PC 2018-08-21_08a Habitat for Humanity Brisco Road
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF TENTATIVE TRACT MAP 18-003 AND PLANNED
UNIT DEVELOPMENT 18-001; CONSTRUCTION OF EIGHT (8)
ATTACHED SINGLE-FAMILY HOMES; LOCATION – 184 BRISCO
ROAD; APPLICANT – HABITAT FOR HUMANITY FOR SAN LUIS
OBISPO COUNTY (HFHSLOCO)
DATE: AUGUST 21, 2018
SUMMARY OF ACTION:
Approval of the project will result in construction of eight (8) new attached single-family
homes for very low income families on a vacant parcel in the Multi-Family Apartment
(MFA) zoning district.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Planning Commission adopt a Resolution approving Tentative
Tract Map 18-003 and Planned Unit Development 18-001.
BACKGROUND:
The subject property is 0.5-acre in size and is zoned Multifamily Apartment (MFA)
(Attachment 1). The vacant property is long and narrow, relatively flat, and is surrounded
by high density residential development to the north and west, single family residences
to the east, and the Arroyo Grande Cemetery to the south.
On December 14, 2010, the City’s former Redevelopment Agency (“RDA”) approved a
Loan and Negotiation Agreement with HFHSLOCO to acquire property located at 184
Brisco Road and develop a minimum of seven (7) multi-family owner-occupied low
income affordable housing units. The Agreement required the RDA and HFHSLOCO to
negotiate an Affordable Housing Agreement to further implement the project.
HFHSLOCO successfully acquired the property with use of the funds, and the Affordable
Housing Agreement was approved by the City on May 14, 2013. On April 10, 2018 the
City Council approved a three (3) year time extension of the Agreement, or until May 14,
2021.
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT
DEVELOPMENT 18-001
AUGUST 21, 2018
PAGE 2
The City started working with HFHSLOCO in 2014 on a conceptual development plan for
the subject property. The design included eight (8) attached single-family homes facing
an interior community open space area. The primary issue with this design was providing
adequate emergency vehicle access. A Pre-Application for a similar development was
submitted in August 2017 that addressed previously identified concerns, and formal
applications for a Tentative Tract Map and Planned Unit Development were submitted on
June 5, 2018.
HFHSLOCO is a nonprofit agency that seeks to eliminate poverty housing and
homelessness and to make decent shelter a matter of conscience and action. Using
volunteer labor and tax-deductible donations of money and materials, HFHSLOCO builds
and rehabilitates homes with the help of future homeowners, referred to as “Family
Partners”. HFHSLOCO incorporates universal design features and includes
green/energy efficient features and low water use fixtures into the homes it builds. These
features help to keep utility costs down for the homeowners and supports HFHSLOCO’s
commitment to green building.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the proposed project at their
meeting of June 18, 2018 (Attachment 2). The ARC discussed several aspects of the
project, including site layout, exterior decks, landscaping, hot water heaters, and common
area lighting. Overall, members of the ARC were in support of the proposed project,
commenting that the layout of the site, landscaping, architectural treatments, colors, and
varied elevations were all appropriate and that the project was needed in the community.
The ARC recommended approval of the project as submitted.
City Council
On June 26, 2018, the City Council considered a request to authorize the use of the City’s
In-Lieu Affordable Housing Funds to pay the City related fees for the proposed project
(Attachment 3). These fees included entitlement fees, map review fees, and construction
permit fees for the eight (8) units. The City Council unanimously approved the contribution
of up to approximately $110,000 of the City’s In-Lieu Affordable Housing Funds for the
project to pay City related fees.
ANALYSIS OF ISSUES:
Project Description
The applicant proposes to construct eight (8) attached single family residences (four sets
of two attached homes) that would be built in part with sweat equity by families earning
very low annual incomes. All of the units are two-stories, include three bedrooms and 1.5
baths, and have roughly 1,100 square feet of total living area. Carports line both sides of
the access along the front portion of the property with the homes located on the back half
of the property. A meandering pedestrian path runs between the homes along the middle
of the property that terminates at a rear open space area with picnic tables and limited
turf. Built-in cluster mailboxes are proposed on either side of the driveway entrance, and
two (2) trash enclosures that match the lower portion of the residences in color and
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT
DEVELOPMENT 18-001
AUGUST 21, 2018
PAGE 3
materials are located within the parking area. All units include storage space. Solar
panels are proposed on the south facing rooftops to maximize solar exposure (see figure
1 for Site Plan).
Figure 1: Site Plan
General Plan Conformance
The General Plan designation for the project site is Multifamily High Density, which is
implemented by the Multifamily Apartment (MFA) zoning district in the Development
Code. The proposed development conforms to the following General Plan Land Use and
Housing Element policies:
Land Use Element:
• LU3-3: Accommodate the development of apartment buildings as well as
condominium and townhouses in areas designated as Multiple-Family Residential
– High Density.
Housing Element:
• A.1: The City shall adopt policies, programs, and procedures to attempt to meet
the present and future needs of residents of the City, and to aim at providing their
fair share regional housing need allocated for each income classification, within
identified governmental, market, economic and natural constraints.
• A.2: The City shall continue to utilize the following incentives for the production
of affordable housing: a) allowing secondary dwelling units under specified criteria;
b) allowing manufactured housing on legal parcels in all residential zones; c)
allowing density bonuses for very low and low-income housing, and senior housing
projects.
• A.3: The City shall give priority to processing housing projects that provide for
affordable housing, and lower development impact fees shall be charged as an
incentive for low, very low, and extremely low-income housing.
• A.9: The City shall continue to enable and encourage multiple-family, rental
apartments, senior, mobile home, and special needs housing in appropriate
locations and densities. These multiple family residential alternative housing types
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT
DEVELOPMENT 18-001
AUGUST 21, 2018
PAGE 4
tend to be more affordable than prevailing single-family residential low and medium
density developments.
• A.11: The City shall continue to utilize and expand the Density Bonus program to
encourage affordable housing supply.
• D.1: The City shall relax parking standards for apartments containing extremely,
very low, low, and/or senior housing.
• M.3: When feasible, buildings shall be sited on a north-south axis and designed
to take advantage of passive solar heating and cooling.
Development Standards
The project site is located in the MFA zoning district. The purpose and intent of the MFA
district 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. This district is intended as an
area for development of single-family attached and multifamily attached residential
dwelling units, and certain senior housing types at a maximum allowable density of
fourteen (14) dwelling units per gross acre.”
The development standards for the MFA zoning district and the proposed project are
identified in Table 1:
Table 1: Site Development Standards for the MFA Zoning District
Development
Standards
MFA District Proposed
Project
Notes
Maximum Density –
Mixed Use Projects
14 dwelling units/acre
(site maximum is 7 units)
8 units (density
bonus
required)
Code met
(Chapter 16.82).
Minimum Lot Size 10,000 square-feet 1,117 square
feet per
residential lot
Smaller lot sizes allowable
through PUD process.
Minimum Lot Width 80 feet 33.71 feet Smaller lot width allowable
through PUD process.
Minimum Lot Depth 100 feet 33.14 feet Smaller lot depth allowable
through PUD process.
Front Yard Setback 20 feet 5 feet Smaller setbacks allowable
through PUD process.
Rear Yard Setback 15 feet 5 feet Smaller setbacks allowable
through PUD process.
Side Yard Setback 10 feet 0 and 5 feet Smaller setbacks allowable
through PUD process.
Maximum Height 30 feet or two stories 26’-4” Code met.
Maximum Lot
Coverage
45% *24% (total
site)
Code met for total site.
Greater Lot Coverage
allowable through PUD
process for individual lots.
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT
DEVELOPMENT 18-001
AUGUST 21, 2018
PAGE 5
Development
Standards
MFA District Proposed
Project
Notes
Floor Area Ratio 0.35 **0.40 (total
site)
Greater FAR allowable
through PUD process.
*Lot Coverage for individual lots is close to 50%
** FAR for individual lots is close to 1.0.
As illustrated above, the proposed project deviates from most applicable development
standards for the MFA zoning district. However, all of the proposed deviations are
allowable through the Planned Unit Development process as long as density
requirements are met.
Density
The MFA zoning district allows a maximum density of fourteen (14) dwelling units per
acre. Based on the size of the property (0.5 acre), the maximum number of dwelling units
allowed is 7 (0.5 x 14 = 7). However, under the State’s density bonus law (Government
Code Section 65915-65918, codified in Development Code Chapter 16.82 (Attachment
4)), a 35% density bonus is allowed with a 100% affordable housing project, allowing up
to ten (10) units on the subject property (rounding up is allowable for affordable housing
projects). A density bonus is necessary to develop the site with eight (8) units.
Parking and Access
The State’s density bonus law allows parking reductions by right through the entitlement
process for projects that qualify for a density bonus, and therefore the City cannot require
additional parking. Under this Law, affordable housing projects require one (1) space for
studios and 1-bedrooms, two (2) spaces for 2-3 bedrooms, and two and a half (2.5)
spaces for 4+ bedrooms. Guest parking is included in these requirements and therefore
jurisdictions cannot require additional guest parking.
Per the City’s Development Code, a total of twenty (20) parking spaces would typically
be required if the proposed project did not include affordable housing. Under the State’s
density bonus law, a total of sixteen (16) spaces are required, and twenty (20) spaces are
proposed. The project therefore meets parking requirements as shown in Table 2. Note
that bicycle parking areas are also included (six racks).
The project site proposes one (1) public access point from Brisco Road. Secondary
access is not required because there are less than thirty (30) units and adequate fire
access have been incorporated into the project.
Table 2: Parking Requirements
Parking Calculations
Development Code
Requirements
2+ bedrooms: 2 spaces/unit (16 spaces)
Guest parking: 0.5 space/unit (4 spaces)
Total: 20 spaces
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT
DEVELOPMENT 18-001
AUGUST 21, 2018
PAGE 6
Density Bonus Law 2-3 bedrooms: 2 spaces/unit (16 spaces)
No guest parking required
Total: 16 spaces
Proposed Parking Eight (8) 3-bedroom units: 20 spaces
Open Space
Given the density and design of the proposed, most of the open space is shared and not
private. A total of 7,539 square feet of landscaping is provided, or 35% of the total area,
which meets common open space requirements. Private open space is 343.25 square
feet per unit, or 2,746 square feet total for the project.
Accessibility Requirements
Because this is a single family residential subdivision and not a multi-family housing
project, disabled accessibility requirements do not apply. Therefore, the units do not need
to be adaptable and disabled parking spaces are not required. That being said, public
improvements and pathways to the residences will be ADA compliant.
Drainage
Project conditions of approval will include full compliance with Low Impact Development
(LID) and stormwater requirements. Proposed stormwater management for the project
includes two (2) bioretention basins within the parking area.
Architecture
The proposed architectural style is considered Agrarian Modern (Attachment 5). The
carport cover is made of corrugated aluminum, and the duplexes will utilize vertical board
and batten siding on the upper level as well as horizontal channel siding on the lower
level. Four (4) body colors will be used to differentiate between the individual units (red,
blue, green and taupe), and a light color will be used for the trim and entries. Integral
vinyl window frames are proposed and painted to match the trim. The asphalt shingle
roofs will include solar panels and are sloped to take advantage of solar exposure. The
roofs also include exposed rafter tails as an architectural detail. Although it is preferred
to not have parking dominate the front of a project, it is unavoidable in this case given the
narrowness of the property. A color and materials board will be available at the meeting.
Landscaping
The project includes drought tolerant landscaping in the parking area and the back open
space area, with the exception of a small turf area. Tree species include Strawberry Tree,
Golden Medallion Tree, and New Zealand Christmas Tree. The final landscape plan will
be conditioned to comply with the Model Water Efficient Landscape Ordinance.
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT
DEVELOPMENT 18-001
AUGUST 21, 2018
PAGE 7
Maintenance
The homeowners will enter into a maintenance agreement for all common areas,
including Lot 9 (open space) and Lot 10 (parking area). HFHSLOCO will be the
maintenance manager and the homeowners will pay a set amount each month that will
go into a maintenance fund for repairs. There will be clear CC&Rs that stipulate what the
homeowners can and cannot do with regard to maintenance, painting the outside of the
homes, etc. HFHSLOCO will enforce these restrictions as the maintenance manager.
ADVANTAGES:
The proposed project will redevelop a vacant site with a eight (8) affordable housing units,
which will help the City in meeting its regional housing needs allocation of the Housing
Element.
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 been determined to be categorically
exempt pursuant to Section 15332 (Class 32) of the CEQA guidelines regarding in-fill
development projects in urban areas. The project also qualifies for an exemption
pursuant to California Code of Regulations Section 15194(b) – (d) regarding affordable
housing.
PUBLIC NOTIFICATION AND COMMENTS:
A notice of public hearing was mailed to all property owners within 300’ of the project site,
was published in The Tribune, and posted at City Hall and on the City’s website on Friday,
August 10, 2018. A sign announcing the public hearing was posted at the project site on
Wednesday, August 8, 2018, in accordance with City policy. The Agenda was posted at
City Hall and on the City’s website in accordance with Government Code Section
54654.2. At the time of report publication, no comments have been received.
Attachments:
1. Vicinity Map
2. Minutes from the June 18, 2018 Architectural Review Committee meeting
3. Minutes from the June 26, 2018 City Council meeting
4. Development Code Chapter 16.82
5. Color and material sheet
6. Project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT
MAP 18-003 AND PLANNED UNIT DEVELOPMENT 18-001;
APPLIED FOR BY HABITAT FOR HUMANITY FOR SAN LUIS
OBISPO COUNTY; LOCATION – 184 BRISCO ROAD
WHEREAS , the applicant has filed Tentative Tract Map 18-003 for a nine (9) lot residential
subdivision and Planned Unit Development 18-001 to construct eight (8) attached single-
family homes for very low income families; and
WHEREAS, the Architectural Review Committee of the City of Arroyo Grande considered
this project on June 18, 2018 and recommended approval of the project; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed this
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
determined that the project is exempt pursuant to Section 15332 of the CEQA Guidelines
regarding in-fill development projects; and
WHEREAS, the Planning Commission has reviewed the project at a duly noticed public
hearing on August 21, 2018, and considered all written evidence and oral testimony; and
WHEREAS, the Planning Commission has found that this project is consistent with the
General Plan and Development Code through the Planned Unit Development permit
process; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Tract Map Findings:
1. The proposed tentative tract map is consistent with goals, objectives, policies,
plans, programs, intent and requirements of the Arroyo Grande General Plan, as
well as any applicable specific plan, and the requirements of this title.
The proposed tract map would allow the subdivision of 0.5 acres into nine (9) lots
for the development of eight (8) attached single-family residences that is consistent
with the goals, objectives, policies, plans, programs, intent and requirements of the
Arroyo Grande General Plan. The subdivision would allow very low income
housing at a density and design that is compatible with the nearby residential
neighborhood and is consistent with density bonuses allowed by State Law and
the Municipal Code.
RESOLUTION NO.
PAGE 2
2. The site is physically suitable for the type of development proposed.
The site is 0.5 acres of vacant land adjacent to existing high density residential
development, and is physically suitable for the attached single family residential
development as a residential infill location.
3. The site is physically suitable for the proposed density of development.
The site is physically suitable as designed for the density of development with
the appropriate density bonus, open space, and modified site development
standards allowed through the Planned Unit Development process.
4. The design of the tentative tract map or the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
The proposed tract map has been reviewed 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 no impacts are
anticipated due to being categorically exempt from further CEQA review per
Section 15332 of the CEQA Guidelines and pursuant to CCR Section 15194(b)
– (d).
5. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the subdivision would result in a development of appropriate
density, consistent with the density of adjacent residential uses, and would
include all necessary infrastructure, roadway improvements, and parking.
6. The design of the tentative tract map or the type of improvements will not conflict
with easements acquired by the public-at-large for access through, or use of,
property within the proposed tentative tract map or that alternate easements for
access or for use will be provided, and that these alternative easements will be
substantially equivalent to ones previously acquired by the public.
The design of the tentative tract map will not conflict with any public or private
easements as no such easements exist on the site.
7. The discharge of waste from the proposed subdivision into an existing community
sewer system will not result in violation of existing requirements as prescribed
in Division 7 (commencing with Section 13000) of the California Water Code.
The proposed discharge of waste into the existing system is conditioned to
meet requirements.
8. Adequate public services and facilities exist or will be provided as the result of the
proposed tentative tract map to support project development.
There are adequate provisions for public services to serve the project
development and no deficiencies exist. The provisions for water, sanitation and
public utilities were examined through the environmental review process, and
RESOLUTION NO.
PAGE 3
it was determined that adequate public services will be available for the
proposed project and will not result in adverse impacts.
Planned Unit Development Findings:
1. The proposed development is consistent with the goals, objectives and programs of
the general plan and any applicable specific plan;
The proposed project is consistent with the goals and objectives of the General
Plan by providing eight (8) attached single family residences for very low income
families.
2. The site for the proposed development is adequate in size and shape to accommodate
the use and all yards, open spaces, setbacks, walls and fences, parking area, loading
areas, landscaping, and other features required;
With the flexibility offered by the Planned Unit Development and the modified
development standards for lot size, coverage, FAR, and setbacks, the site is
adequate to meet the intent of the Multifamily Apartment (MFA) zoning district.
3. The site for the proposed development has adequate access, meaning that the site
design and development plan conditions consider the limitations of existing streets
and highways;
With one access off of Brisco Road, the project provides adequate access to the
new lots for the type and density of development proposed as part of the project.
4. Adequate public services exist, or will be provided in accordance with the conditions of
development plan approval, to serve the proposed development; and that the approval
of the proposed development will not result in a reduction of such public services to
properties in the vicinity so as to be a detriment to public health, safety or welfare;
Adequate public services are available to serve the project and proposed
development will not result in a reduction of public services in the vicinity so as to
be a detriment to public health, safety or welfare.
5. The proposed development, as conditioned, will not have a substantial adverse effect
on surrounding property, or the permitted use thereof, and will be compatible with the
existing and planned land use character of the surrounding area;
The proposed development is compatible with the existing land use character of
the surrounding area as an infill residential project, and as conditioned will not have
a substantial adverse effect on surrounding properties.
6. The improvements required, and the manner of development, adequately address all
natural and manmade hazards associated with the proposed development and the
project site, including, but not limited to, flood, seismic, fire and slope hazards;
RESOLUTION NO.
PAGE 4
Limited improvements are required for the proposed project and all improvements
have been conditioned to adequately address all natural and manmade hazards
associated with the proposed development.
7. The proposed development carries out the intent of the planned unit development
provisions by providing a more efficient use of the land and an excellence of design
greater than that which could be achieved through the application of conventional
development standards;
The planned unit development provides a more efficient use of the land by allowing
modifications to the development standards for lot dimensions and setbacks,
allowing for increased densities desired in the MFA zoning district.
8. The proposed development complies with all applicable performance standards listed
in Section 16.32.050(E).
The proposed development meets open space requirements applicable to Planned
Unit Developments and all Planned Unit Development performance standards.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby approves Tentative Tract Map 18-003 and Planned Unit Development 18-
001 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.
On motion by Commissioner _________, seconded by Commissioner __________, and by
the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 21st day of August, 2018.
RESOLUTION NO.
PAGE 5
_______________________________
GLENN MARTIN
CHAIR
ATTEST:
_______________________________
MATTHEW DOWNING
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 6
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 18-003 AND
PLANNED UNIT DEVELOPMENT 18-001
184 BRISCO ROAD
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the subdivision and construction of eight (8) single-family
attached residences in the Multi-Family Apartment (MFA) district.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. This application shall automatically expire on August 21, 2020 unless a Final Map is
recorded. Thirty (30) days prior to the expiration of the approval, the applicant may
apply for an extension of one (1) year from the original date of expiration.
4. The applicant shall comply with all conditions of approval for Tentative Tract Map
18-003 and Planned Unit Development 18-001.
5. Development shall conform to the MFA zoning requirements except as otherwise
approved.
6. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of August 21, 2018 and marked Exhibit “B”,
except as otherwise modified by these conditions.
7. The applicant shall, as a condition of approval of this tentative map application,
defend, indemnify and hold harmless the City of Arroyo Grande, its present or former
agents, officers and employees from any claim, action, or proceeding against the
City, its past or present agents, officers, or employees to attack, set aside, void, or
annul City's approval of this subdivision, which action is brought within the time
period provided for by law. This condition is subject to the provisions of Government
Code Section 66474.9, which are incorporated by reference herein as though set
forth in full.
8. A copy of these conditions shall be incorporated into all construction documents.
9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved project plans and as conditioned.
RESOLUTION NO.
PAGE 7
DEVELOPMENT CODE
10. 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” except as otherwise required through this entitlement.
11. Setbacks, lot coverage, and floor area ratios shall be as shown on the development
plans including those specifically modified by these conditions.
12. The developer shall comply with Development Code Chapter 16.56, “Parking and
Loading Requirements” except as otherwise required through this entitlement. All
parking spaces adjacent to a wall, fence, or property line shall have a minimum width
of 11 feet.
13. 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).
14. Final design and location of the trash enclosure(s) shall be reviewed by the
Architectural Review Committee and approved by the Community Development
Director.
15. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities
shall be restricted to the hours of 7 AM to 5 PM Monday through Friday, and from 9
AM to 5 PM on Saturdays. No construction shall occur on Sundays or City observed
holidays.
16. At the time of application for construction permits, the applicant shall provide details
on any proposed exterior lighting, if applicable. The lighting plan shall include the
height, location, and intensity of all exterior lighting consistent with Section
16.48.090 of the Development Code. All lighting fixtures shall be shielded so that
neither the lamp nor the related reflector interior surface is visible from adjacent
properties. All lighting for the site shall be downward directed and shall not create
spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED).
17. All new construction shall utilize fixtures and designs that minimize water and energy
usage. Such fixtures shall include, but are not limited to, low flow showerheads,
water saving toilets, instant water heaters and hot water recirculating systems.
Water conserving designs and fixtures shall be installed prior to final occupancy.
18. Landscaping shall be installed or bonded for before final building
inspection/establishment of use. The landscape and irrigation plan shall be
prepared by a licensed landscape architect subject to review and approval by the
Community Development and Public Works Departments. The landscape plan shall
be in conformance with Development Code Chapter 16.84 (Water Efficient
RESOLUTION NO.
PAGE 8
Landscape Requirements) and the State Model Water Efficiency Landscape
Ordinance (MWELO).
19. For projects approved with specific exterior building colors, the developer shall paint
a test patch on the building including all colors. The remainder of the building may
not be painted until inspected by the Community Development Department to verify
that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
20. All Fire Department Connections (FDC) shall be located near a fire hydrant, adjacent
to a fire access roadway, and screened to the maximum extent feasible.
21. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
22. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from public
view with materials architecturally compatible with the main structure. It is especially
important that gas and electric meters, electric transformers, and large water piping
systems be completely screened from public view. All roof-mounted equipment
which generates noise, solid particles, odors, etc., shall cause the objectionable
material to be directed away from residential properties.
23. All conditions of this approval run with the land and shall be strictly adhered to, within
the time frames specified, and in an on-going manner for the life of the project.
Failure to comply with these conditions of approval may result in an immediate
enforcement action. If it is determined that violation(s) of these conditions of
approval have occurred, or are occurring, this approval may be revoked pursuant to
Development Code Section 16.08.100.
SUBDIVISION CONDITIONS
24. The developer shall comply with Development Code Chapter 16.20, "Land
Divisions".
25. The developer shall comply with Development Code Chapter 16.64, "Dedications,
Fees and Reservations."
26. The developer shall comply with Development Code Chapter 16.68 “Improvements”.
All above ground utilities shall be placed underground.
27. Lots shall be numbered in sequence.
28. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that
are administered by a subdivision homeowners' association, formed by the applicant
for the area within the subdivision. The CC&R's shall be reviewed and approved by
the City Attorney and recorded prior to or concurrently with the final map. At a
RESOLUTION NO.
PAGE 9
minimum, the CC&R's shall:
a. Provide for maintenance of the driveways, common areas, sewer lines and
other facilities;
b. Prohibit additions to the units;
c. Require garages to be kept clear for parking cars at all times; and
d. Inform residents of the water conservation requirements placed on this
project.
29. A joint maintenance agreement for the common driveway, open space, sewer, and
drainage systems shall be submitted for review and approval of the City Attorney.
The joint maintenance agreement shall be recorded prior to or concurrently with the
final map.
30. An operations and maintenance agreement shall be submitted for all drainage
facilities.
31. The applicant shall remove all structures in conflict with new lot lines.
32. A building permit will not be issued until all drainage facilities are functional to the
satisfaction of the Community Development Director.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
33. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE LANES
34. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
35. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
36. Project shall have fire flow in accordance with the California Fire Code.
37. Prior to final of subdivision improvements, fire hydrants shall be installed, per
Fire Department and Public Works Department standards, and per the California
Fire Code.
SECURITY KEY BOX
38. The applicant must provide an approved "security key vault," per Building and Fire
Department guidelines and per the California Fire Code.
RESOLUTION NO.
PAGE 10
FIRE SPRINKLER
39. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
40. Provide Fire Department approved access or sprinkler-system per National Fire
Protection Association Standards.
ABANDONMENT/NON-CONFORMING
41. Prior to issuance of a grading permit or building permit, whichever occurs first,
the applicant shall show proof of properly abandoning all non-conforming items such
as septic tanks, wells, underground piping and other undesirable conditions.
DEMOLITION PERMIT
42. A demolition permit must be applied for, approved and issued. All asbestos and lead
shall be verified if present and abated prior to permit issuance.
ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS
All Engineering Division and Public Works Department conditions of approval as
listed below are to be complied with prior to recording the Final Map, unless
specifically noted otherwise.
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN,
AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
43. The Applicant shall develop, implement and provide the City a:
a. Prior to a building or grading permit a Stormwater Control Plan that clearly
provides engineering analysis of all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls complying with Engineering
Standard 1010 Section 5.2.2.
b. Prior to final acceptance an Operations and Maintenance Plan and
Maintenance Agreements that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are being maintained
and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
GENERAL CONDITIONS
44. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
45. The working hours for work requiring engineering inspections shall comply with
Standard Specification Section 5-1.01.
RESOLUTION NO.
PAGE 11
46. Provide trash enclosure in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or
the onsite water quality BMP.
47. Trash enclosure area(s) shall be screened from public view with landscaping or
other appropriate screening materials, and shall be reserved exclusively for
dumpster and recycling container storage. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks
48. All project improvements shall be designed and constructed in accordance with the
most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
49. Record Drawings (“as-built” plans) are required to be submitted prior to release of
the Faithful Performance Bond.
50. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director in compliance with Engineering Standard
1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents
on CD or flash drive in both AutoCAD and PDF format.
51. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
52. Preserve existing survey monuments and vertical control benchmarks in compliance
with Standard Specifications Section 5-1.26A.
SPECIAL CONDITIONS
53. The project shall retain and infiltrate 100% of the 100-year event due to the site
being located within Storm Water Drainage Zone A in accordance with Appendix I
of the City Standard Specifications and Engineering Standards.
54. The project shall comply with Tier 1, 2, and 3 Post Construction Requirements per
the City Standard Specifications and Engineering Standards due to the project
creating over 15,000 sq. ft. of impervious surfaces.
55. The developer shall install a drive approach on Brisco Road for access into the
complex per City Standard 2110.
56. The developer shall coordinate with the adjacent property owner at 196 Brisco Road
regarding the drive approach to their driveway and replace the existing drive
approach located on the project site with standard curb, gutter, and sidewalk per
City Standards.
RESOLUTION NO.
PAGE 12
IMPROVEMENT PLANS
57. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division as a separate
submittal from any vertical construction/structures building improvement plans.
58. Improvement plans must comply with Engineering Standard 1010 Section 1 and
shall be prepared by a registered Civil Engineer or qualified specialist licensed in the
State of California and approved by the Public Works Department and/or Community
Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100-year flood plain and any areas of inundation within
project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities – Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way
k. Tree Protection Plan
l. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
p. Engineers estimate for construction cost based on County of San Luis Obispo
unit cost.
59. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
60. Prior to approval of an improvement plan the applicant shall enter into an agreement
with the City for inspection of the required improvements.
61. Applicant shall fund outsourced plan and map check services, as required.
RESOLUTION NO.
PAGE 13
62. Upon approval of the improvement plans, the applicant shall provide a reproducible
mylar set and 3 sets of prints of the improvements for inspection purposes. Prior to
acceptance of the improvements, the applicant shall provide reproducible mylars,
and 2 sets of prints of the approved record drawings (as-builts).
63. If applicable, submit all retaining wall calculations for review and approval by the
Community Development Director including any referenced geotechnical report.
64. The developer shall be responsible for obtaining an encroachment permit for all work
within a public right-of-way.
DEDICATIONS AND EASEMENTS
65. The property owner shall offer dedication to the public any additional right-of-way for
Brisco Road as needed for street improvements being constructed along the
frontage, but limited to curb, gutter, and sidewalk.
66. A Public Utility Easement shall be provided for sewer, water, electrical, cable, and
telephone for all lots.
