HomeMy WebLinkAboutItem #2 - MOD-1394-2018 (774 Caudill) Victoria CrossingARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of modifications to previously approved mixed-use project that includes 3,000
square feet of commercial/retail space, and 33 residential units within the South Broad Street Area
Plan (ARCH-2628-2016).
PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
e-mail: kbell@slocity.org
FILE NUMBER: MOD-1394-2018 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Montage Development
Complete Date March 29, 2018
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 SF)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Montage Development, is proposing to modify the previously approved mixed-use
project located at 774 Caudill Street (ARCH-2628-2016). Upon review of plans submitted for
building plan review, the applicant identified necessary changes to the project layout and design to
improve the projects feasibility, which prompted additional review by the ARC. The first change
identified was the elimination of the underground parking area, which initiated other changes to
accommodate parking and circulation such as; the inclusion of a mechanical parking lift, vehicle
access areas, tree removals, changes to commercial/residential unit configurations/layouts, and
changes to the elevations including colors and materials.
The project has been designed to be consistent with the previously approved project and the
proposed modifications are consistent with the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG).
Meeting Date: April 16, 2018
Item Number: 2
DD
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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 South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards.
2.0 PROJECT INFORMATION
Project Background
On June 20, 2016 the ARC unanimously found the project consistent with the South Broad Street
Area Plan and Community Design Guidelines, subject to findings and conditions of ARC
Resolution No. 1011-16 (Attachment 2, Previous Staff Report & Action Update).
On July 12, 2016, the City Council unanimously approved the request for a density bonus of 48
percent and a reduction in the site development standards for the maximum building height to
extend 47.5 feet where 40 feet is normally allowed (Attachment 3, City Council Resolution No.
10734 (2016 Series)). The density and maximum height of the project which have been approved by
the City Council are not subject to re-evaluation as part of this application.
Project Description
A summary of the significant project modifications are identified below (Attachment 4, Reduced
Project Plans):
1. Site Plan: Modifications to a four-story mixed-use building to include mechanical
parking lifts rather than underground parking;
• Revised residential/commercial floor plan layouts
• 33 residential units, where 36 were previously approved
• Commercial square footage reduced from 4,355 to 3,000 square feet
• Removal of the Brazilian Pepper Tree
2. Design: Broad Street Village Contemporary style that includes the following changes;
• Revised colors and replacement of materials
• Revised vehicle access areas and storefront layouts
• Revisions to roof-top common area
• Revised stair and elevator towers
• Changes to the West and North Elevations
Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 75% 100% (C-R & C-S)
Density 26.94 3 18.5
Parking Spaces 59 43 (30% Reduction)
Notes: 1. Applicant’s project plans submitted 3/14/2018
2. South Broad Street Area Plan
3. Separate Application (AFFH 3142-2016)
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3.0 PROJECT ANALYSIS
The proposed modifications must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant
requirements and has found it to be in substantial compliance, as discussed in this analysis.
Building Design Modifications
The SOBRO design guidelines require that Mixed-Use buildings be designed to reflect either the
Railroad Commercial or the Broad Street Village Contemporary architectural styles. The Broad
Street Village Contemporary Style pays homage to the past with a blend of traditional and
contemporary architectural forms, materials, and influences to create an urban village character. The
CDG’s state that multi-family housing should be derived from architectural styles in the
surrounding neighborhood and should be designed to ensure that the height and bulk of higher
density projects do not impact adjacent lower density residential areas (CDG, Chapter 5.4C).
The proposed mixed-use building is contemporary in character, consistent with the Broad Street
Village Contemporary style. The project’s architectural style is designed to complement the service
commercial and industrial theme of the neighborhood, with consideration of the social and
industrial history of the original tract. The project plans include side by side comparison of the
design changes from each elevation compared to the previously approved project.
South & East Elevations: The applicant has incorporated only minor changes to the exterior
elevations along the South and East elevations to maintain as much consistency with the previously
approved project as possible, as seen from the public right of way (Figure 1). Changes along these
elevations included the use of lighter color tones and new stair and elevator towers, along with the
elimination of the rooftop kitchenette. The driveway access along Caudill and Victoria Avenue have
also been modified to accommodate the revised parking layout, which also included changes to the
commercial storefront design.
North & West Elevations: The applicant has modified the layout of the residential units to be a more
uniform design while also reducing the number of units from 36 to 33 units. These changes directly
affected the design of the North & West elevations, resulting in a more simplified design. The
applicant has worked with staff to incorporate various materials to ensure that all elevations are
visually interesting and receive interesting architectural treatments that enhance views of the
structure from all views on and off site. The structure demonstrates consistent use of colors,
materials, and detailing throughout all elevations of the building. The design utilizes vertical wall
articulation, offsets, awnings, and balconies to relieve the form and mass of the building.
Figure 1: Revised rendering (left), previously approved rendering (right).
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Parking Requirements
Zoning Regulations Table 6 (Parking Requirements by Use) states that the proposed commercial
uses will require approximately 10.5 parking spaces (1/300 square feet). Section 17.90.040K
(Standard incentives for housing projects) provides alternative parking requirements for a project
that provides affordable housing based on the number of bedrooms for a total of 51 parking spaces
for the residential component of the project and allows tandem parking. However, the previous
approval of the project granted a 30% mixed use/shared parking reduction that is still in effect,
resulting in a total 43 parking spaces required for the project, where 59 parking spaces are provided.
Mechanical Parking Lift: The applicant is requesting to incorporate 42 parking spaces as
mechanical lifts. The dimensions of the system allow for a large variety of car models as listed
within the Project Plans, Sheet A302 (Attachment 4). Vehicles which do not fit into the lift system,
have the ability to park in the regular parking stalls provided in the surface parking lot (17 spaces).
The Zoning Regulations stipulate that an Administrative Use Permit (elevated to the ARC in this
case) is required for mechanical parking lifts in commercial zones with required findings ensuring
superior design and implementation of City goals and policies for infill development.
The project complies with the required findings as incorporated into the draft resolution of this
project. However, while the design of the mechanical parking lift incorporates colors and materials
consistent with the architectural design of the
building, the variety of colors selected draws
unnecessary attention to the property. The
CDG’s state that the exterior colors of a
building are as important as the materials in
determining how people think about the
building and its surroundings; color should
not be used as an attention getting device
(CDG 3.1B.12a). Staff recommends
Condition No. 7, requiring revisions to the
design of the mechanical parking lift to
incorporate the use of muted tones for
compatibility with the building and site
design.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
Figure 2: Design elevation of the mechanical
parking lift (above).
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6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Previous ARC Staff Report & Action Update
3. City Council Resolution No. 10734 (2016 Series)
4. Reduced Project Plans
Available at the Community Development Department: Project Plans
Available at ARC Hearing: Colors and Materials Board
Website Link to South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019
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RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE MODIFICATIONS OF A
DEVELOPMENT PROJECT CONSISTING OF A FOUR-STORY MIXED-
USE STRUCTURE INCLUDING 3,000 SQUARE FEET OF
COMMERCIAL/RETAIL SPACE, AND 33 RESIDENTIAL UNITS, WITH
A MECHANICAL PARKING LIFT. THE PROJECT IS CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 16, 2018
(774 CAUDILL STREET MOD-1394-2018)
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 June 20, 2016, approving the development of mixed-use project in
accordance with Resolution No. ARC-1011-16, pursuant to a proceeding instituted under
ARCH-2628-2016, Caudill Street Partners, applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on July 12,
2016, approving the alternative incentives to provide affordable housing including a density
bonus and a reduction in site development standards in accordance with Council Resolution No.
10734 (2016 Series), pursuant to a proceeding instituted under AFFH-3142-2016, Caudill Street
Partners, applicant; and
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 April 16, 2018, for the purpose of reviewing modifications to the design
of the previously approved mixed-use development, pursuant to a proceeding instituted under
MOD-1394-2018, Montage Development, 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, herein incorporates all findings and conditions associated with
Resolution No. ARC-1011-16, adjusted as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (MOD-1394-2018), based on the following findings:
Mixed Use Development
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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 and character of the neighborhood.
2. The proposed project is consistent with the General Plan for this location since the project
proposes to construct a mixed-use building that includes commercial and residential uses
that can be utilized for such uses envisioned by the Commercial Retail & Services and
Manufacturing District within the Special Focus Overlay zone.
3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides a mix of uses within a
commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors and transit opportunities.
4. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and styles of dwellings (HE 5.4), and encourages development of
housing above ground-level retail stores to provide housing opportunities close to activity
centers (HE 5.3).
5. The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher-density, compact housing to achieve more efficient use
of public facilities and services and to improve the City’s jobs/housing balance.
6. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use
Projects (Section 17.08.072), since the proposed building design complies with design and
performance standards for mixed-use development and is consistent with all property
development standards including height, coverage, and setbacks for the Commercial Retail
(C-R-SF) and Commercial Services (C-S-SF) zone, within the South Broad Street Area Plan
(SOBRO).
7. The proposed mixed-use project design further increases the public benefits of the existing
building for compliance with the SOBRO Design Guidelines by dedicating residential units
as affordable in close proximity to the downtown and public transit. Consistent with the
development standards and designed in accordance with the Broad Street Village
Contemporary style which is an appropriate architectural style for Mixed Use building
types.
8. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to the
building design that complements the design and scale of the existing structures in the
surrounding neighborhood (CDG, Chapter 5.4).
Building Height, Mass and Scale
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9. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because SOBRO Form-Based
Codes require that mixed-use buildings provide residential units in the upper levels of a
structure with a minimum height allowance of 25 feet and at least 80% of the building
façade to be constructed along the property build-to lines. The project is consistent with the
SOBRO and Community Design Guidelines because the development is designed in a
manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets that provide high-quality and aesthetically pleasing architectural
design.
10. The proposed height, mass and scale of the project is necessary to provide additional
dwelling units to be dedicated affordable for “very low” income households.
Shared/Mixed Use Parking Reduction
11. The 30% mixed-use/shared parking reduction for the project to reduce the required parking
from 62 parking spaces to 43 parking spaces will not result in poor on-site circulation or
adversely affect the surrounding neighborhood.
12. The proposed project complies with San Luis Obispo Municipal Code Section 17.90.040K,
Standard incentives for housing projects, where tandem parking is allowed for proj ects that
provide affordable housing units. The parking reduction of 30% satisfies the intent of
SOBRO Parking Requirements Section 4.7 which is "...to minimize the area devoted
exclusively to parking and drives when typical demands may be satisfied more efficiently
by shared facilities." Moreover, the project is in accordance with the provisions for a
mixed-use parking reduction because the times of maximum parking demand from the
proposed uses will not coincide due to the mix of residential and commercial uses.
Mechanical Parking Lift
13. As conditioned, the use of mechanical parking lifts results in superior design and
implementation of City goals and policies for infill development by placing parking within
a structure and adequately screened from public view, consistent with Community Design
Guidelines for compatibility with the building and site design.
14. The mechanical parking lift systems comply with all development standards including but
not limited to height and setback requirements, and Parking and Driveway Standards with
the exception of minimum parking stall sizes which are established by lift specifications.
15. As conditioned, the mechanical parking lift systems will be safely operated and maintained
in continual operation with the exception of limited periods of maintenance.
16. There are no circumstances of the site or development, or particular model or type of
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mechanical lift system which could result in significant impacts to those living or working
on the site or in the vicinity.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may
include additional requirements applicable to the project. The Architectural Review Commission
(ARC) hereby grants final approval to the project with incorporation of the following conditions:
Planning Division
1. The Architectural Review Commission determination regarding project design is contingent
upon the approval of the City Council Resolution No. 10734 (2016 Series) in regards to the
48% density bonus that includes a request for an incentive to extend the maximum height of
the proposed project to 47.5 feet.
2. 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.
3. 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.
4. Plans submitted for a building permit shall include recessed window and storefront details
indicating the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds
recesses and other related window features. Plans shall demonstrate the use of high quality
materials for the windows that reflect the architectural style of the project and are
compatible with the neighborhood character, subject to the approval of the Community
Development Director.
5. The property owner shall be responsible for maintaining and updating the current parking
calculations for the property. Parking calculations shall be provided upon the submittal of
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business license applications and Planning and Building permits for tenant changes or
improvements. Parking calculations for the subject location shall be updated to include the
minimum required parking spaces per tenant space with application of the 30% parking
reduction.
6. All parking spaces must be available for common use and not exclusively assigned to any
individual use, required residential parking may be reserved, but commercial parking must
be made available for guests or overflow from residences.
7. The mechanical parking lift design shall be revised to reflect more muted color tones to
reflect compatibility with the building and site design, subject to the satisfaction of the
Community Development Director.
8. Prior to building plan approval, the applicant shall record an agreement that runs with the
land that mechanical parking systems will be safely operated and maintained in continual
operation with the exception of limited periods of maintenance.
9. All regular (non-mechanical lift) parking spaces shall be available for residential tenants,
employees and customers free from restrictions. No regular parking spaces shall be
individually labeled or allocated. All mechanical parking lift spaces shall be available for
residents and employees free from restrictions.
10. Final plans shall clearly depict the location of all required short and long-term bicycle
parking required for commercial uses, plans submitted for construction permits shall include
bicycle lockers or interior space within each residential unit or parking area for the storage
of at least two bicycles per unit. Sufficient detail shall be provided about the placement and
design of bike racks and lockers to demonstrate compliance with relevant Engineering
Standards and Community Design Guidelines, to the satisfaction of the Public Works and
Community Development Directors.
11. The locations of all lighting, including bollard style landscaping or path lighti ng, 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 insure
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.
12. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
provide adequate screening. A line-of-sight diagram shall be included to confirm that
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proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
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.
14. 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 back flow 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.
15. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
Engineering Division – Community Development Department
16. The applicant shall be responsible for paying a “fair share” mitigation fee for the
undergrounding of overhead wire utilities in accordance with the South Broad Street
Corridor Plan.
17. Any required subdivision, lot merger, or lot line adjustment shall be finalized prior to
issuance of a building permit.
18. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
19. The building plan submittal shall show compliance with the South Broad Street Corridor
Plan. Any conflicts between the City Engineering Standards and intent of the corridor plan
shall be reviewed and approved to the satisfaction of the City Engineer and C ommunity
Development Director.
20. The building plan submittal shall show all required pedestrian level street lighting in
accordance with the South Broad Street Corridor Plan and City Engineering Standards. One
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pedestrian level light is generally required for every 80’ of frontage. The building plan
submittal shall show 2 new pedestrian level lights on the Victoria Street frontage.
21. The several proposed project access drives from the adjoining public streets shall be
provided by City Engineering Standard driveway approaches.
22. The building plan submittal shall show the corner of Victoria and Caudill to be upgraded
per City Engineering Standards and the South Broad Street Corridor Plan. Curb ramps shall
be constructed in accordance with City Engineering Standard 4440, 2010 Revised Standard
Plan RSP A88A, and ADA standards. The proposed bulb-out at the intersection shall be in
accordance with the South Broad Street Corridor Plan. Radii of the bulb out shall be in
accordance with Engineering Standards 1010 for street sweeping.
23. The building plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
24. Site development shall comply with the current California codes and ADA requirements.
All common facilities and access routes shall be reviewed and approved to the satisfaction
of the Building Division.
