MEMORANDUM

TO: ARCHITECTURAL REVIEW COMMITTEE

FROM: MATTHEW DOWNING, PLANNING MANAGER

SUBJECT: REVIEW OF LANDSCAPING, , AND FOR CONDITIONAL USE PERMIT 18-001

DATE: DECEMBER 19, 2018

SUMMARY OF ACTION: A recommendation to the Community Development Director on final landscape, lighting details, and architecture will allow for issuance of a permit for an accessory dwelling unit approved by Conditional Use Permit 18-001.

IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None.

RECOMMENDATION: It is recommended the Architectural Review Committee (ARC) review the final landscaping, lighting, and architecture for the approved conditional use permits and make a recommendation to the Community Development Director.

DISCUSSION: The City Council approved Conditional Use Permit 18-001 on June 12, 2018. In accordance with Condition of Approval #66, final landscape, lighting, and architecture are required to be reviewed by the ARC prior to building permit issuance.

Attachment: 1. Project plans

$77$&+0(17 AKALIN: ACCESSORY DWELLING UNIT (ADU) ARROYO GRANDE, CA

FIRE NOTES SHEET INDEX LOCATION STAMP

- FIRE RESISTIVE CONSTRUCTION IN WILDLAND URBAN TITLE/CODE INTERFACE AREAS. T1.0 TITLE SHEET T1.1 TITLE 24

A) A MINIMUM 100'-0" FUEL MODIFICATION ZONE IS REQUIRED CONTRACTOR T1.2 CAL GREEN MEASURES AROUND ALL STRUCTURES. IF 100'-0" FUEL MODIFICATION CANNOT BE PROVIDED AROUND PERIMETER OF ALL T1.3 GREEN CHECKLIST / RESIDENTIAL MEASU... STRUCTURES, ENHANCED REQUIREMENTS WILL APPLY. FUEL T2.0 CONDITIONS OF APPROVAL

MODIFICATION ZONE IS NOT ALLOWED TO CROSS PROPERTY CIVIL LINES OR ENCROACH INTO OPEN SPACE EASEMENTS IF LOT IS WALSHENGINEERING.NET (805) 319–4948 979 OSOS ST, SUITE F-4 SAN LUIS OBISPO, CA 93401 TOO SMALL FOR 100'-0" FUEL MODIFICATION ZONE, THEN CIVIL NOTE ON PLOT PLAN THAT ENTIRE LOT IS FUEL MODIFIED. C1.0 CIVIL NOTES B) IN COVERING WHERE THE PROFILE ALLOWS A SPACE C2.0 GRADING & DRAINAGE BETWEEN THE ROOF COVERING AND ROOF DECKING, THE C3.0 UTILITIES

SPACES AT THE EAVE ENDS SHALL BE CONSTRUCTED TO C4.0 SECTIONS & DETAILS STRUCTURAL PREVENT THE INTRUSION OF FLAMES AND EMBERS, BE FIRE- C4.1 SECTION & DETAILS STOPPED WITH APPROVED MATERIALS (E.G., NON- GENERAL NOTES PROJECT DIRECTORY PROJECT DATA EC1.0 EROSION & SEDIMENT CONTROL PLAN COMBUSTIBLE BIRDSTOP FOR CURVED TILE), OR HAVE ONE EC2.0 EROSION & SEDIMENT CONTROL DETAILS LAYER OF NO 72 ASTM CAP SHEET INSTALLED OVER THE COMBUSTIBLE DECKING. ARCHITECTURAL 1 - ALL WORK SHALL CONFORM TO: A.P.N.: 007-761-021 MECHANICAL OWNER: ARCHITECT: C) EXPOSED VALLEY FLASHINGS SHALL BE AT LEAST NO. 26- ISAMAN DESIGN, INC. A1.0 SITE PLAN (A) THE MINIMUM STANDARDS OF THE CALIFORNIA BUILDING PROJECT DESCRIPTION: GAUGE CORROSION-RESISTANT METAL INSTALLED OVER A MURAT & NANCY AKALIN 2420 BROAD STREET A1.1 ENLARGED SITE PLAN CODE AND ALL RELATED DOCUMENTS WHICH HAVE BEEN NEW 2 2 BATH ADU WITH ATTACHED 2-CAR MINIMUM 36"-WIDE UNDERLAYMENT CONSISTING OF ONE LAYER 1212 FLORA ROAD SAN LUIS OBISPO, CA 93401 A2.0 FIRST PLAN ADOPTED BY THE LOCAL GOVERNING AGENCIES. WITH A NEW ADDRESS OF 1210 FLORA ROAD. OF NO. 72 ASTM CAP SHEET RUNNING THE FULL LENGTH OF THE ARROYO GRANDE, CA CONTACT: BILL ISAMAN A3.0 FIRST FLOOR R.C.P.

