ARC 2018-04-02_08a Elm Apartments SR
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATT DOWNING, PLANNING MANAGER
BY: SAM ANDERSON, PLANNING TECHNICIAN
SUBJECT: CONSIDERATION OF PLOT PLAN REVIEW 18-003; CONSTRUCTION
FOUR (4) NEW APARTMENTS; LOCATION – 1194 SOUTH ELM
STREET; APPLICANT – NEWDOLL INVESTMENTS; ARCHITECT –
MARK VASQUEZ
DATE: APRIL 2, 2018
SUMMARY OF ACTION:
Recommendation for future action by the Community Development Director will result in
four (4) new apartments on an underdeveloped parcel in the Multi-Family Apartment
(MFA) zoning district.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Architectural Review Committee (ARC) consider the
proposed project and make a recommendation to the Community Development
Director.
BACKGROUND:
The subject property is a 14,656 sq. ft. underdeveloped parcel located at 1194 South
Elm Street (Attachment 1) and is zoned Multi-Family Apartment (MFA). The project site
currently contains two (2) small, existing residential units that are proposed to be
removed. The project site is located at the corner of Elm Street and Ash Street and is
surrounded by an assortment of single-family and multi-family properties, as well as the
Soto Sports Complex to the southwest. The lot is irregularly shaped, with a portion of
the lot being a rectangle accessed by a sixteen foot (16’) wide pathway.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the project on March 21, 2018, and
spoke in support of the project. The SAC discussed potential uses for the separated
corner of the lot.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLOT PLAN REVIEW 18-003
APRIL 2, 2018
PAGE 2
ANALYSIS OF ISSUES:
Project Description
The proposed project consists of the construction four (4) new apartment units on an
underdeveloped lot. One (1) apartment will contain one (1) bedroom, and the other
three (3) units contain three (3) bedrooms. A Plot Plan Review (PPR) is required for the
construction of a new multi-family attached residential project of less than five (5) units.
General Plan
The General Plan designates the subject property for Multi-Family High Density land
uses. Development of a multi-family project meets Objective LU3 and Policy LU3-3 of
the General Plan Land Use Element, as well as Goal A of the Housing Element which
state:
LU3: Accommodate a broad range of Multiple Family Residential (MFR) and special
needs housing types and densities within the City.
LU3-3: Accommodate the development of apartment buildings as well as condominium
and townhouses in areas designated as Multiple-Family Residential – High Density
(MFR-HD).
Goal A: Housing for All Income Groups within the Community. Provide a continuing
supply of affordable housing to meet the needs of existing and future Arroyo Grande
residents in all income categories
Development Standards
The property is zoned Multi-Family Apartment (MFA). The intent of the MFA is to
“provide a broadened range of housing types for those not desiring detached dwellings
on individual parcels, and with open space and recreational amenities not generally
associated with typical suburban subdivisions.” The proposed project meets this intent
by creating multi-family housing that will provide a broadened range of housing types.
Table 1: Site Development Standards for the MFA Zoning District
Development
Standards
OMU District Proposed Notes
Maximum Density 14 dwelling units / acre
4.71 dwelling units
3.5 dwelling units Code Met
Minimum Lot Size 10,000 sq. ft. 14,656 sq. ft. Code Met
Minimum Lot Width 80 ft. 202.72 ft. Code Met
Minimum Lot Depth 100 ft. 140.88 ft. Code Met
Front Yard Setback 20 feet 22 feet Code Met
Rear Yard Setback 15 feet 15 feet Code Met
Side Yard Setback 10 feet 10 feet Code met
Street Side Yard
Setback
10 feet 10 feet Code Met
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLOT PLAN REVIEW 18-003
APRIL 2, 2018
PAGE 3
Development
Standards
OMU District Proposed Notes
Building Size Limits 30 ft., 2 stories 27 ft., 2 stories Code Met
Site Coverage and
Floor Area Ratio
45%, .45 27.4%, .354 Code Met
Off-Street Parking 1-bed: 1 enclosed
3-bed: 2 enclosed
7 enclosed Code Met
Architecture
The apartments are proposed in a craftsman style, with one large structure containing
three (3) apartments facing Elm Street, and one (1) apartment facing the interior of the
project. The project is alley loaded, to a degree, with a central corridor providing access
to all four (4) units. The central corridor relocates the garage doors away from the street
frontages, creating a more attractive street profile. The architectural style is typical of
the Elm Street neighborhoods of Arroyo Grande, and will complement the surrounding
structures.
