HomeMy WebLinkAboutItem #3 - ARCH-1148-2017 (1148 Fernwood)
Meeting Date: May 7, 2018
Item Number: 3
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Construction of a new multi-family residential building with five dwelling units
PROJECT ADDRESS: 1148 Fernwood Dr. BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE NUMBER: ARCH-1148-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving the project, based on findings, and subject
to conditions.
SITE DATA
Applicant Villas at Fernwood, LLC
Representative Truitt Vance
Submittal Date October 24, 2017
Complete Date March 1, 2018
General Plan Medium-High Density Residential
Zoning Medium-High Density Residential
(R-3)
Site Area 12,500 sq. ft. (0.28 ac)
Environmental
Status
Categorically Exempt:
CEQA Guidelines § 15303 (New
Construction of Small Structures)
SUMMARY
The applicant proposes to construct a three-story multi-family residential structure comprised of
five dwelling units on a vacant lot in a Medium-High Density residential (R-3) Zone.
Construction of five or more residential units is subject to architectural review (SLOMC
§ 2.48.050.A).
1.0 COMMISSION’S PURVIEW
The Commission’s role is to review the project for consistency with the City’s Community
Design Guidelines, with the development standards set forth in the Zoning Regulations, and with
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other applicable City policies and standards.
2.0 SITE INFORMATION/SETTING
The site is a rectangular parcel measuring just over ¼ acre in size; approximately 75 feet wide
and 175 feet deep. It is located on the west side of Fernwood Drive, approximately 190 feet north
of Orcutt Road. The parcel was created in 2014 by subdivision of the property at 1130 Orcutt
Road (application MS 53-14), formerly the Moose Lodge and now hosting Unity Church. It is
paved, formerly serving as a portion of the parking lot for the Moose Lodge, with trees and
shrubs distributed along the site perimeter. To the north and east are single-family dwellings
within the Low-Density Residential (R-1) zone, and to the south and west are multi-family
dwellings and a church, within a Medium-High Density Residential (R-3) zone.
2.0 PROJECT INFORMATION
2.1 Project Description
The proposed project consists of a multi-family residential building with:
▪ Five (5) 2-bedroom dwellings
▪ Removal of 10 trees, with replacement by 10 new trees
▪ Retaining walls (< 3 feet), wood fencing
▪ Solid waste bin enclosure
▪ Landscaping, hardscape, frontage improvements
Table 1: Site Information
Site Area 12,500 sq. ft. (0.28 ac)
Present Use & Development Vacant (formerly portion of a parking lot)
Topography Gentle Slope: ± 5%
Access From Fernwood Drive
Surrounding Use/Zoning North & East: Low-Density Residential (R-1) Zone; Single-family
dwellings
South & West: Medium-High Density (R-3) Zone; Multi-family
dwellings, Religious Facility (Unity Church)
Figure 1: South building elevation
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The proposed building is arranged in an “L” shape, with four dwelling units (Units 2-5) along the
southerly boundary of the property, adjacent to the Unity Church parking lot, and one dwelling
(Unit 1) along the west side of the property (see Project Plans, Attachment 3). Unit 1 is two
stories in height, with a single-car garage and uncovered parking space at the northern edge of
the driveway area. The portion of the building housing Units 2-5 is three stories in height, with
the living area located on two floors situated above a 2-car garage.
Smooth stucco and horizontal fiber cement siding
are the primary exterior building material,
complemented by wood trim. Tan and grey colors
(“Stucco Merlex Wrightwood” and “Sherwin
Williams Cityscape”) predominate, accented by a
warm red-brown shade (“Sherwin Williams
FireWeed”) at each building end (refer to Color
Board provided at hearing).
Table 2: Project statistics
Proposed Ordinance
Standard Note
Density (density units) 5.0 5.0 max.
Street Yard (Fernwood Dr) 15 ft. 15 ft. § 17.16.020 (C)
Other Yard (South)
Minimum
at 23’ height
to max height (35’)
8 ft. 2 in.
8 ft. 2 in.
12 ft. 2 in.
5 ft.
7.5 ft.
10 ft.
§ 17.16.020 (C)
Other Yard (West)
Minimum
at 15’ height
at 29’ height
to max height (35’)
6 ft.
6 ft.
9 ft.
14 ft. 4 in.
5 ft.
6 ft.
8.5 ft.
10 ft.
§ 17.16.020(C)
Other Yard (North)
Minimum
to max height (26’)
5 ft. 1 in.
8 ft. 1 in.
5 ft.
8 ft.
§ 17.16.020(C)
Building Height (maximum) 35 ft. 35 ft. § 17.16.050
Building Coverage 44.8 %
(5,602 sq. ft)
60 % § 17.18.020 (D)
Parking Spaces 10 10 § 17.16.060 (I)
Figure 2: East elevation
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3.0 PROJECT EVALUATION
Plans for this project have been reviewed for consistency with development standards in the
City’s Zoning Regulations, and guidance provided in the City’s Community Design Guidelines.
As proposed, the project is substantially consistent with applicable standards and guidelines, with
minor inconsistencies addressed through conditions of project approval in the Draft Resolution
(Attachment 1).
3.1 Development Standards
As summarized in Table 2 above, the project conforms to applicable property development
standards set out in the City’s Zoning Regulations. Because the project includes 5 dwelling units,
it is subject to the Inclusionary Housing Requirements of Ch. 17.91, which require that the
project contribute toward the production of affordable housing by constructing affordable units
or paying an in-lieu fee. The applicant has elected to pay the in-lieu fee, as described in Zoning
Regulations § 17.91.060.
3.2 Community Design Guidelines
The City’s Community Design Guidelines (CDG) provide guidance for residential project
design. Consistent with guidelines for general design principles (Ch. 2) the project design fits the
site context, at the boundary between low- and medium-high density residential areas, and
involves minimal changes to site topography. Street yard landscaping and attention to the
orientation and detailing of the entry to Unit 5 (the street-end unit of the building) and the garage
entry of Unit 1 (visible at the back of the property) provide a pleasing transition between the
street and the project. The building form is balanced and harmonious, with well-articulated and
detailed elevations providing visual interest.
As encouraged by guidelines for Infill Development (§ 5.3), the building design incorporates
sloping rooflines and ornamentation common to existing residential development in the vicinity.
The tallest portion of the building has been oriented along the south side of the property, away
from the neighboring single-family residences, and the top floor has been further set back from
the building mass to reduce the potential for impacts to those homes. Small decks have been
provided within the building form for Units 2-5, placed on the south elevation, oriented away
from neighboring residences.
