"W S76°32'50"E N76°32'50"W S13°27'10"W 110.66'115.55'S13°04'44"E
N61°31'16"E N28°13'32"W R=50.00'Δ=21°24'12"L=18.68'8.64'R=50.00'Δ=22°43'06"L=19.83'PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)N87°31'35"E 14.60'N89°32'20"W21.74'29.19'39.15'52.51'32.51'N46°01'05"EN90°00'00"E 73.09'51.68'N90°00'00"W 8.07'N90°00'00"E42.59'N00°00'00"E 47.00'S90°00'00"W S90°00'00"W 22.18'75.23'66.27'5.19'103.88'86.06'N90°00'00"W N90°00'00"E N62°13'12"W
N67°18'09"WN62°13'12"WN72°42'52"WN72°42'52"WN72°42'52"WN72°42'52"WN88°41'32"WS83°01'30"WN78°29'39"EN78°29'39"EN68°57'12"EN68°57'12"E14.22'S89°19'15"ES26°50'45"W S89°19'15"ES89°19'15"ES06°59'38"W N00°29'30"W S87°31'35"W N89°32'20"WN87°31'35"E S28°13'32"E
S76°27'55"E N16°49'18"E N13°54'31"E S76°27'55"E S76°27'55"E N83°29'46"W N88°32'21"E 30.93'N76°32'50"W S76°32'50"E S76°32'50"E N88°32'21"E N81°42'58"E S09°33'26"E N81°37'20"E N12°55'33"E N60°04'19"E N62°09'34"E N76°32'50"W N76°32'50"W N76°32'50"W N76°32'50"W N76°32'50"W N13°27'10"E 10.17'N73°36'01"W S29°34'32"W 32.14'N16°24'40"E 18.61'N90°00'00"E S00°00'00"E N26°50'45"E N90°00'00"E N90°00'00"E N90°00'00"E N00°00'00"ES05°31'20"W N16°40'26"E 24.46'28.76'5.17'38.00'21.69'S00°00'00"E N00°00'00"E S00°00'00"E N00°00'00"E 1.15'N22°04'27"E 33.28'S28°16'56"W N19°51'26"E S85°08'37"ES85°08'37"E22.51'N03°07'09"E N43°58'55"W Δ=31°06'41"L=27.15'R=50.00'Δ=72°44'06"L=105.65'R=50.00'Δ=17°13'14" L=15.03'R=136.18'Δ=11°59'27"L=28.50'N43°58'55"W N43°58'55"W Δ=24°40'59"Δ=24°40'59"L=28.16'L=17.23'
S08°47'01"E 7.77'N78°29'21"E N78°29'21"E N78°29'21"E S29°33'53"W S13°04'47"E 94.62'S89°18'51"E78.91'S89°18'51"ES89°18'51"E57.10'S89°18'51"E54.83'S89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"E1545'N89°52'01"E3976'N89°52'01"E5991'N ' "E'N89°52'01"ES40°03'55"E S08°56'26"E N00°46'16"E N01°33'09"W 7.00'27.30'N13°15'54"W N67°10'24"E S31°25'58"E S31°25'58"E S31°25'58"E 75.34'N61°29'40"E N00°25'33"E 14.37'N61°10'43"E N61°10'43"E N00°00'00"E 16.62'N33°11'12"E 62.91'N90°00'00"E 73.48'N90°00'00"E S00°00'00"E 125.16'N90°00'00"E N26°50'45"E N26°50'45"E N47°51'13"E 7.45'Δ=0°42'50" L=24.55'Δ=1°26'54" L=51.32'N16°40'26"E N22°04'27"E 59.77'S00°00'00"E 79.64'S00°00'00"E N90°00'00"E 75.77'N90°00'00"E81.59'N28°58'08"E N02°57'32"E 54.07'N02°57'32"E N35°20'32"E R=1970.00'R=1970.00'R=1970.00'R=2030.00'R=2030.00'R=2030.00'R=2030.00'R=50.00'Δ=72°44'06"L=63.47'20.16'N43°58'55"W 48.82'N43°58'55"W N03°07'09"E 76.83'R=40.00'Δ=15°39'25"L=10.93'R=40.00'N89°55'12`"ES31°25'58"E S89°55'12"W S08°56'26"E 40.45'12.50'N90°00'00"W 14.81'S00°00'00"E 9811234567810111213141516178081212628341819202223242527293031323335367184727374757677787937383940414210810911011111211311411611811912112412612011511712212312510010110210310497989910510610782879113914014114214314716716816916315316016116288899092939495961481491501511521541551561571581591641651661701718683135137136127128138189117411981198119811981198119812100210021002100210021001973197319731973197319731973CALLE MALVACHERRY LANESAN VINCENZO DRIVECORTUNA DRIVEAREZZO DRIVEATTACHMENT 3ARC2 - 15
C - 2SITE PLAN EASTPHASING PLAN/3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSITE PLAN • EAST1" = 40' - 0"PHASING PLANNO SCALEN89°52'01"E30.00'Δ=1°36'44"Δ=2°51'28"Δ=6°09'06"L=50.46'Δ=6°45'17"
L=55.41'50.21'
41.55'
19.70'21.17'62.03'N89°17'40"W 112.09'S77°16'26"W 102.26'S61°40'15"W 124.38'S41°47'39"W 162.65'
S21°53'02"W113.19'
S00°22'22"E 89.83'
N00°21'54"W 86.86'
30.00'
50.38'63.87'39.81'
52.10'111.18'S10°33'11"W36.75'S75°10'34"W60.67'
S32°53'42"W
39.67'
S17°59'08"W18.07'R=20.00'Δ=88°56'53"L=31.05'R=20.00'Δ=93°31'13"L=32.64'Δ=2°33'16"L=52.16'Δ=3°01'25"L=64.91'L=33.47'
L=34.61'
R=25.00'Δ=93°08'21"
L=40.64'
Δ=20°11'03"
Δ=20°12'58"
Δ=19°26'42"
L=33.52'
L=32.24'
L=98.26'
Δ=0°05'34"Δ=1°36'29" L=55.29'
S49°11'24"E
170.82'
R=20.00'Δ=84°48'15"L=29.60'
S61°16'60"E
127.32'S71°45'31"E 112.02'
S88°40'11"E 108.76'S88°41'4
7"E 106.44'N89°58'00"W 105.87'
S11°30'21"E 99.49'
N11°16'55"W 99.31'
N04°36'12"W 99.38'S00°49'26"W 98.49'S06°25'59"W 101.46'
S11°27'02"W 107.83'
S15°55'31"W 110.25'
S16°23'30"W 98.08'S05°40'45"E 108.28'S13°26'51"W 52.44'S17°25'04"W 67.57'S49°11'24"E 129.14'S31°04'15"E 100.27'
S28°06'54"E
99.06'
S67°27'44"E 64.44'
S17°25'04"W 42.69'
S11°16'09"E 99.48'
S11°30'21"E 99.48'
N17°41'50"W 100.78'
N24°25'02"W 100.79'N10°37'19"E 104.51'
N00°48'50"W 104.49'
50.06'
24.21'20.68'43.56'54.27'35.02'11.10'60.66'
86.58'1.31'101.69'81.90'6.09'59.43'N19°48'20"W 117.54'N30°13'16"W 115.48'N41°24'47"W 117.86'S36°39'49"W80.64'N36°39'53"E 80.63'N56°31'45"E 57.91'N60°01'09"E 50.72' 7.96'N42°18'20"E 50.96'S79°31'36"W 99.85'S61°02'54"W 99.62'S42°34'13"W 99.43'S36°39'53"W 101.99'S36°39'53"W 99.53'S34°25'50"W 99.48'S29°43'58"W 100.12'S26°36'17"W 99.53'S33°26'03"W 99.53'S40°15'49"W 99.53'N47°05'35"E 99.53'Δ=6°16'51"L=51.52'Δ=6°49'46"L=56.02'Δ=6°49'46"L=56.02'Δ=6°49'46"L=56.02'Δ=3°47'59"L=35.15'Δ=4°59'49"L=46.22'Δ=2°14'03"L=20.67'Δ=7°52'53" L=24.76'Δ=11°07'55" L=34.97'Δ=11°07'41" L=34.96'Δ=11°11'31" L=35.16'Δ=6°56'10" L=21.79'Δ=23°55'53"L=39.68'Δ=18°33'28"L=30.77'Δ=18°35'55"L=30.84'Δ=25°01'33"L=41.49'R=25.00'Δ=84°32'01"L=36.88'15.18'56.25'59.81'46.00'23.77'R=20.00'R=26.00'Δ=82°53'08"L=37.61'R=50.00'Δ=21°24'12"L=18.68'Δ=3°22'28"L=27.68'Δ=8°39'16" L=80.06'Δ=6°47'36" L=62.84'Δ=1°51'47" L=17.23'
Δ=17°43'14" L=52.58'Δ=37°23'06" L=110.92'Δ=16°31'46" L=49.04'
Δ=9°56'56"L=39.94'Δ=11°26'12"L=45.91'Δ=21°44'16"L=87.26'5.10'50.47'50.71'50.82'
43.19'11.37'
12.16'
29.55'
17.42'43.51'
47.56'55.10'
20.84'
65.52'28.45'
Δ=2°08'30"L=45.98'Δ=2°49'09"L=46.96'
Δ=2°34'28"L=52.57'Δ=5°33'48" L=113.61'
Δ=3°46'50" L=81.16'Δ=1°25'23"L=14.53'Δ=5°29'04"L=55.99'
Δ=5°25'38"L=55.41'Δ=5°30'40"L=56.27'
Δ=5°06'56"
L=52.23'Δ=4°53'50"L=50.00'
Δ=7°18'23" L=82.24'
Δ=6°37'18" L=74.54'Δ=6°32'10" L=73.57'Δ=7°23'41" L=83.24'
77.29'50.30'R=50' Δ=15°34'29"L=13.59'Δ=9°08'03"L=15.15'Δ=21°24'05"L=35.48'
Δ=21°13'11"L=35.18'Δ=12°07'56"L=20.12'Δ=18°1
2'18"L=30.19'Δ=9°20'56"L=15.50'
Δ=20°44'08"L=34.38'Δ=21°11'36"
L=35.14'
Δ=12°13'12"L=20.26'
R=50.00'Δ=26°01'06"L=22.71'R=25.00'Δ=98°35'07"L=43.02'Δ=0°06'32"L=2.34'56.96'50.02'70.69'41.88'8.95'50.02'88.87'
108.43'23.17'
Δ=2°17'01" L=78.51'
Δ=1°49'57" L=64.92'
Δ=2°17'45" L=81.34'Δ=1°42'03" L=60.26'
Δ=1°12'23" L=41.48'
Δ=1°25'01" L=48.72'
Δ=1°28'56" L=50.96'R=20.00'Δ=90°13'18"L=31.49'N11°03'46"E
112.81'S11°03'46"W
111.07'
113.50'S00°06'10"E
N00°06'10"W 108.38'
N00°06'10"W 101.02'
N00°06'10"W 100.98'N00°06'10"W 100.93'N07°57'41"W 103.55'
N00°29'30"W
S87°31'35"W S06°59'38"W N87°31'35"E N76°32'50"W
N83°29'46"W
N37°55'50"E 49.79'49.79'30.47'S00°40'43"W 108.18'S00°40'43"W 104.57'S00°40'43"W S00°40'43"W S01°44'55"W 102.54'
N00°40'46"E
N00°40'45"E
S37°33'14"W S44°13'31"W 105.66'Δ=6°50'09"L=27.44'
58.44'
Δ=9°45'55"L=39.20'
Δ=6°54'32"L=27.73'13.33'S61°53'34"W 106.59'48.18'S61°53'34"W 106.49'S54°04'23"W 106.23'109.94'40.87'50.25'50.25'N43°28'35"ES53°20'07"E 109.84'S40°42'47"W96.14'95.58'96.58'S89°19'15"ES86°51'09"ES89°19'15"EN00°23'55"WN67°18'09"W 86.57
N62°13'12"WN72°42'52"W
N88°41'32"W
S86°41'29"W
22.56'S83°01'30"W
S78°29'39"W
N04°20'28"W 82.91'
N31°20'13"E 105.80'S13°20'34"W 56.26'
S27°09'11"W
36.74'N23°24'54"E 35.07'N78°29'39"E 74.26'N68°57'12"E
N62°03'12"E
70.32'
N86°31'51"E
39.85'
S85°05'45"E 66.66'
S72°42'36"E 77.68'
N23°24'54"E 38.13'46.13'
S28°13'32"E N36°39'53"E 99.53'S37°48'23"W 99.55'S53°22'26"W 99.53'S39°45'59"E 40.59'S46°19'18"E 44.13'S53°09'04"E 44.13'S59°58'50"E 44.13'S63°19'19"E 48.57'S57°22'25"E 54.39'S54°13'48"E 52.97'S52°57'42"E 46.00'S53°20'07"E 46.00'S62°26'12"E 46.59'S54°57'47"E 51.16'S38°11'27"E 62.66'S19°42'45"E 62.66'S02°08'49"E 57.32' 77.48'S53°20'07"E N41°39'03"E22.98'S41°39'03"W56.80'S53°20'07"E
Δ=6°17'13"
L=25.24'S89°55'12"W N00°18'05"W
N00°18'06"W
85.32'
80.99'
N41°47'45"E 84.71'
S49°24'43"E 48.12'S40°51'03"E 57.34'
N01°44'31"W 19.44'N15°55'37"E 6.45'
Δ=17°40'33"
L=70.96'S03°52'31"W 68.90'S61°53'34"W 69.88'S28°06'26"E 48.18'S31°18'48"E 55.53'
S89°17'38"E
102.06'
Δ=9°32'45"L=15.83'Δ=23°20'39"
L=38.71'Δ=23°15'00"L=38.55'Δ=18°43'06"
L=31.04'99.53'61.69'54.82'40.05'
109.43'
N00°40'27"E109.44'
111.93'
N88°08'02"E
Δ=2°20'48"L=47.92'
109.93'
Δ=1°43'22"L=36.98'N85°46'05"EN87°08'12"E
107.08'Δ=2°03'58"L=44.35'
1.22'
58.99'
58.12'56.43'44.63'Δ=1°53'28" L=65.03'
Δ=0°40'52" L=23.41'
Δ=0°56'07" L=33.13'Δ=1°38'30" L=58.17'109.53'59.84'
102.21'101.53'Δ=1°38'07" L=57.94'Δ=0°34'08" L=20.16'
Δ=1°39'5
4
"
L=58.99'
N07°28'13"W
21.66'
S29°34'32"W 57.92 N18°42'59"E 37.58'
36.76'
S12°13'14"E 5.97'N47°51'13"E S26°53'05"W
N02°28'23"W 83.50'
S13°27'10"W 98.36'N13°27'10"E 58.78'
N13°27'10"E 58.81'
S13°27'10"W 97.30'
33.87'
29.47'
57.03'
6.72'54.40'16.97'44.12'54.49'S85°57'16"W 72.81'
S89°32'20"E 72.68'
66.96'67.63'
62.84'
32.63'
N03°19'42"E 84.13'
S13°27'10"W 95.92'
N44°23'12"W
S76°32'50"E 130.96'39.55'
N16°23'59"E 85.55'Δ=12°47'56"
L=44.68'
Δ=0°44'18"
L=2.58'
34.21'40.00'60.08'
20.79'
34.67'
23.21'33.72'105.29'S00°00'00"E 64.99'N00°00'00"E 62.16'
73.48'57.91'78.48'62.89'N00°00'00"E 59.20'
64.82'59.77'75.77'62.16'
N90°00'0
0
"
E 84.27'
39.25'
94.89'43.99'79.09'N01°33'09"W
S61°06'16"W 96.38'
36.24'26.97'67.61'
N90°00'0
0
"
E
N90°00
'
0
0
"
E 71.77'
N63°23'12"E 55.55'
27.90'
S15°32'22"W 30.24'
N28°16'56"E 38.59'
25.34'N10°19'33"E 34.99'S02°15'21"E N89°05'16"W 66.82'N49°53'08"W 41.44'N00°46'16"E S40°06'52"W 33.91'
N49°53'08"W 44.34'
S79°27'27"W 39.75'
S40°06'52"W 22.30'
N28°58'08"E 3.94'N01°53'39"E 40.21'
N35°20'32"E N19°51'26"E
S08°56'26"E
N02°57'32"E 8.23'62.30'N14°18'15"E 51.10'N59°27'47"E 49.89'