Although the project is significantly larger than its two neighboring structures, the scale
and scope of the project is appropriate. The project is proposed to be light stucco (“La
Habra Silver Grey”), with white detailing and a darker tan fascia providing color variation
to the project. The roof is proposed to be constructed of a dark composition shingle, set
at a typical 5:12 pitch. The project does not propose to utilize the “private yard”
rectangle in the northeast corner of the lot.
Trees and Landscaping
The conceptual landscaping plan proposes to place four (4) new Coast Live Oaks along
the Elm street frontage of the project, and two (2) new Sweetshades along the Ash
Street frontage. One (1) Coast Live Oak exists on site and will be preserved. A
combination of shrubs and groundcovers will adorn the rest of the project site. The final
landscape plans will conform with the State Model Water Efficient Landscape
Ordinance.
ADVANTAGES:
The proposed project will develop an underdeveloped site with four (4) new that will
provide new residential spaces for the community.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA) and the CEQA Guidelines, and has determined that the project is
categorically exempt pursuant to Section 15303(b) of the CEQA guidelines regarding
multi-family residential structures totaling no more than four (4) dwelling units.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF PLOT PLAN REVIEW 18-003
APRIL 2, 2018
PAGE 4
PUBLIC NOTIFICATION AND COMMENT:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. No comments have been received.
Attachments:
1. Project vicinity map
2. Project plans
ATTACHMENT 1
Subject Property
ATTACHMENT 1
BYREVISIONS
Date:
Scale:
Drawn:
Approved:
Job:
Sheet:
2339
SEE PLAN
AMV
JAN '18Project Address: 1194 South Elm Street, Arroyo Grande, CaliforniaDate: Feb 12, 2018Time: 11:07:34 AMd e s i g n g r a p h i c s . . .Client: Newdoll Investments, 720 Frontage Road, Suite 102, Nipomo , CaliforniaDRYWASH
CLOSETREFR
BAR P
Dining
10'-6"X 10'-6"
8 FT CLG
Living Room
11'-10" X 17
CATH CLG
Entry
Bath-1
Porch
Patio
6 X 13±
Laundry
Bdrm 3/Office
11'-2"X 13'-0"
8 FT CLG
Hall
Clos.UP 3'X5'PREFABSHWR
Dining
10X 11
9 FT CLG
Living Room
13 X 15
9 FT CLG
PwdrKitchen
8 FT CLG
Garage Unit 2
LANDSCAPE LANDSCAPE
LANDSCAPE
WALK
EXISTING SIDEWALKEXISTING FH
LANDSCAPE
6 FT WD FENCE
6 FT WD FENCE
6 FT WD FENCE CONCRETE WALKCONCRETE DRIVE LANDSCAPE6 FT WD FENCE
GATEPRIVATE YARD
PRIVATE YARD
PRIVATE YARD
15'-0"
20'-0"
Patio
6 X 13±
CONCRETE CURBELM STREETASH STREET
EXISTING OAK
TO REMAIN
6 FT WD FENCE
6 FT WD FENCE
29'-8"
3'-8"4'-0"18'-4"3'-8"10'-0"11'-7"4'-0"7'-7"N 02º 29' 17" E 75.88'N 90º 00' 00" W 152.75'
N 89º 59' 59" E 135.71'N 01º 15' 50" W 65.00'N 00º 08' 27" W 95.00'N 00º 07' 23" W 32.82'N 00º 09' 29" W 12.92'N 90º 00' 00" W 49.97
N 89º 56' 20" W 63.68Bdrm Suite 1
11'-0" X 14'-6"
Bdrm 2
10 X 11'-0"
Bath 3
Bath 2
W.I. Clos.Hall
DOWN
SHWR
5'-PREFABTUB / SHWR LINENBdrm Suite 1
14'-0" X 15'-2"
Bath 1
W.I. Clos.
