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PC R 16-2256RESOLUTION NO. 16-2256 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE DENYING APPEAL CASE NO. 16-003 AND APPROVING PLOT PLAN REVIEW 15-013; LOCATED AT 159 BRISCO ROAD; APPLIED FOR BY JOYCE BAKER; APPEALED BY LAUREL WORTHINGTON WHEREAS, on September 8, 2015, the applicant submitted an application for Plot Plan Review 15-013 for demolition of an existing residence and construction bf two (2) new two- story duplexes at 159 Brisco Road; and WHEREAS, the Architectural Review Committee recommended approval of Plot Plan Review 15-013 on February 1, 2016; and WHEREAS, on, the applicant submitted revised designs for the project on May 6, 2016 in substantial conformance with plans recommended for approval by the Architectural Review Committee; and WHERAS, the Community Development Director approved Plot Plan Review 15-013 on May 12, 2016; and WHEREAS, an appeal of the Community Development Director's decision was filed on May 20, 2016; and WHEREAS, the Planning Commission has reviewed the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has determined that the project is exempt per Section 15303(b) of the CEQA Guidelines regarding construction of duplexes or similar multi -family residential structures; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on June 21, 2016; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, that the following circumstances exist and findings can be made: RESOLUTION NO. 16-2255 PAGE 2 FINDINGS FOR APPROVAL — PLOT PLAN. REVIEW The proposed project is consistent with the goals, objectives, policies and programs of the Arroyo Grande General Plan; Residential projects of up to four dwelling units in the MFA zoning district are permitted with approval of a Minor Use Permit — Plot Plan Review. Approval of B Minor Use Permit -Plot Plan Review certifies that the land use or development will satisfy all applicable provisions of the Municipal Code and allows the Community Development Director to develop reasonable conditions to ensure compliance. The project site is designated for Multi -Family High Density Residential Development. LU3-3 of the Arroyo Grande General Plan Land Use Element defines the Multi - Family High Density area as an area designed to accommodate the development of apartment buildings as well as condominium and townhouses. The project, as recommended by the ARC, is consistent with the General Plan. 2. The proposed project conforms to applicable performance standards and will not be detrimental to the public health, safety or general welfare; The Municipal Code mandates performance standards to ensure the public health, safety or general welfare. The proposed duplexes meet the requirements of the Municipal Code. Conditions of approval developed for this project ensure compliance with the Municipal Code and the protection of public health, safety or general welfare. 