25. The proposed bike racks shall be located outside the public right-of-way. Bike racks
located within public utility easements may be approved with the recordation of an
encroachment agreement.
26. Provisions for trash, recycle, and 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 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.
27. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
28. Wires to the new buildings shall be underground. Undergrounding shall be completed
without new utility poles within the public right-of-way. The existing overhead wiring
along the project frontages shall be undergrounded to the satisfaction of the Public Works
Department and respective wire utility companies unless otherwise approved for deferral by
the Community Development and Public Works directors.
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29. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and
appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to
the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check
assembly or on the respective building.
30. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals in accordance with City
Engineering Standards and the Waterway Management Plan Drainage Design Manual.
31. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
32. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
33. 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 storm water
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.
34. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The City Arborist supports the proposed tree removals with the compensatory
tree plantings shown on the landscape plan.
35. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one street tree for each 35 lineal feet of frontage. The City Arborist and
Planning Division shall approve the tree species and planting requirements in accordance
with City Engineering Standards and the corridor plan. The compensatory on-site and street
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trees shall be 24” box or larger; the applicant shall work with the City Arborist to identify if
a larger box is possible in order to compensate for the loss of the existing tree canopy. Tree
species and sizes and all associated planting requirements shall be per City Engineering
Standards, subject to the approval of the City Arborist and Community Development
Director, as appropriate.
Transportation Division – Public Works
36. Plans submitted for a building permit, shall restrict on-street parking at driveways as necessary to
comply with Engineering Standard 7410.
37. The applicant shall be responsible for paying current transportation impact fees (TIF) plus a
“fair share” mitigation fee for the percentage of new trips generated by the project that will
travel through the intersection of Broad/South/Santa Barbara intersection as determined by
the Public Works Director, and based on the intersection improvement cost.
Building Division – Community Development Department
38. Plans submitted for a building permit shall be designed under the current California codes at
the time of construction drawing submittal.
39. Accessible parking shall be calculated and designed in accordance with CBC 1109A, 11B-
208 & 11B-502.
Fire Department
40. Plans submitted for a building permit shall include a riser room not less than 10 feet from
foundation, and backflow device not more than 20 feet from property line.
Utilities Department
41. Any existing sewer lateral serving the property must be abandoned at the City main
consistent with City standards.
Indemnification
42. 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.
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On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 16th day of April, 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new four story mixed-use project including ground floor commercial/retail space, and 36 residential units. The project is requesting to construct a 47.5 foot tall structure where 40 feet is normally allowed and qualifies for a 20% parking reduction and tandem parking, with a categorical exemption from environmental review. PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Assistant Planner Phone Number: (805) 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-2628-2016 FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project
with a 20% parking reduction and tandem parking, based on findings, and subject to conditions.
SITE DATA
Applicant Caudill Street Partners
Submittal Date May 2, 2016
Complete Date May 11, 2016
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Caudill Street Partners, is proposing to construct a new four story mixed-use
building with commercial/retail at the ground level (4,355 sq. ft.), and 36 residential units (five
dedicated for “very low” income) on the upper levels, with parking located at basement and ground
level, within the South Broad Street Area Plan. The project has been designed to be consistent with
the Community Design Guidelines (CDG) and the South Broad Street Area Plan (SOBRO). The
applicant is requesting a height variation 7.5 feet above what is normally allowed in the C-S-SF
zone and a density bonus of 48% through the Affordable Housing Incentive Program to be reviewed
by the City Council under a separate application (AFFH 3142-2016). The project also qualifies for a
mixed-use parking reduction of 20% to reduce the required parking from 73 spaces to 58 parking
spaces.
Meeting Date: June 20, 2016
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 South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards. As noted above,
the proposed building height of 47.5 feet and 48% density bonus will be reviewed by the City
Council at a subsequent hearing under a separate application (AFFH 3142-2016).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting:
Site Size 22,391 sq. ft. (0.514 acres)
Present Use & Development Two single family residences and a small commercial structure
Land Use Designation General & Commercial Services (C-R-SF & C-S-SF) within a Special Focus
Area (South Broad Street Area Plan)
Topography Elevation: Min. 221 feet; Max. 226 ft.
Slope: 3% slope
Access From Victoria Avenue & Caudill Street
Surrounding Use/Zoning North: C-R-SF & C-S-SF (Commercial, Auto Services & Residential)
East: C-R-SF (Retail & Residential)
South: C-R-SF & C-S-SF (Manufacturing & Residential)
West: C-S-SF (Real Estate Offices)
2.2 Project Description: A summary of the significant project features are included below
(Attachment 3, Project Description):
1. Redevelopment: New four story mixed use building (47,099 sq. ft.), with basement and
at grade parking with 73 parking spaces.
• 36 residential units, with a 48% Density Bonus (AFFH 3142-2016)
• Three commercial/retail tenant spaces totaling in 4,355 square feet
• 47.5 foot maximum height (AFFH 3142-2016)
• Roof-top common area & green roof
• 20% mixed-use parking reduction with tandem parking for one parking space
2. Design: Broad Street Village Contemporary style that includes the following materials;
• Wood siding, Metal panels & Vertical corrugated siding
• CMU Block & Board Form Concrete
• Aluminum storefront system
2.3 Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 61.8% 100% (C-R & C-S)
Density 20.72 3 18.5
Parking Spaces 73 58 (20% Reduction)
Notes: 1. Applicant’s project plans submitted 5/2/2016
2. South Broad Street Area Plan
3. Separate application (AFFH 3142-2016)
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3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant
requirements and has found it to be in substantial compliance, as discussed in this analysis.
3.1 Demolition: The subject properties currently contain two existing residential structures and
a small commercial building, which are proposed for demolition. Both residential structures are
older than 50 years. The Historic Preservation Ordinance states that a historic designation may
be applied to buildings at least 50 years old that maintain their original or attained historic and
architectural character, and contribute either by themselves or in conjunction with other
structures to the unique or historic character of a neighborhood.
Staff Analysis: In 2004, the City Council determined that the structure on 774 Caudill Street
did not meet the Historic Resource Criteria (Attachment 4, City Council Resolution No.
9520 (2004 Series)). The residence located at 796 Caudill Street has been reviewed by staff
and similar findings were identified that the structure does not meet Historic Resource
Criteria.
3.2 Site Plan: The CDG’s state that site planning should create a pleasant, comfortable, safe,
and distinct place for residents. New development should respect the privacy of adjacent
residential uses through appropriate building orientation and structure height (CDG, Chapter
5.4A). The SOBRO established a hybrid approach of form-based codes and traditional zoning to
ensure development is consistent with the community’s identified goals for form, character, and
quality.
Staff Analysis: The project design takes advantage of the build-to lines on each street
frontage of the property, and provides parking areas that are accessed via driveways rather
than open and visible parking areas in accordance with SOBRO Section 4.6 (Building Types
by Street Type). The project orients the commercial uses along Victoria Avenue (Village
Street) and provides residential units on the upper levels. The project also provides a roof-
top common area and street facing balconies for majority of the residential units. The site
provides sufficient access and internal circulation for vehicles and pedestrians. The applicant
has proposed to provide majority of the residential parking within the basement and parking
for the commercial uses on the ground level. The project’s parking area is not a dominant
visual element of the site and is screened by buildings that are oriented toward the street.
SOBRO Form-Based Codes state that the maximum building height of a mixed use building
is 40 feet; the applicant has requested a maximum height of 47.5 feet. The project design
includes additional structures attached to the elevator tower which would normally
contribute to the maximum height of the structure (kitchenette & bathroom). Zoning
Regulations Section 17.16.040 (Height) states that chimneys and elevator towers that are not
integral with building parapets shall extend not more than 10 feet above the maximum
building height. The inclusion of the kitchenette and the bathroom does not contribute to the
maximum height of the proposed structure because they are accessory to the elevator tower
which does not extend more than 10 feet above the requested maximum height of 47.5 feet.
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The proposed building height of 47.5 feet where 40 feet is the maximum allowed within the
SOBRO form-based codes is appropriate for this site and location because the height, mass
and scale of the project is consistent with SOBRO Chapter 4.5 Form-Based Codes that
requires mixed-use buildings to provide residential units in the upper levels with a minimum
height of 25 feet and at least 80% of the building façade to be constructed along the property
build-to lines. The proposed project has been designed to consider the adjacent existing
structures in regards to solar access by providing majority of the projects mass along the
street frontages with parking provided toward the rear of the lot. The request for the height
variation will be reviewed by the City Council under a separate application (AFFH-3142-
2016). It should be noted that in order to deny the requested height variation, State law
(Government Code Section 65915) requires specific findings related to adverse impacts to
health, safety or welfare.
3.3 Building Design: The SOBRO design guidelines require that Mixed-Use buildings be
designed to reflect either the Railroad Commercial or the Broad Street Village Contemporary
architectural styles. The Broad Street Village Contemporary Style pays homage to the past with
a blend of traditional and contemporary architectural forms, materials, and influences to create
an urban village character. The CDG’s state that multi-family housing should be derived from
architectural styles in the surrounding neighborhood, and should be designed to ensure that the
height and bulk of higher density projects do not impact adjacent lower density residential areas
(CDG, Chapter 5.4C).
Staff Analysis: The proposed mixed use buildings are contemporary in character, consistent
with the Broad Street Village Contemporary style. The project’s architectural style is
designed to complement the service commercial and industrial theme of the neighborhood,
with consideration of the social and industrial history of the original tract. The project’s
architectural style is designed to acknowledge past architecture while integrating new
sustainable green strategies in a modern day development setting. The project incorporates
various materials such as metal panels, wood & corrugated metal siding, board formed
concrete, bronze aluminum windows and storefronts.
The structures demonstrate consistent use of colors, materials, and detailing throughout all
elevations of the building. All elevations are visually interesting and receive interesting
architectural treatments that enhance views of the structure from all views on and off site 1.
The design utilizes vertical wall articulation, offsets, recessed windows and entries, awnings,
and balconies to relieve the form and mass of the building. The residential units provide
private balconies for majority of the units and a roof-top terrace that provides a large
common outdoor area available to all residents.
3.4 Parking: Zoning Regulations Table 6 (Parking Requirements by Use) states that the
proposed commercial spaces will require approximately 14 parking spaces (1/300 square feet).
1 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or
more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall
planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
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Section 17.90.040K (Standard incentives for housing projects) provides alternative parking
requirements for a project that provides affordable housing based on the number of bedrooms
for a total of 58 parking spaces for the residential component of the project and allows tandem
parking. Total required parking for the project includes 73 vehicle parking spaces, 4 motorcycle
spaces, and 76 bicycle spaces.
Staff Analysis: The SOBRO Parking Requirements allow a mixed use parking reduction of
20% where times of maximum parking demand from various uses will not coincide 2. A 20%
mixed use parking reduction reduces the required number of vehicle parking spaces from 73
spaces to 58 spaces; the project provides a total of 73 parking spaces on site and also
provides 15 motorcycle spaces where 5 are required and 94 bicycle parking spaces where 76
are required. The project qualifies for the mixed-use parking reduction of 20% per SOBRO
Section 4.7 Parking requirements.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
4. City Council Resolution No. 9520 (2004 Series)
2 Zoning Regulations, Section 17.08.072E.3: Mixed Use Projects: Hours of Operation. A mixed use project proposing
a commercial component that will operate outside the hours from 8:00 a.m. to 6:00 p.m. shall require the
Director’s approval to ensure that the commercial use will not negatively impact the residential uses within the
project.
ARC2 - 20
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
Website Link to SOBRO: http://www.slocity.org/home/showdocument?id=5019
ARC2 - 21
ACTION UPDATE (Amended)
Monday, June 20, 2016, 5:00 PM
Regular Meeting
Council Hearing Room
990 Palm Street
CALL TO ORDER: Chair Wynn at 5:01 PM
PRESENT: Commissioners Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-
Chair Suzan Ehdaie, Chair Greg Wynn
ABSENT: Commissioner Patricia Andreen
Consideration of Minutes for the ARC Regular Meeting of May 2, 2016:
AMENDMENT: Page 2, insert new paragraph appropriately situated below –-End of Public
Comments--- to read: “Commissioner Curtis expressed concerns regarding traffic impacts at Los
Osos Valley Road & Calle Joaquin, including cumulative impacts; expressed concerns regarding
visual impacts of the project on views of the mountains both to the West and to the North from
Highway 101; and expressed concerns regarding the adequacy of water supply in the long-term,
given drought conditions.”
ACTION: UPON MOTION BY COMMISSIONER NEMCIK, SECONDED BY COMMISSIONER
ROOT, the ARC Minutes of May 2, 2016 were approved as amended on the following 5:0:1:1 vote:
AYES: Nemcik, Root, Soll, Ehdaie, Wynn
NOES: None
ABSTAIN: Curtis
ABSENT: Andreen
1301 Calle Joaquin. ARCH-1098-2015; Continued review of a four-story, 114-unit
extended stay hotel, associated hotel amenities, and Mitigated Negative Declaration of
environmental review; C-T-SF zone; Intermountain Management, LLC, applicant.
ACTION: UPON MOTION BY CHAIR WYNN, SECONDED BY COMMISSIONER ROOT, the
Commission approved the Item with adoption of the Mitigated Negative Declaration and with
Amendment to strike Condition #11, which had stated “Prior to issuance of construction permits, the
applicant shall submit revised plans showing an overall reduction in height for review and approval
by the City Community Development Director. The revised plans shall show: a.) No more than three
stories; b.) Maximum height of the structure shall not exceed 35 feet above existing grade; c.)
Vertical stepping shall be incorporated into the plans to provide visual articulation; and d.) Horizontal
setbacks along the third floor shall be provided to minimize massing”, on the following 4:2:0:1 roll
call vote:
Architectural Review Commission
ARC2 - 22
San Luis Obispo Architectural Review Commission- Regular Meeting
Action Update of June 20, 2016
Page 2
AYES: Wynn, Root, Nemcik, Ehdaie
NOES: Curtis, Soll
ABSTAIN: None
ABSENT: Andreen
774 Caudill Street. ARCH-2628-2016; Review of a new four-story mixed-use project
including ground floor commercial/retail space, and 36 residential units. The project is
requesting to construct a 47.5 foot tall structure where 40 feet is normally allowed and
includes a 3% mixed-use parking reduction and tandem parking, with a categorical
exemption from environmental review; C-S-SF zone, Caudill Street Partners, applicant.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER
SOLL, the Commission granted final approval of the Item with direction to 1.) Amend final line in
Condition #29 to read “The compensatory street trees shall be 24” box or larger, and the applicant
shall work with the City Arborist to identify if a larger box is possible in order to compensate for
the loss of the existing tree canopy.”; and 2.) Wordsmith Finding #12 to state it in a more affirmative
way; on the following 6:0:0:1 roll call vote:
AYES: Root, Soll, Nemcik, Curtis, Ehdaie, Wynn
NOES: None
ABSTAIN: None
ABSENT: Andreen
2102 Broad Street. ARCH 2764-2016: Review of the modification of an approved addition to a
single-family residence (ARCMI 29-12) with a new single-family residence 39 feet tall and three
stories in height; CN zone; Samuel Clemons, applicant.