Trash and recycling enclosure (screening). Enclosures for waste bins are to be designed in
compliance with the City’s Development Standards for Solid Waste Services. Views from upper
floors of the building into the proposed enclosure should be obscured by screening with a small
trellis or other horizontal cover. This design detail is addressed by condition of approval “g” in
the Draft Resolution (Attachment 1).
4.0 ENVIRONMENTAL REVIEW
Project is categorically exempt under CEQA Guidelines § 15303 (New Construction of Small
Structures). The project is the construction of a multi-family residential structure designed for
not more than six dwelling units in an urbanized area.
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5.0 OTHER DEPARTMENT COMMENTS
Project plans have been reviewed by the Building & Safety Division, and the Fire, Public Works,
and Utilities Departments. Comments from these departments have been incorporated into the
recommended Draft Resolution as conditions of approval and code requirements, where
appropriate.
The City Arborist reviewed project plans and supports the proposed tree removals with the
replacement tree plantings depicted on the landscape plan.
6.0 ALTERNATIVES
6.1 Deny the project based on findings of inconsistency with General Plan policies,
standards and limitations of the City’s Zoning Regulations, the City’ Community
Design Guidelines, or other applicable City requirements.
6.2 Continue the project to a date uncertain with the directional items
7.0 ATTACHMENTS
1. Draft resolution
2. Vicinity Map
3. Project plans
Included in Commission member portfolio: Project plans
Available at ARC hearing: Color and Materials board
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R ______
RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING
PLANS FOR A NEW MULTI-FAMILY BUILDING WITH FIVE (5)
DWELLING UNITS FOR THE PROPERTY LOCATED AT
1148 FERNWOOD DRIVE
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 7, 2018, pursuant to a proceeding instituted under application
ARCH-1148-2017, Villas at Fernwood LLC, applicant, for the purpose of reviewing plans for a
new multi-family building with five (5) dwellings proposed to be constructed at 1148 Fernwood
Drive; 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; 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 Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission makes the following
findings:
a) The project design is consistent with General Plan policies, including those in the
Land Use Element (LUE) for Compatible Development (LUE § 2.3.9). The project
proposes attached dwellings in a Medium-High Density Residential area. Its design
reflects the rhythm of development in the area, and provides an inviting façade
along Fernwood Drive. It is architecturally compatible with its surroundings, and
its siting along the southerly portion of the property, and upper-floor setbacks,
respects privacy and solar access of neighboring buildings and outdoor areas.
b) The project design is consistent with use limitations, development standards, and
Inclusionary Housing Requirements set forth in the City’s Zoning Regulations.
Multi-family dwellings are a permitted use in the Medium-High Density
Residential (R-3) Zone. The project is designed at a density of 5 density units, the
maximum permitted in the R-3 Zone for the lot size. It complies with standards for
yards, coverage, building height, parking, and fence and wall height. Condition “b”
requires that the developer of the project to enter into an affordable housing
agreement for one dwelling unit or to meet the inclusionary housing requirement
through payment of in-lieu fees, as required by Zoning § 17.91.110.
c) As conditioned, the project design is consistent with the City’s Community Design
Guidelines, including guidelines for Infill Development. The project is designed in
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an attractive and environmentally sensitive manner that responds to the character
and constraints of the site, fits in with site design and architecture in the vicinity,
and logically locates site elements for efficient operation (§ 2.1). The building
exhibits proper proportion, harmony, simplicity, rhythm, and balance, with
carefully selected materials and attention to detailing (§ 2.2) and is compatible with
adjacent buildings and those in the immediate neighborhood (§ 5.3).
d) As conditioned, the project is consistent with the policies, standards, and limitations
established for the Airport Overlay Zone (AOZ) by Zoning Regulations
Chapter 17.57:
i). The project is not subject to AOZ noise compatibility policies because the
project site is not located within an Airport Master Plan EIR Noise Contour
(Zoning § 17.57.070).
ii). The project complies with AOZ residential density standards (§ 17.57.040)
because the proposed residential density conforms to the maximum density
standards for the underlying (R-3) Zone.
iii). The project complies with airspace protection policies (§ 17.57.060). The
tallest structure, the proposed multi-family residential building, is 35 feet in
height, and does not have the potential to be considered an obstruction that
would constitute a hazard to, or create an unsafe condition for, air
navigation.
iv). As conditioned, the project complies with AOZ overflight policies
(§ 17.57.080). Condition of approval “c” requires that owners of the
property provide overflight notification disclosure prior to selling or leasing
the property.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA). It involves new construction of
five dwelling units within a multi-family residential structure in an urbanized area, as described
by CEQA Guidelines § 15303 (New Construction – Small Structures).
SECTION 3. Action. The Architectural Review Commission hereby grants architectural
review approval to the project, subject to the following conditions and code compliance notes:
Conditions
Note: Mandatory code requirements beyond the scope of these conditions may apply to this
project, and compliance with such requirements will be evaluated when final plans for
construction permits are reviewed (see Code Compliance Notes, below).
Planning (Community Development)
a) Conformance to approved plans and conditions. Plans submitted for construction
permits shall be in substantial compliance with the plans approved under this
application, and with all conditions of project approval. Any change to the approved
design, colors, materials, or landscaping, or to any conditions of approval must be
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reviewed and approved by the Community Development Director or Architectural
Review Commission, as deemed appropriate. A separate full-size sheet shall be
included in construction plans, listing all conditions of project approval, with
reference made in the margin of the listed conditions as to where in plans
requirements are addressed.
b) Overflight Notice. As required by Zoning § 17.57.080 (Overflight Notice), owners
of the subject property shall provide overflight notification, and shall record an
avigation easement, as described by Policy O-1 in § 4.6.2 (a) of the Airport Land
Use Plan for the San Luis Obispo County Regional Airport. The avigation easement
shall be recorded prior to the issuance of any building permit to complete this
project. The overflight notification shall be recorded and appear with the property
deed. All owners, potential purchasers, occupants (whether as owners or renters),
and potential occupants (whether as owners or renters) shall receive full and
accurate disclosure concerning the noise, safety, or overflight impacts associated
with airport operations prior to entering any contractual obligation to purchase,
lease, rent, or otherwise occupy the property.
