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06-24-2020 PC Agenda Packet
City of San Luis Obispo, Agenda, Planning Co mmission Agenda PLANNING COMMISSION Wednesday, June 24, 2020 6:00 p.m. REGULAR MEETING TELECONFERENCE Broadcasted via Webinar Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will be holding all public meetings via teleconference. There will be no physical location for the Public to view the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment. Additionally, members of the Planning Commission (PC) are allowed to attend the meeting via teleconference and participate in the meeting to the same extent as if they were present. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in PC meetings in the following ways: 1. Remote Viewing - Members of the public who wish to watch the meeting can view: • Televised live on Charter Cable Channel 20 • View a livestream of the meeting on the City’s YouTube channel: https://www.youtube.com/channel/UCjSH3YJ12dVzLmQYuevI_sw • View the Webinar (recommended for the best viewing quality): ➢ Registration URL: https://attendee.gotowebinar.com/register/3370424659701165328 ➢ Webinar ID: 244-113-579 ➢ Telephone Attendee: (631) 992-3221; Audio Access Code: 974-125-349 2. Public Comment - The PC will still be accepting public comment for items within their purview. Public comment can be submitted in the following ways: • Mail or Email Public Comment ➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401 ➢ Emails sent after 3:00 PM and up until public comment is opened on the item – Limited to one page emailed to cityclerk@slocity.org and will be read aloud during the public comment period on the item specified. • Verbal Public Comment ➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved as Agenda Correspondence. ➢ During the meeting – Comments can be submitted up until the Public Comment period is opened for the item when joining via the webinar (instructions above). Please contact the City Clerk’s office at cityclerk@slocity.org to more information. Planning Commission Agenda for June 24, 2020 Page 2 CALL TO ORDER: Chair Hemalata Dandekar ROLL CALL : Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata Dandekar. ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. CONSIDERATION OF MINUTES 1. Minutes of the Planning Commission meeting of June 10, 2020. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS Note: Any court challenge to the action 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. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 2. Review of an appeal of the Community Development Director’s decision to approval a new three-story, 3,439-square foot single-family residence on a sloped lot. The single-family dwelling includes an attached four-car garage and a 967-square foot accessory dwelling unit. Project includes requested exceptions from the Hillside Development Standards of the Zoning Regulations to allow portions of downhill building walls to exceed 15 feet in height and to allow retaining walls up to 12 feet in height (ARCH-0816-2019). This project is categorically exempt from environmental review (CEQA); Project Address: 1141 Ella Street; Case #: APPL-0233-2020; Zone: R-2; Steven Goschke, appellant. (Kyle Van Leeuwen – 20 minutes) Recommendation: Adopt the Draft Resolution denying the appeal and uphold the Community Development Director’s design review approval of the single-family residential project on a sloped lot in the Medium-Density Residential (R-2) zone. Planning Commission Agenda for June 24, 2020 Page 3 3. Review of the acquisition of a portion of right-of-way adjacent to Los Osos Valley Road from the California Department of Transportation (Caltrans) to the City of San Luis Obispo. Property is for the use of City right-of-way and to be relinquished by Caltrans and exempt from environmental review; Project Location: Western edge of Los Osos Valley Road at Calle Joaquin intersection; Case #: GENP-0251-2020; Zone: Not Zoned (Currently Caltrans right-of-way); City of San Luis Obispo, applicant . (Shelsie Kloepper – 20 minutes) Recommendation: Adopt the draft Resolution, which finds and reports to the City Council, that the proposed acquisition conforms to the General Plan. COMMENT AND DISCUSSION 4. Staff Updates & Agenda Forecast ADJOURNMENT The next Regular Planning Commission meeting is scheduled for Wednesday, July 8, 2020, at 6:00 p.m., via teleconference. APPEALS Any decision of the Planning Commission is final unless appealed to City Council within 10 days of the action (Recommendations to City Council cannot be appealed since they are not a final action). Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available at the Community Development Department office, City Clerk’s office, or on the City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal documentation. LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see Recording Secretary. 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) 781-7410. Planning Commission regular meetings are televised live on Charter Channel 20. Agenda related writings or documents provided to the Planning Commission are available for public inspection on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on the City’s website: http://www.slocity.org/government/department- directory/city-clerk/on-demand-meeting-videos City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Minutes - Draft Planning Commission Minutes Planning Commission Regular Meeting Wednesday, June 10, 2020 CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on Wednesday, June 10, 2020 at 6:05 p.m., via teleconference, by Vice Chair Jorgensen. ROLL CALL Present: Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey, Michelle Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and Chair Hemalata Dandekar (6:15) Absent: None Staff: Community Development Director Michael Codron, Principal Planner Tyler Corey, Assistant City Attorney Roy Hanley, and Deputy City Clerk Kevin Christian PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA None 1.CONSENT AGENDA – CONSIDERATION OF MINUTES ACTION: MOTION BY COMMISSIONER SHORESMAN, SECOND BY COMMISSIONER KAHN, CARRIED 6-0-1 to approve the Planning Commission Minutes of May 13, 2020. Item 1 Packet Page 1 Planning Commission Meeting Minutes June 10, 2020 Page 2 of 3 PUBLIC HEARINGS 2. Development review of a new, two-story, 13,082-square foot office building as part of an existing Planned Development (PD 0274). The project includes an amendment to the adopted Precise Plan approved through Resolution No. 2249 (1971 Series) to address the new office development as it relates to the Planned Development. The project also includes exceptions for parking and trash enclosures within the street yard setback (0 feet where a 20-foot setback and 10-foot setback, respectively, are normally required), exceptions to sign regulations, and a 40% parking reduction and offsite parking. The project is categorically exempt from environmental review (CEQA); Project Address: 487 Leff Street; Case #: ARCH-0506-2019 & PDEV- 0507-2019; Zone: R-2-PD; Housing Authority of San Luis Obispo (HASLO), applicant. Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Applicant representative Scott Smith introduced the project and described the need for the project and the specific site location desirability. Architect representatives Pam Ricci and David Gibbs, RRM Design Group, reviewed the site history, project design, ARC input, and responded to comments made in the submitted public comment and commissioner inquiries. Chair Dandekar opened the public hearing. Public Comments None Chair Dandekar closed the public hearing ACTION: MOTION BY VICE CHAIR JORGENSEN, SECOND BY COMMISSIONER HOPKINS, CARRIED 5-2-0 (WITH COMMISSIONERS QUINCEY AND WULKAN OPPOSED) to adopt a resolution entitled: “A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF A NEW, TWO-STORY, 13,082-SQUARE FOOT OFFICE BUILDING AS PART OF AN EXISTING PLANNED DEVELOPMENT (PD 0274). THE PROJECT INCLUDES AN AMENDMENT TO THE ADOPTED PRECISE PLAN APPROVED THROUGH RESOLUTION NO. 2249 (1971 SERIES) TO ADDRESS THE NEW OFFICE DEVELOPMENT AS IT RELATES TO THE PLANNED DEVELOPMENT. THE PROJECT ALSO INCLUDES EXCEPTIONS FOR PARKING AND TRASH ENCLOSURES WITHIN THE STREET YARD SETBACK (0 FEET WHERE A 20-FOOT SETBACK AND 10-FOOT SETBACK, RESPECTIVELY, ARE NORMALLY REQUIRED), EXCEPTIONS TO SIGN REGULATIONS, AND A 32% PARKING REDUCTION AND OFFSITE PARKING. PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 10, 2020 (487 LEFF STREET, ARCH-0506-2019 & PDEV-0507-2019)” with an added condition to reduce the larger sign’s size to 30 square feet and limit its height to 20 feet. Item 1 Packet Page 2 Planning Commission Meeting Minutes June 10, 2020 Page 3 of 3 3. Review of the 6th Cycle Housing Element Update Proposed Policies and Programs. The project requires an initial study of environmental review per CEQA. No final action is being taken at this meeting. Project Address: Citywide; Case #: GENP-0217-2020 & EID-0218-2020; City of San Luis Obispo, applicant. Associate Planner Rachel Cohen presented the staff report and responded to Commission inquiries. Chair Dandekar opened the public hearing. Public Comments Molly Kern Chair Dandekar closed the public hearing. The Commission discussed the proposed policies and programs and provided input to staff. COMMENT AND DISCUSSION 4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects. ADJOURNMENT The meeting was adjourned at 9:00 p.m. The next Regular Planning Commission meeting is scheduled for Wednesday, June 24, 2020, via teleconference. APPROVED BY THE PLANNING COMMISSION: XX/XX/2020 Item 1 Packet Page 3 PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of an appeal of the Community Development Director’s decision to approve a new three-story, 3,439-square foot single-family residence on a sloped lot. The single-family dwelling includes an attached four-car garage and a 967-square foot accessory dwelling unit. Project includes requested exceptions from the Hillside Development Standards of the Zoning Regulations to allow portions of downhill building walls to exceed 15 feet in height and to allow retaining walls up to 12 feet in height (ARCH-0816-2019). This project is categorically exempt from environmental review (CEQA). PROJECT ADDRESS: 1141 Ella Street BY: Kyle Van Leeuwen, Assistant Planner Phone Number: (805) 781-7091 E-mail: kvanleeuwen@slocity.org FILE NUMBER: APPL-0233-2020 FROM: Shawna Scott, Senior Planner RECOMMENDATION Adopt the Draft Resolution (Attachment 1) denying the appeal (Attachment 2) and uphold the Community Development Director’s design review approval of the single-family residential project on a sloped lot in the Medium-Density Residential (R-2) zone. SITE DATA SUMMARY On May 22, 2020, the Community Development Director approved the project as proposed (Attachments 3 & 4, Project Plans & ARCH-0816-2019 approval letter). Prior to the Director’s approval, the project was reviewed by the Architectural Review Commission (ARC) on April 20, 2020. The ARC recommended the Community Development Director approve the proposed project (5-0-1) (Attachments 5 & 6, ARC Staff Report & Minutes). On June 1, 2019, the decision was appealed by Steven Goschke, the adjacent property owner. The letter submitted by the appellant identifies four points of concern with the approval of the project (Attachment 2, Appeal Form and Appellant Steven Goschke Applicant Didier and Beatrice Cop Zoning Medium-Density Residential (R-2) General Plan Medium Density Residential Site Area ~11,616 square feet. Environmental Status Categorically exempt from environmental review under CEQA Guidelines § 15303 (New Construction or Conversion of Small Structures) Meeting Date: June 24, 2020 Item Number: 2 Item 2 Packet Page 4 APPL-0233-2020 1141 Ella Street Page 2 Letter). Mr. Goschke’s stated concerns about the project and specific findings of the approval are summarized as follows: 1) the project should be designed to be entirely consistent with development standards and exceptions should not have been granted; 2) the project should have to comply with Building Code Standard J101.6, which limits the amount of area, outside of the building footprint, that can be developed on a sloped lot; 3) the project’s size should be adjusted as a “feasible alternative” and “practical way” for the project to comply with development standards and should be better proportioned to the slope and the neighborhood (finding #6); and 4) the project should be designed to conform to all Zoning Regulations standards, and denial of exceptions would not “deprive the property owner reasonable use of his property” or “deprive the property owner of privileges enjoyed by other property owners” (finding #7). 1.0 COMMISSION’S PURVIEW Per Chapter 17.126 of the Zoning Regulations, decisions of the Director shall be appealed to the Planning Commission. The Planning Commission is being asked to review the proposed project, the concerns of the appeal, and provide a final determination of the proposed project; however, the hearing is a de novo review and the Planning Commission is not limited to only acting on the items brought up in the appeal. Staff is recommending the Planning Commission deny the appeal and uphold the Director’s approval of the project. If the Planning Commission denies the appeal and approves the project, the project will have all necessary entitlements needed to move forward for building permits. If the Planning Commission upholds the appeal, the project in its current design is denied approval. The following report provides additional background and analysis of the proposed project and the appeal. 2.0 PROJECT INFORMATION Site Details Proposed1 Allowed/Required2 Front Setback 23.5 feet 20 feet Density (units/acre) 2 2 Maximum Height of Structures 28 feet 35 feet Max Building Coverage 22% 50% Total # Parking Spaces 4 3 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15303 (New Construction or Conversion of Small Structures) 1 Project Plans (Attachment 2) 22019 Zoning Regulations Project Description The proposed project is a new three-story single-family residential structure, which includes a 3,439- square foot, four-bedroom home, a 967-square foot accessory dwelling unit, and a 1,031-square foot, four-car garage. The project is located on a flag lot, with an average slope of approximately 22%. The project also includes grading and paving for vehicle access and landscaping. The applicant is Item 2 Packet Page 5 APPL-0233-2020 1141 Ella Street Page 3 requesting exceptions from the Hillside Development Standards1 of the Zoning Regulations to allow portions of downhill building walls of 28 feet (stairwell) and 24 feet (right-side wall section) where 15 feet in height is the standard, and to allow retaining walls up to 12 feet in height where six feet is the standard. Site Information and Setting The 11,616-square foot project site is an existing flag lot parcel with direct access to Ella Street. The property is situated on the on north-west slope of Terrace Hill, with the adjacent property to the south designated as the Terrace Hill Open Space. All other adjacent properties, including the parcel below the flag lot, are developed with residential uses. The project site is within the Medium-Density Residential (R-2) zone and has a slope of over 20 percent. 