VALLEY. LANDSCAPE (B) ALL REGULATIONS AND ORDINANCES OF ALL SITE STATISTICS: A4.0 ROOF PLAN PHONE: (760) 914-3232 PHONE: (805) 544-5672 LOCAL GOVERNING AGENCIES. PROJECT ADDRESS: A5.0 EXTERIOR ELEVATIONS D) ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO EMAIL: [email protected] FAX: (805) 544-5642 A5.1 EXTERIOR ELEVATIONS PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS. EMAIL: [email protected] (C) ANY SPECIAL CONDITIONS REQUIRED BY ALL 1210 / 1212 FLORA RD A6.0 SECTIONS LOCAL GOVERNING AGENCIES. ARROYO GRANDE, CA 93420 E) ALL VENTS (ROOF, , COMBUSTION-AIR, ETC.) GENERAL CONTRACTOR: STRUCTURAL ENGINEER: A6.1 SECTIONS SHALL RESIST THE INTRUSION OF FLAMES AND EMBERS OR NAME ASHLEY & VANCE A6.2 SECTIONS LOCAL GOVERNING AGENCIES. ZONING: SHALL BE SCREENED WITH CORROSION-RESISTANT, NON- ADDRESS 1413 MONTEREY STREET A7.0 FIRST FLOOR FINISH PLAN -CALIFORNIA RESIDENTIAL CODE2016 LOT AREA: ( 221,284.8SF) 5.08 ACRES COMBUSTIBLE WIRE MESH. THE SIZE OF THE OPENINGS IN THE ADDRESS CONTACT: NAME A7.1 INTERIOR ELEVATIONS -CALIFORNIA ELECTRIC CODE2016 BUILDABLE AREA: 3.55 ACRES MESH SHALL BE A MIN. OF 1/16" AND SHALL NOT EXCEED 1/8". CONTACT: -CALIFORNIA MECHANICAL CODE2016 PROPOSED FOOTPRINT (ALL STRUCT): 8,381 SF A8.0 SCHEDULE TURBINE VENTS SHALL BE EQUIPPED TO ALLOW PHONE: (805) 545-0010 -CALIFORNIA CODE2016 LOT COVERAGE (ALL STRUCTURES): 4 % A8.1 SCHEDULE ROTATION IN ONLY ONE DIRECTION. PHONE: (805) FAX: (805) XXX-XXXX -CALIFORNIA ENERGY CODE2016 A9.0 ARCHITECTURAL DETAILS -CAL GREEN BLDG STANDARDS CODE2016 EMAIL: EMAIL: [email protected] F) VENTS SHALL NOT BE INSTALLED IN EAVES, EAVE -CALIFORNIA TITLE 24 FLOOR AREA RATIO (FAR): OVERHANGS, SOFFITS, OR CORNICES. GABLE-END VENTS WILL TITLE 24 / THIRD PARTY VERIF: SOILS ENGINEER: FOR COUNTY STAMP -CALIFORNIA STATE ENERGY AND ACCESSIBILITY PARCEL'S OVER 12,000 SF = NO FAR MAX BE ALLOWED IF THE VENTS ARE LOCATED A MINIMUM OF 12" CARSTAIRS ENERGY PACIFIC COAST TESTING STRUCTURAL STANDARDS - EXISTING LIVING +/- 5000 SF BELOW THE LOWEST EAVE/RAKE PROJECTIONS. PO BOX 4736 440 HIGH STREET - EXISTING SHED +/- 550 SF S-1.1 STRUCTURAL TITLE SHEET 2 - ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED SAN LUIS OBISPO, CA 93403 SAN LUIS OBISPO, CA 93401 G) EAVES, SOFFITS, AND FASCIAS SHALL BE CONSTRUCTED AS - NEW LIVING 1784 SF S-1.2 STRUCTURAL SPECIFICATIONS ) FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY WITH CONTACT: TIMOTHY CARSTAIRS CONTACT: RICK ARMERO REQUIRED IN GUIDANCE DOCUMENT DPLU #198. - GARAGE 608 S-2.1 FOUNDATION PLAN EXISTING SITE CONDITIONS. ANY DISCREPANCIES AND - ROOFED 217 S-2.2 ROOF FRAMING PLAN UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK PHONE: (805) 904-9048 PHONE: (805) 543-8539 H) EXTERIOR , WINDOW , GLAZED , AND - ROOFED PORCH 222 DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT EMAIL: timmycarstairs.yahoo.com EMAIL: [email protected] S-3.1 STRUCTURAL DETAILS GLAZED OPENINGS WITHIN DOORS SHALL BE DUAL-GLAZED TOTAL COVERAGE 8381 SF OR 4% TO THE OWNER'S ATTENTION IMMEDIATELY. DO NOT PROCEED S-3.2 STRUCTURAL DETAILS ADU UNITS WITH A MINIMUM OF ONE TEMPERED PANE OR SHALL BE MECHANICAL ENGINEER: ( WITH THE WORK IN THE AREA OF DISCREPANCEIS UNTIL ALL SUCH BUILDING STATISTICS: GLASS BLOCK UNITS OR SHALL HAVE A FIRE-RESISTANCE BRUMMEL MECHANICAL ENGINEERS (BME) DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR GUEST (CONDITIONED): 1,784 SF RATING OF NOT LESS THAN 20 MINUTES. GLAZING FRAMES 444 HIGUERA STREET CHOOSES TO DO SO, HE/SHE SHALL BE PROCEEDING AT HIS/HER MECHANICAL / PLUMBING MADE OF VINYL SHALL HAVE WELDED CORNERS AND METAL SAN LUIS OBISPO, CA 93401 OWN RISK. TOTAL CONDITIONED: 1,784 SF REINFORCEMENT IN THE INTERLOCK AREA. PROVIDE NOTE ON CONTACT: KEITH BRUMMEL M1.0 MECHANICAL FLOOR PLAN ELEVATION SHEET AND WINDOW SCHEDULE. SPECIFY FRAME 3 - DIMENSIONS SHOWN SHALL TAKE PRECEDENCE OVER P1.0 PLUMBING FLOOR PLAN MATERIAL AND AN APPROVED MANUFACTURER OR PROVIDE A GARAGE 2-CAR (UNCONDITIONED) 608 SF DRAWING SCALE OR PROPORTION. LARGER SCALE DRAWINGS PHONE: (805) 543-6636 MANUFACTURERS' INFO DOCUMENTING COMPLIANCE. COVERED DECKS: 439 SF SHALL TAKE PRECEDENCE OVER SMALL SCALE DRAWINGS. EMAIL: [email protected] ACCESSORY

