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Home My WebLink AboutDRC_2017-04-26_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, April 26, 2017 2:00 P.M. City Hall 6500 Palma Avenue, Room 306 Atascadero, California CALL TO ORDER Roll Call: Chairperson Roberta Fonzi Committee Member Charles Bourbeau Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Jamie Kirk APPROVAL OF AGENDA PUBLIC COMMENT CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF MARCH 29, 2017 City of Atascadero Design Review Committee Agenda Regular Meeting, April 26, 2017 Page 2 of 4 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2017-1626, DESIGN REVIEW OF 1800 EL CAMINO RE AL (ANNEX HOTEL) 3. PLN 2014-1529, DESIGN REVIEW OF RETAINING AND SOUND WALLS AT THE GROVES OF ATASCADERO DEVELOPMENT Property Owner/Applicant: M.P. Annex, LLC, 284 Higuera Street, San Luis Obispo, CA 93401 Project Title: PLN 2017-1626 / DRC 2017-0099 Project Location: 1800 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-131-070 Project Description: Proposed construction of a 4-story, 120-room hotel and a new parking lot. The hotel portion of the project will be located within the Del Rio Road Commercial Area Specific Plan. A portion of the parking is located outside the Specific Plan area south of the hotel. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR/SP-2; Commercial Tourist (CT) Environmental Determination: The City of Atascadero, as the Lead Agency, will prepare an addendum to a previously certified EIR (SCH #2010051034) if some changes or additions are necessary to the EIR but none of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent EIR have occurred. City Staff: Alfredo Castillo, Associate Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: DRC recommends to the Planning Commission approval of proposed site and architectural design of proposed hotel with any changes, as directed. Property Owner/Applicant: Dennis Moresco, Midland Pacific, 7305 Morro Road, Ste. 207, Atascadero, CA 93422 Project Title: PLN 2014-1529 / DRC 2014-0059 Project Location: 11955 Viejo Camino, Atascadero, CA 93422 (San Luis Obispo County) APN 049-141-043 Project Description: The Cerro Roble project was approved in 2015 and included 17 single- family homes on approximately 10 acres within a Planned Development Overlay Zone. The applicant has submitted on and off-site improvement plans for review and approval through the City. Included as part of those plans are the retaining and sound walls for the residential lots. The DRC is tasked with review and approval of the wall material. General Plan Designation: SFR-X City of Atascadero Design Review Committee Agenda Regular Meeting, April 26, 2017 Page 3 of 4 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 4. PLN 2015-1556, DESIGN REVIEW OF 10850 EL CAMINO REAL (HARTBERG) Zoning District: RSF-X/PD33 Environmental Determination: This project is a necessarily included element of the projects considered in Mitigated Negative Declaration, Environmental Document No. 2015- 0007, certified by the City Council on February 23, 2016, which adequately addressed the effects of the proposed project. No substantial changes have been made in the project, no substantial changes in the circumstances under which the project is being undertaken and no new information of substantial importance to the project which was not known or could not have been known when the Mitigated Negative Declaration was certified has become known. Therefore, no further environmental review is required. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470- 3446 Staff Recommendation: Staff recommends the DRC review and provide feedback on the proposed sound and retaining walls. Property Owner: Hartberg Properties, LLC, 2165 Wilton Dr., Cambria, CA 93428 Project Title: PLN 2015-1556 / DRC 2015-0077 Project Location: 10850 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 045-351-008 Project Description: Design review of a 75-unit mixed residential development including 48 independent living, residential care for the elderly (RCFE) totaling 3- stories in height, 20 attached townhomes, and 7 single-family residential cottages. A total of 126 parking spaces are provided on-site with additional on-site recreational amenities including BBQ areas and landscaped greens. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi-Family (RMF-20) Proposed Environmental Determination: The City of Atascadero is preparing an Initial Study to determine if the proposed project would have a significant adverse effect on the environment. City Staff: Alfredo Castillo, Associate Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: DRC recommends to the Planning Commission approval of proposed site and architectural design of proposed planned development with any changes, as directed. City of Atascadero Design Review Committee Agenda Regular Meeting, April 26, 2017 Page 4 of 4 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for May 10, 2017. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. DRC Draft Minutes of 3/29/2017 Page 1 of 6 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, March 29, 2017 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, California CALL TO ORDER – 2:00 p.m. Chairperson Fonzi called the meeting to order at 2:00 p.m. ROLL CALL Present: Chairperson Roberta Fonzi Committee Member Duane Anderson Committee Member Bourbeau Committee Member Mark Dariz Committee Member Jamie Kirk Absent: None Staff Present: Community Development Director, Phil Dunsmore Associate Engineer, Mike Bertaccini Associate Planner, Alfredo Castillo Assistant Planner, Katie Banister Recording Secretary, Annette Manier Others Present: Louisa Smith, Architect Jill Tucker, Executive Director, Woods Humane Society Mike Zappas, Owner, La Plaza Project Scott Martin, RRM Design Group Pat Blote, RRM Design Group Lenny Grant, RRM Design Group Various members of the public ITEM NUMBER: 1 DATE: 4/26/17 1 DRC Draft Minutes of 3/29/2017 Page 2 of 6 APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Committee Member Dariz to approve the agenda. Motion passed 5:0 by a roll-call vote. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF MARCH 15, 2017 MOTION: By Committee Member Dariz and seconded by Committee Member Anderson to approve the consent calendar. Motion passed 4:0 (Bourbeau abstained) DEVELOPMENT PROJECT REVIEW 2. PLN 2017-1634, DESIGN REVIEW OF WOODS HUMANE SOCIETY AT 2300 RAMONA ROAD Property Owner: North County Humane Society, Action for Animal Rights, 2300 Ramona Road, Atascadero, CA 93422 Project Title: PLN 2016-1621 / DRC 2017-0096 Applicant: Woods Humane Society, 875 Oklahoma Ave., San Luis Obispo, CA 93401 Project Location: 2300 Ramona Road, Atascadero, CA 93422 (San Luis Obispo County) APN 049-141-043 Project Description: The project is the addition of a new modular office building to house a spay and neuter clinic for both cats and dogs. The Design Review Committee will review the appearance of the new structure and proposed site improvements including: paved driveways and parking area, storage shed, landscaping, signage, and screening at the rear of the property. General Plan Designation: Public Zoning District: Public 2 DRC Draft Minutes of 3/29/2017 Page 3 of 6 Assistant Planner Banister presented the Staff Report and answered questions from the Committee. Assistant Planner Banister stated that this project will come before the Planning Commission on April 18, 2017, and signage will be discussed at that meeting. PUBLIC COMMENT The following members of the public spoke during public comment: Louisa Smith who gave a presentation on the project. Louisa Smith stated they are willing to comply with all regulations and agree with staff’s recommendations, however, because they are a no n- profit, items that are not economically feasible will be more difficult for them. She also stated this will not be a permanent location (possibly up to 5 years), and there will be no overnight stays for dogs. Chairperson Fonzi closed the Public Comment period. MOTION: By Committee Member Dariz and seconded by Committee Member Anderson to recommend approval of PLN-2016-1621, approving staff’s recommendations with the elimination of bullet points 3 (Consider planting lower stature plants and front and sides of the property below evergreen trees) and 4 (Consider requiring street trees) as follows:  Provide a total of 24 parking spaces.  