Laund
SHWR
Kitchen
Dining
11' x 12'
WASH
DRY
REFR
968 SF
Bdrm Suite 1
12'-6" X 12'-8"
SHWR Bath 1
Bdrm 2
10'-0" X 11'-2"
Bdrm 2
10'-0" X 11'-5"CLOSETCLOSETLINEN
Bath 2
5'-PREFABTUB / SHWR
DOWNDOWNDeck
1490 SF
1490 SF
884 SF Lower Floor606 SF Upper Floor
884 SF Lower Floor606 SF Upper Floor
1235 SF
795 SF Lower Floor440 SF Upper Floor
Hall
roof below
roof below
roof below
roof below
roof below1" = 10 FT
1" = 10 FT
UP
PROJECT DATA
ZONING MFA (MULTIFAMILY APARTMENT)LOT AREA 14,656 SF OR 0.336 ACRESMAXIMUM DENSITY14 DU/ ACRE 4.71 DWELLING UNITSCOVERAGE ALLOWED 6,595 SF OR 45%FLOOR AREA RATIO ALLOWED 45% (6,595 SF)HEIGHT ALLOWED 30 FT OR 2 STORIESSETBACKS ALLOWEDFRONT 20 FTSIDE10 FTSTREET SIDE 10 FTREAR15 FT (1 STORY), 20 FT (2 STORY)PARKING REQUIRED 2 CAR COVERED/ 2+ BEDROOM UNIT 1 CAR COVERED/ 1 BEDROOM
DENSITY SHOWN 3.5 DWELLING UNITS 3 UNITS (3 BEDROOM) @ 1.0 DU + 1 UNITS (1 BEDROOM) @ 0.5 DU COVERAGE SHOWN (STRUCTURES) 4011 SF OR 27.4%FLOOR AREA RATIO SHOWN 5183 SF OR 35.4%HEIGHT SHOWN MAXIMUM 27 FT HIGHEST RIDGESETBACKS SHOWN FRONT 22 FT SIDE 10 FT STREET SIDE 10 FT REAR 15 FT (1 STORY), 20 FT (2 STORY)PARKING SHOWN 3 - 2 CAR GARAGES +1 - 1 CAR GARAGE
GRAN
D
AVEN
U
E
S. ELM STREETBRISC
O ROAD
N. ELM STREETSITE
VICINITY MAP NO SCALEHALCYON RDEL CAMIN
O
REAL
HWY 101
ASH STREET
NEW SIDEWALK NEW 18' RAMP NEW SIDEWALK
RECONFIGURE (E) GUY WIRE
JP
CATVLANDSCAPECONCRETE WALK
LANDSCAPE
Deck
PRIVATE YARD
NEW 12' RAMP
ACCESS GATES
22'-6 1/2"
3 FT FENCE
EM P,C
GAS MTRS LANDSCAPE
10'-0"CONCRETE WALK
22'±
ABANDONED RIGHT OF WAY-RETAINED ASPUBLIC UTILITY EASEMENT
24.35'
20.71'
01 3 5 10 20
40'-0"
CL
CL30'-0"6080
EXISTING DRIVE TO
BE REMOVED
EXISTING STRUCTURE TO BE REMOVED
TRASH, RECYCLE & GREEN WASTE
RECEPTACLES TO BE KEPT IN REAR YARD AREAS
EXISTING SEWER LATERAL NEW BLDG SEWER
EXISTING
BUILDING
SEWER
CLEANOUT
PROJECT UTILITY LOCATION
EXIST WM5 NEW WATER METERS FLOWFLOW5 EXISTING TREES TO BE REMOVED
PRIVATE YARD
Kitchen
8 FT CLG
Living Room
11'-10" X 17CATH CLG
UP Clos.3'X5'PREFABSHWRBath-1
Hall
DRYWASH
Laundry
Dining
10'-6"X 10'-6"
8 FT CLG
P
REFR
BAR
Kitchen
8 FT CLG
Bdrm 3/Office
11'-2"X 13'-0"
8 FT CLG
Garage Unit 1
Garage Unit 3
EXTERIOR WALL MOUNTED LIGHT FIXTURES,
DOWNWARD LIGHT CAST
44" WIDE WOOD TRELLIS AT 9 FT ABOVE CONC WALK
Patio
6 X 13±
Garage Unit 4UP DRYWASHREFR
BAR
R
D
R
D
R
D
BAR
R
D
5'-PREFABTUB / SHWR LINENBath 3 Hall
SHWR Bath 2
W.I. Clos.