3.0 ANALYSIS OF THE APPEAL Staff has provided an analysis below of the points outlined in the Appeal Letter. Exceptions Requested for the Project: The appellant states that, “the process of granting exceptions needs to address and conform to the original intent of the ordinance which is presumably is to develop the neighborhood in a way that relates to its historic identity”, and that exceptions should not be granted. However, the stated purpose of the Hillside Development Standards is to “implement the goals of the Conservation and Open Space and Land Use Elements of the General Plan”, which are listed as: a) To protect and preserve scenic hillside areas and natural features such as the volcanic morros, ridge lines, plant communities, rock outcroppings and steep slope areas that function as landscape backdrops for the community; b) To avoid encroachment into sensitive habitats or unique resources as defined in the Conservation and Open Space Element; c) To protect the health, safety and welfare of community residents by directing development away from areas with hazards such as landslides, wildland fires, flooding and erosion; and d) To protect the City’s scenic setting. The project includes requests for exceptions from the Hillside Development Standards (17.70.090) to allow portions of downhill building walls to exceed 15 feet in height and to allow retaining walls up to 12 feet in height. The exceptions proposed by the applicant are supported because they help implement the above stated goals. The two exceptions are further described below. Downhill Building Walls: Hillside development standards state that: No single building wall on the downhill side of a house shall exceed 15 feet in height above grade. The applicant requested an exception to this standard to allow for the stairwell to be 28 feet in height and the right-side wall section to be 24 feet in height. Exceptions to this standard can be approved if specific findings can be made. Specifically, these elements and the overall design of the project do further the intent 1 Zoning Regulations Section 17.70.090 Hillside development standards “apply to all lots and sites that have an average cross slope of sixteen percent or more”. Item 2 Packet Page 6 APPL-0233-2020 1141 Ella Street Page 4 of the Hillside Development section, because the design preserves the scenic hillside and the City’s scenic setting by keeping the massing of the building at a low elevation against the backdrop of Terrace Hill. Setting the upper stories further back would require expanding the foundation to an area further up the hillside and increase the area of grading, inconsistent with Land Use Element policy to minimize the grading on hillside lots and to locate houses close to the street2. The ARC also stated during their hearing on the item that the stairwell warranted the exception as the feature breaks up the mass of the building by creating shade and shadow, consistent with language in the Community Design Guidelines3. Retaining Walls: Exceptions to retaining wall standards are requested for the project along the proposed driveway, and to provide areas for ingress and egress to bedrooms. The Hillside Development Standards of the Zoning Regulations also provide requirements for site access and the grade of driveways4. In order to maintain compliance with this section, retaining walls along the proposed driveway require an exception. Other retaining walls that require an exception are located where bedroom windows require ingress and egress (southern facing building wall and internal light well). These locations are also interior to the site, not visible from any public right- of -way, and do not have a negative effect on the City’s scenic setting. Building Code Standard J101.6: The appeal questions why this section of code was applied to previous architectural reviews of projects proposed on the property but not in the current review, and why calculations of average cross have varied between past a current reviews. This section of the building code requires that a certain percentage of a site, exclusive of building area, shall remain in its natural state, depending on the average cross slope of the site. The language in this section also states when this section would not apply to a project, as follows: Exception: Grading specifically approved and/or conditioned in conjunction with a tentative subdivision map, development proposal, or similar entitlement consistent with General Plan policies and other hillside standards is not subject to the specific grading limitations noted in this section. As the proposed project requires the approval of an entitlement, and the entitlement for this project is intended to ensure the project is consistent with General Plan policies and hillside standards, the project is not subject to these grading limitations. The previous application for development of the property was reviewed prior to the exception language being added to the building code in December of 2013. The average cross-slope calculation for the site as calculated by staff or provided by past and current applicants has ranged from 22% to 27%. On re-review of the current documents, staff has determined 2 Land Use Element policy 6.2.2, E.: Minimize grading on individual lots; generally locate houses close to the street; minimize the grading of visible driveways 3 Community Design Guidelines §7.2 – Hillside Development: B.2.a.: The apparent size of exterior wall surfaces visible from off the site should be minimized through the use of single-story and small-scale elements, setbacks, overhangs, roof pitches, and/or other means of horizontal and vertical articulation to create shade and shadow, and break up otherwise massive forms 4 Zoning Regulations §17.70.90.C.2. Site Access and Driveways: Each driveway shall not have a grade steeper than five percent within 10 feet of a garage or carport entry. Driveway finished grade shall not exceed an average of 15 percent, or 20 perce nt at any point Item 2 Packet Page 7 APPL-0233-2020 1141 Ella Street Page 5 that the slope is approximately 26%. While knowing the average slope calculation is important, under the current Zoning Regulations the same standards and processing requirements apply to all residential projects on lots over 20% in slope. Identifying the exact average cross slope was not originally considered necessary, as all calculations available established that the slope of the site is over 20%. Size of the House and Accessory Dwelling Unit: The appellant has stated that a feasible alternative would be to adjust the size of the house to be better proportioned to the neighborhood. However, records show that the structure at 1103 Ella Street, the only other flag lot on this section of hillside, is over 3,300 square feet in size. Additionally, the previously approved project (2006) on the project site was approximately 3,400 square feet. The current project proposes a single-family residence of 3,439 square feet, which is generally consistent with these past approvals. The project also proposes an accessory dwelling unit (ADU), which is compliant with allowed square footage standards for ADUs. Every property in this neighborhood that does not already have an ADU could add an ADU of approximately the same size to their property without any discretionary review, pursuant to the City’s Zoning Regulations. For this project, including the ADU within the current proposal allows for the ADU to be a part of the entitlement process, and reviewed for consistency with all hillside policies as a part of the structure. The Architectural Review Commission also found that the project is compatible with the existing neighborhood. The current project also proposes only 22% lot coverage, where the maximum coverage in the R-2 zone is 50%. Findings Supporting Exceptions: The Zoning Regulations allow for exceptions to certain standards. Not all development sites are the same and some flexibility or exceptions to the standards can be warranted. In certain circumstances, such as the conditions of the subject site, compliance with one standard requires a degree of non-compliance with another or would cause a project to be inconsistent with General Plan policies. One example of this for the project is the proposed driveway. The Zoning Regulations require that driveways on sloped lots not exceed a certain slope percentage. To be compliant with those standards, either an exception to the retaining wall standards is needed, or more grading of the lot would be necessary. Additional grading would cause the project to be less consistent or inconsistent with the General Plan policy to minimize the grading of hillside lots and would be inconsistent with the purpose of the Hillside Development Standards. While exceptions can be granted, a project cannot be approved if inconsistent with the General Plan. The findings in support of the requested exceptions provide the rationale for the exceptions, which included implementation of General Plan policies. In addition to the findings in the Director’s approval, the Architectural Review Commission (ARC) found the project to be consistent with the Community Design Guidelines (CDG), with no recommended changes to the project. The CDG section for hillside development (7.2) states that: The Open Space and Land Use Elements of the General Plan both note the importance of preserving the natural character of the hillsides surrounding the community. The guidelines in this section are intended to assist in implementing General Plan hillside policies by minimizing the visibility and other impacts of allowable hillside development. The ARC found the project consistent with the CDG, which assists in implementing the General Plan. The project design preserves the scenic hillside and the City’s scenic setting by keeping the massing of the building at a low elevation against the backdrop of Terrace Hill, and the approval of minor exceptions facilitates this aspect of the project. Item 2 Packet Page 8 APPL-0233-2020 1141 Ella Street Page 6 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt from environmental review (Class 3, Section 15303, New Construction or Conversion of Small Structures, State CEQA Guidelines) because it consists of one single-family residence in a zone which permits residential uses. 5.0 OTHER DEPARTMENT COMMENTS All City Departments have reviewed the project and have provided comments that are incorporated into the staff report and recommended resolution as conditions of approval. 6.0 ALTERNATIVES 6.1 Continue the item. An action to continue the item should include a detailed list of additional information or analysis required. 6.2 Uphold the appeal, denying the project. The Planning Commission can uphold the appeal and deny the project, based on findings of inconsistency with the General Plan, Zoning Regulations, and applicable City regulations and policies. 7.0 ATTACHMENTS 1. Draft Resolution 2. Appeal Form and Letter 3. Project Plans 4. ARCH-0816-2019 approval letter 5. ARC Staff Report 6. ARC Minutes, April 20, 2020 Item 2 Packet Page 9 RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION OF SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPEAL (FILED BY STEVEN GOSCHKE) THEREBY APPROVING A NEW THREE- STORY, 3,439-SQUARE FOOT SINGLE-FAMILY RESIDENCE, 967- SQUARE FOOT ACCESSORY DWELLING UNIT, AND A 1,031 -SQUARE FOOT, FOUR-CAR GARAGE ON A SLOPED LOT, WHICH INCLUDES REQUESTED EXCEPTIONS FROM THE HILLSIDE DEVELOPMENT STANDARDS OF THE ZONING REGULATIONS TO ALLOW PORTIONS OF DOWNHILL BUILDING WALLS TO EXCEED 15 FEET IN HEIGHT AND TO ALLOW RETAINING WALLS UP TO 12 FEET IN HEIGHT, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 24, 2020 (1141 ELLA STREET, APPL- 0233-2020) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a virtual public hearing, on April 20, 2020, recommending approval of this project to the Community Development Director of the City of San Luis Obispo based on consistency with the City’s Community Design Guidelines applicable to residential infill projects on hillside lots, pursuant to a proceeding instituted under ARCH-0816-2019, Didier & Beatrice Cop, applicant; and WHEREAS, the Community Development Director of the City of San Luis Obispo, on May 22, 2020, approved the above referenced residential infill project on a hillside lot; and WHEREAS, on June 1, 2020, Steven Goschke, as a member of the public, filed an appeal of the Community Development Director’s May 22, 2020 decision approving the project; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a virtual public hearing in San Luis Obispo, California, on June 24, 2020, pursuant to a proceeding instituted under APPL-0233-2020, Steven Goschke, appellant; and WHEREAS, the Planning 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; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission does hereby deny an appeal (APPL- Item 2 Packet Page 10 Resolution No. PC-XXXX-20 1141 Ella Street, APPL-0233-2020 Page 2 0233-2020) of the Community Development Director’s decision, thereby granting final approval to the project (ARCH-0816-2019), based on the following findings: 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with the site constraints and the character of the neighborhood, including buildings fronting Ella Street and the other flag lot west of the site, which have retaining walls taller than six feet and downhill building walls taller than 15 feet. 2. The project is consistent with General Plan Land Use Element policies related to hillside development (Chapter 1, Section 6.4), because the proposed project is located entirely within the urban reserve line, keeps a low profile and confirms to the natural slope by setting the structures into the slope, and minimizes grading by locating the structures as close to the street as possible while complying with setback standards. 3. The Architectural Review Commission reviewed the project on April 20, 2020 and found the project consistent with the City’s Community Design Guidelines applicable to residential infill projects because the project is compatible in scale, siting, and overall character with adjacent buildings. 4. The Architectural Review Commission reviewed the project on April 20, 2020 and found the project consistent with the City’s Community Design Guidelines applicable to hillside development because the apparent size of exterior wall surfaces visible from off the site are minimized through the use of single-story and small-scale elements, setbacks, overhangs, and other means of horizontal and vertical articulation to create shade and shadow, and break up building forms. 5. The project is consistent with the Hillside Development Standards of the Zoning Regulations (Section 17.70.090), except those identified for exception, because the grade of the driveway is 2% within 10 feet of the garage entries and does not exceed 20% for any one section, at no point is the foundation at a lower grade than the lowest floor line, no decks are proposed with visible underpinnings, there are no visible support structures proposed, and the structure uses horizontal and vertical articulation to prevent the creation of large flat building planes. 6. The applicant has provided clear and substantiated evidence that there is no practical way to comply with the provisions of Section 17.70.090 and that no other feasible alternatives will result in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of sites subject to hillside regulations. The applicant’s clear and substantiated evidence includes: a. Building elevations and section drawings showing the structure’s location relative to the average natural grade of the site, and how the project keeps a low profile, including when viewed from a public view at a higher elevation (Terrace Hill Open Space). The requested height of the retaining walls is necessary for the structure to demonstrate this low profile, minimize the overall building footprint, and minimize Item 2 Packet Page 11 Resolution No. PC-XXXX-20 1141 Ella Street, APPL-0233-2020 Page 3 additional grading further up the hillside for the single-family residence. b. Maneuverability and parking studies showing sufficient area for vehicles to exit the site in a forward direction while keeping the structure as close to the street as possible. c. Exhibits and renderings showing the structure as it will be seen from the public right of way (Ella Street) during the Architectural Review Hearing. d. Exhibits showing how the project will relate to neighboring properties and structures regarding solar exposure, shading, neighboring viewsheds, and privacy impacts during the Architectural Review Hearing. e. Grading and drainage documents reviewed by the City’s Community Development Engineering Division that show the project can meet all applicable engineering standards. 