c) Fences and walls. Plans submitted for construction permits to complete the project
shall include detailed information regarding fencing and walls, and combined
fencing and walls (i.e. fencing atop retaining wall) sufficient to evaluate compliance
with height limitations (Zoning § 17.16.050), and details regarding material, color,
and appearance, sufficient to verify consistency with Community Design
Guidelines § 6.1 (B) (Fences and Walls).
d) Solid Waste Service – Franchisee agreement. Plans submitted for construction
permits to complete the project shall be accompanied by a letter from the City’s
franchisee (San Luis Garbage Company) confirming that the proposed bin
enclosure design and number of bins will accommodate a sufficient solid waste
collection service level and will meet their minimum capacity requirements.
e) Solid Waste Service – Green Waste. As provided by the City’s Development
Standards for Solid Waste Services, all routine landscape clippings from the
commonly maintained landscaped areas shall be removed to a licensed and
permitted green waste recycling facility on at least a weekly basis, to compensate
for the lack of a green waste container in the solid waste enclosure area.
f) Solid waste enclosure screening. Plans submitted for construction permits to
complete the project shall depict horizontal screening of views into the solid waste
enclosure area from upper floors of the proposed dwellings. The size, height, and
bulk of the screening shall be kept to the minimum necessar y to provide screening
for views into the enclosure, and the screening shall be placed in a manner that
minimizes its visibility from neighboring property. Materials and colors used for
the screening shall be architecturally compatible with the proposed building and
site elements, subject to the approval of the Community Development Director.
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g) Garage door details. Plans submitted for construction permits to complete the
project shall include details regarding the design, color, materials, and appearance
of the garage doors of all units, to facilitate evaluation of consistency with
Community Design Guidelines for garages and carports (§ 5.2 (H)), subject to the
approval of the Community Development Director.
h) Water Efficient Landscape Standards. Pursuant to Zoning Chapter 17.87 (Water
Efficient Landscape Standards), plans submitted for construction permits to
complete the project shall include a Landscape Plan, with details about methods of
irrigation, accompanied by a calculation of Maximum Applied Water Allowance
(MAWA).
i) Bicycle parking. Plans submitted for construction permits to complete the project
shall clearly depict on floorplans the location and dimension for storage of at least
two bicycles per unit (Zoning § 17.16.060 (G) (2)). Plans shall also include
sufficient detail about any proposed bicycle racks installed for the project, sufficient
to evaluate the conformance of the facility to Community Design Guidelines for
Bicycle Parking (§ 6.3 (F)), subject to the approval of the Community Development
Director.
j) Utility and mechanical equipment screening. Plans submitted for construction
permits to complete the project shall include details about the location, placement,
and screening of utility and mechanical equipment (air conditioners, heating and
ventilating equipment, communications equipment, meters and electrical
transformers, control boxes, utility poles and lines, etc.), sufficient to evaluate
consistency with Community Design Guidelines for such equipment (§ § 6.1 (D)
and (G)), subject to the approval of the Community Development Director.
k) Night Sky Compliance. Plans submitted for construction permits shall depict, on
building elevation drawings, and include specification, in electrical plan drawings,
all exterior lighting fixtures, with sufficient detail to confirm conformance with
Night Sky Preservation regulations (Zoning Ch. 17.23).
Public Works
l) The building plan submittal shall show and note compliance with this ARC
entitlement along with any pertinent conditions of parcel map SLO 14 -0008 and
the recorded Notice of Requirements.
m) Park in-lieu fees shall be paid for the 5 new units prior to building permit issuance.
n) The building plan submittal shall show and label all existing and proposed
easements. The existing 10-foot P.U.E. and Street Tree easement along Fernwood
and the private storm drain easement shall be shown on all pertinent plan sheets.
o) Unless otherwise waived by the City Engineer because of utility, street tree, or other
conflicts, the existing 4’ detached sidewalk shall be upgraded to 5’ in width in
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accordance with ADA and City Engineering Standards. If waived, the ADA
sidewalk extension behind the driveway approach shall be 5’ to provide the ADA
required passing lane.
p) The proposed new water services and meter manifolds shall comply with City
Engineering Standards #6210 and #6260. No more than four (4) 1” meters may be
installed on a single 2” service lateral. (NFPA 13D residential fire sprinkler systems
will most likely require a minimum 1” meter.)
q) The applicant shall exhaust reasonable efforts to use permeable pavers or permeable
concrete for some or all of the drive aisle, v-gutter, and surface parking spaces in
accordance with Policy 6.6.6 of the Land Use Element of the City’s General Plan,
subject to the approval of the Community Development Director.
r) The building plan submittal shall include a complete and updated soils report. The
soils engineer shall provide a final review or an update letter prior to building
permit issuance. The letter shall include a review of any stormwater BMP’s
including permeable pavers.
s) The architectural site plan and civil plans shall show that the concrete trash pick-
up apron is extended across the drive aisle so that support is provided for the front
wheels of vehicles providing waste collection service to the site (trash, recycle,
green waste).
t) All new wire utilities shall be placed underground from the existing overhead
wiring infrastructure without a net increase in the number of wood poles located
within the public right-of-way.
u) The building plan submittal shall include a complete grading, drainage, and erosion
control plan.
v) The building plan submittal shall include a final drainage and hydrology report
showing compliance with the City’s Drainage Design Manual, with Post
Construction Stormwater Regulations, and with applicable City codes and
ordinances. A separate Private Stormwater Conveyance (maintenance) agreement
and an Operation and Maintenance (O & M) manual shall be provided in
conjunction with the building permit application.
Arborist
w) Tree preservation measures shall be shown and noted on final plans submitted for
construction permits to complete the project, to the satisfaction of the City Arborist.
Plans shall depict and describe tree protection measures for the protection of t he
14” eucalyptus tree on the neighboring property to the north at the front the subject
property, in compliance with Standard Specifications for Tree Protection.
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x) A replacement tree shall be planted north of the new driveway approach, in
replacement of the 3” Tristania identified in plans for removal.
Transportation
y) Plans submitted for construction permits to complete the project shall include, on
the Title Sheet, a calculation of the amount of bicycle parking provided.
z) Bicycle parking provided in the driveway area of the project shall be located at a
sufficient distance from vehicle travel paths to avoid damage. Bicycle parking areas
should be illuminated (consistent with Night Sky Preservation regulations) to
provide sufficient visibility and security.