3. The physical location or placement of the use on the site is compatible with the surrounding neighborhood. The subject property is located within an established residential area in the MFA zoning district. This district is intended as an area for development of single- family attached and multifamily attached residential dwelling units in high densities. The duplexes will be located in an established multi -family residential neighborhood that is compatible with the intent of the MFA zoning district. Following a recommendation for approval from the ARC, the applicant elected to further modify designs in order to lessen impacts on the neighboring property, including removal of an exterior deck in order to preserve view lines for neighboring residences. Updated designs remain in substantial conformance with plan sets recommended by the ARC and are compatible with the surrounding neighborhood. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby denies Appeal Case No. 16-003 and approves Plot Plan Review 15-013 as set forth, in Exhibit "B", attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. RESOLUTION NO. 16-2256 PAGE 3 On motion by Commissioner Martin, seconded by Commissioner Mack, 'and by the following roll call vote, to wit: AYES: Martin, Mack, Keen, George NOES: Fowler -Payne ABSENT: None The foregoing Resolution was adopted this 21St day of June 2016. ATTEST: DEBBIE WEICHINGER " SECRETARY TO THE COMMISSION AS TO CONTENT: cc - TER S cCLISH COMMUNITY DEVELOPMENT DIRECTOR 2-- __-- LAN�E R CHAIR RESOLUTION NO. 16-2256 PAGE 4 EXHIBIT "A" CONDITIONS OF APPROVAL PLOT PLAN REVIEW 15-013 159 BRISCO ROAD This approval authorizes the demolition of an existing residence and construction of two (2) new two-story duplexes. CONDITIONS OF APPROVAL: GENERAL CONDITIONS: 1. The applicant shall ascertain and comply with all State, County and City requirements as are applicable to this project. 2. The project shall substantially conform to the plans and descriptions on file in the Community Development Department dated May 6, 2016. 3. This permit shall expire on June 21, 2018 unless a building permit is issued for the project. Thirty (30) days prior to the expiration of the approval, the applicant may file for an extension of one (1) year from the original date of expiration. 4. The applicant shall agree to indemnify and defend at his/her sole expense any action brought against the City, its agents, officers, or employees because of the issuance of said approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, -officers, or employees, for any court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at -its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve the applicant of his/her obligations under this condition. COMMUNITY DEVELOPMENT DEPARTMENT: 5. Landscaping shall be managed and maintained by the applicant to not outgrow the structures as shown on the submitted plans. 6. Prior to removal of the oak tree on site, a Tree Removal Permit shall be approved by the Public Works Director. Removed trees shall be replaced as directed -by the Public Works Director. BUILDING AND LIFE SAFETY DIVISION: 7. The applicant, shall comply with the current California Codes including the specifically adopted City of Arroyo Grande provisions. 