I) EXTERIOR DOORS SHALL BE OF APPROVED NON- OCCUPANCY GROUP: R-3 ELECTRICAL : 4 - ALL DIMENSIONS INDICATED ON THE PLANS ARE TO BE FIELD COMBUSTIBLE CONSTRUCTION OR OF SOLID-CORE WOOD NOT CONSTRUCTION TYPE: TYPE V-B VERIFIED BY CONTRACTOR. E1.0 FIRST FLOOR ELECTRICAL PLAN LESS THAN 1 3/8" THICK OR 20 MINUTE FIRE RATED. NUMBER OF STORIES: 1 FIRE SPRINKLERS REQ'D: YES 5 - CONTRACTOR IS TO BE RESPONSIBLE FOR BEING FAMILIAR TITLE SHEET J) PROJECTIONS SUCH AS DECKS, , , DEFERRED SUBMITTAL

WITH THESE DOCUMENTS INCLUDING ALL CONTRACT 1210 FLORA ROAD COVERS, TRELLISES, ETC., SHALL BE OF NON- REQUIREMENTS. COMBUSTIBLE MATERIAL OR ONE-HOUR FIRE-RESISTIVE MATERIAL OR APPROVED EXTERIOR FIRE-RETARDANT AGENCIES & UTILITIES VICINITY MAP

6 - MECHANICAL AND PLUMBING SYSTEMS TO BE DESIGN-BUILD. DWELLING UNIT TREATED WOOD OR MODIFIED HEAVY-TIMBER CONSTUCTION AKALIN CONSISTING OF ROOF FRAMING WITH MINIMUM 2X T&G DECKING, ARROYO GRANDE, CA 93420 7 - ALL GAS LINES TO BE PROBERLY SIZED AND SUBMITTED TO CITY OF ARROYO GRANDE: PG & E: 4X6 RAFTERS, 6X6 /POSTS AND/OR FLOOR COUNTY BUILDING DEPARTMENT FOR APPROVAL COMMUNITY DEVELOPMENT DPT 406 HIGUERA STREET FRAMING WITH MINIMUM 3X DECKING 4X10 OR 6X8 BEAMS, 4X8 300 EAST BRANCH STREET SAN LUIS OBISPO, CA93401 JOISTS, 6X6 COLUMNS/POSTS. 8 - PRE-CONSTRUCTION MEETING IS REQUIRED WITH THE ARROYO GRANDE, CA 93420 PROJECT SITE No.Revision Date 1212 FLORA ROAD INSPECTOR. CALL MIKE STOKER (805) 781-1543 PHONE: (800) 743-5000 ARROYO GRANDE, CA K) PAPER-FACED INSULATION IS PROHIBITED IN OR PHONE: (805) 473-5450 FAX: OTHER VENTILATED SPACES. 1 1ST SUBMITTAL 08/17/18 9 - EROSION AND SEDIMENT CONTROL BEST MANAGEMENT FAX: (805) 473-5458 EMAIL: PRACTICES MUST BE IN PLACE AND FUNCTIONAL PRIOR TO FIRST EMAIL: L) ANY PORTION OF A FENCE OR OTHER STRUCTURE WITHIN INSPECTION. NO INSPECTIONS CAN BE PERFORMED IF THEY ARE FIVE FEET OF THE BUILDING SHALL BE CONSTRUCTED OF NON- 2 2ND SUBMITTAL 11/09/18 NOT IN PLACE OR HAVE FAILED TO PROVIDE EROSION CONTROL. FLORA RD COMBUSTIBLE MATERIAL OR APPROVED EXTERIOR FIRE- E BRANCH ST FAILURE TO MAINTAIN EROSION CONTROL WILL CAUSE CITY OF ARROYO GRANDE: CITY OF ARROYO GRANDE RETARDANT WOOD OR MATERIAL THAT MEETS THE SAME INSPECTIONS TO BE DELAYED UNTIL EROSION CONTROL FIVE CITIES FIRE AUTHORITY PUBLIC WORKS FIRE-RESISTIVE STANDARDS AS THE EXTERIOR WALLS OF THE MEASURES ARE FUNCTIONAL. 140 TRAFFIC WAY 1375 ASH STREET BUILDING. CONTACT xxxx @ (xxx)xxx-xxxx FOR ANY QUESTIONS OR ISSUES ARROYO GRANDE, CA 93420 ARROYO GRANDE, CA 93420