The Commission provided direction to the Applicant and continued the item to a date uncertain.
2881 Broad Street. ARCH-2264-2015: Conceptual review of four new single-family dwellings; R-2-
S zone; Dustin Pires, applicant.
The Commission provided direction to the Applicant and continued the item to a date uncertain.
ACTION: UPON MOTION BY COMMISSIONER CURTIS, SECONDED BY VICE-CHAIR
EHDAIE, the Commission continued Hearing past 9:00 p.m., on the following 6:0:0:1 vote:
AYES: Curtis, Ehdaie, Nemcik, Soll, Root, Wynn
NOES: None
ABSTAIN: None
ABSENT: Andreen
ADJOURNMENT: 9:33 P.M.
ARC2 - 23
RESOLUTION NO. 10734 (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE ALTERNATIVE
INCENTIVES TO PROVIDE FOR AFFORDABLE HOUSING THAT
INCLUDE A DENSITY BONUS OF 48 PERCENT AND A REDUCTION
IN SITE DEVELOPMENT STANDARDS FOR THE MAXIMUM
BUILDING HEIGHT TO EXTEND TO 47.5 FEET WHERE 40 FEET IS
NORMALLY PERMITTED, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES AS REPRESENTED IN THE CITY COUNCIL AGENDA
REPORT AND ATTACHMENTS DATED JULY 12, 2016 (774 CAUDILL
AFFH-3142-2016)
WHEREAS, the applicant, on May 2, 2016, submitted an application to request
alternative incentives for affordable housing that include a forty-eight (48) percent density bonus
and a reduction in site development standards for the maximum building height to extend to 47.5
feet where 40 feet are normally permitted, for a project located at 774 Caudill Street; and
WHEREAS, on June 12, 2016, 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, for the purpose of reviewing the design of a new four story
mixed-use project (ARCH -2628-2016), Caudill Street Partners, applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on July 12,
2016, pursuant to a proceeding instituted under AFFH-3142-2016, Caudill Street Partners,
applicant; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing, and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
R 10734
Attachment 3
ARC2 - 24
Resolution No. 10734 (2016 Series) Page 2
SECTION 1. Firadiiigs. Based upon all the evidence, the City Council makes the
following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working
or residing in the vicinity since the proposed project is consistent with the site's
zoning designation, and will be subject to conformance with all applicable building,
fire, and safety codes.
2. The proposed project will provide quality affordable housing consistent with the
intent of Chapter 17.90 of the Municipal Code, and the requested density bonus and
reduction to site development standards is necessary to facilitate the production of
affordable housing units.
3. The requests for a density bonus and reduction to site development standards for
maximum building height are consistent with the intent of Housing Element programs
2. 17, 6.10, and 6. 19, and the alternative affordable housing incentives outlined in
Section 17.90.060 of the City's Zoning Regulations.
4. The proposed height, mass and scale of the project will not negatively alter the
overall character of the neighborhood or the streets appearance because the South
Broad Street Area Plan requires that mixed-use buildings provide residential units in
the upper levels of a structure with a minimum height allowance of 25 feet and at
least 80% of the building fagade to be constructed along the property build -to lines.
The project is consistent with the South Broad Street Area Plan and Community
Design Guidelines because the development is designed in a manner that does not
deprive reasonable solar access to adjacent properties; by positioning the majority of
the building mass along the street frontage that incorporates vertical and horizontal
wall plan offsets that provide high-quality and aesthetically pleasing architectural
design.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In -Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation, is consistent with the
applicable zoning designation, is consistent with Government Code section 65915(f)(5) which
states that granting a density bonus does not require zoning change or other discretionary
approval, would not have a specific adverse impact upon public health and safety or the physical
environment because the project is designed in a manner that does not deprive reasonable solar
access to adjacent properties and is subject to conformance with all applicable building, fire, and
safety codes, and the property is not listed in the California Register of Historic Resources. The
project site occurs on a property of no more than five acres substantially surrounded by urban
uses that has no value as habitat for endangered, rare or threatened species as the site is located
on an existing developed property.
R 10734
Attachment 3
ARC2 - 25
Resolution No. 10734 (2016 Series) Page 3
SECTION 3. Action. The City Council does hereby grands final approval of the
alternative incentives to provide for affordable housing that include a density bonus of 48 percent
and a reduction in the site development standards for the maximum building height to extend
47.5 feet where 40 feet is normally permitted (AFFH-3142-2016), subject to the following
conditions:
Planning Department
1. Final project design and construction drawings shall be in substantial compliance
with the project plans approved by the ARC and the City Council. A separate full-size
sheet shall be included in working drawings submitted for a building permit that list
all conditions, and code requirements of project approval as Sheet No. 2 (ARCH -
2628 -2016 & AFFH-3142-2016). Reference should be made in the margin of listed
items as to where in plans requirements are addressed. Any change to approved
design, colors, materials, landscaping or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed
appropriate.
2. Prior to the issuance of construction permits, the city and the project owners shall
enter into an Affordable Housing Agreement, to be recorded in the office of the
county recorder. The agreement shall specify mechanisms or procedures to assure the
continued affordability and availability of a minimum of 4 dwelling units to very -low
income households, to the satisfaction of the Community Development Director. The
agreement shall also set forth those items required by Section 17.90.030(B) or any
alternative incentives granted pursuant to Section 17.90.060. The agreement shall run
with the land and shall be binding upon all heirs, successors or assigns of the project
or property owner, and shall ensure affordability for a period of not less than forty-
five years, or as otherwise required by state law.
3. The Owner/Applicant shall defend, indemnify and hold harmless the City or its
agents or officers and employees from any claim, action or proceeding against the
City or its agents, officers or employees, to attack, set aside, void, or annul, in whole
or in part, the City's approval of this project. In the event that the City fails to
promptly notify the Owner / Applicant of any such claim, action or proceeding, or
that the City fails to cooperate fully in the defense of said claim, this condition shall
thereafter be of no further force or effect.
R 10734
Attachment 3
ARC2 - 26
Resolution No. 10734 (2016 Series) Page 4
Upon motion of Council Member Christianson, seconded by Council Member Ashbaugh, and on
the following roll call vote:
AYES: Council Members Ashbaugh, Christianson and Rivoire,
Vice Mayor Carpenter and Mayor Marx
NOES: None
ABSENT: None
Mayor Ja. M
ATTEST:
Lee Price, MMC
Interim City Clerk
APPROVED AS TO FORM:
ty Attorney
IN WITNESS WHEREOF, I have he%unto set my hand and affixed the official seal of the City
of Sail Luis Obispo, California, this day of -'U I Ll
Lee Price, MMC
Interim City Clerk
R 10734
Attachment 3
ARC2 - 27
AUTOMOBILE PARKING REQUIRED :1 Stall / Studio1 Stalls / 1-Bedroom2 Stalls / 2 - Bdrm. or 3 Bdrm.(6) Units @ 1 stall each= 6 Stalls(9) Units @ 1 stalls each= 9 Stalls(18) Units @ 2 stalls each=36 StallsTotal Required=51 Stalls(30% REDUCTION ALLOWED)COMMERCIAL BICYCLE PARKING REQUIRED :Long Term:(1) Bike Stall per 2,000 S.F. = 2 StallsShort Term:(1) Bike Stall per 2,000 S.F. = 2 StallsTotal Parking Required = 4 StallsCOMMERCIAL PARKING REQUIRED :1 Stall per 300 Sq. Ft.3,150 Sq. Ft. @ 1 Stall Ea. =10.5 Stalls(30% REDUCTION ALLOWED)RESIDENTIAL BICYCLE PARKING REQUIRED :Long Term:(1) Bike Stall per Dwelling Unit (33 Units) = 33 StallsShort Term:(1) Bike Stall per (10) Dwelling Units (33 units) = 4 StallsTotal Parking Required = 37 Stalls1. The contractor shall verify all dimensions prior to starting construction. The architect shall be notified of any discrepancies or inconsistencies.2. The structural drawing herein represents only the finished structure. The engineer shall not be responsible for how the actual work is performed, methodsof performing work, phasing of the work, sequence of construction, timelines of performance of the work, safety on or around the job site, and errors oromissions due to negligence of the general contractor or sub-contractors. The contractor shall provide all necessary measures to protect the building duringconstruction. Such measures shall include, but not be limited to the following: Bracing, shoring for loads due to construction equipment and other loads etc.Contractor at his own expense shall engage properly qualified persons to determine field layout of all building elements. All work pertaining to structuralassemblies and erection of the structural elements shall be executed by skilled worker.3. The contractor shall be responsible for the shoring, bracing and support of all structural assemblies, components, wall and related framing duringconstruction until the structure is completed and all material have been developed their ultimate design strength. The engineer shall not be responsible for thedesign and engineering of such temporary shoring, and bracing, nor shall the engineer be responsible for any structural failure due to any improperly bracedor inadequate braced assemblies.4. All work shall conform to the minimum standards of the applicable provisions of the governing building code, federal and state regulatory agencies, andlocal ordinance, as may apply. "Work" includes construction practices and materials. It shall be the responsibility of the general contractor to notify theengineer, for disposition, by the engineer, for any of the following Discrepancies or conflicts between structural aspects of the project herein and therequirements of the above mentioned codes, regulations, and ordinance prior to commencing work.5. The engineer shall not be responsible for any aspects of the project that are not specifically related to the structural design such as, but not limited to, thefollowing:* Architectural design, new or existing* Finishes* Aesthetics* Non-structural architectural framing* Concealment of structural assemblies6. The contractor shall review all elements of the structural design, construction drawing, and the specification as described herein for compatibility with thework of other disciplines on the project. All discrepancies, conflicts, errors and omissions shall be brought to the attention of the engineer prior to thefabrication of any component, procurement of material and, in general commencement of the work. Elements of the project that require special attention shallinclude but not be limited to the following:* Conflicts between existing site and geological condition and the structural design.