8. The applicant shall apply and be approved for a building permit prior to any construction or demolition at the site. RESOLUTION NO. 16-2256 PAGE 5 ENGINEERING DIVISION: 9. The applicant shall use City Standard Driveway details for all new driveway installations. 10. All repaired sidewalks shall conform to City Standard details. 11. The applicant shall provide blow -off and air vacuum release valves on the proposed waterline -per City Standard. 12. The applicant shall provide a single 1" water service to each individual water meter. Manifold connections shall not be used. 13. Evaluate the existing curb ramp at the intersection of Brisco and Linda and confirm ramp meets ADA standards. Replace curb ramp if not compliant. 14. Install- a new City Standard sidewalk underdrain. Do not core through existing sidewalk. 15. Existing water meter boxes must be removed and replaced with new City Standard water meter boxes. 16. The project must comply with the new Model Water Efficient Landscape Ordinance. 17. The applicant shall use Evergreen Pear trees instead of Silk Floss trees. 18. Provide tree protection plan with future construction documents. 19. Trash enclosures shall be screened from public view with landscaping or other appropriate screening materials, and shall be made of an exterior finish that complements the architectural features of the main building. The trash enclosure area shall accommodate recycling container(s). 20. Provide trash enclosures in compliance with Engineering Standard 9060 with a roof. 21. Submit as -built plans at the completion of the project or' improvements as directed by the Community Development Director. Provide an electronic version on flash disk in AutoCAD and PDF format. Provide one paper copy. 22. Record Drawings ("as -built" plans) are required to be submitted prior to release of the Faithful Performance Bond. 23. Provide a new vertical control survey bench -mark, per City Standard, at Linda Drive and Brisco Road. RESOLUTION NO. 16-2256 PAGE 6 24. Improvement plans (including the following) shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works or Community Development Department: a. Grading, drainage and erosion control. b. Street paving, curb, gutter, and sidewalk — plan and profile. c. Public utilities — water and sewer — plan and profile. d. All plan sheets must include City Standard title blocks. e. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 25. The applicant shall be responsible during construction for cleaning City streets, curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of dirt or debris to storm drain or sanitary sewer facilities shall not be permitted. The cleaning shall be done after each day's work or as directed by the Public Works Director. 26. Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 27. All work within the public right-of-way shall be constructed to City standards. 28. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 29. The applicant shall submit two (2) copies of the final project -specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis Obispo Regional Water Quality Control Board (RWCB) requirements. 30% All drainage facilities shall be designed to accommodate a 100 -year storm flow. The 100 -year basin outflow shall not exceed the pre -development flow. 31. Non -potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 32. All sewer laterals within the public right-of-way must have a minimum slope of 2%. 33. Prior to approving any building permit within the project for occupancy, all conditions of approval shall be satisfied. 34. Prior to issuance of the grading or building permit, all new residential construction requires posting of a $1,200.00 performance bond for erosion control and damage to the public right-of-way. This bond is refundable upon successful RESOLUTION NO. 16-2256 PAGE 7 completion of the work, less expenses incurred by the City in maintaining and/or restoring the site. 35. The applicant shall provide bonds or other financial security for the following. All bonds or security shall be in a form acceptable to the City. a. Faithful Performance, 100% of the approved estimate cost of all subdivision improvements. b. Labor and Materials, 50% of the approved estimated cost of all subdivision improvements. c. One Year Guarantee, 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. 36. The applicant shall comply with the regional Water Quality Control Board's Post Construction Requirements including requirements for: a. Storm Water Control Plan b. Operations and Maintenance Plan ARCHITECTURAL REVIEW COMMITTEE CONDITIONS: 37. The applicant shall plant two (2) new Coast Live Oaks on the property as well as a similar tree of a differing species in order to increase native species diversity. PLANNING COMMISSION CONDITIONS: 38. The applicant shall integrate the retaining wall near Duplex 2 with the structure to prevent harm to the nearby Coastal Live Oak. 39. Any future subdivision or condominium conversion shall be processed in accordance with the Arroyo Grande Municipal Code. SOILS EM -EER. ARBORIST the B DIRECTORY JOYCE BARER ro Box 4 ARROYO GRANDE 9H„ STEVEN PUGUSI ARCHmCTURE 569 HIGUEM STREET, SURE A SAN LUIS 0815PO,CA 934'1 (o)595 o, (0595'see CA0.--An—s.- 145 N06TAn RASSOCIATES141 S ELM ST RRmD GRANDE GA 9lO' (eo5)4B913n BARTII SYSTEMS 43785AMA FE ROAD SAN LUIS OEISPO, CA 934'1 (805)5143,76 GRE ENYALETREECOMPAN PO BOX 13134 SAN LUIS OSOM CA 93401 ISCO AF Oi DRNPDA Du D IexeS RELEVA14T (SELECT AT LEAST ONE) PROJECT DATA • & STATISTICS P 5 1g041rPOrdm SHEET INDEX pyo SSI OlIP1FEa TOTPL FM(15Me`)' ,.n, imutele4 SJ9faW,^r••t 5mv-1131•.4» Pte THLESHEETPROUECTOATA PERSPECTNE RENDERING APRopomLFORTNONEWDUPLFJIRFSIDENTNLBVIWINGSCONSISnNGOF Al DEDROOM, i BEDROOM ANDTM0 I BEDROOM LMNL UNITS 5,395TOTAL SQUARE FOOTAGE OF NEW CONSTRUCSION. AISO, THE PROJECT INCLUDES THE N94 iquue leer SOe aquae feet Pio ARCNNEMPAL SITE PLAN CI PREUMINARYGRADING PLAN U PRELIMINARY UTIITYPLAN DEMONTION OFAN ERISTUG764 SQUMEFOOT SINGLE FAMILY RESIDENCE COVERED PORCHES BP agVareleet U0 CONCEPNALIANDSCMEPIAN PROIEUADDRFSS RD DTC�SE DUPlFR1iOmPNM »aquN,le,1 P!O EIRSTANOSEyATIONS PLVIS p,UO, alna.e ente vP9ken6,n„(rerNy anry Irom Bn k�ebp baton ev,rai AFFO000 MROYOLRANDLU Mm e,qu>ra leer P40 DU PLFAIAiF%iER100. ELEVATIONS ASSUSORY PM<[LNUMBfR. 