N30°13'16"E 29.03'
N01°20'51"E 40.30'33.04'
18.90'
24.32'
12.35'
26.00'
N87°02'28"E 71.06'N54°10'01"W 69.38'
48.32'
88.77'
N75°41'45"W 30.31'
S31°25'58"E
S40°03'55"E
S48°02'58"E
67.60'
41.59'
8.12'
32.29'
40.17'16.00'29.17'68.13'N67°52'33"E 115.21'N47°46'13"E 100.66'N48°03'19"E99.69'N52°51'39"E103.11'N55°05'54"E114.98'N56°14'47"E96.36'N35°40'20"E87.72'
R=50.00'N43°58'55"W
26.38'
105.47'45.52'
17.35'
R=40.00'
N87°02'28"W N03°07'09"E
82.90'55.92'20.91'
R=120.00'S39°04'50"W S44°20'49"E 87.82'N48°52'20"E 53.43'N40°44'15"W 84.57'
N67°10'24"E N36°57'23"W 88.38'N53°06'06"E 5.01'N54°28'37"E 52.50'99.84'S55°55'01"E 78.80'S57°44'10"E 88.35'S48°52'20"W 51.94'52.40'53.18'5.45'45.57'
40.22'
N05°02'48"E 99.57'
S02°28'25"E 86.31'N13°54'31"E 77.38'S13°28'37"W 84.97'
N13°28'37"E 96.11'N13°27'10"E 131.92'S26°53'05"W
75.57'
53.81'45.61'
68.47'
S76°27'55"E
62.86'33.81'
49.68'38.87'N00°03'09"E 53.15'N02°25'33"E 57.97'
N68°24'53"W 85.39'N89°18'53"W 88.82'
S83°43'46"E 84.17'N80°38'46"E 87.75'N81°42'58"E Δ=0°21'43"L=1.17'Δ=13°28'02"L=43.65'N12°55'33"E 65.65'
31.47'
S72°08'16"W 59.06'
N11°25'09"W 51.98'
S09°33'26"E
14.41'
58.82'
16.39'S79°48'14"W 77.33'S11°26'30"E 52.69'
S44°51'13"E N81°47'41"W 94.45'
N16°49'18"E N13°54'31"E 61.60'48.24'49.54'
61.33'
S08°47'01"E 44.04'
47.03'
10.14'57.17'S29°33'53"W 46.88'S14°43'58"W 29.99'14.57'19.99'13.82'
29.90'S40°38'39"W
18.68'N60°04'1
9
"E N62°09'34"E N11°30'21"W 76.08'40.21'
N11°51'27"E 40.49'S29°33'53"W S40°38'39"W
S14°43'58"W 34.99'S62°09'34"W 52.31'S60°04'19"W 37.88'S72°08'16"W 11.42'N49°53'08"W 32.41'
N01°33'09"W 31.57'N06°41'43"E 18.36'S10°17'07"E 31.80'N09°06'53"E 71.86'
S87°21'00"E 80.05'
N88°28'22"E 89.52'
S13°04'47"E 73.12'
17.43'N77°13'18"E N13°04'44"W
N13°15'54"W18.02'3.91'
49.31'56.70'
58.86'22.14'29.91'7.66'32.03'62.68'18.42'
41.01'
41.72'
S80°08'53"E 38.26'
S76°13'07"E 60.47'
N18°43'30"W 51.76'
S38°34'51"W 30.21'N02°36'16"E 53.66'S09°27'32"W 24.27'
N71°16'30"E 12.34'
31.09'
N15°48'30"E 27.77'N20°58'42"E 32.67'N37°14'34"E 44.93'N65°41'48"E 34.88'
N06°50'18"E 42.51'
N60°58'39"E 51.12'
S28°11'07"E 67.96'
N24°26'07"W 80.71'
N61°29'40"E 42.16'62.54'11.26'N88°32'21"E 56.89'
25.17'N87°31'35"E N76°32'50"W 87.51'
20.00'
N76°32'50"W
N89°19'15"W
S76°32'50"E
N76°32'50"W
S13°27'10"W 110.66'
115.55'
S13°04'44"E
N61°31'16"E
N28°13'32"W R=530.00'R=50.00'
Δ=21°24'12"L=18.68'
8.64'
R=50.00'Δ=22°43'06"L=19.83'
PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC
ACCESS EASEMENT AND P.U.E. (TYPICAL
)
PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)
10'10'N87°31'35"E 14.60'N89°32'20"W
21.74'
29.19'
39.15'52.51'5.00'32.51'N46°01'05"EN90°00'00"E 73.09'
51.68'N90°00'00"W 8.07'
N90°00
'
0
0
"
E
42.59'
N00°00'00"E 47.00'S90°00'00"W S90°00'00"W 22.18'75.23'66.27'5.19'
103.88'86.06'N90°00'00"W
151.21'
N90°00'00
"
E N°11'54"E 11.81"95.92'4.33'56.25'S53°20'43"E'S53°19'34"E118.76'12.36'N62°13'12"WN67°18'09"W
N62°13'12"W N72°42'52"W N72°42'52"W
N72°42'52"WN72°42'52"WN88°41'32"WS83°01'30"WN78°29'39"EN78°29'39"E
N68°57'12"E
N68°57'12"E14.22'S89°19'15"ES53°20'07"ES53°20'07"E PUBLIC ACCESS EASEMENT AND P.U.E.PUBLIC ACCESS EASEMENT AND P.U.E.S53°20'07"E54.92'S53°20'07"E54.92'S53°20'07"E S53°20'07"E
S26°50'45"W S89°19'15"E
S89°19'15"E
S06°59'38"W N00°29'30"W
S87°31'3
5
"
W N89°32'20"W
N87°31'35"E S28°13'32"E S28°13'32"E 18.12'N53°20'07"W
S76°27'55"E N16°49'18"E
N13°54'31"E
S76°27'55"E
S76°27'55"E N83°29'46"W N88°32'21"E 30.93'
N76°32'50"W
S76°32'50"E S76°32'50"E N88°32'21"E N81°42'58"E S09°33'26"E N81°37'20"E N12°55'33"E
N60°04'19"E N62°09'34"E N76°32'50"W N76°32'50"W
N76°32'50"W
N76°32'50"W N76°32'50"W
N13°27'10"E
10.17'
N73°36'0
1
"
W
S29°34'32"W 32.14'N16°24'40"E 18.61'N90°00'00"E S00°00'00"E
N26°50'45"E N90°00'0
0
"
E N90°00'00"E N90°00'00"E N00°00'00"E S05°31'20"W
N16°40'26"E 24.46'28.76'5.17'
38.00'21.69'S00°00'00"E N00°00'00"E S00°00'00"E
N00°00'00"E 1.15'
N22°04'27"E 33.28'
S28°16'56"W
N19°51'26"E S85°08'37"ES85°08'37"E22.51'N03°07'09"E
N43°58'55"W
Δ=31°06'41"L=27.15'R=50.00'Δ=72°44'06"L=105.65'
R=50.00'Δ=17°13'14" L=15.03'
R=136.18'Δ=11°59'27"L=28.50'
N43°58'55"W
N43°58'55"W
Δ=24°40'59"
Δ=24°40'59"
L=28.16'
L=17.23'Δ=29°22'52"L=61.54'R=120.00'Δ=18°53'18"L=39.56'N41°39'03"E28.91'Δ=102°03'44"L=35.63'Δ=6°17'37"L=58.22'R=530.00'Δ=7°55'39" L=73.33'N53°41'22"W N52°58'50"W 7.92'5.19'R=530.00'Δ=8°33'22"L=79.15'R=530.00'Δ=7°59'26"L=73.92'
S08°47'01"E 7.77'N78°29'21"E N78°29'21"E N78°29'21"E S29°33'53"W
S13°04'47"E S39°04'50"W S48°02'58"E
94.62'S89°18'51"E78.91'S89°18'51"ES89°18'51"E57.10'
S89°18'51"E
54.83'
S89°18'51"ES89°18'51"ES89°18'51
"E
S89°18'5
1
"
ES89°18'51"ES89°18'51"E
S89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18
'51"E15.45'
N89°52'01"E39.76'
N89°52'01"E59.91'
N89°52'01"E50.20'
N89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"ES53°20'07"ES53°20'07"E26.88'S40°03'55"E S40°03'55"E
S08°56'26"E N00°46'16"E N01°33'09"W
7.00'
27.30'N13°15'54"W
N67°10'24"E S31°25'58"E
S31°25'58"E S31°25'58"E 75.34'N61°29'40"E N00°25'33"E 14.37'N61°10'43"E N61°10'43"E N00°00'00"E 16.62'
N33°11'12"E
62.91'
N90°00'0
0
"
E 73.48'
N90°00'00
"
E S00°00'00"E 125.16'N90°00'00"E N26°50'45"E N26°50'45"E N47°51'13"E 7.45'Δ=0°42'50" L=24.55'
Δ=1°26'54" L=51.32'N16°40'26"E
N22°04'27"E
59.77'S00°00'00"E 79.64'S00°00'00"E N90°00'00"E 75.77'N90°00'00"E81.59'N28°58'08"E N02°57'32"E 54.07'N02°57'32"E N35°20'32"E R=1970.00'R=1970.00'
R=1970.00'
R=2030.00'
R=2030.00'
R=2030
.00'
R=2030.00'R=50.00'Δ=72°44'06"L=63.47'20.16'N43°58'55"W
48.82'N43°58'55"W
N03°07'09"E 76.83'
R=40.00'Δ=15°39'25"L=10.93'R=40.00'N89°55'12`"E
N89°55'12`"E
S31°25'58"E
N56°31'45"ES53°19'34"E62.51'S89°55'12"W S89°55'12"W S89°55'12"W R=180.00'R=180.00'R=180.00'R=180.00'R=180.00'S41°39'03"WN53°20'07"WR=470.00'Δ=02°07'42"L=129.77'S08°56'26"E 40.45'12.50'N90°00'00"W 14.81'S00°00'00"E 123CHERRY LANEN89°52'01"EΔ=1°36'29" L=55.29'R=20.00'
Δ=84°4
8
'
1
5
"
L=29.60'N10°37'19"E 104.51'N00°48'50"W 104.49'35.02'11.10'60.66'
86.58'
1.31'101.69'81.90'6.09'59.43'N19°48'20
"
W
117.54'
N30°13'1
6
"
W 115.48'
N41°24
'
4
7
"
W
117.86'S36°39'49"W80.64'N36°39'53"E 80.63'N56°31'45"E 57.91'N60°01'09"E 50.72' 7.96'N42°18'20"E 50.96'S79°31'36"W 99.85'S61°02'54"W 99.62'S42°34'13"W 99.43'S36°39'53"W 101.99'S36°39'53"W 99.53'S34°25'50"W 99.48'S29°43'58"W 100.12'S26°36'17"W 99.53'S33°26'03"W 99.53'S40°15'49"W 99.53'N47°05'35"E 99.53'Δ=6°16'
5
1
"
L=51.52'Δ=6°49'46"L=56.02'Δ=6°
49'46"
L=56.02'Δ=6°49'46"L=56.02'Δ=3°47'59"L=35.15'Δ=4°59'49"L=46 .22'Δ=2°14'03"L=20.67'Δ=7°52'53" L=24.76'Δ=11°07'55" L=34.97'Δ=11°07'41" L=34.96'Δ=11°11'31" L=35.16'Δ=6°56'10" L=21.79'Δ=23°55'53"L=39.68'Δ=18°33'28
"
L=30.77'
Δ=18°3
5'
5
5"
L=30.84'
Δ=25°01'33"L=41.49'R=25.00'Δ=84°32'01"
L=36.88'
15 .18'
56 .25'59.81'
46 .00'23 .77'R=20.00'R=26.00'Δ=82°53'08"L=37.61'R=50.00'Δ=21°24'12"L=18.68'Δ=3°22'28"L=27.68'Δ=6°47'36" L=62.84'Δ=1°51'47" L=17.23'Δ=17°43'14" L=52.58'Δ=37°23'06" L=110.92'Δ=16°
3
1'
4
6
"
L=49.04'Δ=9°56'56"L=39.94'Δ=11°26'12"L=45.91'Δ=21°44'16"L=87.26'56.96'50.02'70.69'41.88'8.95'50.02'88.87'108.43'23.17'Δ=1°49'57" L=64.92'Δ=2°17'45" L=81.34'Δ=1°42'03" L=60.26'Δ=1°12'23" L=41.48'Δ=1°25'01" L=48.72'Δ=1°28'56" L=50.96'R=20.00'Δ=90°13'18"L=31.49'N11°03'46"E 112.81'S11°03'46"W 111.07' 113.50'S00°06'10"E
N00°06'10"W 108.38'
N00°06'10"W 101.02'
N00°06'10"W 100.98'
N00°06'10"W 100.93'
N07°57'41"W 103.55'N37°55'50"E 49.79'49.79'30.47'S37°33'14"W S44°13'31"W 105.66'Δ=6°50'09"L=27.44'58.44'
Δ=9°45
'
5
5
"
L=39.20'
Δ=6°54
'
3
2
"
L=27.73'
13.33'S61°53'34"W 106.59'48.18'S61°53'34"W 106.49'S54°04'23"W 106.23'109.94'40 .87'50 .25'
50 .25'N43°28'35"ES53°20'
07"E109.84'S40°42'47"W96.14'95.58'96.58'N04°20'28"W 82.91'N31°20'13"E 105.80'S13°20'34"W 56.26'S27°09'11"W 36.74'N23°24'54"E 35.07'2°03'12"E 70.32'N86°31'51"E 39.85'S85°05'45"E 66.66'S72°42'36"E 77.68'N23°24'54"E 38.13'46.13'S28°13'3
2
"
E N36°39'53"E 99.53'S37°48'23"W 99.55'S53°22'26"W 99.53'S39°45'
5
9"
E
40.59'S46°19'18"E 44.13'
S53°09'04"
E
44.13'S59°58'50"E 44.13'S63°19'19"E 48 .57'S57°22'25"E 54.39'S54°13'48"
E 52.97'S52°57'42"E 46.00'S53°20'07"E 46.00'S62°26'12"E 46.59'S54°57'47"E 51 .16'S38°11'27"E 62.66'S19°42'45"E 62.66'S02°08'49"E 57.32' 77.48'S53°
20'07"EN41°39'03"E22.98'S41°39'03"W56.80'S53°20'07"EΔ=6°17'13"L=25.24'S89°55'12"W N00°18'05"W
N00°18'06"W
85.32'
80.99'N41°47'45"E 84.71'S49°24'43"E 48.12'S40°51'
0
3
"
E
57.34'
N01°44'31"W 19.44'N15°55'37"E 6.45'Δ=17°40'33"L=70.96'S03°52'31"W 68.90'S61°53'34"W 69.88'S28°06'
2
6
"
E
48.18'
S31°18
'
4
8
"
E
55.53'44.63'Δ=1°53'28" L=65.03'N00°00'00"E 59.20'64.82'59.77'N01°33'09"W 36.24'26.97'67.61'N90°00'00"EN63°23'12"E 55.55'27.90'S15°32'22"W 30.24'N28°16'56"E 38.59'25.34'N10°19'33"E 34.99'S02°15'21"E N89°05'16"W 66.82'N49°53'08"W 41.44'N00°46'16"E S40°06'52"W 33.91'N49°53'08"W 44.34'S79°27'27"W 39.75'S40°06'52"W 22.30'N28°58'08"E 3.94'N01°53'39"E 40.21'N35°20'32"E N19°51'26"E S08°56'26"E N02°57'32"E 8.23'62.30'N14°18'15"E 51.10'N59°27'47"E 49.89'N30°13'16"E 29.03'N01°20'51"E 40.30'33.04'18.90'24.32'12.35'26.00'N87°02'28"E 71.06'N54°1
0'01"W 69.38'48.32'
88.77'N75°41'45"W 30.31'S31°25'5
8"
E S40°03'
5
5
"
E S48°02'58"E 67.60'
41.59'
8.12'
32.29'
40.17'
16.00'
29 .17'68.13'N67°52'33"E 115.21'N47°46'13"E 100.66'N48°03'19"E99.69'N52°51'39"E103.11'N55°05'54"E114.98'N56°14'47"E96.36'N35°40'20"E87.72'R=50.00'N43°58'5
5
"
W 26.38'
105.47'
45.52'
17.35'
R=40.00'N87°02'28"W N03°07'09"E 82.90'55.92'20.91'R=120.00'S39°04'50"W S44°20'49"
E
87.82'N48°52'20"E 53.43'N40°44
'
1
5
"