* Conflicts between civil, architectural and structural dimensions* Conflicts between structural drawing - detail and civil, mechanical, architectural and electrical drawing.7. The contractor shall obtain written approval from the engineer of all proposed changes that may affect the structure, and of proposed alternate methods ofconstruction that may deviate from the structural design prescribed by the construction drawings prior to commencement of the work, and be submitted toBuilding & Safety division of Los Angeles for review and approval.8. Observation visits which may occur to the job by the engineer or his field representative shall be neither construed as an inspection or approval of theconstruction.9. All material specifications indicated by ASTM designations shall be of the latest revision.10. Continuous inspection shall mean inspection performed continuously by a registered deputy inspector currently licensed by the city, state or county of thejob site, and approval by the engineer.11. The contractor shall insure that all loads imposed on the structure during and after construction is completed are within the limits of the design loads.12. Regarding the use of drawing:* All notes listed under general notes shall apply, unless amended or otherwise superseded elsewhere on the drawings. Notes indicated elsewhereor specifically keyed to particular tabulated notes that conflict with the general notes shall be brought to the attention of the engineer prior to proceeding withthe instructions given in said note or notes.* Contractor shall check and verify all dimensions. See the architectural drawings for dimensions not specifically shown on the structural drawing.Field conditions of any existing structural dimensions that differ from architectural or structural drawing shall be brought to the attention of the engineer andresolved prior to proceeding with the construction.* Connection and implied construction assemblies that are not specifically described or detailed in the drawing shall be constructed using standardaccepted construction practices, in compliance with governing codes and ordinances.* When details labeled "Typical" or "similar" are shown on the drawing, the contractor shall apply the intent of the detail to the specific condition.* Written information and dimension shall take precedence over graphic information. Do not scale drawing to determine this information. Informationomitted from the drawing shall be brought to the attention of the engineer or architect.Check and verify all dimensions and relationship to property lines and notify the Architect of any discrepancies before beginning the work.All work shall be in compliance with the Standard Building Code, recognized industry standards, craftsmanship standards in the area manufacturer'srecommendations of all products installed, and all applicable codes.Upon the use of these drawings, and in connection therewith, the Builder, his successors, and assigns, agrees to indemnify and hold harmless the Architect, ofand from any and all liabilities, damages, losses, and expenses including attorney fees and costs arising from, or in any way connected with, the performanceof the work performed by the Architect in connection with these drawings without regard to any negligence or fault on the part of the Architect.These drawings, as instruments of service are and shall remain the property of the Architect. The Builder shall be permitted to retain copies of the drawingsfor information and reference in connection with his use on the building of this home on this specific site.These drawings shall not be used by anyone on any other project without written permission from the Architect.DESCRIPTION : NEW MIXED USE REDEVELOPMENTAPPLICANT : MONTAGE DEVELOPMENT 23945 CALABASAS RD. #116 CALABASAS, CA. 91302 PH# (818) 501-1800SITE INFORMATION : GENERAL PLAN : COMMERCIAL ZONING : C-R COMMERCIAL RETAIL (774, 780, & 796 CAUDILL) C-S COMMERCIAL SERVICES (774 CAUDILL) JURISDICTION : CITY OF SAN LUIS OBISPO A.P.N. # 004-921-025 & 004-921-026 (774 CAUDILL ST.) 004-921-017 (780 CAUDILL ST.) 004-921-016 (796 CAUDILL ST.) PARCEL / LOT NO. : LOTS 10, 11, 12, AND 13 OF BLOCK 3 OF THE IMPERIAL ADDITION PER A MAPS 128 USE PERMIT : NOT REQUIRED / ARC REVIEW ONLY STREET ADDRESS : 774, 780, & 796 CAUDILL STREET SAN LUIS OBISPO, CA. 93401 LOT SIZE (GROSS) : 22,391 S.F. / 0.514 ACRES LOT SIZE (NET) : 22,391 S.F. / 0.514 ACRES REQ'D. BLDG. SETBACKS : CAUDILL STREET = 5' BUILD-TO LINE (PER SOBRO) VICTORIA STREET = 10' BUILD-TO LINE (PER SOBRO) SIDE = 0' REAR = 0' REQ'D. SETBACKS : STREET = VARIES.... SEE ABOVE SIDE YARD = 0' REAR = 0' ENCROACHMENT PERMIT : REQUIRED FOR NEW SIDEWALK, DRIVEWAYS, AND/OR UTILITY TIE-INSBUILDING INFORMATION : NUMBER OF STORIES : 4 OCCUPANCY GROUP : M/B COMMERCIAL R-2 RESIDENTIAL S-2 PRIVATE PARKING GARAGECONSTRUCTION TYPE : M / B / S-2 OCCUPANCIES TYPE 1-A (PODIUM @ 2ND FLOOR) R-2 OCCUPANCY TYPE V-A (3 STORIES OVER PODIUM) SPRINKLER : YES ROOF RATING : CLASS "A" MINIMUM MAXIMUM HEIGHT : 43' + 10' FOR ARCHITECTURAL PROJECTIONS OCCUPANCY SEPARATION : 2-HR. PODIUM @ 2ND FLOOR, 1-HR. BETWEEN RESIDENTIAL UNITSUTILITY INFORMATION : ELECTRICITY : PACIFIC GAS & ELECTRIC NATURAL GAS: THE GAS COMPANY WATER : CITY OF SAN LUIS OBISPO SEWER : CITY OF SAN LUIS OBISPO TELEPHONE : AT&TCODE COMPLIANCE : 2015 CALIFORNIA BUILDING CODE, VOLUMES 1+2 (BASED ON 2012 IBC) 2015 CALIFORNIA ELECTRIC CODE (2011) 2015 CALIFORNIA MECHANICAL CODE (2012 UMC) 2015 CALIFORNIA PLUMBING CODE (2012 UPC) 2015 CALIFORNIA GREEN CODE 2015 2015 CALIFORNIA FIRE CODE (2012 IFC) 2015 CALIFORNIA ENERGY CODE 2015 CALIFORNIA RESIDENTIAL CODE (2012 IRC)DEVELOPMENT STANDARDS FOR "C-R" ZONE, AS FURTHER REGULATED BY THE SOUTH BROAD STREET CORRIDOR PLAN FLOOR AREA RATIO : 1.5 x 22,391 S.F. = 67,173 S.F. MAX. ALLOWED DENSITY ALLOWED : 36 DWELLING UNITS PER ACRE PER C-R ZONING LOT COVERAGE : 100% HEIGHT : 40' MAXIMUM + 10' FOR ARCH PROJECTIONSPARKING REQUIRED : COMMERCIAL USES : 1/300 RESIDENTIAL USES : 1 STALL PER STUDIO, 1.5 STALLS PER 1 BDRM. UNIT, 2 STALLS PER 2 BDRM. UNIT, PLUS 1 ADDITIONAL SPACE PER EVERY 5 RESIDENTIAL UNITSRESIDENTIAL DENSITY SUMMARY : ALLOWED DENSITY : 36 UNITS / ACRE x 0.514 AC = 18.5 DWELLING UNITS PROPOSED DENSITY : (6) STUDIO UNITS x 0.50 DU = 3 DUS (9) 1-BDRM UNIT x 0.66 DU = 5.94 DUS (18) 2-BDRM. UNITS x 1.00 DU =18 DUS 33 UNITS PROPOSED = 26.94 DUS < 18.5 DUS ...DENSITY BONUS NEEDED47.5% DENSITY BONUS FOR AFFORDABLE HOUSING PROVISIONS = 18.5 x 1.475 = 27.28 DU'S ALLOWED = 27.28 DU'S > 26.94 DU'S ...DENSITY OKMOTORCYCLE PARKING REQUIRED :1 Stall / 20 required Automobile parking stalls43 Stalls = 3 Motorcycle stalls required4 Motorcycle Stalls ProvidedTOTAL PARKING REQUIRED : COMMERCIAL =10.5 RESIDENTIAL =51 TOTAL PARKING REQ'D =61.5 STALLS30% PARKING REDUCTION ALLOWED = 18 STALLSTOTAL REQUIRED 43 STALLSTOTAL PARKING PROVIDED : COMMERCIAL = 12 RESIDENTIAL = 47 TOTAL PARKING PROVIDED = 59 STALLSOCCUPANT LOAD TABLEFLOOR LEVEL1st Floor2nd Floor3rd Floor4th FLOOROCC.GROUPTotal 1st FloorTotal 2nd FloorTotal 3rd FloorTotal 4th FloorRoof DeckTotal Roof DeckFUNCTIONOCC.FACTORFLOORAREA (SF)MAX.OCC.S-2BBR-2BR-2BR-2B1st Floor2nd Floor3rd Floor4th FLOORVariesVariesVariesVariesVariesElect./Storage/ParkingGarage/Trash/RecycleLobby/Retail200, 30014,75374Varies153,733249Varies18,486343Vestibule15, 100725Residential20012,77664VariesVaries12,84869Vestibule15, 100725Residential20012,85664VariesVaries12,92869Vestibule15, 100725Residential20012,85664VariesVaries12,92869Roof Deck5072014Roof Deck5072014www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 10:49:01 AMA000Cover SheetK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check SubmittalGENERAL NOTESSHEET INDEXVICTORIA CROSSING MIXED-USE APARTMENTSVICINITY MAPPROJECT DATASHEET INDEXPARKING TABULATIONAREA TABULATIONGUEST PARKING : NONE REQUIRED OR PROVIDEDDEVELOPMENT STATISTICSArchitectural Sheet ListSheet NumberSheet NameA000Cover SheetA101Architectural Site PlanA2011st Story Floor PlanA2022nd Story Floor PlanA2033rd Story Floor PlanA2044th Story Floor PlanA205Roof DeckA206Roof PlanA301Building SectionsA302Building SectionsA303Wall SectionsA401ElevationsA402ElevationsA403.1Rendering - Caudill&VictoriaA404.1Rendering - SouthWestA405.1Rendering - NorthA406.1Rendering - WestA407Elevations - New & OldA408Elevations - New & OldA409Elevations - New & OldA410Elevations - New & OldA601Enlarged PlansA602Unit PlansA603Unit PlansA604Unit PlansA701Unit A & B Interior ElevationsA702Unit C & D Interior ElevationsA703Unit D alt. & E Interior ElevationsA704Unit E alt. & F Interior ElevationsA801Enlarged Stair #1 PlanA802Enlarged Stair #2 PlanD-1DetailsD-2DetailsD-3DetailsD-4DetailsD-5DetailsD-6DetailsEX-1ROOF TRIBUTARYHC-2Disabled Access DetailsHC-2aDisabled Access DetailsSC-1Schedule & NotesParking Tabulation - 1st Story Commercial ProvidedDescriptionCountCommercial Accessible (9'-0" x 19'-0") w/ Van Loading 1Commercial Standard (9'-0" x 19'-0")11Grand total12Parking Tabulation - Total Residential ProvidedDescriptionCount2 Level Stacked / Lift183 Level Stacked / Lift27Residential Accessible (9'-0" x 18'-0") Shared Loading 1Residential Standard (9'-0" x 19'-0")4Grand total50Unit Type / Count TabulationNameCountPlan A (Studio plus 1-Bath)6Plan B (1 Bedroom / 1 Bath6Plan C (1 Bedroom / 1 Bath)3Plan D (2 Bedroom / 2 Bath)6Plan D alt (2 Bedroom / 2 Bath) 3Plan E (2 Bedroom / 2 Bath)3Plan E alt (2 Bedroom / 2 Bath) 3Plan F (2 Bedroom / 2 Bath)3Grand total33Unit AreasNameAreaPlan A500 SFPlan A - Balcony52 SFPlan B813 SFPlan B - Balcony40 SFPlan C873 SFPlan C - Balcony65 SFPlan D1078 SFPlan D - Balcony 131 SFPlan D Alt.1209 SFPlan D Alt. - Balcony 96 SFPlan E1303 SFPlan E - Balcony62 SFPlan E Alt.1210 SFPlan E Alt. - Balcony 39 SFPlan F1226 SFPlan F - Balcony53 SFParking Tabulation - Motorcycle Parking ProvidedDescriptionCountMotorcycle (4'-0" x 8'-0")4Grand total4Residential Bicycle Parking ProvidedDescriptionCountBike Stall (Long Term)34Bike Stall (Short Term)4Grand total38Commercial Bicycle Parking ProvidedDescriptionCountCommercial Bike Stall (Long Term)2Commercial Bike Stall (Short Term)2Grand total4* NOTE : 3 VERY LOW INCOME UNITS WILL BE DEED RESTRICTED. UNITS #201, #206, & #211 ARE DESIGNATED AS "AFFORDABLE UNITS"UNIT TYPE "A" = 500 S.F.UNIT TYPE "B" = 813 S.F.UNIT TYPE "D ALT." = 1,126 S.F.Area Tabulations (Total Building Code Floor Area)LevelNameArea1st Story (B-Occupancy) - Lobby387 SF1st Story (B-Occupancy) - Retail3152 SF1st Story (S-2 Occupancy) - Bicycle Parking 64 SF1st Story (S-2 Occupancy) - CommericalRecycle49 SF1st Story (S-2 Occupancy) - Electrical Room 275 SF1st Story (S-2 Occupancy) - Parking Garage 13688 SF1st Story (S-2 Occupancy) - ResidentialTrash/Recycle104 SF1st Story (S-2 Occupancy) - Storage171 SF1st Story (S-2 Occupancy) - Trash49 SF1st Story Elevator64 SF1st Story Stair321 SF18323 SF2nd Story (B Occupancy) - Vestibule56 SF2nd Story (R-2 Occupancy) - Balcony684 SF2nd Story (R-2 Occupancy) - Corridor1593 SF2nd Story (R-2 Occupancy) - Units10611 SF2nd Story Elevator64 SF2nd Story Stair433 SF13441 SF3rd Story (B Occupancy) - Vestibule56 SF3rd Story (R-2 Occupancy) - Balcony39 SF3rd Story (R-2 Occupancy) - Balcony644 SF3rd Story (R-2 Occupancy) - Corridor1594 SF3rd Story (R-2 Occupancy) - Units10683 SF3rd Story Elevator64 SF3rd Story Stair373 SF13453 SF4th Story (B Occupancy) - Vestibule56 SF4th Story (R-2 Occupancy) - Balcony684 SF4th Story (R-2 Occupancy) - Corridor1594 SF4th Story (R-2 Occupancy) - Units10683 SF4th Story Elevator64 SF4th Story Stair372 SF13453 SFRoof Deck (B Occupancy) - Roof Deck720 SFRoof Deck Stair397 SF1117 SFGrand total59787 SFArea Tabulation (Gross Building - Total by Level/Occ.)LevelNameArea1st Story (B-Occupancy) - Lobby421 SF1st Story (B-Occupancy) - Retail3312 SF1st Story (S-2 Occupancy) - Bicycle Parking 81 SF1st Story (S-2 Occupancy) - CommericalRecycle63 SF1st Story (S-2 Occupancy) - Electrical Room 315 SF1st Story (S-2 Occupancy) - Parking Garage 13907 SF1st Story (S-2 Occupancy) - ResidentialTrash/Recycle122 SF1st Story (S-2 Occupancy) - Storage198 SF1st Story (S-2 Occupancy) - Trash67 SF1st Story Elevator81 SF1st Story Stair390 SF18956 SF2nd Story (B Occupancy) - Vestibule72 SF2nd Story (R-2 Occupancy) - Corridor1642 SF2nd Story (R-2 Occupancy) - Units11134 SF2nd Story Stairs605 SF13453 SF3rd Story (B Occupancy) - Vestibule72 SF3rd Story (R-2 Occupancy) - Corridor1642 SF3rd Story (R-2 Occupancy) - Units11214 SF3rd Story Elevators81 SF3rd Story Stairs444 SF13453 SF4th Story (B Occupancy) - Vestibule72 SF4th Story (R-2 Occupancy) - Corridor1642 SF4th Story (R-2 Occupancy) - Units11214 SF4th Story Elevators81 SF4th Story Stairs444 SF13453 SFRoof Deck (B Occupancy) - Roof