7. Zoning Regulations Section 17.70.090(D) allows for the Director to consider and grant exceptions to Hillside Development Standards subject to additional findings. The proposed exceptions to allow portions of downhill building walls to exceed 15 feet in height and to allow retaining walls up to 12 feet in height are supported based on the following findings: a. The project complies with and furthers the intent of the Hillside Development section of the Zoning Regulations because the design preserves the scenic hillside and the City’s scenic setting by keeping the massing of the building at a low elevation against the backdrop of Terrace Hill; avoids encroachment into sensitive habitats or unique resources as defined in the Conservation and Open Space Element; and protects the health safety and welfare of community residents by directing development away from areas with hazards such as landslides, wildland fires, flooding, and erosion by minimizing the building footprint and keeping the floor area of upper stories above the lower foundations. Setting the upper stories further back would require expanding the foundation to an area further up the hillside. b. The project provides a design solution that is equivalent to or better than the standards prescribed in this Hillside Development Section for quality, effectiveness, durability, and safety because the building wall exception allows for the upper floors of structure to be located closer to the street and allows for a building footprint of only 22%, which reduces its impact to the site, and the retaining wall exception facilitates code compliance for driveway slope and egress. c. The location and design of the features receiving the exception will minimize impacts to scenic resources and will not hinder opportunities for wildlife habitation, rest, and movement because the exception allows for the building to occupy a smaller footprint and to keep the massing of the structure at a low elevation against Item 2 Packet Page 12 Resolution No. PC-XXXX-20 1141 Ella Street, APPL-0233-2020 Page 4 the backdrop of Terrace Hill, and closer to existing urban residential development. d. The exception will not prevent the implementation of City-adopted plans, nor increase the adverse environmental effects of implementing such plans, as the project is limited to residential development on a residential lot, within an existing residential neighborhood consistent with the General Plan. e. There are circumstances applying to the site, such as size, shape, or topography, which do not apply generally to land in the vicinity with the same zoning, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning because the site is one of only two flag lots along this section of Ella Street that is below Terrace Hill. f. The exceptions will not constitute a grant of special privilege (an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning) because the other sloped flag lot on this section of Ella Street below Terrace Hill are developed with downhill building walls exceeding 15 feet and the retaining wall exception facilitates compliance with code requirements for driveway slope and egress. g. The exceptions will not be detrimental to the public welfare or injurious to other property in the area of the project, because the project has been reviewed for code compliance for building and engineering standards, including drainage, and will not adversely impact neighboring properties’ available solar exposure or visual privacy. h. A redesign of the project would deny the property owner reasonable use of the property because the other flag lot along this section of Ella Street is developed with a single-family residence of comparable size (square footage), on a smaller lot, with similar design aspects that would require exceptions under the current Zoning Regulations, and reasonable use of the subject property would allow for similar development. SECTION 2. Environmental Review. The project is categorically exempt from environmental review (Class 3, Section 15303, New Construction or Conversion of Small Structures, State CEQA Guidelines) because the project consists of the construction of one single- family residence and attached accessory dwelling unit within the Medium-Density Residential zone. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission (PC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division Item 2 Packet Page 13 Resolution No. PC-XXXX-20 1141 Ella Street, APPL-0233-2020 Page 5 1. A building plan check submittal that is in substantial conformance with submitted project plans and the following conditions of approval shall be submitted for review and approval of the Community Development Department. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project approval for ARCH-0816-2019. 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 Community Development Director. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings dated January 16, 2020. 3. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with the building permit application. 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. All planting shown on the approved landscaping plan shall be installed prior to the release of occupancy. 4. The locations of all lighting, including bollard-style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation Standards contained in Chapter 17.23 of the Zoning Regulations. Engineering/Public Works 5. The building permit plan submittal shall show and label the existing and proposed property lines and all existing and new survey monumentation for reference. Building and site improvements shall clarify how property corners and lines are established to the satisfaction of the City and architect/engineer of record. 6. The building plan submittal shall reference the Common Driveway Agreement per document number 1997-048520. 7. The building plan submittal shall show and label all existing and proposed private and public easements. 8. The building plan submittal shall show on the plans that the current 4 -foot wide Americans with Disabilities Act (ADA) compliant disabled access sidewalk meets City and ADA standards or add a note that the ADA disabled access sidewalk shall be altered or replaced Item 2 Packet Page 14 Resolution No. PC-XXXX-20 1141 Ella Street, APPL-0233-2020 Page 6 per City standard. Projects involving the substantial remodel of existing structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard (refer to MC 12.16.050). The current driveway appears to meet the current city and ADA standard. 9. Any sections of damaged or displaced curb, gutter and sidewalk affected by construction activities shall be repaired or replaced by the applicant to the satisfaction of the Public Works Department. 10. The building permit application shall include the required Post Construction Requirements (PCR) checklist to show compliance with any pertinent standards. The checklist is available at the following link: http://www.slocity.org/home/showdocument?id=5190. 11. The building plan submittal shall include a complete grading and drainage plan and drainage calculations prepared by a registered or licensed professional. The submittal shall show the existing and proposed contours and spot elevations to clearly depict the proposed grading and drainage. The submittal shall show and label the high point elevation or grade break at the yard areas and drainage arrows to show drainage. The submittal shall include the finished floor (FF) of the residence/garage, patio finish surface elevation, finish grade elevations and yard drainage. 12. The grading and drainage plan shall show and label existing structures and grades located within 15 feet of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. Any improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 13. The project drainage report and plans shall include analysis of the run-on from Terrace Hill. The plans shall show how the tributary run-on will be collected and conveyed in a non- erosive manner. The plans shall include provisions for a safe overflow. Sheet flow shall no t over top the proposed 2:1 cut slope, unless otherwise approved by the soils engineer and the project engineer. The plans shall clarify whether a brow ditch, short wall, or other improvement is necessary to accept and convey the run-on. No work shall be completed within or needing access to or construction staging within the City owned parcel/Open Space. 14. The building plan submittal shall show compliance with the building code and grading ordinance for top of slope setbacks from side yard and rear yard property boundaries. 15. A CAL-OSHA permit is required for excavations or trenching greater than 5 feet in depth. A copy of the annual, provisional, or temporary permit shall be provided to the Building Division prior to building, utility, and/or grading permit issuance if applicable (refer to California Health and Safety Code Section 17922.5). 16. The building submittal shall include a complete site utility plan. The utility plan shall show all existing and proposed on-site and off-site utilities. The submittal shall show the location Item 2 Packet Page 15 Resolution No. PC-XXXX-20 1141 Ella Street, APPL-0233-2020 Page 7 of all overhead and underground utilities along with the location of any utility company meters. The submittal shall show all existing and proposed improvements located within the public right-of-way and within the existing private/common driveway, if applicable. The submittal shall include reference to the permit number that authorized the construction and inspections for all existing improvements serving this parcel. 17. New wire utility services including electrical service, phone, and cable TV shall be placed underground at the expense of the applicant. The undergrounding of utilities shall be completed without a net increase in the number of required wood utility poles. 18. The existing or new water service(s) and water meters shall be sized in accordance with the approved fire sprinkler plans. The building plan submittal shall clearly label the size of the existing service, meter vault, and service piping from the meter to the residence for reference. 19. The site development plan, foundation/wall plans, and utility plans shall limit the amount of disturbance within the root zone/tree canopy of the trees to remain. Tree protection measures shall be implemented by the applicant to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures to be incorporated into the building plans. A pre-construction meeting with the City Arborist shall be scheduled prior to building demolitions, tree removals, site grading, wall construction, and building construction. Fire 20. The accessory dwelling unit shall be separated from the main home by a 1-hour fire rated separation both vertically and horizontally. Windows shall not be communicated between the two unless specifically rated. Utilities 21. The construction plans shall show any existing or proposed utility easements for water and sewer services from 1131 Ella Steer within the driveway. 22. The proposed landscape plan shall include maximum allowed water allowance (MAWA) and estimated total water use (ETWU) calculations per the formula found on the City’s website: http://www.slocity.org/government/department-directory/utilities-department/documents- and-files Please include the calculation table within the plan set. Indemnification 23. 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 Item 2 Packet Page 16 Resolution No. PC-XXXX-20 1141 Ella Street, APPL-0233-2020 Page 8 Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 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 24th day of June 2020. _____________________________ Brian Leveille, Secretary Planning Commission Item 2 Packet Page 17 Item 2 Packet Page 18 Item 2 Packet Page 19 Item 2 Packet Page 20 Item 2 Packet Page 21 Item 2 Packet Page 22 BMP TO BE IMPLEMENTED STANDARD BMP DESCRIPTION GOOD HOUSEKEEPING BMPS EQUIPMENT MAINTENANCE 13-4.03C MAINTAIN, REPAIR, FUEL, STORAGE LOCATION, INSPECT VEHICLES STOCKPILE MANAGEMENT 13-4.03C COVER STOCKPILE, PLACE WADDLES SWEEPING 13-4.03F SWEEP WORK AREA DAILY AND PRIOR TO RAIN EVENTS SPILL MANAGEMENT 13-4.03 PLAN AND MATERIALS FOR MITIGATING SPILLS ONSITE WASTE MANAGEMENT BMPS SAW CUT SLURRY 13-4.03E(7)VACUUM SLURRY AND CONTAIN WASHOUT 13-9 PLASTIC LINED WASHOUT AREAS FOR CONCRETE AND TOOLS PORTABLE TOILETS 13-4.03D(4)PROVIDE AND ENSURE SECONDARY CONTAINMENT SOLID WASTE 5-1.31 CONTAIN AND REMOVE TRASH FROM SITE DAILY 101 101 1 CITY OF SAN LUIS OBISPO PROJECT SITE 1141 ELLA ST. J O H N S O N A V E B R O A D S T SOUTH ST C A L I F O R N I A B L V D FOOTHILL BLVD MARSH STMONTEREYSAN LUIS DRIVEGRAND AVEELLA STD A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 TITLE SHEET T1.1 VICINITY MAPABBREVIATIONS A/C AIR CONDITIONING ABV.ABOVE ADDL.ADDITIONAL A.F.F.ABOVE FINISH FLOOR ALT.ALTERNATE AMT.AMOUNT APPROX.APPROXIMATE AVG.AVERAGE BD.BOARD BTWN. BETWEEN BLDG.BUILDING BLK. / BLKG.BLOCK / BLOCKING C.F.M.CUBIC FEET PER MINUTE CHG.CHANGE C.I.CAST IRON CLR.CLEAR/CLEARANCE CLG.CEILING CL CENTERLINE C.M.U.CONCRETE MASONRY UNIT COL.COLUMN CONC.CONCRETE CONSTR CONSTRUCTION C.O.T.G.CLEAN OUT TO GRADE CTR.CENTER CU. FT.CUBIC FOOT CU. IN.CUBIC INCH CU. YD.CUBIC YARD DBL.DOUBLE DEG.DEGREE DEPT.DEPARTMENT DIAG.DIAGONAL DIA.DIAMETER DIM.DIMENSION DIV.DIVISION D.S.DOWNSPOUT DW.DUMBWAITER / DOWNSPOUT (E)EXISTING EA.EACH ELEC.ELECTRIC ELEV.ELEVATION / ELEVATOR ENCL.ENCLOSURE EQ.EQUAL EQUIP.EQUIPMENT EXIST.EXISTING EXT.EXTERIOR F.D FLOOR DRAIN F.G FINISH GRADE F.H.FIRE HYDRANT FIN.FINISH FLR.FLOOR FLUOR.FLUORESCENT F.O.C.FACE OF CONCRETE F.O.F.FACE OF FINISH F.O.M.FACE OF MASONRY F.O.S.FACE OF STUD FS.FINISH SURFACE FT.FOOT FTG.FOOTING GA.GAUGE GAL.GALLON GALV.GALVANIZED GYP.GYPSUM H.B.HOSE BIBB HDR.HEADER HRDW. HARDWARE HORIZ.HORIZONTAL HP.HORSE POWER HT.HEIGHT I.D.INSIDE DIAMETER IN.INCH INFO.INFORMATION INSUL.INSULATION INT.INTERIOR JAN.JANITOR JCT.JUNCTION JT.JOINT KIT.KITCHEN LAV.LAVATORY LB,POUND L.F.LINEAL FOOT LIN.LINEAR LT.LIGHT LT.WT.LIGHT WEIGHT MAX.MAXIMUM M.B.MACHINE BOLT M.C.MEDICINE CABINET MECH.MECHANICAL MED.MEDIUM MEZZ,MEZZANINE MFR. / MFG.MANUFACTURER MIN.MINIMUM MISC.MISCELLANEOUS MTL.METAL (N)NEW PROJECT DATAPROJECT DESCRIPTION SYMBOL LEGEND DIRECTION OF VIEW A A6.0 DIRECTION OF VIEW INTERIOR ELEVATION MARKER SHEET NUMBER N.G.NATURAL GRADE N.I.C.NOT IN CONTRACT NTS NOT TO SCALE O/BOARD O.C.ON CENTER O.D.OUTSIDE DIAMETER OPNG.OPENING ORIG.ORIGINAL OZ.OUNCE PERP.PERPENDICULAR PL.PLATE P. LAM.PLASTIC LAMINATE PLY. WD.PLYWOOD P.O.C.POINT OF CONNECTION PR.PAIR PROJ.PROJECT P.S.F.POUNDS PER SQUARE FOOT P.S.I.POUNDS PER SQUARE INCH PVMT.PAVEMENT P.T.D.F.PRESSURE TREATED DOUG FIR QT.QUART QTY.QUANTITY R.RISER RAD.RADIUS RD.ROAD REF. REFRIGERATOR REINF.REINFORMENT REQ.REQUIRED REQ'S REQUIREMENTS RM.ROOM R.O.ROUGH OPENING R.T.S.REFER TO STRUCTURAL SCHED.SCHEDULE S.C.SOLID CORE SECT.SECTION SHWR.SHOWER SHT.SHEET SIMM.SIMILAR SPEC(S). SPECIFICATION(S) SQ.SQUARE SQ. FT.SQUARE FEET S.S.STAINLESS STEEL ST.STREET STD.STANDARD STL.STEEL STOR.STORAGE STRUCT.STRUCTURE SYM.SYMBOL T.TREAD T.O.C TOP OF CONCRETE/CURB TO.C.B.TOP OF CATCH BASIN TEL.TELEPHONE TEMO.TEMPERATURE TANDG TONGUE AND GROOVE THK.THICK