WITH THE EROSION AND SEDIMENT CONTROL PLAN BRANCH PHONE: (805) 473-5490 PHONE: (805) 473-5460 E CHERRY AVE MILL RD 10 - NOISE RESULTING FROM CONSTRUCTION AND OPERATIONAL FAX: (805) 489-0348 FAX: (805) 473-5462 ACTIVITIES SHALL CONFORM TO THE STANDARDS SET FORTH IN EMAIL: EMAIL: N CHAPTER 9.16 OF MUNICIPAL CODE. CONSTRUCITON ACTIVITIES Date: US SHALL BE RESTRICTED TO THE HOURS OF 7 AM & 5 PM MONDAY 101 THROUGH FRIDAY. NO CONSTRUCTION SHALL OCCUR ON SATURDAY OR SUNDAY. NOVEMBER 9, 2018 Sheet T1.0 VICINITY MAP STAMP LOCATION CONTRACTOR CIVIL STRUCTURAL MECHANICAL FF 176.10 LANDSCAPE

FOR COUNTY STAMP

GENERAL LEGEND GRADING KEY NOTES:

No.Revision Date

GRADING LEGEND GRADING GENERAL NOTES:

0 10' 20'

SCALE: 1" = 10' Date:

STORM DRAIN LEGEND: Sheet GENERAL NOTES

A - THE GENERAL CONTRACTOR IS RESPONSIBLE TO VERIFY LOT LINES, PRIOR TO FOUNDATION INSPECTION, THE LOT CORNERS SHALL BE STAKED AND SETBACKS MARKED BY A LICENSED SURVEYOR. B - REVISIONS REQUIRED BY UNFORESEEN SITE CONDITIONS SHALL BE APPROVED BY THE OWNER PRIOR TO EXECUTION. C - PERFORM GRADING IN ACCORDANCE WITH THE REQUIREMENT OF THE LOCAL GOVERNING AGENCY'S

30'-0" ORDINANCE. D - IF CLEARING OCCURS DURING RAINY SEASON, NOVEMBER 1ST THROUGH MARCH 30TH, AN EROSION CONTROL PLAN MY BE REQUIRED TO BE SUBMITTED AND APPROVED BY 164 THE CITY ENGINEER AND SHALL INCLUDE ANY NECESSARY 165 BONDS OR OTHER ASSURANCES. 166 E - MINIMUM SLOPES ADJACENT TO BUILDING: 5% FOR 10 167 (TEN) FEET ADJACENT TO AND ALL SUBFLOOR 168 AREAS BELOW EXTERIOR DECKS. IMPERVIOUS AREAS: D 169 170 2%. SLOPES 162 F - CONCRETE COMPRESSIVE STRENGTH SHALL BE 2,500 163 171 PSI AT 28 DAYS, PER UBC SECTIONS 1923.1 & 1923.3 164 172 165 G - PROVIDE PLANTING TO PROTECT DISTURBED UNPAVED LOCATION STAMP 166 173 SURFACES FROM EROSION. PROVIDE TEMPORARY 167 174 EXISTING SHED 168 EROSION CONTROL DURING CONSTRUCTION. 175 169 H - NO GAS PIPING SHALL BE INSTALLED IN OR ON THE 170 176 171 GROUND, UNDER ANY BUILDING OR STRUCTURE. ALL 172 EXPOSED GAS PIPING SHALL BE KEPT AT LEAST SIX 30'-0" 173 INCHES ABOVE GRADE OR STRUCTURE, PER UPC SECTION

174 1211.0 CONTRACTOR 175 J - ALL ELECTRICAL, TELECOMMUNICATION AND OTHER UTLITIES SHALL BE INSTALLED UNDERGROUND IN AN APPROVED METHOD OF CONSTRUCTION. K - REFER TO ELECTRICAL SHEETS FOR HOSE BIBBS AND EXISTING FENCE CIVIL WATER & GAS STUB OUTS FOR EXTERIOR BBQ AREA. WALSHENGINEERING.NET (805) 319–4948 979 OSOS ST, SUITE F-4 SAN LUIS OBISPO, CA 93401 176 L - ANY PORTION OF A FENCE OR OTHER STRUCTURE WITHIN FIVE FEET OF THE BUILDING SHALL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIAL OR APPROVED EXTERIOR FIRE-RETARDANT WOOD OR MATERIAL THAT MEETS THE EXISTING SAME FIRE-RESISTIVE STANDARDS AS THE EXTERIOR HOUSE MAIN WALLS OF THE BUILDING. STRUCTURAL LOCATION M - DEVELOPMENT SHALL COMPLY WITH DEVELOPMENT CODE SECTIONS 16.48.070 "FENCES, WALLS AND HEDGES," 16.48.120, "PERFORMANCE STANDARDS", AND 16.48.130 "SCREENING REQUIREMENTS." 176 MECHANICAL EXISTING DRIVEWAY 176 LANDSCAPE

EXISTING FENCE ALONG PROPERTY LINE KEYNOTES

101 - PROPERTY LINE 102 - BUILDING SETBACK 103 - NEW DRIVEWAY 176 104 - NEW FENCE 105 - 106 - FLAGSTONE PATHWAY 107 - IN GROUND PLANTER AREA(S) 108 - NEW 20-FOOT WIDE ALL WEATHER FIRE ACCESS 102 FOR COUNTY STAMP

