HomeMy WebLinkAbout06-18-2018 - ARC PacketAgenda
Architectural Review Commission
Monday, June 18, 2018
5:00 p.m. REGULAR MEETING Council Hearing Room
990 Palm Street
San Luis Obispo, CA
CALL TO ORDER: Chair Allen Root
ROLL CALL: Commissioners Richard Beller, Brian Rolph, Micah Smith, Angela Soll, Christie
Withers, Vice-Chair Amy Nemcik, and Chair Allen Root
PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the
Commission on any subject within the jurisdiction of the Architectural Review Commission that does not
appear on this agenda. Although the Commission will not take action on any item presented during the
Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal
discussion.
PUBLIC HEARINGS
Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to
considering only those issues raised at the public hearing, or in written correspondence delivered to the
City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name
and address for the record.
1.3063 Rockview. Architectural review of eight (8) two-story residential units with a request for a
fence height exception and a front yard setback exception as part of a common-interest subdivision
with a Mitigated Negative Declaration of Environmental Review; Case #: ARCH-1209-2017, R-
2-S and C/OS-40 zones; Teixiera Capital Partners III LLC, applicant. (Doug Davidson)
COMMENT & DISCUSSION
2.Staff Forecast
a.Agenda Forecast
Architectural Review Commission Agenda for June 18, 2018 Page 2
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, July
2, 2018 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California.
APPEALS
Any decision of the Architectural Review Commission is final unless appealed to the City Council within
10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the
City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or
on the City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal
documentation.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon
request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any
person with a disability who requires a modification or accommodation in order to participate in a meeting should
direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible.
Telecommunications Device for the Deaf (805)781-7107.
Agenda related writings or documents provided to the City Council are available for public inspection in
the Community Development Department located at 919 Palm Street, San Luis Obispo, California during
normal business hours, and on the City’s website http://www.slocity.org/government/advisory-bodies
Meeting audio recordings can be found at the following web address:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of eight (8) two-story residential units with a request for a
fence height exception and a front yard setback exception as part of a common-interest
subdivision with a Mitigated Negative Declaration of Environmental Review.
PROJECT ADDRESS: 3063 Rockview Place BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
E-mail: rcohen@slocity.org
FILE NUMBER: ARCH-1209-2017 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 Teixiera Capital Partners III LLC
Representative Heidi Gibson, Studio 2G Architects
Zoning R-2-S (Medium Density Residential,
Special Considerations) & C/OS
(Conservation / Open Space)
General Plan Medium Density Residential/Open
Space
Site Area 45,366 square feet (1.04 acres)
Environmental
Status
Mitigated Negative Declaration will
be reviewed by Planning
Commission and City Council
SUMMARY
The applicant is proposing an eight-parcel common interest subdivision for a single-family
residential project located within the Medium Density Residential zone with a special
considerations overlay (R-2-S) and the Conservation Open Space (C/OS) zone located at 3063
Rockview Place. The applicant is requesting final design review approval of the project by the
ARC. Following review by the ARC, the Planning Commission will be making a
recommendation to the City Council on the proposed Use Permit to allow development of a site
with Special Considerations, the Common Interest Subdivision, and Initial Study of
Environmental Review.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the City’s General Plan,
Community Design Guidelines and other applicable City policies and standards.
Meeting Date: June 18, 2018
Item Number: 1
Packet Page 1
ARC 1209-2017
(3063 Rockview Place)
Page 2
2.0 PROJECT INFORMATION
2.1 Common Interest Subdivision
The project includes a common interest subdivision which provides for ownership of separate
units as well as interest in commonly owned areas that are managed and maintained via a joint
maintenance agreement. Within common interest subdivisions property development standards
including, but not limited to, density, yards, and coverage, apply with respect to both exterior
property limits and within each new lot. In addition to property development standards, each unit
must also comply with development standards specific to common interest subdivisions.
2.2 Site Information/Setting
The project site currently contains three residential structures and a detached garage. The site is
located in an urbanized area of the City and is adjacent to multi-family zoned residential
structures and conservation / open space. The S-overlay identifies that projects on this site should
be evaluate any substandard street width, drainage concerns and slope.
2.2 Project Description
The applicant is proposing an eight-parcel common interest subdivision for a multi-family
residential project located within the Medium Density Residential zone with a special
considerations overlay (R-2-S) and the Conservation Open Space (C/OS) zone located at 3063
Rockview Place called the Rockview Moderns (Attachment 1, Project Plans).
The project includes the following:
1. An eight-lot common interest subdivision,
2. The construction of 6 detached, and 2 attached (total 8) 2-bedroom, residential units
(approximately 1,200 square feet each),
3. A street yard setback reduction to 11 feet, where a 20-foot setback is required, to allow
for a trellis/patio structure,
Site Size 45,366 square feet (1.04 acres)
Present Use & Development Three Residential units and Open Space
Topography 15% slope
Access Rockview Place
Surrounding Use/Zoning North: Multi-family properties zoned R-2-S.
South: Multi-family development zoned R-2-S.
East: Developed multi-family properties zoned R-2-S.
West: Conservation / Open Space
Packet Page 2
ARC 1209-2017
(3063 Rockview Place)
Page 3
4. A fence height exception of approximately 2.5 feet, where normally a 4.36-foot-tall fence
is allowed, and
5. Frontage improvements along Rockview Place including curb, gutter and sidewalk
upgrades.
The structures on each lot will be two-stories with a maximum height of approximately 24 feet
and provide two enclosed parking spaces for each unit and three guest spaces on the site. The
project is extensively landscaped and provides a 1,200 square foot common picnic area that all
the residents may access. The parcels will be accessed from Rockview Place by a common
driveway.
2.3 Project Statistics
Statistics
Item Proposed 1 Ordinance Standard 2
Street Yards 11 feet 20 feet
Other Yards 5-9 feet 5-9 feet
Max. Height of Structure(s) 24 feet 35 feet
Density 8 density units 8 density units
Building Coverage (footprint) ~32% 50%
Parking Spaces (for residents) 8 spaces (2 per unit) 8 spaces (2 per unit)
Parking Spaces (for guests) 3 spaces 1 space
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
The following discussion provides an evaluation of the project’s consistency with applicable
guidance in the Community Design Guidelines (CDG). Overall, staff finds that the contemporary
design is appropriate in the context of the setting and in compliance with the CDG.
3.1 Site Plan: Similar to other small-lot and condominium developments in the vicinity, the
Rockview Moderns are designed so the majority of the homes take access via a common
driveway. The structures are oriented with the front doors facing the shared driveway and the two
structures fronting Rockview Place are designed with another entrance and trellis feature that
faces the street. Cement, board formed walls are terraced along the street to break up the overall
height and create outdoor space for the residential units. Community Design Guideline policies
for infill development (Section 5.3) encourage new residential developments to continue existing
neighborhood patterns, such as scale, siting and orientation. Consistent with this direction, the
proposed small lot homes are sited to create a new small neighborhood with a distinctive
presence, while also contributing to a continuous streetscape consistent with the neighborhood
Packet Page 3
ARC 1209-2017
(3063 Rockview Place)
Page 4
pattern and does not turn its back to the street.1
3.2 Building Design: The project has a modern architectural style that reflects architectural
elements of neighboring developments. In addition, the proposed placement and design of the
residences are consistent with Community Design Guidelines direction for multi-family
architecture, hillside development and clustered housing design (Section 5.4C and Section 7.2),
which encourage new developments to be similar to existing development in terms of scale and
massing, and to provide articulation through changes in wall planes and roof articulation. The
structures keep a low profile and blend with the natural landscape by including variation in roof
heights and pitches and choice of materials and colors. The project also uses balconies and patio
trellises to provide interest and articulation on the various sides of the structure.
3.3 Outdoor Living Areas: CDG state that “the use of balconies, verandas, porches, and
courtyards within the building form of infill structures is strongly encouraged.”2 Each unit
includes a 90 square foot balcony on the second floor and between 820 to 1,035 square feet of
outdoor open space. These spaces include landscaping, hardscape and trellises (Project Plans,
Sheet CLP-01).
3.4 Colors and Materials3: The project includes thoughtful selection of building materials and
1 CDG. Section 5.4 A: Site Planning. Site planning for a multi-family or clustered housing project should create a
pleasant, comfortable, safe, and distinct place for residents, without the project "turning its back" on the surrounding
neighborhood.
2 CDG. Section 5.3 D: Outdoor living areas.
3 CDG: Section 5.3 E & F:
E. Exterior finish materials. The thoughtful selection of building materials can enhance desired neighborhood
qualities such as compatibility, continuity, and harmony. The design of infill residential structures should incorporate
Figure 1: View of front elevation (with front door)
Packet Page 4
ARC 1209-2017
(3063 Rockview Place)
Page 5
colors that enhance the overall design of the project and the surrounding neighborhood. The
project includes the use of asphalt shingles, split face CMU, TNG wood cladding and stucco. The
colors include wood coloring, black (for trim and architectural features) and cream. The front
door of each unit is painted a different color (Attachment 2, Project Plans: material and color
sheet). Structures in the neighborhood include: wood siding, stucco, wood shingle siding, asphalt
shingles, and tile roofing.
3.5 Street Yard Setback Exception: The
applicant is requesting an eleven-foot street
yard setback exception to allow the
installation of a trellis feature within the
front yard. The R-2 zone requires a 20-foot
setback from the front property line to a
structure. In this particular case, the
residential units are setback from the
property line 20 feet, but the trellis is located
11 feet from the property line (see Figure 2).
Staff is supportive of the setback exception
request because 1) the setback is for an open,
trellis feature, 2) the residential unit itself
complies with the setback requirement, and
3) other neighboring residential structures
have reduced street yards (e.g. 3070
Rockview, 3033 Rockview).
3.6 Fence Height Exception: The project includes a series of retaining walls and fencing along
the street frontage. The first retaining wall has a height of three feet. The next retaining wall is set
back 5 feet from the first wall and has a height of three feet with a guardrail that is 3.5 feet tall
for a combined total height of 6.5 feet4 (see Figure 2 and Attachment 2, Project Plans, Sheet
AC1.1).
With a street yard setback of 11 feet (see section 3.5 above), a 4.36-foot-tall fence is allowed 5
feet from the front property line based on Section 17.16.050.B of the Zoning Regulations. As
proposed, the 6.5-foot fence is 2.14 feet taller than the allowed 4.36-foot height. The applicant is
requesting a 2.5-foot fence height exception to allow for flexibility in the installation of the
fencing. Staff supports the fence height exception because the overall design enhances the
an appropriate mixture of the predominant materials found in the neighborhood. Common materials in San Luis
Obispo are smooth, troweled, or sand-finished stucco, wood, horizontal clapboard siding, shingles, brick, and stone.
F. Exterior colors. Color schemes for infill residential structures should consider the colors of existing houses in the
neighborhood, to maintain compatibility.
4 Zoning Regulations Section 17.16.050.E(1): Where fences or walls are located on retaining wall, the height of the
retaining wall shall be considered as a part of the overall height of the fence or wall. Walls or fences mus t have a
minimum spacing of five feet to be considered separate structures for the purpose of measuring overall height.
Figure 2: View of the proposed trellis within the street
yard and the retaining walls and guardrail
Packet Page 5
ARC 1209-2017
(3063 Rockview Place)
Page 6
neighborhood, considers human scale by terracing the retaining walls which reduce the overall
height of the walls, provides an open, transparent design, and includes extensive landscaping.
4.0 ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) of Environmental Impact is out for public review as of
June 9, 2018. The MND is available online for public review at:
http://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-1957. The Planning Commission will review the
MND and make a recommendation to the City Council. The City Council will take final action
on the environmental determination.
6.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution
(Attachment 1) as conditions of approval, where appropriate.
7.0 ALTERNATIVES
7.1. Continue the project with direction to the applicant and staff on pertinent issues.
7.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
8.0 ATTACHMENTS
1. Draft ARC Resolution
2. Project Plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
Packet Page 6
RESOLUTION NO. ARC- -18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL
REVIEW APPROVAL OF EIGHT (8) TWO-STORY RESIDENTIAL
UNITS WITH AA FENCE HEIGHT AND A FRONT YARD SETBACK
EXCEPTIONS AS PART OF A COMMON-INTEREST SUBDIVISION AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JUNE 18, 2018; 3063 ROCKVIEW PLACE (R-2-S & C/OS ZONE; ARC
1209-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on June 18, 2018, pursuant to a proceeding instituted under ARCH-1209-2017,
Teixiera Capital Partners III LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-1209-2017), based on 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 intention of the
site’s Medium Density Residential zoning designation and will be subject to conformance
with all applicable building, fire, and safety codes.
2. The project design maintains consistency with the Community Design Guidelines by
providing architectural design that complements the character, height and scale of the
surrounding neighborhood.
3. The project is consistent with the Community Design Guidelines because it provides a
cohesive cluster of residences with articulation and a mix of finish materials that create
interest and compatibility with the architecture in the neighborhood.
4. The project is consistent with the Hillside Development guidelines because the project
minimizes the visibility of the project and preserves the natural character of the hillside.
ATTACHMENT 1
Packet Page 7
Resolution No. ARC- -18
3063 Rockview Place, ARCH-1209-2017
Page 2
5. As proposed, no public purpose is served by strict compliance with the City’s fence height
standards because the fence poses no sight distance problems.
6. The subject fence stands at a maximum height of 6.5 feet. According to the City’s Zoning
Regulations, this is 2.14 feet taller than would be allowed by right along the other yard
property line.
7. No useful purpose would be realized by requiring full setbacks because no significant fire
protection, emergency access, privacy or security impacts are anticipated.
8. The proposed eleven-foot front yard setback exception from the front property is warranted
to allow a trellis feature that adds architectural interest and enjoyment of the property.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Community Development Department - Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperat e
in the defense against an Indemnified Claim.
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 of project approvals listed as sheet number 2.
3. 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.
4. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Plans shall clearly note that all stucco surfaces
are not a sprayed-on product and have a smooth hand-troweled or sand finish appearance
to the satisfaction of the Community Development Director.