W
84.57'N67°10'24"E N36°57
'
2
3
"
W 88.38'N53°06'06"E 5.01'N54°28'37"E 52.50'99.84'S55°55'01"E 78 .80'S57°44'10"E 88.35'S48°52'20"W 51.94'52.40'53.18'5.45'45.57'N11°51'27"E 40.49'S29°33'53"W S14°43'58"W 34.99'8"W 32.41'
N01°33'09"W 31.57'N06°41'43"E 18.36'S10°17'07"E 31.80'N09°06'53"E 71.86'S87°21'00"E 80.05'N88°28'22"E 89.52'S13°04'47"E 73.12'
17.43'N77°13'18"E N13°04'44"W
N13°15'54"W
18.02'3.91'49.31'56.70'58.86'22.14'29.91'32.03'62.68'18.42'41.01'
41.72'S80°08'53"E 38.26'S76°13'07"E 60.47'N18°43'30
"
W
51.76'S38°34'51"W 30.21'N02°36'16"E 53.66'S09°27'32"W 24.27'N71°16'30"E 12.34'31.09'N15°48'30"E 27.77'N20°58'42"E 32.67'N37°14'34"E 44.93'N65°41'48"E 34.88'N06°50'18"E 42.51'N60°58'39"E 51.12'S28°11'0
7
"
E
67.96'
N24°26'07
"
W
80.71'N61°29'40"E 42.16'62.54'S13°04'44"E
N61°31
'
1
6
"
E
N28°13'3
2
"
W
R=530 .00'10'10'52.51'5.00'32.51'N46°01'05"E73.09'8.07'N90°00'00"EN00°00'00"E 47.00'S90°00'00"W 22.18'75.23'66.27'5.19'103.88'151.21'N°11'54"E11.81"95.92'4.33'56.25'S53°20'43"E'S53°
19'3
4"
E
118.76'12.36'S53°20'07"E
S53°20'0
7"
E
PUBLIC ACCESS EASEMENT AND P.U.E.PUBLIC ACCESS EASEMENT AND P.U.E.S53°20'
07"E54.92'
S53°20'0
7"
E 54.92'S53°20'07"E
S53°
20'0
7"
E
S28°13'
3
2
"
E
S28°13'
3
2
"
E 18.12'N53°20'07"WN90°00'00"E N00°00'00"ES05°31'20"W N16°40'26"E 24.46'28.76'5.17'N00°00'00"E 1.15'N22°04'27"E 33.28'S28°16'56"W N19°51'26"E S85°08'37"ES85°08'37"E22.51'N03°07'09"E N43°58'55
"
W
Δ=31°06'41"L=27 .15'R=50.00'Δ=72°44'06"L=105.65'R=50.00'Δ=17°13'14" L=15.03'R=136.18'Δ=11°59'27"L=28.50'N43°58'55
"
W
N43°58'55
"
W
Δ=24°4
0'
5
9
"
Δ=24°40'59"
L=28.16'
L=17.23'Δ=29°22'52"L=61.54'R=120.00'Δ=18°53'18"L=39.56'N41°39'03"E28.91'Δ=102°03'44"L=35.63'Δ=6°17'37"
L=58.22'R=530.00'Δ=7°55'39" L=73.33'N53°4
1'22"W N52°5
8'50"W 7.92'5.19'R=530
.00'
Δ=8°3
3
'
2
2"
L=79.15'
R=530.00'
Δ=7°59
'
2
6
"
L=73.92'S29°33'53"W S13°04'47"E S39°04'50"W S48°02'58"E S89°18'51"ES89°18'51"ES89°18'51"E15.45'N89°52'01"E39.76'N89°52'01"E59.91'N89°52'01"E50.20'N89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"ES53°20'07"ES53°20'07"E26.88'S40°03'
5
5
"
E S40°03'
5
5
"
E S08°56'26"E N00°46'16"E N01°33'09"W
27.30'
N13°15'54"W N67°10'24"E S31°25
'
5
8
"
E
S31°25'5
8
"
E
S31°25'5
8
"
E
75.34'N61°29'40"E N00°25'33"E 14.37'N61°10'43"E N61°10'43"E N16°40'26"E N22°04'27"E N90°00'00"E81.59'N28°58'08"E N02°57'32"E 54.07'N02°57'32"E N35°20'32"E R=2030.00'R=2030.00'R=2030.00'R=50.00'Δ=72°44'06"L=63.47'20.16'
N43°58'55
"
W
48.82'
N43°58'55
"
W N03°07'09"E 76.83'R=40.00'Δ=15°3
9'
2
5
"
L=10.93'
R=40.00'N89°55'12`"EN89°55'12`"ES31°25
'
5
8
"
E
N56°31'45"ES53°19'34"E
62 .51'S89°55'12"W S89°55'12"W S89°55'12"W R=180.00'R=180.00'R=180.00'R=180.00'R=180.00'S41°39'03"WN53°
20'07"
W
R=470 .00'Δ=02°07'42"L=129.77'S08°56'26"E 40.45'353645464749505152535455565758596061718485626364656667686970727374754448373839404142431241261221231251391401411421431441471671531601611481491501511521641651661298313013113213413513714514613313612712813818911891
customcustomcustomcustomcustom1981 19811981
19811981210021002100 210021002100
19731973 1973197319731973197318911891SAN VINCENZO DRIVEARE ZZ O DRI
V EATTACHMENT 3ARC2 - 16
C - 3SITE GRADING PLAN3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSITE GRADING PLAN1" = 80'-0"N89°52'01"E
30.00'Δ=1°36'44"Δ=2°51'28"Δ=6°09'06"L=50.46'Δ=6°45'17"L=55.41'50.21'
41.55'19.70'21.17'62.03'N89°17'40"W 112.09'S77°16'26"W 102.26'S61°40'15"W 124.38'S41°47'39"W 162.65'S21°53'02"W113.19'S00°22'22"E 89.83'N00°21'54"W 86.86'30.00'50.38'63.87'39.81'52.10'111.18'S10°33'11"W36.75'S75°10'34"W60.67'S32°53'42"W39.67'S17°59'08"W18.07'R=20.00'Δ=88°56'53"L=31.05'R=20.00'Δ=93°31'13"L=32.64'
Δ=2°33'16"L=52.16'Δ=3°01'25"L=64.91'L=33.47'L=34.61'R=25.00'
Δ=93°08'21"L=40.64'
Δ=20°11'03"
Δ=20°12'58"
Δ=19°26'42"
L=33.52'L=32.24'L=98.26'Δ=0°05'34"Δ=1°36'29" L=55.29'S49°11'24"E 170.82'
R=20.00'
Δ=84°48'15"L=29.60'S61°16'60"E 127.32'S71°45'31"E 112.02'S88°40'11"E 108.76'S88°41'47"E 106.44'N89°58'00"W 105.87'S11°30'21"E 99.49'
N11°16'55"W 99.31'
N04°36'12"W 99.38'S00°49'26"W 98.49'S06°25'59"W 101.46'S11°27'02"W 107.83'S15°55'31"W 110.25'S16°23'30"W 98.08'S05°40'45"E 108.28'S13°26'51"W 52.44'S17°25'04"W 67.57'S49°11'24"E
129.14'
S31°04'15"E 100.27'
S28°06'54"E
99.06'S67°27'44"E 64.44'S17°25'04"W 42.69'S11°16'09"E 99.48'
S11°30'21"E 99.48'
N17°41'50"W 100.78'
N24°25'02"W 100.79'N10°37'19"E 104.51'N00°48'50"W 104.49'50.06'24.21'20.68'43.56'54.27'35.02'11.10'60.66'
86.58'
1.31'101.69'81.90'6.09'59.43'
N19°48'20"W 117.54'
N30°13'16"W 115.48'
N41°24'47"W 117.86'S36°39'49"W80.64'N36°39'53"E 80.63'N56°31'45"E 57.91'N60°01'09"E 50.72' 7.96'N42°18'20"E 50.96'S79°31'36"W 99.85'S61°02'54"W 99.62'S42°34'13"W 99.43'S36°39'53"W 101.99'S36°39'53"W 99.53'S34°25'50"W 99.48'S29°43'58"W 100.12'S26°36'17"W 99.53'S33°26'03"W 99.53'S40°15'49"W 99.53'N47°05'35"E 99.53'
Δ=6°16'51"
L=51.52'
Δ=6°49'46"L=56.02'Δ=6°49'46"L=56.02'Δ=6°49'46"
L=56.02'Δ=3°47'59"L=35.15'Δ=4°59'49"
L=46.22'
Δ=2°14'03"
L=20.67'Δ=7°52'53" L=24.76'Δ=11°07'55" L=34.97'Δ=11°07'41" L=34.96'Δ=11°11'31" L=35.16'Δ=6°56'10" L=21.79'Δ=23°55'53"L=39.68'Δ=18°33'28"L=30.77'
Δ=18°35'55"L=30.84'
Δ=25°01'33"L=41.49'R=25.00'Δ=84°32'01"L=36.88'
15.18'56.25'
59.81'
46.00'
23.77'R=20.00'R=26.00'Δ=82°53'08"L=37.61'R=50.00'
Δ=21°24'12"L=18.68'Δ=3°22'28"L=27.68'Δ=8°39'16" L=80.06'Δ=6°47'36" L=62.84'Δ=1°51'47" L=17.23'Δ=17°43'14" L=52.58'Δ=37°23'06" L=110.92'Δ=16°31'46" L=49.04'
Δ=9°56'56"L=39.94'Δ=11°26'12"L=45.91'Δ=21°44'16"L=87.26'5.10'50.47'50.71'50.82'43.19'11.37'12.16'29.55'17.42'
43.51'47.56'55.10'20.84'
65.52'28.45'Δ=2°08'30"L=45.98'Δ=2°49'09"L=46.96'Δ=2°34'28"L=52.57'Δ=5°33'48" L=113.61'Δ=3°46'50" L=81.16'Δ=1°25'23"L=14.53'Δ=5°29'04"L=55.99'Δ=5°25'38"L=55.41'Δ=5°30'40"L=56.27'Δ=5°06'56"L=52.23'Δ=4°53'50"L=50.00'Δ=7°18'23" L=82.24'Δ=6°37'18" L=74.54'Δ=6°32'10" L=73.57'Δ=7°23'41" L=83.24'77.29'50.30'R=50' Δ=15°34'29"L=13.59'Δ=9°08'03"L=15.15'Δ=21°24'05"L=35.48'Δ=21°13'11"L=35.18'Δ=12°07'56"L=20.12'Δ=18°12'18"L=30.19'Δ=9°20'56"L=15.50'Δ=20°44'08"L=34.38'Δ=21°11'36"L=35.14'
Δ=12°13'12"
L=20.26'R=50.00'
Δ=26°01'06"
L=22.71'R=25.00'Δ=98°35'07"L=43.02'Δ=0°06'32"L=2.34'56.96'50.02'70.69'41.88'8.95'50.02'88.87'108.43'23.17'Δ=2°17'01" L=78.51'Δ=1°49'57" L=64.92'Δ=2°17'45" L=81.34'Δ=1°42'03" L=60.26'Δ=1°12'23" L=41.48'Δ=1°25'01" L=48.72'Δ=1°28'56" L=50.96'R=20.00'Δ=90°13'18"L=31.49'N11°03'46"E 112.81'S11°03'46"W
111.07' 113.50'S00°06'10"E
N00°06'10"W 108.38'
N00°06'10"W 101.02'
N00°06'10"W 100.98'
N00°06'10"W 100.93'
N07°57'41"W 103.55'
N00°29'30"W S87°31'35"W S06°59'38"W N87°31'35"E N76°32'50"W N83°29'46"W N37°55'50"E 49.79'49.79'30.47'S00°40'43"W 108.18'S00°40'43"W 104.57'S00°40'43"W S00°40'43"W S01°44'55"W 102.54'N00°40'46"E N00°40'45"E S37°33'14"W S44°13'31"W 105.66'Δ=6°50'09"L=27.44'
58.44'
Δ=9°45'55"
L=39.20'
Δ=6°54'32"
L=27.73'13.33'S61°53'34"W 106.59'48.18'S61°53'34"W 106.49'S54°04'23"W 106.23'109.94'40.87'
50.25'50.25'N43°28'35"ES53°20'07"E
109.84'S40°42'47"W96.14'95.58'96.58'S89°19'15"ES86°51'09"ES89°19'15"E
N00°23'55"W
N67°18'09"W 86.57N62°13'12"WN72°42'52"W N88°41'32"WS86°41'29"W 22.56'S83°01'30"WS78°29'39"WN04°20'28"W 82.91'N31°20'13"E 105.80'S13°20'34"W 56.26'S27°09'11"W 36.74'N23°24'54"E 35.07'N78°29'39"E 74.26'N68°57'12"EN62°03'12"E 70.32'N86°31'51"E 39.85'S85°05'45"E 66.66'S72°42'36"E 77.68'N23°24'54"E 38.13'46.13'S28°13'32"E N36°39'53"E 99.53'S37°48'23"W 99.55'S53°22'26"W 99.53'
S39°45'59"E 40.59'
S46°19'18"E 44.13'S53°09'04"E 44.13'S59°58'50"E 44.13'S63°19'19"E 48.57'S57°22'25"E 54.39'
S54°13'48"E 52.97'S52°57'42"E 46.00'
S53°20'07"E 46.00'S62°26'12"E 46.59'S54°57'47"E 51.16'S38°11'27"E 62.66'S19°42'45"E 62.66'S02°08'49"E 57.32'
77.48'
S53°20'07"E
N41°39'03"E22.98'S41°39'03"W56.80'S53°20'07"E
Δ=6°17'13"L=25.24'
S89°5
5
'12"W N00°18'05"W
N00°18'06"W
85.32'
80.99'N41°47'45"E 84.71'S49°24'43"E 48.12'S40°51'03"E 57.34'
N01°44'31"W 19.44'N15°55'37"E 6.45'Δ=17°40'33"L=70.96'S03°52'31"W 68.90'S61°53'34"W 69.88'S28°06'26"E 48.18'
S31°18'48"E 55.53'
S89°17'38"E102.06'Δ=9°32'45"L=15.83'Δ=23°20'39"L=38.71'Δ=23°15'00"L=38.55'Δ=18°43'06"L=31.04'99.53'61.69'54.82'40.05'109.43'N00°40'27"E109.44'
111.93'N88°08'02"EΔ=2°20'48"L=47.92'109.93'Δ=1°43'22"L=36.98'
N85°46'05"EN87°08'12"E107.08'Δ=2°03'58"L=44.35'1.22'58.99'58.12'56.43'44.63'Δ=1°53'28" L=65.03'Δ=0°40'52" L=23.41'Δ=0°56'07" L=33.13'Δ=1°38
'30" L=58.17'109.53'59.84'102.21'101.53'Δ=1°38'07" L=57.94'Δ=0°34'08" L=20.16'Δ=1°39'54" L=58.99'N07°28'13"W
21.66'S29°34'32"W 57.92N18°42'59"E 37.58'
36.76'
S12°13'14"E 5.97'N47°51'13"E S26°53'05"W N02°28'23"W 83.50'S13°27'10"W 98.36'N13°27'10"E 58.78'N13°27'10"E 58.81'S13°27'10"W 97.30'33.87'29.47'57.03'6.72'54.40'16.97'44.12'54.49'S85°57'16"W 72.81'S89°32'20"E 72.68'66.96'67.63'62.84'32.63'N03°19'42"E 84.13'S13°27'10"W 95.92'N44°23'12"W S76°32'50"E 130.96'39.55'N16°23'59"E 85.55'Δ=12°47'56"L=44.68'Δ=0°44'18"L=2.58'34.21'40.00'60.08'20.79'34.67'23.21'33.72'105.29'S00°00'00"E 64.99'N00°00'00"E 62.16'73.48'57.91'78.48'62.89'N00°00'00"E 59.20'64.82'59.77'75.77'62.16'N90°00'00"E 84.27'39.25'94.89'43.99'79.09'N01°33'09"W S61°06'16"W 96.38'36.24'26.97'67.61'N90°00'00"EN90°00'00"E 71.77'N63°23'12"E 55.55'27.90'S15°32'22"W 30.24'N28°16'56"E 38.59'25.34'N10°19'33"E 34.99'S02°15'21"E N89°05'16"W 66.82'N49°53'08"W 41.44'N00°46'16"E S40°06'52"W 33.91'N49°53'08"W 44.34'
S79°27'27"W 39.75'S40°06'52"W 22.30'N28°58'08"E 3.94'N01°53'39"E 40.21'N35°20'32"E N19°51'26"E S08°56'26"E N02°57'32"E 8.23'62.30'N14°18'15"E 51.10'N59°27'47"E 49.89'N30°13'16"E 29.03'N01°20'51"E 40.30'33.04'18.90'24.32'12.35'26.00'N87°02'28"E 71.06'N54°10'01"W 69.38'