67. A Private Drainage Easement shall be provided for all lots.
68. All easements, abandonments, or similar documents to be recorded as a document
separate from the map shall be prepared by the applicant on 8 1/2 X 11 City standard
forms, and shall include legal descriptions, sketches, closure calculations, and a
current preliminary title report. The applicant shall be responsible for all required
fees, including any additional required City processing fees.
69. Abandonment of public streets and public easements shall be listed on the final map
or parcel map, in accordance with Section 66499.20½ of the Subdivision Map Act.
70. The subdivider shall enter into a subdivision agreement for the completion and
guarantee of improvements required. The subdivision agreement shall be on a form
acceptable to the City.
CURB, GUTTER, AND SIDEWALK
71. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
72. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
73. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
74. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach
shall be repaired or replaced to the satisfaction of the Public Works Director.
RESOLUTION NO.
PAGE 14
DEDICATIONS AND EASEMENTS
75. A drainage, sewer main and/or water main easement(s) shall be dedicated to the
public on the map.
76. All easements, abandonments, or similar documents to be recorded as a document
separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard
forms, and shall include legal descriptions, sketches, closure calculations, and a
current preliminary title report. The applicant shall be responsible for all required
fees, including any additional required City processing.
GRADING AND DRAINAGE
77. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer 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.
78. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
79. Drainage facilities shall be designed in compliance with Engineering Standard
1010 Section 5.1.2.
80. Submit a soils report for the project shall be prepared by a registered Civil Engineer
and supported by adequate test borings. All earthwork design and grading shall
be performed in accordance with the approved soils report. The date of the soils
report shall be less than 3 years old at the time of submittal.
81. The applicant shall dedicate a pedestrian access easement(s) for the ADA
sidewalk extension.
82. Infiltration basins shall be designed based on soil percolation tests. Infiltration test
shall include adequate borings depth and frequency to support design
recommendations.
SEWER
83. All sewer laterals shall comply with Engineering Standard 6810.
PUBLIC UTILITIES
84. Prior to approving any building permit within the project for occupancy, all
conditions of approval for project shall be satisfied.
85. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
PUBLIC SAFETY
86. Prior to issuance of building permit, the applicant shall submit exterior lighting
RESOLUTION NO.
PAGE 15
plan for Police Department approval.
87. Prior to issuance of a certificate of occupancy, the applicant shall post
accessible parking signage, per California Building Code Section 11A and other
applicable standards.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
88. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Map check fee for tract map.
b. Plan check for grading plans. (Based on an approved earthwork estimate)
c. Plan check for improvement plans. (Based on an approved construction cost
estimate)
d. Permit Fee for grading plans. (Based on an approved earthwork estimate)
e. Inspection Fee of subdivision or public works construction plans. (Based on
an approved construction cost estimate)
f. Plan Review Fee (Based on the current Building Division fee schedule)
89. FEES TO BE PAID PRIOR TO RECORDATION OF THE FINAL MAP
a. Park Development fee, the developer shall pay the current park development
fee, and/or donate land in-lieu of, for each lot approved, in accordance with
City Ordinance 313 C.S.
b. Park Dedication, the developer shall dedicate, in accordance with City
Ordinance 313 C.S., land for park purposes.
c. Park Improvement fee, the developer shall pay the current park improvement
fee, for each lot approved, in accordance with City Ordinance 313 C.S.
90. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect at the
time of building permit issuance, involving water connection or enlargement
of an existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at the time
of building permit issuance.
c. Water Meter charge to be based on codes and rates in effect at the time of
building permit issuance.
d. Water Availability charge, to be based on codes and rates in effect at the
time of building permit issuance.
e. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
f. Traffic Signalization fee, to be based on codes and rates in effect at the
time of building permit issuance.
g. Sewer Connection fee, to be based on codes and rates in effect at the time
of building permit issuance.
h. South San Luis Obispo County Sanitation District Connection fee in
accordance with Municipal Code Section 13.12.180.
RESOLUTION NO.
PAGE 16
i. Drainage fee, as required by the area drainage plan for the area being
developed.
j. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall be
provided for existing houses), to be based on codes and rates in effect at the
time of building permit issuance.
k. Construction Tax, the applicant shall pay a construction tax.
l. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes
and rates in effect at the time of development in accordance with State
mandate.
m. Building Permit Fee, to be based on codes and rates in effect at the time of
development.
BONDING SURETY
91. 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
completion of the work, less expenses incurred by the City in maintaining and/or
restoring the site.
92. The applicant shall provide bonds or other financial security as listed in this
condition. All bonds or securities shall be in a form acceptable to the City, and
shall be provided prior to recording of the map, unless noted otherwise. The
minimum term for Improvement securities shall be equal to the term of the
subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Erosion Control and Landscape, 100% of the approved estimated
cost of all erosion control work during construction and the estimated
cost of all final landscaping after construction is complete. This bond
is refundable upon successful completion of the work, less expenses
incurred by the City in maintaining and/or restoring the site.
c. Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
d. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance
of the subdivision improvements.
e. Monumentation, 100% of the estimated cost of setting survey
monuments.
f. Tax Certificate, In accordance with Section 9-15.130 of the
Development Code, the applicant shall furnish a certificate from the
tax collector’s office indicating that there are no unpaid taxes or special
assessments against the property.
JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:T1.0TITLE SHEETWRJDDRAWING SYMBOLSVICINITY MAPPROJECT DIRECTORYOWNER:HABITAT FOR HUMANITY FOR SLO COUNTY CONTACT: JULIA OGDEN189 CROSS STREETPH:805.782.0687SAN LUIS OBISPO, CA 93401EMAIL:ceo@hfhsloco.orgARCHITECT:TEN OVER STUDIO, INC.CONTACT: JIM DUFFY539 MARSH STREETPH:805.541.1010SAN LUIS OBISPO, CA 93401EMAIL:jimd@tenoverstudio.comPROJECT DATAPROJECT DESCRIPTIONTHIS PROJECT INVOLVES EIGHT NEW SINGLE FAMILY RESIDENCES IN ARROYO GRANDE FOR LOW INCOMEFAMILIES. EACH UNIT CONSISTS OF THREE BEDROOM AND ONE AND A HALF BATH. THE UNITS ARE TO BE ALLELECTRIC WITH NO GAS SERVICE AND SOLAR PANELS ON THE ROOF. COVERED PARKING IS PROVIDED AT THEFRONT OF THE LOT AND A COMMON AREA IS LOCATED AT THE BACK OF THE LOT. A TENTATIVE TRACK MAP WILLALSO BE REQUIRED TO ALLOW FOR EACH UNIT TO BE SOLD INDIVIDUALLY TO EACH HABITAT FAMILY.PROJECT ADDRESS 184 BRISCO ROADAPN077-051-044ZONINGMULTI-FAMILY APARTMENTLOT SIZE21,752 SQ FTBUILDING ONE LIVING SPACE2,207 SQ FTBUILDING TWO LIVING SPACE2,136 SQ FTBUILDING THREE LIVING SPACE2,207 SQ FTBUILDING FOUR LIVING SPACE2,136 SQ FTLOT COVERAGE5,223 SQ FT (24% OF SITE)AVERAGE NATURAL GRADE 143.7'REQUIRED:PROPOSED:HEIGHT LIMIT 30'-0"26'-4" (170.0')FRONT SETBACK20'-0" 150'-6"SIDE YARD SETBACK 10'-0" 5'-0"REAR YARD SETBACK20'-0" 48'-6"FAR35% 33.5%UNITS PER ACRE (W/ DENSITY BONUS)11.5 UNITS 8 UNITSLANDSCAPING (500 SQ FT PER UNIT)4,000 SQ FT 7,539 SQ FTAGENCIES & UTILITIESCITY OF ARROYO GRANDE - COMMUNITY DEVELOPMENT DEPARTMENT300 E BRANCH STREETARROYO GRANDE, CA 93420PH:805.473.5420CITY OF ARROYO GRANDE - BUILDING DEPARTMENT300 E BRANCH STREETARROYO GRANDE, CA 93420PH:805.473.5450CITY OF ARROYO GRANDE - PUBLIC WORKS DEPARTMENT1375 ASH STREETARROYO GRANDE, CA 93420PH:805.473.5460CITY OF ARROYO GRANDE - FIRE DEPARTMENT140 TRAFFIC WAYARROYO GRANDE, CA 93420PH:805.473.5490SHEET INDEXTITLE / CODET1.0 TITLE SHEETCIVILC1.0 GRADING AND DRAINAGE PLANC2.0 UTILITY PLANC3.0 SITE CROSS SECTIONSLANDSCAPEL-1IRRIGATION PLANL-2PLANTING PLANL-3IRRIGATION AND PLANTING DETAILSARCHITECTURALA1.0 SITE PLANA2.1FLOOR PLAN BUILDING ONEA2.2FLOOR PLAN BUILDING TWOA2.3 FLOOR PLAN BUILDING THREEA2.4FLOOR PLAN BUILDING FOURA4.0 ROOF PLANSA5.1ELEVATIONS BUILDING ONEA5.2 ELEVATIONS BUILDING TWOA5.3ELEVATIONS BUILDING THREEA5.4 ELEVATIONS BUILDING FOURA6.0SECTIONS BUILDING ONE AND TWOA6.1 SECTIONS BUILDING THREE AND FOURA7.0DOOR AND WINDOW SCHEDULESA8.0 PERSPECTIVESCALIFORNIA CODE REFERENCESTHIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES2016 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA RESIDENTIAL BUILDING CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA ENERGY CODE2016 CALIFORNIA HISTORICAL BUILDING CODE2016 CALIFORNIA FIRE CODE2016 CALIFORNIA EXISTING BUILDING CODE2016 CALIFORNIA GREEN BUILDING STANDARDS CODE2016 CALIFORNIA REFERENCE STANDARDS CODEABBREVIATIONSABANCHOR BOLTACAIR CONDITIONERADJ ADJACENTAFFABOVE FINISH FLOORALALUMINUMAPPROX. APPROXIMATELYASPH ASPHALTAVG AVERAGEBDBOARDBLDG BUILDINGBLK/BLKG BLOCK/BLOCKINGBMBEAMBNBULLNOSEBOT BOTTOMC.F. CUBIC FOOTC.I.CUBIC INCHCICAST IRONCJCEILING JOIST/CONTROL JOINTCLCENTER LINECLRCLEAR/CLEARANCECLG CEILINGCLKG CAULKINGCMU CONCRETE MASONRY UNITCOCLEANOUTCOL COLUMNCONC CONCRETECONN CONNECTIONCONST CONSTRUCTIONCONT CONTINUOUSCTR CENTERCW COLD WATERC.Y. CUBIC YARDDBLDOUBLEDEG DEGREEDEPT DEPARTMENTDET DETAILDFDOUGLAS FIRDIA DIAMETERDIMDIMENSIONDNDOWNDSDOWNSPOUTDWDISHWASHEREAEACHEJEXPANSION JOINTELEC ELECTRICALELEVELEVATION/ELEVATORENCL ENCLOSUREEOS EDGE OF SLABEQEQUALEQUIP EQUIPMENTEST ESTIMATEEXIST/(E)EXISTINGEXTEXTERIORFAU FORCED AIR UNITFHFIRE HYDRANTF.O.C. FACE OF CURBF.O.F. FACE OF FINISHF.O.S. FACE OF STUDFDFLOOR DRAINFDNFOUNDATIONFEFIRE EXTINGUISHERFFFINISH FLOORF.G./FGFINISH GRADEFINFINISHFIXFIXTUREFLRFLOORFOS FACE OF STUDFPFIREPLACE / FLOOR PLANF.S./FSFINISH SURFACEFTFOOTFTG FOOTINGGGASGAGAUGEGALV GALVANIZEDGDGARBAGE DISPOSALGLGLASSGYP GYPSUMHBHOSE BIBBHCHOLLOW COREHDR HEADERHORIZ HORIZONTALHRDW HARDWAREHTHEIGHTHWHOT WATERININCHINCL INCLUDEINFO INFORMATIONINSUL INSULATIONINTINTERIORINVINVERTJAN JANITORKITKITCHENLAM LAMINATEDLAVLAVATORYLB/#POUNDL.F./LFLINEAR FLOOTLSLAG SCREWMAXMAXIMUMMBMACHINE BOLTMECH MECHANICALMFRMANUFACTURERMINMINIMUMMISC MISCELLANEOUSMTL METAL(N)NEWN.G./NGNATURAL GRADENO. / #NUMBERNTS NOT TO SCALEO/OVEROBS OBSCUREO.C./OCON CENTEROPCIOWNER PROVIDED,CONTRACTOR INSTALLEDOPOIOWNER PROVIDED,OWNER INSTALLEDOSOCCUPANCY SENSOROZOUNCEPERFPERFORATEDPERPPERPENDICULARPHPHONEPLPLATE/ PROPERTY LINEPLYWDPLYWOODPRPAIRPREFABPRE-FABRICATEDP.S.F.POUNDS PER SQUARE FOOTP.S.I.POUNDS PER SQUARE INCHPTDFPRESSURE TREATED DOUG FIRPVMT PAVEMENTRRISERRDROOF DRAINREFREFRIGERATORREQ REQUIREDRMROOMROROUGH OPENINGROW RIGHT OF WAYRTSREFER TO STRUCTURALRWDREDWOODS4S SURFACED 4 SIDESSCSOLID CORESDSMOKE DETECTORS.F./SFSQUARE FOOTSHT SHEETSHTGSHEATHINGSIM SIMILARSPEC SPECIFICATIONSST STAINLESS STEELSTD STANDARDSYM SYMBOLSTL STEELT&G TONGUE AND GROOVET TREETHKTHICK(NESS)TELTELEPHONETEMPTEMPERATURET.O.C. TOP OF CURBT.O.F. TOP OF FOOTINGT.O.W. TOP OF WALLT.O.S. TOP OF SLABTVTELEVISIONTYP.TYPICALUNO UNLESS NOTED OTHERWISEVCT VINYL COMPOSITION TILEVERTVERTICALV.I.F. VERIFY IN FIELDW/WITHW/OWITHOUTWC WATER CLOSETWDWOODWH WATER HEATERW.I.C. WALK IN CLOSETWTWEIGHTYDYARDBUILDING CODE DATASPRINKLERS:REQUIRED:YESPROPOSED: YESCONSTRUCTION TYPE:VBOCCUPANCY GROUP: R-3HABITAT FOR HUMANITY FOR SLO COUNTY 184 BRISCO ROAD, ARROYO GRANDESTRUCTURAL ENGINEER:SMITH STRUCTURAL GROUP CONTACT: LEE ENGELMEIER811 EL CAPITAN WAYPH:805.439.2110SAN LUIS OBIPSPO, CA 93401EMAIL:lee@smithstructural.comINTERIORELEVATION MARKERKEYNOTEDETAILTARGETDETAIL REFERENCE:DETAIL NUMBERSHEET NUMBERDOOR NUMBERWINDOW NUMBERELEV NUMBERSHEET NUMBERELEVATION MARKERELEV NUMBERSHEET NUMBERSECTION MARKERSECTION NUMBERSHEET NUMBERROOF / GROUND SLOPE: INDICATES SLOPE AND DIRECTIONOF SLOPE& DIRECTIONOF VIEWHEIGHT / ELEVATION MARKERNORTH ARROW& DIRECTIONOF VIEW& DIRECTIONOF VIEWREVISION MARKERROOM TAGXXXSLOPEX:XXXXXXXXMASTERBEDROOM1009'-0"XAX.XXXAX.XXXAX.X1234XAX.XXXAX.XXXXN1EQUIPMENT NUMBERXMECHANICAL / PLUMBING ENGINEER:3C ENGINEERING CONTACT: BRIAN STARRETT1120 MARSH STREETPH:805.540.5358SAN LUIS OBIPSPO, CA 93401EMAIL:bstarrett@3ceng.comLANDSCAPE ARCHITECT:SUMMERS MURPHY AND PARTNERS CONTACT: JIM BURROWS979 OSOS STREETPH:805.439.3209SAN LUIS OBIPSPO, CA 93401EMAIL:jburrows@smpinc.netCIVIL ENGINEERING AND SURVEYING:WALSH ENGINEERING CONTACT: MATT WALSH959 OSOS STREETPH:805.319.4948SAN LUIS OBIPSPO, CA 93401EMAIL:matt@walshengineering.netSOILS REPORT:EARTH SYSTEMS CONTACT:KYLE MARTINEZ4378 OLD SANTA FE ROADPH:805.544.3276SAN LUIS OBISPO, CA 93401EMAIL:esp@earthsys.comNBRISCO ROADHALCYON RDALPINE STE GRAND AVEE GRAND AVEMAPLE STRODEO DRMONTEGO STPROJECT LOCATION184 BRISCO ROADHIGHWAY 101PARKING REQUIREMENTSREQUIRED:PROPOSED:COVERED PARKING (2 PER UNIT)16 SPACES 16 SPACESGUEST PARKING (NON-COVERED)4 SPACES 4 SPACESTOTAL SPACES20 SPACES (16 COVERED) 20 SPACES (20 COVERED)EXHIBIT "B"
FF 144.00PAD 143.30FF 145.30PAD 144.60FF 147.30PAD 146.60FF 146.80PAD 146.10BLDG 4BLDG 3GRADING LEGENDGENERAL LEGENDSTORM DRAIN LEGEND:98100GRADING KEY NOTES:QUANTITIES AND PROJECT INFORMATIONBIO RETENTION AREA CROSS SECTIONC1.0GRADING ANDDRAINAGEPLAN00 10' 20'10'SCALE: 1" = HABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDATE SUBMITTAL05.04.18 PUD PERMIT
FF 144.00PAD 143.30FF 145.30PAD 144.60FF 147.30PAD 146.60FF 146.80PAD 146.10BLDG 4BLDG 3GENERAL LEGENDSTORM DRAIN LEGEND:WATER LEGEND:SANITARY SEWER LEGEND:DRY UTILITY LEGEND:SANITARY SEWER KEY NOTESDRY UTILITY KEY NOTESSTORM DRAIN KEY NOTESWATER KEY NOTES00 10' 20'10'SCALE: 1" = HABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDATE SUBMITTAL05.04.18 PUD PERMITC2.0UTILITY PLAN
GENERAL NOTESFF 146.80FF 146.60HABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDATE SUBMITTAL05.04.18 PUD PERMITC3.0SITE CROSSSECTIONS
21 SHUT-OFF VALVE40 FENCE42 43 11 REDUCED PRESSURE BACKFLOW DEVICE20 FILTER & REGULATOR10 ELECTRIC CONTROL VALVE12 TRENCHING13 CONTROLLER22 HOSE BIBB41 TREE, SHRUB & GROUND COVER PLANTING 40 TREE PLANTING23 FLUSH VALVEIrrigation & Planting Details L-3FGROUND PLASTIC VALVE BOX CARSON 910-12B GREENGRAVEL 3/4"-1 1/2" SIZE EXTEND 8" BEYOND BOTTOM DIMENSIONS OF BOXLATERAL LINE18" COIL OF POLY TUBING12"3/4" PVC BALL VALVE4"Y1/2YROOT BALLNOTE: WATERING BASINS MAY BE OMITTED IN SOME CASES AT THE LANDSCAPE ARCHITECT'S DIRECTION. SET CROWN 1/2" ABOVE GRADE BACKFILL : 1 PART NATIVE SOIL 1 PART NITROLIZED COMPOSTED 'FOREST HUMUS' GRO-POWER 5-3-1 MIX THOROUGHLYX1/2X1/2XAGRIFORM TABLET APPLICATION CHART ('AGRIFORM' TABLETS 20-10-5) SHRUB SIZE NO. OF TABLETS 1 GAL (2) 10 GRAM 5 GAL (4) 10 GRAM 15 GAL (6) 10 GRAM TREES: (1) 21-GRAM TABLET FOR EACH 1/2 INCH OF TRUNK DIAMETER OR EACH FOOT OF HEIGHT OR SPREAD. GRO POWER APPLICATION CHART PLANT SIZE RATE 1 GAL 1/2 CUP 5 GAL 1 CUP 15 GAL 2 CUPS 24" BOX 4 CUPS 36" BOX 5 CUPS 48" BOX 6 CUPSROOT BALL6"VARIES*Y1/2XX1/2X1/2Y36"32" CINCH TIES, MIN. 2 PER TREE. PROVIDE 2 LOCATIONS IF NECESSARY TO SUPPORT TREE. ATTACH TO POST WITH GALVANIZED NAILS2" DIA LODGEPOLE PINE STAKE, PRESSURE TREATED 10'-0" LENGTH ON 15G/24"BOX 8'-0" LENGTH ON 5G PLACE STAKE OUTSIDE OF ROOT BALL'ARBOR GUARD' ON ALL TREES IN LAWNCOMPACTED BASIN. SET CROWN OF TREE 1" ABOVE FINISH GRADE TREE PLANTING AND BACKFILL SEE TREE & SHRUB PLANTING DETAILINSERT STAKE OUTSIDE OF ROOTBALL *LOCATE TIES AT LOWEST POINT ONTRUNK TO MAINTAIN UPRIGHT POSITIONINSTALL DOUBLE STAKE ON 15 GALLON TREES; INSTALL SINGLE STAKE ON 5 GALLON TREES. REMOVE NURSERY STAKES.PLAN VIEWPREVAILING WINDALIGN STAKES PARALLEL WITH PREVAILING WINDSECTIONDRIVEWAY / PAVINGPVC LATERALPVC ELL POLY TUBEADAPTOR3"12"SECTIONVALVEPRESSURE LINENOTE: DO NOT RUN POLY TUBING UNDERGROUND. PLAN VIEW33 DRIP ZONE SCHEMATIC 32 DRIP TUBING LAYOUT SCHEMATICPLANT SPACINGPER PLANTING PLANVALVEINDIVIDUAL PLANTDRIP TUBING TOTAL LENGTH NOT TO EXCEED 150'NOTE: PLACE ENDS OF DRIP TUBE MAX. 3' FROM EDGE OF HARDSCAPE IN VALVE BOX WITH FLUSH VALVE AS SHOWN, TYPICAL. SEE DETAILS __ & __ FOR PLACEMENT OF EMITTERS. PRESSURE LINEMANUAL FLUSH VALVE IN VALVE BOX (TYP.) SEE DETAIL __, SHEET __PLAN VIEWBURIED CLASS 200 PVC PIPE, SIZE PER PLANBURIED CLASS 200 PVC PIPE, SERVING ADDITIONAL DRIP ZONE, SEE PLANPVC-DRIP TUBE ADAPTOR, TYPICALEDGE OF PAVINGPVC SLEEVEPOLY TUBE1 GAL. SIZE 5 GAL. SIZE15 GAL. SIZE (AND LARGER)CENTER OF PLANTEMITTERNOTE: PLACE EMITTER AT EDGE OF ROOTBALL. DO NOT PLACE TUBE & EMITTER AGAINST STEM / TRUNK OF PLANT.PLAN VIEWROOT BALLROOT BALLROOT BALLNOTE: PLACE EMITTER AT EDGE OF ROOTBALL. DO NOT PLACE TUBE & EMITTER AGAINST STEM / TRUNK OF PLANT.31 DRIP EMITTER PLACEMENT 30 DRIP RISER & TUBING SCHEMATICEMITTER, PLACE ON UPHILL SIDE OF PLANT, AT EDGE OF ROOT BALLSPACE RISERS AT PLANT SPACINGPLANTPLANTSECTIONROOT BALLROOT BALLADAPTORTEE OR ELLPVC RISERPVC LATERAL#10 GALV. WIRE LOOP, TYPICAL AT PLANT AND 10' OC MAX.POLY TUBINGFG1"18"12"FGPLASTIC VALVE BOX CARSON 1419E-13B GREENPRESSURE LINE UNIONSHUT-OFF VALVEGRAVEL 3/4"-1 1/2" SIZE EXTEND 8" BEYOND BOTTOM DIMENSIONS OF BOXFGPLASTIC VALVE BOX CARSON 1419E-13B GREENLATERAL LINEGRAVEL 3/4"-1 1/2" SIZE EXTEND 8" BEYOND BOTTOM DIMENSIONS OF BOXUNION TYPICAL1"PRESSURE REGULATORFILTER18"12"4"CONTROL WIRE CONDUIT SIZING NO. OF WIRES SIZE OF PVC SLEEVE 0-7 1" DIA 8-19 1-1/2" DIA20-37 2" DIA18"18"CONTROLLER LAG INTO WALL w/ 4-1/4" DIA x 2" SCREWS3/4" DIA P&C CONDUIT w/ 120V SOURCE CONNECTION TO 120V BY OTHERS PVC CONDUIT FOR CONTROL WIRES PER SCHEDULE FG5'-0"WEATHERTIGHT JUNCTION BOX18" MIN"12" MIN6"PRESSURE LINE & CONTROL WIRESCONTROL WIRESLATERAL LINE12"TYPICAL ALL TRENCHESCONTROL WIRES 3" DETECTABLE MARKER TAPE MANUF: THOR ENTERPRISES DISTRIB: T. CHRISTY ENTERPRISES (714) 771-4142COMPACT BACKFILL TO AVOID SETTLEMENTTAPE CONTROL WIRES TO PRESSURE LINE @ 5'OC NATIVE SOIL BACKFILL WITHOUT ROCKSFGCLASS 200 PVCSCH 40 PVC2 CU. FT. CONCRETE @ EACH ELBOWRP DEVICE W/ BALL VALVES 12" MIN18"PRESSURE LINEFGWYE STRAINERTYP. GALV. UNION (2)NOTES: 1. ALL PIPE FITTINGAS SHALL BE SCHEDULE 40, GALV. FLANGED STEELUNLESS OTHERWISE SPECIFIED.2. DISSIMILAR METALS SHALL BE SEPARATED BY AN APPROVEDDIELECTRIC COUPLING.3. THE BACKFLOW PREVENTER AND INSTALLATIONS SHALL BE APPROVEDBY THE LOCAL DEPARTMENT OF HEALTH SERVICES AND WATER AGENCY.KING'ONE STEP' CONNECTORS MODEL 70-566 30 VOLT OR RAINBRID SNAPTITE CONNECTORS W/SEALER MODEL #ST-03 GREY PT-S5. 2" DIA ALUMINUM or PLASTIC TAG. ATTACH w/WIRE TO VALVE ENGRAVE VALVE STA # INTO TAG GRAVEL 3/4"-1 1/2" SIZE EXTEND 8" BEYOND BOTTOM DIMENSIONS OF BOX LOCATE VALVES A) IN SHRUB AREAS ONLYB) 12" MAX FROM WALKS / CURBSC) PARALLEL TO WALKSD) ONE (1) VALVE PER VALVE BOXPLASTIC VALVE BOX CARSON MODEL 1419E-13B GREENPRESSURE LINEPVC UNION LATERAL LINEFG14 GAUGE DIRECT BURIAL WIRE. W/ 12" EXPANSION COIL4"3"12"1/2"HOSE BIBB (BRASS) HOSE BIBB VACUUM BREAKER CHAMPION MODEL HVB-111 2 - GALV STEEL PIPE STRAPS 3/4" DIA SCH 80 PVC (GREY) 4"x4" PRESSURE TREATED DOUG. FIR POST PRESSURE LINEFG1'-0"1'-6"3'-0"PLAN CONTROLPLAN SET 'A'ISSUED:5/08/18SHEETSOFSHEET NUMBERJOB NO.CAD FILEDESIGNEDCHECKEDDRAWNDATESHEET DESCRIPTIONPROJECT:DATE REVISION12OWNER:34567424673HABITAT FOR HUMANITYFOR SAN LUIS OBISPO COUNTY189 CROSS STREETSAN LUIS OBISPO CA8 NEW HOMES159 BRISCO ROADARROYO GRANDE CALANDSCAPE PLANS05-08-18Jim Burrows, Landscape Architectprohibited except by writtenmethod, in whole or part, isduction or publication by anywere prepared. Re-use, repro-original site for which theycation shall be restricted to theand their use and publi-Landscape Architectpermission from Jim Burrows,accompanying specificationsare the exclusive property ofThese drawings and/or theSAN LUIS OBISPO CA 93401979 OSOS STREET, SUITE B6(805) 439-3209JIM BURROWSLANDSCAPE ARCHITECTUREJLBJLBJLB
MAIL150'-0" MAX6"62'-1"10'-4"57'-1"48'-614"MAILSWALESWALE