5. The locations of all exterior lighting, including bollard style landscaping or path/parking
lighting, shall be included in plans submitted for a building permit. All wall-mounted
lighting fixtures shall be clearly called out on building elevations included as part of
working drawings. All wall-mounted lighting shall complement building architecture,
ATTACHMENT 1
Packet Page 8
Resolution No. ARC- -18
3063 Rockview Place, ARCH-1209-2017
Page 3
subject to the approval of the Community Development Director. The lighting schedule for
the building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
6. Plans submitted for a building permit shall clearly depict the type of bicycle racks
proposed, location and dimensions of all short and long-term bicycle parking. Sufficient
detail shall be provided about the placement and design of bike racks to demonstrate
compliance with relevant Engineering Standards and Community Design Guidelines, to
the satisfaction of the Public Works and Community Development Directors.
7. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the 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, to the approval of the Community Development Director.
8. Mechanical and electrical equipment shall be located internally. 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 adequately screen them. A
line-of-sight diagram may be required to confirm that proposed screening will be adequate.
This condition applies to initial construction and later improvements.
9. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the 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.
10. 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. Street trees species shall comply with City standards.
ATTACHMENT 1
Packet Page 9
Resolution No. ARC- -18
3063 Rockview Place, ARCH-1209-2017
Page 4
Community Development Department - Engineering
11. Complete frontage improvements and utility services shall be provided as a condition of
development. The building plan submittal shall show and note compliance with the City
Engineering Standards in effect at the time of submittal. The most current Standards were
updated and adopted in May of 2018.
12. The building plan submittal shall show and note compliance with any pertinent subdivision
conditions of approval.
13. An offer of dedication for the sidewalk widening to 6’ along with a public pedestrian
access easement for the ADA sidewalk extension behind the driveway approach will be
required prior to building permit issuance or in conjunction with the map recordation.
14. A separate 10’ PUE and Street Tree easement will be required in conjunction with the
development project and/or map recordation.
15. All new wire utilities to serve the proposed units shall be underground from the existing
overhead service. Unless otherwise approved to the satisfaction of the of the Public Works
Director and Community Development Director, the undergrounding to serve the new units
shall be completed with no net increase in wood utility poles.
16. Existing water and sewer services shall be shown to comply with City Engineering
Standards or shall be abandoned at the main in accordance with the standards. The building
and/or subdivision improvement plan submittal shall clarify whether a separate common
landscape irrigation meter or sub-meter is required for this development. The City
Engineering Standards limit meter manifold construction to 4 – 1” meters.
17. Excavations along the property lines and adjacent to neighboring development property
shall comply with any applicable sub-adjacent excavation and notification provisions of
the California Building Code and prevailing State law.
18. An OSHA excavation permit will be required prior to grading and/or building permit
issuance.
19. A separate demolition permit application will be required for the removal of the existing
structures. The application and permit process is subject to the prescriptive requirements
of the demolition regulations including the required legal notices (during a period of 90
days) offering the buildings for relocation if over 50-years old.
20. A complete grading and drainage plan, final drainage report, and Post Construction
Stormwater Regulation compliance documentation will be required in conjunction with the
building permit plan submittal.
ATTACHMENT 1
Packet Page 10
Resolution No. ARC- -18
3063 Rockview Place, ARCH-1209-2017
Page 5
21. The drainage report shall include an analysis of the existing upslope watershed that is
tributary to this property. The project shall show how any existing run-on will be received
and conveyed to an approved outlet. The collection and conveyance of the offsite drainage
shall include analysis and provisions for a safe-overflow system.
22. The final Post Construction Stormwater Regulation documentation shall show and note
compliance with the harvesting, infiltration, or evapotranspiration provisions for
Performance Requirement 2 or shall justify the inability to use these BMP’s before
dropping down to the bio-filtration option. A treatment train including a mix of BMP’s
could be supported.
Fire Department
23. This project appears to be comprised of R3 occupancy single family and duplex dwellings.
Fire sprinklers conforming to NFPA 13D are required of the domestic meter. The building
plan submittal shall remove the reference to 4” fire line.
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 18th day of June 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
Packet Page 11
ARCHITECTSTUDIO 2G ARCHITECTS, LLPARCHITECT: HEIDI GIBSON1541 MARSH ST SAN LUIS OBISPO, CA 93401P:805.594.0771OWNER / CLIENTCONTACT: KEVIN TEIXIERA755 SANTA ROSA STREET, STE 300SAN LUIS OBISPO, CA 93401P: 805.698.3520PROJECT TEAMSYMBOL LEGENDSheet NumberSection Cut Reference Indicates Direction Of ViewA7.0-AExit SignRefer to Life Safetly Plans and'E' sheets for locations and requirements.A7.0-ASheet NumberInterior Elevation Reference NumberIndicates Direction Of ViewEXITDoor ID - Refer To Sheet A3.0#Window ID - Refer To Sheet A3.1AROCKVIEW MODERNSVICINITY MAPSCALE: NTSPROJECT INFOSITE SUMMARYPROJECT DESCRIPTIONAPN:004-584-004ZONE:R-2CONSTRUCTION TYPE:ADDRESS: 3063 Rockview Place San Luis Obispo, CA 93401 STRUCTURAL AND CIVIL ENGINEERASHLEY & VANCE ENGINEERINGENGINEER:1413 MONTEREY STSAN LUIS OBISPO, CA 93401P:805.545-0010BUILDING MAINTENANCE AND OPERATIONAt the time of final inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency, which includes all of the following shall be placed in the building:1. Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure.2. Operation and maintenance instructions for the following:A. Equipment and appliances, including water-saving devices and systems, HVAC systems, water-heating systems and other major applicances and equipment.B. Roof and yard drainage, including gutters and downspoutsC. Space conditioning systems, including condensers and air filtersD. Landscape irrigation systems.E. Water reuse systems3. Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations.4. Public transportation and/or carpool options available in the area.5. Educational material on the positive impacts of an interior relative humidity between 30-60% and what methods an occupant may use to maintain the relative humidity level in that range.6. Information about water-conserving landscape and irrigation design and controllers which conserve water7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5'0" away from the foundation8. Information on required routine maintenance measures, including, but not limited to, caulking, painting, grading around the building....etc.9. Information about state solar energy and incentive programs available.10. A copy of all special inspection verifications required by the enforcing agency or this code.AGENCIES & UTILITIESCITY BUILDINGCOUNTY GOVERNMENT CTR.SAN LUIS OBISPO, CA 93401805.781.5600CITY PLANNINGCOUNTY GOVERNMENT CTR.SAN LUIS OBISPO, CA 93401805.781.5600CITY LAW ENFORCEMENT1585 KANSAS AVE.SAN LUIS OBISPO, CA805.781.4550PG & E4325 HIGUERA STREETSAN LUIS OBISPO, CA805.546.5247CDF / SLO COUNTY FIRE635 N. SANTA ROSA ST.SAN LUIS OBISPO, CA805.543.4248SBC / AT&TSERVICE CENTER1.800.310.2355 (RESIDENTIAL)1.800.750.2355 (BUSINESS)THE GAS COMPANYBUILDER SERVICES750 INDUSTRIAL WAYSAN LUIS OBISPO, CA 934011.818.700.3693CITY HEALTH2191 JOHNSON AVE.SAN LUIS OBISPO, CA805.781.5500UNDERGROUND SERVICES1.800.642.2444PROJECT REQUIREMENTSThis project shall comply with the 2016 California Building Code (CBC) and/or the California Residential Code (CRC).Codes: All construction shall conform to the following codes: 2016 California Building Code Vol. 1 & 2 (2015 IBC) 2016 California Residential Code (2015 IRC) 2016 California Electrical Code (2014 NEC) 2016 California Mechanical Code (2015 UMC) 2016 California Plumbing Code (2015 UPC) 2016 California Energy Code 2016 California Fire Code (2015 IFC) 2016 Green Building Standards Code (CALGreen Code) San Luis Obispo County Buildling and Construction Ordinance Title 19 San Luis Obispo County Coastal Zone Land Use Ordinance Title 23 San Luis Obispo County Fire Code Ordinance Title 16 San Luis Obispo County Land Use Ordinance Title 22NFPA National Fire Codes, all other codes and ordinances adopted by the agencies having jurisdiction over this project.All Amendments to the CA Codes adopted by the County of San Luis Obispo, and all other codes, regulations, and approvals established by the County of San Luis Obispo. this project is primarily governed by the CA Residential Code; only engineered structural components are subject to the CBC.All work located within the public right of way or within the jurisdiction of the County Utilities and Public Works Departments shall comply with the most current edition of the engineering standards and standards specifications.SOILS REPORTThe geotechnical engineering report prepared by Geo Solutions, Inc for Rockview Moderns subdivision at 3063 Rockview Place San Luis Obispo CA 93401PERMITS & SPECIAL INSPECTIONS:Structural Special Inspections: Refer to Structural Sheet Green Point Rated Checklist Verification provided by Central Coast Energy Compliance.STATEMENT OF COMPLIANCEThis project has been designed in accordance with and meets the City of San Luis Obispo Adopted code and ordinance requirements including, but not limited to the California State Accessibility Standards and I/We will be responsible for all clarifications deemed necessary during the construction phases.SignatureDateCLIMATE ZONE:SITE*ELECTRIAL ENGINEERTHOMA ENGINEERINGENGINEER: JAMES DEAN3562 EMPLEO STE CSAN LUIS OBISPO, CA 93401P:805.543.3850SOILSGEOSOLUTIONS, INCENGINEER: PATRICK B MCNEILL220 HIGH STREETSAN LUIS OBISPO, CA 93401P:LANDSCAPE ARCHITECTPLIEN AIRELANDSCAPE ARCHITECT: KEVEN SMALL2615 SKYWAY DRIVE STE BSANTA MARIA CA 93455P:805.349.9695§§MECHANICAL/PLUMBING ENGINEERBRUMMEL MYRIC & ASSOCIATESARCHITECT: BEN BABB100 CROSS STREETSAN LUIS OBISPO, CA 93401P:805.544.42693063 ROCKVIEW PLACE, SAN LUIS OBISPO CA 93401ENERGY COMPLIANCECCEC ENGINEER: MICHELLE DUNN1675 GRANACHE WAYTEMPLETON CA 93465P:805.434.3844BOTANICAL SURVEYTERRA VERDE ENVIRONMENTALBOTANIST: BROOK LANGLE3765 SOUTH HIGUERA ST STE 102SAN LUIS OBISPO, CA 93401P:805.896.5479Type VZone 5AREASPROPERTY DEVELOPMENT STANDARDS SIDEWALK 301 SQ FT. DENSITYHILLSIDE SUBDIVISION §16.18.130OPEN SPACE EASEMENT §18.18.130AATTACHMENT 2Packet Page 12
THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401ZRBKBB05.03.201817110TITLE SHEETC-0.11.2.3.4.5.226119CLIENT:TEIXEIRA CAPITAL PARTNERS III LLC755 SANTA ROSA, SUITE 300SAN LUIS OBISPO, CA 93401ARCHITECT:STUDIO 2G ARCHITECTS, LLP1540 MARSH STREET, SUITE 230SAN LUIS OBISPO, CA 93401GEOTECHNICAL: GEOSOLUTIONS, INC.PATRICK MCNEILL220 HIGH STREETSAN LUIS OBISPO, CA 93401SURVEYOR:JON McKELLAR2605 SOUTH MILLER STSUITE 107SANTA MARIA, CA 93455APN: 004-584-004SITE AREA: 0.89 ACAREA DISTURBED: 0.63 ACGRADING INFORMATION*CUT QUANTITY: 2,900 CUBIC YARDSFILL QUANTITY: 600 CUBIC YARDSNET QUANTITY: 2,300 CUBIC YARDS EXPORT*NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSESONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TOCLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES ANDFOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES AREBASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES ANDPROPOSED FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THEPLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THECONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OFPREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE SHALLINCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTHMATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTH MATERIALS.ELECTRICITY: P G & E COMPANY406 HIGUERA STSAN LUIS OBISPO, CA 93401805-743-5000NATURAL GAS: SOUTHERN CALIFORNIA GAS COMPANYP.O. BOX CMONTEREY PARK, CA 91756(800)-427-2200TELEPHONE: A T & T994 MILL ST.SAN LUIS OBISPO, CA 934021-800-750-2355CABLE TV: CHARTER COMMUNICATIONS7775 SAN LUIS AVE.ATASCADERO, CA 93422WATER/SEWER: CITY OF SAN LUIS OBISPOUTILITIES DEPARTMENT879 MORRO STSAN LUIS OBISPO, CA 93401SHEET SHEET TITLEC-0.1TITLE SHEETC-0.2NOTES SHEETC-2.1GRADING AND DRAINAGE PLANC-3.1UTILITY PLANC-4.1DETAIL SHEETC-5.1EROSION CONTROL PLANC-5.2EROSION CONTROL DETAILSEXISTING SURVEY INFORMATION FROM PLAN PREPARED BY JON McKELLAR DATEDMAY 2017.BASIS OF BEARINGS: BASIS OF BEARINGS IS THE CENTERLINE OF ROCKVIEWPLACE.BENCHMARK: THE LOCAL BENCHMARK IS THE MONUMENT LOCATED IN THE TOP OFTHE WESTERLY CURB NEAR THE INTERSECTION OF ROCKVIEW PLACE ANDSWEENEY, (BM #345)ELEVATION 243.41', NAVD 88NOTE:1. SURVEY INFORMATION IN THIS PLAN SET IS NOT A BOUNDARY SURVEY.PROPERTY LINES, SETBACKS, AND EASEMENT INFORMATION SHOWN IS FORREFERENCE ONLY.2. CONFIRM BENCHMARK DATA AND CONDITION WITH PROJECT SURVEYOR PRIORTO USE. THE SURVEYOR MUST PROVIDE THE ENGINEER WITH THE SURVEYCONTROL NOTES, CONTROL COORDINATES, AND SURVEY NOTES.SURVEY MONUMENT PROTECTION:PROTECT AND PRESERVE, IN PLACE, ALL SURVEY MONUMENTS AND BENCHMARKS.DO NOT DISTURB, MOVE, OR RELOCATE MONUMENTS OR BENCHMARKS WITHOUTTHE PRIOR REVIEW AND APPROVAL BY THE AGENCY HAVING JURISDICTION OVERTHE MONUMENT OR BENCHMARK. THE CONTRACTOR SHALL CONTRACT WITH ALICENSED SURVEYOR FOR MONUMENTS REQUIRING DISTURBANCE OR REMOVAL,AND THE SURVEYOR SHALL RESET THE MONUMENTS OR PROVIDE PERMANENTWITNESS MONUMENTS AND FILE THE REQUIRED DOCUMENTATION WITH THEAUTHORITY HAVING JURISDICTION, PURSUANT TO ALL APPLICABLE BUSINESS ANDPROFESSIONAL CODES.Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\17110 - Rockview Moderns (Civil) - VHI\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.1, May 03, 2018 9:25pm, ZachPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, Cwww.ashleyvance.comC I V I L S T R U C T U R A L113 W. Chestnut StreetBellingham, WA 98225(360) 746-8020 (805) 545-0010Phone Ext.:Phone Ext.:THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGPRIOR TO COMMENCING OF ANYEXCAVATION, DIGGING, POT HOLING,ETC. CALL DIG ALERT FOR ASSIGNMENTOF AN INQUIRY ID NUMBER, BECAUSENO EARTH WORK SHALL COMMENCEUNLESS THE CONTRACTOR HASOBTAINED THIS AND EACH UTILITY OROWNER OF SUBSURFACE FACILITIESHAS LOCATED AND MARKED THEIRSUBSURFACE FACILITIES IN THE AREAOF WORK.SURVEY NOTESLEGENDVICINITY MAPPROJECT SITENDIG ALERTPROJECT INFORMATIONUTILITY PURVEYORSSHEET INDEXSTORM DRAINAGEWATER SERVICEGASSANITARY SEWERPOWER ELECTRICALDITCH / FLOWLINEGRADING LIMITPROPERTY LINESETBACK LINECENTERLINESAWCUTPROPOSED STRUCTUREEXISTING STRUCTURE / WALLPROPOSED ROOF LINEPROPOSED RETAINING WALLSILT FENCEFIBER ROLLSTORMDRAIN INLET PROTECTIONCONSTRUCTION ENTRANCESDWGSEAC ASPHALTIC CONCRETEBLDG BUILDINGBCR BEGIN CURB RETURNBVC BEGIN VERTICAL CURVEBW BOTTOM OF WALLCB CATCH BASINC/L CENTERLINECMU CONCRETE MASONRY UNITCONC CONCRETEDW DRIVEWAYECR END CURB RETURNEG EXISTING GRADEEP EDGE OF PAVEMENTEVC END VERTICAL CURVEFF FINISHED FLOORFG FINISHED GRADEFH FIRE HYDRANTFL FLOW LINEFS FINISHED SURFACEGB GRADE BREAKIE INVERT ELEVATIONINV INVERTLA LANDSCAPE AREANG NATURAL GRADEPA PLANTER AREAPCC PORTLAND CEMENTCONCRETEP/L PROPERTY LINEPOC POINT OF CONNECTIONPS PARKING STRIPEPVC POLYVINYL CHLORIDERW RIGHT OF WAYSD STORM DRAINSG SUB-GRADE ELEVATIONSS SANITARY SEWERTC TOP OF CURB, CONCRETETF TOP OF FOOTINGTG TOP OF GRATETW TOP OF WALLVC VERTICAL CURVESTANDARD ABBREVIATIONSALL WORK, MATERIALS, METHODS, ETC. SHALL CONFORM TO ALL GOVERNINGCODES AND REGULATIONS THAT ARE CURRENTLY IN EFFECT:2016 CALIFORNIA ADMINISTRATIVE CODE (CAC)TITLE 24, PART 1 CALIFORNIA CODE OF REGULATIONS (CCR),2016 CALIFORNIA BUILDING CODE (CBC)TITLE 24, PART 2 CCR BASED ON 2015 IBC AND 2016 CA AMENDMENTS,2016 CALIFORNIA RESIDENTIAL CODE (CRC)TITLE 24, PART 2.5 CCR BASED ON 2015 IRC AND 2016 CA AMENDMENTS,2016 CALIFORNIA ELECTRICAL CODE (CEC)TITLE 24, PART 3 CCR BASED ON 2014 NATIONAL ELECTRICAL CODE (NEC),2016 CALIFORNIA MECHANICAL CODE (CMC)TITLE 24, PART 4 CCR BASED ON 2015 UNIFORM MECHANICAL CODE (UMC),2016 CALIFORNIA PLUMBING CODE (CPC)TITLE 24, PART 5 CCR BASED ON 2015 UNIFORM PLUMBING CODE (UPC),2016 CALIFORNIA ENERGY CODE (CENC)TITLE 24, PART 6 CCR,2016 CALIFORNIA FIRE CODE (CFC)TITLE 24, PART 9 CCR BASED ON 2015 IFC,2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN)TITLE 24, PART 11 CCR AND 2016 CA AMENDMENTS,2016 CALIFORNIA REFERENCE STANDARDS CODETITLE 24, PART 12 CCR,2014 COUNTY OF SAN LUIS OBISPO CONSTRUCTION AND FIRE CODES.GOVERNING BUILDING CODESIPFRFRSFATTACHMENT 2Packet Page 13
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\17110 - Rockview Moderns (Civil) - VHI\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.2, May 03, 2018 9:26pm, ZachPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, Cwww.ashleyvance.comC I V I L S T R U C T U R A L113 W. Chestnut StreetBellingham, WA 98225(360) 746-8020 (805) 545-0010Phone Ext.:Phone Ext.:THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401ZRBKBB05.03.201817110NOTES SHEETC-0.21.2.3.4.5.226119TRENCHING AND BACKFILL NOTES:1. ALL TRENCHING, BEDDING AND BACKFILL MATERIAL AND CONSTRUCTION, SHALL BE IN ACCORDANCEWITH THESE PLANS INCLUDING THE PIPE TRENCH DETAIL.2. TRENCH OR STRUCTURE EXCAVATION SUBGRADE SHALL BE OBSERVED BY THE GEOTECHNICALENGINEER PRIOR TO PLACEMENT OF BEDDING MATERIAL OR FORMS. WET OR UNSTABLE SOILENCOUNTERED IN THE BOTTOM OF THE EXCAVATION AND DEEMED BY THE GEOTECHNICAL ENGINEERTO BE INCAPABLE OF PROPERLY SUPPORTING THE PIPE OR STRUCTURE BEING CONSTRUCTED,SHALL BE REMOVED TO THE DEPTH RECOMMENDED BY THE GEOTECHNICAL ENGINEER AND THEEXCAVATION BACKFILLED TO THE BOTTOM OF THE PIPE OR STRUCTURE GRADE WITH SUITABLEMATERIAL RECOMMENDED BY THE GEOTECHNICAL ENGINEER.3. WATER ENCOUNTERED IN TRENCH OR STRUCTURE EXCAVATION SHALL BE REMOVED BY THECONTRACTOR TO THE SATISFACTION OF THE GEOTECHNICAL ENGINEER TO PROVIDE DRYCONDITIONS DURING CONSTRUCTION OF PIPE OR STRUCTURE.4. BEDDING AND BACKFILL MATERIAL AND COMPACTED DENSITY, SHALL BE TESTED FOR COMPLIANCEWITH APPLICABLE REQUIREMENTS BY THE GEOTECHNICAL ENGINEER.5. BEDDING AND PIPE ZONE BACKFILL MATERIAL, SHALL BE COMPACTED TO NOT LESS THAN 95% OFMAXIMUM DENSITY. TRENCH BACKFILL SHALL BE COMPACTED TO NOT LESS THAN 90% OF MAXIMUMDENSITY. THE UPPER 12" BELOW THE BASE OR SUB-BASE COURSE IN PAVED AND OTHER TRAFFICAREAS AND BELOW THE CONCRETE OR SAND COURSE IN WALKWAY AREAS SHALL BE COMPACTED TONOT LESS THAN 95% OF MAXIMUM DENSITY. BACKFILL COMPACTION SHALL BE TESTED FORCOMPLIANCE WITH THESE REQUIREMENTS IN ACCORDANCE WITH ASTM D-1557, LATEST REVISION,AND REPORTED BY THE GEOTECHNICAL ENGINEER.6. CLASS I OR CLASS II (TRENCH) BACKFILL SHALL NOT BE PLACED UNTIL BEDDING AND INITIAL (PIPEZONE) BACKFILL HAVE BEEN OBSERVED, TESTED AND APPROVED.7. COMPACTION BY FLOODING OR JETTING IS NOT PERMITTED.8. CONTRACTOR SHALL REVIEW THE GEOTECHNICAL REPORT(S), THE PROJECT WORK AREA ANDVICINITY, AND SHALL FAMILIARIZE HIMSELF WITH THE WORK AREA CONDITIONS. CONTRACTOR SHALLMAKE HIS OWN DEDUCTIONS AND CONCLUSIONS AS TO HOW EXISTING SURFACE AND SUB-SURFACECONDITIONS WILL AFFECT OR BE AFFECTED BY HIS CONSTRUCTION OPERATIONS, INCLUDING THENATURE OF MATERIALS TO BE EXCAVATED. THE DEGREE OF DIFFICULTY ASSOCIATED WITH MAKINGAND MAINTAINING THE REQUIRED EXCAVATIONS, AND THE DEGREE OF DIFFICULTY WHICH MAY ARISEFROM SUBSURFACE CONDITIONS INCLUDING GROUNDWATER, AND SHALL ACCEPT FULLRESPONSIBILITY THEREOF.9. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROTECT THE INTEGRITY OF EXISTING PAVEMENTALONG AND BEHIND THE TRENCH SAWCUT LINES DURING CONSTRUCTION. IF THIS PAVEMENT ISBROKEN-OFF OR OTHERWISE DAMAGED BEFORE NEW PAVEMENT IS PLACED, CONTRACTOR SHALLSAWCUT A NEW CONFORM LINE PARALLEL WITH, FULL LENGTH OF, AND SUFFICIENT DISTANCE(1-FOOT MINIMUM) BEHIND ORIGINAL SAWCUT SO AS TO REMOVE DAMAGED PAVEMENT AND / ORIRREGULARITY ALONG THE CONFORM LINE.GENERAL GRADING NOTES:1. GRADING SHALL BE IN CONFORMANCE WITH RECOMMENDATIONS MADE BY THE GEOTECHNICALENGINEER DURING OBSERVATION AND TESTING OF SITE DEMOLITION, PREPARATION, GRADING, ANDDEVELOPMENT WORK. FOR ANY CONFLICT BETWEEN THESE PLANS AND THE RECOMMENDATIONSAND/OR SPECIFICATIONS OF THE GEOTECHNICAL ENGINEER, THE MORE STRINGENT PROVISIONSHALL GOVERN.2. AREAS TO BE GRADED SHALL BE CLEARED OF ALL VEGETATION (EXCEPT TREES INDICATED TOREMAIN), INCLUDING ROOTS AND ROOT STRUCTURES, OTHER ORGANIC MATERIAL, DEBRIS,NON-COMPLYING FILL, AND OTHER MATERIAL UNSUITABLE FOR SUPPORT OF FILL AND/OR PROPOSEDIMPROVEMENTS, AS RECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THEGEOTECHNICAL ENGINEER. CALL THE INSPECTOR FOR INITIAL INSPECTION.3. ALL UNSUITABLE SOIL MATERIALS AND RUBBISH AND DEBRIS RESULTING FROM DEMOLITION ANDGRADING OPERATIONS SHALL BE REMOVED FROM THE JOB SITE; TRANSPORTED TO A SUITABLELOCATION AND DISPOSED OF IN A PROPER AND LEGAL MANNER.4. AREAS TO RECEIVE FILL MATERIAL AND AREAS TO RECEIVE BUILDINGS, EXTERIOR SLABS, WALKWAYS,WALLS, PAVEMENT AND OTHER STRUCTURAL IMPROVEMENTS SHALL BE PREPARED ASRECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THE GEOTECHNICAL ENGINEER.RECOMMENDATIONS FOR OVER EXCAVATION, ADDITIONAL SCARIFICATION, BACKFILL ANDRECOMPACTION ARE CONTAINED IN THE PROJECT GEOTECHNICAL REPORT REFERENCED IN THEGENERAL NOTES ON THESE PLANS.5. PRIOR TO PLACEMENT OF FILL AND BACKFILL MATERIAL, THE PREPARED AREA SHALL BE INSPECTEDAND APPROVED BY THE INSPECTOR. THE GEOTECHNICAL ENGINEER SHALL ALSO OBSERVE THEAREAS TO BE FILLED. ALLOW A MINIMUM 48-HOUR NOTICE. FILL AND BACKFILL PLACED ON THEPREPARED AREA WITHOUT THE REQUIRED OBSERVATION SHALL BE REMOVED.6. ALL FILL MATERIAL, WHETHER EXCAVATED ON-SITE OR IMPORTED FROM OFF-SITE, SHALL BE TESTEDAND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACEMENT. IMPORTED FILL MATERIALSHALL BE EQUAL TO OR BETTER IN QUALITY THAN THE ON-SITE SOILS AND SHALL CONFORM TO THERECOMMENDATION OF THE GEOTECHNICAL ENGINEER. THE GEOTECHNICAL ENGINEER SHALL TESTAND APPROVE THE SOIL PROPOSED FOR IMPORT FOR STRUCTURAL FILL PRIOR TO IMPORTATION TOTHE SITE. THE LANDSCAPE ARCHITECT AND THE GEOTECHNICAL ENGINEER SHALL TEST ANDAPPROVE THE SOIL PROPOSED FOR IMPORT FOR LANDSCAPE AREA SURFACE MATERIAL PRIOR TOIMPORTATION TO THE SITE.7. CONTRACTOR SHALL REFER TO THE FOLLOWING AS APPLICABLE:- ARCHITECT'S PLANS FOR ADDITIONAL GRADING REQUIREMENTS IN BUILDING AREAS.- LANDSCAPE ARCHITECT'S PLANS FOR TREE PRESERVATION REQUIREMENTS AND FOR SUBGRADEALLOWANCES IN LANDSCAPE AREAS.- PUBLIC IMPROVEMENT PLANS FOR INTERFACING WITH PUBLIC GRADING, PAVING, STORMDRAINAGE AND UTILITY IMPROVEMENTS.8. WHERE PLANTER AREAS ARE SHOWN ON THE PLANS ADJACENT TO BUILDINGS AND ARE CONTAINEDBY WALKS / FLATWORK LESS THAN 8" BELOW BOTTOM OF SILL PLATE OR WHERE ADJACENT FINISHGRADE OUTSIDE A BUILDING IS SHOWN TO BE LESS THAN 8" BELOW BOTTOM OF SILL PLATE, IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THAT BUILDING PLANS CALL FOR APPROPRIATEDAMPPROOF OR WATERPROOF CONSTRUCTION AND IS CONSTRUCTED IN ACCORDANCE WITH ALLBUILDING APPLICABLE CODE REQUIREMENTS.9. PLAN ELEVATIONS SHOWN ON SOIL AND LANDSCAPED AREAS ARE FINISH GRADE (FINISH SURFACE)ELEVATIONS INTENDED TO ESTABLISH SURFACE DRAINAGE CONTROL FOR THESE AREAS. DURINGGRADING OPERATIONS, THICKNESSES (SUBGRADE ALLOWANCES) SPECIFIED BY LANDSCAPEARCHITECT FOR TURF, WOOD CHIPS, MULCH, ETC. SHALL BE SUBTRACTED FROM THESE ELEVATIONSTO ESTABLISH FINISH SUBGRADE.10. BEFORE PLACEMENT OF AGGREGATE BASE OR SUBBASE MATERIAL IN PAVEMENT AREAS, THESUBGRADE SOIL SHALL BE REVIEWED AND TESTED BY THE GEOTECHNICAL ENGINEER. DURINGPAVING OPERATIONS, STRUCTURAL SECTION COMPACTION SHALL BE OBSERVED AND TESTED BY THEGEOTECHNICAL ENGINEER.11. QUALITY REVIEW AND REPORTING REQUIREMENTS.A. GRADING AND IMPROVEMENTS FOUND NOT IN CONFORMANCE WITH APPROVED PLANS AND DESIGNINTENT SHALL BE CORRECTED BY CONTRACTOR AT CONTRACTOR'S EXPENSE. ADDITIONALSURVEYING TO CONFIRM ELEVATIONS AFTER CORRECTIVE MEASURES SHALL ALSO BE ATCONTRACTOR'S EXPENSE.REQUIREMENTS FOR VARIOUS SURFACING CONDITIONS ARE AS FOLLOWS:-DIRT: NOT LESS THAN 2% (1/4" PER FOOT) SLOPE IN DIRECTION OF SURFACE DRAINAGE AND 0.10FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION-A.C. PAVEMENT: NOT LESS THAN 1% (1/8 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.04 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION- CONCRETE: NOT LESS THAN 0.5% (1/16 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.02 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATIONUNLESS NOTED OTHERWISE ON PLANS.STORM DRAIN NOTES:1. ALL PRIVATE STORM DRAIN MATERIAL AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESEPLANS, INCLUDING THE PIPE TRENCH DETAIL.2. CONTRACTOR SHALL SCHEDULE STORM DRAIN WORK AHEAD OF OTHER UNDERGROUND CONDUITCONSTRUCTION.3. GRAVITY STORM DRAIN WORK SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEEDUPSTREAM.4. POLYVINYL CHLORIDE (PVC) PIPE FOR 4" THROUGH 15" SIZE SHALL COMPLY WITH THE MOST RECENTISSUE OF ASTM STANDARD D-3034 (SDR 35). PVC PIPE SHALL HAVE AN INTEGRALLY MOLDED BELL ORSOCKET END FOR GASKETED JOINT ASSEMBLY. JOINTS AND GASKETS SHALL COMPLY WITH THEMOST RECENT ISSUE OF ASTM STANDARD D-3212 AND F-477, RESPECTIVELY. PVC PIPE INSTALLATIONSHALL COMPLY WITH UNI-BELL PLASTIC PIPE ASSOCIATION STANDARD UNI-B-5, LATEST REVISION. PVCPIPE CONNECTIONS TO MANHOLES, CATCH BASINS AND OTHER CONCRETE STRUCTURES SHALL BECONSTRUCTED WITH WATERSTOP AT MIDPOINT OF STRUCTURE WALL PENETRATION. WATERSTOPSHALL BE PVC CONCRETE MANHOLE ADAPTER (4" THROUGH 12" PIPE) OR LARGE DIAMETERWATERSTOP AS MANUFACTURED BY FERNCO, OR EQUIVALENT APPROVED BY THE ENGINEER.5. HIGH DENSITY POLYETHYLENE (HDPE) PIPE AND FITTINGS FOR 4" THROUGH 48" SIZE SHALL BEN-12PROLINK WT (WATERTIGHT) SERIES AS MANUFACTURED BY ADVANCED DRAINAGE SYSTEMS, INC.(ADS). UNLESS NOTED OTHERWISE. LATERAL CONNECTIONS TO MAINLINES SHALL BE MADE USINGMANUFACTURER'S WATERTIGHT REDUCING FITTINGS. PIPE AND FITTING INSTALLATION SHALL BE INACCORDANCE WITH MANUFACTURER'S RECOMMENDED PROCEDURES. CONNECTIONS TO CONCRETESTRUCTURES SHALL BE CONSTRUCTED WATERTIGHT USING MANUFACTURER'S RECOMMENDEDMATERIALS AND METHODS.6. GRATED CATCH BASINS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE PLAN DETAIL SHOWNHEREON.7. QUALITY REVIEW AND REPORTING MEASUREMENTS.A. CONTRACTOR SHALL REQUEST INSPECTION BY ENGINEER OF WORK AFTER INSTALLATION ANDASSEMBLY OF STORM DRAINAGE PIPING, BUT BEFORE COVERING.B. CONTRACTOR SHALL REQUEST INSPECTION BY ENGINEER OF WORK AFTER FORMING AND PLACINGREINFORCING STEEL FOR CAST-IN-PLACE DRAINAGE STRUCTURES, BUT BEFORE SCHEDULING THECONCRETE POUR.C. WITHIN TEN (10) WORKING DAYS OF COMPLETION OF THE STORM DRAIN SYSTEM AND BEFORECONSTRUCTION OF PAVEMENT, WALKWAYS AND OTHER PERMANENT SURFACE IMPROVEMENTS,CONTRACTOR SHALL PROVIDE A CONSTRUCTION RECORD DRAWING OF THE SYSTEM TO INCLUDETOP OF GRATE OR COVER AND INLET AND OUTLET INVERT ELEVATIONS OF ALL STORM DRAINSTRUCTURES. ELEVATION MEASUREMENTS SHALL BE ACCURATE TO 0.01 FEET.D. UPON COMPLETION OF CONSTRUCTION OF THE STORM DRAIN SYSTEM AND WITH 48 HOURS NOTICETO ENGINEER OF WORK, CONTRACTOR SHALL THOROUGHLY CLEAN AND WASH DOWN ALL INLETSAND STORM DRAIN PIPING USING FIRE HYDRANT FLOWS.DEMOLITION NOTES:1. THE EXISTENCE AND APPROXIMATE LOCATIONS OF ANY UNDERGROUND UTILITIES OR STRUCTURESSHOWN ON THESE PLANS ARE OBTAINED BY THE AVAILABLE RECORDS PROVIDED. THE CIVILENGINEER ASSUMES NO LIABILITY AS TO THE EXACT LOCATION OF SAID LINES, NOR FOR UTILITY ORIRRIGATION LINES WHOSE LOCATIONS ARE NOT SHOWN. THE CONTRACTOR SHALL BE RESPONSIBLEFOR NOTIFYING ALL UTILITY COMPANIES PRIOR TO WORK OR POTHOLE TO DETERMINE THE EXACTLOCATIONS OF ALL LINES AFFECTING THIS WORK, WHETHER OR NOT SHOWN HEREON. THECONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO OR PROTECTION OF ALL EXISTINGUTILITY LINES.2. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION OF THE SITE AND SHALL REMOVE ANDDISPOSE OF ALL STRUCTURES ABOVE AND OR BELOW GROUND UNLESS NOTED OTHERWISE. ANYHAZARDOUS MATERIALS ENCOUNTERED SHALL BE HANDLED AND REMOVED AS REQUIRED BY LOCALAND/OR STATE LAWS AT NO COST TO THE OWNER.3. THE CONTRACTOR SHALL EXERCISE DUE CARE TO AVOID DAMAGE TO EXISTING HARDSCAPEIMPROVEMENTS, UTILITY FACILITIES, AND LANDSCAPING FEATURES THAT ARE NOT AFFECTED BYTHESE PLANS.4. ALL JOIN LINES SHALL BE SAWCUT ON A NEAT, STRAIGHT LINE PARALLEL WITH THE JOIN. THE CUTEDGE SHALL BE PROTECTED FROM CRUSHING, AND ALL BROKEN EDGES SHALL BE RE-CUT PRIOR TOJOINING.5. ALL EXISTING OBJECTIONABLE MATERIALS THAT CONFLICT WITH PROPOSED IMPROVEMENTSINCLUDING, BUT NOT LIMITED TO, BUILDING FOUNDATIONS, UTILITIES, APPURTENANCES, TREES,SIGNS, STRUCTURES, ETC. SHALL BE REMOVED AND DISPOSED BY THE CONTRACTOR AT NO COST TOTHE OWNER, UNLESS NOTED OTHERWISE HEREIN, OR AS DIRECTED BY THE CONSTRUCTIONMANAGER.6. THE CONTRACTOR SHALL PROTECT ALL EXISTING STREETS FROM DAMAGES CAUSED BY HISOPERATIONS. ANY CURBS DAMAGED DURING HIS OPERATIONS SHALL BE SAWCUT AND REPLACED ATNO COST TO THE OWNER. ANY EXISTING PAVING IDENTIFIED AS POTENTIALLY NEEDING TO BEREPLACED SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TOTHE COMMENCEMENT OF WORK.7. THE CONTRACTOR SHALL PERFORM AND BE RESPONSIBLE FOR ALL CLEARING AND GRUBBINGOPERATIONS AS NECESSARY TO COMPLETE THE WORK, INCLUDING TRANSPORTATION AND DISPOSALOF ALL REMOVED MATERIALS, AND ALL ASSOCIATED COSTS.GENERAL NOTES:1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF SAN LUIS OBISPO AND THECURRENT EDITION OF THE CALIFORNIA BUILDING CODE.2. IN THE EVENT OF A CONFLICT BETWEEN ANY REFERENCED STANDARD, THE MORE STRINGENTREQUIREMENT SHALL GOVERN.3. STORMWATER POLLUTION PREVENTION REQUIREMENTS PER CITY OF SAN LUIS OBISPO AND SWRCB.4. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS INPROGRESS.5. BEFORE BEGINNING WORK, CONTRACTOR SHALL CONFIRM WITH AGENCIES HAVING JURISDICTIONTHAT ALL REQUIRED PERMITS AND LICENSES HAVE BEEN OBTAINED AND ALL REQUIRED NOTICESGIVEN.6. UNDERGROUND AND OVERHEAD CONSTRUCTION IN ADDITION TO WHAT IS SHOWN ON THESE PLANSMAY BE PART OF THIS PROJECT, INCLUDING ARCHITECTURAL AND LANDSCAPE ARCHITECTURALIMPROVEMENTS. ADDITIONAL PERMITS MAY BE REQUIRED.A. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WORK AND INTERFACINGIMPROVEMENTS WITH WORK BY OTHER CONTRACTORS AT THIS JOB SITE AND WITH IMPROVEMENTSREQUIRED BY PLANS BY OTHERS.B. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR BUILDING AND SITE LAYOUTDIMENSIONING.C. CONTRACTOR SHALL REFER TO ARCHITECTURAL AND LANDSCAPE ARCHITECTURAL PLANS ANDSPECIFICATIONS FOR SITE DEVELOPMENT CONSTRUCTION DETAILS AND DIMENSIONING, INCLUDINGTHOSE FOR BUILDINGS, PATIOS, WALKWAYS, DRIVEWAYS, WALLS/FENCES, PLUMBING, ELECTRICAL,UTILITIES, LANDSCAPING, AND IRRIGATION.7. ALL SITE WORK AND TESTING SHALL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONSCONTAINED IN THE FOLLOWING GEOTECHNICAL ENGINEERING REPORT FOR THIS PROJECT:A. PREPARED BY: GEOSOLUTIONS, INC., FILE NUMBER: SL09755-1, DATE: JULY 7, 2017.B. THIS REPORT AND ANY ADDENDA SHALL BE INCORPORATED INTO THESE PLANS AND MADE A PARTHEREOF AS IF SPELLED OUT IN THEIR ENTIRETY HEREON. IT IS THE CONTRACTOR'S RESPONSIBILITYTO REVIEW THE APPLICABLE GEOTECHNICAL REPORTS. CONTRACTOR SHALL CONTACT THEGEOTECHNICAL ENGINEER TO OBTAIN OR REVIEW COPIES OF THESE REPORTS AND ADDENDA.C. PRIOR TO BIDDING, CONTRACTOR SHALL CONTACT THE GEOTECHNICAL ENGINEER TO DETERMINETHE LOCATION AND DEPTH OF ALL TEST BORINGS AND EXPLORATORY PITS AND EXCAVATIONS.CONTRACTOR SHALL DETERMINE FROM THE GEOTECHNICAL ENGINEER WHAT REMEDIAL WORK ISRECOMMENDED TO MAKE THESE DISTURBED LOCATIONS SUITABLE FOR THE PROPOSEDIMPROVEMENTS. CONTRACTOR SHALL INCLUDE IN HIS BID ALL COSTS FOR THE RECOMMENDEDREMEDIAL WORK AND SHALL ADJUST HIS OPERATIONS TO PROPERLY SEQUENCE THE WORK TOACCOMMODATE REMEDIAL WORK WITH CONSTRUCTION OF PROPOSED IMPROVEMENTS.8. ALL MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH APPLICABLE HEALTH ANDSAFETY LAWS, ORDINANCES, REGULATIONS, RULES, AND STANDARDS INCLUDING ALL REQUIREMENTSOF STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY AND OSHA.9. ALL UNSUITABLE CONSTRUCTION MATERIALS AND RUBBISH AND DEBRIS SHALL BE REMOVED FROMTHE JOB SITE; TRANSPORTED TO A SUITABLE LOCATION, AND DISPOSED OF IN A PROPER AND LEGALMANNER.10. ALL WORK INVOLVING EXCAVATION, INCLUDING THAT FOR WATER, SEWER, STORM DRAIN AND UTILITYCONDUITS AND ALL SERVICE CONNECTIONS AND METER BOXES (NOT PERMITTED IN DRIVEWAYS)SHALL BE COMPLETED AND OBSERVED AND APPROVED BY THE AGENCY HAVING JURISDICTION ANDTHE STRUCTURAL BACKFILL OBSERVED AND TESTED FOR COMPACTION AND APPROVED BY THEGEOTECHNICAL ENGINEER BEFORE AGGREGATE BASE, PAVING AND OTHER PERMANENT SURFACECONSTRUCTION MAY COMMENCE.11. BEFORE COMMENCING EXCAVATION, CONTRACTOR SHALL CONTACT PUBLIC WORKS AND UTILITYCOMPANIES OR OTHER OWNERS OF SUBSURFACE FACILITIES WITHIN THE WORK SITE AND SHALLVERIFY WHETHER OR NOT A REPRESENTATIVE WILL BE PRESENT BEFORE AND/OR DURINGEXCAVATION, AND SHALL DETERMINE SITE SPECIFIC REQUIREMENTS FOR EXCAVATION.12. CONTRACTOR SHALL NOTIFY PUBLIC WORKS, BUILDING AND SAFETY, UTILITY COMPANIES,GEOTECHNICAL ENGINEER, AND ENGINEER OF RECORD, AT LEAST 48 HOURS BEFORE START OF ANYCONSTRUCTION AND OF THE TIME AND LOCATION OF PRE-CONSTRUCTION CONFERENCE, AND SHALLDETERMINE FROM EACH PARTY THEIR SCOPE OF WORK TO BE OBSERVED AND BY WHOM, AND SCOPEOF TESTING. DURING THE COURSE OF WORK, CONTRACTOR SHALL BE RESPONSIBLE FOR CALLINGFOR OBSERVATION AND TESTING AS STIPULATED PURSUANT TO ABOVE DETERMINATIONS. WORK NOTOBSERVED AND TESTED WILL BE SUBJECT TO REJECTION.13.CONTRACTOR SHALL FURNISH, INSTALL, AND MAINTAIN SUCH SHEETING, SHORING, BRACING, AND/OROTHER PROTECTION AS IS NECESSARY TO PREVENT FAILURE OF TEMPORARY EXCAVATIONS ANDEMBANKMENTS AND TO PREVENT DAMAGE TO EXISTING IMPROVEMENTS, TEMPORARYIMPROVEMENTS, AND PARTIALLY COMPLETED PORTIONS OF THE WORK. CONTRACTOR SHALL BESOLELY RESPONSIBLE FOR THE SUFFICIENCY OF SUCH SUPPORTS AND/OR OTHER PROTECTION PERALL REQUIREMENTS OF STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY AND OSHA.14. CONTRACTOR SHALL PROMPTLY NOTIFY ENGINEER OF RECORD AND AUTHORITY HAVINGJURISDICTION BY TELEPHONE AND IN WRITING UPON DISCOVERY OF, AND BEFORE DISTURBING ANYPHYSICAL CONDITIONS DIFFERING FROM THOSE REPRESENTED BY APPROVED PLANS ANDSPECIFICATIONS.15. CONTRACTOR SHALL MAINTAIN A COMPLETE AND ACCURATE RECORD OF ALL CHANGES OFCONSTRUCTION FROM THAT SHOWN ON THESE PLANS AND SPECIFICATIONS FOR THE PURPOSE OFPROVIDING A BASIS FOR CONSTRUCTION OF RECORD DRAWINGS. NO CHANGES SHALL BE MADEWITHOUT PRIOR WRITTEN APPROVAL OF ENGINEER OF RECORD AND AUTHORITY HAVINGJURISDICTION. UPON COMPLETION OF THE PROJECT, CONTRACTOR SHALL DELIVER THIS RECORD OFALL CONSTRUCTION CHANGES TO ENGINEER ALONG WITH A LETTER WHICH DECLARES THAT, OTHERTHAN THESE NOTED CHANGES, "THE PROJECT WAS CONSTRUCTED IN CONFORMANCE WITH THEAPPROVED PLANS AND SPECIFICATIONS."WARNING: ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR,UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THESE PLANS MUST BEAPPROVED IN WRITING BY PREPARER.16. CONTRACTOR AGREES THAT, IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTIONPRACTICES, CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITYFOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT INCLUDINGSAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. CONTRACTOR FURTHER AGREESTO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALS HARMLESS FROM ALL LIABILITY ANDCLAIMS, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECTAND ACCEPTS LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONALS.17. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR VEHICULAR AND PEDESTRIAN TRAFFIC CONTROLAND SAFETY AND SHALL FURNISH, INSTALL, AND MAINTAIN SUCH FENCING, SIGNS, LIGHTS, TRENCHPLATES, BARRICADES, AND/OR OTHER PROTECTION AS IS NECESSARY FOR SAID CONTROL ANDSAFETY.18. CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR PROTECTION OFPUBLIC AND PRIVATE PROPERTY AT OR IN THE VICINITY OF THE JOB SITE AND FURTHER AGREES TO,AT CONTRACTOR'S EXPENSE, REPAIR OR REPLACE TO ORIGINAL CONDITION, ALL EXISTINGIMPROVEMENTS WITHIN OR IN THE VICINITY OF THE JOB SITE WHICH ARE NOT DESIGNATED FORREMOVAL AND WHICH ARE DAMAGED OR REMOVED AS A RESULT OF CONTRACTOR'S OPERATIONS.USE OF PLANS:THIS DRAWING IS PROVIDED IN AN ELECTRONIC FORMAT AS A COURTESY, IF REQUESTED BY THE USER.THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTE THE DELIVERY OF OUR PROFESSIONALWORK PRODUCT. THE SIGNED HARD COPY PREPARED FOR THE PROJECT CONSTITUTES OURPROFESSIONAL WORK PRODUCT AND THE HARD COPY MUST BE REFERRED TO FOR THE CORRECTDESIGN INFORMATION. THESE PLANS HAVE BEEN PREPARED SOLELY FOR USE FOR THE PROJECT SCOPEAND SITE SPECIFICALLY IDENTIFIED HEREON AT THE TIME THESE PLANS ARE SIGNED. THE ENGINEERPREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, USE OF ANY PART OF THESEPLANS, INCLUDING ANY NOTE OR DETAIL, FOR ANY UNAPPROVED OR REVISED PROJECT SCOPE, OR FORANY OTHER PROJECT AT THIS OR ANY OTHER SITE. USER AGREES TO INDEMNIFY AND HOLD HARMLESSASHLEY & VANCE FOR ALL COSTS AND DAMAGES IF USED.USE OF ELECTRONIC INFORMATION:ELECTRONIC INFORMATION MAY BE PROVIDED BY THE ENGINEER FOR CONVENIENCE; UNDER NOCIRCUMSTANCES SHALL DELIVERY OF ELECTRONIC FILES FOR USE BY OTHERS BE DEEMED A SALE BYTHE ENGINEER AND THE ENGINEER MAKES NO WARRANTIES, EITHER EXPRESS OR IMPLIED, OFMERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE. IN NO EVENT SHALL THE ENGINEER BELIABLE FOR INDIRECT OR CONSEQUENTIAL DAMAGES AS A RESULT OF THE USE OR REUSE OF THEELECTRONIC FILES BY OTHERS.ELECTRONIC INFORMATION IS INTENDED TO PROVIDE INFORMATION SUPPLEMENTAL AND SUBORDINATETO THE CONSTRUCTION CONTRACT DOCUMENTS. LAYOUT AND CONSTRUCTION OF PROJECT ELEMENTSSHALL BE BASED ON DIMENSIONS AND INFORMATION INCLUDED ON THE SIGNED AND SEALEDCONSTRUCTION CONTRACT DOCUMENTS WHICH SHALL CONTROL OVER ELECTRONIC INFORMATION.USER IS RESPONSIBLE FOR CONFIRMING LOCATION OF PROPOSED IMPROVEMENTS BASED ONDIMENSIONS AND INFORMATION INCLUDED ON THE CONSTRUCTION CONTRACT DOCUMENTS;INCONSISTENCIES BETWEEN THE ELECTRONIC INFORMATION AND THE CONSTRUCTION CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER FOR RESOLUTION PRIOR TOCONSTRUCTION.PROJECT ELEMENTS SUCH AS MANHOLES, CATCH BASINS, UTILITY VAULTS, VALVE ASSEMBLIES, STAIRS,RAMPS, WALLS, ETC. ARE SHOWN SCHEMATICALLY IN THE ELECTRONIC INFORMATION ANDCONSTRUCTION OF THESE ELEMENTS SHALL BE IN ACCORDANCE WITH THE CONSTRUCTION NOTES ANDDETAILS PRESENTED OR REFERENCED IN THE SIGNED AND SEALED CONSTRUCTION CONTACTDOCUMENTS. IMPROVEMENTS CONSTRUCTED BASED ON ELECTRONIC INFORMATION AND IN CONFLICTWITH THE DRAWING DIMENSIONS DETAILS, AND THE CONSTRUCTION CONTRACT DOCUMENTS SHALL BEREMOVED AND CONSTRUCTED IN THE PROPER LOCATION AND DIMENSIONS AT CONTRACTOR'S SOLEEXPENSE.DIGITAL DRAWINGS ARE TYPICALLY A COMPILATION OF DRAWINGS FROM A NUMBER OF SOURCES AND, ASSUCH, THERE IS INFORMATION IN THE ELECTRONIC FILE ISSUED BY THE ENGINEER THAT WAS NOTDEVELOPED BY THE ENGINEER AND IS NOT AUTHORIZED BY THE ENGINEER FOR USE BY OTHERS.ELECTRONIC INFORMATION PROVIDED BY THE ENGINEER SHALL ONLY BE APPLICABLE FORIMPROVEMENTS DESIGNED BY THE ENGINEER AND WHICH ARE SPECIFICALLY DESIGNATED BYCONSTRUCTION NOTES AND/OR DETAILS ON THE SIGNED AND SEALED CONTRACT DOCUMENTS.IF DIGITAL FILES ARE OBTAINED WITH THE INTENT TO USE THEM FOR PROJECT STAKING, THEY SHALLONLY BE USED BY A QUALIFIED ENGINEER OR LAND SURVEYOR REGISTERED IN THE STATE OFCALIFORNIA. DIGITAL INFORMATION SHALL ONLY BE USED FOR STAKING HORIZONTAL LOCATION OFPROPOSED IMPROVEMENTS AFTER IT HAS BEEN CONFIRMED WITH THE SIGNED AND SEALEDCONSTRUCTION CONTRACT DOCUMENTS.THE DIGITAL DRAWINGS ARE NOT INTENDED TO BE USED DIRECTLY FOR CONTROL OF CONTRACTOR'SGRADING OPERATIONS WITHOUT STAKING BY ENGINEER OR LAND SURVEYOR. THE INTERSECTION OFPROPOSED CUT AND FILL SLOPES WITH EXISTING GRADE IS APPROXIMATE WHERE SHOWN ON THEDRAWINGS AND SHALL BE CONFIRMED BY FIELD STAKING. IT IS THE CONTRACTOR'S RESPONSIBILITY TOCONSTRUCT SLOPES IN CONFORMANCE WITH THE SPECIFIED AND DETAILED REQUIREMENTS CONTAINEDIN THE CONTRACT DOCUMENTS.SEWER NOTES:1. ALL PUBLIC SEWER MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESE PLANSAND WITH THE PROJECT SPECIFIC AND STANDARD REQUIREMENTS AND STANDARD DRAWINGS OFTHE GOVERNING AGENCY.2. ALL PRIVATE SEWER MATERIALS AND CONSTRUCTION, INCLUDING BUILDING SEWERS, SHALL COMPLYWITH THE UNIFORM PLUMBING CODE, CURRENT EDITION, AND WITH THE GOVERNING AGENCY CODE.3. ALL SEWERS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT EDITION OF CRITERIAFOR SEPARATION OF WATER MAINS AND SANITARY SEWERS.4. GRAVITY SEWER CONSTRUCTION SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEEDUPSTREAM.5. CONTRACTOR SHALL MAINTAIN RECORDS OF THE EXACT LOCATIONS AND DEPTHS OF ALL SEWERMANHOLES CLEANOUTS, MAIN STUBS, AND LATERALS FOR THE PURPOSE OF PROVIDING A BASIS FORCONSTRUCTION-RECORD DRAWINGS. SAID RECORD SHALL BE DELIVERED TO THE DEVELOPER'SENGINEER PRIOR TO ACCEPTANCE OF THE WORK BY THE GOVERNING AGENCY.6. ALL SEWER MANHOLE AND CLEAN-OUT RIMS SHALL BE ADJUSTED TO FINISH GRADE IN PAVED AREAS.CITY OF SAN LUIS OBISPO GENERAL NOTES:1. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THEUTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OFTHE ENGINEERING STANDARDS AND STANDARD SPECIFICATION.2. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY ORWITHIN CITY EASEMENTS FOR CONNECTIONS TO PUBLIC UTILITIES. WORK REQUIRING ANENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER,FIRE SERVICE LATERALS, CURB, GUTTER, SIDEWALK, DRIVEWAY APPROACHES, SIDEWALKUNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS,STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.3. CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT (805) 781-7554 WITH AT LEAST A 48 HOURNOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OF FINAL INSPECTION.4. A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.5. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS OR TRENCHING GREATER THAN 5 FEET INDEPTH. A COPY OF THE ANNUAL, PROVISIONAL, OR TEMPORARY PERMIT SHALL BE PROVIDED TO THEBUILDING DIVISION PRIOR TO BUILDING, UTILITY, AND/OR GRADING PERMIT ISSUANCE IF APPLICABLE.6. ENCROACHMENT PERMITS WILL NOT BE ISSUED NOR WILL NEW WORK BE AUTHORIZED IN THE PUBLICRIGHT-OF-WAY IN THE DOWNTOWN AREA DURING THE HOLIDAY SEASON. THE HOLIDAY SEASONCOMMENCES WITH THANKSGIVING AND ENDS AFTER NEW YEARS DAY.7. METERED PARKING SPACES DISPLACED DURING CONSTRUCTION ARE LIMITED TO TWO SPACES ANDSHALL BE PAID FOR BY THE CONTRACTOR, OWNER, OR OPERATOR AT THE CURRENT RATE OF $20.00PER METER PER DAY. PARKING BAGS ARE AVAILABLE FROM THE PARKING DIVISION LOCATED AT 1260CHORRO STREET OR THE ENGINEERING DIVISION LOCATED AT 919 PALM STREET.8. A PRE-CONSTRUCTION MEETING SHALL BE COORDINATED BY THE OWNER/DEVELOPER ORCONTRACTOR AND SHALL INCLUDE PERTINENT CITY STAFF. AS A MINIMUM, THE ASSIGNED BUILDINGINSPECTOR AND PUBLIC WORKS INSPECTOR SHALL BE INCLUDED IN THIS MEETING TO DISCUSS THELIMIT OF SUBDIVISION IMPROVEMENTS AND INSPECTION RESPONSIBILITIES.9. THE PUBLIC IMPROVEMENTS SHALL BE SUBSTANTIALLY COMPLETE TO THE SATISFACTION OF THEPUBLIC WORKS DIRECTOR PRIOR TO FINAL INSPECTION APPROVALS AND/OR OCCUPANCY OF ANYBUILDING.10. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER, SIDEWALK OR DRIVEWAY APPROACHSHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR.11. THE CONTRACTOR SHALL FOLLOW THE REQUIREMENTS OF THE UTILITY DEPARTMENT SEWERABANDONMENT POLICY. THIS POLICY STATES THAT ALL SEWER LATERALS SHALL BE ABANDONED ATTHE MAIN PRIOR TO ANY DEMOLITION UNLESS THAT LATERAL IS INTENDED FOR REUSE AND IT PASSESA VIDEO INSPECTION.12. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OFTHE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS, CONSTRUCTIONAND GROUND DISTURBING ACTIVITIES.13. THE ADJOINING STREET AND SIDEWALK SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST,MUD, AND CONSTRUCTION DEBRIS AT THE END OF EACH WORKING DAY.14. ALL DISTURBED SURFACE SLOPES, SLOPED FOUR HORIZONTAL TO ONE VERTICAL (4:1) AND GREATERAND AREAS USED TO CONVEY CONCENTRATED DRAINAGE SHALL BE PREPARED AND MAINTAINED TOCONTROL EROSION BY EFFECTIVE PLANTING TO BE COMPLETED NO LATER THAN 30 DAYS PRIOR TO AREQUEST FOR FINAL INSPECTION.15. TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED WHEN PERMANENT IMPROVEMENTS,PLANTINGS, AND FACILITIES ARE IN PLACE. TEMPORARY MEASURES SHALL BE REMOVED PRIOR TOFINAL INSPECTION APPROVALS.16. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW ANY PROPOSAL FOR TREE REMOVALSAND TO INITIATE AN APPLICATION FOR A TREE REMOVAL PERMIT IF APPLICABLE. CONTACT ARBORISTRON COMBS AT (805) 781-7023 TO COORDINATE A SITE INSPECTION AND TO VERIFY TREE REMOVALPERMIT APPLICATION REQUIREMENTS. THE TREE REMOVAL PERMIT SHALL BE ISSUED PRIOR TOBUILDING PERMIT ISSUANCE. OTHERWISE, THE DEMOLITION PLANS SHALL BE REVISED TO SHOW TREEPRESERVATION MEASURES.17. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW AND APPROVE ANY REQUIRED ORPROPOSED PRUNING OF DOWNTOWN STREET TREES. SAFETY PRUNING MAY BE COMPLETED BY THECITY OR BY A CITY APPROVED ARBORIST.18.CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW THE PROPOSED TREE PROTECTIONMEASURES PRIOR TO COMMENCING WITH ANY DEMOLITION, GRADING, OR CONSTRUCTION. ANYSAFETY PRUNING OR THE CUTTING OF SUBSTANTIAL ROOTS SHALL BE APPROVED BY THE CITY ANDCOMPLETED BY A CITY-APPROVED ARBORIST. CONTACT THE CITY ARBORIST AT LEAST 48 HOURSPRIOR TO CONSTRUCTION IN AREAS WHERE TREE PROTECTION AND INSPECTION IS REQUIRED.19. HAND DIGGING IS REQUIRED WITHIN THE DRIPLINE OF TREES TO REMAIN; ANY EXPOSED ROOTSSHALL BE OBSERVED BY CITY ARBORIST BEFORE REMOVING. CONTACT CITY ARBORIST RON COMBSAT (805) 781-7023 BEFORE COMMENCING WITH DEMOLITION, GRADING, OR EXCAVATIONS.20. TREE REMOVALS REQUIRE A SEPARATE TREE REMOVAL PERMIT. APPLICATION LOCATED HERE:HTTP://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=4685OWNER'S RESPONSIBILITIES:A.PRIOR TO COMMENCING CONSTRUCTION CALLED FOR BY THESE PLANS, SPECIFICATIONS ANDDETAILS, THE OWNER SHALL ENGAGE A GEOTECHNICAL ENGINEER TO PROVIDE CONSTRUCTIONPHASE OBSERVATION AND TESTING SERVICES AND SHALL ALSO ENGAGE THE PROJECT ENGINEEROR ANOTHER QUALIFIED PARTY TO PROVIDE PROJECT CONSTRUCTION OBSERVATION ANDASSURANCES ON CONFORMANCE WITH THE APPROVED PLANS, SPECIFICATIONS AND AGENCYREQUIREMENTS. THE OWNER SHALL ALSO ASSURE THAT CONTRACTOR(S) ENGAGED TO PROPERLYIMPLEMENT THE CONSTRUCTION CALLED FOR ON THESE PLANS, SPECIFICATIONS AND DETAILSINCLUDING THOSE TASKS CALLED FOR ON THE PROJECT STORM WATER POLLUTION PREVENTIONPLAN DOCUMENT OR EROSION CONTROL PLAN SHEETS ATTACHED AS PART OF THESE PLANS.B. GEOTECHNICAL ENGINEER'S RESPONSIBILITIES:1. A GEOTECHNICAL ENGINEER SHALL REVIEW THESE PLANS WITH RESPECT TO GENERALCONFORMANCE WITH THE INTENT OF THE RECOMMENDATIONS PRESENTED IN THE PROJECTSOILS ENGINEERING REPORT. THE PLAN REVIEW SHALL BE PERFORMED SPECIFICALLY WITHRESPECT TO GEOTECHNICAL FACTORS DISCUSSED IN THE REFERENCED REPORT. INPERFORMING THE REVIEW, A GEOTECHNICAL ENGINEER SHALL ATTEMPT TO VERIFY THAT THECONCEPTS AND RECOMMENDATIONS PRESENTED IN THE REPORT ARE GENERALLYINCORPORATED INTO THE PLANS. IN ACCORDANCE WITH THIS LEVEL OF REVIEW, THE PLANSARE TO BE FOUND IN SUBSTANTIAL CONFORMANCE WITH THE CONCEPTS ANDRECOMMENDATIONS PRESENTED IN THE NOTED REPORT.2. UPON BEING RETAINED BY THE OWNER, PRIOR TO CONSTRUCTION THE GEOTECHNICALENGINEER SHALL RECOMMEND TO THE OWNER AND THE CONTRACTOR THE LEVEL OFOBSERVATION AND TESTING THAT WILL BE PROVIDED DURING CONSTRUCTION. PROVIDEDTHAT THE CONTRACTOR FULFILLS HIS OR HER RESPONSIBILITY FOR TIMELY REQUESTS FORTHOSE SERVICES DURING CONSTRUCTION, THE GEOTECHNICAL ENGINEER SHALL PROVIDEOBSERVATION AND TESTING AT THE PROJECT WORK AREA OF EARTHWORK OPERATIONS,INCLUDING TRENCHING AND PAVEMENT SUBGRADE PREPARATION, AS NECESSARY TO HAVEREASONABLE CERTAINTY THAT THE EARTHWORK IS PERFORMED IN GENERAL COMPLIANCEWITH THE GEOTECHNICAL ENGINEER'S RECOMMENDATIONS, AND WITH THE REQUIREMENTS OFSAN LUIS OBISPO COUNTY CODE CHAPTER 14 (GRADING ORDINANCE No.4766).3. UPON COMPLETION OF EARTHWORK, THE GEOTECHNICAL ENGINEER SHALL, UPON REQUEST,PROVIDE A FINAL REPORT WITH RESULTS OF THEIR OBSERVATION AND TESTING DURINGEARTHWORK OPERATIONS. PROVIDED THAT THE WORK IS PERFORMED IN CONFORMANCE WITHTHE GEOTECHNICAL ENGINEER'S RECOMMENDATIONS, THE REPORT WILL STATE THEIROPINION THAT THE GRADING WAS COMPLETED IN SUBSTANTIAL COMPLIANCE WITH THEGEOTECHNICAL ENGINEER'S RECOMMENDATIONS.C. CONTRACTOR'S STORM WATER POLLUTION CONTROL RESPONSIBILITIES:1. THE CONTRACTOR SHALL BE RESPONSIBLE TO CONSTRUCT AND MAINTAIN POLLUTIONPREVENTION MEASURES, INCLUDING THOSE FOR EROSION AND SEDIMENT CONTROL, ASNECESSARY TO PREVENT ANY POLLUTANT AT ANY LEVEL FROM BEING CONVEYED OFF THECONSTRUCTION SITE AND THAT THESE MEASURES MUST CONTINUE TO BE MAINTAINED UNTILTHE REQUIRED POST-CONSTRUCTION POLLUTION PREVENTION MEASURES ARE IN PLACE ANDCOMPLETELY FUNCTIONAL, INCLUDING PERMANENT LANDSCAPING.2. THE SPECIFIC MEASURES WHICH MAY BE CALLED FOR ON THE PROJECT STORM WATERPOLLUTION PREVENTION PLAN CANNOT ADDRESS ALL SITE DEVELOPMENT AND STORMCHARACTERISTICS WHICH WILL EVOLVE OVER THE COURSE OF CONSTRUCTION AND THAT IT ISTHE CONTRACTOR'S RESPONSIBILITY TO NOT ONLY IMPLEMENT THE PLAN, BUT TO MAKEADJUSTMENTS AND EXPANSIONS IN THE IMPLEMENTATION AS NECESSARY TO ADAPT TO THECONTRACTOR'S CONSTRUCTION OPERATIONS AND SCHEDULE AND TO ADDRESS EVOLVINGSITE CONDITIONS AND ACTUAL WEATHER CONDITIONS.3. IT IS THE CONTRACTOR'S RESPONSIBILITY TO ENSURE EMPLOYEES AND SUBCONTRACTORSARE TRAINED REGARDING THESE REQUIREMENTS AND TO MAINTAIN RECORDS OF THEINSTALLATION, MODIFICATION, INSPECTION, AND MAINTENANCE OF STORM WATER POLLUTIONPREVENTION MEASURES INCLUDING, BUT NOT LIMITED TO: TRAINING, INSPECTION,MAINTENANCE LOGS; RECORD DRAWINGS SHOWING LOCATIONS, LIMITS, AND DATES OFINSTALLATION FOR VARIOUS MEASURES; DATED PHOTOGRAPHS AND FIELD SKETCHES.4.THE CONTRACTOR SHALL BE FAMILIAR WITH AND AGREE TO IMPLEMENT THE MEASURES ANDINSTALLATIONS DEPICTED ON THE PROJECT STORM WATER POLLUTION PREVENTION PLANINCLUDING INSTALLATION, ROUTINE INSPECTION AND MAINTENANCE, ADJUSTMENTS ANDEXPANSION DUE TO EVOLVING SITE CONDITIONS, EMERGENCY MAINTENANCE ANDADJUSTMENTS DUE TO ACTUAL STORM AND SITE CONDITIONS, AND DOCUMENTATION.NOTE:REMODELING OR DEMOLITION OF PRE-1978 STRUCTURES WITHOUT USING LEADSAFE WORK PRACTICES IS A VIOLATION OF THE CALIFORNIA HEALTH AND SAFETYCODE SECTION 105256. CONTRACTORS, REMODELERS AND PAINTERS AREREQUIRED TO USE "LEAD-SAFE" WORK PRACTICES PURSUANT TO TITLE 17,CALIFORNIA CODE OF REGULATIONS SECTION 36050.ATTACHMENT 2Packet Page 14