Replace coyote brush and toyon in landscaping.  Use fencing with a top rail for the garbage enclosure and rear screening, similar to the Colony at Apple Valley development.  Provide 6 foot tall rear screening at the top of the slope behind the buildings instead of at the rear property line.  Allow two 8-foot tall free-standing signs.  Turn free-standing signs 45 degrees from perpendicular to Ramona Road.  Provide a walkable shoulder. Motion passed 5:0 by a roll call vote. Proposed Environmental Determination: The project qualifies for a Class 3 exemption from the California Environmental Quality Act (CEQA): New Construction or Conversion of Small Structures (Section 15303) for construction of offices less than 2,500 square feet in floor area. City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480 Staff Recommendation: Staff recommends the DRC endorse the proposed structure, signage and site improvements with design modifications. 3 DRC Draft Minutes of 3/29/2017 Page 4 of 6 3. PLN 2016-1621, DESIGN REVIEW OF LA PLAZA MIXED USE AT 6500 EL CAMINO REAL Community Development Director gave a brief introduction on the history of the property and stated it is something that is currently evolving, and also expressed that staff is working with the applicant team in order to provide input. Associate Planner Castillo presented the Staff Report and answered questions from the committee. Associate Planner Castillo stated that this project is a pre-application review and is in the early stages. A formal application will be forthcoming, and then the item will come back to the DRC, then to Planning Commission, and on to City Council for final approval. PUBLIC COMMENT The following members of the public spoke during public comment: Scott Martin, (who gave a presentation on the project), Andrea Miller, Gina Lutz, Adam Baer, Nic Mattson, and Mike Zappas. Scott Martin and Mike Zappas answered questions from both the committee and members of the public. Mike Zappas stated that the proposed units will be market rate units as presented, and there will be incentives for residents with no cars to rent the units. Property Owner: Michael & Max Zappas, 8189 San Dimas Lane, Atascadero, CA 93422 Project Title: PLN 2013-1466 / DRC 2013-0037 Representative: Pat Blote, RRM Design Group, 3765 S. Higuera St., San Luis Obispo, CA 93401 Project Location: 6500 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 030-193-003 Project Description: Design review of multi-story vertical mixed-use project including 37 residential units; 20,000 square feet of retail, and 9,700 square feet of office space. Also includes the inclusion of pedestrian plaza spaces and on-site parking. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed Environmental Determination: To Be Determined City Staff: Alfredo R. Castillo, AICP, Associate Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: The DRC provide design direction to staff for review. 4 DRC Draft Minutes of 3/29/2017 Page 5 of 6 Community Development Director Dunsmore stated there is no parking requirement for commercial property. Associate Planner Castillo, and Associate Engineer Bertaccini answered questions. Chairperson Fonzi closed the Public Comment period. COMMITTEE DELIBERATIONS There was discussion about parking on El Camino Real, residential over commercial (including bars below), oversight by the Alcohol Beverage Control, safer pedestrian flows, location of traffic signals, angled parking in the downtown, handicapped accessibility, abandoning the road vs. road closure, ingress/egress challenges, and the towers and how they assist with wayfinding. RECOMMENDATION: By Committee Member Kirk and seconded by Committee Member Dariz to recommend moving forward with approval of PLN-2013-1466, per staff’s recommendations as follows: Staff’s Recommendations: 1. Review proposed land use mix, including commercial and residential opportunities (Committee members were in favor of the mix of commercial and residential and recognized that food service is a big part of this project, therefore, outdoor dining is important, and it is key that residential units with balconies don’t become unsightly.) 2. Review proposed parking and access plan and consider how project could facilitate better pedestrian access and vehicle parking in the downtown. (Committee members were in agreement that parking is going to be limited and will be a challenge. Adding loading zones (to include disabled spaces) in front and back, and an area for delivery vehicles (for the commercial portion) would be a good idea. Another option would be to incorporate a parking structure in the back (although this may be too costly.) 3. Review proposed use of outdoor patios and dining areas/synergy to Sunken Gardens. (Committee members preferred the design on Page A15.) 4. Review of potential expansion of Plaza along “Atascadero Mall.” (Committee members agreed.) 5. Review of driveway that aligns with West Mall to either expand to 20-feet or eliminate the driveway. (Committee members said this needs more work.) 6. Review architecture details that are shown to mimic Historic City Hall . (The Committee recommends that the towers need additional 5 DRC Draft Minutes of 3/29/2017 Page 6 of 6 articulation and architectural features on the roof. The Committee supports pursuing the height exception on the towers. The Committee suggested additional articulation around the windows might help.) 7. Review colors and proposed materials. (The Committee agreed that the Southeast corner of the project facing Sunken Gardens needs additional work so it “pops” and has a more interesting look in comparison to the rest of the project. The Committee recommends adding color, adding flowers, and fountains. The Committee likes the arcade feature and the columns where one can get out of the rain and sit.) There was Committee consensus to endorse the project and move it forward. Staff informed the public that they can stay informed about the project through the City’s website, Facebook page, signing up through emails on the City’s website, and contacting staff at the Community Development Department. Also, as more meetings on this project are planned, the downtown area will be posted with that information both at the location as well as a few other areas in the downtown. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Community Development Director Dunsmore stated that the next meeting scheduled is tentatively set for April 12, 2017. Potential items on the agenda would be the Hartberg project (10850 El Camino Real), and The Groves (formerly Consciousbuild) on Viejo Camino, and the Annex Hotel project. A future item might also be a small commercial project on the vacant lot at Highway 41 and El Camino Real. ADJOURNMENT– 4:10 p.m. The next regular meeting of the Design Review Committee is tentatively scheduled for April 12, 2017. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Administrative Assistant 6 ITEM 2 Annex Hotel PLN 2017-1626 / M.P. Annex, LLC ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Design Review Committee Staff Report – Community Development Department Annex Hotel – Del Rio Road Commercial Area Specific Plan MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 04/26/2017 Alfredo R. Castillo, AICP acastillo@atascadero.org Patti Whelen (805) 503-9747 PLN 2017-1626 / PLN 2007-1246 RECOMMENDATION DRC Recommends to the Planning Commission: 1. Approval of proposed site and architectural design of proposed hotel with any changes, as directed. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 1800 & 1860 El Camino Real General Commercial (GC) Commercial Retail (CR)/SP-2; Commercial Tourist (CT) 049-131- 070 and a portion of 049-131- 055 2.42 Acres PROJECT DESCRIPTION Proposed construction of a 4-story, 120-room hotel and a new parking lot on existing underutilized parcels. The hotel portion of the project will be located within the Del Rio Road Commercial Area Specific Plan. The hotel south parking is located outside the Specific Plan area. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental review should contact the Community Development Department. ☐ EIR / MND / ND / Statutory Exemption to be circulated ☒ Prior CEQA Review CEQA # 2010051034 Certified: 06/26/2012 Amendment Required ☐ Cat. Exemption Class ___________ CEQA Guidelines § 153XX ☐ No Project - § 15268 Ministerial Project 7 ITEM 2 Annex Hotel PLN 2017-1626 / M.P. Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero PROJECT INFORMATION SNAPSHOT USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Hotels, Motels / Parking Lots ☒ Allowed - Hotel ☒ Conditional – Parking Lot ☐ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☒ Colony Home / Commercial ☐ Registered Building ☐Yes, but deemed not historical significance DENSITY / FLOOR AREA RATIO ☐ RSF-X / LSF-X: 4 units per acre ☐ RMF-10: 2-10 units per acre ☐ RMF-20: 20-24 units per acre ☐ CP/CR/CS/CN/DO/DC: Max 20 units per acre ☐ Other: __________________ ☐ State Density Bonus Requested ☐ Density Bonus for High Quality Architecture ☐ City Inclusionary Housing Density Bonus ☐ Inclusionary Housing Required ☒ Floor Area Ratio (FAR) 0.93 (Total square foot of building compared to the size of the property) ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested Setback standards (AMC 9-4.103-.110) ☒Yes ☐No Height Standards (AMC 9-4.112-113) ☐Yes ☒No A height waiver exception is required to be approved – 4 stories Parking Standards (AMC 9-4.114-121) ☒Yes ☐No Landscaping (AMC 9-4.124-127) ☒Yes ☐No Fencing Standards (AMC 9-4.128) ☒Yes ☐No Grading Standards (AMC 9-4.138-145) ☒Yes ☐No Lighting Standards (AMC 9-4.137) ☒Yes ☐No Water Efficient Landscaping(AMC Title 8, Chapter 10 ) ☒Yes ☐No Use Classification Standards: N/A _______________________ ☐Yes ☐No 8 ITEM 2 Annex Hotel PLN 2017-1626 / M.P. Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project History The Del Rio Road Commercial Area Specific Plan was approved in June 2012. The Specific Plan contained two distinct projects: the Walmart portion and the Annex portion. During the final stages of project approval, the Annex portion was obtained by Montecito Bank and Trust through foreclosure. The current owner, M.P. Annex, LLC purchased the property and has been an active participant with th e City and Walmart Stores Inc. design team, in planning for improvements consistent with the Specific Plan. In February 2017, Walmart announced that due to a market shift and company strategy, the proposed Walmart store will not be constructed at this time. The applicant has continued to work on development plans on their portion of the Specific Plan and has refined the originally approved project to include a proposed 120 room hotel between El Camino and US101. The proposed project before the DRC is considered Phase 1 of the Annex, previously known as the Del Rio Marketplace. Master Plan of Development – The Annex Portion The approved Master Plan of Development for this portion of the Specific Plan envisioned 16,850 sf of commercial retail with 88 parking spaces. In addition to this building pad, an on-site drainage basin was proposed on the western portion (facing Highway 101), as well as a monument sign to be shared by both the Annex and Walmart. 9 ITEM 2 Annex Hotel PLN 2017-1626 / M.P. Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero A hotel is an allowed use within the Commercial retail zone, however, the conditions of approval for the master plan of development require that the City Council approve any substantial changes. Since a hotel was not included in the Master Plan of development, an amendment is required per the Spec ific Plan. Additionally, the Atascadero Municipal Code (AMC) limits the height to 35-feet unless an exception can be granted. Project Description / Summary The applicant is proposing the following:  120 room, 4-story hotel;  Maximum building height of 50-feet;  Outdoor amenities for hotel guests including pool, breakfast patio, and fire pit;  Modern architectural design for consistency with the Hilton Home 2 Suites brand that compliments the California Colonial style such as Colony Square ;  A total of 143 parking stall to support the hotel on over two parcels. The hotel portion of the project is located on a 1.73 acre parcel within the Del Rio Road Specific Plan area. A parking lot is proposed on an adjacent 0.69 acre site that is being acquired by the applicant through a lot line adjustment. This 0.69 acre portion of the parking area is outside the Specific Plan area and is zoned Commercial Tourist (CT). A parking lot, as a primary use, requires an Administrative Use Permit to be approved. Since the proposed project requires a height waiver exception, the AUP can be wrapped into the CUP for the parking lot. The Del Rio Road Commercial Area Specific Plan is considered an economic development hot spot and this is considered a priority project. The applicant has worked diligently with Staff on crafting the site plan and architecture. Staff is requesting the DRC review the architectural details and the site plan. DRC DISCUSSION ITEMS: 1. Review proposed architecture. Staff is recommending that additional articulation is provided on the east elevation (facing US 101). 2. Review color and materials board. 3. Review proposed site plan. 4. Provide recommendation on height waiver. 5. Review proposed signage. Staff is recommending either a structure or a dual pole versus a monolithic pole as shown in the hotel signage exhibit. ATTACHMENTS: 1. Proposed Project Aerial 2. Proposed Project Site Plan 3. Existing Setting / Processing 4. Applicant Design Package (separate attachment). 10 ITEM 2 Annex Hotel PLN 2017-1626 / M.P. Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1 – PROPOSED PROJECT AERIAL MAP 11 ITEM 2 Annex Hotel PLN 2017-1626 / M.P. Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2 – PROPOSED PROJECT SITE PLAN 12 ITEM 2 Annex Hotel PLN 2017-1626 / M.P. Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3 – EXISTING SETTING / PROCESSING SPECIAL DEVELOPMENT PLAN STANDARDS ☐ N/A ☒ Specific Plan: Del Rio Road Commercial Area (DRCASP) ☐ Planned Development Overlay____________________________________________ EXISTING USES Existing Colony House to be removed / Vacant SURROUNDING ZONING DISTRICTS AND USES North: Mini-Storage / Commercial Park (CRK) South: Vacant / Commercial Tourist (CT) East: Single Family Residence / Commercial Tourist (CT) West: Right-of-Way / US 101 AVERAGE SLOPE VEGETATION Less Than 10% Disturbed, non-native soils ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☐ Native American Tribes ☒ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☒ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☒ CC DATE APPLICATION DEEMED COMPLETE Not Deemed Completed 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Design Review Committee Staff Report – Community Development Department Cerro Roble Residential Planned Development Retaining and Sound Wall Material Review MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 04/26/2017 Kelly Gleason Dennis Moresco, Midland Pacific PLN 2014-1529 RECOMMENDATION Staff Recommends the DRC: 1. Review and provide feedback on the proposed sound and retaining walls for the Cerro Roble project. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 11955 Viejo Camino SFR-X RSF-X/PD33 045-401-003, 004 Appx 10 acres PROJECT DESCRIPTION The Cerro Roble project was approved in 2015 and included 17 single-family homes on approximately 10 acres within a Panned Development Overlay Zone. The applicant has submitted on and off-site improvement plans for review and approval through the City. Included as part of those plans are the retaining and sound walls for the residential lots. The DRC is tasked with review and approval of the wall material. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental review should contact the Community Development Department. ☐ EIR / MND / ND / Statutory Exemption to be circulated ☒ Prior CEQA Review CEQA # 2015-0007 Certified: 2/2/2015 ☐ Cat. Exemption Class ___________ CEQA Guidelines § 153XX ☐ No Project - § 15268 Ministerial Project 39 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 SPECIAL DEVELOPMENT PLAN STANDARDS ☐ N/A ☐ Specific Plan ______________________________________________________ ☒ Planned Development Overlay #: 33 (AMC 9-3.678) EXISTING USES Approved 17 lot single-family development SURROUNDING ZONING DISTRICTS AND USES North: Paloma Park South: Residential East: Residential West: Residential / Public Commercial AVERAGE SLOPE VEGETATION N/A Oak woodland vegetation APPROVAL PROCESS ☒ DRC ☐ AUP ☐ PC ☐ CC DATE APPLICATION DEEMED COMPLETE N/A 40 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 DISCUSSION: Project History The Cerro Roble Development (formerly known as The Groves) was approved in 2015 and established a planned development overlay zone and master plan of development for 17 single-family residential lots at the corner of Halcon and Viejo Camino. The applicant has submitted plans to construct the on and off-site improvements as well as complete preliminary site grading. Included with those plans are the retaining and sound walls for the development. Sound walls were required for the project for the lots adjacent to Viejo Camino based on a noise study prepared for the project. As this project is within the PD33 overlay zone, all project elements are required to be high quality and provide an aesthetic enhancement to the site. Project Description / Summary The applicant is proposing a white slumpstone as the material for the retaining and sound walls. Staff is requesting that this material be reviewed by the DRC for consistency with the high quality aesthetic standards set by the planned development overlay zoning district. The project architecture is of a Spanish Mediterranean style and includes smooth stucco walls and tiled roofs. Optional materials consistent with this design aesthetic are block walls covered with smooth stucco or plaster , stone veneer walls, or poured in place concrete walls. The retaining walls range in height from 2 feet to 6 feet, depending on finished grade. The sound walls on lots 1 through 4 are proposed to be 6 -feet in height. The sound walls on lots 3 and 4 will also act as a project entry feature wrapping around the intersection with the new project street off of Viejo Camino. There is a 10-foot landscaping setback from the back of sidewalk to the sound walls. DRC DISCUSSION ITEMS: 1. Retaining and sound wall material 2. Wall color 41 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 PROPOSED PROJECT AERIAL MAP Project Location: Cerro Roble Residential Development 42 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 PROPOSED PROJECT SITE WALL PLAN Retaining walls Site Entry/Sound walls walls Wall #10: 6-feet max visible wall face Wall #9: 5.5-feet max visible wall face Wall #8: 5-feet max visible wall face Wall #7: 2-feet max visible wall face Wall #6: 4-feet max visible wall face Wall #5: 6-feet max visible wall face Wall #4: 4.5-feet max visible wall face Wall #3: 2.5-feet max visible wall face Entry / sound walls: 6-foot high Wall #11: 2-feet max visible wall face Wall #1: 2-feet max visible wall face Wall #2: 2.5-feet max visible wall face 43 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 ATTACHMENTS: 1. Project Plans – site plan and residential concept elevations 2. Images of similar walls 44 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Attachment 1 – Project Plans 45 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Attachment 2 – Slumpstone wall examples High slumpstone wall with columns, no cap, non- painted Low painted slumpstone wall with decorative cap 46 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Low painted slumpstone wall with decorative cap Stepped painted slumpstone wall with decorative cap 47 ITEM 3 Cerro Roble PLN 2014-1529 / Midland Pacific 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 High painted slumpstone wall with decorative cap Low curved slumpstone wall 48 ITEM 4 Hartberg Planned Development PLN 2015-1556 / Hartberg Properties, LLC ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Design Review Committee Staff Report – Community Development Department Hartberg Planned Development MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 4/26/2017 Alfredo R. Castillo, AICP acastillo@atascadero.org Bill Isaman (805) 544-5672 PLN 2015-1556 RECOMMENDATION DRC Recommends to the Planning Commission: 1. Approval of proposed site and architectural design of proposed planned development with any changes, as directed. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 10850 El Camino Real High Density Residential (HDR) Residential Multi-Family (RMF-20) 045-351-008 3.79 acres PROJECT DESCRIPTION The project consists of a 75 unit mixed residential development including 48 independent-living residential care units for the elderly (RCFE) totaling 3-stories in height, 20 attached townhomes, and 7 single family residential cottages. A total of 126 parking spaces are provided on-site with additional on-site recreational amenities including BBQ areas and landscaped greens. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental review should contact the Community Development Department. ☒ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☐ Cat. Exemption Class ___________ CEQA Guidelines § 153XX ☐ No Project - § 15268 Ministerial Project PROJECT INFORMATION SNAPSHOT 49 ITEM 4 Hartberg Planned Development PLN 2015-1556 / Hartberg Properties, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK RCFE / Single Family Dwelling greater than 12 units ☐ Allowed ☒ Conditional ☐ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☒ Colony Home / Commercial ☐ Registered Building ☐Yes, but deemed not historical significance DENSITY / FLOOR AREA RATIO ☐ RSF-X / LSF-X: 4 units per acre ☐ RMF-10: 2-10 units per acre ☒ RMF-20: 20-24 units per acre ☐ CP/CR/CS/CN/DO/DC: Max 20 units per acre ☐ Other: __________________ ☐ State Density Bonus Requested ☐ Density Bonus for High Quality Architecture ☐ City Inclusionary Housing Density Bonus ☒ Inclusionary Housing Required ☐ Floor Area Ratio (FAR) ______________________ (Total square foot of building compared to the size of the property) ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested Setback standards (AMC 9-4.103-.110) ☐Yes ☒No Proposed project will require adoption of a Planned Development to achieve density. Height Standards (AMC 9-4.112-113) ☐Yes ☒No Proposed project will require adoption of a height waiver exemption for the proposed RCFE portion of the development. Parking Standards (AMC 9-4.114-121) ☐Yes ☒No A parking reduction finding will be required. Landscaping (AMC 9-4.124-127) ☒Yes ☐No Fencing Standards (AMC 9-4.128) ☒Yes ☐No Grading Standards (AMC 9-4.138-145) ☒Yes ☐No Lighting Standards (AMC 9-4.137) ☒Yes ☐No Water Efficient Landscaping(AMC Title 8, Chapter 10 ) ☒Yes ☐No Use Classification Standards: _______________________ ☐Yes ☐No N/A 50 ITEM 4 Hartberg Planned Development PLN 2015-1556 / Hartberg Properties, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project History The DRC reviewed a pre-application of this project in October 2015. At that time, the DRC provided direction on parking reductions, elimination of proposed medians, and landscaping. The applicant has revised the project based on DRC direction and submitted a formal application. Based on DRC feedback, the proposed project should be before the Planning Commission in June and City Council in August of this year. Project Description / Summary The applicant is proposing a total of 75 units of mixed residential uses. The proposed project includes the following:  48 independent- living residential care units for the elderly (RCFE), 3 stories in height at the rear portion of the property;  20 attached townhomes containing 3-bedrooms each;  7 single family residential cottages ranging in size from 2 bedrooms to three bedrooms. The project includes a total of 126 parking spaces, including 10 on-street parking spaces, a parking lot for the RCFE portion of the project, and one -car garages with driveway parking in the townhouse portion and two car garages in the cottage portion. On-site recreational amenities include BBQ areas and landscaped greens. The landscaping plan includes use of drought-tolerant native plants. The RCFE also contains walkways, covered patios, and other elements in the front for gathering areas. The proposed project will also include removal of two native trees and 28 non-native trees. Analysis The applicant is proposed to utilize a Planned Development to achieve the proposed project mix. The Planned Development allows for deviation in the City’s standards for setbacks, heights, parking, etc. in exchange for benefits that have been established by the City Council. The Planned Development Policy requires certain benefits be provided in order to approve the project. Those include:  Affordable / Workforce Housing;  High Quality Architecture  High Quality Landscaping  Higher Densities to meet Housing Element Goals The DRC should take these items into consideration before making a recommendation to both the Planning Commission and City Council. To achieve the proposed density of the project, the applicant is requesting height waiver exception s, parking exceptions, and setback exceptions in exchange for higher quality architecture, landscaping, etc. 51 ITEM 4 Hartberg Planned Development PLN 2015-1556 / Hartberg Properties, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DRC DISCUSSION ITEMS: The following are items that the DRC feels are outstanding and will need to be discussed. These items are based on previous DRC direction, as well as meeting the established City Council policy on Planned Developments. 