TOIL.TOILET T.O.P.TOP OF PAVEMENT T.O.S.TOP OF SLAB T.O.W.TOP OF WALL TV TELEVISION TYP.TYPICAL UNFIN.UNFINISHED U.N.O.UNLESS NOTED OTHERWISE UR.URINAL V.VENT V.C.T.VINYL COMPOSITION TILE VENT.VENTILATE, VENTILATING VERT.VERTICAL V.T.R.VENT THRU ROOF W.C.WATER CLOSET WD.WOOD W.H.WATER HEATER W.I.WROUGHT IRON WOM.WOMEN W.P.WATERPROOFING WSCT.WAINSCOT W/WITH W/O WITHOUT ACRONYMS A.N.S.I.AMERICAN NATIONAL STANDARDS INSTITUTE A.S.T.M.AMERICAN SOCIETY FOR TESTING AND MATERIALS C.B.C.CALIFORNIA BUILDING CODE I.C.B.O.INTERNATIONAL CONFERENCE OF BUILDING OFFICIALS N.F.P.A.NATIONAL FIRE PROTECTION ASSOCATION O.S.H.P.D.OCCUPATIONAL SAFETY AND HEALTH ACT U.F.C.UNIFORM FIRE CODE W.I.C.WOODWORK INSTITUTE OF CALIFORNIA SECTION CUT REFERENCE CITY, AGENCY AND UTILITIES PLANNING DEPARTMENT CITY OF SAN LUIS OBISPO 919 PALM STREET SAN LUIS OBISPO, CA 93401 P:805.781.7170 BUILDING DEPARTMENT PUBLIC WORKS DEPT. POLICE DEPARTMENT FIRE DEPARTMENT CABLE / TELEPHONE CALIFORNIA COASTAL COMMISSION ELECTRICITY GAS LOCAL HEALTH DEPARTMENT WATER / SEWER 1042 WALNUT STREET SAN LUIS OBISPO, CA 93405 P:805.781.7317 CENTRAL COAST DISTRICT OFFICE 725 FRONT STREET, SUITE 300 SANTA CRUZ, CA 95060 P:831.427.4863 F:831.427.4877 CITY OF SAN LUIS OBISPO 919 PALM STREET SAN LUIS OBISPO, CA 93401 P:805.781-7180 SLO CITY FIRE DEPARTMENT 2160 SANTA BARBARA AVENUE SAN LUIS OBISPO, CA 93401 P:805.781.7380 PG&E SERVICE PLANNING DEPT. 4325 HIGUERA STREET SAN LUIS OBISPO, CA 93401 P:805.546.5247 CITY OF SAN LUIS OBISPO PUBLIC WORKS DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA. 9340` P:805.781.7220 SPECTRUM CABLE / CHARTER 270 BRIDGE STREET SAN LUIS OBISPO, 93401 P:805.544.1962 SERVICE CITY OF SLO UTILITY DEPT. 879 MORRO STREET SAN LUIS OBISPO, CA 93401 P:805.781.7215 COUNTY OF SAN LUIS OBISPO ENVIRONMENTAL HEALTH DEPT. 2156 SIERRA WAY SAN LUIS OBISPO, CA 93401 P: 805.781.5544 F:805.781.4211 SOUTHERN CALIF. GAS COMPANY SAN LUIS OBISPO BRANCH OFFICE 1314 BROAD STREET SAN LUIS OBISPO, 93401 P:1.800.228.7377 STRUCTURAL ENGINEER (WITH BUILDING PERMIT) PRAXIS ENGINEERING 205 SUBURBAN ROAD, SUITE 1 SAN LUIS OBISPO, CALIFORNIA 93401 CONTACT:MIKE ALLSHOUSE, PE 805.489.9900 CIVIL ENGINEER (WITH BUILDING PERMIT) WALSH ENGINERRING 1108 GARDEN STREET SAN LUIS OBISPO, CALIFORNIA 93401 CONTACT:MATT WALSH, PE 805.319.4948 PROJECT TEAM LANDOWNER DIDIER AND BEATRIVE COP 964 VISTA CERRO DRIVE PASO ROBLES, CALIFORNIA 93446 805.712.1569 PUBLIC WORKS NOTES A.A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT OF WAY OR WITHIN CITY EASEMENTS FOR CONNECTIONS TO PUBLIC UTILITIES, WORK REQUIRING AN ENCROACHEMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER, AND FIRE SERVICE IMPROVEMENTS, STREET TREE PLANTING OR PRUNING CURB RAMPS, STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY. B.CONTACT PUBLIC WORKS INSPECTION HOTLINE AT 781-7554 WITH AT LEAST 48 OUR NOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OR FINAL INSPECTION. C.A TRAFFIC AND PEDESTRIAN PLAN SHALL BE SUBMITTED TO PUBLIC WORKS DEPARTMENT FOR REVIEW. D. THE PUBLIC WORKS DEPARTMENT SHALL BE SUBSTANTIALLY COMPLETE TO THE SATISFACTION OF THE PUBLIC WORKS DEPT. PRIOR TO FINAL INSPECTION APPROVALS AND/OR OCCUPANCY OF ANY BUILDING. E.ANY PORTION OF DAMAGED OR DISPLACED CURB, GUTTER AND SIDEWALK OR DRIVEWAY APPROACH SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR. F.EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OF THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS CONSTRUCTION, AND GROUND DISTURBING ACTIVITIES. G.TEMPORARY EROSION CONTROL MESURES SHALL BE REMOVED WHEN PERMANENT IMPROVEMENTS, PLANTINGS, AND FACILITIES ARE IN PLACE, TEMPORARY MEASURES SHALL BE REMOVED PRIOR TO FINAL INSPECTION APPROVALS. H. THE ADJOINING STREET SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD AND CONSTRUCTION DEBRIS AT THE END OF EACH DAY. I.ALL WORK LOCATED WITHIN THE PUBLIC RIGHT OF WAY OR WITHIN THE JURISDICTION OF THE UTILITIES AND PUBLIC WORKS DEPT. SHALL COMPLY WITH THE MOST CURRENT EDITION OF ENGINEERING STANDARDS AND STANDARD SPECIFICATIONS DATED JANUARY 2016. J.ALL DISTURBED SURFACES SLOPED FOUR HORIZONTAL TO ONE VERTICAL (4:1) AND GREATER AND AREAS USED TO CONVEY CONCENTRATED DRAINAGE SHALL BE PREPARED AND MAINTAINED TO CONTROL EROSION BY EFFECTIVE PLANNING PLANTING TO BE COMPLETED NO LATER THAN 30 DAYS PRIOR TO A FINAL INSPECTION. LANDSCAPE DESIGNER (WITH BUILDING PERMIT) VELLUM INC. 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 805.784.0487 SAN LUIS OBISPO, CALIFORNIA 1141 Ella Street A / A4.01 SHEET NUMBER GENERAL NOTES A.DUST AND EROSION CONTROL SHALL BE IN CONFORMANCE WITH STANDARDS AND REGULATIONS AS REQUIRED BY THE LOCAL JURISDICTION B.ALL WORK SHALL COMPLY WITH CURRENT CITY AND STATE WATER CONSERVATION REGULATIONS C.ANY WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THE CITY UTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OF THE ENGINEERING STANDARDS AND STANDARD SPECIFICATIONS D.POTABLE WATER SHALL NOT BE USED FOR MAJOR CONSTRUCTION ACTIVITIES, SUCH AS GRADING AND DUST CONTROL AS REQUIRED UNDER PROHIBITED WATER USES; CHAPTER 17.07.070.C OF THE CITY'S MUNICIPAL CODE. RECYCLED WATER IS AVAILABLE THROUGH THE CITY'S CONSTRUCTION WATER PERMIT PROGRAM E.THE PROPOSED UTILITY INFRASTRUCTURE SHALL COMPLY WITH THE LATEST ENGINEERING DESIGN STANDARDS IN EFFECT DURING THE TIME A BUILDING PERMIT IS OBTAINED, AND SHALL HAVE REASONABLE ALIGNMENTS AND CLEARANCES NEEDED FOR MAINTENANCE. DEFERRED SUBMITTALS NOTE : SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE DESIGNER OR ENGINEER OF RECORD WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL. PROJECT INFORMATION ADDRESS (MAIN HOUSE) 1141 ELLA STREET, SAN LUIS OBISPO CA 93401 ADDRESS (ACCESSORY DWELLING UNIT)1142 ELLA STREET, SAN LUIS OBISPO CA 93401 PARCEL NUMBER 003-664-035 JURISDICTION CITY OF SAN LUIS OBISPO ZONE R-2 FAR NONE - N/A IN R-2 ZONE HEIGHT LIMIT 35 FT ABOVE ORIGINAL GRADE, PER DENSITY TABLE 3-1 STATES THE THE DENSITY SHALL BE 2 UNITS PER NET ACRE WITH SLOPES GREATER THAN 26%. UNLESS OTHERWISE SPECIFIED. REGARDLESS OF THE DENSITY CALCULATION AT LEAST 2 DENSITY UNITS SHALL BE ALLOWED ON EACH PARCEL. PARKING PROVIDED 3 REQUIRED (2 FOR THE SFR AND 1 FOR FLAG LOT) 4 PROVIDED LOT SIZE 11,616 SF (0.26 ACRE) LOT COVERAGE 50% MAX.(2,559 SF/11,616 SF = 22%) BUILDING CODE DATA LEGEND OCCUPANCY R-3/U NUMBER OF STORIES TWO STORIES + BASEMENT/GARAGE (3 TOTAL) CONSTRUCTION TYPE V-B (SPRINKLERED) FIRE SPRINKLERS YES (PROVIDED WITH SEPARATE PERMIT) ROOF RATING CLASS A SETBACKS REQUIRED PROVIDED FRONT YARD - NORTH 20'-0" 23'-6" REAR YARD - SOUTH 5-0"9'-0" SIDE YARD - EAST 5'-0" 7'-0" SIDE YARD - WEST 5'-0" 11'-0" AREA CALCULATIONS CONDITIONED UNCONDITIONED DECK BASEMENT (MAIN HOUSE) 477 SQ.FT.1,031 SQ.FT. 0 SQ.FT. FIRST FLOOR (MAIN HOUSE) 885 SQ.FT. 0 SQ.FT 267 SQ.FT. FISRT FLOOR (ADU) 967 SQ.FT. 0 SQ.FT. 0 SQ.FT. SECOND FLOOR (MAIN HOUSE)2,107 SQ.FT. 0 SQ.FT.377 SQ.FT. TOTALS CONDITIONED SPACE (MAIN HOUSE)3,439 SQ.FT. CONDITIONED SPACE (ADU) 967 SQ.FT. UNCONDITIONED SPACE 1,031 SQ.FT. DECKING 644 SQ.FT. SITE COVERAGE BUILDING FOOTPRINT 2,559 SQ.FT.22.0 % IMPERVIOUS FLATWORK 4,386 SQ.FT.37.8 % PERVIOUS FLATWORK 530 SQ.FT. 4.6 % LANDSCAPING/NATURAL AREA 4,141 SQ.FT.35.6 % TOTAL 11,616 SQ.FT. 100.0 % LOW IMPACT DEVELOPMENT STORMWATER REQUIREMENTS THIS PROJECT CREATES 6,945 SQUARE FEET OF IMPERVIOUS SURFACES AND THEREFORE THIS PROJECT IS SUBJECT TO POST CONSTRUCTION STORMWATER REQUIREMENTS. REQUIREMENT 1 – SITE DESIGN AND RUNOFF REDUCTION MITIGATION MEASURES: 1.DIRECT DRIVEWAY, WALKWAYS, PATIOS, AND/OR PARKING AREA INTO VEGETATED AREA BEST MANAGEMENT PRACTICES THE FOLLOWING BEST MANAGEMENT PRACTICES (BMP) WILL BE IMPLEMENETED ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: 2016 CALIFORNIA RESIDENTIAL CODE (CRC) 2016 CALIFORNIA PLUMBING CODE (CMC) 2016 CALIFORNIA MECHANICAL CODE (CPC) 2016 CALIFORNIA ELECTRICAL CODE (CEC) 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING CODE 2016 CALIFORNIA FIRE CODE 2016 CALIFORNIA REFERENCE STANDARDS CODE 2018 CITY OF SAN LUIS OBISPO ZONING REGULATIONS (APPROVED WITH PERMIT # USE-1834-2018) ALL OTHER CODES AND ORDINANCES ADOPTED BY THE AGENCIES HAVING JURISDICTION OVER THIS PROJECT CALIFORNIA REFERENCE CODES DOOR ID - REFER TO DOOR SCHEDULE WINDOW ID - REFER TO WINDOW SCHEDULE D-# W-# SCHEDULE OF CHANGES ENERGY CONSULTANT (WITH BUILDING PERMIT) TIMOTHY CARSTAIRS, CEA, HERS, GPR CARSTAIRS ENERGY PO BOX 4736 SAN LUIS OBISPO, CALIFORNIA 93403 805.904.9048 LANDSCAPE REQUIREMENTS A.PROJECT SHALL COMPLY WITH THE WATER-EFFICIENT LANDSCAPE STANDARDS AS DESCRIBED IN CHAPTER 17.87 OF THE SAN LUIS OBISPO MUNICIPAL CODE B.THE ESTIMATED TOTAL WATER USE CALCULATION (ETWU) SHALL COMPLY WITH THE MAXIMUM APPLIED WATER ALLOWANCE (MAWA) #FINISH CALLOUT #KEYNOTE TRASH SAN LUIS GARBAGE 4388 OLD SANTA FE RD, SAN LUIS OBISPO, CA 93401 P:805.543.0875 DESIGNER / BUILDER VELLUM INC. 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 BUILDER: PAUL ABBOTT, LIC #944631 DESIGNER: THOMAS J. ESSER 805.784.0487 SOILS ENGINEER (WITH BUILDING PERMIT) GEOSOLUTIONS 220 HIGH STREET SAN LUIS OBISPO, CALIFORNIA 93401 CONTACT: KRAIG CROZIER 805.439.1910 SHEET INDEX (ARCMI - LAND USE PERMIT) TITLE SHEETT1.1 PRELIMINARY SITE GRADING AND DRAINAGE PLANAC1.1 BASEMENT PLANA2.1 16 SHEETSTOTAL: SECTIONS D AND EA5.3 EXTERIOR ELEVATIONS A4.1 RENDERINGSA3.1 ARCHITECTURAL SITE PLANA1.1 FIRST FLOOR PLANA2.2 SECOND FLOOR PLANA2.3 SITE SECTION AND SECTION BA5.1 EXTERIOR ELEVATIONS A4.2 SECTIONS A AND CA5.2 NEW TWO-STORY 3,439 SF SINGLE FAMILY RESIDENCE WITH 3 BEDROOMS AND 2.5 BATH ROOMS, A KITCHEN, DINING ROOM, GREAT ROOM, LIVING ROOM, LAUNDRY ROOM, DECKS, AN ATTACHED FOUR CAR GARAGE, AND MECHANICAL ROOM. A 976 SF ACCESSORY DWELLING UNIT (ADU) IS ALSO PROPOSED, AND INCLUDES 2 BEDROOM, A KITCHEN AND BATHROOM. PREVIOUS RESEARCH AT THE PLANNING DEPARTMENT UNCOVERED A PERMIT FOR A LOT LINE ADJUSTMENT THAT STIPULATED THAT ANY FUTURE DEVELOPMENT WOULD REQUIRE AN ARCMI PLANNING APPROVAL. NUMEROUS ATTEMPTS AT DEVELOPING THIS PARCEL HAVE PREVIOUSLY BEEN MADE BY OTHER PROPERTY OWNERS AND ALL PREVIOUS APPROVALS WERE ABANDONED DUE TO THE CHALLENGING NATURE OF THE PARCEL. STRICT ADHERENCE TO THE CURRENT ZONING REGULATIONS WOULD MAKE THE PARCEL UN-BUILDABLE. THE ARCMI PERMIT APPLICATION SEEKS TO GAIN APPROVAL FOR THE FOLLOWING: 1. GENERAL APPROVAL AS REQUIRED BY PREVIOUS LOT LINE ADJUSTMENT PERMIT 2. (N/A) ADU NO LONGER SUBJECT TO ARCMI REVIEW (2 BED 1,000 SF ALLOWED PER 2020 STATE REG.) 3. HILLSIDE DEVELOPMENT STANDARD - RETAINING WALLS OVER 12 FEET TALL 4. HILLSIDE DEVELOPMENT STANDARD - DOWNHILL BUILDING WALL HEIGHTS GREATER THAN 15 FT PERMIT HISTORY BUILDING PERMIT BLDG-____ - ____ PLANNING PERMIT USE- ____ - ____ TOPOGRAPHICAL SURVEYT1.2 VEHICULAR MANEUVERABILITY STUDYA1.2 PRELIMINARY LANDSCAPE PLANTING PLANL1.0 PRELIMINARY LANDSCAPE IRRIGATION PLANL2.0 Item 2 Packet Page 23 T1.2 Item 2 Packet Page 24 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 PRELIMINARY GRADING AND DRAINAGE PLAN AC1.14ELLA STREET7EXISTING HOUSE TOP GRATE = 73.67 EXISTING DRAIN INLET PARC EL A LOT LINE ADJUST M E NT DOC #1997-048519PARC EL B LOT LINE ADJUST M E NT DOC #1997-048519LELAND TERRACE30' N37°01'12"W179.51' S37°02'19"E79.94' S 37°02'19" E170.79'N 41°56'13" W20.00'N 53°02'35" E60.04'100.04'N 53°02'35" E100.46'N48°03'47"E20.00'S41°56'13"E EXISTING CONCRETE DRIVE EXISTING WALL 20' EXISTING SHRUB/DRIP LINE EXISTING 15" TREE EXISTING WALL TOP EL=76.43 EXISTING WALL AT STEP TOP EL=76.48/77.64 EXISTING WALL AT STEP TOP EL=77.71/79.15 WM WMWM EXISTING 4IN PVC CANNON CONTROL # 20 ELEV. = 100.00' CO EXISTING CLEAN OUT CO COEXISTING CLEAN OUTS TV CAB EXISTING CABLE TV BOX115.00110.00105.00100.0095.0090.0085.0080.0075.0070.0065.0060.00ELLA STREET100.00 108.16111.31111.22110.69110.05107.05107.49107.92108.30107.05107.04106.64105.7395.9597.1798.2198.1986.3691.1192.0588.9285.3988.5581.9882.8081.4778.3076.2373.6776.4375.8776.4877.6377.4579.1274.31 72. 9 872.7769.1568.5961. 9 161.9455.2755.1555.7455.62 55.175 5 . 2 8 55.3655.2354.9954.9355.3955.4155.4659.2862.7473.0975.9278.9475.95R G T AC UP SUNKENGARDEN31'-6" 23'-6" PROVIDED SETBACK 9'-0" PROVIDED SETBACK 11'-0"PROVIDED SETBACK20'-0" MINIMUM SETBACK 60'-0" ROW 15'-0"7'-0"PROVIDED SETBACK5'-0"MIN. SETBACK5'-0" MIN. SETBACK 5'-0"MIN. SETBACK15'-0" 10'-3" 21'-3" EXISTING DRIVEWAY EXISTING DRIVEWAY TW: 94.25' BW: 82.83'SINGLE FAM ILY RES IDENCEWITH ATTACHED ACCESSORY DWELL ING UN IT1141 ELLA STREET (PR IMARY RES IDENCE )1142 ELLA STREET (ADU RES IDENCE )APN003-064 -035BASEMENT SLABFS: 8 3 . 0 0 'GARAGE SLABFS: 8 2 . 8 3 'FIRST FLOOR SLABFS: 9 4 . 2 5 TW: 94.25' BW: 82.83' TW: 94.25' BW: 83.00' TW: 89.64'' BW: 83.00' TW: 89.64'' BW: 83.00' TW: 94.25' BW: 83.00' TW: 94.25' BW: 82.83' FS: 83.00' FS: 82.60' FS: 82.60' FS: 82.83' FS: 82.83' FS: 82.72' SLOPE 1% SLOPE 1% FS: 82.83' FG: 82.33' TW: 89.64' BW: 82.33' FG: 82.33' FS: 82.55' FS: 82.55 FS: 82.67' SLOPE 2%SLOPE 2%SLOPE 5%SLOPE 1 8%SLOPE 2 0% S L O P E 2 0 % SLO P E 18 % SLOPE 18%SLOPE 1 0% EXISTING SLOPE 16% EXISTING SLOPE 13% EXISTING SLOPE 16% EXISTING SLOPE 16% EXISTING SLOPE 16% EXISTING SLOPE 16% EXISTING SLOPE 10% FG: 81.30' EG: 80.15' FS: 81.95' FS: 82.19' FS: 81.95' FG: 81.30' EG: 84.45' FG: 81.87' TW: 82.87' BW: 81.87' SLOPE 2% FS: 94.25' FS: 94.08' FG: 93.58'LANDINGFS: 94 .08 ' FS: 94.08' FG: 93.50' FG: 93.40' FG: 88.64' FG: 86.70'2:1 SLOPEDVEGITAT ION 2:1 SLOPEDVEGITAT ION2:1 SLOPEDVEGITAT ION LANDINGFS: 88 .64 ' LANDIN G FS: 88.64' FG: 82.33' FS: 82.83' FG: 81.83' FG: 84.00' FG: 83.00' FG: 82.00' FG: 81.83' FG: 86.00' 2:1 SLOPED VEGITATIONFLFLFLFLFLFLFLFLFLFLFG: 81.83' DIFLFLFLFLFLFLFLFL FL FL FLFLFLFLFLFLFLFLFLFLFLFLDIFLF L FL FL DI DI DI DI FLFLFLFLFLFLDI 2:1 SLOPED VEGITATION 11.25 FT TALL 6.64 FT TALL 6.64 FT TALL 7.31 FT TALL 11.25 FT TALL 11.42 FT TALL TW: 89.64' BW: 86.70'' 2.94 FT TALL TW: 81.92' BW: 75.25' TW: 79.92' BW: 74.85' TW: 77.92' BW: 73.75' EXISTING WALL TW: 75.92' TW: 106.08' BW: 93.50' TW: 106.15' BW: 104.50' TW: 106.08' BW: 93.50' TW: 106.08' BW: 93.50' TW: 95.25' BW: 93.50' TW: 95.25' BW: 93.00' LANDIN G FS: 85.52'' LANDIN G FS: 93.99' LANDIN G FS: 82.50' LANDIN G FS: 82.67' SLOPE 5%FLFLFLSLOPE 5% SLOPE 5% FG: 105.50' FG: 105.20'LANDINGFS: 105 .90 ' EG: 73.00' FS: 72.75' TW: 84.50' BW: 76.00' TW: 81.92' BW: 76.00' TW: 82.87' BW: 76.00'14'-0"15'-10" 31'-6" GRADE BREAK EXISTING WALL TW: 76.43' EXISTING WALL TW: 77.64' EXISTING WALL TW: 79.15' EXISTING WALL TW: 79.15' SINGLE FAMILY RESIDENCE WITH DETACHED STUDIO APARTMENT 1131 ELLA STREET COVERED COURTYARD PATIO COURTYARD STUDIO APARTMENT GRADE BREAK EXI S T I N G SL O P E 10 % EXI S T I N G SL O P E 5 % RIP RAP VEGETATED SWALE VEGETATED SWALELELAND TERRACEN37°01'12"W 179.51' S37°02'19"E 79.94' S 37°02'19" E 170.79'N 41°56'13" W 20.00'N 53°02'35" E60.04'100.04'N 53°02'35" E100.46'N48°03'47"E20.00' S41°56'13"E 20'-0" 20'-0" FS: 81.75' FS: 81.00 FS: 80.25' FS: 79.34' FS: 78.40' FS: 77.50' FS: 76.75' FS: 76.00' FS: 75.25' FS: 74.50' FS: 73.75' FS: 82.00' FG: 93.50' 12.58 FT TALL 12.58 FT TALL 12.58 FT TALL 12.58 FT TALL EG: 100.00'EG: 95.00' FS: 105.65'98.06'99.23'99.81'100.40'100.98'101.56'102.15'102.73'103.31'103.90'104.48'105.0693.98'94.56'95.15'95.73'96.3196.90'97.48'TW: 98.65' BW: 93.50' 1.65 FT TALL TW: 106.15' BW: 98.06' 8.09 FT TALL FG: 98.06' LANDING 98.65' LANDING 105.65' LANDING 93.40' FL FL FL FL DI DI DI DI DI FLFLDI 2:1 SLOPED VEGITATION SLOPE 2% PATIO FS 105.90' FS: 105.44' EG: 108.60' 2:1 SLOPED VEGITATION 2:1 SLOPED VEGITATION FG: 105.20'EG: 109.00' 2:1 SLOPED VEGITATION 2:1 SLOPED VEGITATION EG: 107.50' 2:1 SLOPED VEGITATION 2:1 SLOPED VEGITATION FG: 104.70' FG: 104.20'EG: 107.25' EG: 106.00' TW: 106.08' BW: 94.25' TW: 106.08' BW: 94.08' TW: 106.08' BW: 105.50' FG: 103.70' EG: 107.00' 2:1 SLOPED VEGITATION FS: 105.90' 2:1 SLOPED VEGITATION TW: 106.08' BW: 105.50' TW: 99.25' BW: 94.08' TW: 99.25' BW: 94.08' 5.17 FT TALL 5.17 FT TALL FG: 103.20' 2:1 SLOPED VEGITATION FL FL FL FL2:1 SLOPED VEGITATION 2:1 SLOPED VEGITATION 2:1 SLOPED VEGITATION DI 93.38 '92.78 '92.17 '91.57 '90.96 '90.36 '89.75 '89.15 '88.54 '87.94 '87.33 '86.73 '86.12 ' 84.31' 84.92' 83.10' 83.71' 2:1 SLOPED VEGITATION TW: 85.83' BW: 82.83' 3.0 FT TALL TW: 93.25' BW: 93.00' TW: 85.83' BW: 82.50' 2:1 SLOPED VEGITATION 2:1 SLOPED VEGITATION TW: 85.83' BW: 82.50'DRIVEWAYFS: 8 2 . 