077af1057 UNOSCMF� oADIDRrcewAY 5989 aqu,refeet 15flrw,re leer SUPLER PSO Sm STUOYELEVATIONSISECSIONS ETo1TTAL ° SUPPORTINGDOCUMEN w,SUL GJ(e1nNeG My,„Pm', COMMUMm6PUHNINGAREA CTOTANROYOCRAMDE POnroxs,nUrnox DATA FJ1Y7l5C 1 ARBORIST REPORT iONINLAtANO USEELFMFHrt MFA IMPf0.Y10USMEAINSTAUXD "H"WPreleel OASTRFEASSESSMEM N(F IMPERVIOUS AN. REMOVEOAREPIACED 111—OUSAREA—MED -111—fouDATED 5808 ­.—EMENOEDREPORTOATEDAUGUSTtlTN,10IS DECEMBER&TH,1114 9'oe equ>nleet SITEPER—SLOPE OeE ' This pMj,d meets PR 2(Water Quality) requirements by uVHzIng Vortsentry, • Non Retenllan Based Treatment Control MUMLOTC—I—E 4ei (SoSJ rN PROPOSED Lm COVERAGE !11(403e,Q DENS MARIAIENST' 14 D PROPOSS D—EOENST 19ACA A(AES •408UNO5 PROPOSED UNITS 3BUUNO.1 ,BDUMT.1 1 rt•S 1 BD uxrt. 5 TmAL.4 uxm @ ! DvrcLuxc unrt co Inm PERSPECTIVE FROM INTERSECTION AT LINDA AND BRISCO MS �c h l'b 'f , - if VICINITY MAP STORMWATER MANAGEMENT DESIGN MEASURES MANDATORY BRE DESIGN MEROURES ---r__REASON 6ELECTED RELEVA14T (SELECT AT LEAST ONE) IF NOT SELECTING HANDBOOK SECTION ° Roof nmOR tl,eclee Me nslemannm pyo SSI I»mNkr-7 b (s,f 4rom MAe4g kuMY P.M SamMO 5]3 Bs1 p—RiromeMe'a,R,,mOrny, entlW p,UO, alna.e ente vP9ken6,n„(rerNy anry Irom Bn k�ebp baton ev,rai SflEL7FD 523 'ceW1Rs)7 Rw' n BMn am exe7i endry 1m,De.rea e PNk'91w. D'u ve9•Lm.d ene,u0Rlr e,Tlr hom Ou IIWMN9 (mntlotbm Dna koanpTl) _ __ AIwG7zum __�_ yaA _ Con,vucf 6Dn lanes davo-en 1m •erN 'oA 'fen e'tleva h, aeFWnya —Po". vr.R DMrte0tl4 suaecsl FJ1Y7l5C 625 Steven Pugllsi ARCHITECTS 569 H1 9uera St, Ste A Sen LUT, Oblspo CA 93401 805 595 1962 805 S93 1980 FOR. A •Or�Or+°'+s A L E O N� V LL O Y c V GO L° •L o r m w� L/1 0 a— C m m z z z W W ¢ W Q in inW F- Lu WW (- O V ~ a wa En W a SHEET NOs PRELIMINARY GRADING PLAN gaMg.ly1V SG r 1' 10 10 0 l0 30 FERENCE NOTES i lnr lxaw aaasr�ax i aaras 1J'LN u�r ar m A4NK I um�e. �2� maxnam I alms pcmvnr ro rr mdmm I QEIIVL K�a01fK1Ym ff.ilMlfIl I lnr�wu to a[�,u m 1rtJ°Kn I nel[Iwr.wgw aA on 1 law �•!nr aeltwr�xgv 1m om JLVOl01g 1 eaac �xsysc• wt ro aau t f omns aewac Aur m Jr alwMn 1 cams sru ro ee aaam f /lllK aelmr 1ew�nuwlr a+[r © IlIf MN/PiC ® Fw /2AMW' RAfL /FAi? 10.�@S J 1(tl&Lf ® /I�44f NO3 �ld41FIWR 11F.G1)SICIAn <Y 11f ON [iTVA ® I[II 6' CCF9 OT I' fllV AFd BOIO alar a•saeluu ro rrezw sa ai soe ro rrE JnJnrnar a Ire an axame ® 15 M I1Ari 7AY-ffr OY dt7 1J fW flul /p M-dI104T /MOM 6 F}lanllID A(aW 1.9 AV6 o a En v�v1 I-- P - la I C1 21J65• `---------' ©E� r-------------� --- Ot)SE d i �1g1 h 9 f f) d O \/ h L -------------I 0 6 ,o• a� � y' r � ; / e / MW— ''Ex 55 CO REFERENCE NOTES LINDA DRIVE 3 NM B`RL A / Oj BN]II)AGMKIIuftr/W on ih �i t msms nme.t[rw roes m soot M► ? � �4 © msme ar atrzes m Br Bnmlm /ere•nc mw � � als�awe NEK' O �oaxn¢Ien B[]A'AH B44k \ � QI ILIONN 11M1?