48.32'
88.77'
N75°41'45"W 30.31'S31°25'58"E
S40°03'55"E
S48°02'58"E 67.60'
41.59'
8.12'
32.29'40.17'16.00'
29.17'68.13'N67°52'33"E 115.21'N47°46'13"E 100.66'N48°03'19"E99.69'N52°51'39"E103.11'N55°05'54"E114.98'N56°14'47"E96.36'N35°40'20"E87.72'R=50.00'
N43°58'55"W
26.38'
105.47'
45.52'17.35'
R=40.00'N87°02'28"W N03°07'09"E 82.90'55.92'20.91'R=120.00'S39°04'50"W S44°20'49"E 87.82'N48°52'20"E 53.43'N40°44'15"W 84.57'N67°10'24"E N36°57'23"W 88.38'N53°06'06"E 5.01'N54°28'37"E 52.50'99.84'S55°55'01"E 78.80'
S57°44'10"E 88.35'S48°52'20"W 51.94'52.40'53.18'5.45'45.57'40.22'N05°02'48"E 99.57'S02°28'25"E 86.31'N13°54'31"E 77.38'S13°28'37"W 84.97'N13°28'37"E 96.11'N13°27'10"E 131.92'S26°53'05"W 75.57'53.81'45.61'68.47'
S76°27'55"E 62.86'33.81'49.68'38.87'N00°03'09"E 53.15'N02°25'33"E 57.97'N68°24'53"W 85.39'N89°18'53"W 88.82'S83°43'46"E 84.17'N80°38'46"E 87.75'N81°42'58"E Δ=0°21'43"L=1.17'Δ=13°28'02"L=43.65'N12°55'33"E 65.65'31.47'S72°08'16"W 59.06'N11°25'09"W 51.98'
S09°33'26"E
14.41'
58.82'16.39'S79°48'14"W 77.33'S11°26'30"E 52.69'
S44°51'13"E N81°47'41"W 94.45'N16°49'18"E N13°54'31"E 61.60'48.24'49.54'61.33'S08°47'01"E 44.04'
47.03'
10.14'
57.17'S29°33'53"W 46.88'S14°43'58"W 29.99'14.57'19.99'13.82'29.90'S40°38'39"W 18.68'N60°04'19"E N62°09'34"E N11°30'21"W 76.08'
40.21'N11°51'27"E 40.49'S29°33'53"W S40°38'39"W S14°43'58"W 34.99'S62°09'34"W 52.31'S60°04'19"W 37.88'S72°08'16"W 11.42'N49°53'08"W 32.41'
N01°33'09"W 31.57'N06°41'43"E 18.36'S10°17'07"E 31.80'N09°06'53"E 71.86'S87°21'00"
E 80.05'N88°28'22"E 89.52'S13°04'47"E 73.12'
17.43'N77°13'18"E N13°04'44"W
N13°15'54"W 18.02'3.91'49.31'56.70'58.86'22.14'29.91'7.66'32.03'62.68'18.42'
41.01'
41.72'S80°08'53"E 38.26'S76°13'07"E 60.47'N18°43'30"W 51.76'S38°34'51"W 30.21'N02°36'16"E 53.66'S09°27'32"W 24.27'N71°16'30"E 12.34'31.09'N15°48'30"E 27.77'N20°58'42"E 32.67'N37°14'34"E 44.93'N65°41'48"E 34.88'N06°50'18"E 42.51'N60°58'39"E 51.12'S28°11'07"E 67.96'N24°26'07"W 80.71'N61°29'40"E 42.16'62.54'11.26'N88°32'21"E 56.89'25.17'N87°31'35"E N76°32'50"W 87.51'
20.00'N76°32'50"W N89°19'15"W S76°32'50"E N76°32'50"W S13°27'10"W 110.66'115.55'S13°04'44"E
N61°31'16"E
N28°13'32"W
R=530.00'R=50.00'Δ=21°24'12"L=18.68'8.64'R=50.00'Δ=22°43'06"L=19.83'PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)10'
10'N87°31'35"E 14.60'N89°32'20"W21.74'29.19'39.15'52.51'5.00'32.51'N46°01'05"EN90°00'00"E 73.09'51.68'N90°00'0
0
"
W 8.07'N90°00'00"E42.59'N00°00'00"E 47.00'S90°00'00"W S90°00'00"W 22.18'75.23'66.27'5.19'103.88'86.06'N90°00'00"W 151.21'N90°00'00"E N°11'54"E11.81"95.92'4.33'56.25'
S53°20'43"E'
S53°19'34"E
118.76'12.36'N62°13'12"W
N67°18'09"W
N62°13'12"W
N72°42'52"W
N72°42'52"WN72°42'52"WN72°42'52"W N88°41'32"WS83°01'30"WN78°29'39"EN78°29'39"EN68°57'12"EN68°57'12"E14.22'S89°19'15"ES53°20'07"E
S53°20'07"EPUBLIC ACCESS EASEMENT AND P.U.E.PUBLIC ACCESS EASEMENT AND P.U.E.S53°20'07"E
54.92'
S53°20'07"E
54.92'
S53°20'07"E
S53°20'07"E
S26°50'45"W S89°19'15"E S89°19'15"ES06°59'38"W N00°29'30"W S87°31'35"W N89°32'20"WN87°31'35"E S28°13'32"E
S28°13'32"E 18.12'N53°20'07"W
S76°27'55"E N16°49'18"E N13°54'31"E S76°27'55"E S76°27'55"E N83°29'46"W N88°32'21"E 30.93'N76°32'50"W S76°32'50"E
S76°32'50"E N88°32'21"E N81°42'58"E S09°33'26"E
N81°37'20"E N12°55'33"E N60°04'19"E N62°09'34"E N76°32'50"W N76°32'50"W N76°32'50"W N76°32'50"W N76°32'50"W N13°27'10"E 10.17'N73°36'01"W S29°34'32"W 32.14'N16°24'40"E 18.61'N90°00'00"E S00°00'00"E N26°50'45"E N90°00'00"E N90°00'00"E N90°00'00"E N00°00'00"ES05°31'20"W N16°40'26"E 24.46'28.76'5.17'38.00'21.69'S00°00'00"E N00°00'00"E S00°00'00"E N00°00'00"E 1.15'N22°04'27"E 33.28'S28°16'56"W N19°51'26"E S85°08'37"ES85°08'37"E
22.51'N03°07'09"E N43°58'55"W
Δ=31°06'41"L=27.15'R=50.00'Δ=72°44'06"L=105.65'R=50.00'Δ=17°13'14" L=15.03'R=136.18'Δ=11°59'27"L=28.50'N43°58'55"W
N43°58'55"W Δ=24°40'59"
Δ=24°40'59"
L=28.16'
L=17.23'Δ=29°22'52"L=61.54'R=120.00'Δ=18°53'18"L=39.56'N41°39'03"E28.91'Δ=102°03'44"L=35.63'Δ=6°17'37"L=58.22'R=530.00'Δ=7°55'39" L=73.33'N53°41'22"W N52°58'50"W 7.92'5.19'
R=530.00'Δ=8°33'22"L=79.15'R=530.00'Δ=7°59'26"L=73.92'
S08°47'01"E 7.77'N78°29'21"E N78°29'21"E N78°29'21"E S29°33'53"W S13°04'47"E S39°04'50"W S48°02'58"E 94.62'S89°18'51"E78.91'S89°18'51"ES89°18'51"E57.10'S89°18'51"E54.83'S89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"E15.45'N89°52'01"E39.76'N89°52'01"E59.91'N89°52'01"E50.20'N89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"ES53°20'07"E
S53°20'07"E26.88'
S40°03'55"E S40°03'55"E S08°56'26"E N00°46'16"E N01°33'09"W 7.00'27.30'
N13°15'54"W N67°10'24"E S31°25'58"E
S31°25'58"E
S31°25'58"E 75.34'N61°29'40"E N00°25'33"E 14.37'N61°10'43"E N61°10'43"E N00°00'00"E 16.62'N33°11'12"E 62.91'N90°00'00"E 73.48'N90°00'00"E S00°00'00"E 125.16'N90°00'00"E N26°50'45"E N26°50'45"E N47°51'13"E 7.45'Δ=0°42'50" L=24.55'Δ=1°26'54" L=51.32'N16°40'26"E N22°04'27"E 59.77'S00°00'00"E 79.64'S00°00'00"E N90°00'00"E 75.77'N90°00'00"E81.59'N28°58'08"E N02°57'32"E 54.07'N02°57'32"E N35°20'32"E R=1970.00'R=1970.00'R=1970.00'R=2030.00'R=2030.00'R=2030.00'R=2030.00'R=50.00'Δ=72°44'06"L=63.47'20.16'N43°58'55"W
48.82'N43°58'55"W N03°07'09"E 76.83'R=40.00'Δ=15°39 '25"L=10.93'R=40.00'N89°55'12`"EN89°55'12`"ES31°25'58"E N56°31'45"ES53°19'34"E62.51'
S89°55'12"W S89°5
5
'12"W S89°55'12"W R=180.00'R=180.00'R=180.00'R=180.00'R=180.00'S41°39'03"WN53°20'07"W
R=470.00'Δ=02°07'42"L=129.77'S08°56'26"E 40.45'12.50'N90°00'00"W 14.81'S00°00'00"E 189118911891
1741customcustomcustomcustomcustom1981 198119811981
19811981198119811981198119812100210021002100210021002100 210021002100
197319 7 3 19731973197319731973197319731973197318911891ATTACHMENT 3ARC2 - 17
C - 4SITE PLAN - ZONING3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSITE PLAN • ZONING1" = 80' - 0"PDPDPDR-1R-1R-1R-3PDR-2R-2R-2R-2R-2R-2R-298112345678101112131415161780812126283418192022232425272930313233353645464749505152535455565758596061718485626364656667686970727374757677787944483738394041424310810911011111211311411611811912112412612011511712212312510010110210310497989910510610782879113914014114214314414716716816916315316016116288899092939495961481491501511521541551561571581591641651661701718612983130131132134135137145146133136127128138ATTACHMENT 3ARC2 - 18
C - 5SITE PLANCOMMON OPEN SPACE3000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSITE PLAN • COMMON OPEN SPACE1" = 80' - 0"7,052 SF5,663 SF30,027 SF22,265 SF7,777 SFATTACHMENT 3ARC2 - 19
C - 6NON-CONFORMING LOTSPHASE 33000 CALLE MALVASAN LUIS OBISPOCA 934011421TRACT 2428TOSCANO7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSITE PLAN • NON-CONFORMING FOOTPRINTS • 5 LOTS TOTALNO SCALEN89°52'01"E30.00'Δ=1°36'44"Δ=2°51'28"Δ=6°09'06"L=50.46'Δ=6°45'17"
L=55.41'50.21'
41.55'
19.70'21.17'62.03'N89°17'40"W 112.09'S77°16'26"W 102.26'S61°40'15"W 124.38'S41°47'39"W 162.65'
S21°53'02"W113.19'
S00°22'22"E 89.83'
N00°21'54"W 86.86'
30.00'
50.38'63.87'39.81'
52.10'111.18'S10°33'11"W36.75'S75°10'34"W60.67'
S32°53'42"W
39.67'
S17°59'08"W18.07'R=20.00'Δ=88°56'53"L=31.05'R=20.00'Δ=93°31'13"L=32.64'Δ=2°33'16"L=52.16'Δ=3°01'25"L=64.91'L=33.47'
L=34.61'
R=25.00'Δ=93°08'21"
L=40.64'
Δ=20°11'03"
Δ=20°12'58"
Δ=19°26'42"
L=33.52'
L=32.24'
L=98.26'
Δ=0°05'34"Δ=1°36'29" L=55.29'
S49°11'24"E
170.82'
R=20.00'Δ=84°48'15"L=29.60'
S61°16'60"E
127.32'S71°45'31"E 112.02'
S88°40'11"E 108.76'S88°41'4
7"E 106.44'N89°58'00"W 105.87'
S11°30'21"E 99.49'
N11°16'55"W 99.31'
N04°36'12"W 99.38'S00°49'26"W 98.49'S06°25'59"W 101.46'
S11°27'02"W 107.83'
S15°55'31"W 110.25'
S16°23'30"W 98.08'S05°40'45"E 108.28'S13°26'51"W 52.44'S17°25'04"W 67.57'S49°11'24"E 129.14'S31°04'15"E 100.27'
S28°06'54"E
99.06'
S67°27'44"E 64.44'
S17°25'04"W 42.69'
S11°16'09"E 99.48'
S11°30'21"E 99.48'
N17°41'50"W 100.78'
N24°25'02"W 100.79'N10°37'19"E 104.51'
N00°48'50"W 104.49'
50.06'
24.21'20.68'43.56'54.27'35.02'11.10'60.66'
86.58'1.31'101.69'81.90'6.09'59.43'N19°48'20"W 117.54'N30°13'16"W 115.48'N41°24'47"W 117.86'S36°39'49"W80.64'N36°39'53"E 80.63'N56°31'45"E 57.91'N60°01'09"E 50.72' 7.96'N42°18'20"E 50.96'S79°31'36"W 99.85'S61°02'54"W 99.62'S42°34'13"W 99.43'S36°39'53"W 101.99'S36°39'53"W 99.53'S34°25'50"W 99.48'S29°43'58"W 100.12'S26°36'17"W 99.53'S33°26'03"W 99.53'S40°15'49"W 99.53'N47°05'35"E 99.53'Δ=6°16'51"L=51.52'Δ=6°49'46"L=56.02'Δ=6°49'46"L=56.02'Δ=6°49'46"L=56.02'Δ=3°47'59"L=35.15'Δ=4°59'49"L=46.22'Δ=2°14'03"L=20.67'Δ=7°52'53" L=24.76'Δ=11°07'55" L=34.97'Δ=11°07'41" L=34.96'Δ=11°11'31" L=35.16'Δ=6°56'10" L=21.79'Δ=23°55'53"L=39.68'Δ=18°33'28"L=30.77'Δ=18°35'55"L=30.84'Δ=25°01'33"L=41.49'R=25.00'Δ=84°32'01"L=36.88'15.18'56.25'59.81'46.00'23.77'R=20.00'R=26.00'Δ=82°53'08"L=37.61'R=50.00'Δ=21°24'12"L=18.68'Δ=3°22'28"L=27.68'Δ=8°39'16" L=80.06'Δ=6°47'36" L=62.84'Δ=1°51'47" L=17.23'
Δ=17°43'14" L=52.58'Δ=37°23'06" L=110.92'Δ=16°31'46" L=49.04'
Δ=9°56'56"L=39.94'Δ=11°26'12"L=45.91'Δ=21°44'16"L=87.26'5.10'50.47'50.71'50.82'
43.19'11.37'
12.16'
29.55'
17.42'43.51'
47.56'55.10'
20.84'
65.52'28.45'
Δ=2°08'30"L=45.98'Δ=2°49'09"L=46.96'
Δ=2°34'28"L=52.57'Δ=5°33'48" L=113.61'
Δ=3°46'50" L=81.16'Δ=1°25'23"L=14.53'Δ=5°29'04"L=55.99'
Δ=5°25'38"L=55.41'Δ=5°30'40"L=56.27'
Δ=5°06'56"
L=52.23'Δ=4°53'50"L=50.00'
Δ=7°18'23" L=82.24'
Δ=6°37'18" L=74.54'Δ=6°32'10" L=73.57'Δ=7°23'41" L=83.24'
77.29'50.30'R=50' Δ=15°34'29"L=13.59'Δ=9°08'03"L=15.15'Δ=21°24'05"L=35.48'
Δ=21°13'11"L=35.18'Δ=12°07'56"L=20.12'Δ=18°1
2'18"L=30.19'Δ=9°20'56"L=15.50'