Utilities
aa) The proposed utility infrastructure shall comply with the latest Engineering
Standards effective at the time the building permit is obtained, and shall have
reasonable alignments needed for maintenance of public infrastructure along public
roads.
bb) Evidence of a private utility easement shall be required for any private sewer
services that cross one parcel for the benefit of another, and shall be recorded prior
to final issuance of any building permit to complete this project.
cc) A new HDPE sewer lateral shall be installed, per Engineering Standards, into the
existing sewer main.
dd) All dwelling units serviced by a public master meter are to be individually su b-
metered with a private meter.
ee) The private irrigation system shall be designed and operated in a manner consistent
with that described by recycled water standards in the City’s Procedures for
Recycled Water Use, including the requirement that sites utilizing recycled water
are provided with backflow protection on all potable service connections. Three
sets of irrigation plans shall be submitted to the Building Department for review
during the City’s building permit review process.
Indemnity
ff) 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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Code Compliance Notes
Building & Safety
a) All dwelling units shall be designed to be “adaptable” for accessibility to persons
with disabilities, and one dwelling unit shall be designed to be “accessible” to
persons with disabilities, as described in Chapter 11A of the California Building
Code.
Fire
b) Plans submitted for construction permits to complete the project shall depict a fire
sprinkler riser room with exterior door access.
c) All bedroom rescue or escape windows shall open on to a public way, or a court or
yard that has access to a public way.
d) Exterior construction materials shall comply with Chapter 7A of the California
Building Code, for ignition resistant construction, inclusive of protected eaves and
ember intrusion resistant attic and subfloor venting.
Housing Programs (Community Development)
e) Inclusionary housing. Pursuant to the inclusionary housing requirements set out in
Table 2 of the General Plan Housing Element and in § 17.91.040(A) of Zoning
Regulations, the project shall provide at least one deed-restricted affordable
housing unit, prior to a release of occupancy of the first dwelling in the building, or
an in-lieu fee equal to 5% of building valuation shall be paid prior to issuance of a
building permit.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 7th day of May 2018.
____________________________________
Doug Davidson, Secretary
Architectural Review Commission
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R-3
R-1
R-1
R-1
R-1
R-3-PD
R-1
ORCUTT FERNWOODBRIARWOOD
VICINITY MAP ARCH-1148-20171148 Fernwood ¯
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SITEVICINITY MAPA-0.1COVER SHEETA-0.2 SITE PLANA-0.3 CALGREEN CHECKLISTC-1.0 DEMOLITION PLANC-2.0 GRADING AND DRAINAGE PLANA-1.1 FLOOR PLANSA-1.2 FLOOR PLANSA-1.3 FLOOR PLANSA-1.4 ROOF PLANSA-2.1 ELEVATIONSA-2.2 ELEVATIONSA-2.3 OVERVIEW EXHIBITA-3.0 SECTIONSL-1.0 LANDSCAPE DEVELOPMENT PLANL-2.0 TURNAROUND EXHIBITSHEET INDEXSHEET #SHEET TITLEPROJECT DIRECTORYVILLAS AT FERNWOOD LLC1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 93401OWNERASHLEY & VANCE ENGINEERING, INC.1413 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH (805) 545-0010DESIGNERASHLEY & VANCE ENGINEERING, INC.VANCE, TRUITT, PE1413 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH (805) 545-0010CIVIL ENGINEERDESCRIPTION :THIS PROJECT CONSISTS OF A FIVE UNIT, INFILL DEVELOPMENT ON A UNDER-UTILIZED LOTUSING EXISTING INFRASTRUCTURE. THE PROJECT REQUIRES NO DESIGN OR STANDARDEXCEPTIONS AND IS SENSITIVELY DESIGNED AS A TRANSITIONAL PROPERTY, UTILIZINGINCREASED SETBACKS AND DECKS. THE PROJECT FEATURES A PEDESTRIAN FRIENDLY DESIGNWITH ONE DRIVEWAY FROM FERNWOOD WITH WELL DEFINED PEDESTRIAN CONNECTIONS ANDENTRIES SEPARATE FROM CAR TRAFFIC. THE PARKING AREA IS NOT VISIBLE FROM THE STREETAND IS DESIGNED TO FIT IN WITH THE EXISTING NEIGHBORHOOD.ZONING :R-3TOTAL