1. Removal of entry median at the main entrance of the site. The DRC recommended removal at its last meeting, and Staff concurs on this assessment. 2. Review of landscaping to ensure it meets the intent of “High Quality Landscaping.” 3. Recommend proposed parking reduction. 4. Recommend proposed height waiver exception for the RCFE portion of the project. 5. Review of proposed architecture. Staff is recommending that conditions be added for additional siding elements on the rear elevation for consistency with the front and side elevation of the townhome portion of the development. ATTACHMENTS: 1. Proposed Project Aerial 2. Proposed Project Site Plan 3. Existing Setting / Processing 4. Applicant Design Package (see separate attachment) 52 ITEM 4 Hartberg Planned Development PLN 2015-1556 / Hartberg Properties, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1 – PROPOSED PROJECT AERIAL MAP 53 ITEM 4 Hartberg Planned Development PLN 2015-1556 / Hartberg Properties, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2 – PROPOSED PROJECT SITE PLAN 54 ITEM 4 Hartberg Planned Development PLN 2015-1556 / Hartberg Properties, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3 – EXISTING SETTING / PROCESSING SPECIAL DEVELOPMENT PLAN STANDARDS ☐ N/A ☐ Specific Plan ______________________________________________________ ☒ Planned Development Overlay: Planned Development Overlay required to be adopted EXISTING USES Existing Single Family Residence (proposed for demo) SURROUNDING ZONING DISTRICTS AND USES North: Residential Multi-Family (RMF-20) / Townhouses South: Residential Multi-Family (RMF-20) / Townhouses East: Public (Chalk Mt. School) / RMF-20 (Apartments) West: Freeway (US 101 Right of Way) AVERAGE SLOPE VEGETATION Less than 10% Non-native grasses / disturbed soils ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☒ Native American Tribes ☒ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☒ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☒ SLO Air Pollution Control (APCD) ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☒ CC DATE APPLICATION DEEMED COMPLETE To be determined based on DRC recommendation 55 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTT 1.0TITLE SHEET2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422T 1.0 TITLE SHEETA 1.0A 1.1A 1.2A 2.0COTTAGE COLOR & MATERIALSTOWNHOME COLOR & MATERIALSSENIOR HOUSING COLOR & MATERIALSSITE PLANCO 1.0CO 1.1CO 2.0CO 2.1CO 3.0CO 3.1CO 4.0CO 4.1CO 5.0CO 5.1COTTAGE 1 FLOOR PLANSCOTTAGE 1 ELEVATIONSCOTTAGE 2 FLOOR PLANSCOTTAGE 2 ELEVATIONSCOTTAGE 3 FLOOR PLANSCOTTAGE 3 ELEVATIONSCOTTAGE 4 FLOOR PLANSCOTTAGE 4 ELEVATIONSCOTTAGE 5 FLOOR PLANSCOTTAGE 5 ELEVATIONSTH 1.0TH 1.1TH 2.0TH 2.1TH 3.0TH 3.1TH 4.0TH 4.1TOWNHOUSE 1 FLOOR PLANSTOWNHOUSE 1 ELEVATIONSTOWNHOUSE 2 FLOOR PLANSTOWNHOUSE 2 ELEVATIONSTOWNHOUSE 3 FLOOR PLANSTOWNHOUSE 3 ELEVATIONSTOWNHOUSE 4 FLOOR PLANSTOWNHOUSE 4 ELEVATIONSSH 1.0SH 1.1SH 1.2SH 1.4SH 1.5SENIOR HOUSING FIRST FLOOR PLANSENIOR HOUSING SECOND FLOOR PLANSENIOR HOUSING THIRD FLOOR PLANSENIOR HOUSING ELEVATIONSSENIOR HOUSING ELEVATIONSPARKING CALCULATIONS:COTTAGES (R-3 SINGLE-FAMILY DWELLING)2 SP. PER DWELLINGEXCEPTION: 1 SP. REQUIREDWHERE SITE IS LESS THAN 4000 S.F.TOWNHOMES (R-2 MULTIFAMILY DWELLING)2 SP. PER 2 BEDROOM UNIT.5 SP. FOR EACH ADDITIONAL BEDROOM1 GUEST PARKING SP. PER 5 UNITSSENIOR HOUSING FACILITY (R-2 MULTIFAMILY DWELLING)1 SP. PER UNIT1 GUEST PARKING SP. PER 5 UNITS2 % OF PARKING SP. SHOULD BE ACCESSIBLETYPE COUNT SP. GUESTCOTTAGES 3 BED/ 2.5 BATH x 3 UNITS 8 0 2 BED/ 2.5 BATH x 3 UNITS 7 02 BED/ 1.5 BATH x 1 UNIT 2 0 TOWNHOMES3 BED/2.5 BATH x 20 UNITS 50 4SENIOR HOUSING1 BED/1 BATH x 42 UNITS 42 8.42 BED/ 2 BATH x 6 UNITS 6 1.2 TOTAL REQUIRED PARKING SP.: 112 14TOTAL PROVIDED PARKING SP.: 117 14ACCESSIBLE PARKING PROVIDED1 VAN ACCESSIBLE PARKING SPOT2 TYP. ACCESSIBLE PARKING SPOTS A.P.N.: 045-351-008 PROJECT DESCRIPTION:THE PROPOSED RESIDENTIAL DEVELOPMENTINCORPORATES A NEW 48 UNIT SENIOR HOUSING FACILITY, 20TOWNHOMES, AND 7 SINGLE-FAMILY COTTAGES.SITE STATISTICS:PROJECT ADDRESS: 10850 EL CAMINO REALATASCADERO, CA 93422ZONING: HIGH DENSITY MFR LOT AREA: (165,092.4 SF) 3.79 ACRESBUILDABLE AREA: 39,905.47 SF DENSITY STANDARDS FOR MFR ZONING (9-3.173)20 UNITS/ACRE20 X 3.79 = 75.8 = 75 UNITSLANDSCAPE REQUIREMENT FOR MFR ZONING (9-4.125)25% OF LOT SQUARE FOOTAGE165,092.4 X .25 = 41,273 S.F.PROPOSED LANDSCAPING: 49,378 S.F. > 41,273 S.F.LANDSCAPED AREA @ COTTAGES: 9,742 S.F.LANDSCAPED AREA @ TOWNHOMES: 16,054 S.F.LANDSCAPED AREA @ SENIOR HOUSING FACILITY: 17,620 S.F.SITE LANDSCAPING: 5,962 S.F.OUTDOOR RECREATIONAL AREA REQUIREMENT (9-3.174)SHALL BE PROVIDED AT A RATIO OF 300 S.F./UNIT75 UNITS X 300 S.F. = 22,500 S.F. REC SPACEPROPOSED OUTDOOR RECREATIONAL AREA:40,696 S.F. > 22,500 S.F.PROJECT SITE10850 EL CAMINO REALATASCADERONEL CAMI N O R E A L VIEJ O C A MI N O HWY 101 SAN DIEGO RDATASCADERO AV ETM - 1TM - 2TENTATIVE TRACT MAPGRADING & DRAINAGEA 3.0A 3.1FENCE DETAILSCARPORT DETAILSL - 1 PRELIMINARY LANDSCAPE PLANMP - 1 MASTER PLANTITLE/CODESITECOTTAGESTOWNHOUSESSENIOR HOUSINGPROJECT DATAPROJECT DIRECTORYSHEET INDEXVICINITY MAPOWNER:HARTBERG PROPERTIES LLCCONTACT: CHRIS SEABERGPHONE: (805) 235-1965EMAIL: chris.seaberg@att.net GENERAL CONTRACTOR:NAME: TBDCIVIL ENGINEER:WALLACE GROUP612 CLARION COURTSAN LUIS OBISPO, CA 93401CONTACT: ROB MILLERPHONE: (805) 544-4011FAX: (805) 544-4294EMAIL: robm@wallacegroup.usLANDSCAPE ARCHITECT:CASEY PATTERSON10659 REALITO AVE.ATASCADERO, CA 93422PHONE: (805) 446-7629EMAIL: cjp@cjppro.comARCHITECT:ISAMAN DESIGN, INC.1027 MARSH STREET STE. 200SAN LUIS OBISPO, CA 93401CONTACT: BILL ISAMANPHONE: (805) 544-5672FAX: (805) 544-5642EMAIL: bill@isamandesign.comSURVEYOR:WALLACE GROUP612 CLARION COURTSAN LUIS OBISPO, CA 93401CONTACT: CLAYTON BRADSHAWPHONE: (805) 544-4011FAX: (805) 544-4294EMAIL:SOILS ENGINEER:GEO SOLUTIONS440 HIGH STREETSAN LUIS OBISPO, CA 93401CONTACT: KRAIG CROZERPHONE: (805) 543-8539EMAIL: info@geosolutions.netHARTBERG PROJECTATASCADERO, CAPROJECT INTRODUCTIONTHIS UNIQUE RESIDENTIAL DEVELOPMENT IS DESIGNED TO CREATE A NEIGHBORHOOD FEEL BY PROVIDING A VARIETY OF BUILDINGTYPES FOR FAMILIES IN VARIOUS STAGES OF LIFE. THE GATED COMMUNITY IS A WALKABLE AND PEDESTRIAN FRIENDLY SITE WITHADA ACCESSIBLE PATHS OF TRAVEL FROM EL CAMINO REAL. RESIDENTS CAN UTILIZE THE OUTDOOR AMENITIES SUCH AS BBQAREAS AND LANDSCAPED GARDENS TO COMMUNE AND CONGREGATE TOGETHER.THE PROPOSED RESIDENTIAL DEVELOPMENT INCORPORATES A SENIOR HOUSING NON-ASSISTED LIVING FACILITY WITH (32) ONE-BEDROOM UNITS, (10) AFFORDABLE ONE-BEDROOM UNITS, AND (6) TWO-BEDROOM UNITS; (20) THREE-BEDROOM TOWNHOMES; (7)SINGLE-FAMILY COTTAGES, (3) THREE-BEDROOM AND (4) TWO-BEDROOM HOMES; A TOTAL OF 126 ON-SITE PARKING SPACES;AND ADDITIONAL OUTDOOR SITE IMPROVEMENTS.56 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTA 1.0COTTAGE COLOR & MATERIALS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422STUCCO: KELLY MOOREPASEO VERDETRIM AND WOOD:KELLY MOOREWHITEST WHITE (KMW43)CONCRETE TILE:EAGLE ROOFINGBEL AIR: BROWN GRAY RANGESTONE: CORONADOHONEY LEDGEGREY QUARTZITESHAKE SIDING:KELLY MOOREWHITEST WHITE(KMW43)57 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTA 1.1TOWNHOME COLOR & MATERIALS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422STONE:CORONADOHONEY LEDGEGREYQUARTZITECONCRETE TILE:EAGLE ROOFINGBEL AIR: SLATE RANGEPAINTEDTRIM:KELLY MOOREWHITEST WHITE(KMW43)STANDING SEAMROOF:AEP SPANOLD TOWN GRAYBOARD AND BATTEN:KELLY MOOREWHITEST WHITE(KMW43)SIDING:KELLY MOOREWINTER'S PARK(KM5824)CONCRETE TILE:EAGLE ROOFINGBEL AIR: BROWNGRAY RANGESHAKE SIDING:KELLY MOOREWHITEST WHITE(KMW43)58 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTA 1.2SENIOR HOUSING COLOR & MATERIALS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422STONE:ORONADOVIRGINIA LEDGEHILLSIDESIDING:KELLY MOOREPASEO VERDE(KM5754)SIDING:KELLY MOOREWHITEST WHITE(KMW43)STUCCO:LA HABRASILVER GRAYEXPOSED WOOD:SHERMAN-WILLIAMSHILL COUNTRY (SW 3532)ROOF:CONCRETE TILEEAGLE ROOFINGBEL AIR: SLATE RANGESTANDING SEAMROOF:AEP SPANOLD TOWN GRAY59 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTA 2.0SITE PLAN2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPUPUPUPUPUPUPUPUPUPUPUPUPUPUP6 SPACESCOVERED5 SPACESCOVEREDBBQAREABBQAREA5 SPACESCOVERED109432187655 SPACESCOVERED6 SPACESCOVERED3 SPACESCOVERED5 SPACESCOVERED5 SPACESCOVEREDCOTTAGE 273 BEDCOTTAGE 33 BEDCOTTAGE 22 BEDCOTTAGE 163 BEDEL CAMINO REALCOTTAGE 143 BEDSENIOR HOUSING(42) 1 BEDROOMS(6) 2 BEDROOMSCOTTAGE 282 BED945950944 944945944942945 940943943942965955965940967950960950955TH 43 BEDTH 53 BEDTH 63 BEDTH 73 BEDTH 83 BEDTH 93 BEDTH 103 BEDTH 113 BEDTH 123 BEDTH 133 BEDTH 213 BEDTH 203 BEDTH 193 BEDTH 183 BEDTH 173 BEDTH 253 BEDTH 243 BEDTH 233 BEDTH 223 BEDTH 213 BEDCOTTAGE 153 BEDSCALE: 1" = 30'1SITE PLAN60 SS SS SS SS SS SS SS SS SS SSTEL TEL TEL TEL TEL TEL TEL TEL TEL TEL TELWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL GASGAS GAS GAS GAS GAS GAS GAS GAS GAS GASGAS GAS///////// / ////////////////////////////////////////////////// /////////////////////////////////////////////////////////////////////////////////////////////ELE///SSO/HO/HO/HO/HO/HO/HO/H O/HO/HO/HO/HO/HO/HO/HO/HO/HO/HO/HO/HO/HO/H O/HO/HO/H75234168910N 58°51'21" E 644.09'N 31°10'03" W 250.30'N 58°51'00" E 651.08'L=250.47',R=7450.00'R=7500.00'N 28°17'00" WDATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.®2016Hartberg PropertiesVesting Tentative Tract Map 309932/9/20171263-0001RSM/BDHCDSHEETSFILE NAME: 1263-01-TENT-MAP.DWGand Planned DevelompmentTM-1 130601 IN = 30 FT1500(IN FEET)GRAPHIC SCALELEGENDSSSDWLGASProjectVICINITY MAP (So. Atascadero)n.t.sSiteGAS LINESEWER LINEWATER LINESTORM DRAINCENTER LINEPROPERTY LINEFIRE HYDRANTBLOW-OFFTELEPHONE POLERETAINING WALLMANHOLE EX.MANHOLEEX. WATER VALVESTORM DRAIN INLETSTREET LIGHTTentative Tract MapOWNER/BUILDER: VESTING TENTATIVE TRACT 3099ASSESSOR PARCEL NUMBERS045-351-008DESCRIPTIONHartberg Properties, LLCContact: Chris SeabergA PORTION OF LOT 4, BLOCK 35 OF 3AC/MB/46ATASCADERO COLONY ATASCADERO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA (3.7 Acres)Owner:Builder:NotesField work performed 12/31/2014 by The Wallace GroupSURVEY CONTROLLOT TYPELOT No.SINGLE (27)Chris Seaberg 2165 Wilton DriveCambria, CA 934282,3,4,5,6,7,8,9,10,11,12,13,14,15,16,17,18,19,20,21,22,23,24,25,26,27,28,31and Planned Development2165 Wilton DriveCambria, CA 93428COMMON USE1,29,30,32Tree to be RemovedTree to beRemovedTree to beRemovedTree to beRemovedTree to beRemovedTree to beRemovedTree to beRemovedTree to beRemovedTree to beRemovedTree to beRemovedTree to beRemovedEx. Structureto be removedEx. Structureto be removedEx. Structureto be removedEx. Structureto be removedEx. PP & OverheadService to be relocatedProposed RetainingWall & FenceEx. Retaining Wall& Fence to remainProposed RetainingWall & FenceProposed FenceProposed FenceProposed RetainingWall & FenceEx. OverheadService to beremovedEx. PP & OverheadService to RemainProposed RetainingWall & Fence40.00'18.00'25.00'16.00'9.00'9.00'9.00'24.00'24.00'8.00'5.00'16.00'15.00'4.00'5.00'32.25'INTERIOR STREET WITH PARKING100.00'50.00'EL CAMINO REAL (100' R/W)Scale: 1"=10'SECTION1Scale: 1"=10'SECTION2Scale: 1"=10'SECTION3Scale: 1"=10'SECTION4PLPLPLPL6"6"6"6"EX.FENCEEX.FENCEEX.FENCEEX.FENCEEX. WALLEX.WALLEX. WALL944.2 FG935.5 EG937 EG961 EG956.3 EG958.8 FG958.8 FG966.7 EG1234No. 80124New PP LocationRESIDENTIAL CAREAVENIDAMARIAINTERIOR STREET 20.00'20.00'16.00'15.00'1. Existing on-site structures and utilities to be removed as noted.2. Existing trees to be removed unless noted otherwise.3. Existing above ground utilities on site to be relocated under ground unless noted other wise.Seabreeze CourtTrash61 SS SS SS SS SS SS SS SS SS SSTEL TEL TEL TEL TEL TEL TEL TEL TEL TEL TELWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL GASGAS GAS GAS GAS GAS GAS GAS GAS GAS GASGAS GAS///////// / ////////////////////////////////////////////////// /////////////////////////////////////////////////////////////////////////////////////////////ELE///SSN 58°51'21" E 644.09'N 31°10'03" W 250.30'N 58°51'00" E 651.08'L=250.47',R=7450.00'R=7500.00'N 28°17'00" W1.70%3.75%4.58%0.50%2.10%2.04%1.53%1.28%INV OUT: 934.47SD INV: 934.88SD IN V: 9 35.6 0 2.23%2.13%30601 IN = 30 FT1500(IN FEET)GRAPHIC SCALEProjectVICINITY MAP (So. Atascadero)n.t.sSiteOWNER/BUILDER: VESTING TENTATIVE TRACT 3099ASSESSOR PARCEL NUMBERS045-351-008DESCRIPTIONHartberg Properties, LLCContact: Chris SeabergA PORTION OF LOT 4, BLOCK 35 OF 3AC/MB/46ATASCADERO COLONY ATASCADERO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA (3.7 Acres)Owner:Builder:NotesField work performed 12/31/2014 by The Wallace GroupSURVEY CONTROLLOT TYPELOT No.SINGLE (27)Chris Seaberg 2165 Wilton DriveCambria, CA 934282,3,4,5,6,7,8,9,10,11,12,13,14,15,16,17,18,19,20,21,22,23,24,25,26,27,28,31and Planned Development2165 Wilton DriveCambria, CA 93428COMMON USEProposed RetainingWall & FenceEx. Retaining Wall& Fence to remainProposed RetainingWall & FenceProposed FenceProposed FenceProposed RetainingWall & FenceEx. PP & OverheadService to RemainProposed RetainingWall & Fence40.00'4.00'5.00'INTERIOR STREET WITH PARKING100.00'50.00'EL CAMINO REAL (100' R/W)Scale: 1"=10'SECTION1Scale: 1"=10'SECTION2Scale: 1"=10'SECTION3Scale: 1"=10'SECTION4PLPLPLPL6"6"6"6"EX.FENCEEX.FENCEEX.FENCEEX.FENCEEX. WALLEX.WALLEX. WALL944.2 FG935.5 EG937 EG961 EG956.3 EG958.8 FG958.8 FG966.7 EG1234ELEELEELEELEELEELEEx. Guy Wire to beRemovedEx. Guy Wire toRemainNew ElectricalUnder GroundLID BASIN(Sub-Surface)FS 948.5LID BASIN935.60 FG(Sub-Surface)EL CAMINO REALU.S.101DATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.®2016Hartberg PropertiesVesting Tentative Tract Map 309932/9/20171263-0001RSM/BDHCDSHEETSFILE NAME: 1263-01-TENT-MAP.DWGand Planned DevelompmentTM-22Grading & DrainageNo. 80124O/HEXISTING STORMDRAIN & POINTOF CONNECTIONNew PP Location15.00'Setback15.00'Setback10.00'Setback10.00'Setback10.00'SetbackLID BASIN(Sub-Surface)FS 948.5RESIDENTIAL CAREAVENIDAMARIAINTERIOR STREET 1,29,30,321. Existing on-site structures and utilities to be removed as noted.2. Existing trees to be removed unless noted otherwise.3. Existing above ground utilities on site to be relocated under ground unless noted other wise.LEGENDSSSDWLGASGAS LINESEWER LINEWATER LINESTORM DRAINCENTER LINEPROPERTY LINEFIRE HYDRANTBLOW-OFFTELEPHONE POLERETAINING WALLMANHOLE EX.MANHOLEEX. WATER VALVESTORM DRAIN INLETSTREET LIGHT40.00'18.00'25.00'9.00'9.00'9.00'24.00'24.00'16.00'15.00'32.25'20.00'20.00'16.00'15.00'Seabreeze CourtTrashBioretention (typ)Bioretention (typ)Bioretention (typ)62 75234168910N 58°51'21" E 644.09'N 31°10'03" W 250.30'N 58°51'00" E 651.08'L=250.47',R=7450.00'R=7500.0'77.5'91.8'97.1'97.0'96.8'96.6'96.4'96.2'96.0'96.5'25.7'13.2'64.3'21.0'12.8'30.6'57.5'5.7'31.5'37.6'34.4'37.4'20.0'50.0'19.5'38.3'38.9'31.5'37.7'30.2'12.8'6.0'21.0'5.8'55.9'64.3'14.1'24.6'95.3'94.4'94.2'94.0'93.8'93.6'93.4'93.3'97.5'40.5'43.5'34.3'18.3'35.8'39.9'109.5'52.0'31.0'25.1'25.1'25.1'30.0'30.0'25.1'25.1'25.1'31.0'38.0'276.8'278.7'38.0' 30.0' 25.1' 25.3' 25.3' 25.1' 25.1' 25.1' 25.1' 25.1' 30.0' 55.3'55.6'22.6'10.8'22.0'21.6'25.1'25.1'25.1'25.3'25.3'12.9'13.8'25.1'25.1'30.0'30.0'25.1'23.1'R=70.0'R=90.0'R=15.0'R=15.0'R=70.0'R=90.0'4.1'9.00'9.00'9.00' 9.00' 9.00'8.00' 9.00' 9.00'9.00'9.70'6.00'6.00'5.05'4.78'4.78'18.00'25.00'24.00'24.00'38.87'19.68'14.17'R=15.0'38.87'20.00'19.68'R=85.0'R=34.9'R=71.0'7.48'R=12.0'12.31'R=12.0'R=80.0'S 59°16'09" WS 59°16'09" W16.00'15.00'16.00'15.00'16.00'16.00'24.00'16.00'16.00'9.00'2.00'2.00'2.00'2.00'96.1'14.0'14.0'5DATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.