Deck720 SFRoof Deck Stairs469 SF1189 SFGrand total60504 SFArea Tabulation (School Fee)LevelSchool FeeArea1st Story (B Occupancy) - Lobby421 SF1st Story (B Occupancy) - Retail3312 SF1st Story Elevator81 SF1st Story Stair390 SF2nd Story (B Occupancy) - Vestibule72 SF2nd Story (R-2 Occupancy) - Corridor1642 SF2nd Story (R-2 Occupancy) - Units11134 SF3rd Story (B Occupancy) - Vestibule72 SF3rd Story (R-2 Occupancy) - Corridor1642 SF3rd Story (R-2 Occupancy) - Units11214 SF4th Story (B Occupancy) - Vestibule72 SF4th Story (R-2 Occupancy) - Corridor1642 SF4th Story (R-2 Occupancy) - Units11214 SFRoof Deck (B Occupancy) - Roof Deck720 SFGrand total43628 SFArea Tabulations (Zoning Code Floor Area)LevelCommentsArea1st Story B Occupancy3539 SF2nd Story B Occupancy56 SF2nd Story R-2 Occupancy12887 SF3rd Story B Occupancy56 SF3rd Story R-2 Occupancy12960 SF4th Story B Occupancy56 SF4th Story R-2 Occupancy12961 SFRoof Deck B Occupancy720 SFGrand total43236 SF Date Description Issued toMechanical Sheet ListSheetNumberSheet NameM100 Mechanical Index, Notes, Symbols & LegendM101 Mechanical Equipment ScheduleM102 Mechanical DetailsM103 Mechanical DetailsM104 Mechanical DetailsM201 Mechanical 1st Story Floor PlanM202 Mechanical 2nd Story Floor PlanM203 Mechanical 3rd Story Floor PlanM204 Mechanical 4th Story Floor PlanM205 Mechanical Roof DeckM300 Mechanical Unit PlansM301 Mechanical Unit PlansM400 Mechanical Equipment ScheduleM401 Mechanical Equipment ScheduleM402 Mechanical Equipment ScheduleM403 Mechanical Equipment ScheduleM404 Mechanical Equipment ScheduleM405 Mechanical Equipment ScheduleElectrical Sheet ListSheetNumberSheet NameE0.01 Electrical Symbols, Notes & DetailsE0.02 Lighting Fixture Schedules & DetailsE0.03 Electrical Single Line Diagram 1 - OverallE0.03A Electrical Single Line Diagram 2 - ResidentialE0.03B Electrical Single Line Diagram - Residential 3 & 4E0.03C Electrical Feeder ScheduleE0.04 Electrical Panelboard Schedules IE0.04A Electrical Panelboard Schedules IIE0.05 Electrical DetailsE0.06 Communication System Riser DiagramE0.07 Communication System DetailsE0.08A Security System Plan IE0.08B Security System Plan IIE0.09 Security System Riser DiagramE0.10 Title 24 Energy Compliance Forms IE0.10B Title 24 Energy Compliance Forms IIE0.10C Title 24 Energy Compliance Forms IIIE0.10D Title 24 Energy Compliance Forms IVE1.00 Electrical Site PlanE1.01 Electrical Distribution PlanE2.01 Electrical 1st Floor PlanE2.02 Electrical 2nd Floor PlanE2.03 Electrical 3rd Floor PlanE2.04 Electrical 4th Floor PlanE2.05 Electrical Roof Deck Floor PlanE2.06 Electrical Roof PlanE3.01 Electrical Unit Plans IE3.02 Electrical Unit Plans IIE3.03 Electrical Unit Plans IIIE3.04 Electrical Unit Plans IVE4.01A Normal Photometric 1st FloorE4.01B Egress Photometric 1st FloorE4.02A Normal Photometric 2nd FloorE4.02B Egress Photometric 2nd FloorE4.03A Normal Photometric 3rd -4th FloorE4.03B Egress Photometric 3rd - 4th FloorE4.04A Normal Photometric Roof Deck FloorE4.04B Egress Photometric Roof Deck FloorCivil Sheet ListSheetNumberSheet NameC1.0TITLE SHEETC1.1NOTE SHEETC2.0GRADING AND DRAINAGE PLANC2.1Grading & Drainage PlanC3.0UTILITY PLANC4.0DETAIL SHEETC5.0EROSION CONTROL PLANC5.1EROSION CONTROL PLANLandscape Sheet ListSheetNumberSheet NameL-1 Planting PlanL-2 Irrigation PlanL-3 DetailsL-4 DetailsL-5 NotesStructural SheetsSheetNumberSheet NameS1 FOUNDATION PLANS2 RAISED DECK PLANS3 DECK OUTER LAYER REINFORCING PLANS4 DECK INNER LAYER REINFORCING PLANS5 HARDWARE LOCATION PLANS6 FLOOR FRAMING OVER 2ND FLOORS7 FLOOR FRAMING OVER 3RD FLOORS8 FLOOR FRAMING OVER4TH FLOORSD1 STRUCTURAL DETAILSSD2 STRUCTURAL DETAILSSD3 STRUCTURAL DETAILSSD4 STRUCTURAL DETAILSSD5 STRUCTURAL DETAILSSD6 STRUCTURAL DETAILSSD7 STRUCTURAL DETAILSSD8 STRUCTURAL DETAILSSD9 STRUCTURAL DETAILSSGN1 STRUCTURAL GENERAL NOTESSGN2 STRUCTURAL GENERAL NOTESSGN3 STRUCTURAL GENERAL NOTESSGN4 STRUCTURAL GENERAL NOTESPlumbing SheetsSheetNumberSheet NameP0.10 PLUMBING CALCULATIONSP0.20 PLUMBING CALCULATIONSP0.30 PLUMBING EQUIP'T. SCHEDULEP0.40 PLUMBING DETAILSP0.50 PLUMBING DETAILSP0.60 PLUMBING DETAILSP201A PLUMBING FIRST FLOOR PLANP201B PLUMBING FIRST FLOOR PLANP202 PLUMBING SECOND FLOOR PLANP203 PLUMBING THIRD FLOOR PLANP204 PLUMBING FOURTH FLOOR PLANP205 PLUMBING FOURTH FLOOR PLANP300 PLUMBING UNIT PLANSP301 PLUMBING UNIT PLANSP400 PLUMBING DOMESTIC WATER RISER DIAGRAMP401 PLUMBING DOMESTIC WATER RISER DIAGRAMP500 PLUMBNG WASTE & VENT RISER DIAGRAMSP501 PLUMBING WASTE & VENT RISER DIAGRAMP502 PLUMBING WASTE & VENT RISER DIAGRAMP600 PLUMBING GAS RISER DIAGRAMSP700 PLUMBING STORM WATER RISER DIAGRAMSP701 PLUMBING STORM WATER RISER DIAGRAMSAttachment 4ARC2 - 28
57° 29' 55"94.01'NE32° 29' 51"139.94'NW57° 29' 55"43.00'NE32° 29' 59"139.99'SE32° 29' 59"139.99'SE57° 31' 02"160.01'SW57° 31' 02"160.01'SW32° 29' 51"139.94'NWCAUDILLSTREETV I C T O
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33' - 0"10' - 2 1/8"PROPOSED BUILDING30' - 0"4' - 10 31/32"BLD'GLENGTH49'-813/16"OPENTOPARKING85'-41/16"5 7/8"OPEN TO PARKING61' - 4 1/4"BUILDING LENGTH84' - 4"10' - 0 1/32"30' - 0"OPENPARKING AREA(SEE SHT. A201)BalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalcony4 STORY "MIXED USE" BUILDING1 STORY TYPE IA W/ 3 STORYTYPE VA ABOVE3'-0"3'-0"5 29/32"6' - 6 1/4"5' - 0"3' - 10"5' - 0"5' - 0"BUILDING LENGTH149' - 4 1/16"136'-921/32"CONSTRUCTION NOTES :1) THE CONSTRUCTION SHALL NOT RESTRICT A 5-FOOT CLEAR AND UNOBSTRUCTEDACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITY (POWER POLES, PULL BOXES, TRANSFORMERS, VAULTS, PUMPS,METERS, ETC.) OR THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWERLINES-WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTIONDELAYS AND OR ADDITIONAL EXPENSES.2) AN APPROVED SEISMIC SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THEUTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GASPIPING. (PER ORDINANCE 170,158) (SEPARATE PLUMBING PERMIT IS REQUIRED)3) PROVIDE ULTRA-LOW FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTION. EXISTING SHOWER HEADS AND TOILETS MUSTBE ADAPTED FOR LOW WATER CONSUMPTION.4) SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS SHALL BE FINISHED WITH ASMOOTH, NONABSORBENT SURFACE TO HEIGHT NOT LESS THAN 70 INCHES ABOVE THE DRAIN INLET. SECTION 1210.2.3 USE OFWATER-RESISTANT GYPSUM BACKING BOARD SHALL BE AS STATED IN SECTION 2509.35) WATER HEATER MUST BE STRAPPED TO WALL. (SEC. 507.3, UPC)6) A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OF LISTING SHALL BE MADE AVAILABLE AT THE JOB SITE.7) EXTERIOR (BEARING) (NONBEARING) WALLS OF TYPE (VA) CONSTRUCTION MUST BE OF (1) HOUR RATED CONSTRUCTION.(T601)8) FIRE PARTITIONS AND SMOKE BARRIERS SHALL BE CONTINUOUS TO THE UNDERSIDE OF THE FLOOR OR ROOF SHEATHINGAND PASSING THROUGH ANY CONCEALED SPACES OR ATTIC AREAS (708.4, 709.4)9) ELEVATOR LOBBY IS REQUIRED AT EACH FLOOR WHERE AN ELEVATOR ENCLOSURE CONNECTS MORE THAN 2- STORIES.(713.14.1)10) FIRE BARRIER AT VERTICAL OCCUPANCY SEPARATIONS MUST HAVE CONTINUITY AND MUST EXTEND THROUGHUNDERFLOOR AREA, ATTIC AREAS, AND SUSPENDED CEILING AREAS (707.5)11) PENETRATIONS IN A FIRE-RATED WALL SHALL BE PROTECTED BY AN APPROVED FIRE STOP MATERIAL IN ACCORDANCEWITH SECTION 714.3.1.a. STEEL, COPPER OR FERROUS PIPES OR CONDUITS MAY PENETRATE CONCRETE OR MASONRY WALLS WHERE THEPENETRATING ITEM IS A MAXIMUM 6- INCH DIAMETER AND THE AREA OF THE OPENING THROUGH THE WALL DOES NOT EXCEED144 SQUARE INCHESb. MEMBRANE PENETRATIONS OF MAXIMUM 2- HR FIRE RESISTANCE RATED WALL AND PARTITIONS BY STEEL ELECTRICALOUTLET BOXES NOT EXCEEDING 16 SQUARE INCHES ARE PERMITTED PROVIDED OPENINGS DO NOT EXCEED 100 SQUAREINCHES FOR ANY 100 SQUARE FEET OF WALL AREA. OUTLET BOXES ON OPPOSITE SIDES OF WALLS OR PARTITIONS MUST BESEPARATED BY A HORIZONTAL DISTANCE OF 24 INCHES. (714.3.2)c. WHERE WALLS ARE PENETRATED BY OTHER MATERIALS OR WHERE LARGER OPENINGS ARE REQUIRED THAN PERMITTED IN(B) ABOVE, THEY MUST BE QUALIFIED BY TESTS CONDUCTED IN ACCORDANCE WITH SECTION (714.3.1.1)12) SMOKE AND FIRE DAMPERS MUST BE INSTALLED IN THE FOLLOWING LOCATIONS PER SECTIONS 717.3a. DUCT PENETRATIONS OF FIRE BARRIERS, EXCEPT EXIT ENCLOSURES AND EXIT PASSAGEWAYS WHERE THEY ARE NOTALLOWED TO PENETRATE. (717.5.2)b. DUCTS PENETRATING SHAFTS. (717.5.3)c. DUCTS PENETRATING FIRE PARTITIONS AND FIRE-RATED CORRIDOR WALLS. SEE EXCEPTION FOR STEEL DUCTS WITH NOOPENINGS INTO CORRIDOR (717.5.4.1)d. DUCTS PENETRATING SMOKE BARRIERS (717.5.5)e. DUCTS PENETRATING HORIZONTAL ASSEMBLIES (717.6)13) IN BUILDINGS USED FOR RESIDENTIAL OCCUPANCIES, DRAFT STOPS MUST BE INSTALLED IN WOOD FRAME FLOORCONSTRUCTION CONTAINING CONCEALED SPACE. DRAFTSTOPPING SHALL BE LOCATED ABOVE AND INLINE WITH THEDWELLING UNIT AND SLEEPING UNIT SEPARATION. (718.3.3).14) DRAFT-STOPPING MATERIALS MUST NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH PLYWOOD, 3/8-INCH TYPE 2-MPARTICLE BOARD OR OTHER MATERIALS APPROVED BY THE BUILDING DEPARTMENT. DRAFT-STOPPING MUST BE ADEQUATELYSUPPORTED. (718.3.1)15) FIRE BLOCKING MUST BE PROVIDED IN ACCORDANCE WITH SECTION 718 AT THE FOLLOWING LOCATIONS:a. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS.(718.2.2)b. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT 10-FOOT INTERVALS ALONG THELENGTH OF THE WALL. (718.2.2)c. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROPCEILINGS, COVE CEILINGS AND SIMILAR LOCATIONS. (718.2.3)d. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN AND BETWEEN STUDS ALONGAND IN LINE WITH THE RUN OF STAIRS IF THE WALL UNDER THE STAIRS IS UNFINISHED. (718.2.4)e. IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES AND SIMILAR OPENINGS WHICH AFFORD A PASSAGEFOR FIRE AT CEILING AND FLOOR LEVELS, WITH NONCOMBUSTIBLE MATERIALS. (718.2.5)16) CONTINUOUS DRYWALL BEHIND ALL TUBS IS REQUIRED UNLESS THE WALLS ARE WITHIN THE UNIT AND NON- BEARING.BACK TO BACK TUBS WITH A COMMON PLUMBING WALL ARE IMPRACTICAL IN 1-HOUR BUILDINGS17) ATTIC ACCESS OPENINGS IN 1-HOUR CEILING CAN BE 2 LAYERS OF 3/4" PLYWOOD OR ONE LAYER OF 1-5/8" T&G MATERIAL,SELF-CLOSING.18) RECESSED CEILING LIGHT FIXTURES MUST BE BOXED AROUND WITH 5/8" TYPE "X" DRYWALL" TO MAINTAIN THE 1-HOURCEILING ASSEMBLY.19) CONTINUOUS DRYWALL IS REQUIRED BEHIND ALL ELECTRICAL SERVICE PANELS, FIRE HOSES AND MEDICINE CABINETS.20) EXHAUST FANS FROM THE BATHROOM MUST ENTER THROUGH THE WALL. DAMPERS ARE REQUIRED IF THE CEILING ISPENETRATED (717.5)21) PLUMBING PENETRATION THROUGH HORIZONTAL OCCUPANCY SEPARATIONS SHALL BE BOXED OUT AND FILLED WITHAPPROVED SAFING MATERIAL. INSULATION IS NOT APPROVED.22) PENETRATION OF THE 1 HOUR CEILING BY DUCTS FROM THE FAU AND THE STOVE HOOD REQUIRE DAMPERS (USE ADUCTLESS HOOD WHENEVER POSSIBLE). ATTIC UNITS (INCLUDING HEAT PUMPS) REQUIRE DAMPERS AT ALL CEILINGPENETRATIONS.23) ALL PLUMBING PENETRATIONS THRU WALLS WHICH REQUIRE PROTECTED OPENINGS (FIRE WALLS, FIRE BARRIERS, FIREPARTITIONS) ARE REQUIRED TO BE GALVANIZED OR CAST IRON PIPING.24) AN AUTOMATIC SPRINKLER SYSTEM IS REQUIRED THROUGHOUT ALL BUILDINGS WITH A GROUP "R" FIRE AREA. NOTE ONPLAN. "THIS BUILDING AND GARAGE MUST BE EQUIPPED WITH AN AUTOMATIC FIRE EXTINGUISHING SYSTEM, COMPLYING WITH(NFPA-13 / NFPA-13R); THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIV. PRIOR TO INSTALLATION." (903.2)25) EXCEPTIONS TO, OR REDUCTIONS IN BUILDING CODE REQUIREMENTS BASED ON THE INSTALLATION OF AUTOMATIC FIREEXTINGUISHING SYSTEM IS NOT ALLOWED WHEN UTILIZING NFPA-13R TYPE RESIDENTIAL SPRINKLER SYSTEM ALLOWED FOR ROCCUPANCIES (903.2.8, 504.2, 506.3, T601 FOOTNOTE (D)).26) PROVIDE AUTOMATIC SPRINKLER SYSTEM AT TOP OF RUBBISH AND LINEN CHUTES AND IN THEIR TERMINAL ROOM(903.2.11.2)27) ALL STAIRWAYS SHALL BE BUILT OF MATERIALS CONSISTENT WITH THE TYPES PERMITTED FOR THE TYPE OFCONSTRUCTION OF THE BUILDING, EXCEPT THAT WOOD HANDRAILS SHALL BE PERMITTED FOR ALL TYPES OF CONSTRUCTION.