5 5 ' 85 80 859095100 105 110 110 105 100 95 90 80 75 70 65 60 606570 75 EG AT APRON 55.27'SECOND FLOOR SLABFS: 1 0 6 . 0 8 ' PRELIMINARY GRADING AND DRAINAGE PLAN Scale: 1/8" = 1'-0" # Item 2 Packet Page 25 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COMPHONE805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 SCHEMATIC PLANTING PLAN L1.1ELLA STREETEXISTING HOUSE TOP GRATE = 73.67EXISTING DRAIN INLET PARCEL ALOT LINE ADJUSTMENT DOC #1997-048519PARCEL BLOT LINE ADJUSTMENT DOC #1997-048519LELAND TERRACE30' N37°01'12"W179.51' S37°02'19"E79.94' S 37°02'19" E170.79'N 41°56'13" W20.00'N 53°02'35" E60.04'100.04'N 53°02'35" E100.46'N48°03'47"E20.00'S41°56'13"E EXISTING CONCRETE DRIVE EXISTING WALL 20' EXISTING SHRUB/DRIP LINE EXISTING 15" TREE EXISTING WALL TOP EL=76.43 EXISTING WALL AT STEP TOP EL=76.48/77.64 EXISTING WALL AT STEP TOP EL=77.71/79.15 WM WMWM EXISTING 4IN PVC CANNON CONTROL # 20 ELEV. = 100.00' CO EXISTING CLEAN OUT CO COEXISTING CLEAN OUTS TVCAB EXISTING CABLE TV BOX115.00110.00105.00100.0095.0090.0085.0080.0075.0070.0065.0060.00ELLA STREET100.00 108.16111.31111.22110.69110.05107.05107.49107.92108.30107.05107.04106.641 0 5 . 7 3 95.9597.1798.2198.1986.3691.1192.0588.9285.3988.5581.9882.8081.4778.3076.2373.6776.4375.8776.4877.6377.4579.1274.31 72. 9 872.7769.1568.5961.9 161.9455.2755.1555.7455.62 55.175 5 . 2 8 55.3655.2354.9954.9355.3955.4155.4659.2862.7473.0975.9278.9475.95R G T AC BBQ ? UP SUNKENGARDENLEUCADENDRON SALIGNUM 'BLUSH' WILLOW CONE BUSH LEUCADENDRON MERIDIANUM `MORESILVER`LIMESTONE CONEBUSH ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’KANGAROO PAW SCHEMATIC PLANTIGN PLAN Scale: 1/8" = 1'-0" LANDSCAPE REQUIREMENTS 1. PLANT MATERIAL SHALL COMPLY WITH THE FOLLOWING: A. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST). B. A MINIMUM THREE INCH (3″?) LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 2. TURF SHALL COMPLY WITH ALL OF THE FOLLOWING: A. TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA IN RESIDENTIAL AREAS, AND THERE SHALL BE NO TURF IN NON-RESIDENTIAL AREAS. B. TURF SHALL NOT BE PLANTED ON SLOPED AREAS WHICH EXCEED A SLOPE OF 1 FOOT VERTICAL ELEVATION CHANGE FOR EVERY 4 FEET OF HORIZONTAL LENGTH. C. TURF IS PROHIBITED IN PARKWAYS LESS THAN 10 FEET WIDE, UNLESS THE PARKWAY IS ADJACENT TO A PARKING STRIP AND USED TO ENTER AND EXIT VEHICLES. ANY TURF IN PARKWAYS MUST BE IRRIGATED BY SUB-SURFACE IRRIGATION OR BY OTHER TECHNOLOGY THAT CREATES NO OVERSPRAY OR RUNOFF. 3. IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING: A. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA AND UTILIZE A RAIN SENSOR. B. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. C. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. D. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. E. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014. “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD,” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. F. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCE NO RUNOFF OR OVERSPRAY. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE ECHIUM CANDICANS `SELECT BLUE' PRIDE OF MADEIRA ACACIA COGNATA 'LIMELIGHT' RIVER WATTLE EUPHORBIA CHARACIAS WULFENII EVERGREEN SPURGE MUHLENBERGIA RIGENS DEER GRASS BOUTELOUA GRACILIS 'BLONDE AMBITION' DODONAEA VISCOSA `PURPUREA` PURPLE LEAFED HOPSEED BUSH CAREX X `REMOTA` SEDGE AEONIUM ARBOREUM `ATROPURPUREUM` TREE AEONIUM EUPHORBIA AMYGDALOIDES ROBBIAE PURPLE WOOD SPURGE LEUCADENDRON SALIGNUM 'BLUSH' WILLOW CONE BUSH LEUCADENDRON MERIDIANUM `MORESILVER` LIMESTONE CONEBUSH ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ KANGAROO PAW SPECIMEN SHRUBS ACACIA COGNATA `LIMELIGHT` / RIVER WATTLE 1 GAL SIZE: 2`-3` TALL AND 2`-3` WIDE WUCOLS PF = .1-.3 ECHIUM CANDICANS `SELECT BLUE` / PRIDE OF MADEIRA 1 GAL SIZE: 4`-6` TALL AND 6`-8` WIDE WUCOLS PF = .1 - .3 EUPHORBIA CHARACIAS WULFENII / EVERGREEN SPURGE 1 GAL SIZE: 3`-4` WIDE AND TALL WUCOLS PF = .1-.3 LEUCADENDRON SALIGNUM 'BLUSH' - WILLOW CONEBUSH 1 GAL SIZE: 3`-5` TALL AND 4`-6` WIDE WUCOLS PF = .1-.3 LEUCADENDRON MERIDIANUM `MORE SILVER` / LIMESTONE CONEBUSH 1 GAL SIZE: 4`-6` TALL AND 4`-6` WIDE WUCOLS PF = .1-.3 SCREENING SHRUBS DODONAEA VISCOSA `PURPUREA` / PURPLE LEAFED HOPSEED BUSH 15 GAL SIZE:12` TALL AND 6`-8` WIDE WUCOLS PF = .1 - .3 MASSING GRASS CAREX X `REMOTA` / SEDGE FLAT SIZE: 18` TALL AND 18" WIDE WUCOLS PF: .4 -.6 PERENNIALS AEONIUM ARBOREUM `ATROPURPUREUM` / TREE AEONIUM 1 GAL SIZE: 2`-3` TALL AND WIDE WUCOLS PF: .1-.3 EUPHORBIA AMYGDALOIDES ROBBIAE / PURPLE WOOD SPURGE 6" POT SIZE: 2` TALL AND WIDE WUCOLS PF: .1-.3 ANIGOZANTHOS FLAVIDUS ‘GOLD VELVET’ – KANGAROO PAW 1 GAL SIZE: 3`-6` TALL AND 2`-3` WIDE WUCOLS PF: .1 - .3 ORNAMENTAL GRASS MUHLENBERGIA RIGENS / DEER GRASS 5 GAL SIZE: 4`-5` TALL AND 4`-6` WIDE WUCOLS PF = .1 - .3 BOUTELOUA GRACILIS 'BLONDE AMBITION' 1 GAL SIZE: 1`-3` TALL AND 1`-2` WIDE WUCOLS PF = .1 - .3 EUPHORBIA CHARACIAS WULFENII EVERGREEN SPURGE OLEA EUROPAEA 'HAAS MANZANILLO' / OLIVE TREE ACER PALMATUM VAR. DISSECTUM 'VIRIDIS' / VIRIDIS JAPANESE MAPLE 16 GAL SIZE: 8`-10` TALL AND 6`-8` WIDE OLEA EUROPAEA 'HAAS IMPROVED MANZANILLO' / OLIVE SIZE: 15`-20` TALL AND 10`-15` WIDE Item 2 Packet Page 26 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 SCHEMATIC PLANTING PLAN L2.0ELLA STREETEXISTING HOUSE TOP GRATE = 73.67 EXISTING DRAIN INLET PARC EL A LOT LINE ADJUST M E NT DOC #1997-048519PARC EL B LOT LINE ADJUST M E NT DOC #1997-048519LELAND TERRACE30' N37°01'12"W179.51' S37°02'19"E79.94' S 37°02'19" E170.79'N 41°56'13" W20.00'N 53°02'35" E60.04'100.04'N 53°02'35" E100.46'N48°03'47"E20.00'S41°56'13"E EXISTING CONCRETE DRIVE EXISTING WALL 20' EXISTING SHRUB/DRIP LINE EXISTING 15" TREE EXISTING WALL TOP EL=76.43 EXISTING WALL AT STEP TOP EL=76.48/77.64 EXISTING WALL AT STEP TOP EL=77.71/79.15 WM WMWM EXISTING 4IN PVC CANNON CONTROL # 20 ELEV. = 100.00' CO EXISTING CLEAN OUT CO COEXISTING CLEAN OUTS TV CAB EXISTING CABLE TV BOX115.00110.00105.00100.0095.0090.0085.0080.0075.0070.0065.0060.00ELLA STREET100.00 108.16111.31111.22110.69110.05107.05107.49107.92108.30107.05107.04106.64105.7395.9597.1798.2198.1986.3691.1192.0588.9285.3988.5581.9882.8081.4778.3076.2373.6776.4375.8776.4877.6377.4579.1274.31 72. 9 872.7769.1568.5961. 9 161.9455.2755.1555.7455.62 55.175 5 . 2 8 55.3655.2354.9954.9355.3955.4155.4659.2862.7473.0975.9278.9475.95R G T AC UP SUNKENGARDENARTIFICIAL TURF SUNKEN GARDEN ROCK GARDEN HYDRO ZONE #1 980 SF HYDRO ZONE #3 573 SF HYDRO ZONE #2 538 SF HYDRO ZONE #4 560 SF HYDRO ZONE #5 772 SF HYDRO ZONE #6 175 SFCONCRETE PATIO GRAVEL PATIO GRAVEL PATIO GRAVEL PATIO CONCRETE PAVERS CONCRETE CONCRETE CONCRETE CONCRETE C V1 / HZ1V2 / HZ2V4 / HZ4V3 / H3V2 / HZ2V1 / HZ1SCHEMATIC PLANTIGN PLAN Scale: 1/8" = 1'-0" IRRIGATION SYMBOL LEGEND SYMBOL MANUFACTURER MODEL #EQUIPMENT TYPE INSTALLATION NOTES SALCO YSRV-075 OR EQUAL VALVE MANIFOLD ASSEMBLY SEE DETAIL SHEET ANY ANY BRASS BALL VALUE, LINE SIZE SEE DETAIL SHEET FEBCO 825, 1"REDUCED PRESSURE ASSEMBLY SEE DETAIL SHEET ANY EXTERIOR, WALL MOUNT 3-STATION WALL MOUNT CONTROLLER* PER MANUF. REQMTS; *WITH RAIN SENSOR DEVICE ANY CLASS 200 3/4" PVC LATERAL IRRIGATION LINE BURY 12" ANY SCH. 40 3/4" PVC PRESSURE MAINLINE BURY 18" C 1 2 3 56 7 8 9 4 QTY 3 4 QTY 2 4 4 4 9 9 9 9 IRRIGATION NOTES 1.IRRIGATION PLAN IS DIAGRAMMATIC, INSTALL ALL IRRIGATION EQUIPMENT IN PLANTING AREAS. 2.INSTALL CONTROLLER AT LOCATION SHOWN (APPROXIMATE LOCATION, VERIFY LOCATION WITH GENERAL CONTRACTOR). OWNER TO APPROVE OF FINAL LOCATION OF CONTROLLER. INSTALL RAIN SENSOR ON HOUSE'S EAVE OR FENCING. 3.GENERAL CONTRACTOR TO PROVIDE ELECTRICAL POWER FOR CONTROLLER. ELECTRICAL CONTRACTOR IS TO INSTALL POWER TO CONTROLLER FOR CURRENT N.E.C. CODES AND REQUIREMENTS. CONTROLLER'S POWER WIRE SHALL BE 120 VOLT WIRE. RUN FROM POWER SUPPLY TO CONTROLLER. 4.ALL EQUIPMENT REQUIRED BUT NOT SPECIFIED ON THE DRAWINGS, TO COMPLETE THE WORK, SHALL BE PROVIDED BY THE IRRIGATION CONTRACTOR. 5.INSTALL ALL EQUIPMENT IN ACCORDANCE WITH MFGR'S INSTRUCTIONS &/OR SPECIFICATIONS. 6.TRENCH BACKFILL MATERIAL SHALL BE FREE OF ROCKS, GLASS & OTHER EXTRANEOUS MATERIALS. BACKFILL WILL BE COMPACTED TO 90% DENSITY OF ADJACENT UNDISTURBED SOIL. 7.IRRIGATION DESIGN IS BASED ON A MINIMUM 45 P.S.I STATIC WATER PRESSURE AT THE POINT OF CONNECTION TO EXISTING IRRIGATION SYSTEM. CONTRACTOR SHALL TEST THE PRESSURE AT P.O.C. IF WATER PRESSURE IS LESS, CONTRACTOR IS TO CALL LANDSCAPE ARCHITECT BEFORE COMMENCING WITH WORK. 8.ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. CONNECT ALL DIRECT BURIAL WIRES USING 3M'S "DBY DIRECT BURY SPLICE KIT". 9.SEE PLANT SYMBOL LEGEND FOR EMITTERS TO USE FOR EACH TYPE OF PLANT. DRIP EMITTERS SHALL BE MANUFACTURED BY RAINBIRD & PEPCO & BE MODEL NUMBERS XB-05 (0.5 GPH), XB-20 (2.0 GPH)-"XERI-BUG" PRESSURE COMPENSATING EMITTERS & "VARI-JET SHRUBBLER" (PVJS8B). INSTALL PER DETAIL PER CONSTRUCTION DRAWINGS IF NOT SPECIFIED IN PLANT SYMBOL LEGEND, USE 0.5 EMITTER FOR 1 GAL, 2.0 EMITTER FOR 5 GAL., AND SHRUBBLER FOR LARGER CONTAINERS. 10.DRIP DISTRIBUTION TUBING INSTALLATION: THE TUBING WILL BE SNAKED IN THE TRENCH IN UNDERGROUND SYSTEMS AND ABOUT THE LANDSCAPE IN ABOVE GROUND INSTALLATIONS TO ALLOW FOR THE EXPANSION AND CONTRACTION VARIATIONS (ADD 3% TO TUBING LENGTH REQUIRED AS A GENERAL RULE). 11.ANY TIGHT TURNS IN THE TUBING WILL BE MADE WITH COMPRESSION FITTINGS TO PREVENT KINKING. 12.ALL TUBING CUTS FOR FITTING CONNECTIONS WILL BE DONE WITH A SHARP TOOL LEAVING A SQUARE END. 13.TEMPORARILY CAP ALL FREE ENDS OF TUBING WITH TAPE TO PREVENT DIRT CONTAMINATION. 14.TUBING TO COMPRESSION FITTINGS WILL BE SEATED TO FULL DEPTH OF FITTING. 15.PVC TUBING SHALL BE SOLVENT WELDED TO PVC FITTING USING PRIMER AND CEMENT FOLLOWING MFGR'S INSTRUCTIONS. PVC TUBING SHALL BE KEPT UNDER THE 110 DEGREE F. MAXIMUM CEMENTING TEMPERATURE DURING INSTALLATION OF FITTINGS BY MEANS OF SHADING, DAMP RAGS OR WORKING WHEN TEMPERATURES ARE COOLER. 16.ALL SURFACE RUNS OF DISTRIBUTION TUBING WILL BE STAKED PER DETAIL. 17.DISTRIBUTION TUBING RUNS ON SOIL SURFACE SHALL BE FREE OF ANY SHARP STONES, AGGREGATE OR DEBRIS. 18.ALL ENDS OF DISTRIBUTION TUBING WILL HAVE FLUSHABLE END CAPS. 19.AFTER INSTALLATION OF ALL DISTRIBUTION TUBING, ALL END CAPS SHALL BE REMOVED AND THE SYSTEM FLUSHED UNTIL WATER RUNS CLEAR THROUGH ALL ENDS OF TUBING, THEN CAPPED. 20.INSTALLATION OF DRIP EMITTERS WILL OCCUR AFTER INSTALLATION OF ALL UNDERGROUND COMPONENTS BACKFILLING, SURFACE RUN DISTRIBUTION TUBING AND APPROVALS; ALL PLANT MATERIALS WILL BE PLANTED BEFORE THE INSTALLATION OF DRIP EMITTERS & MICRO TUBING. 21.HOLES FOR THE INSTALLATION OF THE EMITTERS SHALL BE MADE WITH A HOLE PUNCH TOOL DESIGNED FOR THE EMITTER AND HEAD BEING USED. 22.WATER SHALL BE FLOWING THROUGH THE DISTRIBUTION TUBING AT LOW PRESSURE (0-5 P.S.I.) DURING THE EMITTER INSTALLATION. 23.MICRO EXTENSION TUBING SHALL BE OF THE APPROPRIATE SIZE FOR THE DRIP EMITTER. THE ENDS OF THE TUBING SHALL BE FITTED WITH BUG CAPS AND THE TERMINUS SHALL BE LOCATED AT THE OUTSIDE PERIMETER OF THE PLANTING PITS. THE TUBING SHALL BE STAKED AT THE TERMINUS AND AT 3' O.C. OR PER DETAILS. Instructions Cells with blue background are for entering data Results show in cells with tan background Errors will show in RED text. 1) Select type of project from drop down menu Type of Project (ETAF)*Residential For mixed-use projects please select Non-residential.ETo of City from MWELO data 43.80 ETo (inches/year) 2) Enter spray irrigated landscape area in square feet 0 Overhead Landscape Area (ft2) 3) Enter drip irrigated landscape area in square feet 4141 Drip Landscape Area (ft2) 4) Enter Special Landscape Area (SLA) in square feet 0 SLA (ft2) Total Landscape Area (LA)4,141 ft2 SLA means an area of the landscape dedicated solely to edible plants, areas irrigated with recycled water, water features using recycled water, and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface. Results: 4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]61,849.1 Gallons per year 83 HCF (Hundred Cubic Feet) per year 0.190 Acre-feet per year *Non-residential projects will have an Evapotranspiration Adjustment Factor (ETAF) of 0.55. Residential projects will have an ETAF of 0.45. San Luis Obispo Tan Cells Show Results Enter Value in Blue Cells Maximum Applied Water Allowance Calculations Instructions Plant Water Use Type Plant Factor Cells with blue background are for entering data Very Low 0 - 0.1 Results show in cells with tan background Low 0.1 - 0.3 Errors will show in RED text.Moderate 0.3 - 0.6 High 0.6 - 1.0 1) Enter Plant Factor (PF) The plant factor used shall be from WUCOLS or from horticultural researchers with academic institutions or professional associations as approved by the California Department of Water Resources (DWR). (23 CCR § 492.4)Hydrozone Plant Water Use Type (low, moderate, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Enter Irrigation Type (PF x HA (ft2))/IE Zone 1 Low 0.20 1,192 Drip Irrigation 294.32 2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Very Low 0.10 550 Drip Irrigation 67.90 If project uses Recycled Water exclusively, enter all Hydrozone information.Zone 3 Low 0.20 688 Drip Irrigation 169.88 3) Select Irrigation Type from drop-down menu.Zone 4 Low 0.20 635 Drip Irrigation 156.79 Drip System Irrigation Efficiency (IE) 0.81 Zone 5 Low 0.20 822 Drip Irrigation 202.96 Spray System Irrigation Efficiency (IE) 0.75 Zone 6 Low 0.20 254 4) ETWU results show at the bottom of the page Total Landscape Area (LA) must be equal to the LA in the MAWA calculator. ETWU must be equal to or less than MAWA. Mistakes will show in RED. HA 4,141 891.85 SLA Total LA 4,141 Results:MAWA=61,849.1 ETWU=24,219.1 Gallons 32.4 HCF (Hundred Cubic Feet) per year 0.0743 Acre-feet per year Estimated Total Water Use Enter Values in Blue Cells Tan Cells Show Results ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA] IRRIGATION KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. VALVE MANIFOLD ASSEMBLY, 1 FOR EACH ZONE EXISTING WATER METER, AT STREET HOUSE SERVICE WATER LINE 2" SLEEVE W/ 3/4" SCHEDULE 40 PVC PIPE BACKFLOW DEVICE TO BE SCREENED WITH SHRUBS, SEE PLANTING PLAN BALL VALVE INSTALL CONTROLLER ON OUTSIDE WALL POINT OF CONNECTION: CONNECT 3/4" IRRIGATION MAINLINE TO HOUSE SERVICE LINE 3/4" PVC PIPE Item 2 Packet Page 27 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 SITE PLAN A1.14ELLA STREET7EXISTING HOUSE TOP GRATE = 73.67 EXISTING DRAIN INLET PARC EL A LOT LINE ADJUST M E NT DOC #1997-048519PARC EL B LOT LINE ADJUST M E NT DOC #1997-048519LELAND TERRACE30' N37°01'12"W179.51' S37°02'19"E79.94' S 37°02'19" E170.79'N 41°56'13" W20.00'N 53°02'35" E60.04'100.04'N 53°02'35" E100.46'N48°03'47"E20.00'S41°56'13"E EXISTING CONCRETE DRIVE EXISTING WALL 20' EXISTING SHRUB/DRIP LINE EXISTING 15" TREE EXISTING WALL TOP EL=76.43 EXISTING WALL AT STEP TOP EL=76.48/77.64 EXISTING WALL AT STEP TOP EL=77.71/79.15 WM WMWM EXISTING 4IN PVC CANNON CONTROL # 20 ELEV. = 100.00' CO EXISTING CLEAN OUT CO COEXISTING CLEAN OUTS TV CAB EXISTING CABLE TV BOX115.00110.00105.00100.0095.0090.0085.0080.0075.0070.0065.0060.00ELLA STREET100.00 108.16111.31111.22110.69110.05107.05107.49107.92108.30107.05107.04106.64105.7395.9597.1798.2198.1986.3691.1192.0588.9285.3988.5581.9882.8081.4778.3076.2373.6776.4375.8776.4877.6377.4579.1274.31 72. 9 872.7769.1568.5961. 9 161.9455.2755.1555.7455.62 55.175 5 . 