Δ=20°44'08"L=34.38'Δ=21°11'36"
L=35.14'
Δ=12°13'12"L=20.26'
R=50.00'Δ=26°01'06"L=22.71'R=25.00'Δ=98°35'07"L=43.02'Δ=0°06'32"L=2.34'56.96'50.02'70.69'41.88'8.95'50.02'88.87'
108.43'23.17'
Δ=2°17'01" L=78.51'
Δ=1°49'57" L=64.92'
Δ=2°17'45" L=81.34'Δ=1°42'03" L=60.26'
Δ=1°12'23" L=41.48'
Δ=1°25'01" L=48.72'
Δ=1°28'56" L=50.96'R=20.00'Δ=90°13'18"L=31.49'N11°03'46"E
112.81'S11°03'46"W
111.07'
113.50'S00°06'10"E
N00°06'10"W 108.38'
N00°06'10"W 101.02'
N00°06'10"W 100.98'N00°06'10"W 100.93'N07°57'41"W 103.55'
N00°29'30"W
S87°31'35"W S06°59'38"W N87°31'35"E N76°32'50"W
N83°29'46"W
N37°55'50"E 49.79'49.79'30.47'S00°40'43"W 108.18'S00°40'43"W 104.57'S00°40'43"W S00°40'43"W S01°44'55"W 102.54'
N00°40'46"E
N00°40'45"E
S37°33'14"W S44°13'31"W 105.66'Δ=6°50'09"L=27.44'
58.44'
Δ=9°45'55"L=39.20'
Δ=6°54'32"L=27.73'13.33'S61°53'34"W 106.59'48.18'S61°53'34"W 106.49'S54°04'23"W 106.23'109.94'40.87'50.25'50.25'N43°28'35"ES53°20'07"E 109.84'S40°42'47"W96.14'95.58'96.58'S89°19'15"ES86°51'09"ES89°19'15"EN00°23'55"WN67°18'09"W 86.57
N62°13'12"WN72°42'52"W
N88°41'32"W
S86°41'29"W
22.56'S83°01'30"W
S78°29'39"W
N04°20'28"W 82.91'
N31°20'13"E 105.80'S13°20'34"W 56.26'
S27°09'11"W
36.74'N23°24'54"E 35.07'N78°29'39"E 74.26'N68°57'12"E
N62°03'12"E
70.32'
N86°31'51"E
39.85'
S85°05'45"E 66.66'
S72°42'36"E 77.68'
N23°24'54"E 38.13'46.13'
S28°13'32"E N36°39'53"E 99.53'S37°48'23"W 99.55'S53°22'26"W 99.53'S39°45'59"E 40.59'S46°19'18"E 44.13'S53°09'04"E 44.13'S59°58'50"E 44.13'S63°19'19"E 48.57'S57°22'25"E 54.39'S54°13'48"E 52.97'S52°57'42"E 46.00'S53°20'07"E 46.00'S62°26'12"E 46.59'S54°57'47"E 51.16'S38°11'27"E 62.66'S19°42'45"E 62.66'S02°08'49"E 57.32' 77.48'S53°20'07"E N41°39'03"E22.98'S41°39'03"W56.80'S53°20'07"E
Δ=6°17'13"
L=25.24'S89°55'12"W N00°18'05"W
N00°18'06"W
85.32'
80.99'
N41°47'45"E 84.71'
S49°24'43"E 48.12'S40°51'03"E 57.34'
N01°44'31"W 19.44'N15°55'37"E 6.45'
Δ=17°40'33"
L=70.96'S03°52'31"W 68.90'S61°53'34"W 69.88'S28°06'26"E 48.18'S31°18'48"E 55.53'
S89°17'38"E
102.06'
Δ=9°32'45"L=15.83'Δ=23°20'39"
L=38.71'Δ=23°15'00"L=38.55'Δ=18°43'06"
L=31.04'99.53'61.69'54.82'40.05'
109.43'
N00°40'27"E109.44'
111.93'
N88°08'02"E
Δ=2°20'48"L=47.92'
109.93'
Δ=1°43'22"L=36.98'N85°46'05"EN87°08'12"E
107.08'Δ=2°03'58"L=44.35'
1.22'
58.99'
58.12'56.43'44.63'Δ=1°53'28" L=65.03'
Δ=0°40'52" L=23.41'
Δ=0°56'07" L=33.13'Δ=1°38'30" L=58.17'109.53'59.84'
102.21'101.53'Δ=1°38'07" L=57.94'Δ=0°34'08" L=20.16'
Δ=1°39'5
4
"
L=58.99'
N07°28'13"W
21.66'
S29°34'32"W 57.92 N18°42'59"E 37.58'
36.76'
S12°13'14"E 5.97'N47°51'13"E S26°53'05"W
N02°28'23"W 83.50'
S13°27'10"W 98.36'N13°27'10"E 58.78'
N13°27'10"E 58.81'
S13°27'10"W 97.30'
33.87'
29.47'
57.03'
6.72'54.40'16.97'44.12'54.49'S85°57'16"W 72.81'
S89°32'20"E 72.68'
66.96'67.63'
62.84'
32.63'
N03°19'42"E 84.13'
S13°27'10"W 95.92'
N44°23'12"W
S76°32'50"E 130.96'39.55'
N16°23'59"E 85.55'Δ=12°47'56"
L=44.68'
Δ=0°44'18"
L=2.58'
34.21'40.00'60.08'
20.79'
34.67'
23.21'33.72'105.29'S00°00'00"E 64.99'N00°00'00"E 62.16'
73.48'57.91'78.48'62.89'N00°00'00"E 59.20'
64.82'59.77'75.77'62.16'
N90°00'0
0
"
E 84.27'
39.25'
94.89'43.99'79.09'N01°33'09"W
S61°06'16"W 96.38'
36.24'26.97'67.61'
N90°00'0
0
"
E
N90°00
'
0
0
"
E 71.77'
N63°23'12"E 55.55'
27.90'
S15°32'22"W 30.24'
N28°16'56"E 38.59'
25.34'N10°19'33"E 34.99'S02°15'21"E N89°05'16"W 66.82'N49°53'08"W 41.44'N00°46'16"E S40°06'52"W 33.91'
N49°53'08"W 44.34'
S79°27'27"W 39.75'
S40°06'52"W 22.30'
N28°58'08"E 3.94'N01°53'39"E 40.21'
N35°20'32"E N19°51'26"E
S08°56'26"E
N02°57'32"E 8.23'62.30'N14°18'15"E 51.10'N59°27'47"E 49.89'
N30°13'16"E 29.03'
N01°20'51"E 40.30'33.04'
18.90'
24.32'
12.35'
26.00'
N87°02'28"E 71.06'N54°10'01"W 69.38'
48.32'
88.77'
N75°41'45"W 30.31'
S31°25'58"E
S40°03'55"E
S48°02'58"E
67.60'
41.59'
8.12'
32.29'
40.17'16.00'29.17'68.13'N67°52'33"E 115.21'N47°46'13"E 100.66'N48°03'19"E99.69'N52°51'39"E103.11'N55°05'54"E114.98'N56°14'47"E96.36'N35°40'20"E87.72'
R=50.00'N43°58'55"W
26.38'
105.47'45.52'
17.35'
R=40.00'
N87°02'28"W N03°07'09"E
82.90'55.92'20.91'
R=120.00'S39°04'50"W S44°20'49"E 87.82'N48°52'20"E 53.43'N40°44'15"W 84.57'
N67°10'24"E N36°57'23"W 88.38'N53°06'06"E 5.01'N54°28'37"E 52.50'99.84'S55°55'01"E 78.80'S57°44'10"E 88.35'S48°52'20"W 51.94'52.40'53.18'5.45'45.57'
40.22'
N05°02'48"E 99.57'
S02°28'25"E 86.31'N13°54'31"E 77.38'S13°28'37"W 84.97'
N13°28'37"E 96.11'N13°27'10"E 131.92'S26°53'05"W
75.57'
53.81'45.61'
68.47'
S76°27'55"E
62.86'33.81'
49.68'38.87'N00°03'09"E 53.15'N02°25'33"E 57.97'
N68°24'53"W 85.39'N89°18'53"W 88.82'
S83°43'46"E 84.17'N80°38'46"E 87.75'N81°42'58"E Δ=0°21'43"L=1.17'Δ=13°28'02"L=43.65'N12°55'33"E 65.65'
31.47'
S72°08'16"W 59.06'
N11°25'09"W 51.98'
S09°33'26"E
14.41'
58.82'
16.39'S79°48'14"W 77.33'S11°26'30"E 52.69'
S44°51'13"E N81°47'41"W 94.45'
N16°49'18"E N13°54'31"E 61.60'48.24'49.54'
61.33'
S08°47'01"E 44.04'
47.03'
10.14'57.17'S29°33'53"W 46.88'S14°43'58"W 29.99'14.57'19.99'13.82'
29.90'S40°38'39"W
18.68'N60°04'1
9
"E N62°09'34"E N11°30'21"W 76.08'40.21'
N11°51'27"E 40.49'S29°33'53"W S40°38'39"W
S14°43'58"W 34.99'S62°09'34"W 52.31'S60°04'19"W 37.88'S72°08'16"W 11.42'N49°53'08"W 32.41'
N01°33'09"W 31.57'N06°41'43"E 18.36'S10°17'07"E 31.80'N09°06'53"E 71.86'
S87°21'00"E 80.05'
N88°28'22"E 89.52'
S13°04'47"E 73.12'
17.43'N77°13'18"E N13°04'44"W
N13°15'54"W18.02'3.91'
49.31'56.70'
58.86'22.14'29.91'7.66'32.03'62.68'18.42'
41.01'
41.72'
S80°08'53"E 38.26'
S76°13'07"E 60.47'
N18°43'30"W 51.76'
S38°34'51"W 30.21'N02°36'16"E 53.66'S09°27'32"W 24.27'
N71°16'30"E 12.34'
31.09'
N15°48'30"E 27.77'N20°58'42"E 32.67'N37°14'34"E 44.93'N65°41'48"E 34.88'
N06°50'18"E 42.51'
N60°58'39"E 51.12'
S28°11'07"E 67.96'
N24°26'07"W 80.71'
N61°29'40"E 42.16'62.54'11.26'N88°32'21"E 56.89'
25.17'N87°31'35"E N76°32'50"W 87.51'
20.00'
N76°32'50"W
N89°19'15"W
S76°32'50"E
N76°32'50"W
S13°27'10"W 110.66'
115.55'
S13°04'44"E
N61°31'16"E
N28°13'32"W R=530.00'R=50.00'
Δ=21°24'12"L=18.68'
8.64'
R=50.00'Δ=22°43'06"L=19.83'
PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)PUBLIC
ACCESS EASEMENT AND P.U.E. (TYPICAL
)
PUBLIC ACCESS EASEMENT AND P.U.E. (TYPICAL)
10'10'N87°31'35"E 14.60'N89°32'20"W
21.74'
29.19'
39.15'52.51'5.00'32.51'N46°01'05"EN90°00'00"E 73.09'
51.68'N90°00'00"W 8.07'
N90°00
'
0
0
"
E
42.59'
N00°00'00"E 47.00'S90°00'00"W S90°00'00"W 22.18'75.23'66.27'5.19'
103.88'86.06'N90°00'00"W
151.21'
N90°00'00
"
E N°11'54"E 11.81"95.92'4.33'56.25'S53°20'43"E'S53°19'34"E118.76'12.36'N62°13'12"WN67°18'09"W
N62°13'12"W N72°42'52"W N72°42'52"W
N72°42'52"WN72°42'52"WN88°41'32"WS83°01'30"WN78°29'39"EN78°29'39"E
N68°57'12"E
N68°57'12"E14.22'S89°19'15"ES53°20'07"ES53°20'07"E PUBLIC ACCESS EASEMENT AND P.U.E.PUBLIC ACCESS EASEMENT AND P.U.E.S53°20'07"E54.92'S53°20'07"E54.92'S53°20'07"E S53°20'07"E
S26°50'45"W S89°19'15"E
S89°19'15"E
S06°59'38"W N00°29'30"W
S87°31'3
5
"
W N89°32'20"W
N87°31'35"E S28°13'32"E S28°13'32"E 18.12'N53°20'07"W
S76°27'55"E N16°49'18"E
N13°54'31"E
S76°27'55"E
S76°27'55"E N83°29'46"W N88°32'21"E 30.93'
N76°32'50"W
S76°32'50"E S76°32'50"E N88°32'21"E N81°42'58"E S09°33'26"E N81°37'20"E N12°55'33"E
N60°04'19"E N62°09'34"E N76°32'50"W N76°32'50"W
N76°32'50"W
N76°32'50"W N76°32'50"W
N13°27'10"E
10.17'
N73°36'0
1
"
W
S29°34'32"W 32.14'N16°24'40"E 18.61'N90°00'00"E S00°00'00"E
N26°50'45"E N90°00'0
0
"
E N90°00'00"E N90°00'00"E N00°00'00"E S05°31'20"W
N16°40'26"E 24.46'28.76'5.17'
38.00'21.69'S00°00'00"E N00°00'00"E S00°00'00"E
N00°00'00"E 1.15'
N22°04'27"E 33.28'
S28°16'56"W
N19°51'26"E S85°08'37"ES85°08'37"E22.51'N03°07'09"E
N43°58'55"W
Δ=31°06'41"L=27.15'R=50.00'Δ=72°44'06"L=105.65'
R=50.00'Δ=17°13'14" L=15.03'
R=136.18'Δ=11°59'27"L=28.50'
N43°58'55"W
N43°58'55"W
Δ=24°40'59"
Δ=24°40'59"
L=28.16'
L=17.23'Δ=29°22'52"L=61.54'R=120.00'Δ=18°53'18"L=39.56'N41°39'03"E28.91'Δ=102°03'44"L=35.63'Δ=6°17'37"L=58.22'R=530.00'Δ=7°55'39" L=73.33'N53°41'22"W N52°58'50"W 7.92'5.19'R=530.00'Δ=8°33'22"L=79.15'R=530.00'Δ=7°59'26"L=73.92'
S08°47'01"E 7.77'N78°29'21"E N78°29'21"E N78°29'21"E S29°33'53"W
S13°04'47"E S39°04'50"W S48°02'58"E
94.62'S89°18'51"E78.91'S89°18'51"ES89°18'51"E57.10'
S89°18'51"E
54.83'
S89°18'51"ES89°18'51"ES89°18'51
"E
S89°18'5
1
"
ES89°18'51"ES89°18'51"E
S89°18'51"ES89°18'51"ES89°18'51"ES89°18'51"ES89°18
'51"E15.45'
N89°52'01"E39.76'
N89°52'01"E59.91'
N89°52'01"E50.20'
N89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"EN89°52'01"ES53°20'07"ES53°20'07"E26.88'S40°03'55"E S40°03'55"E
S08°56'26"E N00°46'16"E N01°33'09"W
7.00'
27.30'N13°15'54"W
N67°10'24"E S31°25'58"E
S31°25'58"E S31°25'58"E 75.34'N61°29'40"E N00°25'33"E 14.37'N61°10'43"E N61°10'43"E N00°00'00"E 16.62'
N33°11'12"E
62.91'
N90°00'0
0
"
E 73.48'
N90°00'00
"
E S00°00'00"E 125.16'N90°00'00"E N26°50'45"E N26°50'45"E N47°51'13"E 7.45'Δ=0°42'50" L=24.55'
Δ=1°26'54" L=51.32'N16°40'26"E
N22°04'27"E
59.77'S00°00'00"E 79.64'S00°00'00"E N90°00'00"E 75.77'N90°00'00"E81.59'N28°58'08"E N02°57'32"E 54.07'N02°57'32"E N35°20'32"E R=1970.00'R=1970.00'
R=1970.00'
R=2030.00'
R=2030.00'
R=2030
.00'
R=2030.00'R=50.00'Δ=72°44'06"L=63.47'20.16'N43°58'55"W
48.82'N43°58'55"W
N03°07'09"E 76.83'
R=40.00'Δ=15°39'25"L=10.93'R=40.00'N89°55'12`"E
N89°55'12`"E
S31°25'58"E
N56°31'45"ES53°19'34"E62.51'S89°55'12"W S89°55'12"W S89°55'12"W R=180.00'R=180.00'R=180.00'R=180.00'R=180.00'S41°39'03"WN53°20'07"WR=470.00'Δ=02°07'42"L=129.77'S08°56'26"E 40.45'12.50'N90°00'00"W 14.81'S00°00'00"E S79°31'36"W 99.85'S61°02'54"W 99.62'S42°34'13"W 99.43'S36°39'53"W 101.99'Δ=18°3
3'
2
8
"
L=30.77'
Δ=18°3
5'
55"
L=30.