FHEPEPEPEP150 FIRE HOSE LENGTH20 PARKING SPACES16 FOR RESIDENCE4 FOR GUESTS16'-0" TYP.9'-0" TYP.WMWM24'-0" MIN.16'-0" MIN.2'-0" MIN.2'-0" MIN2'-0" MINBUILDING ONEBUILDING TWOBUILDING THREEBUILDING FOUR5'-0" MIN4'-0" MIN5'-0" MIN.5'-0" MIN.5'-0" MIN.5'-0" MIN.EP122108TYP8TYP8TYP8TYP344557999911111212121213131414BRISCO ROADADJACENT PROPERTYAPN: 077-051-056ADJACENT PROPERTYAPN: 077-053-0492A1.02A1.0SIM7151516'-0" PARKING STALL WIDTH2'-0" LANDSCAPING PER CITY OF ARROYO GRANDESTANDARDS FIGURE 16.56.070-B5'-0" OFFSET FROMPROPERTY LINEPL3' WIDE VALLEYGUTTER PER CIVIL6" CURB PER CIVIL7'-0" MIN. CLEARWOOD FRAMED CARPORT WITHCOORDINATEDALUMINUM ROOFINGSLOPE1/4" PER FTSLOPE1/4" PER FTSCALE: 3/32" = 1'-0"1SITE PLANNJAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEARCHITECTURAL SITE PLAN LEGENDPAVERS PER CIVIL DRAWINGSPROPERTY LINE(E) FENCE TO BE REMOVEDKEYNOTES(N) FIRE HYDRANT TO BE PLACED WEST OF THE DRIVEWAY ENTRANCE(N) TENANT BUILT IN MAIL BOXES(N) COMMON AREA FOR TENANTS(N) BIKE PARKING(N) TRASH ENCLOSURE WITH 3 TRASH BINS, THREE RECYCLE BINS AND A GREEN WASTE BIN IN EACHLINE OF PAVEMENT TRANSITION(N) WATER METER BANK FOR ALL EIGHT UNITSLINE OF CAR PORT ABOVELINE OF LANDSCAPED AREA FOR PARKING OVERHANG(N) DRIVEWAY ENTRANCE(N) 5'-0" WIDE SIDEWALK, CURB AND GUTTER(E) RETAINING WALL TO REMAIN(N) RETENTION SWALE PER CIVIL DRAWINGS(E) ELECTRICAL LINE TO REMAIN(N) SOLAR PANELS OVER TRASH AREA FOR SITE LIGHTING AND SITE IRRIGATION123456789101112131415SITE PLAN GENERAL NOTES1. VERIFY ADEQUACY OF SEWER LATERAL PRIOR TO NEW CONSTRUCTION.2. WATER PRESSURE IN EXCESS OF 80 PSI REQUIRES A PRESSURE REGULATOR.3. BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDINGIDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROADFRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. ADDRESSNUMBERS SHALL BE ARABIC NUMERALS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A MINIMUM OF 4"HIGH WITH A MINIMUM STROKE WIDTH OF ½". VERIFY MINIMUM HEIGHT REQUIREMENTS WITH LOCAL FIREDEPARTMENT AND USE MORE RESTRICTIVE.4. SLOPE GROUND IMMEDIATELY ADJACENT TO FOUNDATION AWAY FROM BUILDING AT A SLOPE OF NOT LESSTHAN 1:20 (5%) FOR A MINIMUM OF 10' MEASURED PERPENDICULAR TO FACE OF WALL OR AT A 2% SLOPEWHEN A SWALE IS PROVIDED. IMPERVIOUS SURFACES WITHIN 10' OF BUILDING FOUNDATION SHALL BE SLOPEDA MINIMUM OF 2% AWAY FROM BUILDING.5. DURING CONSTRUCTION/GROUND DISTURBING ACTIVITIES, THE APPLICANT SHALL IMPLEMENT THE FOLLOWINGPARTICULATE (DUST) CONTROL MEASURES. THE CONTRACTOR OR BUILDER SHALL DESIGNATE A PERSON ORPERSONS TO MONITOR THE DUST CONTROL PROGRAM AND TO ORDER INCREASED WATERING, AS NECESSARY,TO PREVENT TRANSPORT OF DUST OFF SITE. THEIR DUTIES SHALL INCLUDE HOLIDAY AND WEEKEND PERIODSWHEN WORK MAY NOT BE IN PROGRESS. THE NAME AND TELEPHONE NUMBER OF SUCH PERSONS SHALL BEPROVIDED TO THE APCD PRIOR TO COMMENCEMENT OF CONSTRUCTION.5.1. REDUCE THE AMOUNT OF DISTURBED AREA WHERE POSSIBLE.5.2. USE OF WATER TRUCKS OR SPRINKLER SYSTEM IN SUFFICIENT QUANTITIES TO PREVENT AIRBORNE DUSTFROM LEAVING THE SITE. RECLAIMED (NONPOTABLE) WATER SHOULD BE USED WHENEVER POSSIBLE.5.3. VEHICLE SPEED FOR ALL CONSTRUCTION VEHICLES SHALL NOT EXCEED 15 MPH ON ANY UNPAVEDSURFACE AT THE CONSTRUCTION SITE.5.4. ALL TRUCKS HAULING DIRT, SAND, SOIL, OR OTHER LOOSE MATERIALS ARE TO BE COVERED OR SHOULDMAINTAIN AT LEAST TWO FEET OF FREEBOARD (MINIMUM VERTICAL DISTANCE BETWEEN TOP LOAD ANDTOP OF TRAILER) IN ACCORDANCE WITH CALIFORNIA VEHICLE CODE.5.5. SWEEP STREETS AT THE END OF EACH DAY IF VISIBLE SOIL MATERIAL IS CARRIED ONTO ADJACENTPAVED ROADS. WATER SWEEPERS WITH RECLAIMED WATER SHOULD BE USED WHERE FEASIBLE.5.6. ALL DIRT STOCK-PILE AREAS SHOULD BE SPRAYED DAILY AS NEEDED.6. ANY PORTION OF A FENCE OR OTHER STRUCTURES WITHIN 5' OF THE BUILDING SHALL BE CONSTRUCTED OFNON-COMBUSTIBLE MATERIAL OR APPROVED EXTERIOR FIRE-RETARDANT WOOD OR MATERIAL THAT MEETSTHE SAME FIRE-RESISTIVE STANDARDS AS THE EXTERIOR WALLS OF THE BUILDING.7. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED DURING ALL DEMOLITION,CONSTRUCTION AND GRADING.GENERAL NOTES1. THE ARCHITECT HAS NO CONTROL OR RESPONSIBILITY FOR THE MEANS, TECHNIQUES, SEQUENCE, ORPROCEDURES OF CONSTRUCTION OR SAFETY PROGRAMS FOR THIS PROJECT. SUCH PROGRAMS ANDCOMPLIANCE WITH ALL LAWS, RULES, REGULATIONS, CODES OR ORDINANCES SHALL BE THERESPONSIBILITY OF OTHERS.2. COORDINATE THE WORK OF ALL TRADES INVOLVED IN THE CEILING WORK TO ENSURE CLEARANCES FORFIXTURES, DUCTS, PIPING, CEILING SUSPENSION SYSTEM, ETC., NECESSARY TO MAINTAIN THE FINISHEDCEILING HEIGHTS INDICATED ON ARCHITECT'S DRAWINGS.3. ALL WORK SHALL CONFORM TO APPLICABLE CURRENT FEDERAL, STATE AND LOCAL CODES. THECONTRACTOR IS TO PROVIDE FOR ALL REQUIRED NOTIFICATION OF AND COORDINATION WITH CITY ANDSTATE AGENCIES, AND PROVIDE REQUIRED PERMITS. ALL TESTS AND INSPECTIONS ASSOCIATED WITHOBTAINING APPROVALS TO PROCEED WITH AND COMPLETE THE WORK SHALL BE PAID FOR BY THECONTRACTOR.4. THE INTENT OF THE CONTRACT DOCUMENTS IS TO INCLUDE ALL LABOR AND MATERIALS, EQUIPMENT ANDTRANSPORTATION NECESSARY OR REASONABLY INFERABLE AS BEING NECESSARY FOR THE EXECUTION OFTHE WORK. BY SUBMITTING A PROPOSAL, THE CONTRACTOR REPRESENTS THAT THOROUGH EXAMINATIONOF THE SITE AND ALL EXISTING CONDITIONS AND LIMITATIONS HAVE BEEN MADE AND THAT THE CONTRACTDOCUMENTS HAVE BEEN EXAMINED IN COMPLETE DETAIL, AND THAT IT IS DETERMINED BEYOND DOUBT THATTHE DRAWINGS, SPECIFICATIONS AND EXISTING CONDITIONS ARE SUFFICIENT, ADEQUATE ANDSATISFACTORY FOR CONSTRUCTION OF THE WORK. WHERE MINOR ADJUSTMENTS TO THE WORK ARENECESSARY FOR THE PURPOSES OF FABRICATION AND INSTALLATION OF ITEMS, OR RESOLUTIONS OFCONFLICTS BETWEEN ITEMS, WITHIN THE INTENT OF THE CONTRACT DOCUMENTS, THE CONTRACTOR SHALLMAKE SUCH ADJUSTMENTS AT NO ADDED EXPENSE TO THE OWNER. WHERE SUCH MINOR ADJUSTMENTSAFFECT FUNCTIONAL OR AESTHETIC DESIGN OF THE WORK, THEY SHALL BE SUBMITTED TO THE ARCHITECTFOR REVIEW AND APPROVAL.5. THE GENERAL CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR THE EXECUTION OF HIS WORK ANDFOR ANY CHANGES AND / OR DEVIATIONS FROM THE DRAWINGS AND SPECIFICATIONS MADE WITHOUT PRIORWRITTEN APPROVAL FROM THE OWNER. THE COST OF CORRECTIONS RESULTING FROM CHANGES AND / ORDEVIATIONS SHALL BE BORNE BY THE GENERAL CONTRACTOR.6. DESIGN ALTERATIONS MADE WITHOUT THE ARCHITECT'S KNOWLEDGE DURING THE COURSE OFCONSTRUCTION ARE DONE AT THE OWNER'S AND / OR CONTRACTOR'S RISK. THE ARCHITECT SHALL NOT BEHELD RESPONSIBLE FOR THE CONSEQUENCES OF SUCH CHANGES.7. CONTRACTOR SHALL COORDINATE ALL OPERATIONS WITH THE OWNER, INCLUDING AREA FOR WORK,MATERIALS STORAGE, AND ACCESS TO AND FROM THE WORK, SPECIAL CONDITIONS OR NOISY WORK,TIMING OF WORK AND INTERRUPTION OF MECHANICAL AND ELECTRICAL SERVICES. NOISY OR DISRUPTIVEWORK SHALL BE SCHEDULED AT LEAST ONE (1) WEEK IN ADVANCE OF THE TIME WORK IS TO COMMENCE.8. THE GENERAL CONTRACTOR SHALL PROVIDE ALL PROTECTIVE MEASURES FOR THE SAFETY OF THE PUBLICAND WORKERS DURING THE COURSE OF THE WORK.9. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE HIGHEST STANDARD OF WORKMANSHIP INGENERAL AND WITH SUCH STANDARDS AS ARE SPECIFIED.10. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DEMOLITION AS REQUIRED FOR COMPLETION OFTHE PROJECT. REMOVE ALL DEMOLISHED MATERIAL NOT DESIGNATED FOR REUSE FROM THE PREMISES.11. CONTRACTOR SHALL PROVIDE FOR ALL WORK REQUIRED TO MAINTAIN COMPLIANCE WITH LOCAL FIRE CODE.PROVIDE FOR ALL REQUIRED SHOP DRAWINGS AND APPROVALS. CONTRACTOR IS RESPONSIBLE FORPROVIDING FIRE ALARM SYSTEM AUDIBILITY.12. CONTRACTOR SHALL SUBMIT SAMPLES OF ALL FINISHES OF SUCH SIZE AND NUMBER THAT THEY REPRESENTA REASONABLE DISTRIBUTION OF COLOR RANGES AND PATTERN PRIOR TO INSTALLATION FOR ARCHITECT'SAPPROVAL. CONTRACTOR SHALL PROVIDE SHOP DRAWINGS AND PRODUCT DATA FOR ARCHITECT'SAPPROVAL ON ALL SPECIAL ITEMS REQUIRING CUSTOM FABRICATION. (SHALL INCLUDE RATED FIRE DOORSAND HARDWARE).13. THE CONTRACTOR SHALL VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS PRIOR TO STARTING WORK.ALL DIMENSIONS OF EXISTING CONDITIONS ON DRAWINGS ARE INTENDED AS GUIDELINES AND MUST BE FIELDVERIFIED. DO NOT SCALE DRAWINGS FOR ANY REASON. REPORT ANY DIMENSIONAL DISCREPANCIES TO THEARCHITECT BEFORE CONTINUING WORK. COMMENCEMENT OF WORK IMPLIES THE ACCEPTANCE OF ALLCONDITIONS. CONTRACTOR SHALL ALSO COORDINATE THE WORK WITH THE WORK OF ALL OTHER TRADES.14. OMISSIONS MADE IN THESE DRAWINGS AND SPECIFICATIONS WHICH IS MANIFESTLY NECESSARY TO CARRYOUT THE INTENT OF THE DRAWINGS OR SPECIFICATIONS, OR WHICH IS CUSTOMARILY PERFORMED SHALLNOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR DESCRIBED DETAILS OF THE WORKAS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.15. A COMPLETE SET OF CONTRACT DOCUMENTS MUST BE KEPT AT THE JOB SITE AT ALL TIMES AND ANYCHANGES MUST BE NOTED THEREON AND INITIALED.16. DO NOT SCALE DRAWINGS FOR ANY REASON. REPORT ANY DIMENSIONAL DISCREPANCIES TO THEARCHITECT BEFORE CONTINUING WORK.17. PATCH, REPAIR, OR REPLACE ALL WORK DAMAGED BY NEW CONSTRUCTION. THE GENERAL CONTRACTORSHALL PATCH WALL AND FLOOR TO CONFORM TO MATERIAL, TEXTURE, AND SURFACE ALIGNMENT WITH THEADJOINING SURFACE.18. ALL FLOORS SHOULD BE LEVEL AND NOT VARY MORE THAN 1/4" IN 10'-0". THE CONTRACTOR SHALL NOTIFYARCHITECT OF ANY CONDITIONS THAT DO NOT MEET THIS STANDARD.19. MATERIALS, ARTICLES, DEVICES AND PRODUCTS ARE SPECIFIED IN THE DOCUMENTS BY LISTINGACCEPTABLE MANUFACTURERS OR PRODUCTS, BY REQUIRING COMPLIANCE WITH REFERENCED STANDARDS,OR BY PERFORMANCE SPECIFICATIONS. FOR ITEMS SPECIFIED BY NAME, SELECT ANY PRODUCT NAMED.FOR THOSE SPECIFIED BY REFERENCE STANDARDS OR BY PERFORMANCE SPECIFICATIONS SELECT ANYPRODUCT MEETING OR EXCEEDING SPECIFIED CRITERIA. FOR APPROVAL OF AN ITEM NOT SPECIFIED, SUBMITREQUIRED SUBMITTALS, PROVIDING COMPLETE BACK-UP INFORMATION FOR PURPOSES OF EVALUATION.WHERE BUILDING STANDARD ITEMS ARE CALLED FOR, NO SUBSTITUTE WILL BE ACCEPTED.20. MECHANICAL AND ELECTRICAL FIXTURES, OUTLETS, ETC., WHEN SHOWN ON THE ARCHITECTURALDRAWINGS, ARE FOR LOCATION INFORMATION ONLY. MECHANICAL AND ELECTRICAL TO BE DESIGNED BYOTHERS. ALL CIRCUITING COORDINATION TO BE BY OTHERS.21. CONTRACTOR IS TO PROVIDE DRAWINGS FOR ARCHITECT'S APPROVAL SHOWING LOCATIONS OF ALL HVACTHERMOSTATS, GRILLES AND DIFFUSERS, FIRE AND SMOKE DETECTION DEVICES INCLUDING SPRINKLERS,SMOKE DETECTORS, FIRE EXTINGUISHERS AND HOSE CABINETS, PLUMBING AND PLUMBING EQUIPMENT.22. REPLACE OR RELOCATE ALL EXISTING PIPING, CONDUIT, WIRING, ETC. REQUIRED FOR THE COMPLETION OFNEW WORK.23. ALL PERMITS INCLUDING FIRE, MECHANICAL, AND ELECTRICAL TO BE FILED SEPARATELY.24. AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR ANY WORK DONE IN THE PUBLIC R.O.W.25. ALL GYPSUM BOARD PARTITIONS SHALL BE TAPED, SPACKLED AND SANDED SMOOTH WITH NO VISIBLEJOINTS.26. ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE AND TRUE.27. ALL GLASS SHALL BE CLEAR TEMPERED GLASS, UNLESS OTHERWISE NOTED. GLAZING TONG MARKS SHALLNOT BE VISIBLE. CLEAN AND POLISH ALL GLASS PRIOR TO PROJECT DELIVERY.28. CONTRACTOR TO PROVIDE SHOP DRAWINGS AND/OR SUBMITTALS FOR ALL FINISHES, FIXTURES, ANDEQUIPMENT.29. THE ARCHITECT HAS NO KNOWLEDGE OF HAZARDOUS MATERIALS ON THIS PROJECT. THE ARCHITECTCANNOT BE HELD LIABLE FOR ANY SUCH MATERIAL ASBESTOS, LEAD, PAINT OR OTHER SIMILAR PRODUCTTHAT MAY BE UNCOVERED ON THIS PROJECT. IF SUCH MATERIAL IS ENCOUNTERED OR SUSPECTED THEOWNER SHALL BE RESPONSIBLE FOR MAKING ARRANGEMENTS FOR THE SAFE AND LEGAL REMOVAL OF SUCHMATERIAL AS REQUIRED.30. COORDINATE WITH SUB-CONTRACTORS THE LOCATIONS OF ELECTRICAL AND VOICE/DATA OUTLETS,PLUMBING AND OTHER DEVICES WITH LAYOUT AND DESIGN OF CUSTOM CASEWORK.31. CUSTOM CASEWORK SHALL CONFORM TO A.W.I. CURRENT STANDARDS FOR CUSTOM GRADE FABRICATION.32. PROVIDE NEAT CUT WHERE UTILITIES PENETRATE RATED WALL AND FLOOR ASSEMBLIES, SEAL WITHNON-COMBUSTIBLE MATERIAL PER CODE. VERIFY ALL SUCH PENETRATIONS WITH ARCHITECT PRIOR TOCUTTING.33. PRIOR TO FINAL, TEST SMOKE DETECTORS & AUTO POWER SHUT OFFDRWN BY:CHK'D BY:A1.0SITE PLANWRJD(N) WOOD FENCESCALE: 1/4" = 1'-0"042182CAR PORT SECTION
ABCDA.1B.1C.1D.15'-0"5'-1112"5'-1112"2'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"4'-212"7'-9"10'-012"5'-1112"6'-1012"2'-312"3'-714"3'-334"2'-834"2'-634"2'-634"2'-834"3'-334"3'-714"2'-312"12'-10"5'-0"2'-0"4'-434"3'-734"7'-9"4'-212"14'-212"14'-1"6"14'-1"14'-212"11'-1112"22'-0"10'-012"15'-112"6"15'-112"6'-11"6'-3"1112"1112"6'-11"6'-3"62'-1"0020020022'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"0020020080060060070050020020022'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"00200200800600600700100500600600600600100200200200210'-012"11'-1112"62'-1"22'-0"1'-0"DNDN5'-11"5'-11"3'-112"3'-112"2A5.14A5.11A5.13A5.1MASTERBEDROOMSLOPEDBEDROOMSLOPEDBEDROOMSLOPEDHALLWAY8'-0"BATHROOM8'-0"BEDROOMSLOPEDMASTERBEDROOMSLOPEDBEDROOMSLOPEDBATHROOM8'-0"HALLWAY8'-0"3A6.02A6.01A6.04A6.0007ABCDA.1B.1C.1D.15'-0"5'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"6"3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"10'-1112"2'-0"2'-11"11'-1"3'-9"2'-3"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"19'-1112"13'-4"13'-4"14'-1112"62'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"62'-1"STORAGE8'-0"STORAGESLOPEDLIVINGROOM8'-0"KITCHEN8'-0"POWDER8'-0"STORAGESLOPEDPOWDER8'-0"LIVINGROOM8'-0"0010040030020010050020020010010030040010040020010020020010010032A5.14A5.11A5.13A5.11'-0"UPUP3'-1"3'-1"KITCHEN8'-0"3A6.02A6.01A6.04A6.0004JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:A2.1BUILDING ONEFLOOR PLANWDJDFLOOR PLAN LEGENDNSCALE: 1/4" = 1'-0"042181FIRST FLOOR PLANBUILDING ONENSCALE: 1/4" = 1'-0"042182SECOND FLOOR PLANBUILDING ONEFLOOR PLAN NOTES1. TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.2. ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.3. ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.4. DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND AMAXIMUM 48" A.F.F.5. ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALLLEGEND.6. ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.7. ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.8. PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.9. PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.10. DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).11. ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THEARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIORTO PROCEEDING WITH ANY WORK.12. PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTHOF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.213. VERIFY ALL EXISTING DIMENSIONS IN FIELD14. NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT15. ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, ANDMUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.16. ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.2X6 WALL2X4 WALL
ABCDA.1B.1C.1D.15'-1112"5'-1112"2'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"4'-212"7'-9"10'-012"5'-1112"6'-1012"2'-312"3'-714"3'-334"2'-834"2'-634"2'-634"2'-834"3'-334"3'-714"2'-312"12'-10"2'-0"4'-434"3'-734"7'-9"4'-212"14'-212"14'-1"6"14'-1"14'-212"11'-1112"10'-012"22'-0"57'-1"11'-1112"10'-012"22'-0"15'-112"6"15'-112"6'-11"6'-3"1112"1112"6'-11"6'-3"57'-1"0020020022'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"0020020080060060070020020022'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"0020020080060060070010050060060060060010020020020020051'-0"DNDN5'-11"5'-11"2A5.24A5.21A5.23A5.2MASTERBEDROOMSLOPEDBEDROOMSLOPEDBEDROOMSLOPEDHALLWAY8'-0"BATHROOM8'-0"BEDROOMSLOPEDMASTERBEDROOMSLOPEDBEDROOMSLOPEDBATHROOM8'-0"HALLWAY8'-0"3A6.02A6.01A6.0ABCDA.1B.1C.1D.15'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"6"3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"5'-1112"2'-0"2'-11"11'-1"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"57'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"57'-1"STORAGESLOPEDLIVINGROOM8'-0"KITCHEN8'-0"POWDER8'-0"STORAGESLOPEDPOWDER8'-0"LIVINGROOM8'-0"0010040030020010020020010010030040010040020010020020010010030042A5.24A5.21A5.23A5.21'-0"3'-1"3'-1"KITCHEN8'-0"3A6.02A6.01A6.0JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:A2.2BUILDING TWOFLOOR PLANWDJDFLOOR PLAN LEGENDNSCALE: 1/4" = 1'-0"042181FIRST FLOOR PLANBUILDING TWONSCALE: 1/4" = 1'-0"042182SECOND FLOOR PLANBUILDING TWOFLOOR PLAN NOTES1. TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.2. ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.3. ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.4. DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND AMAXIMUM 48" A.F.F.5. ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALLLEGEND.6. ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.7. ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.8. PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.9. PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.10. DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).11. ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THEARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIORTO PROCEEDING WITH ANY WORK.12. PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTHOF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.213. VERIFY ALL EXISTING DIMENSIONS IN FIELD14. NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT15. ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, ANDMUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.16. ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.2X6 WALL2X4 WALL
ABCDA.1B.1C.1D.15'-0"11'-11"5'-0"2'-0"2'-11"7'-012"4'-4"5'-812"14'-212"10'-012"22'-0"15'-112"62'-1"11'-1112"62'-1"0120012A5.35'-1112"1A6.14A6.12'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"6'-1"5'-1012"4'-512"8'-412"2'-312"3'-714"3'-334"2'-834"2'-634"2'-634"2'-834"3'-334"3'-714"2'-312"6'-1012"14'-1"6"14'-1"14'-212"10'-012"11'-1112"22'-0"6"15'-112"6'-11"6'-3"1112"1112"6'-11"6'-3"0020020023'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-1112"0020080060060090020020023'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-3"0020020080060060090050060010010010020020020021'-0"DNDN5'-11"3'-112"3'-112"5'-11"4A5.41A5.43A5.4MASTERBEDROOMSLOPEDBEDROOMSLOPEDBEDROOMSLOPEDBATHROOM8'-0"HALLWAY8'-0"BATHROOM8'-0"MASTERBEDROOMSLOPEDBEDROOMSLOPEDBEDROOMSLOPED3A6.12A6.1006007ABCDA.1B.1C.1D.15'-0"5'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"6"3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"10'-1112"2'-0"2'-11"11'-1"4'-934"1'-214"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"19'-1112"13'-4"13'-4"14'-1112"62'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"62'-1"STORAGE8'-0"STORAGESLOPEDLIVINGROOM8'-0"KITCHEN8'-0"STORAGESLOPEDPOWDER8'-0"LIVINGROOM8'-0"0010040030020010050020020010010030040010040020010020010010030042A5.34A5.31A5.33A5.31'-0"UPUP3'-1"3'-1"POWDER8'-0"KITCHEN8'-0"3A6.12A6.11A6.10024A6.1JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:A2.3BUILDING THREEFLOOR PLANWDJDFLOOR PLAN LEGENDNSCALE: 1/4" = 1'-0"042181FIRST FLOOR PLANBUILDING THREENSCALE: 1/4" = 1'-0"042182SECOND FLOOR PLANBUILDING THREEFLOOR PLAN NOTES1. TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.2. ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.3. ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.4. DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND AMAXIMUM 48" A.F.F.5. ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALLLEGEND.6. ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.7. ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.8. PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.9. PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.10. DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).11. ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THEARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIORTO PROCEEDING WITH ANY WORK.12. PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTHOF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.213. VERIFY ALL EXISTING DIMENSIONS IN FIELD14. NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT15. ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, ANDMUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.16. ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.2X6 WALL2X4 WALL
ABCDA.1B.1C.1D.111'-11"2'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"6'-1"5'-1012"4'-512"8'-412"2'-312"3'-714"3'-334"2'-834"2'-634"2'-634"2'-834"3'-334"3'-714"2'-312"6'-1012"2'-0"2'-11"5'-112"6'-3"5'-812"14'-212"14'-1"6"14'-1"14'-212"11'-1112"10'-012"22'-0"57'-1"10'-012"11'-1112"22'-0"15'-112"6"15'-112"6'-11"6'-3"1112"1112"6'-11"6'-3"57'-1"0020020023'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-1112"0020080060060090020020023'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-3"0020020080060060090050060010010010050020020020020011'-0"DNDN5'-11"3'-112"3'-112"5'-11"4A5.41A5.43A5.4MASTERBEDROOMSLOPEDBEDROOMSLOPEDBEDROOMSLOPEDBATHROOM8'-0"HALLWAY8'-0"BATHROOM8'-0"MASTERBEDROOMSLOPEDBEDROOMSLOPEDBEDROOMSLOPED3A6.12A6.11A6.10065'-1112"ABCDA.1B.1C.1D.15'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"6"3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"5'-1112"2'-0"2'-11"11'-1"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"57'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"57'-1"0010040030020010020010010030040010040020010020010010030042A5.44A5.41A5.43A5.41'-0"UPUP3'-1"3'-1"STORAGESLOPEDLIVINGROOM8'-0"KITCHEN8'-0"STORAGESLOPEDPOWDER8'-0"LIVINGROOM8'-0"002002POWDER8'-0"KITCHEN8'-0"3A6.12A6.11A6.1JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:A2.4BUILDING ONEFLOOR PLANWDJDFLOOR PLAN LEGENDNSCALE: 1/4" = 1'-0"042181FIRST FLOOR PLANBUILDING FOURNSCALE: 1/4" = 1'-0"042182SECOND FLOOR PLANBUILDING FOURFLOOR PLAN NOTES1. TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.2. ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.3. ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.4. DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND AMAXIMUM 48" A.F.F.5. ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALLLEGEND.6. ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.7. ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.8. PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.9. PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.10. DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).11. ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THEARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIORTO PROCEEDING WITH ANY WORK.12. PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTHOF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.213. VERIFY ALL EXISTING DIMENSIONS IN FIELD14. NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT15. ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, ANDMUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.16. ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.2X6 WALL2X4 WALL