®2016Hartberg PropertiesVesting Tentative Tract Map 309932/9/20171263-0001RSM/BDHCDSHEETSFILE NAME: 1263-01-MASTER PLAN.DWGand Planned DevelompmentMP-1330601 IN = 30 FT1500(IN FEET)GRAPHIC SCALEProjectVICINITY MAP (So. Atascadero)n.t.sSiteMaster PlanOWNER/BUILDER: VESTING TENTATIVE TRACT 3099ASSESSOR PARCEL NUMBERS045-351-008DESCRIPTIONHartberg Properties, LLCContact: Chris SeabergA PORTION OF LOT 4, BLOCK 35 OF 3AC/MB/46ATASCADERO COLONY ATASCADERO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA (3.7 Acres)Owner:Builder:NotesField work performed 12/31/2014 by The Wallace GroupSURVEY CONTROLLOT TYPELOT No.SINGLE (27)Chris Seaberg 2165 Wilton DriveCambria, CA 934282,3,4,5,6,7,8,9,10,11,12,13,14,15,16,17,18,19,20,21,22,23,24,25,26,27,28,31and Planned Development2165 Wilton DriveCambria, CA 93428COMMON USE41.00'4.00'5.00'100.00'50.00'EL CAMINO REALU.S.101Seabreeze Court15.00'Setback15.00'Setback10.00'Setback10.00'Setback10.00' Setback 5 SPACESAC PAVINGAC PAVINGAC PAVING5 SPACES6 SPACES6 SPACES5 SPACES5 SPACES5 SPACES5 SPACES5 SPACES6 SPACES3 SPACES2 SPACES3 ACCESSIBLE8.00'20.17'6" STDCURBFLUSH6" STDCURBFLUSH4" MOUNTABLECURBSTD CURB& GUTTERSTD CURB& GUTTERSTD CURB& GUTTER4.00'5.00'4.07'5.00'5.00'5.00'5.00'5.00'5.00'3.50'5.00'10.00'5.18'5.00'7.63'5.29'5.00'4.68'5.00'5.00'4.00'MAIL BOXESBACK OF CURBRET WALLScale: NTSUNIT STYLE MINIMUM SETBACKSLOTNUMBER3.5'5.00'10.0'5.00'5.00'RET WALL19.5'4.00'SIDEWALK25.1'25.1'5.00'5.00'5.00'1 SPACE4" MOUNTABLECURBLID AREANo. 80124RESIDENTIAL CARE8.00'5.00'4.00'AVENIDAMARIASTD CURB& GUTTERLOTSQUAREFOOTAGE1,29,30,321. Existing on-site structures and utilities to be removed as noted.2. Existing trees to be removed unless noted otherwise.3. Existing above ground utilities on site to be relocated under ground unless noted other wise.LEGENDSSSDWLGASGAS LINESEWER LINEWATER LINESTORM DRAINCENTER LINEPROPERTY LINEFIRE HYDRANTBLOW-OFFTELEPHONE POLERETAINING WALLMANHOLE EX.MANHOLEEX. WATER VALVESTORM DRAIN INLETSTREET LIGHTTrash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saman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTA 3.0FENCE DETAILS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPUPUPUPCOTTAGE 163 BEDCOTTAGE 143 BED945940940TH 123 BEDTH 133 BEDTH 183 BEDTH 173 BEDCOTTAGE 153 BEDWOODPOSTSWOOD PROPERTY FENCE0" GRADE6'-0" TOP OF FENCE6'-6" TOP OF POST0" GRADE5'-0" TOP OF FENCE 5'-9" TOP OF COLUMNSTACKED STONEWALL BASECONCRETEWALL CAPSTUCCO STONEPROPERTY WALLCONCRETEWALL CAPSTUCCO STONEPROPERTY WALLCONCRETEWALL CAP4" x 4" FENCEPANELSTACKED STONEWALL BASECONCRETEWALL CAPFENCE STEELSQUARE POST2FENCE PERSPECTIVESCALE: 1/16" = 1'-0"1SITE PLANSCALE: 1/4" = 1'-0"4TYP. RESIDENTIAL FENCESCALE: 1/4" = 1'-0"3FENCE ELEVATIONSOLID PROPERTY FENCEOPEN PROPERTY FENCESOLID PROPERTY FENCEOPEN PROPERTY FENCEOPEN PROPERTY FENCESOLID PROPERTY FENCEOPEN PROPERTY FENCE65 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTA 3.1CARPORT DETAILS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" GRADE3'-2" TOP OF COLUMN11'-1/2" TOP OF ROOF1'-6"STEEL TUBE FRAMINGSTACKED STONECOLUMN BASEMETAL STANDINGSEAM ROOF2X WOODP.L.S.B.STEEL TUBE FRAMINGSTACKED STONECOLUMN BASEMETAL STANDINGSEAM ROOFSTEEL TUBE FRAMINGSTACKED STONECOLUMN BASE0" GRADE3'-2" TOP OF COLUMN12'-31/2" TOP OF ROOF1CAR PORT PERSPECTIVESCALE: 1/4" = 1'-0"2CARPORT SECTIONSCALE: 1/4" = 1'-0"3CAR PORT ELEVATION66 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 1.0COTTAGE 1 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPDWWD11'-81/2"2'-7"24'-81/2"39'-0"20'-31/2"7'-61/2"12'-2"40'-0"20'-0"19'-0"6'-0"13'-0"6'-1"14'-11"6'-0"34'-0"3'-91/2"13'-9"4'-31/2"10'-3"5'-111/2"3'-6"39'-0"40'-0"LIVING ROOMKITCHEN/DININGPORCHSTOR.CL.BEDROOM 2BATH 22-CARGARAGELNDYFDN20'-0"3'-81/2"6'-91/2"30'-6"12'-11/2"2'-31/2"5'-7"6'-41/2"9'-1/2"3'-7"2'-41/2"8'-5"9'-21/2"10'-6"2'-41/2"8'-5"19'-81/2"19'-81/2"4'-1" 2'-4"12'-101/2"39'-0"14'-5"5'-7"15'-5"3'-7"39'-0"30'-6"19'-81/2"6'-5"12'-101/2"W.I.C.MASTERBATHLN.MASTERBEDROOMBEDROOM 3CL.DENBATH 3SCALE: 1/4" = 1'-0"1FIRST FLOORSCALE: 1/4" = 1'-0"2SECOND FLOORCOTTAGE 14: STATISTICSFIRST FLOOR (CONDITIONED): 1,046 SQ.FT.SECOND FLOOR (CONDITIONED): 922 SQ. FT.TOTAL (CONDITIONED): 1,968 SQ. FT.UNCONDITIONED: 400 SQ. FT.67 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 1.1COTTAGE 1 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILPAINTEDFASCIACONCRETEROOF TILESTEEL TROWELSMOOTH FINISHSTUCCO0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSTEEL TROWELSMOOTH FINISHSTUCCOPAINTED FASCIASTACKEDSTONEDCOLUMN BASE0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFCONCRETEROOF TILESTACKED STONECOLUMN BASESTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSTEEL TROWELSMOOTH FINISHSTUCCOPAINTED FASCIAPAINTED SHINGLEGABLE END DETAIL0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILPAINTED FASCIACONCRETEROOF TILEPAINTED EXPOSEDRAFTER TAILSSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSCALE: 1/4" = 1'-0"3LEFT ELEVATIONSCALE: 1/4" = 1'-0"1FRONT ELEVATIONSCALE: 1/4" = 1'-0"2RIGHT ELEVATIONSCALE: 1/4" = 1'-0"4REAR ELEVATION68 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 2.0COTTAGE 2 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UP10'-51/2"11'-91/2"17'-9"12'-0"5'-9"15'-1"4'-0"20'-71/2"15'-4"40'-0"12'-0"20'-10"32'-10"4'-0"20'-71/2"15'-4"40'-0"2'-101/2"10'-3"4'-0" 3'-6"15'-1/2"3'-91/2"3'-6"BEDROOM 2W.I.C.BATH 2KITCHENLIVING/DININGSTOR.PORCHGARAGEF12'-0"20'-10"12'-0"20'-10"32'-10"DNW/D4'-1"8'-61/2"8'-3"6'-51/2"2'-11"13'-21/2"3'-5"7'-101/2"9'-41/2"3'-7"20'-10"9'-41/2"16'-71/2"26'-0"12'-71/2"8'-3"20'-10"22'-7"3'-5"26'-0"W.I.C.MASTERBATHLN.MASTERBEDROOMSCALE: 1/4" = 1'-0"1FIRST FLOORSCALE: 1/4" = 1'-0"2SECOND FLOORCOTTAGE 15: STATISTICSFIRST FLOOR (CONDITIONED): 841 SQ.FT.SECOND FLOOR (CONDITIONED): 469 SQ. FT.TOTAL (CONDITIONED): 1,310 SQ. FT.UNCONDITIONED: 240 SQ. FT.69 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 2.1COTTAGE 2 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFPAINTEDFASCIAPAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTED SHINGLEGABLE END DETAILPAINTEDKICKERCONCRETEROOF TILESTEEL TROWELSMOOTH FINISHSTUCCO0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFPAINTEDFASCIAPAINTEDKICKERPAINTED SHINGLEGABLE END DETAILSTACKED STONECOLUMN BASESTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDRAFTER TAILS0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFCONCRETEROOF TILESTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDFASCIAPAINTEDKICKERPAINTEDRAFTERTAILSSTEEL TROWELSMOOTH FINISHSTUCCOPAINTED SHINGLEGABLE END DETAIL0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-71/2" TOP OF ROOFCONCRETEROOF TILESTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDRAFTER TAILSPAINTEDFASCIACONCRETEROOF TILESTEEL TROWELSMOOTH FINISHSTUCCOSTACKED STONECOLUMN BASESCALE: 1/4" = 1'-0"3REAR ELEVATIONSCALE: 1/4" = 1'-0"1FRONT ELEVATIONSCALE: 1/4" = 1'-0"2RIGHT ELEVATIONSCALE: 1/4" = 1'-0"4LEFT ELEVATION70 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 3.0COTTAGE 3 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPDW28'-0"12'-0"25'-0"20'-0"8'-0"4'-0"6'-91/2"13'-5"3'-91/2"12'-0"25'-0"28'-0"37'-0"3'-6"37'-0"PWD.3'x 6'GARAGELIVING ROOMKITCHEN/DININGSTOR.PORCHFDNW/D12'-0"4'-1"11'-10"9'-1"12'-0"15'-11"9'-1"6'-111/2"9'-2"3'-101/2"3'-11/2"20'-0"3'-11/2"2'-91/2"13'-31/2"11'-61/2"9'-41/2"16'-1"11'-61/2"9'-41/2"5'-11"2'-9"11'-4"3'-11/2"20'-0"3'-11/2"37'-0"23'-11/2"23'-11/2"37'-0"MASTERBEDROOMBEDROOM 2W.I.C.BATH 2CL.MASTERBATHLN.SCALE: 1/4" = 1'-0"1FIRST FLOORSCALE: 1/4" = 1'-0"2SECOND FLOORCOTTAGE 16: STATISTICSFIRST FLOOR (CONDITIONED): 700 SQ.FT.SECOND FLOOR (CONDITIONED): 700 SQ. FT.TOTAL (CONDITIONED): 1,400 SQ. FT.UNCONDITIONED: 240 SQ. FT.71 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 3.1COTTAGE 3 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-0" TOP OF ROOFPAINTED SHINGLEGABLE END DETAILPAINTED EXPOSEDRAFTER TAILSCONCRETEROOF TILESTACKED STONECOLUMN BASEPAINTEDKICKERSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDFASCIA0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-0" TOP OF ROOFSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOPAINTED SHINGLEGABLE END DETAILPAINTED FASCIAPAINTEDKICKER0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-0" TOP