2 8 55.3655.2354.9954.9355.3955.4155.4659.2862.7473.0975.9278.9475.95SINGLE FAMILY RESIDENCE WITH DETACHED STUDIO APARTMENT 1131 ELLA STREET STUDIO APARTMENT COURTYARD COVERED COURTYARD PATIO COVERED PATIO TRELLIS COVERED PATIO WITH ROOF SHED COURTYARD 2:1 SLOPEDVEGETATION2:1 SLOPEDVEGETATION R G T AC 2:1 SLOPED VEGETA TI O N REAR PATIO BBQ ?ELEVATORPIT 2:1 SLOPEDVEGETATION UP(8 x ) 7 .25 " R ISERS UP(3 ) 7 .25 " R ISERS UP (9) 7.25" RI S E R S UP SINGLE FAMILY RESIDENCE 1121 ELLA STREET DECK COVERED PATIO TRELLISCOURTYARD DRIVEWAY DRIVEWAY SINGLE FAMILY RESIDENCE 1151 ELLA STREET DECK GARDEN TERRACE EXISTING DRIVEWAY NEW DRIVEWAY EXISTING ADA APRON ELLA STREET JP GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G W W W W W W W W W W W W W W W W W W W W W W W W W W W SSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSS E E E E E E E E E E E E E E E E E E E E E E EEEEEEEEECATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATVCATVCATVCATVCATVCATVCATVCATVSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDWWW WWWW W W W W WCATVCATVCATVCATVCATVC A T VEEEEEEE E WWWWWWWWWWWWWWWSSSSSSSSSSSSSSSS G G G G GGGGGGGGGGGGGGGGGGGGGGG G G G G G GCATVCATV CATV CATV CATV CATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATV CATV CATV CATV CATV CATVEE E E E E EEEEEEEEEEEEEEEEEEEEEEE E E E E E E WM WM TVARTIF IC IAL TURFSUNKENGARDENLANDINGFS: 88 .64 ' EXISTING DRIVEWAYDRIVEWAYFS: 8 2 . 5 5 'SINGLE FAM ILY RES IDENCEWITH ATTACHED ACCESSORY DWELL ING UN IT1141 ELLA STREET (PR IMARY RES IDENCE )1142 ELLA STREET (ADU RES IDENCE )APN003-064 -035BASEMENT SLABFS: 8 3 . 0 0 'GARAGE SLABFS: 8 2 . 8 3 'FIRST FLOOR SLABFS: 9 4 . 2 5 LANDINGFS: 88 .64 'LANDINGFS: 94 .08 'LANDINGFS: 105 .90 ' LANDING 105.65' LANDING 93.40'UPUPLANDIN G FS: 82.83' 2:1 SLOPED VEGETA TI O N 2:1 SLOPED VEGETA TI O N 2:1 SLOPED VEGETA TI O N 2:1 SLOPED VEGETA TI O N 31'-6" 23'-6" PROVIDED SETBACK 9'-0" PROVIDED SETBACK 11'-0"PROVIDED SETBACK20'-0" MINIMUM SETBACK 60'-0" ROW 15'-0"7'-0"PROVIDED SETBACK5'-0"MIN. SETBACK5'-0" MIN. SETBACK 5'-0"MIN. SETBACKLANDIN G FS: 93.99' EXISTING DRIVEWAY DIAGONAL HATCH INDICATES COMMON DRIVEWAY EASEMENT DOC. NO 1997-048520 15'-0" 10'-3" 21'-3" SITE PLAN Scale: 1/8" = 1'-0" 3 11 246 4 33 28 31 1 29 30 30 30 30 30 30 30 22 18 23 16 36 20 19 21 37 14 17 25 29 29 32 33 33 33 13 31 31 42 39 4 4 6 6 6 6 2 2726 38 10 12 3 5 34 43 4644 35 40 41 48 4745 15 9 31 SITE PLAN KEYNOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. CAST IN PLACE 22" X 48" CONCRETE PAVERS WITH 4" GAPS CONCRETE CURB AT EXTERIOR WALL CONCRETE DRIVEWAY: REFER TO CIVIL DRAWINGS FOR BASE AND SOILS PREP REQUIREMENTS CONCRETE LANDING: REFER TO CIVIL DRAWINGS FOR BASE AND SOILS PREP REQUIREMENTS CONCRETE PAVER DRIVEWAY: REFER TO CIVIL DRAWINGS FOR BASE AND SOILS PREP REQUIREMENTS CONCRETE STEPS: REFER TO DETAIL 44/A7.01 DOWNSPOUT/ROOF DRAIN, REFER TO ROOF PLAN FOR ADDITIONAL INFORMATION, CONNECT ALL DRAINS TO SITE DRAINAGE, REFER TO CIVIL DRAWINGS FOR SITE DRAINAGE REQUIREMENTS DRAINAGE: 12" CATCH BASIN INLET BY NDS, PART NUMBER 1200NGB, WITH SQUARE CATCH BASIN GRATE, GRAY PART NUMBER 1210, AND 12" CATCH BASIN FILTER, PART NUMBER 1200FF EASEMENT: COMMON DRIVEWAY EASEMENT FOR THE BENEFIT OF 1131 ELLA STREET, SEE DOC. NO 1997-048520 FOR ADDITIONAL INFORMATION EQUIPMENT: AUTOMATIC IRRIGATION CONTROLLERS FOR LANDSCAPING. REFER TO LANDSCAPE PLANS AND CALGREEN MANDATORY MEASURES #3 ON T1.0 FOR ADDITIONAL REQUIREMENTS EQUIPMENT: FUTURE AC UNIT, PROVIDE POWER AND ROUGH PLUMBING AS NEEDED, REFER TO T-24 FOR EFFICIENCY REQUIREMENTS EQUIPMENT: FUTURE WATER SOFTENER SYSTEM, PROVIDE ROUGH PLUMBING WATER LOOP AND DRAIN LINE EQUIPMENT: TANKLESS GAS WATER HEATER WITH DIRECT VENT TO EXTERIOR. INSTALL PER MFR'S SPECIFICATIONS. PROVIDE ON-DEMAND RECIRCULATING PUMP AND SYSTEM TO CONNECT TO ALL HOT WATER FIXTURES. ALL HOT WATER LINES SHALL BE INSULATED. EXISITING ADA COMPLIANT DRIVEWAY APRON TO REMAIN EXISITING SEWER CLEANOUT FOR 1131 ELLA STREET EXISITING SEWER CLEANOUT FOR 1141 ELLA STREET 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. EXISTING SIDEWALK UNDERDRAIN TO REMAIN, STORM DRAIN EXTENDS UP DRIVEWAY TO CLEANOUT, AND THEN COUNTINUES UP BEHIND THE EXISTING RETAINING WALL EXISTING CURB AND GUTTER TO REMAIN EXISTING CATV CONDUIT FOR 1141 ELLA STREET, PULL NEW CATV SERVICE UP THE DRIVEWAY TO EXISTING VAULT IN DRIVEWAY AND THEN CONTINUE TO POINT OF CONNECTION AT HOUSE EXISTING ELECTRICAL CONDUIT FOR 1141 ELLA STREET, PULL NEW ELECTRICAL SERVICE UP THE DRIVEWAY TO POINT OF CONNECTION AT HOUSE EXISTING GAS SERVICE FOR 1141 ELLA STREET, THE EXISTIGN LINE TERMINATES AT THE END OF THE EXISTIGN DRIVEWAY, EXTEND LINE TO POINT OF CONNECTION AT HOUSE EXISTING SIDEWALK TO REMAIN EXISTING WATER METER VAULT WITH 1" CITY SERVICE AND 1" METER FOR 1131 ELLA STREET FIRE HYDRANT #1 IS LOCATED APPROXIMATELY 200 FEET TO THE NORTH EAST AT THE CORNER OF ELLA ST. AND RUTH ST. FIRE HYDRANT #2 IS LOCATED APPROXIMATELY 250 FEET TO THE WEST AT THE CORNER OF ELLA ST. AND HENRY ST. FUTURE EV CHARGER INFRASTRUCTURE PART 1: PROVIDE AND INSTALL A LISTED RACEWAY TO ACCOMMODATE A DEDICATED 208/240-VOLT BRANCH CIRCUIT. THE RACEWAY SHALL NOT BE LESS THAN TRADE SIZE 1 (NOMINAL 1-INCH INSIDE DIAMETER.) THE RACEWAY SHALL ORIGINATE AT THE MAIN SERVICE OR SUBPANEL AND SHALL TERMINATE AT A LISTED CABINET IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF THE EV CHARGER FUTURE EV CHARGER INFRASTRUCTURE PART 2: PROVIDE LISTED CABINET WITH CAPACITY TO INSTALL A 40- AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE FUTURE SOLAR POWER INSTALLATION: PROVIDE 48" OF WALL SPACE FOR FUTURE EQUIPMENT, INSTALL SUBPANEL AND SUFFICIENTLY SIZED CONDUIT TO FUTURE PANEL INSTALLATION ON ROOF, REFER TO ROOF PLAN A2.03 AND DETAIL 1/A2.03 FOR MORE INFO. GRAVEL PATIO: REFER TO CIVIL DRAWINGS FOR BASE AND SOILS PREP REQUIREMENTS 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. 47. 48. PROPERTY LINE RETAINING WALL: CMU BLOCK OR CAST IN PLACE CONCRETE WALL WITH WALL DRAIN, REFER DETAIL 41/A7.01 SIMILAR, AND TO THE CIVIL AND STRUCTURAL PLANS FOR ADDITIONAL INFORMATION. PROVIDE DAMPPROOFING AT ALL WALLS THAT ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE, REFER TO DAMPPROOFING NOTES, THIS SHEET, FOR ADDITIONAL REQUIREMENTS. RETAINING WALL: EXISTING 6-8 FT TALL RETAINING WALL ON ADJACENT PROPERTY SETBACKS: DASHED LINE INDICATES REQUIRED MIN. BUILDING SETBACK TRASH AREA: PROVIDE SUFFICIENT SPACE FOR THREE 30"x30" RUBBISH BINS UTILITY: EXISTING CATV VAULT FOR 1131 AND 1141 ELLA STREET UTILITY: EXISTING JOINT POWER POLE TO REMAIN. UNDERGROUND ELECTRICAL AND CATV CONDUITS WERE PREVIOUSLY INSTALLED WHEN 1131 ELLE STREET WAS BUILT UTILITY: EXISTING WATER METER VAULT WITH 1" CITY SERVICE FOR 1141 ELLA STREET UTILITY: FIRE SPRINKLER RISER UTILITY: NEW 320 AMP ELECTRICAL METER, FIELD VERIFY POINT OF CONNECTION UTILITY: NEW GAS METER, FIELD VERIFY POINT OF CONNECTION UTILITY: NEW GAS SERVICE, APPROXIMATE LOCATION OF NEW GAS LINE TO HOUSE UTILITY: NEW SEWER LINE CLEAN-OUT, FIELD VERIFY POINT OF CONNECTION UTILITY: NEW SEWER LINE TO HOUSE, FIELD VERIFY POINT OF CONNECTION. THE EXISTING SEWER LATERAL SHALL BE FIELD LOCATED, AND AN “S” SHALL BE MARKED ON THE TOP OF THE CURB TO INDICATE THE LOCATION OF THE EXISTING LATERAL UTILITY: NEW UNDERGROUND CATV SERVICE TO HOUSE, FIELD VERIFY POINT OF CONNECTION UTILITY: STORMDRAIN CLEANOUT UTILITY: NEW UNDERGROUND ELECTRICAL SERVICE TO HOUSE, FIELD VERIFY POINT OF CONNECTION UTILITY: WATER SERVICE: CONNECT EXISTIGN 2" WATER LINE FROM UNDER THE DRIVEWAY TO A NEW 1" METER AND EXISTING 1" CITY SERVICE LINE UTILITY: WATER SERVICE: EXTEND NEW 2" WATER LINE FROM EXISTING 2" SERVICE LINE UNDER THE DRIVEWAY TO THE HOUSE # Item 2 Packet Page 28 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 MANEUVERABILITY PARKING STUDY A1.2RGTACUPSUNKEN GARDEN RE A R FRON T 10'-10" R E A R F R O N T 10'-10"RE A R FR O N T 10'-10"RE A R FR O N T 10'-10"REAR FRONT 10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR 10'-10"REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 "REARFRONT10'-1 0 "REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10" FRONT REAR FRONT 1 0 ' - 1 0 " REARFRONT 10 ' - 1 0 "REARFRONT10'- 1 0 "REARFRON T 10'-10"REARFRON T 10'-10" REA R FRO N T 10'-10"MANEUVERABILITY STUDY - STALL 1 EXITING Scale: 1/16" = 1'-0"RGTACUPSUNKEN GARDEN FRONT REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRON T 10'-10"REA R FR O N T 10'-10"RE A R FR O N T 10'-10" R E A R F R O N T 10'-10"R E A R FRO N T 10'-10" FRONT REARFRONT10'-10"REARFRON T 10'-10" R E A R F R O N T 10'-10"R E A R F R O N T 10'-10"RE A R FR O N T 10'-10"RE A R FR O N T 10'-10"REA R FR O N T 10'-10"REA R FRO N T 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10" REAR FRONT 10'-10 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 "REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10" REAR FRONT 10 ' - 1 0 " REAR FRONT 10'-10"REAR FRONT 10'-10"MANEUVERABILITY STUDY - STALL 1 ENTERING Scale: 1/16" = 1'-0"RGTACUPSUNKEN GARDEN FRONT REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REARFRONT 1 0 ' - 1 0 "REARFRONT10'- 1 0 "REARFRONT10'-10 "REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT 10'-10" RE A R FRON T 10'-10" RE A R FRON T 10'-10" RE A R FRON T 10'-10" R E A R F R O N T 10'-10"RE A R FR O N T 10'-10"RE A R FR O N T 10'-10"REAR FRONT 10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR 10'-10"REARFRONT 10'-10"REARFRONT 10'-10"REARFRON T 10'-10"REARFRONT10'-10" REA R FRO N T 10'-10"MANEUVERABILITY STUDY - STALL 2 EXITING Scale: 1/16" = 1'-0"RGTACUPSUNKEN GARDEN FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REARFRONT10'-10" R E A R F RO N T 10'-10" R E A R F R O N T 10'-10"RE A R FR O N T 10'-10"RE A R FR O N T 10'-10"REA R FR O N T 10'-10"REA R FRO N T 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10" FRONT REAR FRONT 10'-10 " REAR FRONT 10'-10" REAR FRONT 10'-10 " REAR FRONT 10'-10 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 "REARFRONT10'-10" REAR FRON T 10'-10"REA R FR O N T 10'-10"RE A R FR O N T 10'-10" R E A R F R O N T 10'-10"REARFRONT10'-10"REARFRONT10'-10"REAR FRON T 10'-10" REAR FRONT 10'-10"REAR FRONT 10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10" MANEUVERABILITY STUDY - STALL 2 ENTERING Scale: 1/16" = 1'-0"RGTACUPSUNKEN GARDEN REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REARFRONT 1 0 ' - 1 0 "REARFRONT10'- 1 0 "REARFRONT10'-10 "REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT 10'-10"REARFRONT 10'-10"REARFRONT 10'-10"REARFRONT 10'-10"REARFRONT 10'-10" RE A R FRON T 10'-10" RE A R FRON T 10'-10" RE A R FRON T 10'-10" R E A R F R O N T 10'-10"RE A R FR O N T 10'-10"RE A R FR O N T 10'-10"REAR FRONT 10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR 10'-10"FRONT MANEUVERABILITY STUDY - STALL 3 EXITING Scale: 1/16" = 1'-0"RGTACUPSUNKEN GARDEN FRONT REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRON T 10'-10"REAR FRON T 10'-10"REA R FR O N T 10'-10"RE A R FR O N T 10'-10" R E A R F R O N T 10'-10"REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 10'-10"REARFRONT10'-10"R E A R F R O N T 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10" REAR FRONT 10'-10" REAR FRONT 10'-10 " R E A R F R O N T 10'-10"REARFRON T 10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT 10'-10" REAR FRONT 10'-10 " REA R FRO N T 10'-10"REAR FRONT 10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10" FRONT MANEUVERABILITY STUDY - STALL 3 ENTERING Scale: 1/16" = 1'-0"RGTACUPSUNKEN GARDEN REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 10' - 1 0 "REARFRONT10'-1 0 "REARFRONT10'-10"REARFRONT10'-10"REAR FRON T 10'-10" R E A R F R O N T 10'-10"R E A R F R O N T 10'-10"R E A R FRO N T 10'-10"R E A R FRO N T 10'-10" R E A R FRO N T 10'-10" R E A R FRO N T 10'-10" R E A R FRO N T 10'-10" R E A R F R O N T 10'-10"R E A R F R O N T 10'-10"REA R FRO N T 10'-10"REAR FRONT 10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"REAR FRONT10'-10"FRONT REAR FRONT 1 0 ' - 1 0 " R E A R F R O N T 10'-10"RE A R FR O N T 10'-10"R E A R F R O N T 10'-10"REARFRONT10'-10" MANEUVERABILITY STUDY - STALL 4 EXITING Scale: 1/16" = 1'-0"RGTACUPSUNKEN GARDEN FRONT REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRON T 10'-10"REAR FRON T 10'-10"REA R FR O N T 10'-10"RE A R FR O N T 10'-10" R E A R F R O N T 10'-10"1 0 ' - 1 0 " R E A R F R O N T 10'-10"REARFRON T 10'-10" FRONT REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10"REARFRONT10'-10" RE AR FRON T 10'-10" R E A R F R O N T 10'-10"REARFRONT10'-10"REAR FRON T 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10"REAR FRONT 10'-10" REAR FRONT 10'-10 " REAR FRONT 10'-10 " REAR FRONT 10'-10 " REAR FRONT 10'-10 " REAR FRONT 10'-10 " REAR FRONT 1 0 ' - 1 0 " REAR FRONT 1 0 ' - 1 0 "REARFRONT10'-10" REA R FR O N T 10'-10"REARFRONT10'-10"REARFRONT10'-10" MANEUVERABILITY STUDY - STALL 4 ENTERING Scale: 1/16" = 1'-0" Item 2 Packet Page 29 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 FLOOR PLAN GARAGE / BASEMENT A2.1 BENCH UP ENTRY 7'-2" X 16'-10" OFFICE 11'-9" X 8'-4" CLOSET 4'-10" X 8'-4" MECH2'-6"11'-11"11'-3"13'-10"66'-4" 42'-6"2'-2 1/2"4'-9 1/2"7'-8"9'-2" 8'-2"21'-3"20'-9 1/2"7'-11"16'-4 1/2"13'-10"18'-2"6'-0"1'-6"2'-10"1'-0"1'-3 1/2"6'-0"23'-2"HATCH INDICATES FLOOR ABOVE 4 CAR GARAGE 22'-0" X 41'-7" STAIRWELL CLOSET MECHANICAL ROOM 7'-4" X 9'-10" ELEV 4'-4" X 4'-10"1'-6"3'-3"A / A4.2A / A4.2B / A4.2B / A4.2A 1 A D / A4.2 D / A4.2 B B C C D D E E F F 1 2 2 6 6 4 4 4 4 3 5 5 E / A4.2 E / A4.2C / A4.2C / A4.23 FLOOR PLAN - FIRST FLOOR Scale: 1/4" = 1'-0" Item 2 Packet Page 30 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 FLOOR PLAN FIRST FLOOR A2.2 RETAINING WALLRETAINING WALL SUPERIOR DLR 6554GAS FIREPLACE UPDOWN BATH 2 5'-0" X 8'-2" PLAY ROOM 17'-7" X 10'-4" LAUNDRY 8'-6" X 5'-2" STAIRWELL TV ROOM 17'-1" X 17'-9"STACKEDW/D7'-2"22'-3"20'-9 1/2"7'-11"17'-10 1/2" 18'-4"4'-9 1/2"23'-5 1/2"13'-0"4'-11 1/2"11'-5 1/2"1'-6"24'-2"13'-2"14'-5"12'-11"12'-2"76'-0"38'-0"39'-6"29'-5"46'-7" ELEV 4'-4" X 4'-10" 18 x 24 TRASH 24 x 24 DW PANTRY B D ADU BEDROOM 1 13'-5" X 13'-2" TV CUBBIESADU BATHROOM 7'-4" X 13'-0" LIGHTWELL DECK 20'-9" X 12'-5" POUF POUF POUF1'-0"1'-0" 1'-0"1'-0"2'-3"LIVING ROOM 21'-4" X 13'-10" KITCHEN 18'-2" X 11'-0"DINING 10'-0" X 10'-6"6"ACCESSORY DWELLING UNIT ADU BEDROOM 2 7'-0" X 13'-0"A / A4.2A / A4.2B / A4.2B / A4.2A 1 A D / A4.2 D / A4.2 B B C C D D E E F F 1 2 2 6 6 4 4 4 4 3 5 5 E / A4.2 E / A4.2C / A4.2C / A4.23 FLOOR PLAN - FIRST FLOOR Scale: 1/4" = 1'-0" 12'-8" RETAINING WALL 12'-8" RETAINING WALL FLOOR ABOVE Item 2 Packet Page 31 KITCHENAID36" BUILT-INFRENCH DOOR REFRIGERATORFLUSH INSTALLGREAT ROOM 17'-4" X 14'-8" DINING ROOM 17'-4" X 9'-8" PANTRY KITCHEN 17'-4" X 12'-6"18 x 24TRASH24 x 24DWPANTRYPANTRYELEV 4'-4" X 4'-10" DOWN STAIRWELL POWDER 6'-2" X 5'-0" READING ROOM 13'-0" X 10'-4" VESSEL TUB FULL HEIGHT LINEN BATH 1 14'-2" X 11'-10" BENCH W/DBATH 3 9'-10" X 5'-0"NICHE14'-5"25'-1"1'-6"6'-0"18'-2"13'-10"7'-0"2'-0"8'-4"10'-2"10'-11"28'-3"18'-4" 7'-2"22'-3"20'-9 1/2"7'-11"17'-10 1/2" WALKIN CLOSET 7'-5" X 11'-0" 76'-0"38'-0"39'-6"6"2'-1"1'-6"13'-7 1/2"1'-6"4'-9"4'-9 1/2" 1'-0"1'-0"3 1/2"3 1/2" BEDROOM 2 10'-2" X 11'-0" BEDROOM 3 10'-2" X 11'-0" BEDROOM 1 21'-4" X 12'-2"DECK 20'-9" X 12'-5" SHOWER TOILET 76'-0"13'-10"DECK 20'-9" X 12'-5"A / A4.2A / A4.2B / A4.2B / A4.2A 1 A D / A4.2 D / A4.2 B B C C D D E E F F 1 2 2 6 6 4 4 4 4 3 5 5 E / A4.2 E / A4.2C / A4.2C / A4.23 FLOOR PLAN - SECOND FLOOR Scale: 1/4" = 1'-0" D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 FLOOR PLAN SECOND FLOOR A2.3 Item 2 Packet Page 32 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 SCHEMATIC RENDERINGS A3.1 SCHEMATIC RENDERING - VIEW LOOKING SOUTH1 SCHEMATIC RENDERING - VIEW LOOKING EAST2 Item 2 Packet Page 33 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 EXTERIOR ELEVATIONS A4.1 SECOND FLOOR 106.08' FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' WEST ELEVATION Scale: 3/16" = 1'-0" SHADING FIN RECESSED WINDOW ENTRY IS STEPPED IN FROM THE FRONT OF THE BUILDING BY MORE THAN 5 FEET RECESSED GARAGE DOORS STAIR FACADE PROJECTS TERRACED RETAINING WALLS WHEN FEASIBLE RECESSED WINDOWS THE BASEMENT IS BELOW EXISTING GRADE FLOORS ABOVE PROJECT OUT PAST LOWER FLOOR THE BUILDING IS ANGLED AWAY FROM THE SIDE PROPERTY LINES WHICH ALLOWS FOR GREATER SETBACKS ALONG THE SIDE FACADES THE BUILDING IS WELL BELOW THE HEIGHT LIMIT THIS PORTION OF THE SECOND FLOOR WAS MOVED TOWARDS THE BACK OF THE PROPERTY, ALLOWING THE FACADE TO BE STEPPED BACK 6 FEET TO CREATE ADDITIONAL RELIEF TO THE FRONT FACADE. 