(1009.9)28) EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED29) EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 lux)30) INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THEMANUFACTURERS INSTRUCTIONS AND SECTION 2702.31) EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES.32) EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESSTHAN 90 MIN IN CASE OF PRIMARY POWER LOSS.33) DOOR HANDLES, LOCK, AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 48" ABOVE THEFINISHED FLOOR.34) ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1008.1.9- 1008.1.9.735) THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACESERVED BY THE MEANS OF EGRESS IS OCCUPIED. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1-FOOT CANDLE AT THE WALKING SURFACE (1006.1)36) THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES ELECTRICALSUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATETHE FOLLOWING AREAS:a. AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS.b. CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.c. EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHEDFOR BUILDINGS REQUIRED TO HAVE 2 OR MORE EXITS.d. INTERIOR EXIT DISCHARGE ELEMENTS AS PERMITTED IN SECTION 1027.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MOREEXITS.e. EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1008.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TOHAVE 2 OR MORE EXITS.37) THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALLCONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCYPOWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702. (1006.3)38) EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGEOF 1 FOOT CANDLE (11lux) AND A MINIMUM AT ANY POINT OF 0.1 FOOT CANDLE (1 lux) MEASURED ALONG THE PATH OF EGRESSAT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT CANDLE (6 lux) AVERAGE AND AMINIMUM AT ANY POINT OF 0.06 FOOT CANDLE (0.6 lux) AT THE END OF THE EMERGENCY LIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATIO OF 40 TO 1 SHALL NOT BE EXCEEDED. (1006.3).39) THE EXIT SIGNS SHALL ALSO BE CONNECTED TO AN EMERGENCY ELECTRICAL SYSTEM PROVIDED FROM STORAGEBATTERIES UNIT EQUIPMENT OR AN ON-SITE GENERATOR SET AND THE SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITHTHE ELECTRICAL CODE., FOR HIGH RISE BUILDINGS, SEE SECTION 403.40) PROVIDE AUTOMATIC SPRINKLER SYSTEM AT TOP OF RUBBISH AND LINEN CHUTES AND IN THEIR TERMINAL ROOM(903.2.11.2)41) ALL SHOWER COMPARTMENTS, REGARDLESS OF SHAPE, SHALL HAVE A MINIMUM FINISHED INTERIOR AREA OF NOT LESSTHAN 1024 SQUARE INCHES (0.66 M2) AND SHALL BE CAPABLE OF ENCOMPASSING A 30 INCH (0.76 M) CIRCLE. THE MINIMUMAREA AND DIMENSIONS SHALL BE MAINTAINED TO A POINT 70 INCHES (1.8 M) ABOVE THE SHOWER DRAIN INLET. (1210.2.3, LAPC411.7)42) TOILET ROOM FLOORS SHALL HAVE A SMOOTH, HARD NONʊABSORBENT SURFACE SUCH AS PORTLAND CEMENT, CERAMICTILE OR OTHER APPROVED MATERIAL THAT EXTENDS UPWARD ONTO THE WALLS AT LEAST 4" (1210.2.1)43) CEMENT, FIBER-CEMENT, OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH ASTM C1178, C1288 OR C1325 SHALL BEUSED AS A BASE FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL AND CEILING PANELS IN SHOWER AREAS. WATER-RESISTANCE GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHENINSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840. REGULAR GYPSUM WALLBOARD IS PERMITTED UNDER TILE OR WALLPANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840. WATER-RESISTANT GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: SECTION 2509.2 a. OVER A VAPOR RETARDER.b. IN AREAS SUBJECT TO CONTINUOUS HIGH HUMIDITY, SUCH AS SAUNAS, STEAM ROOMS OR GANG SHOWER ROOMSc. ON CEILINGS WHERE FRAME SPACING EXCEEDS 12 INCHES O.C. FOR ½ INCH THICK AND MORE THAN 16 INCHES O.C. FOR 5/8INCH THICK.44) EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BY MEANS OF EXTERIORGLAZED OPENINGS IN ACCORDANCE WITH SECTION 1205.2 OR SHALL BE PROVIDED WITH ARTIFICIAL LIGHT THAT IS ADEQUATETO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOT-CANDLES OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHESABOVE THE FLOOR LEVEL. (1205.1 AND 1205.3)45) UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVED LABELING AGENCY. SUCH LABEL SHALL STATE THE APPROVEDLABELING AGENCY NAME, PRODUCT DESIGNATION AND PERFORMANCE GRADE RATING (RESEARCH REPORT NOT REQUIRED).2405.546) ALL INTERIOR BEARING WALLS SHALL B CONSTRUCTED OF NOT LESS THAN 1-HOUR FIRE RESISTIVE CONSTRUCTION. (T-601)47) ALL OPENINGS IN FLOORS ARE REQUIRED TO BE ENCLOSED BY A SHAFT HAVING WALL, FLOOR, AND CEILING OF HOUR FIRERESISTIVE CONSTRUCTION. (713.1)48) STEEL BEAMS AND COLUMNS SHALL BE PROTECTED AS REQUIRED FOR 1-HOUR PROTECTION. WHERE CEILING FORMS THEPROTECTIVE MEMBRANE FOR FIRE-RESISTIVE ASSEMBLIES (OCCUPANCY SEPARATIONS AND RATED ROOF/CEILING ORFLOOR/CEILING ASSEMBLIES), THE CONSTRUCTION (FLOOR LOISTS) AND THEIR SUPPORTING HORIZONTAL STRUCTURALMEMBERS (BEAMS) NEED NOT BE INDIVIDUALLY FIRE PROTECTED EXCEPT WHERE SUCH MEMBERS SUPPORT DIRECTLYAPPLIED LOADS FROM MORE THAN ONE FLOOR OR ROOF. THE REQUIRED FIRE RESISTANCE SHALL NOT BE LESS THAN THATREQUIRED FOR INDIVIDUAL PROTECTION OF MEMBERS. (704.3)www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:08:42 AMA101ArchitecturalSite PlanK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 1/8" = 1'-0"1Architectural Site- Proposed Level 1 Date Description Issued toAttachment 4ARC2 - 29
UPUPA4011A4021A4012A4022C A U D I L L S T R E E TV I C T O
R
I A A V E N U E
48' - 6 5/8"10' - 1"20'-8"20'-8"14'-5"19'-61/8"86' - 1 13/16"4' - 1"52' - 5"14'-0"18'-07/8"14' - 3 1/4"19' - 3 13/16"9' - 0"7'-5"9' - 9"5' - 8"12"8'-2"7'-6"8' - 6"9'-8"8' - 4 1/4"14'-11"4'-07/8"6'-8"14'-0"4'-01/4"3'-8"6'-33/4"2'-0"11'-0"2'-0"27'-0"25'-0"2'-0"23' - 3"29' - 0"2' - 0"9' - 0"9' - 0"9' - 0"2' - 0"9' - 0"9' - 0"9' - 0"1' - 4 3/4"10' - 9 3/8"29' - 2 3/4"27'-19/16"20' - 0 1/4"6'-015/16"4'-4"4'-4"6'-5"29' - 4 13/16"20' - 3"9' - 10"16' - 8"46'-25/8"39' - 9 1/4"20' - 0 1/4"3' - 9 5/16"9' - 9 3/4"1245 SFRetail#3-C949 SFRetail#2-B387 SFLobby958 SFRetail#1-A104 SFResidentialTrash/Recyc64 SFElevator49 SFCommercialRecycle49 SFCommercial Trash219 SFStair#1103 SFStair#264 SFRISER RM.68 SFUnisex66 SFUnisex64 SFUnisex14' - 0"9' - 0"27' - 0 3/4"2' - 0"126' - 7 3/32"1"28'-917/32"22'-715/32"1'-0"3'-0"13'-111/2"6' - 10 3/4"6' - 0"4' - 11 1/4"1' - 6"3'-61/16"3'-6"3'-4"17'-33/8"1'-6"3'-1115/32"10"81/2"8"6'-0"81/2"8"6'-6"8"7"3'-0"7'-5"4'-1031/32"1'-75/16"A8012A80221A8021A801A60138"A6012171 SFGAS METERSCOMMERCIALACCESSIBLERESIDENTIALACCESSIBLECOMMERCIALSTANDARDCOMMERCIALSTANDARDCOMMERCIALSTANDARDCOMMERCIALSTANDARDMOTORCYCLEMOTORCYCLEMOTORCYCLEMOTORCYCLECOMMERCIALSTANDARDCOMMERCIALSTANDARDCOMMERCIALSTANDARDCOMMERCIALSTANDARDCOMMERCIALSTANDARDCOMMERCIALSTANDARD123456781011121343213' - 10 3/8"STACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTSSTACKING/ LIFTS2LPUZZLE6CARSRAISEDCARPAD1"MIN.ABOVEGARDE/DRIVEAISLE4CARS3'-0"3'-0"1'-0"9'-01/2"27' - 1"19'-0"2LPUZZLE6CARSRAISEDCARPAD1"MIN.ABOVEGARDE/DRIVEAISLE1A3012A3017'-61/2"7'-61/2"5' - 6"3' - 0"6"2' - 6"4' - 0"20' - 0"23' - 11"3'-77/16"228 SFElect.20'-4"3'-8"9'-0"8'-0"9'-0"2'-0"3' - 0"3' - 0"7'-10"LINE OF BLD'GABOVE25'-0"LANDSCAPELANDSCAPE6'-0"SIDEWALKSIDEWALKSIDEWALKLANDSCAPESIDEWALKLANDSCAPESIDEWALKLANDSCAPE149' - 4 1/16"29' - 4 3/4"1'-6"BICYCLEPARKINGBICYCLEPARKINGBICYCLEPARKING5 29/32"10'-21/4"103/8"COMMERCIALSTANDARD99'-0"9'-0"9'-0"9'-0"4'-10"9'-0"33'-10"25' - 0"38'-9"18'-17/32"No
Parking 224222236331919557A6011UNIT #311UNIT#411UNITS #210UNITS #310UNITS #410UNITS #211UNITS #209 & #309UNIT #409UNIT #407 & #208UNIT #308 & #408UNITS #306 & #406UNITS #207 & #307UNITS #305 #402 & #403UNITS #404 #405UNITS #203 #204 & #205UNITS #302 #303UNITS #201UNIT #202UNITS #301UNIT #40117' - 10"1' - 6"1' - 11 1/16"19' - 0 3/4"2' - 0"2' - 0"103/16"10"226' - 5 17/32"226' - 11 17/32"227' - 2 11/16"227' - 0"227' - 5 17/32"227' - 5 17/32"227' - 0"227' - 0"227' - 5 9/32"227' - 5 9/32"227' - 5 9/32"227' - 10 7/8"226' - 2 7/8"226' - 0 23/32"227' - 5 1/32"227' - 3 15/32"226' - 3 1/4"226' - 6"227' - 5 9/32"227' - 5 9/32"23'-111/8"227' - 5 9/32"227' - 5 9/32"1A3022A302227' - 5 13/32"14' - 8"1' - 6"8' - 7 5/8"227' - 5 1/32"227' - 5 9/32"227' - 5 9/32"TRANSFORMER AREA8'-2" x 14'-4"FHPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERPLANTERMulti-Family ResidentialTwo Tier Gas Meter Set(22 Meter)3' - 10"13'-6"2' - 1 1/4"3' - 4"2' - 1"59' - 9 3/4"224' - 4"3' - 2 15/16"Multi-Family ResidentialTwo Tier Water Meter Set(30 Meter)Multi-Family ResidentialWater Meter Set(3 Meter)Retail Water Meter Set(3 Meter)TRANSFORMERPAD 50" x 52"Multi-Family ResidentialGas Meter Set(11 Meter) Tier TwoRetail Gas Meter Set(3 Meter)STACKING/ LIFTSUNIT #304STACKING/ LIFTSUNIT#2063LPUZZLE9CARS7'-7"DEPPRESSIONINSLABFORLYFT3LPUZZLE9CARS7'-7"DEPPRESSIONINSLABFORLYFT2LPUZZLE6CARSRAISEDCARPAD1"MIN.ABOVEGARDE/DRIVEAISLE3LPUZZLE9CARS7'-7"DEPPRESSIONINSLABFORLYFT10'-01/32"8' - 1 3/4"3' - 6"4' - 0"4' - 0"4' - 0"4' - 0"1'-09/16"No
Parking
3'-823/32"Typical Precast Conc.Wheel Stop8D28D22%MAX. SLOPE8'-0"7'-2"6'-89/16"Typical ParkingStall Striping16D42% MAX. SLOPEFOR ADA ACCESS(TYP.)Typical Precast Conc.Wheel Stop8D2BUILDINGLENGTH49'-91/32"27'-715/16"27'-513/16"27'-67/8"18' - 10 19/32"22' - 2 5/32"41' - 4 3/4"227' - 5 13/32"228' - 3"227' - 8 11/16"220' - 0 1/2"227' - 19" F.S.227' - 70" F.S.228' - 28" F.S.221' - 28" F.S.Fire Sprinkler Line &Back FlowFire Dept. Connection(F.D.C.)LANDSCAPELANDSCAPELANDSCAPE5Bike StallLong TermAUTOMOBILE PARKING REQUIRED :1 Stall / Studio1 Stalls / 1-Bedroom2 Stalls / 2 - Bdrm. or 3 Bdrm.(6) Units @ 1 stall each= 6 Stalls(9) Units @ 1 stalls each= 9 Stalls(18) Units @ 2 stalls each=36 StallsTotal Required=51 Stalls(30% REDUCTION ALLOWED)COMMERCIAL PARKING REQUIRED :1 Stall per 300 Sq. Ft.3,150 Sq. Ft. @ 1 Stall Ea. =10.5 Stalls(30% REDUCTION ALLOWED)Wall LegendDenotes 8" Board Form ConcreteDenotes 8" Concrete Wall or ShotcreteWall as Per Struct. Dwgs. (2-Hr Min. Rating)Denotes 8" CMUDenotes 2 x 4 Metal StudDenotes 6" Raised Planterwww.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:08:44 AMA2011st Story FloorPlanK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 1/8" = 1'-0"11st StoryUnit AreasNameAreaPlan A500 SFPlan A - Balcony52 SFPlan B813 SFPlan B - Balcony40 SFPlan C873 SFPlan C - Balcony65 SFPlan D1078 SFPlan D - Balcony 131 SFPlan D Alt.1209 SFPlan D Alt. - Balcony 96 SFPlan E1303 SFPlan E - Balcony62 SFPlan E Alt.1210 SFPlan E Alt. - Balcony 39 SFPlan F1226 SFPlan F - Balcony53 SFParking Tabulation - Total Residential ProvidedDescriptionCount2 Level Stacked / Lift183 Level Stacked / Lift27Residential Accessible (9'-0" x 18'-0") Shared Loading 1Residential Standard (9'-0" x 19'-0")4Grand total50Parking Tabulation - 1st Story Commercial ProvidedDescriptionCountCommercial Accessible (9'-0" x 19'-0") w/ Van Loading 1Commercial Standard (9'-0" x 19'-0")11Grand total12 Date Description Issued toAttachment 4ARC2 - 30
DNUPUPDNA4011A4021A4012A402234' - 6"24'-10"15'-6"28'-83/4"5' - 0"90' - 7 3/4"64 SFElevator36 SFTrash1A8021A801Plan D altAffordableUNIT# 201Plan DUNIT# 202Plan E Alt.UNIT# 203Plan EUNIT# 204Plan CUNIT# 205Plan AAffordableUNIT# 206Plan AUNIT# 208Plan DUNIT# 207Plan FUNIT# 210Plan BUNIT# 209Plan BAffordableUNIT# 211A6021A602238'-6"36'-10"15'-03/8"17' - 8"28' - 8"28' - 8"28' - 10 7/32"14'-111/2"134'-99/16"9' - 10"5 21/32"5'-11/8"80'-731/32"4' - 3 3/4"35' - 10"15'-6"24'-10"2'-4"10' - 1"2' - 0"21' - 0"16' - 8"10' - 3 7/32"12' - 1 3/4"1A3012A301OPENTOBELOW1'-63/8"8"25'-67/8"12'-0"15II151515IDD111D11GG1514111EEE5I1515IGED1GG1D5C20151515IH12HF15HAA312CCJB13CA8013A80231'-6"1A3022A3024' - 10 1/4"12'-0"BalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalcony2' - 6"CorridorCorridorDeckStair #1Stair #216' - 3 1/4"34' - 10 1/32"22' - 8 9/32"5'-311/16"815/16"7'-85/8"12'-23/8"42" HIGHGUARDRAIL10D542" HIGHGUARDRAIL10D561' - 10 1/8"85'-41/16"OPEN TOPARKING AREABELOW3' - 9 7/8"42" HIGHGUARDRAIL10D510' - 0 7/32"5'-09/32"2A7017Wall LegendDenotes 1-Hour 2x Staggered Stud Party Wall - See Details #1, #2, #7, #8 & 9/D-1Denotes 2-Hour Shaft wall (2x Studs) - See Details #10, #11, #12/D-1Denotes 2 x 4 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1Denotes 1-Hour Sound Wall (Stc. 50 min.) - See Details #4/D-1Denotes 2 x 6 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:08:47 AMA2022nd StoryFloor PlanK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 1/8" = 1'-0"12nd StoryUnit AreasNameAreaPlan A500 SFPlan A - Balcony52 SFPlan B813 SFPlan B - Balcony40 SFPlan C873 SFPlan C - Balcony65 SFPlan D1078 SFPlan D - Balcony 131 SFPlan D Alt.1209 SFPlan D Alt. - Balcony 96 SFPlan E1303 SFPlan E - Balcony62 SFPlan E Alt.1210 SFPlan E Alt. - Balcony 39 SFPlan F1226 SFPlan F - Balcony53 SFUnit Type / Count Tabulation Level 2Level Description Count2nd Story Plan A (Studio plus 1 Bath) 22nd Story Plan B (1 Bedroom / 1 Bath) 22nd Story Plan C (1 Bedroom / 1 Bath) 12nd Story Plan D (2 Bedroom / 2 Bath) 22nd Story Plan D Alt. (2 Bedroom / 2 Bath) 12nd Story Plan E (2 Bedroom / 2 Bath) 12nd Story Plan E Alt. (2 Bedroom / 2 Bath) 12nd Story Plan F (2 Bedroom / 2 Bath) 1Unit total 11FOR 1/4" ENLARGED UNIT PLANS, SEE SHEETS #A602 & A603 Date Description Issued toAttachment 4ARC2 - 31