30'-0" 104

122'-3" )

175 ADU ( 101 103 40'-0" 175 108 PROPOSED GUEST HOUSE LOCATION

102 ACCESSORY :

53'-0" SITE PLAN END OF CITY 174

174 MAINTAINED 173

172

171 STREET 170 1210 FLORA ROAD .

ST VICINITY MAP DWELLING UNIT AKALIN ARROYO GRANDE, CA 93420

FLORA

PROJECT SITE No.Revision Date 1212 FLORA ROAD ARROYO GRANDE, CA 1 1ST SUBMITTAL 08/17/18

RD

ST 2 2ND SUBMITTAL 11/09/18 174 30'-0" E BRANCH FLORA

RD BRANCH CHERRY AVE E MILL

N Date: US 101 NOVEMBER 9, 2018 Sheet N SITE PLAN 1 1" = 40' A1.0 GENERAL NOTES

A - THE GENERAL CONTRACTOR IS RESPONSIBLE TO VERIFY LOT LINES, PRIOR TO FOUNDATION INSPECTION, THE LOT CORNERS SHALL BE STAKED AND SETBACKS MARKED BY A LICENSED SURVEYOR. B - REVISIONS REQUIRED BY UNFORESEEN SITE CONDITIONS SHALL BE APPROVED BY THE OWNER PRIOR TO EXECUTION. C - PERFORM GRADING IN ACCORDANCE WITH THE REQUIREMENT OF THE LOCAL GOVERNING AGENCY'S ORDINANCE. D - IF CLEARING OCCURS DURING RAINY SEASON, NOVEMBER 1ST THROUGH MARCH 30TH, AN EROSION CONTROL PLAN MY BE REQUIRED TO BE SUBMITTED AND APPROVED BY THE CITY ENGINEER AND SHALL INCLUDE ANY NECESSARY BONDS OR OTHER ASSURANCES. E - MINIMUM SLOPES ADJACENT TO BUILDING: 5% FOR 10 (TEN) FEET ADJACENT TO BUILDINGS AND ALL SUBFLOOR AREAS BELOW EXTERIOR DECKS. IMPERVIOUS AREAS: 104 2%. SLOPES F - CONCRETE COMPRESSIVE STRENGTH SHALL BE 2,500 PSI AT 28 DAYS, PER UBC SECTIONS 1923.1 & 1923.3

G - PROVIDE PLANTING TO PROTECT DISTURBED UNPAVED LOCATION STAMP SURFACES FROM EROSION. PROVIDE TEMPORARY EROSION CONTROL DURING CONSTRUCTION. H - NO GAS PIPING SHALL BE INSTALLED IN OR ON THE GROUND, UNDER ANY BUILDING OR STRUCTURE. ALL EXPOSED GAS PIPING SHALL BE KEPT AT LEAST SIX 102 INCHES ABOVE GRADE OR STRUCTURE, PER UPC SECTION 24

1211.0 CONTRACTOR 101 A9.0 J - ALL ELECTRICAL, TELECOMMUNICATION AND OTHER UTLITIES SHALL BE INSTALLED UNDERGROUND IN AN APPROVED METHOD OF CONSTRUCTION. K - REFER TO ELECTRICAL SHEETS FOR HOSE BIBBS AND CIVIL WATER & GAS STUB OUTS FOR EXTERIOR BBQ AREA. WALSHENGINEERING.NET (805) 319–4948 979 OSOS ST, SUITE F-4 SAN LUIS OBISPO, CA 93401 L - ANY PORTION OF A FENCE OR OTHER STRUCTURE WITHIN FIVE FEET OF THE BUILDING SHALL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIAL OR APPROVED EXTERIOR FIRE-RETARDANT WOOD OR MATERIAL THAT MEETS THE SAME FIRE-RESISTIVE STANDARDS AS THE EXTERIOR 30'-0"

WALLS OF THE BUILDING. STRUCTURAL M - DEVELOPMENT SHALL COMPLY WITH DEVELOPMENT CODE SECTIONS 16.48.070 "FENCES, WALLS AND 10'-7" SLOPE 1.7% 10'-7" HEDGES," 16.48.120, "PERFORMANCE STANDARDS", AND 16.48.130 "SCREENING REQUIREMENTS."

106 MECHANICAL

107

SLOPE LANDSCAPE 1.5%

17'-11" 175 20'-7" KEYNOTES 105

40'-0" 101 - PROPERTY LINE 102 - BUILDING SETBACK 103 - NEW DRIVEWAY 104 - NEW FENCE 105 - GATE SLOPE 106 - FLAGSTONE PATHWAY PROPOSED 108 1.5% 107 - IN GROUND PLANTER AREA(S) GUEST HOUSE 108 - NEW 20-FOOT WIDE ALL WEATHER FIRE ACCESS LOCATION FOR COUNTY STAMP 15'-5" 103 ) ADU ( ACCESSORY : 1210 FLORA ROAD VICINITY MAP DWELLING UNIT 53'-0" AKALIN ENLARGED SITE PLAN ARROYO GRANDE, CA 93420