ABCDA.1B.1C.1D.1BUILDING B1SLOPE2:12SLOPE2:121233441'-0" TYP.3'-0" MIN.3'-0" MIN.1'-0" TYP.ABCDA.1B.1C.1D.1BUILDING A1SLOPE2:12SLOPE2:121332443'-0" MIN.3'-0" MIN.1'-0" TYP.1'-0" TYP.JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:A4.0ROOF PLANSWDJDNSCALE: 1/4" = 1'-0"042181BUILDING ONE AND TWOROOF PLANROOF PLAN LEGENDLOCATION FOR FUTURE SOLAR INSTALLATIONMECH. / PLUMB. ROOF VENT, REFER TO MECH. / PLUMB. PLANSNSCALE: 1/4" = 1'-0"042182BUILDING THREE AND FOURROOF PLANKEYNOTESLOCATION OF DECK WHERE OCCURS, REFER TO FLOOR PLANS FOR LOCATIONDOUBLE WALL AND VENTING SHAFT FOR MECHANICAL AND PLUMBING VENTSGUTTER AND DOWNSPOUTLOCATION OF FUTURE SOLAR INSTALLATION1234LOCATION FOR FUTURE SOLAR INSTALLATION
1234560FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"GUARD RAIL HEIGHT12'-8"836422147631234560FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"436214544237A.1B.1C.1D.18321ABCD8721DRWN BY:CHK'D BY:A5.1BUILDING ONEELEVATIONSWDJDJAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE: 1/4" = 1'-0"042183NORTH EAST ELEVATIONBUILDING ONEKEYNOTESHORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBERVERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM1X8 TRIM BOARD1X4 TRIM AROUND CASED OPENINGCLASS "A" ASPHALT SHINGLES4X10 EXPOSED BEAMS42" HIGH GUARD RAILINTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM12345678EXTERIOR ELEVATIONS LEGENDFIBER CEMENT HORIZONTAL SIDINGVERTICAL BOARD AND BATTEN SIDINGCLASS 'A' ASPHALT SHINGLESSCALE: 1/4" = 1'-0"042181SOUTH WEST ELEVATIONBUILDING ONESCALE: 1/4" = 1'-0"042184SOUTH EAST ELEVATIONBUILDING ONESCALE: 1/4" = 1'-0"042182NORTH WEST ELEVATIONBUILDING ONE
123456FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"8364226314123456FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"43625442314A.1B.1C.1D.18321ABCD8124DRWN BY:CHK'D BY:A5.2BUILDING TWOELEVATIONSWDJDJAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE: 1/4" = 1'-0"042183NORTH EAST ELEVATIONBUILDING TWOSCALE: 1/4" = 1'-0"042181SOUTH WEST ELEVATIONBUILDING TWOSCALE: 1/4" = 1'-0"042184SOUTH EAST ELEVATIONBUILDING TWOSCALE: 1/4" = 1'-0"042182NORTH WEST ELEVATIONBUILDING TWOEXTERIOR ELEVATIONS LEGENDFIBER CEMENT HORIZONTAL SIDINGVERTICAL BOARD AND BATTEN SIDINGCLASS 'A' ASPHALT SHINGLESKEYNOTESHORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBERVERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM1X8 TRIM BOARD1X4 TRIM AROUND CASED OPENINGCLASS "A" ASPHALT SHINGLES4X10 EXPOSED BEAMS42" HIGH GUARD RAILINTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM12345678
1234560FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"GUARD RAIL HEIGHT12'-8"836422147631234560FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"63214544237A.1B.1C.1D.18321ABCD8721JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:A5.3BUILDING THREEELEVATIONSWDJDSCALE: 1/4" = 1'-0"042183NORTH EAST ELEVATIONBUILDING THREESCALE: 1/4" = 1'-0"042181SOUTH WEST ELEVATIONBUILDING THREESCALE: 1/4" = 1'-0"042184SOUTH EAST ELEVATIONBUILDING THREESCALE: 1/4" = 1'-0"042182NORTH WEST ELEVATIONBUILDING THREEEXTERIOR ELEVATIONS LEGENDFIBER CEMENT HORIZONTAL SIDINGVERTICAL BOARD AND BATTEN SIDINGCLASS 'A' ASPHALT SHINGLESKEYNOTESHORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBERVERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM1X8 TRIM BOARD1X4 TRIM AROUND CASED OPENINGCLASS "A" ASPHALT SHINGLES4X10 EXPOSED BEAMS42" HIGH GUARD RAILINTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM12345678
123456FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"8364221463123456FINISHED FLOOR0'-0"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"ROOF HEIGHT22'-6"ROOF HEIGHT22'-6"6321454423A.1B.1C.1D.18421ABCD8321DRWN BY:CHK'D BY:A5.4BUILDING FOURELEVATIONSWDJDJAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE: 1/4" = 1'-0"042183NORTH EAST ELEVATIONBUILDING FOURSCALE: 1/4" = 1'-0"042181SOUTH WEST ELEVATIONBUILDING FOURSCALE: 1/4" = 1'-0"042184SOUTH EAST ELEVATIONBUILDING FOURSCALE: 1/4" = 1'-0"042182NORTH WEST ELEVATIONBUILDING FOUREXTERIOR ELEVATIONS LEGENDFIBER CEMENT HORIZONTAL SIDINGVERTICAL BOARD AND BATTEN SIDINGCLASS 'A' ASPHALT SHINGLESKEYNOTESHORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBERVERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM1X8 TRIM BOARD1X4 TRIM AROUND CASED OPENINGCLASS "A" ASPHALT SHINGLES4X10 EXPOSED BEAMS42" HIGH GUARD RAILINTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM12345678
ABCDPLATE HEIGHT8'-0"FINISHED FLOOR9'-2"FINISHED FLOOR0'-0"ROOF HEIGHT22'-6"LIVINGROOM8'-0"MASTERBEDROOMSLOPEDBEDROOMSLOPED642733123456PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"GUARD RAIL HEIGHT12'-8"FINISHED FLOOR0'-0"STORAGESLOPEDSTORAGESLOPEDLIVINGROOM8'-0"LIVINGROOM8'-0"HALLWAY8'-0"BATHROOM8'-0"BEDROOMSLOPEDBEDROOMSLOPEDBATHROOM8'-0"HALLWAY8'-0"66442211333884A6.0WHERE OCCURS10PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"GUARD RAIL HEIGHT12'-8"FINISHED FLOOR0'-0"ROOF HEIGHT22'-6"LIVINGROOM8'-0"BEDROOMSLOPED6423119ABCDLANDING HEIGHT4'-10 3/4"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"GUARD RAIL HEIGHT12'-8"FINISHED FLOOR0'-0"ROOF HEIGHT22'-6"STORAGESLOPEDKITCHEN8'-0"BEDROOMSLOPEDHALLWAY8'-0"64211033JAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:CHK'D BY:A6.0BUILDINGONE AND TWOSECTIONSXXXXXXSCALE: 1/4" = 1'-0"042182TRANSVERSE SECTIONBUILDING ONE AND TWOKEYNOTES(N) 7 1/2" RISER, 11" TREAD STAIRS, REFER TO STRUCTURAL FOR FRAMINGRIDGED INSULATIONS PER TITLE 24. NO VENTING REQUIREDINSULATION PER TITLE 24(N) TJI FLOOR JOISTS PER STRUCTURALMECHANICAL SHAFT, REFER TO MECHANICAL PLANSCONCRETE PAD, REFER TO STRUCTURAL PLANSWOOD COLUMN PER STRUCTURAL, CLAD IN BOARD AND BATTEN SIDINGDROPPED CEILING FOR MECHANICAL EQUIPMENT, REFER TO MECHANICAL PLANS42" HIGH GUARD RAILWALL MOUNTED HAND RAIL12345678910SCALE: 1/4" = 1'-0"042181LONGITUDINAL SECTIONBUILDING ONE AND TWOSCALE: 1/4" = 1'-0"042184DECK OPTIONBUILDING ONE AND TWOSCALE: 1/4" = 1'-0"042183TRANSVERSE SECTIONBUILDING ONE AND TWO
ABCDPLATE HEIGHT8'-0"FINISHED FLOOR9'-2"FINISHED FLOOR0'-0"ROOF HEIGHT22'-6"LIVINGROOM8'-0"MASTERBEDROOMSLOPEDBEDROOMSLOPED642733123456PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"GUARD RAIL HEIGHT12'-8"FINISHED FLOOR0'-0"STORAGESLOPEDSTORAGESLOPEDLIVINGROOM8'-0"LIVINGROOM8'-0"HALLWAY8'-0"BATHROOM8'-0"MASTERBEDROOMSLOPEDMASTERBEDROOMSLOPEDBATHROOM8'-0"HALLWAY8'-0"6644211333388554A6.1WHERE OCCURS10PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"GUARD RAIL HEIGHT12'-8"FINISHED FLOOR0'-0"LIVINGROOM8'-0"MASTERBEDROOMSLOPED64233119ABCDLANDING HEIGHT4'-10 3/4"PLATE HEIGHT8'-0"FINISHED FLOOR9'-2"PLATE HEIGHT17'-2"FINISHED FLOOR0'-0"ROOF HEIGHT22'-6"STORAGESLOPEDKITCHEN8'-0"BEDROOMSLOPEDHALLWAY8'-0"64211033DRWN BY:CHK'D BY:A6.1BUILDINGTHREE AND FOURSECTIONSXXXXXXJAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE: 1/4" = 1'-0"042182TRANSVERSE SECTIONBUILDING THREE AND FOURSCALE: 1/4" = 1'-0"042181LONGITUDINAL SECTIONBUILDING THREE AND FOURSCALE: 1/4" = 1'-0"042184DECK OPTIONBUILDING THREE AND FOURSCALE: 1/4" = 1'-0"042183TRANSVERSE SECTIONBUILDING THREE AND FOURKEYNOTES(N) 7 1/2" RISER, 11" TREAD STAIRS, REFER TO STRUCTURAL FOR FRAMINGRIDGED INSULATIONS PER TITLE 24. NO VENTING REQUIREDINSULATION PER TITLE 24(N) TJI FLOOR JOISTS PER STRUCTURALMECHANICAL SHAFT, REFER TO MECHANICAL PLANSCONCRETE PAD, REFER TO STRUCTURAL PLANSWOOD COLUMN PER STRUCTURAL, CLAD IN BOARD AND BATTEN SIDINGDROPPED CEILING FOR MECHANICAL EQUIPMENT, REFER TO MECHANICAL PLANS42" HIGH GUARD RAILWALL MOUNTED HAND RAIL12345678910
SILL HEIGHTWIDTHHEIGHTTRANSOMHEIGHTSILL HEIGHTWIDTHHEIGHTSILL HEIGHTWIDTHHEIGHTTRANSOMHEIGHTSILL HEIGHTWIDTHHEIGHTSILL HEIGHTWIDTHHEIGHTASINGLE HUNGW/ TRANSOMBDBL SINGLE HUNGW/ TRANSOMCDBL SINGLE HUNGDSINGLE HUNGETRANSOMHEIGHTWIDTHEINTERIOR DOORDBI-FOLD CLOSET DOORDOUBLEWIDTHEQ.EQ.HEIGHTWIDTHHEIGHTWIDTHHEIGHTWIDTHHEIGHTFBI-FOLD CLOSET DOORSINGLEWIDTHEQ.HEIGHTCEXTERIOR DOORBEXTERIOR FLAT DOORAEXTERIOR DOORDRWN BY:CHK'D BY:A7.0SCHEDULESDOOR AND WINDOWWDJDJAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE: 1/4" = 1'-0"042182WINDOW SCHEDULE DOOR SCHEDULE BUILDING ONEOPENING OPENING SIZE DOOR FRAME# NOTESTAG WIDTH HEIGHT TYPE MAT FIN MAT FIN001 3'-0" 6'-8"A FF PTD WD PTD 4002 2'-6" 6'-8"E WD PTD WD PTD 14003 2'-0" 6'-8"C FF PTD WD PTD 2004 2'-0" 6'-8" E WD PTD WD PTD2005 3'-0" 6'-8"B FF PTD WD PTD 2006 5'-0" 6'-8" D WD PTD WD PTD4007 4'-6" 6'-8"D WD PTD WD PTD 2008 2'-8" 6'-8" F WD PTD WD PTD2009 6'-0" 6'-8"D WD PTD WD PTD0DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL#WINDOW SCHEDULE BUILDING ONEOPENING OPENING SIZE WINDOW FRAME#NOTESTAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN001 6'-0" 5'-0"C1'-8"VNL FF6002 2'-6" 4'-0"D2'-8"VNL FF6003 3'-0" 5'-0"D1'-8"VNL FF1004 2'-6" 4'-0"D2'-8"VNL FF 2005 3'-0" 5'-0"A1'-8"VNL FF1TRANSOM HEIGHT TO MATCH WINDOW TAG 007006 6'-0" 5'-0"B1'-8"VNL FF5TRANSOM HEIGHT TO MATCH WINDOW TAG 007007 3'-0" 2'-0"E7'-1 1/2"VNL FF1WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTEDWD = WOOD VNL = VINYLXDOOR & WINDOW NOTES1. ALL WINDOWS AND DOORS SHALL BE IN COMPLIANCE WITH 2013 CEC SECTION 110.6.2. ALL WINDOWS SHALL BE CLEAR GLAZED, UNO, HAVE A LABEL LISTING THE CERTIFIED U-FACTOR, CERTIFIEDSOLAR HEAT GAIN COEFFICIENT (SHGC), AND INFILTRATION THAT MEETS THE REQUIREMENTS OF CEC SECTION110.6. REFER TO TITLE 24 FOR ADDITIONAL GLAZING REQUIREMENTS.3. ALL EXTERIOR WINDOWS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACES SHALL LIMIT AIRLEAKAGE AND ALL JOINTS AND PENETRATIONS CAULKED AND SEALED.4. EXTERIOR WINDOWS SHALL BE CONSTRUCTED OF MULTIPANE GLAZING WITH A MINIMUM OF ONE TEMPEREDPANE MEETING THE REQUIREMENTS OF 2013 CBC SECTION 2406, OR BE CONSTRUCTED OF GLASS BLOCK UNITS,OR HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 10 MINUTES WHEN TESTED IN ACCORDANCE WITHNFPA 257, OR BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SFM 12-7A-2.5. IF WINDOWS ARE THE ONLY MEANS OF PROVIDING NATURAL VENTILATION TO THE HABITABLE SPACE, THEMINIMUM OPENABLE AREA TO THE OUTDOORS SHALL BE 4 PERCENT OF THE FLOOR AREA BEING VENTILATEDUNLESS THE ROOM MEETS EXCEPTIONS NOTED IN CBC SECTION 1203.4.1 OR CRC SECTION R303.1.6. SITE BUILT WINDOWS SHALL COMPLY WITH CBC SECTION 2404.7. ALL GLAZING IN EXTERIOR DOORS SHALL BE DUAL GLAZED AND TEMPERED, UNO. ALL GLAZING IN INTERIORDOORS SHALL BE SINGLE GLAZED AND TEMPERED.8. PROVIDE A LEVEL LANDING ON EACH SIDE OF ALL DOORS COMPLIANT WITH CBC 1008.1.5 & 1008.1.6. THEFLOOR OR LANDING SHALL NOT BE MORE THAN 1/2" LOWER THAN THE TOP OF THE THRESHOLD OF THEDOORWAY PER CBC SECTION 1008.1.7.9. ALL DOORS SHALL HAVE KEYED ENTRY ACCESS. ALL EGRESS DOORS SHALL BE EQUIPPED WITH DEAD BOLT KEYOPERATED FROM THE OUTSIDE AND MANUALLY OPENABLE FROM THE INSIDE WITHOUT THE USE OF A KEY ORANY SPECIAL KNOWLEDGE OR EFFORT PER CBC SECTION 1008.1.9.10. ALL HAND-ACTIVATED DOOR OPENING HARDWARE MEETS THE FOLLOWING REQUIREMENTS PER CBC SECTION1008.1.9.1:10.1. LATCHING , OR LOCKING, DOORS IN A PATH OF TRAVEL ARE OPERATED WITH A SINGLE EFFORT BY LEVERTYPE HARDWARE, BY PANIC BARS, PUSH-PULL ACTIVATING BARS, OR OTHER HARDWARE DESIGNED TOPROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE.10.2. IS TO BE TO BE CENTERED BETWEEN 34" AND 48" ABOVE THE FLOOR PER CBC SECTION 1008.1.9.2.11. MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 5 POUNDS FOR EXTERIOR DOORS AND 5 POUNDSFOR INTERIOR DOORS, WITH SUCH PULL OR PUSH EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGED DOORSAND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS. WHEN FIRE DOORS ARE UTILIZED, THE MAXIMUMEFFORT TO OPERATE THE DOOR MAY BE INCREASED TO NOT EXCEED 15 POUNDS WHEN APPROVED BY THE FIREMARSHALL PER CBC SECTION 1008.1.3.12. THE SIGNAGE REQUIREMENTS OF CBC SECTIONS 1007.9 & 1007.10 SHALL BE SATISFIED.13. WHERE PERMANENT IDENTIFICATION IS PROVIDED FOR ROOMS AND SPACES, RAISED LETTERS SHALL ALSO BEPROVIDED AND SHALL BE ACCOMPANIED BY BRAILLE PER CBC SECTION 11B-703.1.14. THE LOWER 10" OF ALL DOORS COMPLY WITH CBC SECTION 11B-404.2.10, AS FOLLOWS:14.1. TO BE SMOOTH AND UNINTERRUPTED, TO ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST,WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION.14.2. NARROW FRAME DOORS MAY USE A 10" HIGH SMOOTH PANEL ON THE PUSH SIDE OF THE DOOR.15. CONTROLS AND OPERATING MECHANISMS SHALL COMPLY WITH THE REQUIREMENTS OF CBC SECTION 11B-309.16. THE HIGHEST AND LOWEST OPERABLE PARTS OF THE CONTROLS, RECEPTACLES AND OTHER OPERABLEEQUIPMENT SHALL BE PLACED WITHIN 48" OF THE FLOOR BUT NOT LOWER THEN 15". ELECTRICAL ANDCOMMUNICATION SYSTEM RECEPTACLES ON WALLS SHALL BE MOUNTED NO LESS THAN 15" ABOVE THE FLOORPER CBC SECTION 11B-308.17. DOOR CLOSERS, IF PRESENT, MUST BE SET SO THAT IT TAKES 5 SECONDS TO CLOSE FROM AN OPEN POSITIONOF 90 DEGREES TO 12 DEGREES FROM THE LATCH PER CBC SECTION 11B-404.2.8.SAFETY GLAZING NOTESSAFETY GLAZING SHALL BE IN THE FOLLOWING LOCATIONS:1. WHERE THE NEAREST EDGE OF GLAZING IS WITHIN A 24-INCH ARC OF EITHER SIDE OF A DOOR IN A CLOSEDPOSITION (UNLESS THERE IS AN INTERVENING WALL BETWEEN THE DOOR AND THE GLAZING OR IF THE GLAZINGIS 5' OR HIGHER ABOVE THE WALKING SURFACE).2. GLAZING GREATER THAN 9 SQUARE FEET WITH THE BOTTOM EDGE LESS THAN 18" ABOVE THE FLOOR AND THETOP EDGE GREATER THAN 36" ABOVE THE FLOOR (UNLESS THE GLAZING IS MORE THAN 36" HORIZONTALLYAWAY FROM WALKING SURFACES OR IF A COMPLYING PROTECTIVE BAR IS INSTALLED)3. GLAZING IN SWINGING AND SLIDING DOORS.4. GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36" HORIZONTALLY OF A WALKINGSURFACE WHEN THE GLAZING IS LESS THAN 60" ABOVE THE PLANE OF THE ADJACENT WALKING SURFACE.FINISH NOTES1. FURNISH AND INSTALL TRANSITION STRIPS WHERE CARPET ABUTS HARD SURFACE FLOORING, UNO. FINISHON BOTH SIDES OF TRANSITION TO MEET ACCESSIBILITY REQUIREMENTS.2. RESILIENT WALL BASE AT ALL CARPETED AREAS SHALL BE STRAIGHT BASE, UNO. RESILIENT WALL BASE ATALL HARDSURFACE FLOORS SHALL BE COVED BASE, UNO.3. RESILIENT BASE SHALL BE ROLLED TO MINIMIZE JOINTS. BASE CORNER SECTIONS SHALL NOT BE LESS THAN6 INCHES IN LENGTH AS MEASURED FROM THE CORNER PROPER.4. PROVIDE PAINT APPLICATION APPROPRIATE TO THE SUBSTRATE TO WHICH IT IS TO BE APPLIED.5. ALL EXPOSED GYP. BD. SURFACES ARE TO RECEIVE NEW PAINT FINISH. PREP ALL SURFACES AS REQUIREDFOR NEW PAINT FINISH. PROVIDE ONE PRIME COAT PLUS TWO FINISH COATS6. PROVIDE A PRIME PAINT COAT IN UNEXPOSED AREAS COVERED BY MILLWORK,PANELING, AND OTHER FIXED ARCHITECTURAL ELEMENTS UNO.7. PROVIDE A FINISH AT ALL AREAS THAT ARE EXPOSED BEHIND MILLWORK, FILE CABINETS, PANELING, ETC.DUE TO REVEALS, JOINTS, END CONDITIONS,ETC.8. CHANGES IN FLOOR MATERIALS THAT OCCUR AT FRAMED DOOR OPENINGS SHALL OCCUR AT THECENTERLINE OF THE DOOR IN THE CLOSED POSITION.9. ALL INTERIOR PARTITIONS, CEILING FINISHES AND TRIM OF PUBLIC AREAS TO COMPLY WITH CLASS 1MATERIAL CLASSIFICATION; FLAME SPREAD RATING 0 TO 25, SMOKE DEVELOPED 200. ALL INTERIOR WALLAND CEILING FINISHES AND TRIM OF NON-PUBLIC AREAS TO COMPLY WITH CLASS 2 MATERIALCLASSIFICATION; FLAME SPREAD RATING 26 TO 75, SMOKE DEVELOPED 450.10. FLOOR COVERINGS OF PUBLIC AREAS TO MEET CLASS A INTERIOR FLOOR FINISH REQUIREMENTS; CRITICALRADIANT FLUX OF 0.45 WATTS PER SQUARE CENTIMETER OR HIGHER, FLOOR COVERINGS OF NON-PUBLICAREAS TO MEET CLASS B INTERIOR FLOOR FINISH REQUIREMENTS; CRITICAL RADIANT FLUX BETWEEN 0.22WATTS PER SQUARE CENTIMETER AND 0.44 WATTS PER SQUARE CENTIMETER.11. CARPET INSTALLATION TO MEET THE GUIDELINES OF THE CARPET AND RUG INSTITUTE-CRI CARPETINSTALLATION STANDARD-CURRENT EDITION.12. PROVIDE FINISHED SCRIBE STRIPS AND FINISHED MILLWORK EDGES TO CREATE A FINISHED REVEALCONDITION WHERE MILLWORK COUNTERS, CABINETS, ETC. "ABUT" ADJACENT PARTITION CONSTRUCTION.ALL EXPOSED REVEAL SURFACES AND EDGES TO HAVE SAME PLASTIC LAMINATE FINISH AS THE CASEWORKITEM THEY "ABUT".13. PAINT EXPOSED ELECTRICAL RACEWAYS TO MATCH THE ADJACENT WALL SURFACE.14. EXTEND ALL SPECIFIED FLOORING FOR A PARTICULAR AREA UNDER MILLWORK IN THAT AREA.15. PAINT REVEALS AND FILER PANELS TO MATCH ADJACENT FINISHES, UNO.SCALE: 1/4" = 1'-0"042181DOOR SCHEDULE DOOR SCHEDULE BUILDING TWOOPENING OPENING SIZE DOOR FRAME# NOTESTAG WIDTH HEIGHT TYPE MAT FIN MAT FIN001 3'-0" 6'-8"A FF PTD WD PTD 4002 2'-6" 6'-8" E WD PTD WD PTD14003 2'-0" 6'-8"C FF PTD WD PTD 20042'-0" 6'-8" E WD PTD WD PTD2005 3'-0" 6'-8"B FF PTD WD PTD00065'-0"6'-8" D WD PTD WD PTD4007 4'-6" 6'-8"D WD PTD WD PTD 20082'-8"6'-8"F WD PTD WD PTD2009 6'-0" 6'-8"D WD PTD WD PTD0DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL#DOOR SCHEDULE BUILDING THREEOPENING OPENING SIZE DOOR FRAME# NOTESTAG WIDTH HEIGHT TYPE MAT FIN MAT FIN001 3'-0" 6'-8"A FF PTD WD PTD 4002 2'-6" 6'-8"E WD PTD WD PTD14003 2'-0" 6'-8"C FF PTD WD PTD 2004 2'-0" 6'-8"E WD PTD WD PTD2005 3'-0" 6'-8"B FF PTD WD PTD 2006 5'-0" 6'-8"D WD PTD WD PTD 4007 4'-6" 6'-8"D WD PTD WD PTD0008 2'-8" 6'-8"F WD PTD WD PTD2009 6'-0" 6'-8"D WD PTD WD PTD 2DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL#DOOR SCHEDULE BUILDING FOUROPENING OPENING SIZE DOOR FRAME# NOTESTAG WIDTH HEIGHT TYPE MAT FIN MAT FIN0013'-0"6'-8" A FF PTD WD PTD4002 2'-6" 6'-8"E WD PTD WD PTD 14003 2'-0" 6'-8" C FF PTD WD PTD2004 2'-0" 6'-8"E WD PTD WD PTD 2005 3'-0" 6'-8" B FF PTD WD PTD 0006 5'-0" 6'-8"D WD PTD WD PTD 4007 4'-6" 6'-8" D WD PTD WD PTD 0008 2'-8" 6'-8"F WD PTD WD PTD 2009 6'-0" 6'-8" D WD PTD WD PTD2DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL#WINDOW SCHEDULE BUILDING TWOOPENING OPENING SIZE WINDOW FRAME#NOTESTAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN001 6'-0" 5'-0" C 1'-8" VNL FF 6002 2'-6" 4'-0"D2'-8"VNL FF6003 3'-0" 5'-0"D1'-8"VNL FF 1004 2'-6" 4'-0"D2'-8"VNL FF2005 3'-0" 5'-0"A1'-8"VNL FF 2TRANSOM HEIGHT TO MATCH WINDOW TAG 007006 6'-0" 5'-0"B1'-8"VNL FF 4TRANSOM HEIGHT TO MATCH WINDOW TAG 007007 3'-0" 2'-0"E7'-1 1/2"VNL FF0WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTEDWD = WOOD VNL = VINYLXWINDOW SCHEDULE BUILDING THREEOPENING OPENING SIZE WINDOW FRAME#NOTESTAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN001 6'-0"5'-0"C1'-8"VNLFF8002 2'-6" 4'-0"D2'-8"VNL FF6003 3'-0" 5'-0" D 1'-8" VNL FF1004 2'-6" 4'-0"D2'-8"VNL FF 2005 3'-0" 5'-0" A 1'-8" VNL FF1TRANSOM HEIGHT TO MATCH WINDOW TAG 007006 6'-0" 5'-0"B1'-8"VNL FF 2TRANSOM HEIGHT TO MATCH WINDOW TAG 007007 3'-0" 2'-0" E7'-1 1/2"VNL FF1WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTEDWD = WOOD VNL = VINYLXWINDOW SCHEDULE BUILDING FOUROPENING OPENING SIZE WINDOW FRAME#NOTESTAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN001 6'-0" 5'-0"C1'-8"VNL FF8002 2'-6" 4'-0"D2'-8"VNL FF6003 3'-0" 5'-0"D 1'-8" VNL FF1004 2'-6" 4'-0"D2'-8"VNL FF 2005 3'-0" 5'-0"A1'-8"VNL FF2TRANSOM HEIGHT TO MATCH WINDOW TAG 007006 6'-0" 5'-0"B1'-8"VNL FF 2TRANSOM HEIGHT TO MATCH WINDOW TAG 007007 3'-0"2'-0" E7'-1 1/2"VNL FF0WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTEDWD = WOOD VNL = VINYLX
DRWN BY:CHK'D BY:A8.0PERSPECTIVES XXXXXXJAMES M. DUFFYC-307707.31.2019RENEWALLICENSEDARCHITEC T S T A TEOFALIFORNIACNOT FORCONSTRUCTIONNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC.THE DESIGN AND INFORMATION REPRESENTED ONTHESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECTINDICATED AND SHALL NOT BE TRANSFERRED OROTHERWISE REPRODUCED WITHOUT EXPRESS WRITTENPERMISSION FROM TEN OVER STUDIO, INC.COPYRIGHT 2017DATE SUBMITTAL05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE: 1/4" = 1'-0"042181NORTH EAST ELEVATIONBUILDING THREE AND FOUR3PERSPECTIVE FROM STREETSCALE: 1/4" = 1'-0"042182SOUTHWEST ELEVATIONBUILDING ONE AND TWO4PERSPECTIVE OF BUILDINGS
ATTACHMENT 1
SUBJECT PROPERTY
SUBJECT PROPERTY
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, JUNE 18, 2018
ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET
ARROYO GRANDE, CA
1. CALL TO ORDER
Chair Warren Hoag called the Regular Architectural Review Committee meeting to order at
2:30 p.m.
2. ROLL CALL
ARC Members: Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee Member,
Keith Storton were present. Committee Members Colleen Kubel and
Mary Hertel were absent.
City Staff Present: Planning Manager Matt Downing, Associate Planner Kelly Heffernon,
and Planning Technician Christopher Turner were present.
3. FLAG SALUTE
Chair Hoag led the Flag Salute.
4. AGENDA REVIEW
None.
5. COMMUNITY COMMENTS AND SUGGESTIONS
None.
6. WRITTEN COMMUNICATIONS
None.