Bdrm 2
10 X 11'-0"
Bdrm Suite 1
11'-0" X 14'-6"CLOSETCLOSET
CLOSET
Living
13' x 17'-8"
ATTACHMENT 2
BYREVISIONS
Date:
Scale:
Drawn:
Approved:
Job:
Sheet:
2339
SEE PLAN
AMV
JAN '18Project Address: 1194 South Elm Street, Arroyo Grande, CaliforniaDate: Feb 12, 2018Time: 11:07:34 AMd e s i g n g r a p h i c s . . .Client: Newdoll Investments, 720 Frontage Road, Suite 102, Nipomo , CaliforniaSTUCCO TRIM
DIMENSIONAL COMPOSITION SHINGLES
WOOD FENCING
WOOD FENCING
DIMENSIONAL COMPOSITION SHINGLES
STUCCO EXTERIOR
WOOD FENCING
STUCCO WALLS
WOOD FENCING
STUCCO WALLS
DIMENSIONAL COMPOSITION SHINGLES
STUCCO WALLS
WOOD FENCING
STUCCO WALLS
STUCCO WALLSSTUCCO WALLS
DIMENSIONAL COMPOSITION SHINGLES
WOOD ARBOR
OVER WALKWAY
5
12
5
12
5
12
PLANTING PLAN NORTH
CLP-01
CONCEPTUAL
LANDSCAPE
PLAN
0 4 8 16
SCALE : 1/8" = 1'-0"
NORTHN.T.S.
SITE
VICINITY MAP
Ash St.S Elm St.CALL: TOLL FREE1.800.422.4133
UNDERGROUND SERVICE ALERT
TWO DAYS BEFORE YOU DIG
PLANT LEGEND
TREES
SYMBOL
T1
NAME
T2
STREET TREES
SYMBOL
ST1 HYMENOSPORUM FLAVUM
SWEETSHADE
NAME
SHRUBS
SYMBOL
S1
NAME
S2
S3
S4
S5
S6
VINES
SYMBOL
V1
NAME
CLYTOSTOMA CALLISTEGIOIDES
LAVENDER TRUMPET VINE
GROUNDCOVERS
SYMBOL
G1
NAME
G2
G3
ST2 QUERCUS AGRIFOLIA
COAST LIVE OAK
HYMENOSPORUM FLAVUM
SWEETSHADE
EXISTING TREE
TO REMAIN
ACHILLEA MILLEFOLIUM 'MOONSHINE'
MOONSHINE YARROW
CALLISTEMON 'LITTLE JOHN'
DWARF CALLISTEMON
DIETES VEGATA
FORTNIGHT LILY
LAVANDULA ANGUSTIFOLIA 'HIDCOTE'
HIDCOTE ENGLISH LAVENDER
NANDINA DOMESTICA
HEAVENLY BAMBOO
RHAPHIOLEPIS UMBELLATA 'MINOR'
DWARF YEDDA HAWTHORN
MYOPORUM PARVIFOLIUM 'PUTAH CREEK'
CREEPING MYOPORUM
PRIVATE YARDS
TO BE LANDSCAPED BY OWNER
COTONEASTER DAMMERI 'LOWFAST'
BEARBERRY COTONEASTER
4 UNIT APARTMENT PROJECT21804
Newdoll Investments
720 Frontage Road, Suite 102
Nipomo, California 934441194 S. ELM STREET // ARROYO GRANDE, CALIFORNIA 934202018.02.13
I HAVE COMPLIED WITH THE CRITERIA OF THE 2015
UPDATE TO THE STATE DEPARTMENT OF WATER
RESOURCES MODEL WATER EFFICIENT LANDSCAPE
ORDINANCE, INCLUDING INCORPORATING
RECOMMENDATIONS OF THE SOIL ANALYSIS
REPORT, AND APPLIED THEM FOR THE EFFICIENT USE
OF WATER IN THE LANDSCAPE DESIGN PLAN.