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\17110 - Rockview Moderns (Civil) - VHI\02_Working Drawings\Preliminary or Construction\02_ONSITE\GRADING SHEET.dwg, C-2.1, May 03, 2018 9:26pm, ZachPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, Cwww.ashleyvance.comC I V I L S T R U C T U R A L113 W. Chestnut StreetBellingham, WA 98225(360) 746-8020 (805) 545-0010Phone Ext.:Phone Ext.:THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401ZRBKBB05.03.201817110GRADING ANDDRAINAGE PLANC-2.11.2.3.4.5.226119GENERAL NOTES:ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THE RECOMMENDATIONSCONTAINED IN THE SOILS REPORT PREPARED BY GEO SOLUTIONS , FILE NO. SL09755-1,DATED JULY 1, 2017 AND ALL ADDENDA TO THE REPORT SHALL BE CONSIDERED PART OFTHESE PLANS. CONTRACTOR SHALL CONTACT SOILS ENGINEER PRIOR TO START OFDEMOLITION WORK.CONTACT: PATRICK B. MCNEILL, PE PHONE: (805) 614-6333NO WORK SHALL BE PERFORMED ON ADJACENT PROPERTY OR THAT AFFECTS ADJACENTIMPROVEMENTS WITHOUT PRIOR WRITTEN APPROVAL OF RESPECTIVE OWNER(S) ANDACKNOWLEDGEMENT OF THE CITY REPRESENTATIVE.SEE SHEET C-3.1 FOR UTILITY INFORMATION.010 10 20HORIZONTAL SCALE: FEETNDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGPROPERTY LINE, TYP.SETBACK LINE, TYP.RIGHT OF WAY CONSTRUCTION NOTES:SAWCUT AND REPLACE PAVEMENT PER CITY OF SAN LUIS OBISPO DRAWING 4110.CONSTRUCT 18' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO DRAWING 2110.CONSTRUCT SIDEWALK UNDERDRAIN PER CITY OF SAN LUIS OBISPO DRAWING 3410.123SITE CONSTRUCTION NOTES:CONSTRUCT CONCRETE PAVING SECTION.CONSTRUCT PAVER SECTION WITH ROCK STORAGE, SEE DETAIL "1", SHEET C-4.1.CONSTRUCT STORM DRAIN INLET AND ADJACENT STORM DRAIN PIPING.CONSTRUCT BIOINFILTRATION SWALE.CONSTRUCT UNDERDRAINED BIOINFILTRATION PLANTER.CONSTRUCT CONCRETE INTERCEPTOR SWALE.CONSTRUCT SOLID LID STORM DRAIN JUNCTION BOX AND ADJACENT STORM DRAINPIPING.CONSTRUCT CRUSHED GRAVEL SECTION.THIS PARCELNOT A PARTPROPERTY LINE,TYP.PROPERTY LINE, TYP.SETBACK LINE, TYP.EXISTING WALL TOREMAINEXISTING WALL TOREMAINEXISTING 36" PEPPERTREE TO BEREMOVEDTHIS PARCELNOT A PARTROCKVIEW PLACEOPEN SPACESETBACK LINE111222PROPOSED WALL,TYP.7433344444366555555555553337333OFFSITE WATER KEPT SEPARATEFROM ONSITE WATER ANDDISCHARGED TO ROCKVIEW PLACEOFFSITE WATER KEPT SEPARATEFROM ONSITE WATER ANDDISCHARGED TO ROCKVIEW PLACE8GRADING LIMITLINE123KEY MAPNTSROCKVIEW PLACE SHEET LAYOUTNNO WORK WITHINOPEN SPACESETBACKOPEN SPACESETBACK LINEPROPERTY LINE38OPEN SPACEEASEMENT73ACCESS ANDUTILITYEASEMENTTHIS PARCELNOT A PARTTHIS PARCELNOT A PARTTHIS PARCELNOT A PART1ATTACHMENT 2Packet Page 15
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\17110 - Rockview Moderns (Civil) - VHI\02_Working Drawings\Preliminary or Construction\02_ONSITE\UTILITY SHEET.dwg, C-3.1, May 03, 2018 9:26pm, ZachPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, Cwww.ashleyvance.comC I V I L S T R U C T U R A L113 W. Chestnut StreetBellingham, WA 98225(360) 746-8020 (805) 545-0010Phone Ext.:Phone Ext.:THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401ZRBKBB05.03.201817110UTILITY PLANC-3.11.2.3.4.5.226119GENERAL NOTES:ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST KNOWLEDGE AVAILABLE.CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES.MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANYDIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BENOTIFIED IMMEDIATELY.GAS, ELECTRICAL, DATA, AND ALL OTHER UTILITIES BY OTHERS.SEE SHEET C-2.1 FOR STORM DRAINAGE INFORMATION.SANITARY SEWER CONSTRUCTION NOTES:CONSTRUCT 4" HDPE SANITARY SEWER LATERAL PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 6810 AND 6020.INSTALL SEWER CLEANOUT PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6710.SEWER POINT OF CONNECTION AT BUILDING. SEE MECHANICAL PLANS.WATER CONSTRUCTION NOTES:INSTALL 1" WATER SERVICE WITH 1" METER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL6210 AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TO BUILDING.INSTALL 2" WATER SERVICE WITH 1" WATER MANIFOLD PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6210 AND 6260.INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6530 AND 6020.FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION.INSTALL 4" FIRE DOUBLE CHECK VALVE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6420.RESIDENTIAL FIRE LINE, SEE FIRE SPRINKLER PLANS.WATER POINT OF CONNECTION AT BUILDING. SEE MECHANICAL PLANS.020 20 40HORIZONTAL SCALE: FEETNDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG1FRONTAGE INSET010 10 20HORIZONTAL SCALE: FEETNATTACHMENT 2Packet Page 16
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\17110 - Rockview Moderns (Civil) - VHI\02_Working Drawings\Preliminary or Construction\02_ONSITE\DETAIL SHEET.dwg, C-4.1, May 03, 2018 9:26pm, ZachPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, Cwww.ashleyvance.comC I V I L S T R U C T U R A L113 W. Chestnut StreetBellingham, WA 98225(360) 746-8020 (805) 545-0010Phone Ext.:Phone Ext.:1THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401ZRBKBB05.03.201817110DETAIL SHEETC-4.11.2.3.4.5.2261192.0'1.5'FS PER PLANSCREEN MESH WITH 5/8"MAX. OPENINGSSTORM DRAINLOCATION PERPLANINV PER PLANPERMEABLE PAVERS PERSPECIFICATION ABOVE U.N.O.(NO. 8 AGGREGATE IN OPENINGS)1 1/2" TO 2" THICK SAND LEVELCOURSE (TYPE. NO. 8 AGGREGATE)OVER 4" THICK (NO. 57STONE OPEN-GRADED BASE)FILTER FABRIC, MIRAFI180N OR EQUIVALENTINSTALL 3 MIL VISQUEENCONTINUOUSLY ALONGVERTICAL EDGE OF PITCLEAN CRUSHED ANGULARSTONE, NOMINAL SIZEDISTRIBUTION 3/4" TO 2"(CALTRANS CLASS 2 PERMEABLEWITH VOID SPACE 40%)FILTER FABRIC, MIRAFIHP370 OR EQUIVALENTPER GEOTECHNICAL ENGINEER: SCARIFY 12" MIN. DEPTH OFEXISTING SOIL. MOISTURE CONDITION SOIL TO NEAR OPTIMUMMOISTURE CONTENT AND COMPACT UPPER 1' TO MINIMUM OF90% MAXIMUM DRY DENSITY.IF UNSTABLE SOILS AREENCOUNTERED, EXCAVATE ADDITIONAL 12" MINIMUM AND PLACEADDITIONAL LAYER OF STABILIZATION FABRIC AND CLASS II/IIIBASE PRIOR TO PLACING FILTER FABRIC BELOW CRUSHED.PERMEABLE PAVER DETAIL W/ GRAVEL PIT BELOWATTACHMENT 2Packet Page 17
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\17110 - Rockview Moderns (Civil) - VHI\02_Working Drawings\Preliminary or Construction\02_ONSITE\EROSION SHEET.dwg, C-5.1, May 03, 2018 9:27pm, ZachPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, Cwww.ashleyvance.comC I V I L S T R U C T U R A L113 W. Chestnut StreetBellingham, WA 98225(360) 746-8020 (805) 545-0010Phone Ext.:Phone Ext.:THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401ZRBKBB05.03.201817110EROSION CONTROLPLANC-5.11.2.3.4.5.226119EC-1EC-2NS-1NS-3NS-6NS-7NS-8NS-9NS-10WE-1WM-1WM-2WM-3WM-4WM-5WM-8WM-9EC-4EC-6SE-1SE-4SE-5SE-7SE-10TC-1020 20 40HORIZONTAL SCALE: 1" = 20'NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGEROSION CONTROL NOTES:1. EROSION CONTROL MEASURES FOR WIND, WATER, MATERIAL STOCKPILES, ANDTRACKING SHALL BE IMPLEMENTED ON ALL PROJECTS AT ALL TIMES AND SHALLINCLUDE SOURCE CONTROL, INCLUDING PROTECTION OF STOCKPILES, PROTECTION OFSLOPES, PROTECTION OF ALL DISTURBED AREAS, PROTECTION OF ACCESSES, ANDPERIMETER CONTAINMENT MEASURES. EROSION CONTROL SHALL BE PLACED PRIOR TOTHE COMMENCEMENT OF GRADING AND SITE DISTURBANCE ACTIVITIES UNLESS THEPUBLIC WORKS DEPARTMENT DETERMINES TEMPORARY MEASURES TO BEUNNECESSARY BASED UPON LOCATION, SITE CHARACTERISTICS OR TIME OF YEAR. THEINTENT OF EROSION CONTROL MEASURES SHALL BE TO KEEP ALL GENERATEDSEDIMENTS FROM ENTERING A SWALE, DRAINAGE WAY, WATERCOURSE, ATMOSPHERE,OR MIGRATE ONTO ADJACENT PROPERTIES OR ONTO THE PUBLIC RIGHT-OF-WAY.2. SITE INSPECTIONS AND APPROPRIATE MAINTENANCE OF ALL EROSION CONTROLMEASURES/DEVICES SHALL BE CONDUCTED AND DOCUMENTED AT ALL TIMES DURINGCONSTRUCTION AND ESPECIALLY PRIOR TO, DURING, AND AFTER RAIN EVENTS.3. THE OWNER, OR OWNER'S REPRESENTATIVE, SHALL BE RESPONSIBLE FOR THEPLACEMENT AND MAINTENANCE OF ALL EROSION CONTROL MEASURES/DEVICES ASSPECIFIED BY THE APPROVED PLAN UNTIL SUCH TIME THAT THE PROJECT IS ACCEPTEDAS COMPLETE BY THE AUTHORITY HAVING JURISDICTION OR UNTIL RELEASED FROM THECONDITIONS OF APPROVAL OF THEIR GENERAL PERMIT. EROSION CONTROLMEASURES/DEVICES MAY BE RELOCATED, DELETED OR ADDITIONAL MEASURES/DEVICESMAY BE REQUIRED DEPENDING ON THE ACTUAL CONDITIONS ENCOUNTERED DURINGCONSTRUCTION. CONTRACTOR TO IMPLEMENT ADDITIONAL EROSION AND SEDIMENTCONTROL MEASURES AT THEIR DISCRETION OVER THE LIFE OF THE PROJECT TOPREVENT THE RUNOFF OF SEDIMENT AND POLLUTANTS FROM THE PROJECT SITE.ADDITIONAL EROSION CONTROL MEASURES/DEVICES SHALL BE PLACED AT THEDISCRETION OF THE, ENGINEER OF WORK, INSPECTOR, QUALIFIED SWPPPPRACTITIONER (QSP) (IF A SWPPP IS IN PLACE FOR THE PROJECT), OR RWQCBINSPECTOR. GUIDELINES FOR DETERMINING APPROPRIATE EROSION CONTROL DEVICESSHALL BE INCLUDED IN THE PLANS WITH ADDITIONAL MEASURES/DEVICES NOTED FROMTHE APPENDIX OF THE PUBLIC IMPROVEMENT STANDARDS.4. WET WEATHER EROSION CONTROL MEASURES/DEVICES SHALL BE AVAILABLE,INSTALLED, AND/OR APPLIED BETWEEN OCTOBER 15 AND APRIL 15 OR ANYTIME WHENTHE RAIN PROBABILITY EXCEEDS 30%5. THE CONTRACTOR, DEVELOPER, AND ENGINEER OF WORK SHALL BE RESPONSIBLE TOREVIEW THE PROJECT SITE PRIOR TO OCTOBER 15 (RAINY SEASON) AND TOCOORDINATE AN IMPLEMENTATION PLAN FOR WET WEATHER EROSION CONTROLDEVICES. A LOCALLY BASED STANDBY CREW FOR EMERGENCY WORK SHALL BEAVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 15 THROUGH APRIL 15).NECESSARY MATERIALS SHALL BE AVAILABLE AND STOCK PILED AT CONVENIENTLOCATIONS TO FACILITATE RAPID CONSTRUCTION OR MAINTENANCE OF TEMPORARYDEVICES WHEN RAIN IS IMMINENT.6. IN THE EVENT OF A FAILURE, THE DEVELOPER AND/OR HIS REPRESENTATIVE SHALL BERESPONSIBLE FOR CLEANUP AND ALL ASSOCIATED COSTS OR DAMAGE. IN THE EVENTTHAT DAMAGE OCCURS WITHIN THE RIGHT-OF-WAY AND THE CITY IS REQUIRED TOPERFORM CLEANUP, THE OWNER SHALL BE RESPONSIBLE FOR REIMBURSEMENT OF ALLASSOCIATED COSTS OR DAMAGE.7. IN THE EVENT OF FAILURE AND/OR LACK OF PERFORMANCE BY THE OWNER AND/ORCONTRACTOR TO CORRECT EROSION CONTROL RELATED PROBLEMS, THE PUBLICWORKS DEPARTMENT MAY REVOKE ALL ACTIVE PERMITS AND RECOMMEND THAT CODEENFORCEMENT PROVIDE A WRITTEN NOTICE OR STOP WORK ORDER IN ACCORDANCEWITH THE LAND USE ORDINANCE.8. PERMANENT EROSION CONTROL SHALL BE PLACED AND ESTABLISHED WITH 90%COVERAGE ON ALL DISTURBED SURFACES OTHER THAN PAVED OR GRAVEL SURFACES,PRIOR TO FINAL INSPECTION. PERMANENT EROSION CONTROL SHALL BE FULLYESTABLISHED PRIOR TO FINAL ACCEPTANCE. TEMPORARY EROSION CONTROLMEASURES SHALL REMAIN IN PLACE UNTIL PERMANENT MEASURES ARE ESTABLISHED.9.THE AIR POLLUTION CONTROL DISTRICT (APCD) MAY HAVE ADDITIONAL PROJECTSPECIFIC EROSION CONTROL REQUIREMENTS. THE CONTRACTOR, DEVELOPER, ANDENGINEER OF WORK SHALL BE RESPONSIBLE FOR MAINTAINING SELF-REGULATION OFTHESE REQUIREMENTS.KEY MAPNTSROCK