7. CONSENT AGENDA
Vice Chair Berlin made a motion, seconded by Committee Member Storton, to approve the
minutes of the May 7, 2018 Regular Meeting as submitted. The motion passed 3-0 on the
following voice vote:
AYES: Storton, Berlin, Hoag
NOES: None
ABSENT: Hertel, Kubel
8. PROJECTS
8.a. CONSIDERATION OF TENTATIVE TRACT MAP 18-003 AND PLANNED UNIT
DEVELOPMENT 18-001; CONSTRUCTION OF EIGHT (8) ATTACHED SINGLE-FAMILY
HOMES; LOCATION – 184 BRISCO ROAD; APPLICANT – HABITAT FOR HUMANITY
FOR SAN LUIS OBISPO COUNTY (Heffernon)
Associate Planner Heffernon presented the staff report and responded to questions regarding
second floor exterior decks, landscaping, fire and safety requirements, traffic, underground
utilities, and garbage truck access and service.
Jim Duffy and Will Rudolph, representatives, spoke in support of the project and responded
to questions regarding Habitat for Humanity’s resident selection process, resale requirements,
ATTACHMENT 2
Minutes: ARC PAGE2
Monday, June 18, 2018
ADA accessibility, number of bicycle parking spaces, layout of proposed lots, hot water
heaters, and lighting for common areas.
The Committee spoke in support of the project, commenting that the layout of the project is
appropriate for the site, low water landscaping, pervious pavers, and the bio-retention basin
are suitable, the front fac;:ade and color palate create a varied image from Brisco Road, and
that the project addresses a need within the community. The Committee expressed concern
regarding the use of a lawn in the common area and placement of the windows facing adjacent
properties.
Committee Member Storton made a motion, seconded by Vice Chair Berlin, to recommend
approval of the project to the Planning Commission, as submitted. The motion passed 3-0 on
the following voice vote:
AYES:
NOES:
ABSENT:
Storton, Berlin, Hoag
None
Hertel, Kubel
9.DISCUSSION ITEMS
None.
10.COMMITTEE COMMUNICATIONS
Chair Hoag reminded the Committee that he would be absent from the August 6, 2018
meeting.
Vice Chair Berlin informed the Committee that he would be absent from the August 6, 2018
meeting.
Committee Member Storton informed the Committee that he would be absent from the August
6, 2018 meeting.
11.STAFF COMMUNICATIONS
Planning Manager Downing informed the Committee that Associate Planner Heffernan would
be retiring and Planning Technician Turner would be resigning at the end of June.
12.ADJOURNMENT
The meeting was adjourned at 3:30 p.m.
ls/Warren Hoag
ATTEST:
Matthew Downing, Planning Manager
(Approved at ARC Mtg 07-16-2018}
Minutes: City Council Meeting Page 6
Tuesday, June 26, 2018
12. NEW BUSINESS
12.a. Consideration of an Ordinance Amending Section 2.44.020 (Personnel Officer —
Powers and Duties) of the Arroyo Grande Municipal Code.
Administrative Services Director Malicoat presented the staff report and recommended that the
Council introduce an Ordinance amending Section 2.44.020 of Title 2 of the Arroyo Grande
Municipal Code relating to preparation of position classification plans by the Personnel Officer.
Mayor Hill invited public comment. No public comments were received.
Assistant City Attorney Hirsch read the full title of the Ordinance as follows: "AN ORDINANCE
OF THE CITY COUNCIL OF THE CITY OFARROYO GRANDE AMENDING SECTION 2.44.020
OF TITLE 2 OF THE ARROYO GRANDE MUNICIPAL CODE RELATING TO PREPARATION
OF POSITION CLASSIFICATION PLANS BY THE PERSONNEL OFFICER".
Action: Council Member Brown moved to introduce the Ordinance as read by the City Attorney.
Mayor Pro Tern Ray seconded, and the motion passed on the following roll-call vote:
AYES: Brown, Ray, Barneich, Harmon, Hill
NOES: None
ABSENT: None
12.b. Consideration of Second Amendment to Agreement with Habitat for Humanity to
Contribute up to $100,000 of the City's In-Lieu Affordable Housing Funds to Cover
City Tentative Tract Map Application Fees and Other City Permit Fees for a Very
Low Income Housing Project to Subdivide a 0.50-Acre Site into Eight (8) Lots;
Location — 184 Brisco Road; Applicant— Habitat for Humanity for San Luis Obispo
County.
Community Development Director McClish provided introductory comments. Associate Planner
Heffernon presented the staff report and recommended that the Council approve a Second
Amendment to the Affordable Housing Agreement contributing up to $110,000 of the City's In-
Lieu Affordable Housing Funds to be used to pay City related fees for the 184 Brisco Road project.
Staff responded to questions from Council.
Mayor Hill invited public comment. Speaking from the public was Scott Stokes, representing
Habitat for Humanity, who responded to questions from Council and clarified qualifications for
potential homebuyers. No further public comments were received.
Action: Mayor Pro Tern Ray moved to approve a Second Amendment to the Affordable Housing
Agreement contributing up to $110,776.16 of the City's In-Lieu Affordable Housing Funds to be
used to pay City related fees for the 184 Brisco Road project. Mayor Hill seconded, and the
motion passed on the following roll-call vote:
AYES: Ray, Hill, Brown, Barneich, Harmon
NOES: None
ABSENT: None
ATTACHMENT 3
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Chapter 16.82 - DENSITY BONUSES
Sections:
16.82.010 - Purpose and application.
The purpose of this chapter is to establish procedures for implementing state density bonus requirements, as set forth in
California Government Code Section 65915, as amended, and to increase the production of a ordable housing, consistent
with the city's goals, objectives, and policies.
(Ord. 596 § 2 (part), 2007)
16.82.020 - De nitions.
The following de nitions shall apply to this chapter:
"A ordable housing cost" bears the same meaning as de ned in Section 50052.5 of the California Health and Safety
Code.
"A ordable housing unit" means a dwelling unit within a housing development which will be rented or sold to and
reserved for very low-income households, lower-income households, moderate-income households and/or senior citizens at
an a ordable housing cost for the respective group(s) in accordance with Section 65915 of the California Government Code
and this chapter.
"A ordable rent" means that level of rent de ned in Section 50053 of the California Health and Safety Code.
"Applicant" means a developer or applicant for a density bonus pursuant to Section 65915, subdivision (b), of the
California Government Code and Section 16.82.030 of this chapter.
"Child care facility" means a child day care facility other than a family day care home, including, but not limited to, infant
centers, preschools, extended day care facilities, and school age child care centers.
"Common interest development" bears the same meaning as de ned in Section 1351 of the California Civil Code.
"Density bonus" means a density increase over the otherwise maximum allowable residential density under the
applicable zoning ordinance and land use element of the general plan as of the date of application by the applicant to the
city.
"Development standard" means site or construction conditions that apply to a housing development pursuant to any
ordinance, general plan element, speci c plan, charter amendment, or other local condition, law, policy, resolution, or
regulation.
"Housing development," means one or more groups of projects for residential units in the planned development of the
city. "Housing development" also includes a subdivision or common interest development, as de ned in Section 1351 of the
California Civil Code, approved by the city and consisting of residential units or unimproved residential lots and either a
project to substantially rehabilitate and convert an existing commercial building to residential use or the substantial
rehabilitation of an existing multifamily dwelling, as de ned in subdivision (d) of Section 65863.4, where the result of the
rehabilitation would be a net increase in available residential units.
ATTACHMENT 4
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A.
1.
2.
3.
4.
5.
B.
C.
"Lower-income households" bears the same meaning as de ned in Section 50079.5 of the California Health and Safety
Code.
"Maximum allowable residential density" means the density allowed under applicable zoning ordinances, or if a range of
density is permitted, means the maximum allowable density for the speci c zoning range applicable to the subject project.
"Moderate income" or "persons and families of moderate income" means those middle-income families as de ned in
Section 50093 of the California Health and Safety Code.
"Quali ed mobilehome park" means a mobilehome park that limits residency based on age requirements for housing for
older persons pursuant to Section 798.76 or 799.5 of the California Civil Code.
"Redevelopment agency" means the Arroyo Grande redevelopment agency, a public body, corporate and politic,
organized and existing under the California Community Redevelopment Law (Health and Safety Code Section 33000 et seq.).
"Senior citizen housing development" means senior citizen housing as de ned in Sections 51.3 and 51.12 of the California
Civil Code.
"Speci c adverse impact" means any adverse impact as de ned in paragraph (2), subdivision (d), of California
Government Code Section 65589.5, upon public health and safety or the physical environment, or on any real property that is
listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or
avoid the speci c adverse impact without rendering the housing development una ordable to low- and moderate-income
households.
"Very low-income households" bears the same meaning as de ned in Section 50105 of the Health and Safety Code.
(Ord. 596 § 2 (part), 2007)
16.82.030 - Quali cations for density bonus and incentives and concessions.
The city shall grant one density bonus as speci ed in Section 16.82.070, and incentives or concessions as
described in Section 16.82.050, when an applicant seeks and agrees to construct a housing development,
excluding any units permitted by the density bonus awarded pursuant to this chapter, that will contain at least
any one of the following:
Ten (10) percent of the total units of the housing development as a ordable housing units a ordable to
lower-income households; or
Five percent of the total units of the housing development as a ordable housing units a ordable to very
low-income households; or
A senior citizen housing development; or
A quali ed mobilehome park; or
Ten (10) percent of the total units of a common interest development as a ordable housing units
a ordable to moderate-income households, provided that all units in the development are o ered to the
public for purchase subject to the restrictions speci ed in this chapter.
As used in subsection A of this section, the term "total units" does not include units permitted by a density
bonus awarded pursuant to this section or any other local law granting a greater density bonus.
Each applicant who requests a density bonus pursuant to this chapter, shall elect whether the bonus shall be
awarded on the basis of subsection (A)(1), (2), (3), (4) or (5) of this section. Each housing development is
entitled to only one density bonus, which may be selected based on the percentage of either very low-income
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A.
B.
1.
2.
3.
C.
D.
E.
a ordable housing units, lower-income a ordable housing units or moderate-income a ordable housing
units, or the development's status as a senior citizen housing development or quali ed mobilehome park.
Density bonuses from more than one category may not be combined.
(Ord. 596 § 2 (part), 2007)
16.82.040 - Continued a ordability and density bonus housing standards.
Subject to subsection C of this section, an applicant shall agree to, and the city shall ensure, continued
a ordability of all low- and very low-income units that quali ed the applicant for the award of the density
bonus for a period of thirty (30) years or a longer period of time if required by the construction or mortgage
nancing assistance program, mortgage insurance program, or rental subsidy program. Rents for a ordable
housing units for lower-income households shall be set at an a ordable rent. Owner-occupied a ordable
housing units shall be available at an a ordable housing cost.
An applicant shall agree to, and the city shall ensure, that the initial occupant of moderate-income units that
are directly related to the receipt of the density bonus in a common interest development, are persons and
families of moderate income and that the units are o ered at an a ordable housing cost. The local
government shall enforce an equity-sharing agreement, unless it is in con ict with the requirements of
another public funding source or law. The following shall apply to the equity-sharing agreement:
Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the
seller's proportionate share of appreciation. The city shall recapture any initial subsidy and its
proportionate share of appreciation, which shall then be used within three years for any of the purposes
that promote homeownership as described in subdivision (e) of Section 33334.2 of the California Health
and Safety Code that promote homeownership.
For purposes of this subdivision, the city's initial subsidy shall be equal to the fair market value of the
home at the time of initial sale minus the initial sale price to the moderate-income household, plus the
amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower
than the initial market value, then the value at the time of the resale shall be used as the initial market
value.
For purposes of this subdivision, the city's proportionate share of appreciation shall be equal to the ratio
of the initial subsidy to the fair market value of the home at the time of initial sale.
Notwithstanding the foregoing, very low-, low-, and moderate-income units in housing developments quali ed
for a density bonus that are located in any redevelopment project area within the city, shall remain at an
a ordable level for a period of not less than forty- ve (45) years for owner-occupied units, and not less than
fty- ve (55) years for rental units, in accordance with applicable provisions of the California Community
Redevelopment Law (Health and Safety Code Section 33000 et seq.).
Any contract, deed restriction, or other instrument used to implement subsections A and/or B and/or C of this
section, shall be signed by the applicant and by the city as parties. If the housing development is located within
any redevelopment project area within the city, such contract, deed restriction, or other instrument shall be
signed by the redevelopment agency as a party or, at the redevelopment agency's election, the contract, deed
restriction, or other instrument shall identify the redevelopment agency as an express third-party bene ciary
with the right to enforce the terms of such contract, deed restriction, or other instrument.
All a ordable units shall be reasonably dispersed throughout the housing development; shall be proportional,
in size, bedroom number and location to the market rate units; and shall be comparable with the market-rate
units in terms of the base design, architectural appearance, building materials and nished quality. All
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F.
A.
1.
2.
B.
1.
2.
3.
C.
1.
2.
a ordable units in a housing development shall be constructed concurrently with or prior to the construction
of the market-rate units. In the event the city approves a phased project, the a ordable units required by this
chapter shall be provided within each phase of the residential development unless otherwise approved by the
director of community development.
Applicants receiving density bonuses shall use best e orts to provide a substantial proportion of any
a ordable housing units in the housing development to citizens residing or employed within the city.
(Ord. 596 § 2 (part), 2007)
16.82.050 - Incentives and concessions.
An applicant for a density bonus may also submit to the city a proposal for speci c incentives or concessions
in exchange for the provision of a ordable housing units in accordance with this chapter. The applicant may
also request a meeting with the city's director of community development to discuss such proposal. The city
shall grant the concession or incentive requested by the applicant unless the city makes a written nding,
based upon substantial evidence, of either of the following:
The concession or incentive is not required in order to provide for a ordable housing costs or for rents
for the targeted units to be set as speci ed in Section 16.82.040 (i.e., the applicant is unable to
demonstrate that the waiver or modi cation is necessary to make the housing units economically
feasible); or
The concession or incentive would have a speci c adverse impact.
If the conditions of Section 16.82.030 and subsection A of this section are met by an applicant, the city may
grant an applicant applying for incentives or concessions the following number of incentives or concessions:
One incentive or concession for housing developments that include: at least ten (10) percent of the total
units a ordable to lower-income households; or at least ve percent of the total units a ordable to very
low-income households; or at least ten (10) percent of the total units a ordable to persons and families
of moderate income in a common interest development.
Two incentives or concessions for housing developments that include: at least twenty (20) percent of the
total units a ordable to lower-income households; or at least ten (10) percent of the total units
a ordable to very low-income households; or at least twenty (20) percent of the total units a ordable to
persons and families of moderate income in a common interest development.
Three incentives or concessions for housing developments that include: at least thirty (30) percent of the
total units for lower-income households; or at least fteen (15) percent for very low-income households;
or at least thirty (30) percent for persons and families of moderate income in a common interest
development.
For the purposes of this chapter, available concessions or incentives may include any of the following:
A reduction in site development standards or a modi cation of zoning code requirements or
architectural design requirements that exceed the minimum building standards approved by the
California Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of
Division 13 of the California Health and Safety Code, including, but not limited to, a reduction in setback
and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be
required that results in identi able, nancially su cient, and actual cost reductions.
Approval of mixed use zoning in conjunction with the housing development if commercial, o ce,
industrial, or other land uses will reduce the cost of the housing development and if the commercial,
o ce, industrial, or other land uses are compatible with the housing project and the existing or planned
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3.
4.
D.
E.
F.
G.
A.
B.
C.
A.
B.
development in the area where the proposed housing development will be located.
Other regulatory incentives or concessions proposed by the applicant or the city that result in
identi able, nancially su cient, and actual cost reductions.
For purposes of this chapter, the parking ratios set forth in Government Code Section 65915 (and Section
16.82.110 of this chapter) for quali ed a ordable housing projects shall be deemed a concession or
incentive available to the applicant.
This section does not limit or require the provision of direct nancial incentives for the housing development,
including the provision of publicly-owned land, by the city or the waiver of fees or dedication requirements.
Nor does any provision of this section require the city to grant an incentive or concession found to have a
speci c adverse impact.
The granting of a concession or incentive shall not be interpreted, in and of itself, to require a general plan
amendment, local coastal plan amendment, zoning change, or other discretionary approval.
Applicants seeking a condominium conversion may apply for either a density bonus or an incentive of
equivalent nancial value (as that term is de ned in Government Code Section 65915.5) in accordance with
Section 16.82.100 of this chapter and Government Code Section 65915.5.
The application and review process for a proposal of incentives and concessions is set forth in Section
16.82.120.
(Ord. 596 § 2 (part), 2007)
16.82.060 - Waiver/modi cation of development standards.
Applicants may, by application, seek a waiver, modi cation or reduction of development standards that will
otherwise preclude or inhibit the utilization of the density bonus on speci c sites in a housing development at
the densities or with the concessions or incentives permitted by this chapter. The applicant may also request a
meeting with the city to discuss such request for waiver/modi cation. In order to obtain a waiver/modi cation
of development standards, the applicant shall show that (1) the waiver or modi cation is necessary to make
the housing units economically feasible, and (2) that the development standards will have the e ect of
precluding the construction of a housing development meeting the criteria of Section 16.82.030(A), at the
densities or with the concessions or incentives permitted by this chapter.
Nothing in this section shall be interpreted to require the city to waive, modify or reduce development
standards if the wavier, modi cation or reduction would have a speci c adverse impact.
The application and review process for a waiver/modi cation of development standards is set forth in Section
16.82.120.
(Ord. 596 § 2 (part), 2007)
16.82.070 - Speci ed density bonus percentages.
Only housing developments consisting of ve or more dwelling units are eligible for the density bonus
percentages provided by this section. The amount of density bonus to which the applicant is entitled shall vary
according to the amount by which the percentage of a ordable housing units exceeds the percentage
established in Section 16.82.030(A).
For housing developments meeting the criteria of subsection (A)(1) of Section 16.82.030, the density bonus
shall be calculated as follows:
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C.
Percentage Low-Income Units Percentage Density Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35 (maximum)
For housing developments meeting the criteria of subsection (A)(2) of Section 16.82.030, the density bonus
shall be calculated as follows:
Percentage Very Low-Income Units Percentage Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35 (maximum)
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D.
E.
For housing developments meeting the criteria of subsections (A)(3) and (A)(4) of Section 16.82.030, the density b
be twenty (20) percent.
For housing developments meeting the criteria of subsection (A)(5) of Section 16.82.030, the density bonus
shall be calculated as follows:
Percentage Moderate-Income Units Percentage Density Bonus
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
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F.
G.
H.
A.
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35 (maximum)
An applicant may elect to accept a lesser percentage of density bonus than that to which the applicant is
entitled under this chapter. All density bonus calculations resulting in a fractional number shall be rounded
upwards to the next whole number. The granting of a density bonus shall not be interpreted, in and of itself,
to require a general plan amendment, zoning change, or other discretionary approval.
For the purpose of calculating a density bonus, the residential units do not have to be based upon individual
subdivision maps or parcels. The density bonus shall be permitted in geographic areas of the housing
development other than the areas where the units for the lower-income households are located.
The application and review process for a density bonus as provided by this section is set forth in Section
16.82.120.
(Ord. 596 § 2 (part), 2007)
16.82.080 - Land donation.
When an applicant for a tentative map, subdivision map, parcel map, or other residential development
approval donates land to the city as provided for in this section, the applicant shall be entitled to a fteen (15)
percent increase above the otherwise maximum allowable residential density under the applicable zoning
ordinance and land use element of the general plan for the entire housing development, as follows:
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Percentage Very Low-Income Units (Based upon
maximum density allowed on donated land)
Percentage Density Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35 (maximum)
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B.
1.
2.
3.
4.
5.
6.
C.
A.
1.
2.
This increase shall be in addition to any increase in density mandated by Section 16.82.030, up to a maximum combined
mandated density increase of thirty- ve (35) percent, if an applicant seeks both the increase required pursuant to this section
and Section 16.82.030. All density calculations resulting in fractional units shall be rounded up to the next whole number.
Nothing in this section shall be construed to enlarge or diminish the city's authority to require an applicant to donate land as
a condition of development.
An applicant shall be eligible for the increased density bonus described in this section if the city is able to
make all the following conditions and ndings:
The applicant donates and transfers the land no later than the date of approval of the nal subdivision
map, parcel map, or date of approval of the residential development application.
The developable acreage and zoning classi cation of the land being transferred are su cient to permit
construction of units a ordable to very low-income households in an amount not less than ten (10)
percent of the number of residential units of the proposed development.
The transferred land is at least one acre in size or of su cient size to permit development of at least forty
(40) units, has the appropriate general plan designation, is appropriately zoned for development as
a ordable housing, and is or will be served by adequate public facilities and infrastructure. The land shall
have appropriate zoning and development standards to make the development of the a ordable units
feasible. No later than the date of approval of the nal subdivision map, parcel map, or date of approval
of the development application for the housing development, the transferred land shall have all of the
permits and approvals, other than building permits, necessary for the development of very low-income
housing units on the transferred land, except that the city may subject the proposed development to
subsequent design review to the extent authorized by subdivision (i) of Government Code Section
65583.2 if the design is not reviewed by the local government prior to the time of transfer.
The transferred land and the very low-income units constructed on the land will be subject to a deed
restriction ensuring continued a ordability of the units consistent with this chapter, which restriction will
be recorded on the property at the time of dedication.
The land is transferred to the city or to a housing developer approved by the city. The city may require
the applicant to identify and transfer the land to such city-approved developer, including but not limited
to the redevelopment agency.
The transferred land shall be within the boundary of the proposed development or, if the city agrees in
writing, within one-quarter mile of the boundary of the proposed development.
The application and review process for a donation of land and related density bonus is set forth in Section
16.82.120.
(Ord. 596 § 2 (part), 2007)
16.82.090 - Child care facilities.
When an applicant proposes to construct a housing development that includes a ordable units as speci ed in
Section 16.82.030 and includes a child care facility that will be located on the premises of, as part of, or
adjacent to such housing development, the city shall grant either of the following if requested by the applicant.
An additional density bonus that is an amount of square feet of residential space that is equal to or
greater than the amount of square feet in the child care facility.
An additional concession or incentive that contributes signi cantly to the economic feasibility of the
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B.
1.
2.
3.
C.
A.
1.
2.
3.
B.
construction of the child care facility.
A housing development shall be eligible for the density bonus or concession described in this section if the
city, as a condition of approving the housing development, requires all of the following to occur:
The child care facility will remain in operation for a period of time that is as long as or longer than the
period of time during which the a ordable housing units are required to remain a ordable pursuant to
Section 16.82.040.
Of the children who attend the child care facility, the percentage of children of very low-income
households, lower-income households, or moderate-income households shall be equal to or greater than
the percentage of a ordable housing units that are proposed to be a ordable to very low-income
households, lower-income households, or moderate-income households.
Notwithstanding any requirement of this section, the city shall not be required to provide a density
bonus or concession for a child care facility if it nds, based upon substantial evidence, that the
community already has adequate child care facilities.
The application and review process for the provision of child care facilities and related density bonus or
concessions or incentives is set forth in Section 16.82.120.
(Ord. 596 § 2 (part), 2007)
16.82.100 - Condominium conversions.
Any applicant seeking to convert apartments into condominiums may receive a density bonus or incentives of equivalent
nancial value (as that term is de ned in Government Code Section 65915.5) upon an application made in conjunction with
its map application pursuant to the Subdivision Map Act, this code and consistent with Government Code Section 65915.5.
Any appeal of any density bonus or incentive of equivalent nancial value or review by the planning commission to the city
council shall automatically require an appeal of the underlying map to that body. An applicant shall be ineligible for a density
bonus or other incentives under this section if the apartments proposed for conversion constitute a housing development for
which a density bonus or other incentives or concessions were provided under Government Code Section 65915. Nothing in
this section shall be
construed to require the city to approve a proposal to convert apartments to condominiums.
(Ord. 596 § 2 (part), 2007)
16.82.110 - Parking incentives.
Housing developments meeting any of the criteria of Section 16.82.030(A), shall be granted the following
maximum parking ratios, inclusive of handicapped and guest parking, which shall apply to the entire
development, not just the restricted a ordable units, when requested in writing by an applicant:
Zero to one bedroom dwelling unit: one on-site parking space;
Two to three bedrooms dwelling unit: two on-site parking spaces;
Four or more bedrooms: two and one-half parking spaces.
If the total number of spaces required results in a fractional number, it shall be rounded up to the next whole
number. For purposes of this subdivision, a development may provide "on-site parking" through tandem
parking or uncovered parking, but not through on-street parking.
(Ord. 596 § 2 (part), 2007)
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A.
1.
2.
3.
4.
5.
B.
C.
1.
2.
D.
16.82.120 - Application and review procedures.
A written application for a density bonus, incentive, concession, waiver, or modi cation pursuant to this
chapter shall be submitted with the rst application for approval of a housing development and processed
concurrently with all other applications required for the housing development. The application shall be
submitted on a form prescribed by the city and shall include at least the following information:
Site plan showing total number of units, number and location of a ordable housing units, and number
and location of proposed density bonus units.
Level of a ordability of a ordable housing units and proposals for ensuring a ordability.
Description of any requested incentives, concessions, waivers or modi cations of development
standards, or modi ed parking standards. The application shall include evidence that the requested
incentives and concessions are required for the provision of a ordable housing costs and/or a ordable
rents, as well as evidence relating to any other factual ndings required under Section 16.82.050.
If a density bonus or concession is requested in connection with a land donation, the application shall
show the location of the land to be dedicated and provide evidence that each of the ndings included in
Section 16.82.080 can be made.
If a density bonus or concession/incentive is requested for a child care facility, the application shall show
the location and square footage of the child care facilities and provide evidence that each of the ndings
included Section 16.82.090 can be made.
An application for a density bonus, incentive or concession pursuant to this chapter shall be considered by
and acted upon by the approval body with authority to approve the housing development and subject to the
same administrative appeal procedure, if any. In accordance with state law, neither the granting of a
concession, incentive, waiver, or modi cation nor the granting of a density bonus shall be interpreted, in and
of itself, to require a general plan amendment, zoning change, variance, or other discretionary approval.
For housing developments requesting a waiver, modi cation or reduction of a development standard, an
application pursuant to this subsection shall be heard by the city planning commission. A public hearing shall
be held by the planning commission and the commission shall issue a determination. Pursuant to Government
Code Section 65915, the planning commission shall approve the requested waiver/modi cation or reduction of
development standards, unless one of the following conditions applies:
The waiver/modi cation is not required to make the proposed a ordable housing units feasible; or
The waiver/modi cation will have a speci c adverse impact.
The decision of the city planning commission may be appealed to the city council within fourteen (14) consecutive
calendar days of the date the decision is made in the manner provided in Arroyo Grande Municipal Code.
Notice of any city determination pursuant to this section shall be provided to the same extent as required for
the underlying development approval.
(Ord. 596 § 2 (part), 2007)
16.82.130 - State law amendments.
This chapter implements the laws for density bonuses and other incentive and concessions available to quali ed
applicants under Government Code Sections 65915 through 65918. In the event these Government Code sections are
amended, those amended provisions shall be incorporated into this chapter as if fully set forth herein. Should any
inconsistencies exist between the amended state law and the provisions set forth in this chapter, the amended state law shall
prevail.
8/14/2018 Arroyo Grande, CA Code of Ordinances
13/13
(Ord. 596 § 2 (part), 2007)
ATTACHMENT 5
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
T1.0
TITLE SHEET
WR
JD
DRAWING SYMBOLS
VICINITY MAP
PROJECT DIRECTORY
OWNER:
HABITAT FOR HUMANITY FOR SLO COUNTY CONTACT: JULIA OGDEN
189 CROSS STREET PH:805.782.0687
SAN LUIS OBISPO, CA 93401 EMAIL:ceo@hfhsloco.org
ARCHITECT:
TEN OVER STUDIO, INC.CONTACT: JIM DUFFY
539 MARSH STREET PH:805.541.1010
SAN LUIS OBISPO, CA 93401 EMAIL:jimd@tenoverstudio.com
PROJECT DATA
PROJECT DESCRIPTION
THIS PROJECT INVOLVES EIGHT NEW SINGLE FAMILY RESIDENCES IN ARROYO GRANDE FOR LOW INCOME
FAMILIES. EACH UNIT CONSISTS OF THREE BEDROOM AND ONE AND A HALF BATH. THE UNITS ARE TO BE ALL
ELECTRIC WITH NO GAS SERVICE AND SOLAR PANELS ON THE ROOF. COVERED PARKING IS PROVIDED AT THE
FRONT OF THE LOT AND A COMMON AREA IS LOCATED AT THE BACK OF THE LOT. A TENTATIVE TRACK MAP WILL
ALSO BE REQUIRED TO ALLOW FOR EACH UNIT TO BE SOLD INDIVIDUALLY TO EACH HABITAT FAMILY.