DESIGNER SIGNATURE DATE
2018.02.13
UNIT 1
UNIT 2
GARAGES
UNIT 4
GARAGE
ASH STREETELM STREETT2 HYMENOSPORUM FLAVUMSWEETSHADE
G1 COTONEASTER DAMMERI 'LOWFAST'
BEARBERRY COTONEASTER
S5 NANDINA DOMESTICA
HEAVENLY BAMBOO
V1 CLYTOSTOMA CALLISTEGIOIDES
LAVENDER STAR FLOWER
PRIVATE YARD
PRIVATE YARD
PRIVATE YARD
S4 LAVANDULA ANGUSTIFOLIA 'HIDCOTE'HIDCOTE ENGLISH LAVENDER
10' STREET TREE EASEMENT
ST1 HYMENOSPORUM FLAVUM
SWEETSHADE
S6 RHAPHIOLEPIS UMBELLATA 'MINOR'
DWARF YEDDA HAWTHORN
S1 ACHILLEA MILLEFOLIUM ;MOONSHINE'
MOONSHINE YARROW
S2 CALLISTEMON 'LITTLE JOHN'
DWARF BOTTLEBRUSH
S3 DIETES VEGATA
FORTNIGHT LILY
T1 EXISTING TREETO REMAIN
ST2 QUERCUS AGRIFOLIACOAST LIVE OAK
G2 MYOPORUM PARVIFOLIUM 'PUTAH CREEK'CREEPING MYOPORUM
SHEET NO.
DATE
OWNER
SHEET TITLE
PLEIN
DESIGN GROUP
IRE
3203 Lightning St., Ste. 201 // Santa Maria, CA 93455
805.349.9695 // www.pleinairedg.com
1. MINIMUM PLANT SIZES:
STREET TREES (24"BOX), SITE TREES (15 GAL.), SHRUBS (1 GAL.), GROUNDCOVER (FLATS)
2. IRRIGATION SYSTEM TO BE INSTALLED AS A PART OF SITE CONSTRUCTION. SYSTEM SHALL BE UNDERGROUND, AUTOMATIC WITH POP-UP
SPRAY HEADS, "SMART" CONTROLLER AND AUTOMATIC RAIN SHUTOFF. LOW PRECIPITATION RATE HEADS TO BE USED TO MINIMIZE RUNOFF.
3. POINT OF CONNECTION FOR WATER SUPPLY, SHALL BE BY A NEW LANDSCAPE SUB METER.
4. ALL PLANTING AREAS SHALL RECEIVE A 3" LAYER OF MEDIUM BARK MULCH AFTER INSTALLATION.
5. ALL PLANT MATERIAL SHALL CONFORM TO THE CITY OF GROVER BEACH OR STATE OF CALIFORNIA MODEL WATER CONSERVATION
ORDINANCE.
6. ALL PLANTING AND IRRIGATION SHALL BE INSTALLED PER THE CITY OF GROVER BEACH STANDARDS AND CODES.
7. FOR SITE WORK, ARCHITECTURAL, AND GRADING/DRAINAGE INFORMATION SEE PLANS BY OTHERS.
8. ALL AREAS BEYOND THE AREA OF WORK THAT ARE DISTURBED BY CONSTRUCTION SHALL BE RETURNED TO ORIGINAL CONDITION.
9. DRAWINGS ARE FOR DESIGN AND REVIEW PURPOSES ONLY AND SHALL NOT BE USED AS CONSTRUCTION DOCUMENTS.
10. TREES PLANTED IN AN AREA LESS THAN 8' WIDE SHALL BE INSTALLED WITH A ROOT BARRIER TO PROTECT AGAINST HARDSCAPE DAMAGE.