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Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\17110 - Rockview Moderns (Civil) - VHI\02_Working Drawings\Preliminary or Construction\02_ONSITE\EROSION SHEET.dwg, C-5.2, May 03, 2018 9:27pm, ZachPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, Cwww.ashleyvance.comC I V I L S T R U C T U R A L113 W. Chestnut StreetBellingham, WA 98225(360) 746-8020 (805) 545-0010Phone Ext.:Phone Ext.:THE ROCKVIEW MODERNS3063 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401ZRBKBB05.03.201817110EROSION CONTROLDETAILSC-5.21.2.3.4.5.226119SPACING PLANANCHORING PLAN12"MINCREATE DEPRESSION2" MIN. / 4" MAX.1 X 1 WOODSTAKES AT 4'MAX. SPACING8" DIA.FIBER ROLLSPACING PER PLANWOOD STAKES@ 4' MAX. SPACINGINSTALL FIBERROLL BERMALONG LEVELCONTOURFIBER ROLL BERMSE-5NOT TO SCALESTABILIZED CONSTRUCTION ENTRANCE/EXITTC-1NOT TO SCALECHECK DAM18"±12±"3"±3"±PLANSECTION A-AAATAMP FIRMLYAGAINST GROUND ORPAVEMENT SURFACEPLACE ONE COURSE OFGRAVEL-FILLED BAGSTAMPED FIRMLY TO SEALALONG INTERFACESFLOWSCALE: NTSSE-4SPACING PLANANCHORING PLAN42"MIN12" MINEMBED6"MIN24"MAXRUN OFFPONDING HEIGHTFILTER FABRICATTACH SECURELYTO UPSTREAMSIDE OF POST3X3 WOOD STAKE OR1.33 LB/FT STEEL POST6"x6" TRENCH OVERFILLEDWITH COMPACTED SOILNOTE: WITH ENGINEER'S ACCEPTANCE, CHAIN LINKFENCING MAY BE USED TO SUPPORT FILTER FABRIC.WOOD STAKEOR STEEL POSTFILTER FABRIC4 FT. MAX. SPACINGSILT FENCESE-1FLOWSCALE: NTSATTACHMENT 2Packet Page 19
Lowest 275' ContourLowest 275' Contour275' ContourExisting Site ConstraintsScale: 1/16" = 1'-0" Approximate location of Open Space Easment requested by the City of San Luis Obispo. Dark color indicates unbuildablearea of hillside that is greaterthan 30% slope per SLOMC.2’-0” Dedication Easment to alignwith 6’-0” sidewalk per City SLO Standard.20’-0” Site Frontage Setback perSLOMCHillside Slope Legend0-15% Slope:16-20% Slope:21-25% Slope:+26% Slope:City of San Luis Obispo APM Bk. 004 Pg. 584Scale: 1:1000 LOCATION OFPROPOSEDDEVELOPMENTROCKVIEW PLACEROCKVIEW PLACEBROAD STREETBROAD STREETORCUTT ROADCROSSROADSCENTERSWEENEY LANEPROJECTPARCELROCKVIEW PLACEROCKVIEW PLACEBROAD STREETBROAD STREETORCUTT ROADCROSSROADSCENTERSWEENEY LANEPROPOSEDOPENSPACEEASEMENTATTACHMENT 2Packet Page 20
7.10% Fall6.00° Fall5.00° Fall7.10% Fall6.00° Fall6.00° Fall25"X51"25"X51"25"X51"25"X51"25"X51"25"X51"1AC3.0Lowest 275' Contourontour275' Contour17.68% Fall7.00% Fall0"0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"5'0"10'0"10'0"10'0"10'0"10'0"15'0"15'0"15'0"15'0"15'0"15'0"15'0"20'0"20'0"20'0"20'0"20'0"20'0"20'0"20'0"20'0"20'0"20'0"20'0"20'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"25'0"30'0"30'0"30'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"35'0"40'0"40'0"40'0"45'0"45'0"50'0"50'0"50'0"55'0"55'0"60'0"60'0"60'0"60'0"65'0"65'0"65'0"70'0"70'0"75'0"75'0"80'0"80'0"80'0"80'0"80'0"80'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"85'0"90'0"90'0"90'0"95'0"95'0"95'0"2AC3.025"X51"25"X51"25"X51"25"X51"25"X51"25"X51"2AC22AC2Site Development PlanScale: 1/16" = 1'-0" 1'-10"3AC23AC24AC24AC21AC21AC22AC22AC26'-0"2'-0"13'-8"ATTACHMENT 2Packet Page 21
Overall Max. Allowable Roof Ht.+35'-0"Max. Allowable Roof Ht.+22'-0"F.F.246.10'Overall Max. Allowable Roof Ht.+35'-0"Max. Allowable Roof Ht.+22'-0"F.F.246.10'Overall Max. Building Height+35'-0" Above Natural GradeN.G.245.50'Overall Max. Allowable Roof Ht.+22'-0"Max. Eave Ht.+22'-0"222222TVWDATTACHMENT 2Packet Page 22
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LOT 7LOT 8LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1SHEET NO.DATEOWNERSHEET TITLEPLEINDESIGN GROUPIRE3203 Lightning St., Ste. 201 // Santa Maria, CA 93455805.349.9695 // www.pleinairedg.comCLP-01CONCEPTUALLANDSCAPEPLANCONCEPTUAL LANDSCAPE PLAN0510 20NORTHSCALE : 1" = 10'-0"THE ROCKVIEW MODERN21748Texeira Cap. Partners II, LLC195 S. Broadway, Suite 204Orcutt, California 93455T: 805.698.35203063 ROCKVIEW PLACE // SAN LUIS OBISPO, CALIFORNIA 934012018.04.30NORTHN.T.S.VICINITY MAPRockview Pl.Broad St.Sweeney Ln.Garibaldi Ave.Orcutt Rd.SITECONCEPTUAL PLANTING LEGENDACCENT TREESNatchez Crape Myrtle - Lagerstroemia indica 'Natchez'Shademaster Honey Locust - Gleditsia t. var. inermis 'Shademaster'Coast Live Oak - Quercus agrifoliaChinese Elm - Ulmus ParvifoliaSTREET TREES - PER CITY OF SAN LUIS OBISPOChinese Pistache - Pistacia chinensisEXISTING TREES TO BE REMOVEDMEDIUM FLOWERING SHRUBSDwarf Yedda Hawthorn - Rhaphiolepis umbellata 'Minor'Snow White New Z. Tea Tree - Leptospermum s. 'Snow White'Mound San Bruno Coffeeberry - Rhamnus 'Mound San Bruno'Red Yucca - Hesperaloe parvifloraSMALL FLOWERING & ORNAMENTAL SHRUBSHidcote English Lavender - Lavandula angistifolia 'Hidcote'Stalked Bulbine - Bulbine frutescensLittle Rev Flax Lily - Dianella revoluta 'Little Rev'Majestic Lilyturf - Liriope muscari 'Majestic'ORNAMENTAL GRASSESDwarf Mat Rush - Lomandra longifolia 'Breeze'Blonde Ambition Blue Grama - Bouteloa gracilis 'Blonde Ambition'Karl Foerster Reed Grass - Calamagrostis x acutiflora 'Karl Foerster'Pine Muhly - Muhlenbergia dubiaChinese Fountain Grass - Pennisetum OrientaleMEDIUM SHADE SHRUBSGiant Lily Turf - Liriope giganteaGIant Chain Fern - Woodwardia fimbriataDavid Viburnum - Viburnum davidiiXanadu philodendron - Philodendron xanaduSalvia leucantha 'Santa Barbara' - SB Mexican Bush SageBerkeley Sedge - Carex divulsaSmall Cape Rush - Chondropetalus tectorumElk Blue California Gray Rush - Juncus patens 'Blue Elk'FLOWERING GROUNDCOVERSCreeping Myoporum - Myoporum parvifolium 'Putah Creek'Bearberry Cotoneaster - Cotoneaster damerii 'Low Fast'Trailing Rosemary - Rosmarinus officinalis 'Prostratus'FLOWERING VINELavender Star Flower - Grewia occidentalisYellow Lady Banks Rose - Rosa bansiae 'Lutea'Yarrow - Achillea millefoliumBlue Note Blue-Eyed Grass - Sysrinchium angustifoliumAnchor Bay Ceanothus - Ceanothus 'Anchor Bay'Pacific Mist Manzanita - Arctostaphylos 'Pacific Mist'Star Jarmine - Trachelospermum jasminoidesMelissa Lilac Lavender - Lavandula angustifolia 'Dow4'Sweetshade - Hymenosporum flavumGolf Ball Kohuhu - Pittosporum tenuifolium 'Golf Ball'PRIVATE LANDSCAPE BY FUTURE OWNERAutumn Moor Grass - Sesleria AutumnalisSiskiyou Blue Fescue - Fetuca 'Siskiyou Blue'ROCKVIEW PLACEHYDROZONE 12,857 SQ. FT.HYDROZONE 22,442 SQ. FT.HYDROZONE 32,444 SQ. FT.EXISTING RESIDENTIALEXISTING RESIDENTIALUNDISTURBEDSLOPE-FUELMODIFICATIONZONE 100'FROM BUILDING1. MINIMUM PLANT SIZES:STREET TREES (24"BOX), SITE TREES (15 GAL.), SHRUBS (1 GAL.),GROUNDCOVER (FLATS)2. IRRIGATION SYSTEM TO BE INSTALLED AS A PART OF SITECONSTRUCTION. SYSTEM SHALL BE UNDERGROUND, AUTOMATICWITH DRIP EMITTERS OR SPRAY HEADS, "SMART" CONTROLLER ANDAUTOMATIC RAIN SHUTOFF. LOW PRECIPITATION RATE HEADS TO BEUSED TO MINIMIZE RUNOFF.3. POINT OF CONNECTION FOR WATER SUPPLY, SHALL BE BY A NEWLANDSCAPE SUB METER FROM WELL.4. ALL PLANTING AREAS SHALL RECEIVE A 3" LAYER OF MEDIUM BARKMULCH AFTER INSTALLATION.5. ALL PLANT MATERIAL SHALL CONFORM TO THE CITY OF SAN LUISOBISPO OR STATE OF CALIFORNIA MODEL WATER CONSERVATIONORDINANCE.6. ALL PLANTING AND IRRIGATION SHALL BE INSTALLED PER THE CITY OFSAN LUIS OBISPO STANDARDS AND CODES.7. FOR SITE WORK, ARCHITECTURAL, AND GRADING/DRAINAGEINFORMATION SEE PLANS BY OTHERS.8. ALL AREAS BEYOND THE AREA OF WORK THAT ARE DISTURBED BYCONSTRUCTION SHALL BE RETURNED TO ORIGINAL CONDITION.9. DRAWINGS ARE FOR DESIGN AND REVIEW PURPOSES ONLY ANDSHALL NOT BE USED AS CONSTRUCTION DOCUMENTS.10. TREES PLANTED IN AN AREA LESS THAN 8' WIDE SHALL BE INSTALLEDWITH A ROOT BARRIER TO PROTECT AGAINST HARDSCAPE DAMAGE.11. STREET TREES ARE TO BE SELECTED FROM THE CITY OF SAN LUISOBISPO APPROVED TREE LIST.GENERAL NOTESATTACHMENT 2Packet Page 25
SHEET NO.DATEOWNERSHEET TITLEPLEINDESIGN GROUPIRE3203 Lightning St., Ste. 201 // Santa Maria, CA 93455805.349.9695 // www.pleinairedg.comCLP-02PLANTIMAGERYTHE ROCKVIEW MODERN21748Texeira Cap. Partners II, LLC195 S. Broadway, Suite 204Orcutt, California 93455T: 805.698.35203063 ROCKVIEW PLACE // SAN LUIS OBISPO, CALIFORNIA 934012018.04.30Coast Live OakShademaster Honey Locust Natchez Crape MyrtleChinese Evergreen ElmSweetshadeChinese PistacheDwarf YeddaSnow White NZ Tea TreeMound San Bruno CoffeeberrySB Mexican Bush SageRed YuccaGolf Ball KohuhuHidcote English LavenderStalked BulbineLittle Rev Flax LilyMajestic Lily TurfMelissa Lilac LavenderDwarf Mat RushBlonde Ambition Grama GrassKarl F. Feather Reed GrassPine Muhly Chinese Fountain Grass Giant Lily Turf Giant Chain FernDavid's ViburnumXanadu Cut-Leaf PhilodendronAutumn Moor GrassSiskiyou Blue FescueNOTE:PLANT IMAGERY SHOWN IS REPRESENTATIVE ONLY.FINAL SELECTIONS MAY VARY. SEE CONCEPTUALPLANTING LEGEND FOR MORE INFORMATION.ATTACHMENT 2Packet Page 26
SHEET NO.DATEOWNERSHEET TITLEPLEINDESIGN GROUPIRE3203 Lightning St., Ste. 201 // Santa Maria, CA 93455805.349.9695 // www.pleinairedg.comCLP-03PLANTIMAGERYTHE ROCKVIEW MODERN21748Texeira Cap. Partners II, LLC195 S. Broadway, Suite 204Orcutt, California 93455T: 805.698.35203063 ROCKVIEW PLACE // SAN LUIS OBISPO, CALIFORNIA 934012018.04.30Lavender Star FlowerBanks RoseStar JasmineBerkeley SedgeCape RushElk Blue CA. Grey RushMoonshine YarrowBlue Note Blue-Eyed GrassCreeping Myoporum Lowfast CotoneasterProstrate RosemaryPacific Mist ManzanitaNOTE:PLANT IMAGERY SHOWN IS REPRESENTATIVE ONLY.FINAL SELECTIONS MAY VARY. SEE CONCEPTUALPLANTING LEGEND FOR MORE INFORMATION.ATTACHMENT 2Packet Page 27