PROJECT ADDRESS 184 BRISCO ROAD
APN 077-051-044
ZONING MULTI-FAMILY APARTMENT
LOT SIZE 21,752 SQ FT
BUILDING ONE LIVING SPACE 2,207 SQ FT
BUILDING TWO LIVING SPACE 2,136 SQ FT
BUILDING THREE LIVING SPACE 2,207 SQ FT
BUILDING FOUR LIVING SPACE 2,136 SQ FT
LOT COVERAGE 5,223 SQ FT (24% OF SITE)
AVERAGE NATURAL GRADE 143.7'
REQUIRED:PROPOSED:
HEIGHT LIMIT 30'-0"26'-4" (170.0')
FRONT SETBACK 20'-0"150'-6"
SIDE YARD SETBACK 10'-0"5'-0"
REAR YARD SETBACK 20'-0"48'-6"
FAR 35%33.5%
UNITS PER ACRE (W/ DENSITY BONUS)11.5 UNITS 8 UNITS
LANDSCAPING (500 SQ FT PER UNIT)4,000 SQ FT 7,539 SQ FT
AGENCIES & UTILITIES
CITY OF ARROYO GRANDE - COMMUNITY DEVELOPMENT DEPARTMENT
300 E BRANCH STREET
ARROYO GRANDE, CA 93420 PH:805.473.5420
CITY OF ARROYO GRANDE - BUILDING DEPARTMENT
300 E BRANCH STREET
ARROYO GRANDE, CA 93420 PH:805.473.5450
CITY OF ARROYO GRANDE - PUBLIC WORKS DEPARTMENT
1375 ASH STREET
ARROYO GRANDE, CA 93420 PH:805.473.5460
CITY OF ARROYO GRANDE - FIRE DEPARTMENT
140 TRAFFIC WAY
ARROYO GRANDE, CA 93420 PH:805.473.5490
SHEET INDEX
TITLE / CODE
T1.0 TITLE SHEET
CIVIL
C1.0 GRADING AND DRAINAGE PLAN
C2.0 UTILITY PLAN
C3.0 SITE CROSS SECTIONS
LANDSCAPE
L-1 IRRIGATION PLAN
L-2 PLANTING PLAN
L-3 IRRIGATION AND PLANTING DETAILS
ARCHITECTURAL
A1.0 SITE PLAN
A2.1 FLOOR PLAN BUILDING ONE
A2.2 FLOOR PLAN BUILDING TWO
A2.3 FLOOR PLAN BUILDING THREE
A2.4 FLOOR PLAN BUILDING FOUR
A4.0 ROOF PLANS
A5.1 ELEVATIONS BUILDING ONE
A5.2 ELEVATIONS BUILDING TWO
A5.3 ELEVATIONS BUILDING THREE
A5.4 ELEVATIONS BUILDING FOUR
A6.0 SECTIONS BUILDING ONE AND TWO
A6.1 SECTIONS BUILDING THREE AND FOUR
A7.0 DOOR AND WINDOW SCHEDULES
A8.0 PERSPECTIVES
CALIFORNIA CODE REFERENCES
THIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES
2016 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2016 CALIFORNIA BUILDING CODE
2016 CALIFORNIA RESIDENTIAL BUILDING CODE
2016 CALIFORNIA ELECTRICAL CODE
2016 CALIFORNIA MECHANICAL CODE
2016 CALIFORNIA PLUMBING CODE
2016 CALIFORNIA ENERGY CODE
2016 CALIFORNIA HISTORICAL BUILDING CODE
2016 CALIFORNIA FIRE CODE
2016 CALIFORNIA EXISTING BUILDING CODE
2016 CALIFORNIA GREEN BUILDING STANDARDS CODE
2016 CALIFORNIA REFERENCE STANDARDS CODE
ABBREVIATIONS
AB ANCHOR BOLT
AC AIR CONDITIONER
ADJ ADJACENT
AFF ABOVE FINISH FLOOR
AL ALUMINUM
APPROX. APPROXIMATELY
ASPH ASPHALT
AVG AVERAGE
BD BOARD
BLDG BUILDING
BLK/BLKG BLOCK/BLOCKING
BM BEAM
BN BULLNOSE
BOT BOTTOM
C.F. CUBIC FOOT
C.I.CUBIC INCH
CI CAST IRON
CJ CEILING JOIST/CONTROL JOINT
CL CENTER LINE
CLR CLEAR/CLEARANCE
CLG CEILING
CLKG CAULKING
CMU CONCRETE MASONRY UNIT
CO CLEANOUT
COL COLUMN
CONC CONCRETE
CONN CONNECTION
CONST CONSTRUCTION
CONT CONTINUOUS
CTR CENTER
CW COLD WATER
C.Y. CUBIC YARD
DBL DOUBLE
DEG DEGREE
DEPT DEPARTMENT
DET DETAIL
DF DOUGLAS FIR
DIA DIAMETER
DIM DIMENSION
DN DOWN
DS DOWNSPOUT
DW DISHWASHER
EA EACH
EJ EXPANSION JOINT
ELEC ELECTRICAL
ELEV ELEVATION/ELEVATOR
ENCL ENCLOSURE
EOS EDGE OF SLAB
EQ EQUAL
EQUIP EQUIPMENT
EST ESTIMATE
EXIST/(E)EXISTING
EXT EXTERIOR
FAU FORCED AIR UNIT
FH FIRE HYDRANT
F.O.C. FACE OF CURB
F.O.F. FACE OF FINISH
F.O.S. FACE OF STUD
FD FLOOR DRAIN
FDN FOUNDATION
FE FIRE EXTINGUISHER
FF FINISH FLOOR
F.G./FG FINISH GRADE
FIN FINISH
FIX FIXTURE
FLR FLOOR
FOS FACE OF STUD
FP FIREPLACE / FLOOR PLAN
F.S./FS FINISH SURFACE
FT FOOT
FTG FOOTING
G GAS
GA GAUGE
GALV GALVANIZED
GD GARBAGE DISPOSAL
GL GLASS
GYP GYPSUM
HB HOSE BIBB
HC HOLLOW CORE
HDR HEADER
HORIZ HORIZONTAL
HRDW HARDWARE
HT HEIGHT
HW HOT WATER
IN INCH
INCL INCLUDE
INFO INFORMATION
INSUL INSULATION
INT INTERIOR
INV INVERT
JAN JANITOR
KIT KITCHEN
LAM LAMINATED
LAV LAVATORY
LB/#POUND
L.F./LF LINEAR FLOOT
LS LAG SCREW
MAX MAXIMUM
MB MACHINE BOLT
MECH MECHANICAL
MFR MANUFACTURER
MIN MINIMUM
MISC MISCELLANEOUS
MTL METAL
(N)NEW
N.G./NG NATURAL GRADE
NO. / #NUMBER
NTS NOT TO SCALE
O/OVER
OBS OBSCURE
O.C./OC ON CENTER
OPCI OWNER PROVIDED,
CONTRACTOR INSTALLED
OPOI OWNER PROVIDED,
OWNER INSTALLED
OS OCCUPANCY SENSOR
OZ OUNCE
PERF PERFORATED
PERP PERPENDICULAR
PH PHONE
PL PLATE/ PROPERTY LINE
PLYWD PLYWOOD
PR PAIR
PREFAB PRE-FABRICATED
P.S.F.POUNDS PER SQUARE FOOT
P.S.I.POUNDS PER SQUARE INCH
PTDF PRESSURE TREATED DOUG FIR
PVMT PAVEMENT
R RISER
RD ROOF DRAIN
REF REFRIGERATOR
REQ REQUIRED
RM ROOM
RO ROUGH OPENING
ROW RIGHT OF WAY
RTS REFER TO STRUCTURAL
RWD REDWOOD
S4S SURFACED 4 SIDES
SC SOLID CORE
SD SMOKE DETECTOR
S.F./SF SQUARE FOOT
SHT SHEET
SHTG SHEATHING
SIM SIMILAR
SPEC SPECIFICATION
SST STAINLESS STEEL
STD STANDARD
SYM SYMBOL
STL STEEL
T&G TONGUE AND GROOVE
T TREE
THK THICK(NESS)
TEL TELEPHONE
TEMP TEMPERATURE
T.O.C. TOP OF CURB
T.O.F. TOP OF FOOTING
T.O.W. TOP OF WALL
T.O.S. TOP OF SLAB
TV TELEVISION
TYP.TYPICAL
UNO UNLESS NOTED OTHERWISE
VCT VINYL COMPOSITION TILE
VERT VERTICAL
V.I.F. VERIFY IN FIELD
W/WITH
W/O WITHOUT
WC WATER CLOSET
WD WOOD
WH WATER HEATER
W.I.C. WALK IN CLOSET
WT WEIGHT
YD YARD
BUILDING CODE DATA
SPRINKLERS:REQUIRED:YES
PROPOSED:YES
CONSTRUCTION TYPE:VB
OCCUPANCY GROUP:R-3
HABITAT FOR HUMANITY FOR SLO COUNTY
184 BRISCO ROAD, ARROYO GRANDE
STRUCTURAL ENGINEER:
SMITH STRUCTURAL GROUP CONTACT: LEE ENGELMEIER
811 EL CAPITAN WAY PH:805.439.2110
SAN LUIS OBIPSPO, CA 93401 EMAIL:lee@smithstructural.com
INTERIOR
ELEVATION MARKER
KEYNOTE
DETAIL
TARGET
DETAIL REFERENCE:DETAIL NUMBER
SHEET NUMBER
DOOR NUMBER
WINDOW NUMBER
ELEV NUMBER
SHEET NUMBER
ELEVATION MARKER
ELEV NUMBER
SHEET NUMBER
SECTION MARKER SECTION NUMBER
SHEET NUMBER
ROOF / GROUND SLOPE: INDICATES SLOPE AND DIRECTION
OF SLOPE
& DIRECTION
OF VIEW
HEIGHT / ELEVATION MARKER
NORTH ARROW
& DIRECTION
OF VIEW
& DIRECTION
OF VIEW
REVISION MARKER
ROOM TAG
XXX
SLOPE
X:XX
XXX
XXX
MASTER
BEDROOM
100
9'-0"
X
AX.XX
X
AX.XX
X
AX.X
1
2
3
4
X
AX.XX
X
AX.XX
X
X
N
1
EQUIPMENT NUMBERX
MECHANICAL / PLUMBING ENGINEER:
3C ENGINEERING CONTACT: BRIAN STARRETT
1120 MARSH STREET PH:805.540.5358
SAN LUIS OBIPSPO, CA 93401 EMAIL:bstarrett@3ceng.com
LANDSCAPE ARCHITECT:
SUMMERS MURPHY AND PARTNERS CONTACT: JIM BURROWS
979 OSOS STREET PH:805.439.3209
SAN LUIS OBIPSPO, CA 93401 EMAIL:jburrows@smpinc.net
CIVIL ENGINEERING AND SURVEYING:
WALSH ENGINEERING CONTACT: MATT WALSH
959 OSOS STREET PH:805.319.4948
SAN LUIS OBIPSPO, CA 93401 EMAIL:matt@walshengineering.net
SOILS REPORT:
EARTH SYSTEMS CONTACT:KYLE MARTINEZ
4378 OLD SANTA FE ROAD PH:805.544.3276
SAN LUIS OBISPO, CA 93401 EMAIL:esp@earthsys.com
N
BRIS
C
O
R
O
A
D
HALCYON RDALPINE STE GRA
N
D
A
V
E
E G
R
A
N
D
A
V
E
MAPLE ST
RODEO DR
MONTEGO ST PROJECT LOCATION
184 BRISCO ROAD
HI
G
H
W
A
Y
1
0
1
PARKING REQUIREMENTS
REQUIRED:PROPOSED:
COVERED PARKING (2 PER UNIT)16 SPACES 16 SPACES
GUEST PARKING (NON-COVERED)4 SPACES 4 SPACES
TOTAL SPACES 20 SPACES (16 COVERED) 20 SPACES (20 COVERED)
ATTACHMENT 6
FF 144.00
PAD 143.30
FF 145.30
PAD 144.60
FF 147.30
PAD 146.60
FF 146.80
PAD 146.10
BLDG 4BLDG 3
GRADING LEGEND
GENERAL LEGEND STORM DRAIN LEGEND:
98
100
GRADING KEY NOTES:
QUANTITIES AND PROJECT INFORMATION
BIO RETENTION AREA CROSS SECTION
C1.0
GRADING AND
DRAINAGE
PLAN
00 10'20'
10'SCALE: 1" = HABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDATE SUBMITTAL
05.04.18 PUD PERMIT
FF 144.00
PAD 143.30
FF 145.30
PAD 144.60
FF 147.30
PAD 146.60
FF 146.80
PAD 146.10
BLDG 4BLDG 3
GENERAL LEGEND
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
SANITARY SEWER KEY NOTES
DRY UTILITY KEY NOTES
STORM DRAIN KEY NOTES
WATER KEY NOTES
00 10'20'
10'SCALE: 1" = HABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDATE SUBMITTAL
05.04.18 PUD PERMIT
C2.0
UTILITY PLAN
GENERAL NOTES
FF 146.80 FF 146.60
HABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDATE SUBMITTAL
05.04.18 PUD PERMIT
C3.0
SITE CROSS
SECTIONS
21 SHUT-OFF VALVE
40 FENCE42 43
11 REDUCED PRESSURE BACKFLOW DEVICE
20 FILTER & REGULATOR
10 ELECTRIC CONTROL VALVE12 TRENCHING13 CONTROLLER
22 HOSE BIBB
41 TREE, SHRUB & GROUND COVER PLANTING 40 TREE PLANTING
23 FLUSH VALVE
Irrigation & Planting
Details
L-3
FG
ROUND PLASTIC VALVE BOX
CARSON 910-12B GREEN
GRAVEL 3/4"-1 1/2" SIZE
EXTEND 8" BEYOND BOTTOM
DIMENSIONS OF BOX
LATERAL LINE
18" COIL OF POLY TUBING
12"3/4" PVC BALL VALVE
4"Y1/2YROOT
BALL
NOTE: WATERING BASINS MAY BE OMITTED IN
SOME CASES AT THE LANDSCAPE ARCHITECT'S DIRECTION.
SET CROWN 1/2" ABOVE GRADE
BACKFILL :
1 PART NATIVE SOIL
1 PART NITROLIZED COMPOSTED
'FOREST HUMUS'
GRO-POWER 5-3-1 MIX THOROUGHLY
X 1/2X1/2X
AGRIFORM TABLET APPLICATION CHART
('AGRIFORM' TABLETS 20-10-5)
SHRUB SIZE NO. OF TABLETS
1 GAL (2) 10 GRAM
5 GAL (4) 10 GRAM
15 GAL (6) 10 GRAM
TREES: (1) 21-GRAM TABLET FOR EACH 1/2 INCH OF
TRUNK DIAMETER OR EACH FOOT OF HEIGHT OR SPREAD.
GRO POWER APPLICATION CHART
PLANT SIZE RATE
1 GAL 1/2 CUP
5 GAL 1 CUP
15 GAL 2 CUPS
24" BOX 4 CUPS
36" BOX 5 CUPS
48" BOX 6 CUPS
ROOT
BALL6"VARIES*Y1/2X X 1/2X1/2Y36"32" CINCH TIES, MIN. 2 PER TREE.
PROVIDE 2 LOCATIONS IF NECESSARY
TO SUPPORT TREE. ATTACH TO POST WITH
GALVANIZED NAILS
2" DIA LODGEPOLE PINE STAKE,
PRESSURE TREATED
10'-0" LENGTH ON 15G/24"BOX
8'-0" LENGTH ON 5G
PLACE STAKE OUTSIDE OF ROOT BALL
'ARBOR GUARD' ON ALL TREES IN LAWN
COMPACTED BASIN. SET CROWN OF
TREE 1" ABOVE FINISH GRADE
TREE PLANTING AND BACKFILL
SEE TREE & SHRUB PLANTING DETAIL
INSERT STAKE OUTSIDE OF ROOTBALL
*LOCATE TIES AT LOWEST POINT ON
TRUNK TO MAINTAIN UPRIGHT POSITION
INSTALL DOUBLE STAKE ON 15 GALLON TREES;
INSTALL SINGLE STAKE ON 5 GALLON TREES.
REMOVE NURSERY STAKES.
PLAN VIEW
PREVAILING
WIND
ALIGN STAKES PARALLEL
WITH PREVAILING WIND
SECTION
DRIVEWAY / PAVING
PVC LATERAL
PVC ELL
POLY TUBE
ADAPTOR 3"12"SECTION
VALVE
PRESSURE
LINE
NOTE:
DO NOT RUN POLY TUBING UNDERGROUND.
PLAN VIEW
33 DRIP ZONE SCHEMATIC 32 DRIP TUBING LAYOUT SCHEMATIC
PLANT SPACING
PER PLANTING PLAN
VALVE
INDIVIDUAL PLANT
DRIP TUBING
TOTAL LENGTH
NOT TO EXCEED 150'
NOTE:
PLACE ENDS OF DRIP TUBE MAX. 3' FROM EDGE OF HARDSCAPE
IN VALVE BOX WITH FLUSH VALVE AS SHOWN, TYPICAL.
SEE DETAILS __ & __ FOR PLACEMENT OF EMITTERS.
PRESSURE LINE
MANUAL FLUSH VALVE
IN VALVE BOX (TYP.)
SEE DETAIL __, SHEET __
PLAN VIEW
BURIED CLASS 200 PVC
PIPE, SIZE PER PLAN
BURIED CLASS 200 PVC
PIPE, SERVING ADDITIONAL
DRIP ZONE, SEE PLAN
PVC-DRIP TUBE ADAPTOR,
TYPICAL
EDGE OF PAVING
PVC SLEEVE
POLY TUBE
1 GAL. SIZE 5 GAL. SIZE 15 GAL. SIZE
(AND LARGER)
CENTER OF PLANT EMITTER
NOTE:
PLACE EMITTER AT EDGE OF ROOTBALL. DO NOT PLACE TUBE & EMITTER
AGAINST STEM / TRUNK OF PLANT.
PLAN VIEW
ROOT BALL ROOT BALL ROOT BALL
NOTE:
PLACE EMITTER AT EDGE OF ROOTBALL. DO NOT PLACE TUBE & EMITTER
AGAINST STEM / TRUNK OF PLANT.
31 DRIP EMITTER PLACEMENT 30 DRIP RISER & TUBING SCHEMATIC
EMITTER, PLACE ON UPHILL SIDE
OF PLANT, AT EDGE OF ROOT BALL
SPACE RISERS AT PLANT SPACING
PLANT
PLANT
SECTION
ROOT
BALL
ROOT
BALL
ADAPTOR
TEE OR ELL
PVC RISER
PVC LATERAL
#10 GALV. WIRE LOOP, TYPICAL
AT PLANT AND 10' OC MAX.
POLY TUBING
FG1"18"12"FG
PLASTIC VALVE BOX
CARSON 1419E-13B GREEN
PRESSURE LINE
UNION
SHUT-OFF VALVE
GRAVEL 3/4"-1 1/2" SIZE
EXTEND 8" BEYOND BOTTOM
DIMENSIONS OF BOX
FG
PLASTIC VALVE BOX
CARSON 1419E-13B GREEN
LATERAL LINE
GRAVEL 3/4"-1 1/2" SIZE
EXTEND 8" BEYOND BOTTOM
DIMENSIONS OF BOX
UNION TYPICAL1"PRESSURE REGULATOR
FILTER18"12"4"CONTROL WIRE CONDUIT SIZING
NO. OF WIRES SIZE OF PVC SLEEVE
0-7 1" DIA
8-19 1-1/2" DIA
20-37 2" DIA18"18"
CONTROLLER
LAG INTO WALL w/
4-1/4" DIA x 2" SCREWS
3/4" DIA P&C CONDUIT
w/ 120V SOURCE
CONNECTION TO 120V BY OTHERS
PVC CONDUIT FOR CONTROL WIRES
PER SCHEDULE FG5'-0"WEATHERTIGHT
JUNCTION BOX
18" MIN"12" MIN6"PRESSURE LINE
& CONTROL WIRES
CONTROL
WIRES LATERAL LINE
12"TYPICAL ALL TRENCHES
CONTROL WIRES
3" DETECTABLE MARKER TAPE
MANUF: THOR ENTERPRISES
DISTRIB: T. CHRISTY ENTERPRISES
(714) 771-4142
COMPACT BACKFILL TO AVOID
SETTLEMENT
TAPE CONTROL WIRES TO PRESSURE LINE @ 5'OC
NATIVE SOIL BACKFILL WITHOUT ROCKS
FG
CLASS 200 PVC
SCH 40 PVC
2 CU. FT. CONCRETE
@ EACH ELBOW
RP DEVICE W/ BALL VALVES 12" MIN18"PRESSURE LINE
FG
WYE STRAINER
TYP. GALV. UNION (2)
NOTES:
1. ALL PIPE FITTINGAS SHALL BE SCHEDULE 40, GALV. FLANGED STEEL
UNLESS OTHERWISE SPECIFIED.
2. DISSIMILAR METALS SHALL BE SEPARATED BY AN APPROVED
DIELECTRIC COUPLING.
3. THE BACKFLOW PREVENTER AND INSTALLATIONS SHALL BE APPROVED
BY THE LOCAL DEPARTMENT OF HEALTH SERVICES AND WATER AGENCY.
KING'ONE STEP' CONNECTORS
MODEL 70-566 30 VOLT OR
RAINBRID SNAPTITE CONNECTORS
W/SEALER MODEL #ST-03 GREY
PT-S5.
2" DIA ALUMINUM or PLASTIC
TAG. ATTACH w/WIRE TO VALVE
ENGRAVE VALVE STA #
INTO TAG
GRAVEL 3/4"-1 1/2" SIZE
EXTEND 8" BEYOND BOTTOM
DIMENSIONS OF BOX
LOCATE VALVES
A) IN SHRUB AREAS ONLY
B) 12" MAX FROM WALKS / CURBS
C) PARALLEL TO WALKS
D) ONE (1) VALVE PER VALVE BOX
PLASTIC VALVE BOX
CARSON MODEL 1419E-13B GREEN
PRESSURE LINEPVC UNION
LATERAL LINE
FG
14 GAUGE DIRECT BURIAL WIRE.
W/ 12" EXPANSION COIL
4"3"12"1/2"HOSE BIBB (BRASS)
HOSE BIBB VACUUM BREAKER
CHAMPION MODEL HVB-111
2 - GALV STEEL PIPE STRAPS
3/4" DIA SCH 80 PVC (GREY)
4"x4" PRESSURE TREATED
DOUG. FIR POST
PRESSURE LINE
FG1'-0"1'-6"3'-0"PLAN CONTROLPLAN SET 'A'ISSUED:5/08/18SHEETSOF
SHEET NUMBER
JOB NO.
CAD FILE
DESIGNED
CHECKED
DRAWN
DATE
SHEET DESCRIPTION
PROJECT:DATE REVISION
1
2
OWNER:
3
4
5
6
742467
3
HABITAT FOR HUMANITY
FOR SAN LUIS OBISPO COUNTY
189 CROSS STREET
SAN LUIS OBISPO CA
8 NEW HOMES
159 BRISCO ROAD
ARROYO GRANDE CA
LANDSCAPE PLANS
05-08-18
Jim Burrows, Landscape Architect
prohibited except by written
method, in whole or part, is
duction or publication by any
were prepared. Re-use, repro-
original site for which they
cation shall be restricted to the
and their use and publi-
Landscape Architect
permission from Jim Burrows,
accompanying specifications
are the exclusive property of
These drawings and/or the
SAN LUIS OBISPO CA 93401
979 OSOS STREET, SUITE B6
(805) 439-3209
JIM
BURROWS
LANDSCAPE ARCHITECTURE
JLB
JLB
JLB
MAIL150'-0" MAX 6"62'-1"10'-4"57'-1"48'-614"MAILSWALE
SWALEFH
EP
EP
EP
EP
150 FIRE HOSE LENGTH
20 PARKING SPACES
16 FOR RESIDENCE
4 FOR GUESTS16'-0" TYP.9'-0" TYP.
WM
WM
24'-0" MIN.16'-0" MIN.2'-0" MIN.2'-0" MIN
2'-0" MIN
BUILDING ONE
BUILDING TWO
BUILDING THREE BUILDING FOUR
5'-0" MIN
4'-0" MIN
5'-0" MIN.5'-0" MIN.5'-0" MIN.5'-0" MIN.EP
1
2
2
10 8
TYP
8
TYP
8
TYP
8
TYP
3
4
4
5
5
7
99
9 9
11
11
12 12 12 12
13
13
14
14BRISCO ROADADJACENT PROPERTY
APN: 077-051-056
ADJACENT PROPERTY
APN: 077-053-049
2
A1.0
2
A1.0
SIM
7
15
15
16'-0" PARKING STALL WIDTH
2'-0" LANDSCAPING PER CITY OF ARROYO GRANDE
STANDARDS FIGURE 16.56.070-B
5'-0" OFFSET FROM
PROPERTY LINE
PL
3' WIDE VALLEY
GUTTER PER CIVIL
6" CURB PER CIVIL
7'-0" MIN. CLEARWOOD FRAMED CAR
PORT WITH
COORDINATED
ALUMINUM ROOFING
SLOPE
1/4" PER FT
SLOPE
1/4" PER FT
SCALE:3/32" = 1'-0"1 SITE PLAN N
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEARCHITECTURAL SITE PLAN LEGEND
PAVERS PER CIVIL DRAWINGS
PROPERTY LINE
(E) FENCE TO BE REMOVED
KEYNOTES
(N) FIRE HYDRANT TO BE PLACED WEST OF THE DRIVEWAY ENTRANCE
(N) TENANT BUILT IN MAIL BOXES
(N) COMMON AREA FOR TENANTS
(N) BIKE PARKING
(N) TRASH ENCLOSURE WITH 3 TRASH BINS, THREE RECYCLE BINS AND A GREEN WASTE BIN IN EACH
LINE OF PAVEMENT TRANSITION
(N) WATER METER BANK FOR ALL EIGHT UNITS
LINE OF CAR PORT ABOVE
LINE OF LANDSCAPED AREA FOR PARKING OVERHANG
(N) DRIVEWAY ENTRANCE
(N) 5'-0" WIDE SIDEWALK, CURB AND GUTTER
(E) RETAINING WALL TO REMAIN
(N) RETENTION SWALE PER CIVIL DRAWINGS
(E) ELECTRICAL LINE TO REMAIN
(N) SOLAR PANELS OVER TRASH AREA FOR SITE LIGHTING AND SITE IRRIGATION
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
SITE PLAN GENERAL NOTES
1.VERIFY ADEQUACY OF SEWER LATERAL PRIOR TO NEW CONSTRUCTION.
2.WATER PRESSURE IN EXCESS OF 80 PSI REQUIRES A PRESSURE REGULATOR.
3.BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING
IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD
FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. ADDRESS
NUMBERS SHALL BE ARABIC NUMERALS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A MINIMUM OF 4"
HIGH WITH A MINIMUM STROKE WIDTH OF ½". VERIFY MINIMUM HEIGHT REQUIREMENTS WITH LOCAL FIRE
DEPARTMENT AND USE MORE RESTRICTIVE.
4.SLOPE GROUND IMMEDIATELY ADJACENT TO FOUNDATION AWAY FROM BUILDING AT A SLOPE OF NOT LESS
THAN 1:20 (5%) FOR A MINIMUM OF 10' MEASURED PERPENDICULAR TO FACE OF WALL OR AT A 2% SLOPE
WHEN A SWALE IS PROVIDED. IMPERVIOUS SURFACES WITHIN 10' OF BUILDING FOUNDATION SHALL BE SLOPED
A MINIMUM OF 2% AWAY FROM BUILDING.
5.DURING CONSTRUCTION/GROUND DISTURBING ACTIVITIES, THE APPLICANT SHALL IMPLEMENT THE FOLLOWING
PARTICULATE (DUST) CONTROL MEASURES. THE CONTRACTOR OR BUILDER SHALL DESIGNATE A PERSON OR
PERSONS TO MONITOR THE DUST CONTROL PROGRAM AND TO ORDER INCREASED WATERING, AS NECESSARY,
TO PREVENT TRANSPORT OF DUST OFF SITE. THEIR DUTIES SHALL INCLUDE HOLIDAY AND WEEKEND PERIODS
WHEN WORK MAY NOT BE IN PROGRESS. THE NAME AND TELEPHONE NUMBER OF SUCH PERSONS SHALL BE
PROVIDED TO THE APCD PRIOR TO COMMENCEMENT OF CONSTRUCTION.
5.1.REDUCE THE AMOUNT OF DISTURBED AREA WHERE POSSIBLE.
5.2.USE OF WATER TRUCKS OR SPRINKLER SYSTEM IN SUFFICIENT QUANTITIES TO PREVENT AIRBORNE DUST
FROM LEAVING THE SITE. RECLAIMED (NONPOTABLE) WATER SHOULD BE USED WHENEVER POSSIBLE.
5.3.VEHICLE SPEED FOR ALL CONSTRUCTION VEHICLES SHALL NOT EXCEED 15 MPH ON ANY UNPAVED
SURFACE AT THE CONSTRUCTION SITE.
5.4.ALL TRUCKS HAULING DIRT, SAND, SOIL, OR OTHER LOOSE MATERIALS ARE TO BE COVERED OR SHOULD
MAINTAIN AT LEAST TWO FEET OF FREEBOARD (MINIMUM VERTICAL DISTANCE BETWEEN TOP LOAD AND
TOP OF TRAILER) IN ACCORDANCE WITH CALIFORNIA VEHICLE CODE.