8
4'Δ=25°01'33"L=41.49'S38°11'27"E 62.66'S19°42'45"E 62.66'S02°08'49"E 57.32'354555618 9 11891 1 9 81
19811973S34°25'50"W 99.48'S29°43'58"W 100.12'S26°36'17"W 99.53'=6°49'46"56.02'Δ=3°47'59"L=35.15'Δ=4°59'49"L=46.22'Δ=2°14'03"L=20.67'S44.13'S63°19'19"E 48.57'S57°22'25"E 54.39'S53°20'07"E26.88'474950481973197318911891S49°11'24"E 170.82'S61°16'60"E 127.32'S71°45S13°26'51"W 52.44'S49°
11'2
4"
E 129.14'S31°0
4'
1
5
"
E 100.2
7'
S28°0
6'
5
4
"
E
99.06'S67°27'44"E 64.44'S17°25'04"W 42.69'"Δ=21°13'11"L=35.18'Δ=12°07'56"L=20.12'Δ=18°12'18"L=30.19'Δ=9°20'56"L=15.50'Δ=20°44'08"L=34.38'R=25.00'Δ=98°35'07"L=43.02'2245(REVERSED)16622118192022189111981ATTACHMENT 3ARC2 - 20
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ATTACHMENT 3ARC2 - 25
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ATTACHMENT 3ARC2 - 26
ATTACHMENT 3ARC2 - 27
A - 1FLOOR PLANSFRONT LOAD GARAGE3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1891TRACT 2428TOSCANOPLAN 1891FRONT LOAD GARAGE7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSECOND FLOOR PLAN1/4" = 1' - 0"FIRST FLOOR PLAN • FRONT LOAD GARAGE1/4" = 1' - 0"ATTACHMENT 3ARC2 - 28
A - 2EXTERIOR ELEVATIONSFRONT LOAD GARAGE3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1891TRACT 2428TOSCANOPLAN 1891FRONT LOAD GARAGE7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCEXTERIOR ELEVATIONS • FRONT LOAD GARAGE1/4" = 1' - 0"ELEVATION REFERENCE NOTESATTACHMENT 3ARC2 - 29
A - 3FLOOR PLANSSIDE LOAD GARAGE3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1891TRACT 2428TOSCANOPLAN 1891SIDE LOAD GARAGE7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSECOND FLOOR PLAN1/4" = 1' - 0"FIRST FLOOR PLAN • SIDE LOAD GARAGE1/4" = 1' - 0"ATTACHMENT 3ARC2 - 30
A - 4EXTERIOR ELEVATIONSSIDE LOAD GARAGE3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1891TRACT 2428TOSCANOPLAN 1891SIDE LOAD GARAGE7305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCEXTERIOR ELEVATIONS • SIDE LOAD GARAGE1/4" = 1' - 0"ELEVATION REFERENCE NOTESATTACHMENT 3ARC2 - 31
A - 5FLOOR PLANS3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1973TRACT 2428TOSCANOPLAN 19737305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSECOND FLOOR PLAN1/4" = 1' - 0"FIRST FLOOR PLAN1/4" = 1' - 0"ATTACHMENT 3ARC2 - 32
A - 6EXTERIOR ELEVATIONS3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1973TRACT 2428TOSCANOPLAN 19737305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCEXTERIOR ELEVATIONS1/4" = 1' - 0"ELEVATION REFERENCE NOTESATTACHMENT 3ARC2 - 33
A - 7FLOOR PLANS3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1981TRACT 2428TOSCANOPLAN 19817305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSECOND FLOOR PLAN1/4" = 1' - 0"FIRST FLOOR PLAN1/4" = 1' - 0"ATTACHMENT 3ARC2 - 34
A - 8EXTERIOR ELEVATIONS3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 1981TRACT 2428TOSCANOPLAN 19817305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCEXTERIOR ELEVATIONS1/4" = 1' - 0"ELEVATION REFERENCE NOTESATTACHMENT 3ARC2 - 35
A - 9FLOOR PLANS3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 2100TRACT 2428TOSCANOPLAN 21007305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCSECOND FLOOR PLAN1/4" = 1' - 0"FIRST FLOOR PLAN1/4" = 1' - 0"ATTACHMENT 3ARC2 - 36
A - 10EXTERIOR ELEVATIONS3000 CALLE MALVASAN LUIS OBISPOCA 934011421PLAN 2100TRACT 2428TOSCANOPLAN 21007305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCEXTERIOR ELEVATIONS1/4" = 1' - 0"ELEVATION REFERENCE NOTESATTACHMENT 3ARC2 - 37
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421T - 123 OCT 14TITLE SHEETDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:16 MAR 15 TRACT 2428TOSCANOMARGARITA RANCHSLO, LLCTOSCANO • TRACT 2428VICINITY MAPPROJECT SUMMARYLEGAL:TRACT 2428CITY OF SAN LUIS OBISPOZONING:R-1-SP LOTS 1-5, 72-80R-2-SP LOTS 6-55, 56-71R-2-SP-PD LOTS 86-177R-3-SP LOTS 56 & 57APN:076-331-015UNIT TYPES:PLAN 1341FIRST FLOOR731 SFSECOND FLOOR610 SFTOTAL LIVING1,341 SFGARAGE434 SFPLAN 1546FIRST FLOOR731 SFSECOND FLOOR815 SFTOTAL LIVING1,546 SFGARAGE434 SFPLAN 1662TOTAL LIVING1,662 SFGARAGE431 SFPLAN 1691TOTAL LIVING1,691 SFGARAGE434 SFPLAN 1726TOTAL LIVING1,726 SFGARAGE434 SFPLAN 1741FIRST FLOOR896 SFSECOND FLOOR845 SFTOTAL LIVING1,741 SFGARAGE434 SFPLAN 1828FIRST FLOOR455 SFSECOND FLOOR1,373 SFTOTAL LIVING1,828 SFGARAGE441 SFPLAN 1862TOTAL LIVING1,862 SFGARAGE434 SFPLAN 1925FIRST FLOOR976 SFSECOND FLOOR949 SFTOTAL LIVING1,925 SFGARAGE434 SFPLAN 1968TOTAL LIVING1,968 SFGARAGE430 SFPLAN 1982FIRST FLOOR896 SFSECOND FLOOR1,086 SFTOTAL LIVING1,982 SFGARAGE434 SFPLAN 2028FIRST FLOOR1,084 SFSECOND FLOOR944 SFTOTAL LIVING2,028 SFGARAGE434 SFPLAN 2136FIRST FLOOR634 SFSECOND FLOOR1,502 SFTOTAL LIVING2,136 SFGARAGE441 SFPLAN 2199TOTAL LIVING2,199 SFGARAGE438 SFPLAN 2227FIRST FLOOR1,077 SFSECOND FLOOR1,150 SFTOTAL LIVING2,227 SFGARAGE434 SFPLAN 2245FIRST FLOOR1,330 SFSECOND FLOOR915 SFTOTAL LIVING2,245 SFGARAGE434 SFPLAN 2281FIRST FLOOR1,234 SFSECOND FLOOR1,047 SFTOTAL LIVING2,261 SFGARAGE427 SFCONST TYPE:VB - SPRINKLEREDOCCUPANCY:R - 3DWELLINGUGARAGESHEET INDEXT - 0 STREET RENDERINGT - 1 TITLE SHEETT - 2 RENDERINGSCIVILC - 1 SITE PLAN WESTC - 2 SITE PLAN EAST/PHASING PLANC - 3 SITE GRADING PLANC - 4 SITE PLAN - ZONINGC - 5 SITE PLAN - COMMON OPEN SPACEC - 6 SITE PLAN - PD GUEST PARKING AREAC - 7 PD - NON - CONFORMING LOT STUDYC - 8 R-2 DRIVE STUDYC - 9 R-2 LOT STUDYC - 10 R-2 LOT STUDYLANDSCAPEL - 1.1 OVERALL LANDSCAPE SITE PLANL - 1.2 ENLARGEMENT OF PARTIAL LANDSCSAPE SITE PLANL - 2.1 FENCING PLANL - 2.2 FENCING PLANL - 3 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 4 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 5 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 6 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 7 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 8 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 9 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 10 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 11 HOME PLANS CONCEPTUAL PLANTING LAYOUTL - 12 PLANT PALETTES AND PHOTOSCALGREENA - 0 CAL GREEN SHEETARCHITECTURALA - 1 PLAN 1341 - FLOOR PLANSA - 2 PLAN 1341 - EXTERIOR ELEVATIONS • FRONT LOAD GARAGEA - 3 PLAN 1341 - EXTERIOR ELEVATIONS • SIDE LOAD GARAGEA - 4 NOT USEDA - 5 NOT USEDA - 6 PLAN 1546 - FLOOR PLANSA - 7 PLAN 1546 - EXTERIOR ELEVATIONS • FRONT LOAD GARAGEA - 8 PLAN 1546 - EXTERIOR ELEVATIONS • SIDE LOAD GARAGEA - 9 PLAN 1662 - FLOOR PLANA - 10 PLAN 1662 - EXTERIOR ELEVATIONSA - 11 PLAN 1691 - FLOOR PLANA - 12 PLAN 1691 - EXTERIOR ELEVATIONSA - 13 PLAN 1726 - FLOOR PLANA - 14 PLAN 1726 - EXTERIOR ELEVATIONSA - 15 PLAN 1741 - FLOOR PLANSA - 16 PLAN 1741 - EXTERIOR ELEVATIONS • FRONT LOAD GARAGEA - 17 PLAN 1741 - EXTERIOR ELEVATIONS • SIDE LOAD GARAGEA - 18 PLAN 1828 - FLOOR PLANSA - 19 PLAN 1828 - EXTERIOR ELEVATIONS • OPTION AA - 20 PLAN 1828 - EXTERIOR ELEVATIONS • OPTION BA - 21 PLAN 1862 - FLOOR PLANA - 22 PLAN 1862 - EXTERIOR ELEVATIONSA - 23 PLAN 1925 - FLOOR PLANSA - 24 PLAN 1925 - EXTERIOR ELEVATIONS • FRONT LOAD GARAGEA - 25 PLAN 1925 - EXTERIOR ELEVATIONS • SIDE LOAD GARAGEA - 26 PLAN 1968 - FLOOR PLANA - 27 PLAN 1968 - EXTERIOR ELEVATIONS • FRONT LOAD GARAGEA - 28 PLAN 1968 - EXTERIOR ELEVATIONS • SIDE LOAD GARAGEA - 29 PLAN 1982 - FLOOR PLANSA - 30 PLAN 1982 - EXTERIOR ELEVATIONS • FRONT LOAD GARAGEA - 31 PLAN 1982 - EXTERIOR ELEVATIONS • SIDE LOAD GARAGEA - 32 PLAN 2028 - FLOOR PLANSA - 33 PLAN 2028 - EXTERIOR ELEVATIONSA - 34 PLAN 2136 - FLOOR PLANSA - 35 PLAN 2136 - EXTERIOR ELEVATIONSA - 36 PLAN 2199 - FLOOR PLANA - 37 PLAN 2199 - EXTERIOR ELEVATIONSA - 38 PLAN 2227 - FLOOR PLANSA - 39 PLAN 2227 - EXTERIOR ELEVATIONSA - 40 PLAN 2245 - FLOOR PLANSA - 41 PLAN 2245 - EXTERIOR ELEVATIONSA - 42 PLAN 2281 - FLOOR PLANSA - 43 PLAN 2281 - EXTERIOR ELEVATIONSTOTAL 69 SHEETSDIRECTORYARCHITECTSTEVEN D. PULTS, AIA & ASSOCIATES, LLP3592 SACRAMENTO DRIVE, SUITE 140SAN LUIS OBISPO, CA 93401(805) 541-5604SOILS ENGINEERGEO SOLUTIONS220 HIGH STREETSAN LUIS OBISPO, CA 93401(805) 543-8539CIVIL ENGINEER - GRADINGTETRA TECH895 AEROVISTA PLACE, SUITE 230SAN LUIS OBISPO, CA 93401(805) 542-9052LANDSCAPE ARCHITECTOASIS LANDSCAPE3427 MIGUELITO COURTSAN LUIS OBISPO, CA 93401(805) 541-4509SYMBOLS11AA11A-1AA-1DIMENSIONAL GRID LINEDOOR MARK REFER TO DOOR SCHEDULEWINDOW MARK REFER TO WINDOW SCHEDULEREFERENCE NOTEWINDOW ABOVE REFER TO WINDOW SCHEDULEDETAIL NUMBERSHEET SHOWN ONSECTIONSHEET SHOWN ONGENERAL NOTES1. The General Contractor shall be responsible for verifying all existing conditions before commencing with any work.2. All work shall comply with all current codes, ordinances & regulations of applicable administrative authorities; 2013 CBC, CRC, CMC, CPC,CEC, CEnC & California Green Building Standards Code.3. The 2013 Building Energy Efficiency Standards for residential and non-residential buildings have been reviewed, and the building described on these pages is in substantial conformance.4. A certificate of construction compliance based on observation ofconstruction shall be submitted to the Building Department and shall besigned by the Contractor at the time of final inspection.5. Refer to the Geotechnical report recommendation by GeoSolutions, Inc.Project SL02258-3, March 17, 20146. The building described on the following pages is equipped with a firesprinkler system. Shop drawings shall be submitted and approved by theCity Building and Fire Departments prior to fabrication andinstallation of the system. System design shall meet all requirements ofState Fire Marshall, NFPA, and City regulations. Sprinkler systemshall depict dual-signal remote supervisory service capability. Privatefire service mains shall be reviewed and approved by the Fire Department prior to installations, and shall be field verified by the Fire Code Official prior to issuance of a Certificate of Occupancy.7. Storm water management shall be implemented during construction andadhere to measure per CALGreen 4.106.28. A minimum of 50% of the non-hazardous construction or demolition debrisshall be recycled and/or salvaged.SITEEXCEPTIONS1. Lots 6 - 18 and lots 58-71 are zoned R-2. These lots do not have adequate width for back up and turn around space to locategarages at the back of the house, as required in the MASP. A request for exception to use R-1 setback standards for these lots.2. Request to put a two story home on designated single story lots 19, 58 & 59 (Condition 85) due to site configuration constraints.3. Within the PD zoned area, request to provide required parking spacein front of garages ONLY on lots that are not constrained by size orimpacted by tract developed grading. (Condition 89g)ATTACHMENT 4ARC2 - 38
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1341A - 2FRONT LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1341EXTERIOR ELEVATIONS • FRONT LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 24'-3"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED41471231912181346FIN FLRMAX HT61113121110188ATTACHMENT 4ARC2 - 39
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1341A - 3SIDE LOAD GARAGEEXTERIOR ELEVATIONDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1341EXTERIOR ELEVATIONS • SIDE LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 24'-3"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED414431912181346FIN FLRMAX HT61113121174123210188ATTACHMENT 4ARC2 - 40
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1546A - 7FRONT LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1546EXTERIOR ELEVATIONS • FRONT LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 24'-3"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED41771231912181346FIN FLRMAX HT611101198ATTACHMENT 4ARC2 - 41
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1546A - 8SIDE LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1546EXTERIOR ELEVATIONS • SIDE LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 24'-3"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED416431912181346FIN FLRMAX HT61113811741232915ATTACHMENT 4ARC2 - 42
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1662A - 10EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1662EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 17'-5"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED11547412319128121318116954FIN FLRMAX HTATTACHMENT 4ARC2 - 43
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1691A - 12EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1691EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 17'-0"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL1354741231912111813411FIN FLRMAX HT12612ATTACHMENT 4ARC2 - 44
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1726A - 14EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1726EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 18'-6"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED64138127FIN FLRMAX HT11923111812ATTACHMENT 4ARC2 - 45
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1741A - 16FRONT LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1741EXTERIOR ELEVATIONS • FRONT LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-3"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL57121911613FIN FLRMAX HT124171231212131868141511ATTACHMENT 4ARC2 - 46
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1741A - 17SIDE LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1741EXTERIOR ELEVATIONS • SIDE LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-3"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL519613FIN FLRMAX HT12417123121213186814151171211ATTACHMENT 4ARC2 - 47
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1828A - 19OPTION AEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1828EXTERIOR ELEVATIONS • OPTION A1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 26'-9"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL6712191113FIN FLRMAX HT41212312846181518ATTACHMENT 4ARC2 - 48
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1828A - 20OPTION BEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1828EXTERIOR ELEVATIONS • OPTION B1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-8"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL67121911FIN FLRMAX HT121238461145911ATTACHMENT 4ARC2 - 49
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1862A - 22EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1862EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 17'-10"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL115474123192111813FIN FLRMAX HT1261291ATTACHMENT 4ARC2 - 50
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1925A - 24FRONT LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1925EXTERIOR ELEVATIONS • FRONT LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-11"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL57121911613FIN FLRMAX HT12412312121396141481117912517ATTACHMENT 4ARC2 - 51
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1925A - 25SIDE LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1925EXTERIOR ELEVATIONS • SIDE LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-11"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL51911613FIN FLRMAX HT124123121213961414811712151117912515111318ATTACHMENT 4ARC2 - 52
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1968A - 27FRONT LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1968EXTERIOR ELEVATIONS • FRONT LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 18'-8"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED11547412319121113186511FIN FLRMAX HT412ATTACHMENT 4ARC2 - 53
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1968A - 28SIDE LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1968EXTERIOR ELEVATIONS • SIDE LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 18'-8"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED115411431912117FIN FLRMAX HT41251213618ATTACHMENT 4ARC2 - 54
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1982A - 30FRONT LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1982EXTERIOR ELEVATIONS • FRONT LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-11"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL47121911613FIN FLRMAX HT15178231214617111ATTACHMENT 4ARC2 - 55
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 1982A - 31SIDE LOAD GARAGEEXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 1982EXTERIOR ELEVATIONS • SIDE LOAD GARAGE1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-11"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL1911613FIN FLRMAX HT1541712312141171214811ATTACHMENT 4ARC2 - 56
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 2028A - 33EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 2028EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 24'-8"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL135121519111813FIN FLRMAX HT126111231284ATTACHMENT 4ARC2 - 57
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 2136A - 35EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 2136EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-8"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL7121911613FIN FLRMAX HT41212312121386131811511ATTACHMENT 4ARC2 - 58
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 2199A - 37EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 2199EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 19'-0"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE2. FASCIA BOARD3. GUTTER4. EXTERIOR PLASTER5. CULTURED STONE VENEER6. NAIL-ON WINDOWS7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL14. FAUX-CRETE QUATREFOIL15. EXTERIOR PLASTER CORBELS16. DECORATIVE METAL GRILLE PANEL17. PATTERNED CERAMIC TILE INSET18. DECORATVIE BOARD N' BATTEN SHUTTERS19. BASE SCREED4697123191211FIN FLRMAX HT1218613ATTACHMENT 4ARC2 - 59
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 2227A - 39EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 2227EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-9"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL11474123191218121311FIN FLRMAX HT1066118ATTACHMENT 4ARC2 - 60
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-86117305 MORRO ROADSUITE 200ATASCADEROCA 93422(805) 466 - 510033000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 2245A - 41EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOMIDLAND PACIFICBUILDINGCORPORATIONPLAN 2245EXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 23'-10"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL1347412319121813411FIN FLRMAX HT1251211861115115611ATTACHMENT 4ARC2 - 61
LICENSED ARCHITE C T REN. 06-30-15STEVEN D. PULT S S T ATE OF CALIFORNIANo. C-861133000 CALLE MALVASAN LUIS OBISPOCA 93401These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice1421PLAN 2281A - 43EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Client:Sheet Contents:TRACT 2428TOSCANOPLAN 22817305 MORRO ROADSUITE 207ATASCADEROCA 93422(805) 466 - 5100MARGARITA RANCHSLO, LLCEXTERIOR ELEVATIONS1/4" = 1' - 0"FRONTLEFT SIDERIGHT SIDEREAR± 25'-3"ELEVATION REFERENCE NOTES1. CLAY ONE-PIECE "S" ROOF TILE 14.FAUX-CRETE QUATREFOIL2. FASCIA BOARD15. EXTERIOR PLASTER CORBELS3. GUTTER16. DECORATIVE METAL GRILLE PANEL4. EXTERIOR PLASTER17. PATTERNED CERAMIC TILE INSET5. CULTURED STONE VENEER 18.DECORATVIE BOARD N' BATTEN SHUTTERS6. NAIL-ON WINDOWS19. BASE SCREED7. SECTIONAL OVERHEAD GARAGE DOOR8. DECORATIVE PIPE VENT9. DECORATIVE WROUGHT IRON GRILLE10. DECORATIVE WROUGHT IRON GUARDRAIL11. FAUX-CRETE TRIM SURROUND12. FAUX-CRETE TRIM HEADER13. FAUX-CRETE TRIM SILL87121911613FIN FLRMAX HT1341231212181361210815119ATTACHMENT 4ARC2 - 62
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of residential design plans for an approved Planned Development subdivision within the Margarita Area Specific Plan. PROJECT ADDRESS: 3000 Calle Malva BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0592-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Continue the project with direction to the applicant on revisions to house designs for consistency
with the Margarita Area Specific Plan and the approved Planned Development
SITE DATA
Applicant Margarita Ranch SLO, LLC.