6 FEET OF THE REAR YARD WAS GIVEN UP TO ACCOMODATE THIS. GARAGE STORAGE AREA 11'-8"DRIVEWAY SLOPE 2%FINISH GRADE AT DRIVEWAY 81.90' FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' SECOND FLOOR 106.08' GARAGE BEYOND SOUTH ELEVATION Scale: 3/16" = 1'-0" SHADING FIN RECESSED WINDOW FLOORS ABOVE PROJECT OUT PAST LOWER FLOOR NON CONFORMING RETAINING WALLS ARE PLACED RECESSED AWAY FROM THE FRONT FACADE OF THE BUILDING AND LANDSCAPING IS USED TO BREAK UP MASSING THE BASEMENT IS BELOW EXISTING GRADE THE BUILDING IS WELL BELOW THE HEIGHT LIMIT Item 2 Packet Page 34 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 EXTERIOR ELEVATIONS A4.2 SECOND FLOOR 106.08' BASEMENT / GARAGE 83.00' LIGHTWELL BEYOND DASHED LINE INDICATEZ FLOORS BELOW GRADE EAST ELEVATION Scale: 3/16" = 1'-0" SHADING FIN AS SEEN FROM REAR FACADE, THE LOWER FLOORS ARE ALL BELOW GRADE, THE HOUSE APPEARS TO BE A SINGLE STORY THE BUILDING IS WELL BELOW THE HEIGHT LIMIT THE BUILDING IS ANGLED AWAY FROM THE SIDE PROPERTY LINE WHICH ALLOWS FOR GREATER SETBACKS ALONG ALONG THE SIDE FACADES LIGHTWELL SUNKEN GARDEN BEYOND FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' SECOND FLOOR 106.08' FINISH GRADE AT DRIVEWAY 81.90' NORTH ELEVATION Scale: 3/16" = 1'-0" SHADING FIN TERRACED RETAINING WALLS WHEN FEASIBLE FLOORS ABOVE PROJECT OUT PAST LOWER FLOOR RECESSED WINDOWS TERRACED RETAINING WALLS WHEN FEASIBLE SHADING FIN LIGHTWELL BEYOND TO PROVIDE AIRFLOW AND NATURAL DAYLIGHT EXISTING GRADE Item 2 Packet Page 35 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 SECTIONS A5.1 FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' FINISH GRADE AR REAR YARD 408.5 FINISH GRADE AT DRIVEWAY 81.90' SECOND FLOOR 106.08' DECK DECK READING ROOM PLAY ROOM GARAGE BACK YARD LIGHTWELL SUNKEN GARDEN DRIVEWAY SLOPE 2%10'-0"10'-6"10'-6"12'-8"11'-8"3'-6"3'-6"3'-6"2'-10" SITE SECTION Scale: 1/8" = 1'-0"1 FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' FINISH GRADE AR REAR YARD 408.5 FINISH GRADE AT DRIVEWAY 81.90' SECOND FLOOR 106.08' DECK DECK READING ROOM PLAY ROOM GARAGE BACK YARD LIGHTWELL SUNKEN GARDEN DRIVEWAY SLOPE 2%10'-0"10'-6"10'-6"12'-8"11'-8"3'-6"3'-6"3'-6"2'-10" SECTION B Scale: 3/16" = 1'-0"B DASHED LINE INDICATES FRONT YARD SET BACK, THE PROPOSED DESIGN IS LOCATED AWAY FROM THE PROPERTY LINES TO PROVIDE PRIVACY AND LIGHT TO ALL NEIGHBORS THE BUILDING IS STEPPED INTO THE HILLSIDE INSTEAD OF ON TOP OF IT LARGE RETAINING WALLS ARE CONCEALED FROM PUBLIC VIEW Item 2 Packet Page 36 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 SECTIONS A5.2 FINISH GRADE AT DRIVEWAY 81.90' DRIVEWAY SLOPE 2% FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' SECOND FLOOR 106.08' BATHROOM 1 MASTER SUUITE BEDROOM 4 ACCESSORY DWELLING UNIT GARAGE STORAGE AREA 10'-6"10'-6"12'-8"11'-8"STAIRS6 3/4"DINNING AREA ACCESSORY DWELLING UNIT WALKIN CLOSET WITH LAUNDRY SECTION C Scale: 3/16" = 1'-0"C FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' FINISH GRADE AT DRIVEWAY 81.90' SECOND FLOOR 106.08' TV ROOM READING ROOM BACK YARD LIGHTWELL SUNKEN GARDEN BEYOND 10'-6"10'-6"11'-8"6'-0"10'-0"ENTRY 7 1/8"7 1/8"FINISH GRADE AT REAR PATIO 408.30'7 1/8"12'-8"DECK 3'-6"SECTION A Scale: 3/16" = 1'-0"A Item 2 Packet Page 37 D A T E I S S U E1141 ELLA STREETSAN LUIS OBISPO, CALIFORNIA 934012019.10.28 CLIENT REVIEW 2019.11.22 CLIENT REVIEW 2019.12.05 PLANNING SUBMITTAL 1 DESIGN BUILD Signed for Vellum Inc., In accordance with Ca. Bus. & Prof. Code, prior to approval, designer shall sign non-structural portion of plans. These drawings are instruments of service and are the property of Vellum Inc. All designs and other information on the drawings are for use on the specified project and shall not be used otherwise without the expressed written permission of Vellum Inc. © 2019 COPYRIGHT NOTICE VELLUM DESIGN BUILD 3590 BROAD STREET, SUITE 130 SAN LUIS OBISPO, CALIFORNIA 93401 VELLUMDESIGNBUILD.COM PHONE 805.784.0487 FAX 805.784.0488 2019.10.07 CLIENT REVIEW 2020.01.16 PLANNING SUBMITTAL 2 SECTIONS A5.3 FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' SECOND FLOOR 106.08' OFFICE 7'-7"11'-6"ENTRY GARAGE / WORKSHOP TV ROOM 10'-6"10'-6"COVERED DECK GREAT ROOM BEDROOM 1 MASTER SUITE LIVING ROOM ACCESSORY DWELLING UNIT DECK STAIRWELL STAIRWELL 10'-0"SECTION D Scale: 3/16" = 1'-0"D LIGHTWELL SECOND FLOOR 106.08' KITCHEN BEDROOM 3 BATHROOM 4 ACCESSORY DWELLING UNIT10'-6"10'-6"BEDROOM 2 CLOSET FIRST FLOOR 94.25' BASEMENT / GARAGE 83.00' ACCESSORY DWELLING UNIT BEDROOM 1 ACCESSORY DWELLING UNIT BEDROOM 2 SECTION E Scale: 3/16" = 1'-0"E Item 2 Packet Page 38 Item 2 Packet Page 39 Item 2 Packet Page 40 Item 2 Packet Page 41 Item 2 Packet Page 42 Item 2 Packet Page 43 Item 2 Packet Page 44 Item 2 Packet Page 45 Item 2 Packet Page 46 Item 2 Packet Page 47 Meeting Date: April 20, 2020 Item Number: 2 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a new three-story single-family residential structure, which includes a 3,439- square foot, four-bedroom home, a 967-square foot accessory dwelling unit, and a 1,031-square foot, four-car garage. The project is located on a flag lot, with an average slope of approximately 22%. The project also includes grading and paving for vehicle access and landscaping. The applicant is requesting exceptions from the Hillside Development Standards of the Zoning Regulations to allow portions of downhill building walls of 28 feet (stairwell) and 24 feet (right-side wall section) where 15 feet in height is the standard, and to allow retaining walls up to 12 feet in height where six feet is the standard. General Location: The 11,616-square foot project site is an existing flag lot parcel with direct access to Ella Street. The property is situated on the on north-west slope of Terrace Hill, with the adjacent property to the south designated as the Terrace Hill Open Space. All other adjacent properties, including the parcel below the flag lot, are developed with residential uses. Present Use: Vacant Flag Lot Zoning: Medium-Density Residential (R-2) General Plan: Medium-Density Residential Surrounding Uses: East: Single-Unit Dwelling, Detached West: Single-Unit Dwelling, Detached North: Single-Unit Dwelling, Detach South: Terrace Hill Open Space 2.0 PROPOSED DESIGN Architecture: Modern Design details: Rectilinear design with flat roof, balconies created by offsets in wall plains, use of recessed windows and glass as a prominent material, integrated light well providing egress, light, and ventilation. Materials: Stucco, glass windows and balcony walls, metal railings and window framing Colors: Charcoal grey (Black Fox), taupe (Moth Wing), and beige, with dark bronze on window framing FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner PROJECT ADDRESS: 1141 Ella Street FILE NUMBER: ARCH-0816-2019 APPLICANT: Didier and Beatrice Cop REPRESENTATIVE: TJ Esser, Vellum Design Build ____________________________________________________________________________________________________ For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org Figure 1: Subject Property Item 2 Packet Page 48 ARCH-0816-2019 1141 Ella Street Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Community Development Director. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The project must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG, specifically Chapter 7.2. Hillside Development. Staff has identified the discussion items below related to consistency with CDG Chapters 2 (General Design Principles), 5 (Residential Project Design), and 6 (Site Planning and Other Design Details). Figure 2: Project Rendering Highlighted Sections Discussion Items Chapter 7.2 – Hillside Development §7.2.A.3 – Placement of Structures The structure is located as close as possible to the street and in the most accessible portion of the site, while maintaining compliance with setback and driveway slope requirements, and is at the lowest feasible elevation, which minimizes the silhouette of the structure against the ridge of Terrace Hill. The ARC’s review of the project should take into consideration consistency with this subsection, and conformance to development standards such as setback. Item 2 Packet Page 49 ARCH-0816-2019 1141 Ella Street Page 3 §7.2.B.1 – Overall design The project design places the lower floor below existing grade, reducing the amount of structure that will be visible downhill, and the massing is broken up by offsets and recessed windows on downhill facing wall planes. The ARC should discuss whether the structure keeps a low profile and conforms to the natural slopes, emphasizes horizontal rather than vertical features and, overall, maintains as low a profile as feasible. §7.2.B.2 – Exterior wall surfaces The project provides small scaled elements, overhangs, and articulation to create shade and shadow to break up the overall form. The ARC should discuss if the project has applied these aspects effectively to break up building forms and achieve light and dark building surfaces that will blend with similar contrasts found in the surrounding vegetation, which consists primarily of seasonal grasses and mature trees along the east and west property lines. §7.2.B.4 – Colors and Materials The exterior colors of the project emphasize dark earth tones, such as grey and beige, as called for on north-facing slopes. The ARC should discuss whether the colors and materials help blend the structure with the natural appearance of the hillside, or if lighter colors would be more consistent with this guideline. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Setback 23.5 feet 20 feet Density (units/acre) 2 2 Maximum Height of Structures 28 feet 35 feet Max Building Coverage 22% 50% Total # Parking Spaces 4 3 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15303 (New Construction or Conversion of Small Structures) Zoning Regulations Exceptions The project includes requests for exceptions from the Hillside Development Standards (17.70.090) to allow portions of downhill building walls to exceed 15 feet in height and to allow retaining walls up to 12 feet in height. Exceptions to the hillside regulations can be supported, subject to specific findings as provided in this section. These findings can be made in part because: 1. The exception furthers the intent of the regulations, to protect scenic hillside areas and natural features, by keep the massing of the structure at a lower overall elevation. 2. The exception proposed a design solution that is equivalent for quality, effectiveness, durability, and safety, and, in the case of retaining needing exception, are either interior to the site and will not be easily seen for the public right-of-way and will facilitate requirements for light and egress. 3. The exception will not constitute a grant of special privilege because other properties in the area have similar design aspects. Item 2 Packet Page 50 ARCH-0816-2019 1141 Ella Street Page 4 6.0 ACTION 6.1 Recommend approval of the project. An action recommending approval of the application will be forwarded to the Community Development Director for final action. This action may include recommendations for conditions to address consistency with the Community Design Guidelines. 6.2 Continue the project. An action continuing the application should include direction to th e applicant and staff on pertinent issues, including identification of specific Community Design Guidelines. 6.3 Recommend denial the project. An action denying the application should include findings that cite the basis for the recommendation for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans Item 2 Packet Page 51 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, April 20, 2020 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, April 20, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Micah Smith, Christie Withers and Chair Allen Root Absent: Commissioner Mandi Pickens Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None End of Public Comment-- APPROVAL OF MINUTES 1.Consideration of Minutes of the Regular Architectural Review Commission Meeting s of March 2, 2020 and April 6, 2020. ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER BELLER, CARRIED 5-0-1 (Commissioner Pickens absent) to approve the minutes of the Regular Architectural Review Commission meeting of March 2, 2020. ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER DEMARTINI, CARRIED 5-0-1 (Commissioner Pickens absent) to approve the minutes of the Regular Architectural Review Commission meeting of April 6, 2020. Item 2 Packet Page 52 Minutes – Architectural Review Commission Meeting of April 20, 2020 Page 2 PUBLIC HEARINGS 2.Project Address: 1141 Ella; Case #: ARCH-0816-2019; Zone: R-2; Albert Linderman, owner; Didier & Beatrice Cop, applicant. Review of new three-story, 3,439-square foot single-family residence on a sloped lot. The single-family dwelling includes an attached four- car garage and a 967-square foot accessory dwelling unit. Project includes requested exceptions from the Hillside Development Standards of the Zoning Regulations to allow portions of downhill building walls to exceed 15 feet in height and to allow retaining walls up to 12 feet in height. This project is categorically exempt from environmental review (CEQA). Associate Planner Kyle Van Leeuwen presented the staff report and responded to Commissioner inquiries. Applicant representative, Thomas Esser and Paul Abbott, with Vellum Design Build and applicants Didier and Beatrice Cop responded to Commissioner inquiries. Public Comments: Steven Goschke End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER DEMARTINI, CARRIED 5-0-1 (Commission Pickens absent) to recommend that the Community Development Director approve the project as presented. COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 7:53 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, May 4, 2020 at 5:00 p.m. via teleconference. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 05/04/2020 Item 2 Packet Page 53 PLANNING COMMISSION AGENDA REPORT SUBJECT: General Plan Conformity Report for the acquisition of property adjacent to Los Osos Valley Road from the California Department of Transportation (Caltrans) to the City of San Luis Obispo (City). Property will continue to be used as roadway right-of-way. This property relinquishment by Caltrans is exempt from environmental review. PROJECT ADDRESS: Western edge of Los Osos BY: Shelsie Kloepper, Engineer III Valley Road at Calle Joaquin Phone Number: (805) 783-7735 Intersection E-mail: skloepper@slocity.org FILE NUMBER: GENP-0251-2020 FROM: Tyler Corey, Principal Planner RECOMMENDATION Adopt the attached Planning Commission Resolution (Attachment 1), which finds and reports to the City Council, that the proposed acquisition conforms to the General Plan. SITE DATA Applicant City of San Luis Obispo Representative Shelsie Kloepper, City of SLO Zoning N/A (Caltrans Right-of-way) General Plan N/A (Caltrans Right-of-way) Site Area ~24,120 square feet (Attachment 2) Environmental Status Exempt from CEQA under Section 15061(b)(3) because the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Meeting Date: June 24, 2020 Item Number: 3 Item 3 Packet Page 54 GENP-0251-2020 Page 2 SUMMARY 1.0 COMMISSION’S PURVIEW Section 65402 of the California Government Code requires the local agency make a finding of General Plan conformance whenever a governmental entity proposes to acquire or dispose of a property. The Planning Commission reviews the project for a determination of conformity with the General Plan and reports its findings to the City Council. 