5.5.SWEEP STREETS AT THE END OF EACH DAY IF VISIBLE SOIL MATERIAL IS CARRIED ONTO ADJACENT
PAVED ROADS. WATER SWEEPERS WITH RECLAIMED WATER SHOULD BE USED WHERE FEASIBLE.
5.6.ALL DIRT STOCK-PILE AREAS SHOULD BE SPRAYED DAILY AS NEEDED.
6.ANY PORTION OF A FENCE OR OTHER STRUCTURES WITHIN 5' 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 WALLS OF THE BUILDING.
7.EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED DURING ALL DEMOLITION,
CONSTRUCTION AND GRADING.
GENERAL NOTES
1.THE ARCHITECT HAS NO CONTROL OR RESPONSIBILITY FOR THE MEANS, TECHNIQUES, SEQUENCE, OR
PROCEDURES OF CONSTRUCTION OR SAFETY PROGRAMS FOR THIS PROJECT. SUCH PROGRAMS AND
COMPLIANCE WITH ALL LAWS, RULES, REGULATIONS, CODES OR ORDINANCES SHALL BE THE
RESPONSIBILITY OF OTHERS.
2.COORDINATE THE WORK OF ALL TRADES INVOLVED IN THE CEILING WORK TO ENSURE CLEARANCES FOR
FIXTURES, DUCTS, PIPING, CEILING SUSPENSION SYSTEM, ETC., NECESSARY TO MAINTAIN THE FINISHED
CEILING HEIGHTS INDICATED ON ARCHITECT'S DRAWINGS.
3.ALL WORK SHALL CONFORM TO APPLICABLE CURRENT FEDERAL, STATE AND LOCAL CODES. THE
CONTRACTOR IS TO PROVIDE FOR ALL REQUIRED NOTIFICATION OF AND COORDINATION WITH CITY AND
STATE AGENCIES, AND PROVIDE REQUIRED PERMITS. ALL TESTS AND INSPECTIONS ASSOCIATED WITH
OBTAINING APPROVALS TO PROCEED WITH AND COMPLETE THE WORK SHALL BE PAID FOR BY THE
CONTRACTOR.
4.THE INTENT OF THE CONTRACT DOCUMENTS IS TO INCLUDE ALL LABOR AND MATERIALS, EQUIPMENT AND
TRANSPORTATION NECESSARY OR REASONABLY INFERABLE AS BEING NECESSARY FOR THE EXECUTION OF
THE WORK. BY SUBMITTING A PROPOSAL, THE CONTRACTOR REPRESENTS THAT THOROUGH EXAMINATION
OF THE SITE AND ALL EXISTING CONDITIONS AND LIMITATIONS HAVE BEEN MADE AND THAT THE CONTRACT
DOCUMENTS HAVE BEEN EXAMINED IN COMPLETE DETAIL, AND THAT IT IS DETERMINED BEYOND DOUBT THAT
THE DRAWINGS, SPECIFICATIONS AND EXISTING CONDITIONS ARE SUFFICIENT, ADEQUATE AND
SATISFACTORY FOR CONSTRUCTION OF THE WORK. WHERE MINOR ADJUSTMENTS TO THE WORK ARE
NECESSARY FOR THE PURPOSES OF FABRICATION AND INSTALLATION OF ITEMS, OR RESOLUTIONS OF
CONFLICTS BETWEEN ITEMS, WITHIN THE INTENT OF THE CONTRACT DOCUMENTS, THE CONTRACTOR SHALL
MAKE SUCH ADJUSTMENTS AT NO ADDED EXPENSE TO THE OWNER. WHERE SUCH MINOR ADJUSTMENTS
AFFECT FUNCTIONAL OR AESTHETIC DESIGN OF THE WORK, THEY SHALL BE SUBMITTED TO THE ARCHITECT
FOR REVIEW AND APPROVAL.
5.THE GENERAL CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR THE EXECUTION OF HIS WORK AND
FOR ANY CHANGES AND / OR DEVIATIONS FROM THE DRAWINGS AND SPECIFICATIONS MADE WITHOUT PRIOR
WRITTEN APPROVAL FROM THE OWNER. THE COST OF CORRECTIONS RESULTING FROM CHANGES AND / OR
DEVIATIONS SHALL BE BORNE BY THE GENERAL CONTRACTOR.
6.DESIGN ALTERATIONS MADE WITHOUT THE ARCHITECT'S KNOWLEDGE DURING THE COURSE OF
CONSTRUCTION ARE DONE AT THE OWNER'S AND / OR CONTRACTOR'S RISK. THE ARCHITECT SHALL NOT BE
HELD RESPONSIBLE FOR THE CONSEQUENCES OF SUCH CHANGES.
7.CONTRACTOR SHALL COORDINATE ALL OPERATIONS WITH THE OWNER, INCLUDING AREA FOR WORK,
MATERIALS STORAGE, AND ACCESS TO AND FROM THE WORK, SPECIAL CONDITIONS OR NOISY WORK,
TIMING OF WORK AND INTERRUPTION OF MECHANICAL AND ELECTRICAL SERVICES. NOISY OR DISRUPTIVE
WORK SHALL BE SCHEDULED AT LEAST ONE (1) WEEK IN ADVANCE OF THE TIME WORK IS TO COMMENCE.
8.THE GENERAL CONTRACTOR SHALL PROVIDE ALL PROTECTIVE MEASURES FOR THE SAFETY OF THE PUBLIC
AND WORKERS DURING THE COURSE OF THE WORK.
9.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE HIGHEST STANDARD OF WORKMANSHIP IN
GENERAL AND WITH SUCH STANDARDS AS ARE SPECIFIED.
10.GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DEMOLITION AS REQUIRED FOR COMPLETION OF
THE PROJECT. REMOVE ALL DEMOLISHED MATERIAL NOT DESIGNATED FOR REUSE FROM THE PREMISES.
11.CONTRACTOR SHALL PROVIDE FOR ALL WORK REQUIRED TO MAINTAIN COMPLIANCE WITH LOCAL FIRE CODE.
PROVIDE FOR ALL REQUIRED SHOP DRAWINGS AND APPROVALS. CONTRACTOR IS RESPONSIBLE FOR
PROVIDING FIRE ALARM SYSTEM AUDIBILITY.
12.CONTRACTOR SHALL SUBMIT SAMPLES OF ALL FINISHES OF SUCH SIZE AND NUMBER THAT THEY REPRESENT
A REASONABLE DISTRIBUTION OF COLOR RANGES AND PATTERN PRIOR TO INSTALLATION FOR ARCHITECT'S
APPROVAL. CONTRACTOR SHALL PROVIDE SHOP DRAWINGS AND PRODUCT DATA FOR ARCHITECT'S
APPROVAL ON ALL SPECIAL ITEMS REQUIRING CUSTOM FABRICATION. (SHALL INCLUDE RATED FIRE DOORS
AND HARDWARE).
13.THE CONTRACTOR SHALL VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS PRIOR TO STARTING WORK.
ALL DIMENSIONS OF EXISTING CONDITIONS ON DRAWINGS ARE INTENDED AS GUIDELINES AND MUST BE FIELD
VERIFIED. DO NOT SCALE DRAWINGS FOR ANY REASON. REPORT ANY DIMENSIONAL DISCREPANCIES TO THE
ARCHITECT BEFORE CONTINUING WORK. COMMENCEMENT OF WORK IMPLIES THE ACCEPTANCE OF ALL
CONDITIONS. CONTRACTOR SHALL ALSO COORDINATE THE WORK WITH THE WORK OF ALL OTHER TRADES.
14.OMISSIONS MADE IN THESE DRAWINGS AND SPECIFICATIONS WHICH IS MANIFESTLY NECESSARY TO CARRY
OUT THE INTENT OF THE DRAWINGS OR SPECIFICATIONS, OR WHICH IS CUSTOMARILY PERFORMED SHALL
NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR DESCRIBED DETAILS OF THE WORK
AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
15.A COMPLETE SET OF CONTRACT DOCUMENTS MUST BE KEPT AT THE JOB SITE AT ALL TIMES AND ANY
CHANGES MUST BE NOTED THEREON AND INITIALED.
16.DO NOT SCALE DRAWINGS FOR ANY REASON. REPORT ANY DIMENSIONAL DISCREPANCIES TO THE
ARCHITECT BEFORE CONTINUING WORK.
17.PATCH, REPAIR, OR REPLACE ALL WORK DAMAGED BY NEW CONSTRUCTION. THE GENERAL CONTRACTOR
SHALL PATCH WALL AND FLOOR TO CONFORM TO MATERIAL, TEXTURE, AND SURFACE ALIGNMENT WITH THE
ADJOINING SURFACE.
18.ALL FLOORS SHOULD BE LEVEL AND NOT VARY MORE THAN 1/4" IN 10'-0". THE CONTRACTOR SHALL NOTIFY
ARCHITECT OF ANY CONDITIONS THAT DO NOT MEET THIS STANDARD.
19.MATERIALS, ARTICLES, DEVICES AND PRODUCTS ARE SPECIFIED IN THE DOCUMENTS BY LISTING
ACCEPTABLE MANUFACTURERS OR PRODUCTS, BY REQUIRING COMPLIANCE WITH REFERENCED STANDARDS,
OR BY PERFORMANCE SPECIFICATIONS. FOR ITEMS SPECIFIED BY NAME, SELECT ANY PRODUCT NAMED.
FOR THOSE SPECIFIED BY REFERENCE STANDARDS OR BY PERFORMANCE SPECIFICATIONS SELECT ANY
PRODUCT MEETING OR EXCEEDING SPECIFIED CRITERIA. FOR APPROVAL OF AN ITEM NOT SPECIFIED, SUBMIT
REQUIRED SUBMITTALS, PROVIDING COMPLETE BACK-UP INFORMATION FOR PURPOSES OF EVALUATION.
WHERE BUILDING STANDARD ITEMS ARE CALLED FOR, NO SUBSTITUTE WILL BE ACCEPTED.
20.MECHANICAL AND ELECTRICAL FIXTURES, OUTLETS, ETC., WHEN SHOWN ON THE ARCHITECTURAL
DRAWINGS, ARE FOR LOCATION INFORMATION ONLY. MECHANICAL AND ELECTRICAL TO BE DESIGNED BY
OTHERS. ALL CIRCUITING COORDINATION TO BE BY OTHERS.
21.CONTRACTOR IS TO PROVIDE DRAWINGS FOR ARCHITECT'S APPROVAL SHOWING LOCATIONS OF ALL HVAC
THERMOSTATS, GRILLES AND DIFFUSERS, FIRE AND SMOKE DETECTION DEVICES INCLUDING SPRINKLERS,
SMOKE DETECTORS, FIRE EXTINGUISHERS AND HOSE CABINETS, PLUMBING AND PLUMBING EQUIPMENT.
22.REPLACE OR RELOCATE ALL EXISTING PIPING, CONDUIT, WIRING, ETC. REQUIRED FOR THE COMPLETION OF
NEW WORK.
23.ALL PERMITS INCLUDING FIRE, MECHANICAL, AND ELECTRICAL TO BE FILED SEPARATELY.
24.AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR ANY WORK DONE IN THE PUBLIC R.O.W.
25.ALL GYPSUM BOARD PARTITIONS SHALL BE TAPED, SPACKLED AND SANDED SMOOTH WITH NO VISIBLE
JOINTS.
26.ALL WORK SHALL BE ERECTED AND INSTALLED PLUMB, LEVEL, SQUARE AND TRUE.
27.ALL GLASS SHALL BE CLEAR TEMPERED GLASS, UNLESS OTHERWISE NOTED. GLAZING TONG MARKS SHALL
NOT BE VISIBLE. CLEAN AND POLISH ALL GLASS PRIOR TO PROJECT DELIVERY.
28.CONTRACTOR TO PROVIDE SHOP DRAWINGS AND/OR SUBMITTALS FOR ALL FINISHES, FIXTURES, AND
EQUIPMENT.
29.THE ARCHITECT HAS NO KNOWLEDGE OF HAZARDOUS MATERIALS ON THIS PROJECT. THE ARCHITECT
CANNOT BE HELD LIABLE FOR ANY SUCH MATERIAL ASBESTOS, LEAD, PAINT OR OTHER SIMILAR PRODUCT
THAT MAY BE UNCOVERED ON THIS PROJECT. IF SUCH MATERIAL IS ENCOUNTERED OR SUSPECTED THE
OWNER SHALL BE RESPONSIBLE FOR MAKING ARRANGEMENTS FOR THE SAFE AND LEGAL REMOVAL OF SUCH
MATERIAL AS REQUIRED.
30.COORDINATE WITH SUB-CONTRACTORS THE LOCATIONS OF ELECTRICAL AND VOICE/DATA OUTLETS,
PLUMBING AND OTHER DEVICES WITH LAYOUT AND DESIGN OF CUSTOM CASEWORK.
31.CUSTOM CASEWORK SHALL CONFORM TO A.W.I. CURRENT STANDARDS FOR CUSTOM GRADE FABRICATION.
32.PROVIDE NEAT CUT WHERE UTILITIES PENETRATE RATED WALL AND FLOOR ASSEMBLIES, SEAL WITH
NON-COMBUSTIBLE MATERIAL PER CODE. VERIFY ALL SUCH PENETRATIONS WITH ARCHITECT PRIOR TO
CUTTING.
33. PRIOR TO FINAL, TEST SMOKE DETECTORS & AUTO POWER SHUT OFF
DRWN BY:
CHK'D BY:
A1.0
SITE PLAN
WR
JD
(N) WOOD FENCE
SCALE:1/4" = 1'-0"
0 421 8
2 CAR PORT SECTION
A
1 2 3 4 5 6
B
C
D
A.1
B.1
C.1
D.1
0
5'-0"
5'-1112"5'-1112"2'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"4'-212"7'-9"10'-012"5'-1112"6'-1012"2'-312"3'-714"3'-33 4"2'-83 4"2'-63 4"2'-63 4"2'-83 4"3'-33 4"3'-714"2'-312"12'-10"
5'-0"2'-0"4'-434"3'-734"7'-9"4'-212"14'-212"14'-1"6"14'-1"14'-212"11'-1112"22'-0"10'-012"15'-112"6"15'-112"6'-11"6'-3"
1112"1112"
6'-11"6'-3"
62'-1"
002
002
0022'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"
002
002 008
006
006
007
005
002
002
002 2'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"
002
002008
006
006
007
001
005
006006
006006
001
002002
00200210'-012"11'-1112"62'-1"22'-0"1'-0"DN
DN
5'-11"5'-11"3'-112"3'-112"2
A5.1 4
A5.1
1
A5.1
3
A5.1
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BEDROOM
SLOPED
HALLWAY
8'-0"
BATHROOM
8'-0"
BEDROOM
SLOPED
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BATHROOM
8'-0"
HALLWAY
8'-0"
3
A6.0
2
A6.0
1
A6.0
4
A6.0
007
A
1 2 3 4 5 6
B
C
D
A.1
B.1
C.1
D.1
0
5'-0"
5'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"
6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"
6"
3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"10'-1112"2'-0"2'-11"11'-1"3'-9"2'-3"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"
3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"19'-1112"13'-4"13'-4"14'-1112"
62'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"
62'-1"
STORAGE
8'-0"
STORAGE
SLOPED
LIVING
ROOM
8'-0"
KITCHEN
8'-0"
POWDER
8'-0"
STORAGE
SLOPED
POWDER
8'-0"
LIVING
ROOM
8'-0"
001
004
003
002
001
005
002
002
001
001
003
004001
004
002
001
002
002
001
001
003
2
A5.1 4
A5.1
1
A5.1
3
A5.1 1'-0"UP
UP
3'-1"3'-1"KITCHEN
8'-0"
3
A6.0
2
A6.0
1
A6.0
4
A6.0
004
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
A2.1
BUILDING ONE
FLOOR PLAN
WD
JD
FLOOR PLAN LEGEND
N
SCALE:1/4" = 1'-0"
0 421 8
1 FIRST FLOOR PLAN
BUILDING ONE
N
SCALE:1/4" = 1'-0"
0 421 8
2 SECOND FLOOR PLAN
BUILDING ONE
FLOOR PLAN NOTES
1.TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.
2.ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.
3.ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.
4.DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND A
MAXIMUM 48" A.F.F.
5.ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALL
LEGEND.
6.ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.
7.ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.
8.PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.
9.PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.
10.DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).
11.ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,
DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THE
ARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIOR
TO PROCEEDING WITH ANY WORK.
12.PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTH
OF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.2
13.VERIFY ALL EXISTING DIMENSIONS IN FIELD
14.NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT
15.ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, AND
MUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)
TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.
16.ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.
2X6 WALL
2X4 WALL
A
1 2 3 4 5 6
B
C
D
A.1
B.1
C.1
D.1
5'-1112"5'-1112"2'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"4'-212"7'-9"10'-012"5'-1112"6'-1012"2'-312"3'-714"3'-33 4"2'-83 4"2'-63 4"2'-63 4"2'-83 4"3'-33 4"3'-714"2'-312"12'-10"2'-0"4'-434"3'-734"7'-9"4'-212"14'-212"14'-1"6"14'-1"14'-212"11'-1112"10'-012"22'-0"57'-1"11'-1112"10'-012"22'-0"15'-112"6"15'-112"6'-11"6'-3"
1112"1112"
6'-11"6'-3"
57'-1"
002
002
0022'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"
002
002 008
006
006
007
002
002
002 2'-1134"3'-334"3'-0"2'-212"1'-412"1'-612"1'-312"2'-10"2'-612"4'-6"1'-9"3'-9"1'-912"1'-412"1'-6"2'-014"
002
002008
006
006
007
001
005
006006
006006
001
002002
002002
005 1'-0"DN
DN
5'-11"5'-11"2
A5.2 4
A5.2
1
A5.2
3
A5.2
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BEDROOM
SLOPED
HALLWAY
8'-0"
BATHROOM
8'-0"
BEDROOM
SLOPED
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BATHROOM
8'-0"
HALLWAY
8'-0"
3
A6.0
2
A6.0
1
A6.0
A
1 2 3 4 5 6
B
C
D
A.1
B.1
C.1
D.1
5'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"
6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"
6"
3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"5'-1112"2'-0"2'-11"11'-1"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"
3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"
57'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"
57'-1"
STORAGE
SLOPED
LIVING
ROOM
8'-0"
KITCHEN
8'-0"
POWDER
8'-0"
STORAGE
SLOPED
POWDER
8'-0"
LIVING
ROOM
8'-0"
001
004
003
002
001
002
002
001
001
003
004001
004
002
001
002
002
001
001
003
004
2
A5.2 4
A5.2
1
A5.2
3
A5.2 1'-0"3'-1"3'-1"KITCHEN
8'-0"
3
A6.0
2
A6.0
1
A6.0
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
A2.2
BUILDING TWO
FLOOR PLAN
WD
JD
FLOOR PLAN LEGEND
N
SCALE:1/4" = 1'-0"
0 421 8
1 FIRST FLOOR PLAN
BUILDING TWO
N
SCALE:1/4" = 1'-0"
0 421 8
2 SECOND FLOOR PLAN
BUILDING TWO
FLOOR PLAN NOTES
1.TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.
2.ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.
3.ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.
4.DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND A
MAXIMUM 48" A.F.F.
5.ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALL
LEGEND.
6.ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.
7.ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.
8.PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.
9.PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.
10.DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).
11.ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,
DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THE
ARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIOR
TO PROCEEDING WITH ANY WORK.
12.PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTH
OF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.2
13.VERIFY ALL EXISTING DIMENSIONS IN FIELD
14.NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT
15.ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, AND
MUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)
TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.
16.ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.
2X6 WALL
2X4 WALL
A
1 2 3 4 5 6
B
C
D
0
A.1
B.1
C.1
D.1
5'-0"
11'-11"
5'-0"2'-0"2'-11"7'-012"4'-4"5'-812"14'-212"10'-012"22'-0"15'-112"
62'-1"11'-1112"62'-1"
012
001
2
A5.3
5'-1112"
1
A6.1
4
A6.1
2'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"6'-1"5'-1012"4'-512"8'-412"2'-312"3'-714"3'-33 4"2'-83 4"2'-63 4"2'-63 4"2'-83 4"3'-33 4"3'-714"2'-312"6'-1012"
14'-1"6"14'-1"14'-212"10'-012"11'-1112"22'-0"6"15'-112"6'-11"6'-3"
1112"1112"
6'-11"6'-3"
002
002
002
3'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-1112"
002
008
006
006
009
002
002
002
3'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-3"
002 002
008
006
006
009
005
006
001001
001
002002
002002
1'-0"DN
DN5'-11"3'-112"3'-112"5'-11"4
A5.4
1
A5.4
3
A5.4
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BEDROOM
SLOPED
BATHROOM
8'-0"
HALLWAY
8'-0"
BATHROOM
8'-0"
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BEDROOM
SLOPED
3
A6.1
2
A6.1
006
007
A
1 2 3 4 5 6
B
C
D
0
A.1
B.1
C.1
D.1
5'-0"
5'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"
6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"
6"
3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"10'-1112"2'-0"2'-11"11'-1"4'-934"1'-214"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"
3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"19'-1112"13'-4"13'-4"14'-1112"
62'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"
62'-1"
STORAGE
8'-0"
STORAGE
SLOPED
LIVING
ROOM
8'-0"
KITCHEN
8'-0"
STORAGE
SLOPED
POWDER
8'-0"
LIVING
ROOM
8'-0"
001
004
003
002
001
005
002
002
001
001
003
004001
004
002
001
002
001
001
003
004
2
A5.3
4
A5.3
1
A5.3
3
A5.3 1'-0"UP
UP 3'-1"3'-1"POWDER
8'-0"
KITCHEN
8'-0"
3
A6.1
2
A6.1
1
A6.1
002
4
A6.1
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
A2.3
BUILDING THREE
FLOOR PLAN
WD
JD
FLOOR PLAN LEGEND
N
SCALE:1/4" = 1'-0"
0 421 8
1 FIRST FLOOR PLAN
BUILDING THREE
N
SCALE:1/4" = 1'-0"
0 421 8
2 SECOND FLOOR PLAN
BUILDING THREE
FLOOR PLAN NOTES
1.TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.
2.ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.
3.ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.
4.DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND A
MAXIMUM 48" A.F.F.
5.ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALL
LEGEND.
6.ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.
7.ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.
8.PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.
9.PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.
10.DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).
11.ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,
DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THE
ARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIOR
TO PROCEEDING WITH ANY WORK.
12.PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTH
OF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.2
13.VERIFY ALL EXISTING DIMENSIONS IN FIELD
14.NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT
15.ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, AND
MUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)
TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.
16.ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.
2X6 WALL
2X4 WALL
A
B
C
D
A.1
B.1
C.1
D.1
1 2 3 4 5 6
11'-11"2'-312"2'-312"6'-1"5'-812"5'-812"6'-1"2'-312"2'-312"5'-1112"5'-1112"6'-1"5'-1012"4'-512"8'-412"2'-312"3'-714"3'-33 4"2'-83 4"2'-63 4"2'-63 4"2'-83 4"3'-33 4"3'-714"2'-312"6'-1012"2'-0"2'-11"5'-112"6'-3"5'-812"14'-212"14'-1"6"14'-1"14'-212"11'-1112"10'-012"22'-0"57'-1"10'-012"11'-1112"22'-0"15'-112"6"15'-112"6'-11"6'-3"
1112"1112"
6'-11"6'-3"
57'-1"
002
002
002
3'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-1112"
002
008
006
006
009
002
002
002
3'-0"3'-312"3'-0"1'-9"1'-10"1'-612"3'-4"3'-4"4'-6"1'-9"3'-1112"1'-6"1'-912"1'-3"
002 002
008
006
006
009
005
006
001001
001
005
002002
002002
001
1'-0"DN
DN5'-11"3'-112"3'-112"5'-11"4
A5.4
1
A5.4
3
A5.4
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BEDROOM
SLOPED
BATHROOM
8'-0"
HALLWAY
8'-0"
BATHROOM
8'-0"
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
BEDROOM
SLOPED
3
A6.1
2
A6.1
1
A6.1
006
5'-1112"
A
B
C
D
A.1
B.1
C.1
D.1
1 2 3 4 5 6
5'-1112"6'-9"2'-3"1'-9"1'-7"6'-012"3'-1112"3'-1112"6'-012"1'-7"1'-9"2'-3"6'-9"5'-1112"
6"14'-0"2'-8"1'-912"1'-612"2'-0"5'-1112"6'-9"2'-3"3'-11"3'-512"2'-514"3'-614"
6"
3'-614"2'-514"3'-512"3'-11"2'-3"6'-9"5'-1112"2'-0"2'-11"11'-1"2'-8"1'-912"1'-612"3'-512"1'-1112"1'-912"2'-9"2'-9"
3'-512"1'-1112"1'-912"2'-9"2'-9"6'-0"14'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"
57'-1"6'-0"22'-0"14'-1112"13'-4"13'-4"14'-1112"
57'-1"
001
004
003
002
001
002
001
001
003
004001
004
002
001
002
001
001
003
004
2
A5.4
4
A5.4
1
A5.4
3
A5.4 1'-0"UP
UP3'-1"3'-1"STORAGE
SLOPED
LIVING
ROOM
8'-0"
KITCHEN
8'-0"
STORAGE
SLOPED
POWDER
8'-0"
LIVING
ROOM
8'-0"
002
002
POWDER
8'-0"
KITCHEN
8'-0"
3
A6.1
2
A6.1
1
A6.1
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
A2.4
BUILDING ONE
FLOOR PLAN
WD
JD
FLOOR PLAN LEGEND
N
SCALE:1/4" = 1'-0"
0 421 8
1 FIRST FLOOR PLAN
BUILDING FOUR
N
SCALE:1/4" = 1'-0"
0 421 8
2 SECOND FLOOR PLAN
BUILDING FOUR
FLOOR PLAN NOTES
1.TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM.
2.ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O.
3.ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O.
4.DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND A
MAXIMUM 48" A.F.F.
5.ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALL
LEGEND.
6.ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND.
7.ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND.
8.PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM.
9.PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS.
10.DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.).
11.ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION,
DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THE
ARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIOR
TO PROCEEDING WITH ANY WORK.
12.PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTH
OF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.2
13.VERIFY ALL EXISTING DIMENSIONS IN FIELD
14.NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT
15.ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, AND
MUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.)
TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE.
16.ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED.