Representative Pults and Associates, AIA & Associates
Zoning R-1, R-2 & R-2--PD, R-3, and C/OS & C/OS-PD, (all with the Specific Plan overlay)
General Plan Low-Density Residential, Medium-Density Residential, and Medium-High
Density Residential, & Conservation Open Space
Site Area 99 acres
Environmental Status Approved Addendum to the Margarita Area Specific Plan (MASP) EIR and
subsequent tiered Mitigated Negative Declaration.
SUMMARY
The proposed project includes 18 different
single family tract home designs for the
Toscano housing development (Tract
2428) located at 3000 Calle Malva in the
Margarita Area Specific Plan (MASP).
The project includes traditional single
family lots and a small lot planned
development. The Planned Development
subdivision was approved on July 3, 2007
and included conceptual site plans and
street layouts. The proposed project
incorporates the planned development
layout while attempting to respond to
MASP policies. Although the project is
constrained by the approved PD
subdivision and site constraints such as topography, the design needs additional refinements in
Meeting Date: March 2, 2015
Item Number: 1
PJD
ATTACHMENT 5
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order to comply with MASP policies in regards to street presence and garage orientation.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Margarita Area Specific
Plan (MASP), Community Design Guidelines (CDG) and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Toscano is a 99-acre site located north of Margarita Avenue, and east of South Higuera Street.
The VTM is located within the Western Enclave of the Margarita Area Specific Plan (MASP)
and includes a total of 178 lots consisting of 165 single-family lots, seven lots for condominium
development (32 units), five lots for riparian open space, and one 71-acre hillside lot for
permanent open space (Attachment 1, Vicinity Map). Site specific details are noted below:
Zoning (all designated
with Specific Plan
overlay (MASP))
Lots 1-5 and 72-80 zoned R-1
Lots 6-55 and 56-71 zoned R-2
Lots 86-177 zoned R-2-PD
Lots 56,57 zoned R-3
Remaining lots zoned C/OS & C/OS-PD
Site Dimensions
(approx.)
Varies per lot
Current Use Vacant
Topography Varies per lot
Access Calle Malva and Calaveras Way
Surrounding Use /
Zoning
North: C/OS (South Hills)
South: R-1-SP (Single family residential)
East: C/OS (South Hills)
West: R-2 (Chumash Village Mobile Home Park)
2.2 Project Description
The project proposes 18 different home designs for the R-1 Lots at the perimeter of the site and
the R-2 Lots towards the interior of the site. Lots 171-176 in the R-2 zone are designated for 32
affordable condominium units to be developed by the Housing Authority at a future date. The
applicant has requested that the home designs for the remaining lots (Lots 19-61 and 63, mainly
the hillside lots (Lots 19-57)) in the R-2 zone be subject to administrative architectural review.
The project designs incorporate influences of Tuscan and Mission Revival architecture which is
consistent with the MASP. The 18 building designs include the following elements:
1. Unit sizes range from two to four bedrooms (1,341 to 2,245 square feet).
2. Materials and architectural features include:
a. Medium finish stucco;
b. Tile roofing;
c. Various colored stone veneer;
d. Accent tiles; and
ATTACHMENT 5
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e. Matching trim, shutters and garage doors.
3. Varied landscaping that includes:
a. Drought hardy plants and trees (including fruit trees);
b. Concrete pavers;
c. Wood fencing;
d. Cement Block retaining walls; and
e. Ornamental steel picket fencing.
2.3 Tract Map and Planned Development Background
On July 3, 2007, the City Council approved VTM 2428 through Resolution No. 9917. At this
same hearing the Council approved a Planned Development (PD) overlay zoning for an
approximately 11-acre portion of the center of the property to allow for increased density and
relaxation of some property development standards through Ordinance No. 1506 (Attachment
3). Due to the sloping topography of the site and the desired increased density, the site poses
many development challenges. Modifications within the development standards included:
• Reduced public street side yard setbacks and street-side setbacks.
• Landscaping requirements.
• Maximum lot coverage of 75% of total net lot areas.
• Reduced upper floor setbacks from property lines need not be more than as required for
the ground floor portion of the structure.
• A maximum exterior patio area of 500 square feet.
• Maximum height of exterior patio fence/wall of 42 inches (3-1/2 feet).
In April 2014 City Council reviewed and approved revisions to VTM 2428 which addressed the
current status of the drainage basin and the phased implementation of the Prado Road
improvements, but did not alter the tract design or density. The tract map includes specific
development standards for the site along with specific standards for the PD as noted in
Attachment 3, Resolution No. 10514. In summary, the development standards require:
• Proposed hillside Lots 19 -57 are designated as sensitive sites and require architectural
review.
• Some of the lots adjacent to Chumash Village Mobile Home Park and El Camino Estates
require single story structures and a 20 foot setback to minimize overlook.
• Lots 159 & 160, and 165 - 170 require side loaded garages so that vehicles are not
directly backing out into the private drive.
• The PD overlay includes a variety of setback, coverage and design exceptions.
3.0 PROJECT ANALYSIS
Staff has used the MASP, CDG and Zoning Regulations to review the proposed project and created
a set of directional items below in Section 6.0 to be used as a basis for discussion about the project.
The following highlights key elements of the site and building design that the ARC should discuss
and provide direction to staff and the applicant.
ATTACHMENT 5
ARC2 - 65
3.1 Site Plan
The proposed 18 home designs will be placed on 116 parcels in three phases (Project Plans,
Sheets C-1 and C-3). The sites will take access from newly created streets San Vincenzo Drive,
Cortuna Drive or private, shared streets. Overall the proposed homes meet the required setbacks,
consistent with the tract map conditions of approval (Attachment 3, Council Resolution 10514)
and the MASP for R-1-SP and R-2-SP (see Attachment 4, MASP Development Standards).
The Planned Development portion of the subdivision includes smaller lots to allow higher
densities as discussed above in Section 2.3. Due to the smaller lot size configuration, the
applicant faces constraints in terms of individual site development, specifically the orientation
of the garages and entry doors to public and private streets. These constraints reduce the
flexibility to allow the design to easily comply with the architectural guidelines in the MASP
and the CDG.
Figure 1: Site plan; the Planned Development parcels are indicated with yellow structure footprints.
The MASP requires that residential entry porches be visible from streets or pedestrian walkways
and should be forward of the garage or parking area. All entries should have a path of travel to
the main entry which is universally accessible. The dwellings should incorporate outdoor space
that is shielded from aircraft noise, such as covered porches or patios.1 The MASP emphasizes
and encourages human scale development and pedestrian facilities by putting pedestrians closer
to yards and porches.2 Development standards for R-1-SP 3 and R-2-SP 4 include the following:
• Parking should be located at the rear of the lots unless the lot is located on the uphill
side of the street along the base of the hills, where parking beneath houses will minimize
1 MASP Community Design, Building Forms and Materials, 3.1 2 MASP, Summary, A Pedestrian Friendly Environment. p.4 3 MASP, Development Standards, 2.1.4 and 2.1.5 4 MASP, Development Standards, 2.2.4 and 2.2.5
ATTACHMENT 5
ARC2 - 66
grading.
• Enclosed parking in the front of a lot shall be recessed at least five feet from the front of
the house
• Porches or verandas overlooking the public street shall be included, to provide
architectural interest, a transition from public outdoor space to private indoor space
and opportunities for neighbor interaction.
Additionally, the Community Design Guidelines (CDG) state that homes in new subdivisions
should have their primary entrance facing and clearly visible from the street with a front porch
or veranda encouraged to provide a transition between the public space of the streetscape and
the indoor private space of the house.5
All 18 home designs, with the exception of Plans 1662, 2221, and 2227, place the front entry
behind the garage. As discussed above, some parcels restrict site development and the ability to
place the front door forward of the garage. Staff recommends that the ARC direct the applicant
to recess the garage from the front entrance where possible or create more of a front entry
feature that can be seen from the street.
Figure 2: Two-story front and left elevation (Plan 1546)
Figure 3: Single story front and left side elevation (Plan 1862)
5 CDG, Single-Family Housing Design, Houses in new subdivisions. 5.5.A.
ATTACHMENT 5
ARC2 - 67
3.1.1 Exceptions
The applicant is requesting specific exceptions from the development standards of the PD
and from MASP Policies on various lots due to site constraints. Staff supports the requested
exceptions and recommends the ARC approve the modifications for the lots as specified
below:
MASP Exception Request:
1. Lots 6-18 and lots 58-71 are zoned R-2-SP. The applicant is requesting that these lots
utilize the MASP’s R-1 development standards and place the garage at the front of
the front of the lot.
Staff Analysis: Although these sites are zoned R-2, their design and location within
the subdivision is similar to the R-1 lots. Staff supports the parking at the front of the
lot as described in Table 2, Low Density Residential Lot and Building Standards, of
the MASP. Per the standards, the garage shall be setback 20 feet from the property
line.
PD Exception Requests:
2. House designs on lots 19, 58, and 59 are required per Condition No. 86 of Ordinance
No. 10514 (Attachment 4) to be limited to a single story structure. Due to the
topography of these sites, the applicant is requesting the ability to put two story units
on these lots.
Staff analysis: The applicant is proposing a two-story structure that would not
exceed the height of a single-story structure as viewed from the street level. Staff
finds that this meets with the intent of the condition No. 86 in that the proposed
design would still meet required setbacks and reduce overlook onto the neighboring
tract.
3. Within the PD, the applicant is requesting to provide required parking space in front
of the garage only on lots that are not constrained by lot size or impacted by tract
developed grading.6
Staff analysis: Staff is supportive of the applicant’s proposal to move garages closer
to the private street so that a car is unable to park in a space does not provide
sufficient clearance and block access to the street. Staff recommends that a minimum
15-foot setback from the garage to the centerline of the private street shall be
maintained.
6 Ordinance No. 10514, Condition 89g: Driveway depths for garages facing private streets shall be designed to
accommodate a parking space in front of a garage that prevents the parked vehicle from encroaching into the travel
lane of the common area portion of the drive or street. Variations of design to meet this performance standard will be
subject to approval of the Community Development Director and final plans shall be reviewed and approved by the
ARC.
ATTACHMENT 5
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4. The applicant is requesting that the home designs for Hillside Lots (Lots 19-57) and
other lots 58-61 & 63 be reviewed at an administrative level.7
Staff Analysis: Staff finds this request consistent with the Ordinance No. 10514,
condition No. 87. Staff may determine upon submittal that a design be reviewed by
the ARC, if not consistent and complementary to the previously approved ARC
designs for Tract 2428.
3.2 Building Design:
The MASP provides guidance regarding desired design outcomes with new development within
the area and proposes five preferred residential architectural styles: Craftsman or Bungalow
Style, Mission Revival or Spanish Style, Victorian Style, Provincial Style and Prairie Style as a
means to provide compatible development in keeping with San Luis Obispo’s unique sense of
place. The MASP does not mandate a specific design, but encourages flexibility with an
emphasis on details and construction materials. Building designs must also be consistent with
the CDG.
The applicant is proposing 18 different designs in order to accommodate the varying topography
and individual site dimensions. The designs are compatible with one another in mass, scale,
colors, textures, landscaping and quality of materials. The applicant’s goal is to provide a
distinctive neighborhood that encompasses the feeling of a Tuscan Village. The designs include
a variation of one or two story single family homes with front or side loading garages. The
homes range in size from 1,341 to 2,245 square feet.
Figure 4: Rendering of a side loaded design and a hillside design
The Tuscan inspired architectural design incorporates some elements from the MASP
description of Mission Revival or Spanish Style including:
• Low sloped roof
• Tile roofing material
• Windows with divided lites with greater height then width
• Exterior windows that are recessed from the outer wall plane
7 Ordinance No. 10514, Condition No. 87: Proposed hillside Lots 19 -57, which back up to the large open space parcel,
are hereby designated sensitive sites and must comply with the Community Design Guidelines for hillside development.
Individual lot development shall be subject to the review and approval of the ARC. Planning staff may make the
determination upon submittal of complete plans if the minor or incidental architectural review process is appropriate.
ATTACHMENT 5
ARC2 - 69
• Arched entries and windows
Medium-finished stucco, wood shutters, exterior molding, ceramic tile and stone veneer are
other distinctive elements the designs include in order to add variety and individually to each
design.
Staff finds the proposed architectural style consistent with the MASP and the CDG. In regards
to the proposed medium-finished stucco, staff recommends that the ARC direct the applicant to
use smooth-finished stucco on the building exterior. The smooth finish is a higher quality finish
that more accurately depicts the Mission Revival style. The medium texture, as proposed, is a
machine applied finish with a rough texture. The applicant prefers the rougher texture because it
is more likely to hide cracks in the plaster over time. Due to the area’s highly expansive soil,
movement in the buildings, resulting in cracks in the plaster, is highly likely.
3.3 Landscaping Design:
The project consists of 4 different planting pallets that include a variety of shrubs, trees
(including an option for fruit trees), and groundcovers. Each house design will have its own
unique landscape design that will be further modified per the dimensions of each lot. In addition
to plants, the landscape plan includes fencing throughout the subdivision. The applicant is
proposing to install wood fencing, metal picket fencing and a combination of retaining wall and
wood or metal picket fencing. Additionally, several of the house designs incorporate a 6 foot
“decorative stucco wall with a cap” trash enclosure (Project plans, Sheets L-2.1 & 2.2).
Staff is supportive of the landscape design as proposed with a couple of items for ARC
discussion; 1) the walled trash enclosure and 2) fence material. The stucco wall is located on
the public street side of various house designs in order to hide trash receptacles. In such
instances, the CDG encourages enclosures utilize surrounding landscaping, such as trailing
vines, to further screen and enhance its appearance. Staff recommends the ARC direct the
applicant to reduce the height of the enclosure and add landscaping to reduce and soften the
appearance of the trash enclosure along the public street. The project also proposes to install
wood fencing. The plans do not specify the type of material that will be used for the fencing.
Because wood has a tendency to degrade quickly over time, staff recommends that the ARC
direct the applicant to install a higher quality wood fence that incorporates metal posts in order
to provide a longer lasting durable fence structure.
5.0 OTHER DEPARTMENT COMMENTS
Information needs and comments from the other departments were provided to the applicant team
separately.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Approve the project based on findings of consistency with the Margarita Area Specific Plan
and the Community Design Guidelines.
6.2. Deny the project based on findings of inconsistency with the Margarita Area Specific Plan
and Community Design Guidelines.
ATTACHMENT 5
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6.3 Continue the project to a date uncertain with the following directional items:
Planning Division
1. Recess the garage from the front entrance where possible or create more of a front entry
feature that can be seen from the street.