11. STREET TREES ARE TO BE SELECTED FROM THE CITY OF GROVER BEACH APPROVED TREE LIST.
GENERAL NOTES
\\Kevin\c1\Drawing File\Vasquez Design Graphics\Newdoll\Landscape\Conceptual\CLP.dwg, 2/13/2018 12:26:56 PM
CLP-02
PLANT
IMAGERY4 UNIT APARTMENT PROJECT21804
Newdoll Investments
720 Frontage Road, Suite 102
Nipomo, California 934441194 S. ELM STREET // ARROYO GRANDE, CALIFORNIA 934202018.02.13
Sweetshade Coast Live Oak Moonshine Yarrow Dwarf Bottlebrush Fortnight Lily Hidcote Lavender
Heavenly Bamboo Dwarf Yedda Hawthorn Bearberry Cotoneaster Creeping Myoporum Lavender Trumpet Vine
NOTE:
PLANT IMAGERY SHOWN IS REPRESENTATIVE ONLY.
FINAL SELECTIONS MAY VARY. SEE CONCEPTUAL
PLANTING LEGEND FOR MORE INFORMATION.
SHEET NO.
DATE
OWNER
SHEET TITLE
PLEIN
DESIGN GROUP
IRE
3203 Lightning St., Ste. 201 // Santa Maria, CA 93455
805.349.9695 // www.pleinairedg.com
\\Kevin\c1\Drawing File\Vasquez Design Graphics\Newdoll\Landscape\Conceptual\CLP.dwg, 2/13/2018 12:26:58 PM
30'N90°00'00"W 49.97'S0°08'27"E 95.00'N90°00'00"W 152.75'N2°29'17"E 75.88'N89°59'59"E 135.71'(E)EXIST. JUNC.POLE W/GUY(E) CTVVAULT(E) WM(E) FH(E) LIGHTPOLE(E) D.I.(E) POLEW/ GUY(E) EDGEOF PVMT2-1/2" BRASSCAP IN WELLEXIST. BUILDINGEXISTINGBUILDING85.30BW85.38BW85.82BW86.07BW86.22BW86.42BW87.5887.5887.0887.0887.0887.0087.0086.9885.9286.11BWEXIST. SWEXIST. 6" CURB, 18" GUTTER
EXIST. 6"C,18"G,6'SWEXIST. SW
8
6 86868587P.U.E. PER1905 OR 75787.4486.9587.08-4.3%-4.1%-3.8%-1.9%-3.6%-0.7%12"OAK87.4386.9187.0818" RCP 48" RCP
-1
.3%87.02-0.5%
-0.5%-2.3%-1.4%-1.3%86.4EG/FG87.4EG/FG87.6EG/FG87.9EG87.7EG87.7EG87.5EG87.4EG8685.80BWN90°00'00"ESOUTH ELM STREET
ASH STREET10" VCP SS10" VCP SS10" VCP SS10" ACP W10" ACP W2"GAS2"GAS85.79FL86.20FL86.14TG86.43FL86.13FL85.91TG87.2586.50FGNEWAPARTMENTBUILDING87.10 FFNEWAPARTMENTBUILDING87.60 FF86.7887868686878685.98FL85.68TG85.66FL85.85FG85.90FG-9.8%-5.0%
-5.0%
-9.9%-5.0%-10.7%-8.7%-3.7%-6.4%-18.4%
-1.06%
-1.8%86.47-2.0%-3.5%-1.8%86.36BW-3.9%87
8785.40EG86.29BW87.5887.0887.0887.08878787
86.11TG878785.62FLdsdsdsds-2.0%-2.0%-2.0%-2.0%-5.0%87.57-1.1%-1.0%-1.0%-1.0%-5:1-5:1-5:1-5:1-5:1-5:1-5:1 -5:1-5:1
-1.0%-1.0%87-2.0%86.70FG87.8EG86.79FG86.82FG86.68FG-1.6%-1
.3%
-8.5%
-12.5%dsdsdsds871
2233334567888891011111212131485.40FG15151617William R. Dyer
Civil Engineering- Land Surveying