UPDNDNUPA4011A4021A4012A402264 SFElevator36 SFTrash1A8021A801Plan D altUNIT# 301Plan DUNIT# 302Plan E Alt.UNIT# 303Plan EUNIT# 304Plan CUNIT# 305Plan AUNIT# 306Plan AUNIT# 308Plan DUNIT# 307Plan FUNIT# 310Plan BUNIT# 309Plan BUNIT# 31124'-10"28'-83/4"90' - 7 3/4"38'-6"36'-10"15'-03/8"28' - 8"14'-111/2"134'-99/16"5 21/32"5'-11/8"6'-53/4"34' - 6"10' - 1"2' - 0"21' - 0"16' - 8"15'-6"15'-6"24'-10"17' - 8"35' - 10"38' - 8 7/32"9' - 10"2'-4"28' - 8"1A3012A3011'-6"3' - 8"15I5I1515I13BJCC123AAH15HF12HI151515CCC51GG1DE1EE1E1145GD1GG1DD11D11151515IIA8014A8024201A3022A30210' - 3 7/32"21' - 11 3/4"BalconyCorridor6' - 5 1/4"44' - 8 1/32"22' - 8 9/32"BalconyBalconyBalconyCorridor7'-85/8"12'-23/8"42" HIGHGUARDRAIL10D53' - 9 7/8"10' - 0 7/32"5'-09/32"5'-311/16"42" HIGHGUARDRAIL10D5BalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalcony14'-413/16"11'-27/16"6'-05/8"3'-0"2'-113/8"49'-67/8"6"4'-117/8"80'-731/32"5' - 0"DeckBalconyStair #2Stair #1OPENTOBELOW2Wall LegendDenotes 1-Hour 2x Staggered Stud Party Wall - See Details #1, #2, #7, #8 & 9/D-1Denotes 2-Hour Shaft wall (2x Studs) - See Details #10, #11, #12/D-1Denotes 2 x 4 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1Denotes 1-Hour Sound Wall (Stc. 50 min.) - See Details #4/D-1Denotes 2 x 6 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:08:48 AMA2033rd StoryFloor PlanK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 1/8" = 1'-0"13rd StoryUnit AreasNameAreaPlan A500 SFPlan A - Balcony52 SFPlan B813 SFPlan B - Balcony40 SFPlan C873 SFPlan C - Balcony65 SFPlan D1078 SFPlan D - Balcony 131 SFPlan D Alt.1209 SFPlan D Alt. - Balcony 96 SFPlan E1303 SFPlan E - Balcony62 SFPlan E Alt.1210 SFPlan E Alt. - Balcony 39 SFPlan F1226 SFPlan F - Balcony53 SFUnit Type / Count Tabulation Level 3LevelDescriptionCount2nd Story Plan A (Studio plus 1 Bath)22nd Story Plan B (1 Bedroom / 1 Bath)22nd Story Plan C (1 Bedroom / 1 Bath)12nd Story Plan D (2 Bedroom / 2 Bath)22nd Story Plan D Alt. (2 Bedroom / 2 Bath) 12nd Story Plan E (2 Bedroom / 2 Bath)12nd Story Plan E Alt. (2 Bedroom / 2 Bath) 12nd Story Plan F (2 Bedroom / 2 Bath)1Unit total11 Date Description Issued toAttachment 4ARC2 - 32
UPDNUPDNA4011A4021A4012A40221A8021A801Plan D Alt.UNIT# 401Plan DUNIT# 402Plan E Alt.UNIT# 403Plan EUNIT# 404Plan CUNIT# 405Plan AUNIT# 406Plan AUNIT# 408Plan DUNIT# 407Plan FUNIT# 410Plan BUNIT# 409Plan BUNIT# 41164 SFElevator36 SFTrash34' - 6"24'-10"90' - 7 3/4"36'-10"15'-03/8"17' - 8"35' - 10"28' - 8"14'-111/2"134'-05/8"5 21/32"5'-11/8"80'-731/32"38' - 8 7/32"15'-6"15'-6"2'-4"24'-10"24'-10"10' - 1"2' - 0"21' - 0"16' - 8"28'-83/4"38'-6"28' - 8"1A3012A3011'-6"CCCC151515IH12FH15HAA312CCJ13B1E1EE1ED1GG1D511D11DI15II151515D1GG1D514GI15155A8015A8025201A3022A30210' - 3 7/32"21' - 11 3/4"6' - 5 1/4"44' - 8 1/32"22' - 8 9/32"9' - 10"CorridorCorridor7'-81/2"12'-21/2"42" HIGHGUARDRAIL10D55'-09/32"42" HIGHGUARDRAIL10D55' - 0"3' - 9 7/8"BalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyBalconyDeckBalcony5'-311/16"6'-53/4"14'-413/16"11'-27/16"6'-05/8"3'-0"2'-113/8"49'-67/8"6"4'-117/8"Stair #1Stair #2OPENTOBELOWWall LegendDenotes 1-Hour 2x Staggered Stud Party Wall - See Details #1, #2, #7, #8 & 9/D-1Denotes 2-Hour Shaft wall (2x Studs) - See Details #10, #11, #12/D-1Denotes 2 x 4 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1Denotes 1-Hour Sound Wall (Stc. 50 min.) - See Details #4/D-1Denotes 2 x 6 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:08:50 AMA2044th StoryFloor PlanK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 1/8" = 1'-0"14th StoryUnit AreasNameAreaPlan A500 SFPlan A - Balcony52 SFPlan B813 SFPlan B - Balcony40 SFPlan C873 SFPlan C - Balcony65 SFPlan D1078 SFPlan D - Balcony 131 SFPlan D Alt.1209 SFPlan D Alt. - Balcony 96 SFPlan E1303 SFPlan E - Balcony62 SFPlan E Alt.1210 SFPlan E Alt. - Balcony 39 SFPlan F1226 SFPlan F - Balcony53 SFUnit Type / Count Tabulation Level 4LevelDescriptionCount4th Story Plan A (Studio plus 1 Bath)24th Story Plan B (1 Bedroom / 1 Bath)24th Story Plan C (1 Bedroom / 1 Bath)14th Story Plan D (2 Bedroom / 2 Bath)24th Story Plan D Alt. (2 Bedroom / 2 Bath)14th Story Plan E (2 Bedroom / 2 Bath)14th Story Plan E Alt. (2 Bedroom / 2 Bath)14th Story Plan F (2 Bedroom / 2 Bath)1Unit total11 Date Description Issued toAttachment 4ARC2 - 33
DNDNA4011A4021A4012A4022Roof Deck#1EXIT PATHEXITPATH1A8021A801720 SFDeck #17' - 6"10'-03/4"5'-05/8""Future" Solar PanelLocation(554 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT13' - 0"42'-0"1A3012A301514510'-0""Future" Solar PanelLocation(1,929 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT51' - 2 1/2"C14'-0"64 SFElev.206 SFStair #2189 SFStair #1A80261A3022A302OPEN TODECK BELOW------"Future" Solar PanelLocation(1,240 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT20' - 0"62'-0"Wall LegendDenotes Planter WallDenotes 2-Hour Shaft wall (2x Studs) - See Details #10, #11, #12/D-1Denotes 2 x 4 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1Denotes 2 x 6 Stud Exterior 1-Hr. Rated Wall - See Details #6/D-1www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:08:53 AMA205Roof DeckK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 1/8" = 1'-0"1Roof Deck Date Description Issued toAttachment 4ARC2 - 34
ATTIC VENT TABULATION :THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF SPACEVENTILATED. ALL FLAT ROOFS SHALL BE VENTILATED W/ VENTILATORS BY "AURA" 20" DIAMETERALUMINUM GRAVITY VENT MODEL AV-20-C06 OR EQUAL PROVIDING 2.18 SQ. FT. OF FREE VENTAREA EACHTOTAL ROOF AREAS OVER 6TH FLOOR-CORRIDOR = 1,583 SQ. FT.REQUIRED ATTIC VENTILATION = 1,583 / 150 = 10.6 SQ FT. OF FREE VENT AREA(5) 20" ROUND JACK VENTS PROVIDE = 10.9 SQ. FT. OF FREE VENT AREA-UNIT A = 529 SQ. FT.REQUIRED ATTIC VENTILATION = 529 / 150 = 3.53 SQ FT. OF FREE VENT AREA(2) 20" ROUND JACK VENTS PROVIDE = 4.36 SQ. FT. OF FREE VENT AREA (PER UNIT)-UNIT B = 848 SQ. FT.REQUIRED ATTIC VENTILATION = 848 / 150 = 5.65 SQ. FT. OF FREE VENT AREA(4) 20" ROUND JACK VENTS PROVIDE = 8.72 SQ. FT. OF FREE VENT AREA (PER UNIT)-UNIT C = 919 SQ. FT.REQUIRED ATTIC VENTILATION = 919 / 150 = 6.13 SQ. FT. OF FREE VENT AREA(4) 20" ROUND JACK VENTS PROVIDE = 8.72 SQ. FT. OF FREE VENT AREA (PER UNIT)-UNIT D = 1,127 SQ. FT.REQUIRED ATTIC VENTILATION = 1,127 / 150 = 7.51 SQ. FT. OF FREE VENT AREA(4) 20" ROUND JACK VENTS PROVIDE = 8.72 SQ. FT. OF FREE VENT AREA (PER UNIT)-UNIT D ALT. = 1,152 SQ. FT.REQUIRED ATTIC VENTILATION = 1,152 / 150 = 7.68 SQ. FT. OF FREE VENT AREA(4) 20" ROUND JACK VENTS PROVIDE = 8.72 SQ. FT. OF FREE VENT AREA (PER UNIT)-UNIT E = 1,340 SQ. FT.REQUIRED ATTIC VENTILATION = 1,340 / 150 = 8.93 SQ. FT. OF FREE VENT AREA(5) 20" ROUND JACK VENTS PROVIDE = 10.9 SQ. FT. OF FREE VENT AREA (PER UNIT)-UNIT E ALT. = 1,253 SQ. FT.REQUIRED ATTIC VENTILATION = 1,253 / 150 = 8.35 SQ. FT. OF FREE VENT AREA(4) 20" ROUND JACK VENTS PROVIDE = 8.72 SQ. FT. OF FREE VENT AREA (PER UNIT)-UNIT F = 1,267 SQ. FT.REQUIRED ATTIC VENTILATION = 1,267 / 150 = 8.45 SQ. FT. OF FREE VENT AREA(4) 20" ROUND JACK VENTS PROVIDE = 8.72 SQ. FT. OF FREE VENT AREA (PER UNIT)TOTAL ROOF AREAS-STAIR 1 = 314 SQ. FT.REQUIRED ATTIC VENTILATION = 314 / 150 = 2.09 SQ. FT. OF FREE VENT AREA(1) 20" ROUND JACK VENTS PROVIDE = 2.18 SQ. FT. OF FREE VENT AREA (PER UNIT)-STAIR 2 = 199 SQ. FT.REQUIRED ATTIC VENTILATION = 199 / 150 = 1.33 SQ. FT. OF FREE VENT AREA(1) 20" ROUND JACK VENTS PROVIDE = 2.18 SQ. FT. OF FREE VENT AREA (PER UNIT)A4011A4021A4012A40221A8021A8011A3012A30110'-0""Future" Solar PanelLocation(1,929 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT7' - 6""Future" Solar PanelLocation(546 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT13' - 0"42'-0"Ventilator by "AURA" 20" DiameterAluminum Gravity Vent Model AV-20-C06OR EqualMetal Awning Wall Mounted - See Details#24'-0"1/4"/1'-0"1/4"/1'-0"1/4"/1'-0"1/4"/1'-0"1/4" / 1'-0"1/4" / 1'-0"1/4"/1'-0"1A3022A3021/4"/1'-0"DSDSDSDSDSDS1/4"/1'-0"1/4"/1'-0"1/4"/1'-0"1/4" / 1'-0"1/4"/1'-0"1/4"/1'-0"--------1/4" / 1'-0"1/4" / 1'-0"1/4"/1'-0"1/4"/1'-0""Future" Solar PanelLocation(1,240 S.F.)TO BE APPROVEDUNDER SEPARATEPERMITSOLAR PANEL TABULATION :THE ROOF PLAN SOLAR ZONE AREA(S) WITHTOTAL AREA EQUAL TO OR GREATER THAN15% OF THE BUILDINGS ROOF.TOTAL ROOF AREA = 13,475 SQ. FT.13,475 x .15 = 2021.25 SQ. FT. REQUIRED.2,831 SQ. FT. PROVIDEDwww.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:08:54 AMA206Roof PlanK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 1/8" = 1'-0"1Roof Date Description Issued toAttachment 4ARC2 - 35
1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A8012A30113'-0"9'-0"9'-0"9'-0"1'-6"45'-6"TOP OF SHEATHINGTOP OF SHEATHINGTOP OF SHEATHINGTOP OF SLABTOP OF ROOF DECKTOP OF PLATETOP OF PLATETOP OF PLATETOP OF PLATETOP OF PARAPETTYPICAL8'-0"TYPICAL8'-0"TYPICAL8'-0"STOREFRONTTYPICAL11'-6"HDR. HT.HDR. HT.HDR. HT.HDR. HT.A3032A30311A302UNIT#201Plan D AltAffordableElectrical RoomRetail #3-CUnit #205Plan CUnit #204Plan EUnit #203Plan E Alt.Unit #202Plan DUnit #305Plan CUnit #304Plan EUnit #303Plan E Alt.Unit #302Plan DUNIT#301Plan D AltUnit #405Plan CUnit #404Plan EUnit #403Plan E Alt.Unit #402Plan DUNIT#401Plan D AltStairParkingGarage20D216D29D18D17D19D18D17D19D18D17D19D18D17D113D212D213D212D26D16D15D21st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A8021A30113'-0"9'-0"9'-0"9'-0"3'-0"47'-0"TOP OF PARAPETTOP OF ROOF DECKTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SLABA30332A302Retail #3-CRetail #2-BLobbyRetail #1-AParkingGarageStorageStairUnit# 210Plan FUnit# 207Plan DUnit# 205Plan CUnit# 310Plan FUnit# 307Plan DUnit# 305Plan CUnit# 410Plan FUnit# 407Plan DUnit# 405Plan C6D110D520D26D114D215D26D115D210D516D29D18D17D110D214D312D210D214D320D216D214D26D115D220D219D216D2www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722 3/16" = 1'-0"3/14/2018 9:08:55 AMA301BuildingSectionsK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 3/16" = 1'-0"1Section 1 3/16" = 1'-0"2Section 2 Date Description Issued toAttachment 4ARC2 - 36
1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A301Parking GarageCommercialTrashUnit# 201Plan D Alt.Affordable228' - 3 1/8"227' - 5 13/32"Unit# 301Plan D Alt.Unit# 301Plan D Alt.CorridorCorridorCorridor10D514D310D514D314D215D215D21st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A8012A301Unit# 210Plan FUnit# 310Plan FUnit# 410Plan FCorridorCorridorCorridorUnit# 309Plan BUnit# 309Plan BUnit# 409Plan BParkingGarage4D14D110D510D510D516D214D314D310D514D36D115D410D510D5CARPIT7'-7"227' - 5 13/32"227' - 5 13/32"227' - 5 13/32"www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722 3/16" = 1'-0"3/14/2018 9:09:30 AMA302BuildingSectionsCheckerAuthorDecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 3/16" = 1'-0"1Section 6 3/16" = 1'-0"2Section 7 Date Description Issued toAttachment 4ARC2 - 37