PROJECT SITE No.Revision Date 1212 FLORA ROAD ARROYO GRANDE, CA 14 1 1ST SUBMITTAL 08/17/18 A9.0 RD

174 2 2ND SUBMITTAL 11/09/18 E BRANCH ST FLORA

173

172

171 RD BRANCH CHERRY AVE E MILL

N Date: US 170 101 NOVEMBER 9, 2018 Sheet N SITE PLAN ENLARGED 1 1/8" = 1'-0" A1.1 GENERAL NOTES

A - SEE STRUCTURAL PLANS FOR ADDITIONAL STRUCTURAL INFO. B - ALL DIMENSIONS ARE TO FRAMING NOT FINISH . C - ALL GYP. BOARD AT INTERIOR WALLS TO BE 5/8". D - SAFETY GLAZING SHALL BE IN CONFORMANCE WITH THE 1 2 1 APPLICABLE CBC CHAPTER IN THE FOLLOWING AREAS: 2 A6.1 A5.0 A6.2 - GLAZING WITHIN 24" OF DOORS A6.0 - GLAZING IN ANY PORTIONS OF TUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 1 2 3 4 6 8 9 60 INCHES ABOVE A STANDING SURFACE AND DRAIN INLET. - GLAZING IN STAIR LANDINGS AND WINTHIN 5'-0" OF THE 64'-10" BOTTOM AND TOP OF THE STAIRWAY. E - ALL EXTERIOR WALLS TO BE INSULATED PER T-24 7'-21/2" 6'-9" 16'-5" 34'-51/2" F - ALL INTERIOR PAINT, PLASTER FINISHES TO BE LOW OR NO VOC. 7'-21/2" 6'-9" 11'-6" 4'-11" 34'-51/2" G - ALL CABINETS, TRIM, AND INTERIOR FINISHES TO BE OWNER SELECTED. 1/2" 2'-8 H - MIN. 5/8" TYPE "X" GYPSUM BOARD APPLIED ON THE 7'-21/2" 3'-41/2" 3'-41/2" 8'-3" 3'-3" 2'-21/2" 6'-7" 10'-73/4" 10'-73/4" 6'-7" 10'-7" GARAGE OR SIDE WITH HABITABLE LOCATED ABOVE WITH MIN. 1/2" GYPSUM BOARD ON WALLS SUPPORTING SUCH / (INCLUDING STRUCTURAL MEMBERS SUPPORTING THE UPPER FLOOR,

A A , POST AND BEAM) PER CRC TABLE R302.6 LOCATION STAMP 1/2" GYPSUM BOARD REQUIRED ON THE GARAGE SIDE SEPARATING DWELLING AND ATTIC AREA FROM THE 102 103 104 GARAGE PER CRC TABLE 302.6 4'-1" 4'-1" J - FIRE STOPS TO BE INSTALLED IN THE FOLLOWING PLACES: - IN CONCEALED SPACES OF STUD WALLS INCLUDING 109 101 ENTRY FURRED SPACES AT CEILING AND FLOOR LEVELS AND AT

10 FOOT INTERVALS ALONG THE WALL LENGTH. CONTRACTOR - IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, , AND SIMILAR OPENINGS WHICH AFFORD GREAT PASSAGE OF FIRE BETWEEN FLOOR LEVELS AND FLOOR TO CEILING OR ATTICS. CIVIL 1/2" 202 K - ALL SOLID FUEL BURNING APPLIACNES MAY BE INSTALLED WALSHENGINEERING.NET (805) 319–4948 979 OSOS ST, SUITE F-4 SAN LUIS OBISPO, CA 93401 COVR'D ONLY IF "EPA" CERTIFIED AS REQUIRED BY THE AIR 1/2" 9'-3 201 PATIO POLLUTION CONTROL BOARD. EXCEPTION B APPROVED COVERED 1/2" 2 F.P. 2 GAS APPLIANCES; EXTERIOR FIRE PLACES STANDING 5'- DW FRONT 12'-9" ALONE AS GARDEN & BBQ APPLIANCES 20'-5 A6.2 205 20'-11" A6.2 PORCH 219 L - CONTRACTOR TO PROVIDE BID THAT INCLUDES

ALLOWANCE FOR ALL PLUMBING FIXTURES & RELATED STRUCTURAL 101 204 ITEMS 1'-8" M - ALL GAS LINES TO BE PROPERLY SIZED AND SUBMITTED 203 TO CITY OF ARROYO GRANDE BUILDING DEPARTMENT FOR APPROVAL. SEE GAS CALCS & MECHANICAL SHEETS 2 206 2 A6.1 207 A6.1 FORE MORE INFO.