2.0 BACKGROUND The LOVR interchange project was a joint project between the City and Caltrans. Caltrans retained ownership of the right-of-way within the on and off ramps to Highway 101. There is one portion of Caltrans right-of-way that no longer is a part of the interchange infrastructure and is better suited for the City to own and maintain due to its location adjacent to City right-of-way and intersection with a local access road (Attachment 3). In 2004 the City requested relinquishment of this section of Caltrans right-of-way (Attachment 4), but the relinquishment was never completed. The request was due to the relocation of the southbound on-ramp outside of the property in question. Additionally, since the original request, Calle Joaquin Road was realigned and placed across the existing Caltrans right-of-way. Since local roads are not allowed to cross freeway right-of-way it is crucial for the City to acquire this property in order to keep access to the west end of Calle Joaquin Road. The property in question was surveyed by Caltrans in 2019 (Attachment 5) and will provide the City right-of-way for Calle Joaquin and all associated turn lanes. The right-of-way will transition from City to Caltrans at approximately the half-way point in the south bound on-ramp turn lane. This relinquishment will create a new Caltrans right-of-way limit that is consistent with the opposite side of the Los Osos Valley Road. 3.0 PROJECT INFORMATION The property in question is Caltrans right-of-way that was not needed for the Los Osos Valley Road and Highway 101 Interchange project completed in 2014. The proposed acquisition consists of approximately 24,120 square feet of land. The property currently contains City maintained landscaping, creek corridor, frontage improvements including curb, gutter, and sidewalk, as well as a portion of Calle Joaquin Road and associate turn lanes. The City is proposing to acquire this property from Caltrans for existing infrastructure in City right-of-way. The property in question is located within the City limits and will remain within the City limit line. No additional changes to the infrastructure are proposed with this acquisition. 4.0 PROJECT ANALYSIS The following excerpts are from applicable General Plan Land Use Element (LUE) and Circulation Element (CE) policies. Staff’s response to each policy as it relates to the proposed project may be found below the policy language. Land Use Element, Policy 2.2.4: Neighborhood Connections The City shall provide all areas with a pattern of streets, pedestrian network, bicycle facilities that promote neighborhood and community cohesiveness. There should be continuous sidewalks or paths of adequate width, connecting neighborhoods with each other and with public and commercial services and public open space to provide continuous pedestrian paths throughout the city. Item 3 Packet Page 55 GENP-0251-2020 Page 3 Connectivity to nearby community facilities (such as parks and schools), open space, and supporting commercial areas shall also be enhanced, but shall not be done in a method that would increase cut- through traffic. Staff Response: The proposed right-of-way will provide neighborhood cohesiveness between the commercial services available at the west end of Calle Joaquin Road to Los Osos Valley Road. The acquisition of land for the road and frontage improvements will provide a continuous path along Los Osos Valley Road for pedestrians and cyclists that is operated and maintained by the City without the need for encroachment permits and the oversight of Caltrans. Land Use Element, Policy 2.2.5: Neighborhood Open Links The City shall treat streets, sidewalks, and front setbacks as a continuous open link among all areas of the City and with all land uses. These features should be designed as amenities for light, air, social contact, and community identity. Staff Response: The proposed right-of-way will provide neighborhood cohesiveness by connecting City right-of-way through the Calle Joaquin Intersection including associated turn lanes. The proposed right-of-way will also connect the sidewalk along Los Osos Valley Road. Circulation Element, Policy 7.1.2: Street Networks The City shall manage to the extent feasible the street network so that the standards presented in Table 2 are not exceeded. This will require new development to mitigate the traffic impacts it causes or the City to limit development that affects streets where congestion levels may be exceeded. The standards may be met by strengthening alternative modes over the single occupant motor vehicle. Where feasible, roundabouts shall be the City’s preferred intersection control alternative due to the vehicle speed reduction, safety, and operational benefits of roundabouts. Staff Response: Acquisition of the property for right-of-way access complies with the CE direction to manage the street network by providing a connection through Calle Joaquin Road from the intersection of Los Osos Valley Road to the west end of the road. Circulation Element, Policy 7.1.3 Growth Management & Roadway Expansion The City shall manage the expansion of roadways to keep pace with only the level of increased vehicular traffic associated with development planned for in the Land Use Element and under the City’s growth management policies and regional transportation plans. Staff Response: The proposed right-of-way relinquishment will consolidate roadway ownership for Calle Joaquin as intended by the associated developments along Calle Joaquin and the responsibility of the City to manage the expansion of roadways. Summary Staff finds the acquisition of the right-of-way by the City to be in conformance with the General Plan. The proposed right-of-way will fulfill the City’s Land Use and Circulation Element policies for enhancing neighborhood connections, cohesiveness and improve traffic circulations by connecting Calle Joaquin Road with the intersection of Los Osos Valley Road. Item 3 Packet Page 56 GENP-0251-2020 Page 4 5.0 CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN This activity is presently allowed under the State and Local emergency orders associated with COVID-19. 6.0 ENVIRONMENTAL REVIEW Section 15061(b)(3) states a project is exempt from CEQA if the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The determination of General Plan conformity for the acquisition of land for City right-of-way is not subject to CEQA because the project will not have a significant effect on the environment since it is a policy review of whether land acquisition is consistent with the General Plan. Any future development related to the proposed right-of-way will be subject to environmental review as required under CEQA. 7.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including: Planning, Engineering, Transportation, and Natural Resources staff. Staff has not identified any unusual site conditions or circumstances that would require special conditions. 8.0 ALTERNATIVES 8.1 Continue the item. An action to continue the item should include a detailed list of additional information or analysis required to make a determination of General Plan conformity. 8.2 Deny the property acquisition. Deny the property acquisition based on findings of inconsistency with the General Plan, Zoning Regulations or other pertinent City policies or standards. Commission to provide specific findings for denial. Staff does not recommend this alternative because this property is essential to maintaining access to the west end of Calle Joaquin Road. 9.0 ATTACHMENTS 1. Draft Resolution 2. Property Acquisition Exhibit 3. Request Letter from California Department of Transportation 4. Request Letter from City of San Luis Obispo 5. Property Acquisition Survey Item 3 Packet Page 57 R ______ RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, DETERMINING GENERAL PLAN CONFORMANCE FOR THE ACQUISITION OF PROPERTY ADJACENT TO LOS OSOS VALLEY ROAD FROM THE CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS) TO THE CITY OF SAN LUIS OBISPO (CITY) WITH AN EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 24, 2020 (GENP-0251- 2020). WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 24, 2020, for the purpose of considering application GENP-0251-2020; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the Commission makes the following findings: 1. The acquisition of land for right-of-way will not harm the general health, safety, and welfare of people living or working in the vicinity because the proposed right -of-way is consistent with the General Plan and the existing neighborhood pattern. 2. The proposed project is consistent with General Plan Land Use Element policies 2.2.4. and 2.2.5 and Circulation Element policies 7.1.2 and 7.1.3, which encourages the enhancement of neighborhood connections, cohesiveness and improvements of traffic circulation. SECTION 2. Environmental Review. Section 15061(b)(3) states a project is exempt from CEQA if the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The determination of General Plan conformity for the acquisition of land for City right-of-way is not subject to CEQA because the project will not have a significant effect on the environment since it is a policy review of whether acquiring land is consistent with the General Plan. Any future development related to the proposed right-of-way will be subject to environmental review as required under CEQA. Item 3 Packet Page 58 Resolution No. _____ (2020 Series) Page 2 SECTION 3. Action. The Planning Commission does hereby determine General Plan Conformity of GENP-0251-2020. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2020. ____________________________________ Tyler Corey, Secretary Planning Commission Item 3 Packet Page 59 TextExisting AccessControl LineExisting AccessControl LineExisting AccessControl LineCity Limit LineCity ofSan Luis ObispoCounty ofSan Luis ObispoProposed Relinquishment AreaExisting State RW LineProposed State RW LineNew Access Control LineProposed State RW LineNo Access controlCaltrans to retain AccessControl Line within relinquished area.Calle JoaquinCounty RoadCalle JoaquinCity StreetL o s O s o s V a l e y R o a d C i t y S t r e e t L o s O s o s V a l e y R o a d C i t y S t r e e t £¤101Exhibit B - Aerial Imaged Relinquishment AreaItem 3Packet Page 60 “Provide a safe, sustainable, integrated and efficient transportation system to enhance California’s economy and livability” STATE OF CALIFORNIA------- CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM, Governor DEPARTMENT OF TRANSPORTATION 50 HIGUERA STREET SAN LUIS OBISPO, CA 9 3401-5415 PHONE (805) 549-3016 EMAIL paul.valadao@dot.ca.gov www.dot.ca.gov March 11, 2020 File: 05-SLO-101-PM 25.9 Relinquishment No. 11578 SHELLY STANWYCK (Attn: Matt Horn) Interim Director of Public Works City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Dear Ms. Stanwyck: California Department of Transportation (Caltrans) wishes to relinquish a portion of Los Osos Valley Road to the City of San Luis Obispo, as shown on the attached maps as Segment 1. This relinquishment is made in accordance with the terms of the attached letter from the City of San Luis Obispo Director of Public Works, dated June 10, 2004 whereby the City expressed intent to seek relinquishment of said Segment 1. Please review the proposed relinquishment. If the relinquishment is acceptable to the City, please provide; A Letter of Acceptance, to include similar language as the sample attached, and preferably containing a waiver of the 90-day notice of “Intention to Relinquish” requirement, signed by the City personnel authorized/delegated by the City Council to accept the relinquishment. Caltrans is planning to include this relinquishment in the May 2020 California Transportation Commission Meeting agenda. For convenience, City may respond to this offer by filling out the attached form. Please return the signed form or City resolution by March 26, 2020. If you have any questions, please call me at 805.549.3016 or email at paul.valadao@dot.ca.gov. Sincerely, Paul Valadao, P.E. Project Manager Enclosures Relinquishment Map SLO Public Works Letter dated June 10, 2004 Hazardous Waste Summary dated March 11, 2020 Sample Letter of Acceptance Item 3 Packet Page 61 Item 3 Packet Page 62 STATE OF CALIFORNIA CALIFORNIA STATE TRANSPORTATION AGENCY DISTRICT COUNTY ROUTE SHEET NO.TOTAL SHEETS 05 SLO 101 1 1 NOTES LEGEND DATEREVISIONSBYR/W PROJECT SURVEYOR: - - - - - - - - - - RIGHT OF WAY SHEET PM 25.9 (R) RELINQUISHMENT MAP of digital images of this map. shall not be responsible for the accuracy or completeness NOTE: The State of California or its officers or agents Access Superseded Access Prohibited monument set) point. (Does not imply Indicates calculated as noted Indicates Found Monument Indicates Radial Bearing Access Opening (Private) Existing R/W Superseded Portion to be relinquished Access Relinquished PROJECT ID: DEPARTMENT OF TRANSPORTATION CALIFORNIA STATE TRANSPORTATION AGENCY STATE OF CALIFORNIA DEL NORTE SISKIYOU MODOC HUMBOLDT TRINITY SHASTA LASSEN TEHAMA MENDOCINO GLENN BUTTE PLUMAS SIERRA NEVADA PLACERYUBACOLUSA LAKE YOLO NAPASONOMA EL DORADO MARIN AMADOR ALPINECALAVERASCONTRA COSTA TUOLUMNE MONO SANTA CLARA SANTA CRUZ STANISLAUS MARIPOSA MERCED MADERA FRESNO MONTEREY INYO TULARE KINGS OBISPO KERN SANTA BARBARA VENTURA LOS ANGELES SAN BERNARDINO RIVERSIDE IMPERIALSAN DIEGO ORANGE SOLANO ALAMEDA MENTOSACRA-JOAQU INSAN SAN BENITO SAN LUISSUTTERSAN FRANCISCO SAN MATEO LOCATION MAP FEET 0 25 50 100 150 PROFESSIONAL LAND SURVEYOR LS7674 Joseph L Bloom resolution. California Transportation Commission until recordation of related The State's rights are not extinguished State Highway Map Book 2 page 316 filed in San luis Obispo County according to the map 5-23A and 5-25; N 26^12'30" E, betweeen center line monuments center line bearing of US Route101 The basis of bearings for this map is the CITY OF SAN LUIS OBISPO Dec.31, 2020 L OS OSOSVALLEYROADCALLEJOAQUIN C ALL E JOAQUIN AUTOPARKWAYLOSOSOSROAD VALLEYTO LOS OSOSBridge No. 49-0185L Los Osos Valley Road Overcrossing CITY LIMIT CITY LIMITCreek Obispo Luis San Prefumo Creek REQUEST NO. 11787 RELINQUISHMENT TO DESIGN: EA(s): FA#:0H7300 05 0000 0082 CITY OF SAN LUIS OBISPO OF US ROUTE 101 IN THE RELINQUISHMENT OF A PORTION N26^12'30"E (R) Stamped "5-23A" Brass Disk in Concrete Station 663+79.22 Centerline Monument Stamped "5-25" Brass Disk in Concrete Station 683+99.90 Centerline Monument SEGMENT ONECITY LIMITCI TY LI MI T101 US 670 675 680 685 CITY OF SAN LUIS OBISPO TO SAN LUIS OBISPO TO SANTA MARIA 101US SEGMENT ONE DETAIL SEE DETAIL FEET 0 25 50 100 150 U.S. ROUTE 101 CENTER LINE 672+00 673+00 674+00 675+00 676+00 677+00 2020.68' (R) 671+38 488.26' Lt. SEGMENT ONE 671+38488.26'L OS OS OS VALLEY R OAD State Highway Map Book 2 page 316 R = San Luis Obispo County N0^57'52"E 177.34' '72.861 =L '006 =R "80'40^61 = N15^06'16"W 161.61' 563.90' Lt. 655.92' Lt. 672+98.41 674+38.62 762.60' Lt. 675+60 S23^41'30"E 50.00' 336.81' Lt. 673+32.95 1228 OR 707 Record e d 3 /6 /1963 P a r. 3 Re linqu ish me n t 1050 S 23^41'30"E 421.96' 10 0.59'N66^18'30"E 673+65.16 375.05' Lt. 672+14.88 672+61.44 462.39' Lt. 424.55' Lt. 673+48.36 533' Lt. N66^18'30"E 10 0.59' S 23^41'30"E 421.96' 50' 35'N65^51'22"E 99.84' N12^53'00"W 60' N12^53'00"W 112' 10/19/19 October 19, 2019 Nove mber 1967 14 5 7 OR 27 3 Cou nty to State Parcel 17 5 2 P.O.B.N63^47'30"WItem 3 Packet Page 63