P. O. Box 432 Phone - (805) 481-1223Grover Beach CA 93483-0432VILEDCIA
R
NIRINEERFI R.DOYELACATSECLI
FOEWILLI
AMTN
R.C.E. 34581EXP. 9/30/2019ES
NGSAN LUIS OBISPO, CALIFORNIA
1194 SOUTH ELM STREET, ARROYO GRANDE
4 UNIT APARTMENT PROJECT
GRADING & DRAINAGE PLAN
7C-1PERIODIC** AS RECOMMENDED BY THE SOILS ENGINEER.01 in. = 10 ft.10ftPOST CONSTRUCTION REQUIREMENT CERTIFICATIONTHIS PROJECT IS GOVERNED BY AND COMPLIES WITHTHE STATE OF CALIFORNIA POST CONSTRUCTIONREQUIREMENTS.________________________________ __________ WILLIAM R. DYER, RCE 34581DATEALL STORM WATER IS BEING STORED ON-SITE FORINFILTRATION. SITE IS EXEMPT FROM SWCP SINCE ITCOMPLETELY DRAINS TO AN ON-SITE UNDRAINEDDEPRESSION.ROBERT NEWDOLLLOT COVERAGE CALCULATIONS:TOTAL LOT AREA:14,622 SFEXISTING IMPERVIOUS SURFACES: 1,476 SF = 10%PROPOSED IMPERVIOUS SURFACES: 6,303 SF = 43%ENCROACHMENT PERMIT NOTE:A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK INTHE PUBLIC RIGHT-OF-WAY OR WITHIN CITY EASEMENTS FORCONNECTIONS TO PUBLIC UTILITIES. WORK REQUIRING ANENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TODEMOLITIONS, UTILITIES, WATER, SEWER, AND FIRE SERVICE LATERALS,CURB, GUTTER, AND SIDEWALK, DRIVEWAY APPROACHES, SIDEWALKUNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTINGOR PRUNING, CURB RAMPS, STREET PAVING, AND PEDESTRIANPROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT (805) 473-5445WITH AT LEAST A 48 HOUR NOTICE FOR ANY REQUIRED ENCROACHMENTPERMIT INSPECTIONS OR FINAL INSPECTIONS.811GRADING PLAN REFERENCE NOTES1. STORMTECH MC-3500 UNDERGROUND CHAMBER SYSTEM. DESIGNVOLUME 706 CUBIC FEET. SEE DETAIL SHEET C-7.2. MIDSTATE CONCRETE 2356 SAND TRAP OR EQUAL. SEE DETAILSHEET C-7.3. MASONRY/CONCRETE BASED WOOD FENCE. SEE DETAIL SHEET C-7.4. 12X12 CATCH BASIN. 86.14 TG, 85.50 FL.5. 34 LF, 4" PVC SDR 35 STORM DRAIN @ 1%.6. 12X12 CATCH BASIN. 86.11 TG, 85.16 FL.7. NDS DURA SLOPE CHANNEL DRAIN DS-112N OR EQUAL. 85.16 FL.8. 4" PVC SDR 35 STORM DRAIN @ 1% MIN.9. 12X12 CATCH BASIN. 86.93 TG, 85.9 FL.10. 39 LF, 4" PVC SDR 35 STORM DRAIN @ 2.9%.11. 6" PVC SDR 35 STORM DRAIN @ 2% MIN.12. 6" PVC CLEANOUT TO FINISHED GRADE.13. DRAINAGE BASIN 1. BOTTOM EL. 85.35, DESIGN DEPTH 0.25 FT,DESIGN VOLUME 120 CUBIC FEET, SIDE SLOPES 5:1 MAX.14. DRAINAGE BASIN 2. BOTTOM EL. 85.1, DESIGN DEPTH 0.30 FT,DESIGN VOLUME 118 CUBIC FEET, SIDE SLOPES 5:1 MAX.15. TREES TO BE REMOVED.16. OAK TREE TO BE PROTECTED AND SAVED.17. EXISTING GAS METER TO BE REMOVED.BASIS OF ELEVATIONTOPOGRAPHIC INFORMATION