SITE AREA :12,500 SF (0.28 AC)TOTAL SITE COVERAGE : 5,602 SF 44.8%, (60% MAX)TOTAL LANDSCAPE AREA : 1,433 SF 11.5%PROPERTY SETBACKS :(NORTH) = 5'-0"(EAST) FERNWOOD DRIVE = 15'-0"(SOUTH) = 5'-0"(WEST) = 5'-0"STRUCTURE(S) :MULTI FAMILY DWELLING W/ GARAGESPROPERTY INFORMATIONADDRESS :1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 93401APN :004-962-032OCCUPANCY GROUP :R-2 & UTYPE OF CONSTRUCTION : VB NFPA 13HIGH FIRE :NOSPRINKLER :YES - NFPAROOF RATING :CLASS AMAXIMUM HEIGHT :35'-0"ACTUAL HEIGHT :35'-0"MAXIMUM HEIGHT IN STORIES : 3 (TABLE 504.4)ACTUAL HEIGHT IN STORIES : 3SEISMIC DESIGN CATEGORY : DOCCUPANCY CATEGORY : IIPARKING CALCULATIONS : PROPOSED (5) 2 BEDROOM = 10.0 STALLSREQUIRED PARKING= 10.0 STALLSPROVIDED PARKING= 10.0 STALLSBICYCLE PARKING :SHORT TERM BICYCLE = 3LONG TERM BICYCLE= (5) 2 SPACES IN GARAGESDENSITY CALCULATIONS : PROPOSED (5) 2 BEDROOM = 5.00 DUTOTAL DEVELOPMENT = 5.00 DUALLOWED (12,500/43,560) X 18 = 5.16 DUPROJECT : LIVING UNIT '1' FIRST FLOOR : 510 SFSECOND FLOOR : 590 SFGARAGE : 238 SFLIVING UNIT '2' FIRST FLOOR : 126 SFSECOND FLOOR : 906 SFTHIRD FLOOR : 648 SFPORCH/DECK : 93 SFGARAGE : 502 SFLIVING UNIT '3' FIRST FLOOR : 126 SFSECOND FLOOR : 931 SFTHIRD FLOOR : 661 SFPORCH/DECK : 93 SFGARAGE : 548 SFLIVING UNIT '4' FIRST FLOOR : 126 SFSECOND FLOOR : 931 SFTHIRD FLOOR : 661 SFPORCH/DECK : 93 SFGARAGE : 548 SFLIVING UNIT '5' FIRST FLOOR : 136 SFSECOND FLOOR : 931 SFTHIRD FLOOR : 648 SFPORCH/DECK : 133 SFGARAGE : 491 SFTOTAL : 10,663 SFTOTAL HABITABLE : 7,931 SFCODE ANALYSISAshley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETPROJECT SITENFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.2017NTSA-0.1ATTACHMENT 3Packet Page 95
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(E) 6" SEWER
(E) BUILDINGACRES = 0.2812,500 SQ.FT.SIDEWALK
10' DRAINAGEEASEMENT10'-0"20'-0"15'-0"5'-10"5'-1"98'-5"±
213'-0"±
SIDEWALK
15'-11"22'-9"15'-2"29'-9"32'-10"28'-3"(E) BUILDING(E) BUILDING(E) BUILDINGUNIT '3'UNIT '2'UNIT '1'WATERMETERSRETAINING WALL W/WOOD FENCECURB &GUTTERGASMETERSPEDESTALMAILBOXWASTE & RECYCLINGBINSRETAINING WALL W/WOOD FENCEWOODFENCEFIRE RISER ANDBACKFLOWPREVENTERC/OC/OC/OC/OC/OC/OC/OC/ORETAINING WALL W/WOOD FENCEUNIT '4'UNIT '5'15'-0"5'-11"5'262.0 FF261.3 FF(E) MH(E) POWERPOLE(E) POWERPOLE(E) 3" TREETO REMAIN(E) OVERHEAD(E) FENCE(E) OVERHEAD(E) OVERHEAD(E) 6" TREETO REMAIN20'-0"8'-11"8'-11"8'-2"9'22'16'26'22'-1012"BICYCLE PARKING16'(E) 3" TREE TOBE RELOCATED(E) VALVE(E) MHSE247248ORCUTT ROAD(E) PP(E) MH(E) S/W DRAINPRIVATE PARKING(E) S/W INLETW
BRIARWOOD DRIVE(E) FH(E) VALVES(E) MHSITE PLANAshley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.2017NTSA-0.2ATTACHMENT 3Packet Page 96
Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.2017NTSA-0.3ATTACHMENT 3Packet Page 97
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E 261262263264261262263260261257N89° 38' 10.28"E167.44N00° 22' 00.00"W73.06S89° 19' 42.20"W176.93S07° 51' 28.15"E72.73FERNWOOD D
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PRIVATE PARKING(E) 8"
WATER
(E) 6" SEWER
(E) BUILDING(E) MH(E) POWERPOLE(E) POWERPOLE(E) 3" TREE TOBE RELOCATED(E) 3" TREETO REMAIN(E) OVERHEAD10' DRAINAGEEASEMENT10'-0"20'-0"98'-5"±
213'-0"±(E) RETAININGWALL W/ FENCE(E) FENCE(E) OVERHEAD(E) OVERHEAD15'-11"22'-9"15'-2"29'-9"(E) BUILDING(E) BUILDING(E) BUILDING(E) 6" TREETO REMAIN(E) 24" PINETO BE REMOVED(E) WOOD FENCETO BE REPLACED20'-0"(E) 14" EUCTO BE REMOVED(E) 4" EUCTO BE REMOVED(E) 4" EUCTO BE REMOVED(E) (3) 6" TREESTO BE REMOVED(E) VALVE(E) MHSE247248ORCUTT ROAD(E) PP(E) MH(E) S/W DRAINPRIVATE PARKING(E) S/W INLETW
(E) FH(E) VALVEBRIARWOOD DRIVES(E) MHGENERAL NOTES:1. ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THERECOMMENDATIONS CONTAINED IN THE SOILS REPORT PREPAREDBY GEO SOLUTIONS, INC., FILE NO. SL08988-1, DATED OCTOBER 15,2014 AND ALL ADDENDA TO THE REPORT SHALL BE CONSIDEREDPART OF THESE PLANS. CONTRACTOR SHALL CONTACT SOILSENGINEER PRIOR TO START OF DEMOLITION WORK.2. ALL EXISTING UTILITIES UPON DETERMINATION OF ADEQUACY FORFUTURE USE SHALL BE EITHER ABANDONED OR USED.3. TOPOGRAPHIC INFORMATION SHOWN WAS PROVIDED BY MBS LANDSURVEYS DATED DECEMBER 2013.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETDEMOLITIONFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20171" = 20'C-1.0ATTACHMENT 3Packet Page 98