105 MECHANICAL 6'-1" 221 N - MIN. NO.26 GAGE SHEET STEEL (0.019") WITH NO OPENINGS 220 103 1/2" INTO THE GARAGE FOR DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS THAT SEPARATE 102 R 117 THE DWELLING FROM THE GARAGE. CRC R302.5.2 F RG 4'-1" F

37'-2 O - ALL HOT WATER LINES TO BE INSULATED. G G

P - PAPER-FACED INSULATION IS PROHIBITED IN ATTICS OR LANDSCAPE OTHER VENTILATED SPACES. 109 1'-0" CD W Q - CLASS 1 (A) VAPOR BARRIER UNDERLAYMENT TO BE 118 INSTALLED BELOW ALL SLAB ON GRADE CONDITIONS & AT GRADE FOR ALL RAISED FOUNDATION CONDITIONS. 1 A5.0 204 218 217 VAPOR BARRIER TO BE INSTALLED PER MANUF. 1/2" 110 MUD ROOM 111 INSTALLATION RECOMMENDATIONS. 4'-51/2" 8'-0" 7'-10" 50'-5

GENERAL NOTE 'H' 11'-6" 209 212

APPLIES TO GARAGE MASTER 1/2" 1 106 A5.1 STOR. 6'-11" SUITE 6" 16'-3 MORNING KEYNOTES FOR COUNTY STAMP PATIO 1 1 108 A6.0 2-CAR GARAGE A6.0 STOR. 210 211 1/2" 201 - 24" BASE WITH COUNTERTOP 36" A.F.F. OWNER 23'-0" SELECTED BY LOCATION ) 6'-3" 116

BATH II 112 8'-5 202 - 12" UPPER CABINET @ 18" ABOVE COUNTER, OWNER 113 1/2" SLOPE SELECTED BY LOCATION 214 216 1% 203 - KITCHEN ISLAND BASE CAB/COUNTERTOP 36" A.F.F. 212 5'-4 204 - SINK, OWNER SELECTED BY LOCATION

205 - DISHWASHER, OWNER SELECTED ADU 115 206 - BUILT-IN MICROWAVE, OWNER SELECTED ( 212 L 207 - TRASH DRAWER 11'-6" 119 209 - BUILT-IN FULL HEIGHT CABINET, OWNER SELECTED 1/2" 209 201 210 - , OWNER SELECTED 4'-6"

STOR. 211 - VANITY CABINET W/ COUNTERTOP & SINK, OWNER 7'-5 120 1/2" SELECTED BY LOCATION 108 114 212 - BUILT-IN SHELVING/STORAGE/COUNTEROP, OWNER 107 BED II 4'-0" 8'-0"

8'-4 SELECTED BY LOCATION

216 ACCESSORY 216 1/2" 214 - WALK IN TILE SHOWER WITH BENCH, RECESS SLAB FOR H H : DRAIN 211

13'-3" 216 - PROVIDE SHELF AND ROD, MINIMUM

104 3'-10 217 - CLOTHES WASHER, OWNER SELECTED 218 - CLOTHES DRYER, OWNER SELECTED 1/2" 5'-0"

219 - (36" MAJESTIC MARQUIS - KHLDV400PTSC) 1210 FLORA ROAD

MASTER 107 1/2"

7'-0" 220 - 36" RANGE WITH HOOD ABOVE 210 2'-1 BATH 121 J J 221 - REFRIGERATOR/FREESER COMBO, OWNER SELECTED FIRST FLOOR PLAN DWELLING UNIT AKALIN

214 4'-10 2'-9" 105 ARROYO GRANDE, CA 93420 K 2'-0" K

106 No.Revision Date 10'-61/2" 11'-1/2" 8'-91/2" 7'-91/4" 5'-91/4" 2'-0" 9'-51/2" 9'-51/2"

1 1ST SUBMITTAL 08/17/18 30'-41/2" 13'-61/2" 2'-0" 18'-11"

1/2" 1/2" 30'-4 15'-6 18'-11" 2 2ND SUBMITTAL 11/09/18

64'-10"

1 2 3 4 6 8 9 2 2 A6.0 A5.1 1 1 A6.1 A6.2 Date:

NOVEMBER 9, 2018 Sheet N FLOOR PLAN 1 1/4" = 1'-0" A2.0 GENERAL NOTES

A - REFER TO FLOOR PLANS FOR ADDITIONAL INFORMATION. B - SEE STRUCTURAL PLANS FOR ADDITIONAL STRUCTURAL INFO. C - SEE CIVIL PLANS FOR ADJACENT GRADE INFORMATION. A B C D E F G H J K D - SEE SITE PLANS AND/OR LANDSCAPE PLANS FOR PLANTER LOCATIONS E - SEE DOOR AND WINDOW SCHEDULE FOR TYPES AND 8 7 2 5 1 6 4 3 SIZES. A B C A A A A A F - APPROVED BUILDING ADDRESS NUMBERING SHALL BE PLACED UPON STRUCTURE AS REQUIRED BY ORDINANCE. THE INDIVIDUAL NUMBERS SHALL CONSTRAST WITH THEIR BACKGROUND AND BE AT LEAST 6" IN HEIGHT AND 1/2" IN STROKE IN ALL AREAS ZONED RESIDENTIAL. 20'-8" RIDGE 20'-8" RIDGE HEIGHT G - WEEP SCREED TO FOLLOW LINE OF FINISH GRADE PER 19'-11" DORMER DETAIL ON SHEET A9.0 H - VERIFY ALL FINISH FLOOR HEIGHTS PER CIVIL.

17'-7" HD. HT.

16'-2" RIDGE HEIGHT STAMP LOCATION STAMP

COLORS & MATERIALS

10'-0" T.P. 10'-0" T.P. CONTRACTOR 3 MATERIAL C COLOR 8'-0" HEAD HT. 8'-0" HEAD HT.