2. Use smooth-finished stucco on all building exteriors.
3. Reduce the height of the trash enclosure and add landscaping to reduce and soften the
appearance of the walls on the public street.
4. Install a higher quality wood fence that incorporates metal posts in order to provide a longer
lasting durable fence structure.
5. Prior to review by the Architectural Review Commission, the applicant shall provide
specific scaled illustrations showing precise dimensions, area and locations of both private
and common open space together with complete tabulations demonstrating compliance with
open space requirements of Section 16. 17.030. B. of the City Subdivision Ordinance
(Condition No. 91, Ordinance No. 10514).
6. Prior to review by the Architectural Review Commission, the applicant shall provide
tabulations of and specific scaled site plans showing precise dimensions for all guest parking
facilities within the single - family portion of the Planned Development component. Without
unduly adding hardscape to the site, the amount of guest parking spaces shall be maximized
to prevent overspill onto adjacent public streets and more closely meet expected demand
(Condition No. 92, Ordinance No. 10514).
7.0 ATTACHMENTS
1. Vicinity Map
2. Ordinance No. 1506, City Council Approval of Planned Development
3. Ordinance No. 10514, City Council Approval of Tract 2428
4. MASP Development Standard Tables
Included in Commission member portfolio: project plans
ATTACHMENT 5
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued review of 17 single family home designs and approval of concept designs for future homes with an approved addendum of environmental impact. PROJECT ADDRESS: 3000 Calle Malva BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0592-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 2) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant Margarita Ranch SLO, LLC.
Representative Pults and Associates, AIA & Associates
Resubmittal Date 3/19/2015
Complete Date 4/2/2015
Zoning R-1, R-2 & R-2--PD, R-3, and C/OS & C/OS-PD, (all with the Specific Plan overlay)
General Plan Low-Density Residential, Medium-Density Residential, and Medium-High
Density Residential, & Conservation Open Space
Site Area 99 acres
Environmental Status Approved Addendum to the Margarita Area Specific Plan (MASP) EIR and
subsequent tiered Mitigated Negative Declaration.
SUMMARY
The applicant is proposing 18 different
single family tract home designs for the
Toscano housing development (Tract
2428) located at 3000 Calle Malva in the
Margarita Area Specific Plan (MASP). On
March 2, 2015 the Architectural Review
Commission (ARC) continued the project
with direction to the applicant for project
revisions. Staff has reviewed the
applicant’s resubmittal and finds the
revisions consistent with ARC direction,
the MASP and the Community Design
Guidelines.
Meeting Date: May 18, 2015
Item Number: 2
PJD
ATTACHMENT 6
ARC2 - 72
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the applicant’s redesign as directed by the ARC at the March 2, 2015
hearing in terms of its consistency with ARC direction, the Margarita Area Specific Plan (MASP),
Community Design Guidelines (CDG) and applicable City standards.
2.0 PROJECT INFORMATION
The applicant has provided modifications to unit designs reviewed by the ARC on March 2, 2013.
The previous ARC staff report and minutes are provided as Attachment 4 for reference. Below
Table 1 shows the total number of units proposed as part of this application.
Table 1: Number of units proposed
Zone # of units
R-1 14
R-2 23
R-2-PD 81
Total 118
The re-submitted plans include a total of 17 unit types (with variations) for the R-1-SP, R-2-SP and
R-2-SP-PD zoned lots. The original submittal included 18 uni t types. These unit types, their
location, and quantity are listed in Table 2 below.
Table 2: Unit type, location and quantity
Unit Type
(Plan #) Zone1 # of units per
each design
1341 R-2-PD 8
1546 R-2-PD 16
1662 R-1/R-2/ R-2-PD 6
1691 R-2/ R-2-PD 4
1726 R-1 1
1741 R-2-PD 10
1828 R-2-PD 5
1862 R-1/R-2/ R-2-PD 6
1925 R-2-PD 5
1968 R-1-SP 5
1982 R-2-PD 7
2028 R-1/R-2/ R-2-PD 18
2136 R-2-PD 3
2199 R-1 3
2227 R-2/ R-2-PD 5
2245 R-2/ R-2-PD 12
2281 R-2-PD 4
1. The zoning for each lot also includes “SP” in reference
to the MASP. This notation has been removed to
simplify the zoning description.
ATTACHMENT 6
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3.0 PROJECT ANALYSIS
When the ARC previously discussed the project on March 2, 2015, the Commission provided
direction to the applicant to enhance the quality of the designs and further the projects consistency
with the MASP: The applicant and staff’s responses to ARC direction are highlighted in the
following paragraphs.
3.1 Commission Direction #1: Recess the garage from the front entrance where possible or
create more of a front entry feature that can be seen from the street.
Staff Response:
The applicant has re-submitted plans that reconfigure the majority of the sites to accommodate
recessed garages. Additionally the location of the fencing and orientation of the units have been
modified to allow more visibility to the front entrance (see Figure 1). Staff will highlight site
plan changes in the ARC presentation. Each unit type also includes a porch feature (Project
Plans, Sheets A-1 – A-43).
Figure 1: Example of the change in the house orientation towards the public street.
Top: original submittal, Bottom: current submittal
ATTACHMENT 6
ARC2 - 74
Although the designs recess the garage from the front of the house, not all front entrances or
front entry features are located at the front of the house or are easily seen from the street, as
directed by the ARC. The MASP states, “Covered or enclosed parking in the front of the lot
shall be recessed five feet from the front of the house. Porches or verandas overlooking the
public street shall be included, to provide architectural interest, a transition from public to
private indoor space, and opportunities for neighbor interaction.” Staff notes that the applicant
has made substantial changes to unit designs and orientation of the structures to the public and
private streets within the second submittal, and ARC will need to determine if they have made
enough change to meet the intent of their direction.
Planned Development:
As noted above, the applicant has reoriented home designs to face entrances toward the public
streets for lots 114-119, 127-132 147, 152 (Project Plans, Sheet C-1 and C-2). Additionally, the
applicant has modified the unit designs so that all designs have a portion of the house in front of
the garage with the exception of 11 lots: 108, 125, 139-145, and 170-171. The applicant has
provided Sheet C-7 of the project plans to illustrate the site constraints of these specific lots
(Project Plans). All of the lots maintain a narrow useable frontage and lots 108, 125, and 139-
145 include slopes that limit the location and size of the buildable area. The lots maintain an
open frontage in order to maximize the visibility of the front entries. Overall these lots make up
14% of the total number of lots within the Planned Development.
3.2 Commission Direction #2: Use smooth-finished stucco on all building exteriors.
Staff Response: As directed by the ARC, the applicant has indicated that they will be using
smooth finish stucco on all building exteriors. Condition #3 states that the applicant shall note
the use of smooth finish stucco on the building plans.
3.3 Commission Direction #3: Reduce the height of the trash enclosure and add landscaping to
reduce and soften the appearance of the walls on the public street.
Staff Response: The applicant has modified the plans removed all trash enclosure walls from
all applicable home designs and placed all trash receptacles in the side yard behind fencing
(Project Plans, Sheets L-1 – L-11).
3.4 Commission Direction #4: Install a higher quality wood fence that incorporates metal posts
in order to provide a longer lasting durable fence structure.
Staff Response: The applicant has stated that they intend to include metal posts as part of the
wood fence construction and design. Condition #4 states that the applicant shall indicate on
building plans the use of metal posts as part of the fence design to the satisfaction of the
Community Development Director.
3.5 Commission Direction #5: Lots 6-18 and lots 58-71 are to follow the development
standards of the R-2-SP zone within the MASP. The ARC may allow exceptions on a very
limited basis with justification as to why the site requires an exception.
Staff Response: The applicant has provided Sheets C-8 – C-10 of the project plans to illustrate
why lots 6-18 and 58-71 within the R-2-SP zone are unable to accommodate parking behind the
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main residential structure. Sheet C-8 illustrates the minimum lot size required for an R-2 lot (50
x 90 square feet for a 4+ bedroom dwelling) within the MASP 1 and the difficulty of designing a
house footprint that allows access to rear parking with these dimensions. Staff discussed the
option of tandem parking or shared driveways with the applicant to allow more flexible
maneuverability; however the applicant indicated they wanted to provide side by side, front
loaded garages for each of the units. The ARC will need to determine if the applicant has
provided sufficient evidence to warrant an exception to the MASP’s requirement of parking to
be located at the rear of the lot in the R-2 zone.
3.6 Commission Direction #6: Within the PD, the applicant may provide required parking
space in front of the garage only on lots that are not constrained by lot size or impacted by tract
developed grading. A minimum 15-foot setback from the garage to the centerline of the private
street shall be maintained.
Staff Response: The applicant’s plans show driveway depths for garages facing private streets
either accommodate a parking space in front of a garage that prevents the parked vehicle from
encroaching into the travel lane of the common area portion of the drive or street or has moved
the garage closer to the street so that no space for parking is available. A minimum of a 15 foot
setback from the garage face to the centerline of the private street is provided (Project Plans,
Sheets C-1 and C-2).
3.7 Commission Direction #7: The design of the proposed shutters should match the size of the
windows to which they are attached.
Staff Response: The applicant has redesigned the shutters to match the size of the windows
they are attached (Project Plans, Sheets A-1 – A-43).
3.8 Other Architectural Items: Unit plans 1341, 1546, and 1925 (Project Plans, Sheets A-2, A-
3, A-7, A-8, A-24 and A-25) show an exterior, two-story wall expanse that includes minimal
articulation. Depending on the orientation of the structure, a majority of these wall plains would
be visible to neighboring structures and/or view corridors along the public and private streets.
Staff is recommending Condition #6 requiring the applicant establish a trellis, other landscaping
or a wall feature to break up the uninterrupted wall mass.
4.0 OTHER DEPARTMENT COMMENTS
Information needs and comments from the other departments were provided to the applicant team
separately.
1 MASP, Development Standards, Medium-Density Residential, Section 2.2.2.A:
A. A lot for an individual detached dwelling must be sized to meet the density limit, as follows. (Likewise, once a lot is
created, the dwelling’s maximum bedroom count will be set by lot area.)
Dwelling Minimum Area Minimum Width Minimum Depth
Studio 169 m2 (1,815 sf) 9 m (30 ft) 18 m (60 ft)
1-bedrm 223 m2 (2,400 sf) 11 m (36 ft) 20 m (66 ft)
2-bedrm 337 m2 (3,630 sf) 11 m (36 ft) 27 m (90 ft)
3-bedrm 418 m2 (4,500 sf) 12 m (40 ft) 27 m (90 ft)
4+ bedrm 465 m2 (5,000 sf) 15 m (50 ft) 27 m (90 ft)
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5.0 ALTERNATIVES & RECOMMENDATION
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Margarita Area Specific Plan
and Community Design Guidelines.
6.0 ATTACHMENTS
1. Vicinity Map
2. Draft Resolution
3. Project Plan Sheets T-1- L-2.2
4. 3-2-2015 ARC Staff Report & Minutes
Included in Commission member portfolio: Project plans
ATTACHMENT 6
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RESOLUTION NO. ARC-1008-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING 17 SINGLE-FAMILY HOME DESIGNS AND
APPROVAL OF CONCEPTS DESIGNED FOR FUTURE HOMES WITH AN
APPROVED ADDENDUM OF ENVIRONMENTAL IMPACT, AS REPRESENTED IN
THE STAFF REPORT AND ATTACHMENTS DATED MAY 18, 2015,
3000 CALLE MALVA (ARCH-0592-2014)
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 May 18, 2015, pursuant to a proceeding instituted under ARCH-0592-2014,
Margarita Ranch SLO, 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-0592-2014), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale of the neighboring neighborhoods.
2. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional
Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle
linkages that provide direct, convenient and safe access to adjacent neighborhoods.
3. Although some of the proposed unit designs include garages that are located in front of the
front entrances, the architectural style of the structures are consistent with the Mission
Revival or Spanish style described in the Margarita Area Specific Plan because the project
includes features such as low sloped roofs, tile roofing material, arched windows and door
entries, windows with divided lites with greater height then width, and exterior windows that
are recessed from the outer wall plane.
4. The design and configuration of the Tentative Tract Map impedes the flexibility of the
housing design and the ability to recess the garages behind front entrances.
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Resolution No. ARC-1008-15
3000 Calle Malva, ARCH-0592-2014
Page 2
5. Design of the previously approved subdivision warrants an adjustment to 11 lots within the
Planned Development where garages are not recessed in accordance with Section 2.2.5 of
the Margarita Area Specific Plan.
6. The lot width and overall design of the previously approved subdivision severely limits the
opportunities for house designs that include front porches that extend in front of garages,
therefore an adjustment to the requirements of the specific plan is warranted.
7. The project has an approved Addendum to the Margarita Area Specific Plan (MASP) EIR
and subsequent tiered Mitigated Negative Declaration.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. 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.
2. Project shall comply with all Conditions outlined in City Council Resolution No. 10514
(2014 Series).
3. The applicant shall note the use of smooth finish stucco on the building plans to the
satisfaction of the Community Development Director.
4. The applicant shall indicate on plans the use of metal posts as part of the fence design to the
satisfaction of the Community Development Director.
5. Where lawns are identified on landscape plans, a plan for drought tolerant landscape with
mulch and drip irrigation, or alternative hardscape shall be identified unless irrigation
restrictions have been lifted by the Utilities and Community Development Director.
6. Building plans submitted for unit plans 1341, 1546, and 1925 shall include a trellis with vines
or other appropriate landscaping along the two-story wall to break up the uninterrupted wall
mass to the satisfaction of the Community Development Director.
7. Within the PD, the applicant may provide required parking space in front of the garage only
on lots that are not constrained by lot size or impacted by tract developed grading. A
minimum 15-foot setback from the garage to the centerline of the private street shall be
maintained.
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Resolution No. ARC-1008-15
3000 Calle Malva, ARCH-0592-2014
Page 3
8. House designs on lots 19, 58, and 59 may be designed as two story units and will require
ARC design approval.
9. House designs for the Hillside Lots (Lots 19-57) and lots 58-61 & 63 shall be reviewed by
the ARC.
10. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
11. All colors and materials shall be called out on plans submitted for a building permit.
12. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
13. 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.
Public Works
14. The building plan submittal shall include a complete site utility plan. The building plan
submittal shall be consistent with the approved public improvement plans. All existing and
proposed utilities along with utility company meters shall be shown. All work in the public
right-of-way shall be shown or noted.
15. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of the
property lines in accordance with the grading ordinance. The plan shall consider historic
offsite drainage tributary to this property that may need to be conveyed along with the
improved on-site drainage. This development will alter and/or increase the stormwater
runoff from this site. The improved or altered drainage shall be directed to the street and not
across adjoining property lines unless the drainage is conveyed within recorded easements
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Resolution No. ARC-1008-15
3000 Calle Malva, ARCH-0592-2014
Page 4
or existing waterways.
16. This development shall comply with the Waterways Management Plan and Stormwater
Regulations. The building plan submittal shall include a complete hydrologic and hydraulic
analysis report in accordance with the Waterway Management Plan Volume III, Drainage
Design Manual. This project received preliminary entitlements prior to the effective date of
the Post Construction Stormwater Regulations. Regardless, the drainage strategy shall be in
compliance with any permitting requirements or conditions from the Regional Water Qualit y
Control Board and/or the City’s Interim Low Impact Development Standards, whichever is
more restrictive.
17. Provisions for trash, recycle, green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. Ownership boundaries and/or easements shall be considered in the
final design. Any common storage areas, if proposed, shall be maintained by the
Homeowner’s/Property Owner’s Association and shall be included in the CCR’s or other
property maintenance agreement accordingly.
18. The building plan submittal shall show all required street trees. Street trees are gen erally
required at a rate of one 15-gallon street tree for each 35 linear feet of street frontage. The
City Arborist shall approve the tree species and planting requirement.
Building
Code Requirement
19. Permits required for Fences more than 6’ in height, Retaining Walls more than 4’ in height
measured from the bottom of the footing or granular base or Retaining Walls supporting a
solid fence.
Fire
Code Requirement
20. Ignition Resistant Exterior Construction: Exterior construction materials and methods shall
comply with Chapter R327 of the California Residential Code for exposure to wildfire, with
the exception of window glazing, as per the General Plan Safety Element and the San Luis
Obispo Fire Code. At least one fire sprinkler will be required in the attic in addition to NFPA
13D Standards.
On motion by Vice-Chair Ehdaie, seconded by Commissioner Root, and on the following roll
call vote:
AYES: Commrs. Ehdaie, Root, Nemcik, Wynn, Curtis, Andreen, and Soll
NOES: None
REFRAIN: None
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Resolution No. ARC-1008-15
3000 Calle Malva, ARCH-0592-2014
Page 5
ABSENT: None
The foregoing resolution was passed and adopted this 18th day of May, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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