1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"13'-0"9'-0"9'-0"9'-0"8'-0"TOP OF PLATETOP OF PLATETOP OF ROOF DECKTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF SLAB1213213485716841753'-01/8"219 SFStair#1----1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"13'-0"9'-0"9'-0"9'-0"1'-6"45'-6"TOP OF PARAPETTOP OF ROOF DECKTOP OF PLATETOP OF ROOF SHEATHINGTOP OF PLATETOP OF ROOF SHEATHINGTOP OF PLATETOP OF ROOF SHEATHINGTOP OF PLATETOP OF SLABSTOREFRONTHEADERHEIGHT11'-6"HEADERHEIGHT-TYPICAL8'-0"HEADERHEIGHT-TYPICAL8'-0"HEADERHEIGHT-TYPICAL8'-0"1234567891081112138161245 SFRetail#3-C1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"13'-6"9'-0"9'-0"9'-0"1'-6"46'-0"TOP OF PARAPETTOP OF ROOF DECKTOP OF PLATETOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF SLABMIN.3'-6"MIN.3'-6"MIN.3'-6"HEADERHEIGHT-TYPICAL8'-0"HEADERHEIGHT-TYPICAL8'-0"HEADRHEIGHT-TYPICAL8'-0"1214156732111138951245 SFRetail#3-Cwww.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722 3/8" = 1'-0"3/14/2018 9:09:32 AMA303Wall SectionsK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check SubmittalKeynote LegendKey ValueKeynote Text1 Insulation in all Exterior Walls - See Title 24 Sheet T-12 Insulation in all Attic Spaces - See Tiltle 24 Sheet T-13 Plywood Sheathing per Framing Plan4 2x or 3x Sill Plate - See Framing Plan for Sizing5 Exterior Stucco Over Approved Metal Lath & Building Paper-Typical6 4x Header Beam as per Framing Plan7 2x Floor Joists per Framing Plan8 2x DBL Top Plates9 Flash all windows and doors-typ - See Detail #10 2x or 3x Pressure Treated Sill Plate as required @ Concrete locations11 Parapet Wall - See Detail #12 CMU/CONC. Structural wall as per Structral DWG'S13 Concrete Structural Deck as per Structral DWG'S14 Class "A" Waterproof Decking by "Pli-Dek" or an approved equal- ICC-ES#ESR-2097 - See Detail #15 42" high Glass Panel Guardrail - See Detail #16 2x studs @ 16" O.C.-typical (See Framing Plan for Sizes)17 2-HR. Wall - See Detail # 3/8" = 1'-0"1Section 1 - Wall Sections 3/8" = 1'-0"2Section 2 - Wall Section 3/8" = 1'-0"3Section 3 - Wall Section15/D110/D514/D316/D21/D6 Date Description Issued toAttachment 4ARC2 - 38
1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A8021A30113'-0"9'-0"9'-0"9'-0"3'-0"TOP OF ROOF DECKTOP OF PLATETOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF SLAB47'-0"2A3021st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A8012A30113'-0"9'-0"9'-0"8'-0"9'-0"52'-0"TOP OF ROOF DECKTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SLAB1A302ELEVATION NOTE :PROVIDE ANTI-GRAFFITI FINISH WITHIN THE FIRST 9 FEET, MEASURED FROM GRADE, ATEXTERIOR WALLS AND DOORS BY "GENESIS COATINGS" PER LARR# 25042-T EXCEPTION:MAINTENANCE OF BUILDING AFFIDAVIT IS RECORDED BY THE OWNER TO COVENANT ANDAGREE WITH THE CITY OF LOS ANGELES TO REMOVE ANY GRAFFITI WITHIN 7-DAYS OF THEGRAFFITI BEING APPLIEDEMERGENCY EGRESS WINDOW NOTE :EGRESS WINDOWS SHALL HAVE OPENABLE AREA OF NOT LESS THAN 5.7 SQ. FT. WITH A MIN.CLEAR 24" HEIGHT AND 20" WIDTH AND A SILL HEIGHT NOT OVER 44" ABOVE FLOOR(MINIMUM 1 WINDOW IN ALL BEDROOMS)1. ALL WINDOS TO BE NFRC RATED.2. ALL GLAZING TO BE LOW "E" GLASS3. ALL WINDOWS TO HAVE "PVC" VERTICAL BLINDS INSTALLED-TYPICAL ALL OPENINGS.www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:09:40 AMA401ElevationsK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 3/16" = 1'-0"1East 3/16" = 1'-0"2SouthJames HardieReveal Smooth PanelsWith Screws ExposedMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Corrugated Metal SidingCustom Bilt MetalOpt. 1 - GreenOpt. 2 - RustOpt. 3 - Roman BlueStuccoDunn Edwards PaintsDE6366 Silver SpoonBoard Form ConcreteDavis ConcreteNatural ColorMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Hardie Plank SidingSelect Cedarmill TextureChestnut BrownMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Arcadia StorefrontCommercialWindowSilver / StainlessCorrugated Metal SidingCustom Bilt MetalOpt. 1 - GreenOpt. 2 - RustOpt. 3 - Roman BlueStuccoDunn Edwards PaintsDE6366 Silver SpoonBoard Form ConcreteDavis ConcreteNatural ColorCorrugated Metal SidingCustom Bilt MetalOpt. 1 - GreenOpt. 2 - RustOpt. 3 - Roman BlueMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)James HardieReveal Smooth PanelsWith Screws ExposedMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)StuccoDunn Edwards PaintsDE6366 Silver SpoonDeck CoatingsPli DekMedium GrayDeck CoatingsPli DekMedium GrayDeck CoatingsPli DekMedium GrayDeck CoatingsPli DekMedium GrayDeck CoatingsPli DekMedium GrayMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Arcadia StorefrontCommercial WindowSilver / StainlessHardie Plank SidingSelect Cedarmill TextureChestnut BrownMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FramePre-fab AluminumAwningTranslucent GlassGuardrailMetal GuardrailOver Stucco PonyWall Date Description Issued toAttachment 4ARC2 - 39
1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A8012A3018"8"13'-0"9'-0"9'-0"9'-0"8'-0"52'-0"TOP OF ROOF DECKTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SLAB1A3023'-0"4'-0"1st Story227' - 6"2nd Story241' - 6"3rd Story251' - 6"4th Story261' - 6"Roof Deck271' - 6"Roof279' - 6"1A8021A3018"8"13'-0"9'-0"9'-0"9'-0"8'-0"4'-0"52'-0"TOP OF ROOF DECKTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SHEATHINGTOP OF PLATETOP OF SLABTOP OF PARAPET2A302ELEVATION NOTE :PROVIDE ANTI-GRAFFITI FINISH WITHIN THE FIRST 9 FEET, MEASURED FROM GRADE, ATEXTERIOR WALLS AND DOORS BY "GENESIS COATINGS" PER LARR# 25042-T EXCEPTION:MAINTENANCE OF BUILDING AFFIDAVIT IS RECORDED BY THE OWNER TO COVENANT ANDAGREE WITH THE CITY OF LOS ANGELES TO REMOVE ANY GRAFFITI WITHIN 7-DAYS OF THEGRAFFITI BEING APPLIEDEMERGENCY EGRESS WINDOW NOTE :EGRESS WINDOWS SHALL HAVE OPENABLE AREA OF NOT LESS THAN 5.7 SQ. FT. WITH A MIN.CLEAR 24" HEIGHT AND 20" WIDTH AND A SILL HEIGHT NOT OVER 44" ABOVE FLOOR(MINIMUM 1 WINDOW IN ALL BEDROOMS)1. ALL WINDOS TO BE NFRC RATED.2. ALL GLAZING TO BE LOW "E" GLASS3. ALL WINDOWS TO HAVE "PVC" VERTICAL BLINDS INSTALLED-TYPICAL ALL OPENINGS.www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-2722As indicated3/14/2018 9:09:53 AMA402ElevationsK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal 3/16" = 1'-0"1North 3/16" = 1'-0"2WestStuccoDunn Edwards PaintsDE6366 Silver SpoonMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Corrugated Metal SidingCustom Bilt MetalOpt. 1 - GreenOpt. 2 - RustOpt. 3 - Roman BlueMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Deck CoatingsPli DekMedium GrayMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameJames HardieReveal Smooth PanelsWith Screws ExposedStuccoDunn Edwards PaintsDE6366 Silver SpoonMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Corrugated Metal SidingCustom Bilt MetalOpt. 1 - GreenOpt. 2 - RustOpt. 3 - Roman BlueMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Deck CoatingsPli DekMedium GrayDeck CoatingsPli DekMedium GrayDeck CoatingsPli DekMedium GrayMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameHardie Plank SidingSelect Cedarmill TextureChestnut BrownCorrugated Metal SidingCustom Bilt MetalOpt. 1 - GreenOpt. 2 - RustOpt. 3 - Roman BlueMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Merlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Translucent GlassGuardrail Date Description Issued toAttachment 4ARC2 - 40
www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-27223/14/2018 9:09:54 AMA403.1Rendering -Caudill&VictoriaK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal Date Description Issued toAttachment 4ARC2 - 41
www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-27223/14/2018 9:09:55 AMA404.1Rendering -SouthWestK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal Date Description Issued toAttachment 4ARC2 - 42
www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-27223/14/2018 9:09:55 AMA406.1Rendering -WestK.StocktonKSADecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal Date Description Issued toAttachment 4ARC2 - 43
www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-27223/14/2018 9:09:55 AMA407Elevations -New & OldCheckerAuthorDecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal Date Description Issued toStuccoDunn Edwards PaintsDE6366 Silver SpoonCorrugated Metal SidingCustom Bilt MetalOpt. 2 - RustMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameBoard Form ConcreteDavis ConcreteNatural ColorTranslucent GlassGuardrailMetal GuardrailOver Stucco Pony WallMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Milgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Merlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Corrugated Metal SidingCustom Bilt MetalOpt. 2 - RustStuccoDunn Edwards PaintsDE6366 Silver SpoonHardie Plank SidingSelect Cedarmill TextureChestnut BrownDeck CoatingsPli DekMedium GrayMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameArcadia StorefrontCommercial WindowSilver / StainlessAttachment 4ARC2 - 44
www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-27223/14/2018 9:09:56 AMA408Elevations -New & OldCheckerAuthorDecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal Date Description Issued toMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameJames HardieReveal Smooth PanelsWith Screws ExposedDeck CoatingsPli DekMedium GrayMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)StuccoDunn Edwards PaintsDE6366 Silver SpoonBoard Form ConcreteDavis ConcreteNatural ColorArcadia StorefrontCommercial WindowSilver / StainlessCorrugated Metal SidingCustom Bilt MetalOpt. 2 - RustMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Milgard Vinyl WindowsResidential - Dark BronzeWhite interior FramePre-fab AluminumAwningMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Milgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameHardie Plank SidingSelect Cedarmill TextureChestnut BrownDeck CoatingsPli DekMedium GrayMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Board Form ConcreteDavis ConcreteNatural ColorAttachment 4ARC2 - 45
www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-27223/14/2018 9:09:56 AMA409Elevations -New & OldCheckerAuthorDecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal Date Description Issued toDeck CoatingsPli DekMedium GrayMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Corrugated Metal SidingCustom Bilt MetalOpt. 2 - RustMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Milgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameTranslucent GlassGuardrailTranslucent GlassGuardrailMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Deck CoatingsPli DekMedium GrayStuccoDunn Edwards PaintsDE6366 Silver SpoonMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameJames HardieReveal Smooth PanelsWith Screws ExposedDeck CoatingsPli DekMedium GrayAttachment 4ARC2 - 46
www.STOCKTONARCHITECTS.comScaleDateDrawn ByChecked ByArchitectKen Stockton26500 W. Agoura Road #663Calabasas, CA 91302(818) 888-9443LICENSED REPRESENTATIVETHIS DRAWING IS THE PROPERTY OFSTOCKTON ARCHITECTS INC., ANDIS NOT TO BE REPRODUCED OR COPIEDIN WHOLE OR PART. IT IS NOT TO BEUSED ON ANY OTHER PROJECT ANDIS TO BE RETURNED ON REQUEST.ConsultantsClientProjectMBS Land SurveyMichael B. Stanton2146 Parker Street, Suite A-1San Luis Obispo, Ca 93401(805) 591-1960Civil EngineerAshley & VanceEngineering, Inc.1413 Monterey StreetSan Luis Obispo, Ca 93401(805) 545-0010Mech./Elect./Plumbing EngineersS.Y. LEE216 S JASKSON STREET, #101Glendale, CA 91205(818) 242-2800Landscape ArchitectSusan E. McEowen19197 Colden Valley Road, #924Santa Clarita, Ca 91387(661) 294-3733Structural EngineerRGF Engineering Inc.595 W. Lambert Road, Suite 104Brea, CA 92821(714) 256-27223/14/2018 9:09:56 AMA410Elevations -New & OldCheckerAuthorDecember 21, 2017Montage Development23945 Calabasas Rd #116Calabasas, CA 91302(818)501-1800VICTORIACROSSING774-796 Caudill St.San Luis Obispo, CA93401Plan Check Submittal Date Description Issued toCorrugated Metal SidingCustom Bilt MetalOpt. 2 - RustHardie Plank SidingSelect Cedarmill TextureChestnut BrownDeck CoatingsPli DekMedium GrayBoard Form ConcreteDavis ConcreteNatural ColorMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Corrugated Metal SidingCustom Bilt MetalOpt. 2 - RustMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)Milgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMerlex Stucco#P-100 Glacier White(Sand 16 / 20 Finish)StuccoDunn Edwards PaintsDE6366 Silver SpoonMilgard Vinyl WindowsResidential - Dark BronzeWhite interior FrameMilgard Vinyl WindowsResidential - DarkBronzeWhite interior FrameTranslucent GlassGuardrailAttachment 4ARC2 - 47