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E 261262263264261262263260261257N89° 38' 10.28"E167.44N00° 22' 00.00"W73.06S89° 19' 42.20"W176.93S07° 51' 28.15"E72.73FERNWOOD D
R
I
V
E
PRIVATE PARKING(E) 8"
WATER
(E) 6" SEWER
(E) BUILDING10' DRAINAGEEASEMENT10'-0"20'-0"15'-0"8'-3"8'-11"98'-5"±
213'-0"±15'-11"15'-2"29'-9"(E) BUILDING(E) BUILDING(E) BUILDINGUNIT '3'UNIT '2'UNIT '1'UNIT '4'UNIT '5'15'-0"(E) MH(E) POWERPOLE(E) POWERPOLE(E) 3" TREETO REMAIN(E) OVERHEAD(E) FENCE(E) OVERHEAD(E) OVERHEAD(E) 6" TREETO REMAIN(261.60 RIM)(256.00 INV)22'-9"5'-10"8'-11"20'-0"DRIVEWAYAPPROACHWATERMETERSRETAINING WALLW/ WOOD FENCECURB &GUTTERGAS METERSTYP.ELECT METERSPEDESTALMAILBOXACRES = 0.28712,500.03 SQ.FT.DRIVEWAYSIDEWALK
WASTE &RECYCLING BINS5'SIDEWALK263.20 TC263.12 FL263.56 TC263.06 FL262.63 TC262.55 FL2.0%2.0%2.0%4.0%6.5%261.44 FG2.0%261.48 FG261.47 FL261.43 FL261.27 FL260.78 FG259.53 FL260.65 FLRETAINING WALLW/ WOOD FENCEFIRE RISER ANDBACKFLOWPREVENTOR259.89 FG261.59 FLRETAINING WALLW/ WOOD FENCE262.87FS262.55FS261.45FS261.11 TG260.1 INV261.60FS261.81FS261.3FS262.60FS262.77FS263.66FS263.02FS261.7FS261.6FS261.2FS261.2FS261.1FS261.2FS261.61FS261.7FS261.2FS261.2FS261.0FS261.3FS262.0FS262.0FS261.80FS261.84FS262.68FS261.33FS262.18FS261.7FS261.3FS261.3FS261.1FS261.3FS261.3FS261.3FS261.55FS261.63FS261.3FS261.3FS261.0FS263.58FS261.8FS261.1FS261.3FS261.3FS261.1FS261.2FS261.3 FFTREATMENTAREATREATMENTAREA3' CONCGUTTER1%2%259.28 INV1%1%263.02FSMAXMAX2.0%MAXWOOD FENCE261.3 FF261.3 FF261.3 FF262.0 FF262.0 FF261.67FS261.65FS261.3FS(265.91 TW)264.41 FG262.00 TW261.50 FG260.39 TW259.89 FG262.07 TW261.57 FG263.00 TW261.47 FG261.28 TW260.78 FG259.84 TW259.34 FG(E) VALVE(E) MH(263.80 RIM)SE247248ORCUTT ROAD(E) PP(E) MH(E) S/W DRAIN(246.70 FL)(246.84 FL)(245.60 RIM)PRIVATE PARKING(256.21 TG)(256.31 EG)W
BRIARWOOD DRIVE(E) FH(E) VALVES(E) MH(252.00 RIM)(251.52 INV)Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETNGRADINGFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20171" = 20'C-2.0ATTACHMENT 3Packet Page 99
W/D17RUP8070 GAR3068 SC3068 SC3068 SC3068 HCVENTED3068 HCFAMILY12'-3" X 17'-9" X 9'-0"UNIT '1'GARAGE21'-7" X 11'-0" X 9'-0"5040 HS5040 HSKITCHEN10'-0" X 10'-0" X 9'-0"R17RUP16070 GARGARAGE23'-5" X 23'-5" X 9'-0"UNIT '3'ENTRY9'-0"3068 SC3068 SC2668 HC5050 HSDW17RUP16070 GARGARAGE23'-5" X 23'-5" X 9'-0"UNIT '4'ENTRY9'-0"3068 SC3068 SC2668 HC5050 HSDW17RUP16070 GARGARAGE23'-5" X 21'-5" X 9'-0"UNIT '2'ENTRY9'-0"3068 SC3068 SC2668 HC16070 GARGARAGE23'-5" X 21'-5" X 9'-0"UNIT '5'5040 HSBA3.1AA3.1CA3.2DA3.2BA3.1AA3.1CA3.2DA3.2153'-0 1/2"22'-2"8'-0"22'-10 1/2"24'-0"24'-0"26'-0"24'-0"2'-0"59'-0"7'-4"22'-0"2'-0"27'-8"153'-0 1/2"22'-2"26'-0"18'-6 1/2"5'-5 1/2"5'-5 1/2"18'-6 1/2"22'-10 1/2"18'-6 1/2"5'-5 1/2"3'-0 1/2"3'-1 1/2"59'-0"7'-4"14'-8"18'-4"11'-4"5040 HS2660 HC2660 HC2660 HC17RUPENTRY9'-0"3068 SC3068 HC3068 SC2660 SC3068 SC3040 CSMTPORCH9'-0"1'-10"2'-0"PR9'-0"7'-4"5050 HSAshley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20173/32" = 1'-0"A-1.1FIRST FLOOR - PROPOSED DESIGNBICYCLE AREABICYCLE AREABICYCLE AREABICYCLE AREABICYCLE AREAATTACHMENT 3Packet Page 100
17RDNBATH9'-0"BATH9'-0"BED RM11'-0" X 13'-0" X 9'-0"BED RM13'-5" X 10'-9" X 9'-0"STUDY6'-7" X 9'-6" X 9'-0"4020 HS2668 HC5040 HS4040 HS6068 BI-PASS6068 BI-PASS2668 HC2668 HC2668 HC2668 HCUNIT '1'17RDNUNIT '3'17RUPKITCHEN10'-6" X 13'-10" X 9'-0"GREAT RM16'-8" X 21'-1" X 9'-0"BED RM12'-4" X 12'-10" X 9'-0"DINING10'-8" X 9'-4" X 9'-0"6068 BI-PASS2868 HC9068 SLDDECK9050 HS3030 CSMT5040 HSBATH9'-0"2868 HC5030 HSR 17RDNUNIT '4'17RUPKITCHEN10'-6" X 13'-10" X 9'-0"GREAT RM16'-8" X 21'-1" X 9'-0"BED RM12'-4" X 12'-10" X 9'-0"DINING10'-8" X 9'-4" X 9'-0"6068 BI-PASS2868 HC9068 SLDDECK9050 HS3040 CSMT5040 HSBATH9'-0"2868 HC5030 HSR17RDNUNIT '5'17RUPKITCHEN10'-6" X 13'-10" X 9'-0"GREAT RM16'-8" X 21'-1" X 9'-0"BED RM12'-4" X 12'-10" X 9'-0"DINING10'-8" X 9'-4" X 9'-0"6068 BI-PASS2868 HC9068 SLDDECK9050 HS3030 CSMT5040 HSBATH9'-0"2868 HC5030 HSR