//RA®lAfL PRELIMINARY UTILITY PLAN © "� sutE �+Iv sutG r'= to m o M 20 Ilk Pbt PoI� 10 ]0 MIS S ..1 C2 NARROW EVERGREEN SCREEN TREES GROUND COVERS ACCENT SCREEN SHRUBS MEDIUM HEIGHT SCREEN SHRUBS TALL NARROW SCREEN SHRUBS FLOWERING VINES e g NEW ZEALAND CHRISTMAS TREE e g SAGE -LEAVED ROCKROSE a g. TOYON e.g. COFFEEBERRY a g. SILVER SHEEN KOHUHU e g BOUGAINVILLEA (APPROX HEIGHT 20'-2S (APPROX HEIGHT 12'-16' WILL NOT EXCEED BLDG HT) WILL NOT EXCEED BLDG HT) G.— — _ _ '-tom"". .^.u'�-r. '•.l. f d ('f i,'��r{..*�,�>- 4..g we xa,. r)� r)} r� �. �� # T� � , •�. v � '-,4& �"'+e, :3+.-- � a(y } " i"y �� :S '� __ �<� i �I,�NIri�=� .� z-a-iti7' tT. r•;J� t r 1 " _ � '1 ._,a ,�_, _ lj%,- / ) _ , L.. - _+i -I! LOW FOREGROUND GRASSES �(/� =3 }• 1 Water Conservation & L - - e g MEXICAN FEATHER GRASS Irrigation System Notes 1 IRRIGATION SYSTEM TO BE WATER -CONSERVING LOW VOLUME SYSTEM' h� .a Yf�.� r-; ' INCORPORATING AUTOMATIC SMART" CONTROLLER SYSTEM WITH E T OR _ 1 E)FI$TING OAK TREE / SOIL MOISTURE SENSOR & DRIP / DRIPLINE EMITTERS - TO BE REMOVED PER ���J T �� hRBORIST'S REPO IT'RT 2 PLANT MATERIALS WILL BE GROUPED & IRRIGATED IN ' ' - - � \ / COMPATIBLE HYDROZONES - f `'` © '4'v'J SLI NEW ZEALAND CHRISTMAS TR ,fr rr+� .;,.e, __�' 1,, �-1i2, "`'�� .<g :fix �rti'i i -•T V 11 / x,� lei s'' e 1•dN �:4 e55 �; kF a 0 saSY� MARINA' ARBUTUS FLOWERING GROUND COVER - E' •My„ e g. FLOWER CARPET ROSE LARGE EVERGREEN SHADE TREES MEDIUM HEIGHT SHRUBS e g COAST LIVE OAK e g DWARF BOTTLEBRUSH ACCENT SHADE TREES ° e g FLOSS SILK TREE;� LOW FOREGROUND SHRUBS -x�*'sL^�' ?�_ �t„;�- E �� e g RED KANGAROO PAW SLOPE EROSION CONTROL SHRUBS LINDA DRIVE EXISTING OAK TREES #'” `+$Ik'�<ii'.' ACCENT SHADE TREES COST LIVE OAK and GROUND COVERS TO REMAIN ^ e g 'MARINA' ARBUTUS , ��,_ :aezaticR:aJ Plant Legend URGE EVERGREEN SHADE TREES WUCOLS Rating MEDIUM HEIGHT SCREEN SHRUBS & GRASSES WUCOLS Rating LOW FOREGROUND SHRUBS & GRASSES WIUCOLS Rating EUCALYPTUS FICIFOLLI I RED FLOWERING GUM L CAIAMAGROSTIS ACLTTIFLORA *KARL FOERSTER' L ANIGOZANTHOS TUSH RANGER/ RED KANGAROO PAW L QUERCUS AGRIFOLIA/COAST LIVE OAK VL RAPHIOLEPIS INOICATINK LADY'/ INDIA HAWTHORN(PINK) L BERBERIS THUNBERGII'CHERRY BOMB'/ CHERRY BOMB BARBERRY L RHAMNUS CALIFORNICA I COFFEEBERRY L MISCANTHUS SINENSLS'ADAGIO' L NARROW EVERGREEN SCREEN TREES ROSMARINUS OFFICINALIS TUSCAN BLUE' / ROSEMARY L NASSELLA TENUISSIMA I MEXICAN FEATHER GRASS L METROSIDEROS EXCELS" / NEW ZEALAND CHRISTMAS TREE L SALVIA GREGGII TURMAN'S RED' / AUTUMN SAGE (RED) L SLOPE EROSION CONTROL SHRUBS ACCENTSNAOETREES _ ARBUTUS UNEDO'ELFIN KING'/ DWARF STRAWBERRY TREE L FLOWERING VINES ALBIZIA 3ULIBRISSEN / FLOSS SILK TREE L CEANOTHUS T WE JEANS' / BLUE JEANS WILD LILAC L BOUGAINVIU.EA'SAN DIEGO RED'/ BOUGAINVILLEA L ARBUTUS ' MARINN I'MARINN ARBUTUS L COTONEASTER LACTEUS/ RED CLUSTERBERRY L ROSA BANKSAEA'LUTEA'/LADY BANKS ROSE / STAR JASMINE L CHRALPA TASHKENTENSIS/ CHRALPA(MULTITRUNX) L RHAMNUS CALIFORNICA TVE CASE'/ COFFEEBERRY L ERIOBOTRYA DEFLEXA/ BRONZE LOQUAT L GROUND COVERS SLOPE EROSION CONTROL GROUND COVERS CISTUS SALVIFOLIUS/ SAGE -LEAVED ROCKROSE L TALL NARROWSCREEN SHRUBS ARCTOSTAPHYLOS EDMUNDSWCARMEL SUR'/CARMEL SUR MANZANITA VL COTONEASTER DAMMERI TOWFAST'/ BEARBERRY COTONEASTER L MYRICACALIFORNICA I PACIFIC WAX MYRTLE L BACCHARISPILUfARISTIGEON POINT'/ PROSTRATE COYOTE BRUSH VL ERIGERON KARVINSKIANUS I FLEABANEL PITTOSPORUM TENUIFOLIUM'SILVER SHEEN' I SILVER SHEEN KOHUHU M CEANOTHUS'YANKEE POINT'/ CARMEL CEANOTHUS L RAPHIOLEPIS INDICA'BALLERINA'/ INDIA HAWTHORN (PINK) L ROSA TLOWER CARPET ICEBERG WHITE' / WHITE CARPET ROSE M ACCENT SCREEN SHRUBS MEDIUM HEIGHTSHRUBS ROSMARINUS OFFICINALIS'HUNTINGTON CARPET'/ (NCN) L ARCTOSTAPHYLOS DENSIFLORA'HOWARD MCMINN'/ MANZANITA VL CAWSTEMON TITTLE JOHN'/ DWARF BOTTLEBRUSH L SENECIO MANDRALISCAE / BLUE CHALK STICKS - HETEROMELESARBUTIFOLIA/TOYON VL DIETES BUDIOIDES / FORTNIGHT LILY L LEPTOSPERMUM SCOPARIUM'RUBY GLOW'/ NEW ZEALAND TEA TREE M LEYMUS CONDENSATUS'CANYON PRINCE / CANYON PRINCE WILD RYE VL MULCH JUNIPERUS CHINENSIS'SPARTAN' / SPARTAN JUNIPER L LIGUSTRUM )APONICUM'TEXANUM' / TEXAS PRIVET M ALL PLANTING BEDS TO RECEIVE A 3" THICK TOP DRESSING OF LOROPETALUM CHINENSIS'RUBRUM'/ CHINESE FRINGE ROWER L 'FOREST ROOR'ORGANIC BARK MULCH PENNISETUM'ORIENTALE' / ORIENTAL FOUNTAIN GRASS M PHORMIUM TENAX'MAORI MAIDEN' / DWARF NEW ZEALAND FW( LEROSION CONTROL SALVIA LEUCMTHA / MEXICAN BUSH SAGE L INSTALL JUTE MESH ON ALL SLOPES 2 1 OR STEEPER JUP H dragons Chad & Landau , Wale, Uaa Summa Prgaq Bummary IMAWAI � xu n.• AH I .... n,u vv .r.a Aaa� w.lW uw 5 u Lmd utn W br Ua. eunma SHEET DESCRIPTIO CONCEPTUAL LANDSCAPE PLAN DESIGNED ILg ORA Jig CHECKED SHP DATE 10/20/15 JOB NUMBER 900N1 CAO FILE SHEET NUFIBER L-1 OF L SHEETS BUILDING STATISTICS F— A— SF .T I.—E (5--, Aff�d IM4 7 x 4S -5,6-I If ------------ r 117, M --gA 4,; IY pq 19 (N) —1.,g 574,Nl I , PiE."', a151tl - 0 Pll lQiao vg, \'i :3a'a;9 ,{ .rix.. r ' _ ,1- i �'�,.`,�x • ' / / 4AVM ov� go pq t£ F' (Q—k-- A4 ZL. M, i,�4 g IR 7i cR 7 :,'; -- . I .'/ ^ �/ .I —,i,•a.,"s..,.au...,[,...,,aa.m,...:.,.,a,"x , / -2 P',(4jpr4' - — — — — — — — — — — — — — — — — — — -- — — — — — — — — — — — — — LINDA DRIVE ----------- ---------- - — — — — — — — — — — ----------------------- — — — — -- - — — — — — — — — — — — — — — — — — — — — — — — )UPLEX z- LOWER FLOOR PLAN —qa— )UPLEX2 —M�M— I Puglisl E I Hill ME )UPLEX z- LOWER FLOOR PLAN —qa— )UPLEX2 —M�M— I Puglisl E DUPLEX t FRONT ELEVATION DUPLEX 7 RIGHT ELEVATION —W.", DUPLEX 1 REAR ELEVATION I-.:,/..=." DUPLEX 1 LEFT ELEVATION s��,i1••; 0- DUPLEX z FRONT ELEVATION DUPLEX z RIGHT ELEVATION DUPLEX z REAR ELEVATION 0 DUPLEX i LEFT ELEVATION �/ Steven Pughsi 569 HMj— st, sk. A San g lu U 931401o, 805.595.1964 905.595.1980 Faz. E 0 � v cc ti O s c V m 1n ., u L o r m � o Ol w 111 m m z O n < 90 < Xw w w J � Q W H X w SHEEP NO, P4.o Site Elevation: 341 sf_o__f_v_ieW preserved Duplex i Section i VIEW CONSIDERATION STUDIES Duplex i Section & Sun Angle Study ,11i i Steven Pugiisi 569 NIF—Sc, SU. A San Wb M6 U 93!01 805.595.1%9 !05.595.1%0 F— Q E 0 r/� V LL � 01 O c V m 1n v iv m o C s m Z 0 a W J W Y F W H SHEET NO_ P5.o