MATERIAL LEGEND CIVIL WALSHENGINEERING.NET (805) 319–4948 979 OSOS ST, SUITE F-4 SAN LUIS OBISPO, CA 93401 1 PAINTED BOARD & BATTEN SIDING

2 STANDING SEAM METAL ROOF

3 PAINTED WOOD BEAMS/RAFTERS STRUCTURAL 4 PAINTED TRIM (WINDOWS & DOORS) & CORNER & BASE 0" F.F. 0" F.F. 5 PAINTED WOOD POSTS

6 GABLE END VENTS MECHANICAL

7 50 YR. DESIGNER COMP SHINGLE ROOF (CERTAINTEED)

8 DOOR AND WINDOW FRAME LANDSCAPE COLOR LEGEND

FRONT ELEVATION A DUNN EDWARDS COOL DECEMBER DFW383 1/4" = 1'-0" 1 B CERTAINTEED GEORGETOWN GRAY

C MCELROY CHARCOAL

FOR COUNTY STAMP

9 8 7 6 5 4 3 2 1 )

6 2 1 8 7 5 4 3 A C A A B A A A ADU (

20'-7" RIDGE 19'-11" DORMER

17'-4" RIDGE HEIGHT ACCESSORY :

12'-5" HD. HT. 1210 FLORA ROAD DWELLING UNIT AKALIN

10'-0" T.P. ARROYO GRANDE, CA 93420 EXTERIOR ELEVATIONS

8'-0" HEAD HT. 8'-0" HEAD HT. No.Revision Date

1 1ST SUBMITTAL 08/17/18

2 2ND SUBMITTAL 11/09/18

0" F.F. 0" F.F.

Date:

NOVEMBER 9, 2018 Sheet BACK ELEVATION 2 1/4" = 1'-0" A5.0 GENERAL NOTES

A - REFER TO FLOOR PLANS FOR ADDITIONAL INFORMATION. B - SEE STRUCTURAL PLANS FOR ADDITIONAL STRUCTURAL INFO. C - SEE CIVIL PLANS FOR ADJACENT GRADE INFORMATION. D - SEE SITE PLANS AND/OR LANDSCAPE PLANS FOR PLANTER LOCATIONS K J H G F E D C B A E - SEE DOOR AND WINDOW SCHEDULE FOR TYPES AND 8 7 4 5 2 1 3 SIZES. A B A A C A A F - APPROVED BUILDING ADDRESS NUMBERING SHALL BE PLACED UPON STRUCTURE AS REQUIRED BY ORDINANCE. THE INDIVIDUAL NUMBERS SHALL CONSTRAST WITH THEIR BACKGROUND AND BE AT LEAST 6" IN HEIGHT AND 1/2" IN STROKE IN ALL AREAS ZONED RESIDENTIAL. 20'-8" RIDGE HEIGHT 20'-8" RIDGE G - WEEP SCREED TO FOLLOW LINE OF FINISH GRADE PER 19'-11" DORMER DETAIL ON SHEET A9.0 H - VERIFY ALL FINISH FLOOR HEIGHTS PER CIVIL.

17'-7" HD. HT.

16'-2" RIDGE HEIGHT STAMP LOCATION STAMP

COLORS & MATERIALS

10'-0" T.P. CONTRACTOR 3 MATERIAL C COLOR 8'-0" HEAD HT. 8'-0" HEAD HT.

MATERIAL LEGEND CIVIL WALSHENGINEERING.NET (805) 319–4948 979 OSOS ST, SUITE F-4 SAN LUIS OBISPO, CA 93401 1 PAINTED BOARD & BATTEN SIDING

2 STANDING SEAM METAL ROOF

3 PAINTED WOOD BEAMS/RAFTERS STRUCTURAL 4 PAINTED TRIM (WINDOWS & DOORS) & CORNER & BASE 0" F.F. 0" F.F. 5 PAINTED WOOD POSTS

6 GABLE END VENTS MECHANICAL

7 50 YR. DESIGNER COMP SHINGLE ROOF (CERTAINTEED)

8 DOOR AND WINDOW FRAME LANDSCAPE COLOR LEGEND

EAST ELEVATION A DUNN EDWARDS COOL DECEMBER DFW383 1/4" = 1'-0" 1 B CERTAINTEED GEORGETOWN GRAY

C MCELROY CHARCOAL

FOR COUNTY STAMP

1 2 3 4 5 6 7 8 9 )

7 8 3 4 1 6 2 5 B A A A A A C A ADU (

20'-7" RIDGE 19'-11" DORMER

17'-4" RIDGE HEIGHT ACCESSORY

16'-2" RIDGE : 1210 FLORA ROAD DWELLING UNIT AKALIN

10'-0" T.P. ARROYO GRANDE, CA 93420 EXTERIOR ELEVATIONS

8'-0" HEAD HT. 8'-0" HEAD HT. No.Revision Date

1 1ST SUBMITTAL 08/17/18

4'-2"FIREPLACE 2 2ND SUBMITTAL 11/09/18

0" F.F. 0" F.F.

Date:

NOVEMBER 9, 2018 Sheet SOUTH ELEVATION 2 1/4" = 1'-0" A5.1