17RDNUNIT '2'17RUPKITCHEN10'-6" X 13'-10" X 9'-0"GREAT RM16'-8" X 21'-1" X 9'-0"BED RM11'-4" X 12'-10" X 9'-0"DINING10'-8" X 9'-4" X 9'-0"6068 BI-PASS2868 HC9068 SLDDECK7050 HS3040 CSMT5040 HSBATH9'-0"2868 HCRBA3.1AA3.1CA3.2DA3.2BA3.1AA3.1CA3.2DA3.2153'-0 1/2"56'-0"151'-0 1/2"56'-0"26'-6 1/2"9'-10 1/2"24'-0 1/2"12'-11 1/2"12'-11 1/2"24'-0 1/2"24'-0 1/2"12'-11 1/2"2'-0"24'-8"24'-0"7'-4"3'-0 1/2"5'-5 1/2"18'-6 1/2"13'-0"13'-0"18'-6 1/2"5'-5 1/2"5'-5 1/2"18'-6 1/2"13'-0"13'-0"18'-6 1/2"22'-8"26'-0"7'-4"3'-7 1/2"5040 HS2630 HS3030 CSMT3030 SH3030 SH3040 SH5'-5 1/2"Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20173/32" = 1'-0"A-1.2SECOND FLOOR - PROPOSED DESIGNATTACHMENT 3Packet Page 101
17RDN5040 HS5040 HS5040 HS2868 HCBATH9'-0"WIC9'-0"BED RM16'-5" X 18'-1" X 9'-0"LOFT12'-5" X 9'-10" X 9'-0"UNIT '5'2668 HC2668 HC2668 HC17RDN5040 HS5040 HS5040 HS2868 HCBATH9'-0"WIC9'-0"BED RM16'-5" X 18'-1" X 9'-0"LOFT12'-5" X 9'-10" X 9'-0"UNIT '4'2668 HC2668 HC2668 HC17RDN5040 HS5040 HS2868 HCBATH9'-0"WIC9'-0"BED RM16'-5" X 18'-1" X 9'-0"LOFT12'-5" X 9'-10" X 9'-0"UNIT '2'2668 HC2668 HC2668 HC17RDN5040 HS5040 HS5040 HS2868 HCBATH9'-0"WIC9'-0"BED RM16'-5" X 18'-1" X 9'-0"LOFT12'-5" X 9'-10" X 9'-0"UNIT '3'2668 HC2668 HC2668 HCBA3.1AA3.1CA3.2DA3.2BA3.1AA3.1CA3.2DA3.2148'-0"27'-8 1/2"148'-0"5'-5 1/2"14'-11"29'-7 1/2"18'-6 1/2"10'-11"18'-6 1/2"29'-7 1/2"14'-11"5'-5 1/2"10'-6"9'-10 1/2"3'-8 1/2"5'-5 1/2"11'-0"13'-0"13'-0"18'-6 1/2"5'-5 1/2"5'-5 1/2"18'-6 1/2"13'-0"13'-0"7'-6 1/2"11'-0"27'-8 1/2"7'-4"3'-8 1/2"3'-7 1/2"3'-7 1/2"2630 FX5040 HS7'-6 1/2"2630 CSMT2630 CSMT2630 CSMT2630 CSMT5'-5 1/2"2630 FX2668 HC3040 HS3040 HS3040 HS3040 HS2668 HC2668 HC2668 HC2668 HCSTOR.STOR.STOR.STOR.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20173/32" = 1'-0"A-1.3THIRD FLOOR - PROPOSED DESIGNATTACHMENT 3Packet Page 102
BA3.1AA3.1CA3.2DA3.25:12PITCHBA3.1AA3.15:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCHVALLEYVALLEYBA3.1VALLEYHIP5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCH5:12PITCHHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYAshley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20171/16" = 1'-0"A-1.4FIRST FLOOR ROOFSECOND FLOOR ROOFTHIRD FLOOR ROOFATTACHMENT 3Packet Page 103
9'-1"8'-0"9'-1"9'-1"7'-0"3'-6"9'-1"7'-0"9'-1"8'-0"TOP PLATEBOT OF HDRFIN FLRTOP PLATEBOT OF HDRTOP PLATEBOT OF HDRFIN FLRTOP PLATEFIN FLRTOP PLATEBOT OF HDRTOP PLATE35'-0 3/32" BUILDING HEIGHT FROMAVERAGE NATURAL GRADE201202203204205207212209FIN FLR = 261.3FIN FLR = 261.3EG = 263.1EG = 259.5AG = 261.3AG = 261.3TOP PLATEBOT OF HDRFIN FLRTOP PLATEBOT OF HDR8'-0"9'-1"8'-0"9'-1"8'-0"9'-1"FIN FLRTOP PLATEBOT OF HDRTOP PLATEBOT OF HDRFIN FLRTOP PLATEBOT OF HDRFIN FLRTOP PLATEBOT OF HDR8'-0"9'-1"8'-0"9'-1"8'-0"9'-1"201202212203204206207209205FIN FLR = 261.3FIN FLR = 261.3EG = 263.1EG = 259.5AG = 261.3AG = 261.3201 LANDMARK CLASS 'A' COMP SHINGLE ROOF PER OWNER(MOIRE BLACK)202 2X6 HEM FIR FASCIA(SAN LUIS MISSION WHITE)203 FIBER CEMENT SIDING EXTERIOR PER OWNER(SW CITYSCAPE - SW7067)204 SMOOTH STUCCO FINISH EXTERIOR PER OWNER(SW MERLEX WRIGHTWOOD - P891)205 6X8 WOOD POST W/ 36" HIGH BUILD OUT(SAN LUIS MISSION WHITE)206 26 GA. WEEP SCREED @ BASE OF STUCCO207 1X TRIM(SAN LUIS MISSION WHITE)208 42" HIGH GUARD RAIL & STAIRS(SW CITYSCAPE - SW7067)209 6X CORBEL KICKER(SAN LUIS MISSION WHITE)210 6X DECORATIVE BEAM(SAN LUIS MISSION WHITE)211 WALL MOUNTED OUTDOOR LIGHTS FIXTURE +72" U.N.O.,TO BE DOWNWARD FACING212 GABLE END VENT213 EXTERIOR DOORS(SW FIREWEED - SW6328)Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20173/32" = 1'-0"A-2.1PROPOSED EAST ELEVATION 'FERNWOOD'PROPOSED NORTH ELEVATIONEGLO WALL LUMINAIR, #94102WINDOW DETAILMILGARD VINYL WINDOW(WHITE)1X4 WOOD TRIM1X6 WOOD TRIM2X2 WOOD TRIMW/ 15° SLOPE1X4 WOOD TRIMATTACHMENT 3Packet Page 104