30'40'N0°15'50"W 65.00'S89°56'20"E 63.68'S0°07'23"E 32.82'N90°00'00"W 49.97'S0°08'27"E 95.00'N90°00'00"W 152.75'N2°29'17"E 75.88'N89°59'59"E 135.71'(E)OVERHEADELEC(E)EXIST. JUNC.POLE W/GUY(E) CTVVAULT(E) WM(E) FH(E) LIGHTPOLE(E) D.I.(E) 4" SSCO(E)OVERHEADTEL, TV(E) POLEW/ GUY(E)GM(E) OVERHEADELEC, TEL, TV(REMOVE)5/8" REBAR(E) UTILPOLE W/GUY(E) EDGEOF PVMT(E) SSMHRIM EL. 85.202-1/2" BRASSCAP IN WELLEXIST. BUILDINGEXISTINGBUILDING(E)OVERHEADELEC,TEL,TV(E)UNDER GROUNDELEC, TV(E)OVERHEADTEL, TV(E)OVERHEADTEL(E)OVERHEADTEL, TV(E)OVERHEADELEC(E)OVERHEADELEC(E)OVERHEADELEC(E)OVERHEADELEC SVCEXIST. SWEXIST. 6" CURB, 18" GUTTER
EXIST. 6"C,18"G,6'SW(E)OVERHEADELECEXIST. SW P.U.E. PER1905 OR 75712"OAK18" RCP 48" RCP18" RCPLS(E)4" SS LAT(P)4" SS LAT(E) GUYTO BERELOCATEDN90°00'00"ESOUTH ELM STREET
ASH STREET10" VCP SS10" VCP SS6" ACP W10" VCP SS
6" ACP W10" ACP W10" ACP W2"GAS2"GASNEWAPARTMENTBUILDING87.10 FFNEWAPARTMENTBUILDING87.60 FF123456789101112dsdsdsdsdsdsdsdsWilliam R. Dyer
Civil Engineering- Land Surveying
P. O. Box 432 Phone - (805) 481-1223Grover Beach CA 93483-0432VILEDCIA
R
NIRINEERFI R.DOYELACATSECLI
FOEWILLI
AMTN
R.C.E. 34581EXP. 9/30/2019ES
NGSAN LUIS OBISPO, COUNTY, CALIFORNIA
1194 SOUTH ELM STREET, ARROYO GRANDE
4 UNIT APARTMENT PROJECT
UTILITY PLAN
7C-201 in. = 10 ft.10ftUTILITY PLAN REFERENCE NOTES1. NEW 4" PVC MANIFOLD WATER SERVICE - DET. 6220, SHEET C-6.2. NEW 5 - 1 INCH WATER METERS - DET. 6210, SHEET C-63. EXISTING GAS SERVICE LINE AND METER TO BE REMOVED.4. EXISTING GAS SERVICE LINE TO BE USED OR UPGRADED ASNEEDED.5. NEW 4 - GAS METERS.6. NEW 4 - ELECTRIC METERS.7. EXISTING CABLE TV BOX TO BE RESET TO FINISHED GRADE.8. NEW UNDERGROUND ELEC, TEL & TV SERVICES. SEE TRENCHDETAIL THIS SHEET.9. EXISTING WATER SERVICE, METER AND BOX TO BE REMOVED TOMAIN.10. NEW 4 INCH SEWER LATERAL PER DETAIL 6810, SHEET C-6.11. EXISTING 4 INCH SEWER LATERAL TO BE USED IF FOUND INGOOD CONDITION. PROVIDE TV INSPECTION TO VERIFY. REPLACEIF NECESSARY.12. EXISTING GUYS TO REMAIN.811
Elm Street Elevation (WEST)
ROOF
(Moire Black)
FASCIA
(Advance Bronze)
STUCCO
(La Habra Silver Grey)
WINDOWS
(White Vinyl)
DOORS & TRELLIS
(Extra White)