2X6 WALL
2X4 WALL
A
1 2 3 4 5 6
B
C
D
0
A.1
B.1
C.1
D.1
BUILDING B1 SLOPE2:12SLOPE2:121
2
3
3
4 4 1'-0" TYP.3'-0" MIN.3'-0" MIN.1'-0" TYP.A
1 2 3 4 5 6
B
C
D
A.1
B.1
C.1
D.1
0
BUILDING A1 SLOPE2:12SLOPE2:121
3
3
24
4
3'-0" MIN.3'-0" MIN.1'-0" TYP.1'-0" TYP.JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
A4.0
ROOF PLANS
WD
JD
N
SCALE:1/4" = 1'-0"
0 421 8
1 BUILDING ONE AND TWO
ROOF PLAN
ROOF PLAN LEGEND
LOCATION FOR FUTURE SOLAR INSTALLATION
MECH. / PLUMB. ROOF VENT, REFER TO MECH. / PLUMB. PLANS
N
SCALE:1/4" = 1'-0"
0 421 8
2 BUILDING THREE AND FOUR
ROOF PLAN
KEYNOTES
LOCATION OF DECK WHERE OCCURS, REFER TO FLOOR PLANS FOR LOCATION
DOUBLE WALL AND VENTING SHAFT FOR MECHANICAL AND PLUMBING VENTS
GUTTER AND DOWNSPOUT
LOCATION OF FUTURE SOLAR INSTALLATION
1
2
3
4
LOCATION FOR FUTURE SOLAR INSTALLATION
123456 0
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
GUARD RAIL HEIGHT
12'-8"
8 3 6 4 22
1
4
763
1 2 3 4 5 60
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
4362
1
4
5 44237
A.1B.1C.1D.1
8321
A B C D
8 7 21
DRWN BY:
CHK'D BY:
A5.1
BUILDING ONE
ELEVATIONS
WD
JD
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE:1/4" = 1'-0"
0 421 8
3 NORTH EAST ELEVATION
BUILDING ONE
KEYNOTES
HORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBER
VERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM
1X8 TRIM BOARD
1X4 TRIM AROUND CASED OPENING
CLASS "A" ASPHALT SHINGLES
4X10 EXPOSED BEAMS
42" HIGH GUARD RAIL
INTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM
1
2
3
4
5
6
7
8
EXTERIOR ELEVATIONS LEGEND
FIBER CEMENT HORIZONTAL SIDING
VERTICAL BOARD AND BATTEN SIDING
CLASS 'A' ASPHALT SHINGLES
SCALE:1/4" = 1'-0"
0 421 8
1 SOUTH WEST ELEVATION
BUILDING ONE
SCALE:1/4" = 1'-0"
0 421 8
4 SOUTH EAST ELEVATION
BUILDING ONE
SCALE:1/4" = 1'-0"
0 421 8
2 NORTH WEST ELEVATION
BUILDING ONE
123456
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
8 3 6 4 22 6 3
1
4
1 2 3 4 5 6
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
436254423
1
4
A.1B.1C.1D.1
8321
A B C D
8 1 24
DRWN BY:
CHK'D BY:
A5.2
BUILDING TWO
ELEVATIONS
WD
JD
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE:1/4" = 1'-0"
0 421 8
3 NORTH EAST ELEVATION
BUILDING TWO
SCALE:1/4" = 1'-0"
0 421 8
1 SOUTH WEST ELEVATION
BUILDING TWO
SCALE:1/4" = 1'-0"
0 421 8
4 SOUTH EAST ELEVATION
BUILDING TWO
SCALE:1/4" = 1'-0"
0 421 8
2 NORTH WEST ELEVATION
BUILDING TWO
EXTERIOR ELEVATIONS LEGEND
FIBER CEMENT HORIZONTAL SIDING
VERTICAL BOARD AND BATTEN SIDING
CLASS 'A' ASPHALT SHINGLES
KEYNOTES
HORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBER
VERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM
1X8 TRIM BOARD
1X4 TRIM AROUND CASED OPENING
CLASS "A" ASPHALT SHINGLES
4X10 EXPOSED BEAMS
42" HIGH GUARD RAIL
INTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM
1
2
3
4
5
6
7
8
123456 0
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
GUARD RAIL HEIGHT
12'-8"
8 3 6 4 22
1
4
763
1 2 3 4 5 60
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
632
1
4
5 44237
A.1B.1C.1D.1
8321
ABCD
8 7 21
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
A5.3
BUILDING THREE
ELEVATIONS
WD
JD
SCALE:1/4" = 1'-0"
0 421 8
3 NORTH EAST ELEVATION
BUILDING THREE
SCALE:1/4" = 1'-0"
0 421 8
1 SOUTH WEST ELEVATION
BUILDING THREE
SCALE:1/4" = 1'-0"
0 421 8
4 SOUTH EAST ELEVATION
BUILDING THREE
SCALE:1/4" = 1'-0"
0 421 8
2 NORTH WEST ELEVATION
BUILDING THREE
EXTERIOR ELEVATIONS LEGEND
FIBER CEMENT HORIZONTAL SIDING
VERTICAL BOARD AND BATTEN SIDING
CLASS 'A' ASPHALT SHINGLES
KEYNOTES
HORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBER
VERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM
1X8 TRIM BOARD
1X4 TRIM AROUND CASED OPENING
CLASS "A" ASPHALT SHINGLES
4X10 EXPOSED BEAMS
42" HIGH GUARD RAIL
INTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM
1
2
3
4
5
6
7
8
123456
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
8 3 6 4 22
1
4
6 3
1123456
FINISHED FLOOR
0'-0"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
ROOF HEIGHT
22'-6"
ROOF HEIGHT
22'-6"
632
1
4
5 4423
A.1 B.1 C.1 D.1
8421
ABCD
8 3 21
DRWN BY:
CHK'D BY:
A5.4
BUILDING FOUR
ELEVATIONS
WD
JD
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE:1/4" = 1'-0"
0 421 8
3 NORTH EAST ELEVATION
BUILDING FOUR
SCALE:1/4" = 1'-0"
0 421 8
1 SOUTH WEST ELEVATION
BUILDING FOUR
SCALE:1/4" = 1'-0"
0 421 8
4 SOUTH EAST ELEVATION
BUILDING FOUR
SCALE:1/4" = 1'-0"
0 421 8
2 NORTH WEST ELEVATION
BUILDING FOUR
EXTERIOR ELEVATIONS LEGEND
FIBER CEMENT HORIZONTAL SIDING
VERTICAL BOARD AND BATTEN SIDING
CLASS 'A' ASPHALT SHINGLES
KEYNOTES
HORIZONTAL LAP SIDING WITH 1" SPACING BETWEEN EACH MEMBER
VERTICAL BOARD AND BATTEN SIDING WITH 2X BATTENS IN LINE WITH WINDOW TRIM
1X8 TRIM BOARD
1X4 TRIM AROUND CASED OPENING
CLASS "A" ASPHALT SHINGLES
4X10 EXPOSED BEAMS
42" HIGH GUARD RAIL
INTEGRAL WINDOW FRAME PER WINDOW MANUFACTURER, PAINTED TO MATCH TRIM
1
2
3
4
5
6
7
8
A B C D
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
FINISHED FLOOR
0'-0"
ROOF HEIGHT
22'-6"
LIVING
ROOM
8'-0"
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
6
4
2
7
3
3
123456
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
GUARD RAIL HEIGHT
12'-8"
FINISHED FLOOR
0'-0"
STORAGE
SLOPED
STORAGE
SLOPEDLIVING
ROOM
8'-0"
LIVING
ROOM
8'-0"
HALLWAY
8'-0"
BATHROOM
8'-0"
BEDROOM
SLOPED
BEDROOM
SLOPED
BATHROOM
8'-0"
HALLWAY
8'-0"
6
6
4
4
2
2
1
1
3
3
3
8
8
4
A6.0
WHERE OCCURS
1 0
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
GUARD RAIL HEIGHT
12'-8"
FINISHED FLOOR
0'-0"
ROOF HEIGHT
22'-6"
LIVING
ROOM
8'-0"
BEDROOM
SLOPED
6
4
2
3
11
9
A B C D
LANDING HEIGHT
4'-10 3/4"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
GUARD RAIL HEIGHT
12'-8"
FINISHED FLOOR
0'-0"
ROOF HEIGHT
22'-6"
STORAGE
SLOPED
KITCHEN
8'-0"
BEDROOM
SLOPED
HALLWAY
8'-0"
6
4
2
1 10
3
3
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDEDRWN BY:
CHK'D BY:
A6.0
BUILDING
ONE AND TWO
SECTIONS
XXX
XXX
SCALE:1/4" = 1'-0"
0 421 8
2 TRANSVERSE SECTION
BUILDING ONE AND TWO
KEYNOTES
(N) 7 1/2" RISER, 11" TREAD STAIRS, REFER TO STRUCTURAL FOR FRAMING
RIDGED INSULATIONS PER TITLE 24. NO VENTING REQUIRED
INSULATION PER TITLE 24
(N) TJI FLOOR JOISTS PER STRUCTURAL
MECHANICAL SHAFT, REFER TO MECHANICAL PLANS
CONCRETE PAD, REFER TO STRUCTURAL PLANS
WOOD COLUMN PER STRUCTURAL, CLAD IN BOARD AND BATTEN SIDING
DROPPED CEILING FOR MECHANICAL EQUIPMENT, REFER TO MECHANICAL PLANS
42" HIGH GUARD RAIL
WALL MOUNTED HAND RAIL
1
2
3
4
5
6
7
8
9
10
SCALE:1/4" = 1'-0"
0 421 8
1 LONGITUDINAL SECTION
BUILDING ONE AND TWO
SCALE:1/4" = 1'-0"
0 421 8
4 DECK OPTION
BUILDING ONE AND TWOSCALE:1/4" = 1'-0"
0 421 8
3 TRANSVERSE SECTION
BUILDING ONE AND TWO
ABCD
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
FINISHED FLOOR
0'-0"
ROOF HEIGHT
22'-6"
LIVING
ROOM
8'-0"
MASTER
BEDROOM
SLOPED
BEDROOM
SLOPED
6
4
2
7
3
3
1 2 3 4 5 6
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
GUARD RAIL HEIGHT
12'-8"
FINISHED FLOOR
0'-0"
STORAGE
SLOPED
STORAGE
SLOPEDLIVING
ROOM
8'-0"
LIVING
ROOM
8'-0"
HALLWAY
8'-0"
BATHROOM
8'-0"
MASTER
BEDROOM
SLOPED
MASTER
BEDROOM
SLOPED
BATHROOM
8'-0"
HALLWAY
8'-0"
6
6
4
4
2
1
1
3
3
3
3
8
8
5
5
4
A6.1
WHERE OCCURS
10
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
GUARD RAIL HEIGHT
12'-8"
FINISHED FLOOR
0'-0"
LIVING
ROOM
8'-0"
MASTER
BEDROOM
SLOPED
6
4
2
3
3
11
9
ABCD
LANDING HEIGHT
4'-10 3/4"
PLATE HEIGHT
8'-0"
FINISHED FLOOR
9'-2"
PLATE HEIGHT
17'-2"
FINISHED FLOOR
0'-0"
ROOF HEIGHT
22'-6"
STORAGE
SLOPED
KITCHEN
8'-0"
BEDROOM
SLOPED
HALLWAY
8'-0"
6
4
2
110
3
3
DRWN BY:
CHK'D BY:
A6.1
BUILDING
THREE AND FOUR
SECTIONS
XXX
XXX
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE:1/4" = 1'-0"
0 421 8
2 TRANSVERSE SECTION
BUILDING THREE AND FOUR
SCALE:1/4" = 1'-0"
0 421 8
1 LONGITUDINAL SECTION
BUILDING THREE AND FOUR
SCALE:1/4" = 1'-0"
0 421 8
4 DECK OPTION
BUILDING THREE AND FOURSCALE:1/4" = 1'-0"
0 421 8
3 TRANSVERSE SECTION
BUILDING THREE AND FOUR
KEYNOTES
(N) 7 1/2" RISER, 11" TREAD STAIRS, REFER TO STRUCTURAL FOR FRAMING
RIDGED INSULATIONS PER TITLE 24. NO VENTING REQUIRED
INSULATION PER TITLE 24
(N) TJI FLOOR JOISTS PER STRUCTURAL
MECHANICAL SHAFT, REFER TO MECHANICAL PLANS
CONCRETE PAD, REFER TO STRUCTURAL PLANS
WOOD COLUMN PER STRUCTURAL, CLAD IN BOARD AND BATTEN SIDING
DROPPED CEILING FOR MECHANICAL EQUIPMENT, REFER TO MECHANICAL PLANS
42" HIGH GUARD RAIL
WALL MOUNTED HAND RAIL
1
2
3
4
5
6
7
8
9
10
SILL HEIGHTWIDTH
HEIGHTTRANSOMHEIGHTSILL HEIGHTWIDTH
HEIGHTSILL HEIGHTWIDTH
HEIGHTTRANSOMHEIGHTSILL HEIGHTWIDTH
HEIGHTSILL HEIGHTWIDTH
HEIGHTA SINGLE HUNG
W/ TRANSOM B DBL SINGLE HUNG
W/ TRANSOM C DBL SINGLE HUNG D SINGLE HUNG E TRANSOMHEIGHTWIDTH
E INTERIOR DOORDBI-FOLD CLOSET DOOR
DOUBLE
WIDTH
EQ.EQ.HEIGHTWIDTH
HEIGHTWIDTH
HEIGHTWIDTH
HEIGHTF BI-FOLD CLOSET DOOR
SINGLE
WIDTH
EQ.HEIGHTC EXTERIOR DOORBEXTERIOR FLAT DOORAEXTERIOR DOOR
DRWN BY:
CHK'D BY:
A7.0
SCHEDULES
DOOR AND WINDOW
WD
JD
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE:1/4" = 1'-0"
0 421 8
2 WINDOW SCHEDULE
DOOR SCHEDULE BUILDING ONE
OPENING OPENING SIZE DOOR FRAME
#NOTES
TAG WIDTH HEIGHT TYPE MAT FIN MAT FIN
001 3'-0"6'-8"A FF PTD WD PTD 4
002 2'-6"6'-8"E WD PTD WD PTD 14
003 2'-0"6'-8"C FF PTD WD PTD 2
004 2'-0"6'-8"E WD PTD WD PTD 2
005 3'-0"6'-8"B FF PTD WD PTD 2
006 5'-0"6'-8"D WD PTD WD PTD 4
007 4'-6"6'-8"D WD PTD WD PTD 2
008 2'-8"6'-8"F WD PTD WD PTD 2
009 6'-0"6'-8"D WD PTD WD PTD 0
DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL
#WINDOW SCHEDULE BUILDING ONE
OPENING OPENING SIZE WINDOW FRAME
#NOTES
TAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN
001 6'-0"5'-0"C 1'-8"VNL FF 6
002 2'-6"4'-0"D 2'-8"VNL FF 6
003 3'-0"5'-0"D 1'-8"VNL FF 1
004 2'-6"4'-0"D 2'-8"VNL FF 2
005 3'-0"5'-0"A 1'-8"VNL FF 1 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
006 6'-0"5'-0"B 1'-8"VNL FF 5 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
007 3'-0"2'-0"E 7'-1 1/2"VNL FF 1
WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED
WD = WOOD VNL = VINYL
X DOOR & WINDOW NOTES
1.ALL WINDOWS AND DOORS SHALL BE IN COMPLIANCE WITH 2013 CEC SECTION 110.6.
2.ALL WINDOWS SHALL BE CLEAR GLAZED, UNO, HAVE A LABEL LISTING THE CERTIFIED U-FACTOR, CERTIFIED
SOLAR HEAT GAIN COEFFICIENT (SHGC), AND INFILTRATION THAT MEETS THE REQUIREMENTS OF CEC SECTION
110.6. REFER TO TITLE 24 FOR ADDITIONAL GLAZING REQUIREMENTS.
3.ALL EXTERIOR WINDOWS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACES SHALL LIMIT AIR
LEAKAGE AND ALL JOINTS AND PENETRATIONS CAULKED AND SEALED.
4.EXTERIOR WINDOWS SHALL BE CONSTRUCTED OF MULTIPANE GLAZING WITH A MINIMUM OF ONE TEMPERED
PANE MEETING THE REQUIREMENTS OF 2013 CBC SECTION 2406, OR BE CONSTRUCTED OF GLASS BLOCK UNITS,
OR HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 10 MINUTES WHEN TESTED IN ACCORDANCE WITH
NFPA 257, OR BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SFM 12-7A-2.
5.IF WINDOWS ARE THE ONLY MEANS OF PROVIDING NATURAL VENTILATION TO THE HABITABLE SPACE, THE
MINIMUM OPENABLE AREA TO THE OUTDOORS SHALL BE 4 PERCENT OF THE FLOOR AREA BEING VENTILATED
UNLESS THE ROOM MEETS EXCEPTIONS NOTED IN CBC SECTION 1203.4.1 OR CRC SECTION R303.1.
6.SITE BUILT WINDOWS SHALL COMPLY WITH CBC SECTION 2404.
7.ALL GLAZING IN EXTERIOR DOORS SHALL BE DUAL GLAZED AND TEMPERED, UNO. ALL GLAZING IN INTERIOR
DOORS SHALL BE SINGLE GLAZED AND TEMPERED.
8.PROVIDE A LEVEL LANDING ON EACH SIDE OF ALL DOORS COMPLIANT WITH CBC 1008.1.5 & 1008.1.6. THE
FLOOR OR LANDING SHALL NOT BE MORE THAN 1/2" LOWER THAN THE TOP OF THE THRESHOLD OF THE
DOORWAY PER CBC SECTION 1008.1.7.
9.ALL DOORS SHALL HAVE KEYED ENTRY ACCESS. ALL EGRESS DOORS SHALL BE EQUIPPED WITH DEAD BOLT KEY
OPERATED FROM THE OUTSIDE AND MANUALLY OPENABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR
ANY SPECIAL KNOWLEDGE OR EFFORT PER CBC SECTION 1008.1.9.
10.ALL HAND-ACTIVATED DOOR OPENING HARDWARE MEETS THE FOLLOWING REQUIREMENTS PER CBC SECTION
1008.1.9.1:
10.1.LATCHING , OR LOCKING, DOORS IN A PATH OF TRAVEL ARE OPERATED WITH A SINGLE EFFORT BY LEVER
TYPE HARDWARE, BY PANIC BARS, PUSH-PULL ACTIVATING BARS, OR OTHER HARDWARE DESIGNED TO
PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE.
10.2.IS TO BE TO BE CENTERED BETWEEN 34" AND 48" ABOVE THE FLOOR PER CBC SECTION 1008.1.9.2.
11.MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 5 POUNDS FOR EXTERIOR DOORS AND 5 POUNDS
FOR INTERIOR DOORS, WITH SUCH PULL OR PUSH EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGED DOORS
AND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS. WHEN FIRE DOORS ARE UTILIZED, THE MAXIMUM
EFFORT TO OPERATE THE DOOR MAY BE INCREASED TO NOT EXCEED 15 POUNDS WHEN APPROVED BY THE FIRE
MARSHALL PER CBC SECTION 1008.1.3.
12.THE SIGNAGE REQUIREMENTS OF CBC SECTIONS 1007.9 & 1007.10 SHALL BE SATISFIED.
13.WHERE PERMANENT IDENTIFICATION IS PROVIDED FOR ROOMS AND SPACES, RAISED LETTERS SHALL ALSO BE
PROVIDED AND SHALL BE ACCOMPANIED BY BRAILLE PER CBC SECTION 11B-703.1.
14.THE LOWER 10" OF ALL DOORS COMPLY WITH CBC SECTION 11B-404.2.10, AS FOLLOWS:
14.1.TO BE SMOOTH AND UNINTERRUPTED, TO ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST,
WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION.
14.2.NARROW FRAME DOORS MAY USE A 10" HIGH SMOOTH PANEL ON THE PUSH SIDE OF THE DOOR.
15.CONTROLS AND OPERATING MECHANISMS SHALL COMPLY WITH THE REQUIREMENTS OF CBC SECTION 11B-309.
16.THE HIGHEST AND LOWEST OPERABLE PARTS OF THE CONTROLS, RECEPTACLES AND OTHER OPERABLE
EQUIPMENT SHALL BE PLACED WITHIN 48" OF THE FLOOR BUT NOT LOWER THEN 15". ELECTRICAL AND
COMMUNICATION SYSTEM RECEPTACLES ON WALLS SHALL BE MOUNTED NO LESS THAN 15" ABOVE THE FLOOR
PER CBC SECTION 11B-308.
17.DOOR CLOSERS, IF PRESENT, MUST BE SET SO THAT IT TAKES 5 SECONDS TO CLOSE FROM AN OPEN POSITION
OF 90 DEGREES TO 12 DEGREES FROM THE LATCH PER CBC SECTION 11B-404.2.8.
SAFETY GLAZING NOTES
SAFETY GLAZING SHALL BE IN THE FOLLOWING LOCATIONS:
1.WHERE THE NEAREST EDGE OF GLAZING IS WITHIN A 24-INCH ARC OF EITHER SIDE OF A DOOR IN A CLOSED
POSITION (UNLESS THERE IS AN INTERVENING WALL BETWEEN THE DOOR AND THE GLAZING OR IF THE GLAZING
IS 5' OR HIGHER ABOVE THE WALKING SURFACE).
2.GLAZING GREATER THAN 9 SQUARE FEET WITH THE BOTTOM EDGE LESS THAN 18" ABOVE THE FLOOR AND THE
TOP EDGE GREATER THAN 36" ABOVE THE FLOOR (UNLESS THE GLAZING IS MORE THAN 36" HORIZONTALLY
AWAY FROM WALKING SURFACES OR IF A COMPLYING PROTECTIVE BAR IS INSTALLED)
3.GLAZING IN SWINGING AND SLIDING DOORS.
4.GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36" HORIZONTALLY OF A WALKING
SURFACE WHEN THE GLAZING IS LESS THAN 60" ABOVE THE PLANE OF THE ADJACENT WALKING SURFACE.
FINISH NOTES
1.FURNISH AND INSTALL TRANSITION STRIPS WHERE CARPET ABUTS HARD SURFACE FLOORING, UNO. FINISH
ON BOTH SIDES OF TRANSITION TO MEET ACCESSIBILITY REQUIREMENTS.
2.RESILIENT WALL BASE AT ALL CARPETED AREAS SHALL BE STRAIGHT BASE, UNO. RESILIENT WALL BASE AT
ALL HARDSURFACE FLOORS SHALL BE COVED BASE, UNO.
3.RESILIENT BASE SHALL BE ROLLED TO MINIMIZE JOINTS. BASE CORNER SECTIONS SHALL NOT BE LESS THAN
6 INCHES IN LENGTH AS MEASURED FROM THE CORNER PROPER.
4.PROVIDE PAINT APPLICATION APPROPRIATE TO THE SUBSTRATE TO WHICH IT IS TO BE APPLIED.
5.ALL EXPOSED GYP. BD. SURFACES ARE TO RECEIVE NEW PAINT FINISH. PREP ALL SURFACES AS REQUIRED
FOR NEW PAINT FINISH. PROVIDE ONE PRIME COAT PLUS TWO FINISH COATS
6.PROVIDE A PRIME PAINT COAT IN UNEXPOSED AREAS COVERED BY MILLWORK,
PANELING, AND OTHER FIXED ARCHITECTURAL ELEMENTS UNO.
7.PROVIDE A FINISH AT ALL AREAS THAT ARE EXPOSED BEHIND MILLWORK, FILE CABINETS, PANELING, ETC.
DUE TO REVEALS, JOINTS, END CONDITIONS,ETC.
8.CHANGES IN FLOOR MATERIALS THAT OCCUR AT FRAMED DOOR OPENINGS SHALL OCCUR AT THE
CENTERLINE OF THE DOOR IN THE CLOSED POSITION.
9.ALL INTERIOR PARTITIONS, CEILING FINISHES AND TRIM OF PUBLIC AREAS TO COMPLY WITH CLASS 1
MATERIAL CLASSIFICATION; FLAME SPREAD RATING 0 TO 25, SMOKE DEVELOPED 200. ALL INTERIOR WALL
AND CEILING FINISHES AND TRIM OF NON-PUBLIC AREAS TO COMPLY WITH CLASS 2 MATERIAL
CLASSIFICATION; FLAME SPREAD RATING 26 TO 75, SMOKE DEVELOPED 450.
10.FLOOR COVERINGS OF PUBLIC AREAS TO MEET CLASS A INTERIOR FLOOR FINISH REQUIREMENTS; CRITICAL
RADIANT FLUX OF 0.45 WATTS PER SQUARE CENTIMETER OR HIGHER, FLOOR COVERINGS OF NON-PUBLIC
AREAS TO MEET CLASS B INTERIOR FLOOR FINISH REQUIREMENTS; CRITICAL RADIANT FLUX BETWEEN 0.22
WATTS PER SQUARE CENTIMETER AND 0.44 WATTS PER SQUARE CENTIMETER.
11.CARPET INSTALLATION TO MEET THE GUIDELINES OF THE CARPET AND RUG INSTITUTE-CRI CARPET
INSTALLATION STANDARD-CURRENT EDITION.
12.PROVIDE FINISHED SCRIBE STRIPS AND FINISHED MILLWORK EDGES TO CREATE A FINISHED REVEAL
CONDITION WHERE MILLWORK COUNTERS, CABINETS, ETC. "ABUT" ADJACENT PARTITION CONSTRUCTION.
ALL EXPOSED REVEAL SURFACES AND EDGES TO HAVE SAME PLASTIC LAMINATE FINISH AS THE CASEWORK
ITEM THEY "ABUT".
13.PAINT EXPOSED ELECTRICAL RACEWAYS TO MATCH THE ADJACENT WALL SURFACE.
14.EXTEND ALL SPECIFIED FLOORING FOR A PARTICULAR AREA UNDER MILLWORK IN THAT AREA.
15.PAINT REVEALS AND FILER PANELS TO MATCH ADJACENT FINISHES, UNO.
SCALE:1/4" = 1'-0"
0 421 8
1 DOOR SCHEDULE
DOOR SCHEDULE BUILDING TWO
OPENING OPENING SIZE DOOR FRAME
#NOTES
TAG WIDTH HEIGHT TYPE MAT FIN MAT FIN
001 3'-0"6'-8"A FF PTD WD PTD 4
002 2'-6"6'-8"E WD PTD WD PTD 14
003 2'-0"6'-8"C FF PTD WD PTD 2
004 2'-0"6'-8"E WD PTD WD PTD 2
005 3'-0"6'-8"B FF PTD WD PTD 0
006 5'-0"6'-8"D WD PTD WD PTD 4
007 4'-6"6'-8"D WD PTD WD PTD 2
008 2'-8"6'-8"F WD PTD WD PTD 2
009 6'-0"6'-8"D WD PTD WD PTD 0
DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL
#
DOOR SCHEDULE BUILDING THREE
OPENING OPENING SIZE DOOR FRAME
#NOTES
TAG WIDTH HEIGHT TYPE MAT FIN MAT FIN
001 3'-0"6'-8"A FF PTD WD PTD 4
002 2'-6"6'-8"E WD PTD WD PTD 14
003 2'-0"6'-8"C FF PTD WD PTD 2
004 2'-0"6'-8"E WD PTD WD PTD 2
005 3'-0"6'-8"B FF PTD WD PTD 2
006 5'-0"6'-8"D WD PTD WD PTD 4
007 4'-6"6'-8"D WD PTD WD PTD 0
008 2'-8"6'-8"F WD PTD WD PTD 2
009 6'-0"6'-8"D WD PTD WD PTD 2
DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL
#
DOOR SCHEDULE BUILDING FOUR
OPENING OPENING SIZE DOOR FRAME
#NOTES
TAG WIDTH HEIGHT TYPE MAT FIN MAT FIN
001 3'-0"6'-8"A FF PTD WD PTD 4
002 2'-6"6'-8"E WD PTD WD PTD 14
003 2'-0"6'-8"C FF PTD WD PTD 2
004 2'-0"6'-8"E WD PTD WD PTD 2
005 3'-0"6'-8"B FF PTD WD PTD 0
006 5'-0"6'-8"D WD PTD WD PTD 4
007 4'-6"6'-8"D WD PTD WD PTD 0
008 2'-8"6'-8"F WD PTD WD PTD 2
009 6'-0"6'-8"D WD PTD WD PTD 2
DOOR ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED WD = WOOD MTL = METAL
#
WINDOW SCHEDULE BUILDING TWO
OPENING OPENING SIZE WINDOW FRAME
#NOTES
TAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN
001 6'-0"5'-0"C 1'-8"VNL FF 6
002 2'-6"4'-0"D 2'-8"VNL FF 6
003 3'-0"5'-0"D 1'-8"VNL FF 1
004 2'-6"4'-0"D 2'-8"VNL FF 2
005 3'-0"5'-0"A 1'-8"VNL FF 2 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
006 6'-0"5'-0"B 1'-8"VNL FF 4 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
007 3'-0"2'-0"E 7'-1 1/2"VNL FF 0
WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED
WD = WOOD VNL = VINYL
X
WINDOW SCHEDULE BUILDING THREE
OPENING OPENING SIZE WINDOW FRAME
#NOTES
TAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN
001 6'-0"5'-0"C 1'-8"VNL FF 8
002 2'-6"4'-0"D 2'-8"VNL FF 6
003 3'-0"5'-0"D 1'-8"VNL FF 1
004 2'-6"4'-0"D 2'-8"VNL FF 2
005 3'-0"5'-0"A 1'-8"VNL FF 1 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
006 6'-0"5'-0"B 1'-8"VNL FF 2 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
007 3'-0"2'-0"E 7'-1 1/2"VNL FF 1
WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED
WD = WOOD VNL = VINYL
X
WINDOW SCHEDULE BUILDING FOUR
OPENING OPENING SIZE WINDOW FRAME
#NOTES
TAG WIDTH HEIGHT TYPE SILL HEIGHT MAT FIN
001 6'-0"5'-0"C 1'-8"VNL FF 8
002 2'-6"4'-0"D 2'-8"VNL FF 6
003 3'-0"5'-0"D 1'-8"VNL FF 1
004 2'-6"4'-0"D 2'-8"VNL FF 2
005 3'-0"5'-0"A 1'-8"VNL FF 2 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
006 6'-0"5'-0"B 1'-8"VNL FF 2 TRANSOM HEIGHT TO MATCH WINDOW TAG 007
007 3'-0"2'-0"E 7'-1 1/2"VNL FF 0
WINDOW ABBREVIATIONS: FF = FACTORY FINISH PTD = PAINTED
WD = WOOD VNL = VINYL
X
DRWN BY:
CHK'D BY:
A8.0
PERSPECTIVES
XXX
XXX
JAMES M. DUFFY
C-30770
7.31.2019
RENEWALLICENSEDAR C
H
I
T
ECTSTAT
E
O F A L IFORNIAC
NOT FOR
CONSTRUCTION
NOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF TEN OVER STUDIO, INC.
THE DESIGN AND INFORMATION REPRESENTED ON
THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT
INDICATED AND SHALL NOT BE TRANSFERRED OR
OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN
PERMISSION FROM TEN OVER STUDIO, INC.
COPYRIGHT 2017
DATE SUBMITTAL
05.04.18 PUD PERMITHABITAT FOR HUMANITYFOR SAN LUIS OBIPSO COUNTY184 BRISCO ROAD, ARROYO GRANDESCALE:1/4" = 1'-0"
0 421 8
1 NORTH EAST ELEVATION
BUILDING THREE AND FOUR
3 PERSPECTIVE FROM STREET
SCALE:1/4" = 1'-0"
0 421 8
2 SOUTHWEST ELEVATION
BUILDING ONE AND TWO
4 PERSPECTIVE OF BUILDINGS