9'-1"9'-1"7'-0"3'-6"9'-1"8'-0"FIN FLR = 261.3TOP PLATEBOT OF HDRFIN FLRTOP PLATEBOT OF HDRFIN FLRBOT OF HDRTOP PLATEFIN FLR = 261.3TOP PLATEBOT OF HDR9'-1"8'-0"9'-1"5'-5 1/2"9'-1"8'-0"FIN FLRTOP PLATETOP PLATEFIN FLRTOP PLATEBOT OF HDR201202203204205206207208209212EG = 263.1EG = 259.5AG = 261.3AG = 261.3FIN FLRFIN FLRTOP PLATEBOT OF HDRFIN FLRTOP PLATEBOT OF HDR7'-0"9'-1"8'-0"9'-1"TOP PLATEBOT OF HDRTOP PLATEBOT OF HDR8'-0"9'-1"8'-0"9'-1"3'-6"9'-1"8'-0"TOP PLATETOP PLATEBOT OF HDR35'-0 3/32" BUILDING HEIGHTFROM AVERAGE NATURAL GRADE201202203204206207212209FIN FLR = 261.3FIN FLR = 261.3EG = 263.1EG = 259.5AG = 261.3AG = 261.3FIN FLR = 261.3EG = 259.5AG = 261.39'-1"7'-0"TOP PLATEBOT OF HDR9'-1"7'-0"TOP PLATEBOT OF HDRFIN FLR = 261.3EG = 263.1AG = 261.3Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20173/32" = 1'-0"A-2.2PROPOSED WEST ELEVATIONPROPOSED SOUTH ELEVATION201 LANDMARK CLASS 'A' COMP SHINGLE ROOF PER OWNER(MOIRE BLACK)202 2X6 HEM FIR FASCIA(SAN LUIS MISSION WHITE)203 FIBER CEMENT SIDING EXTERIOR PER OWNER(SW CITYSCAPE - SW7067)204 SMOOTH STUCCO FINISH EXTERIOR PER OWNER(SW MERLEX WRIGHTWOOD - P891)205 6X8 WOOD POST W/ 36" HIGH BUILD OUT(SAN LUIS MISSION WHITE)206 26 GA. WEEP SCREED @ BASE OF STUCCO207 1X TRIM(SAN LUIS MISSION WHITE)208 42" HIGH GUARD RAIL & STAIRS(SW CITYSCAPE - SW7067)209 6X CORBEL KICKER(SAN LUIS MISSION WHITE)210 6X DECORATIVE BEAM(SAN LUIS MISSION WHITE)211 WALL MOUNTED OUTDOOR LIGHTS FIXTURE +72" U.N.O.,TO BE DOWNWARD FACING212 GABLE END VENT213 EXTERIOR DOORS(SW FIREWEED - SW6328)GARAGE ELEVATIONATTACHMENT 3Packet Page 105
FIN FLR = 261.3FIN FLR = 261.3EG = 263.1EG = 259.5AG = 261.3AG = 261.336'-0"23'-0"PLPLFIN FLR = 261.3FIN FLR = 261.3EG = 263.1EG = 259.5AG = 261.3AG = 261.336'-0"23'-0"Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20173/32" = 1'-0"A-2.3NEIGHBOR OVERVIEW EXHIBIT 2NEIGHBOR OVERVIEW EXHIBIT 1ATTACHMENT 3Packet Page 106
FF = 261.3FIN FLR35'-0" BUILDING HEIGHTGARAGEGARAGEGARAGEGARAGEGREAT RMDININGBATHGREAT RMDININGBATHGREAT RMDININGBATHGREAT RMDININGBATHLOFTBEDRMLOFTBEDRMLOFTBEDRMLOFTBEDRMPL(E) BUILDINGPLFERNWOOD DRIVEAVG NATURALGRADE = 261.3'30'-0" HEIGHT5'-11"SETBACK16'-1" HEIGHT8'-11"SETBACK16'-1"10'-8"25'-3"FIN FLRFF = 261.334'-10" BUILDING HEIGHTFROM AVERAGE NATURAL GRADEGARAGEKITCHENGARAGEENTRYBATHBEDRMDININGWICBATHLOFTAVG NATURALGRADE = 261.3'AVG NATURALGRADE = 261.3'(E) BUILDINGPLPL(E) PARKING LOTCROSSVENTILATIONCROSSVENTILATIONCROSSVENTILATION5'-1"SETBACK8'-1"SETBACK8'-10"SETBACK12'-6"SETBACK34'-10"FIN FLRFF = 261.334'-10" BUILDING HEIGHTFROM AVERAGE NATURAL GRADEGARAGEBEDRMDININGWICBATHLOFTENTRYPL(E) BUILDINGAVG NATURALGRADE = 261.3'PL(E) PARKING LOTAVG NATURALGRADE = 261.3'CROSSVENTILATIONCROSSVENTILATIONCROSSVENTILATIONCROSSVENTILATION8'-10"SETBACK12'-6"SETBACK8'-10"SETBACK16'-1"24'-5"34'-10"10'-8"25'-3"5'-1"SETBACK8'-1"SETBACKAshley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20171/16" = 1'-0"A-3.0SECTION 'B'SECTION 'C' FERNWOODSECTION 'D' FERNWOODATTACHMENT 3Packet Page 107
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E LANDSCAPEAshley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LDATESCALESHEETFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 9340110.24.20171" = 16'L-1.0JAPANESE MAPLEMIXED RED + BLUE FECUESBUNCHED POPPIESLAVENDER MISTBUNCHED POPPIESLAVENDER MISTMIXED RED + BLUE FECUESJAPANESE MAPLE(E) 3" TREE TO REMAINBUNCHED POPPIESLAVENDER MIST(E) 6" TREE TO REMAINBUNCHED POPPIESMIXED RED + BLUE FECUESMIXED RED + BLUE FECUES(E) 14" EUC TO REMAINJAPANESE MAPLEJAPANESE MAPLEJAPANESE MAPLEJAPANESE MAPLEJAPANESE MAPLEJAPANESE MAPLEBICYCLE PARKING(E) FENCEMIXED RED + BLUE FECUES(E) RETAINING WALL W/ FENCEJAPANESE MAPLEORANGE TREELAVENDER MISTLAVENDER MISTLAVENDER MISTBUNCHED POPPIESLAVENDER MISTBUNCHED POPPIESLAVENDER MISTBUNCHED POPPIESBUNCHED POPPIESLAVENDER MISTLAVENDER MISTWATER METER DESIGNATEDFOR LANDSCAPE IRRIGATIONPEPPERMINT TREER.P. BACKFLOW DEVICEDRIP EMITTERDRIP EMITTERDRIP EMITTERDRIP EMITTER(E) 3" TREE RELOCATEDATTACHMENT 3Packet Page 108
NOTE:PARKING MANEUVERS UTILIZING SLO CITYTURNING TEMPLATE STANDARDProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDE FGHIABCDE FGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2015 All Jobs\15843 - Fernwood Drive - Missler\02_cad\Preliminary or Construction\05_OFFSITE\LANDSCAPE SHEET.dwg, L-2.0, Apr 18, 2018 6:36am, DeonEngineer of Record:Plan Prepared By:Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LPhone Ext.:Phone Ext.:1" = 10'LANDSCAPING PLANFERNWOOD APARTMENTS1148 FERNWOOD DRIVESAN LUIS OBISPO, CA 93401DCTTGV10.24.201715843TURNAROUNDEXHIBITL-2.01.2.3.4.5.175112NATTACHMENT 3Packet Page 109