OF ROOFSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSCONCRETEROOF TILEPAINTED FASCIAPAINTED SHINGLEGABLE END DETAILSTACKED STONECOLUMN BASE0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-0" TOP OF ROOFPAINTED KICKERSPAINTED FASCIASTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOCONCRETEROOF TILEPAINTED EXPOSEDRAFTER TAILSPAINTED SHINGLEGABLE END DETAILSCALE: 1/4" = 1'-0"1FRONT ELEVATIONSCALE: 1/4" = 1'-0"2RIGHT ELEVATIONSCALE: 1/4" = 1'-0"4LEFT ELEVATIONSCALE: 1/4" = 1'-0"3REAR ELEVATION72 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 4.0COTTAGE 4 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPDW16'-0"12'-0"28'-0"11'-31/2"20'-81/2"32'-0"12'-81/2"5'-9"9'-61/2"28'-0"13'-81/2"2'-7"20'-31/2"36'-7"10'-21/2"3'-6"13'-7"4'-81/2"3'-0"STOR.BATH 2KITCHENBEDROOM 2LIVING/DININGGARAGECL.LN.FDNWD9'-4"3'-41/2"3'-31/2"12'-0"9'-4"6'-8"12'-0"8'-91/2"19'-7"3'-71/2"28'-41/2"3'-71/2"7'-9"5'-3"15'-0"28'-0"13'-81/2"5'-6"2'-7"10'-21/2"13'-81/2"5'-6"12'-91/2"8'-81/2"28'-0"32'-0"32'-0"MASTERBEDROOMBEDROOM 3CL.W.I.C.2'-0"MASTERBATHDENBATH 3SCALE: 1/4" = 1'-0"1FIRST FLOORSCALE: 1/4" = 1'-0"2SECOND FLOORCOTTAGE 3 & 27: STATISTICSFIRST FLOOR (CONDITIONED): 711 SQ.FT.SECOND FLOOR (CONDITIONED): 790 SQ. FT.TOTAL (CONDITIONED): 1,501 SQ. FT.UNCONDITIONED: 240 SQ. FT.73 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 4.1COTTAGE 4 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.21'-83/4" TOP OF ROOFPAINTED SHINGLEGABLE END DETAILPAINTED EXPOSEDRAFTER TAILSPAINTEDKICKERSSTACKED STONECOLUMN BASEPAINTEDFASCIASTEEL TROWELSMOOTH FINISHSTUCCOCONCRETEROOF TILE0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.21'-83/4" TOP OF ROOFPAINTED EXPOSEDRAFTER TAILSPAINTEDKICKERSPAINTEDFASCIACONCRETEROOF TILESTEEL TROWELSMOOTH FINISHSTUCCOCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAIL0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.21'-83/4" TOP OF ROOFPAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSPAINTEDFASCIACONCRETEROOF TILE0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.21'-83/4" TOP OF ROOFPAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSPAINTEDFASCIACONCRETEROOF TILESCALE: 1/4" = 1'-0"1FRONT ELEVATIONSCALE: 1/4" = 1'-0"3REAR ELEVATIONSCALE: 1/4" = 1'-0"4LEFT ELEVATIONSCALE: 1/4" = 1'-0"2RIGHT ELEVATION74 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 5.0COTTAGE 5 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422DWUP12'-31/2"6'-7"12'-10"12'-31/2"12'-31/2"19'-5"12'-31/2"44'-0"10'-6"14'-0"4'-0"28'-6"12'-0"20'-0"12'-0"44'-0"21'-1/2"7'-6"28'-6"3'-0"LIVING ROOMPWD.KITCHEN/DININGGARAGESTOR.FDNW/D9'-5"2'-7" 5'-51/2"14'-61/2"14'-0"2'-91/2"1'-21/2"14'-11/2"17'-101/2"3'-31/2"14'-81/2"18'-0"32'-0"12'-0"5'-51/2"14'-61/2"14'-0"4'-0"18'-0"32'-0"MASTERBEDROOMBEDROOM 2CL.CL.SCALE: 1/4" = 1'-0"1FIRST FLOORSCALE: 1/4" = 1'-0"2SECOND FLOORCOTTAGE 2 & 28: STATISTICSFIRST FLOOR (CONDITIONED): 543 SQ.FT.SECOND FLOOR (CONDITIONED): 479 SQ. FT.TOTAL (CONDITIONED): 1,022 SQ. FT.UNCONDITIONED: 240 SQ. FT.75 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTCO 5.1COTTAGE 5 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-8" TOP OF ROOFPAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSPAINTEDFASCIASTACKED STONECOLUMN BASECONCRETETILE ROOF0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.PAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSPAINTEDFASCIASTACKED STONECOLUMN BASECONCRETETILE ROOFPAINTED EXPOSEDRAFTER TAILS0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-8" TOP OF ROOFPAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSPAINTEDFASCIASTACKED STONECOLUMN BASEPAINTED EXPOSEDRAFTER TAILSCONCRETEROOF TILE0" F.F.8'-0" 1ST FLOOR PL. HT.9'-2" F.F.17'-2" 2ND FLOOR PL. HT.20'-8" TOP OF ROOFPAINTED SHINGLEGABLE END DETAILSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDKICKERSPAINTEDFASCIACONCRETEROOF TILESCALE: 1/4" = 1'-0"2RIGHT ELEVATIONSCALE: 1/4" = 1'-0"4LEFT ELEVATIONSCALE: 1/4" = 1'-0"1FRONT ELEVATIONSCALE: 1/4" = 1'-0"3REAR ELEVATION76 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 1.0TOWNHOUSE 1 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPUPUPUPUPDWDWDWDWDWFKITCHEN13'-6"x11'LIVING/DINING26'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'LIVING/DINING24'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'LIVING/DINING24'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'CLO.LIVING/DINING26'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.GARAGE13'-6"X 24'-0"KITCHEN13'-6"x11'ENTRYLIVING/DINING24'-0"x14'-0"PDR.CLO. CLO. CLO. CLO.(LOT 22)(LOT 23)(LOT 24)(LOT 25)(LOT 26)TRA.REC.TRA.REC.TRA.REC.TRA.REC.TRA.REC.FFFF10'-7"14'-5"1"14'-5"10'-7"1"10'-7"14'-5"1"14'-5"10'-7"1"10'-7"14'-5"25'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"12'-0"27'-5"9'-7"2'-0"49'-0"49'-0"12'-6"9'-6"4'-0"1"9'-6"15'-6"1"25'-0"1"9'-6"15'-6"1"11'-6"9'-6"4'-0"26'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"6'-0"6'-0"9'-7"9'-7"9'-7"9'-7"4'-0"4'-0"6'-0"6'-0"125'-4"126'-4"2'-0"2'-0"2'-0"1'-0"6'-0"6'-0"51'-0"DOWNDOWNDOWNDOWNDOWN10'-7"14'-5" 14'-5"10'-7"25'-1" 14'-5"10'-7" 10'-7"14'-5"2'-0"43'-5"12'-6"9'-6" 4'-0" 25'-0" 11'-6"9'-6" 4'-0" 25'-0"1" 11'-6"9'-6" 4'-0"26'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"126'-4"12'-0"27'-5"4'-0"2'-0"25'-0"1"25'-0"25'-1"1"25'-0"1"25'-0"125'-4"45'-5"6'-0"1'-0"6'-0"2'-0"6'-0"2'-0"4'-0"6'-0"5'-0"7'-0"2'-0"5'-0"7'-0"43'-5"BED II12'6"x11''MASTER13'6" x16'WICMA.BATHLNDYBA IIBED III11'x11'BA IILNDYBED II12'6"x11''MASTER13'6" x16'BED III13'x11'BA IIMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'WICMA.BATHBED III11'x13'WCDWCDWCDWCDWCDLOT4LOT5LOT6LOT7LOT8LOT9LOT10LOT11LOT12LOT26LOT25LOT24LOT23LOT22LOT21LOT20LOT19LOT18LOT17LOT13(TH 4)(TH 3)(TH 1)(TH 2)SCALE: 1/8" = 1'-0"1FIRST FLOOR PLANSCALE: 1/8" = 1'-0"2SECOND FLOOR PLANTOWNHOME 1 STATISTICSLOT 22FIRST FLOOR (CONDITIONED): 805 SQ.FT.SECOND FLOOR (CONDITIONED): 1,023 SQ. FT.TOTAL (CONDITIONED): 1,827 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 23FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 24FIRST FLOOR (CONDITIONED): 774 SQ.FT.SECOND FLOOR (CONDITIONED): 1,042 SQ. FT.TOTAL (CONDITIONED): 1,816 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 25FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 26FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,012 SQ. FT.TOTAL (CONDITIONED): 1,805 SQ. FT.UNCONDITIONED: 350 SQ. FT.KEY PLANTOWNHOME 1 STATISTICS77 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 1.1TOWNHOUSE 1 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422PAINTED FASCIACONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDINGCONCRETEROOF TILE6" HORIZONTALLAP SIDINGSTONE WAINSCOTSTANDING SEAMMETAL ROOFINGGABLE END FAUXVENT DETAILSTONE WAINSCOTBOARD ANDBATTEN SIDINGPAINTED WINDOWTRIM PIECEBOARD ANDBATTEN SIDINGBOARD ANDBATTEN SIDINGSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDEXPOSEDFASCIAPAINTED TRIMDETAILSTANDING SEAMMETAL ROOFINGCORBELACCENT DETAILSTEEL TROWELSMOOTH FINISHSTUCCOKICKER BRACEAT OVERHANGSTEEL TROWELSMOOTH FINISHSTUCCOCONCRETE ROOF TILEPAINTED EXPOSEDRAFTER TAILSPAINTED TRIMDETAILPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILSCALE: 1/8" = 1'-0"1FRONT ELEVATIONSCALE: 1/8" = 1'-0"4REAR ELEVATIONSCALE: 1/8" = 1'-0"2SIDE ELEVATIONSCALE: 1/8" = 1'-0"3RIGHT SIDE ELEVATION78 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 2.0TOWNHOUSE 2 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPUPUPUPUPFDWDWDWDWDWFFFFKITCHEN13'-6"x11'LIVING/DINING26'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'LIVING/DINING24'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'LIVING/DINING24'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'LIVING/DINING26'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.GARAGE13'-6"X 24'-0"KITCHEN13'-6"x11'ENTRYLIVING/DINING24'-0"x14'-0"PDR.CLO.CLO.CLO.CLO.CLO.(LOT 21)(LOT 20)(LOT 19)(LOT 18)(LOT 17)TRA.REC.TRA.REC.TRA.REC.TRA.REC.TRA.REC.10'-7"14'-5"1"14'-5"10'-7"1"10'-7"14'-5"1"14'-5"10'-7"1"10'-7"14'-5"25'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"2'-0"12'-0"27'-5"9'-7"2'-0"49'-0"51'-0"12'-6"9'-6"4'-0"1"9'-6"15'-6"1"25'-0"1"9'-6"15'-6"1"11'-6"9'-6"4'-0"26'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"6'-0"6'-0"9'-7"9'-7"9'-7"9'-7"4'-0"4'-0"6'-0"6'-0"125'-4"126'-4"2'-0"2'-0"1'-0"6'-0"6'-0"51'-0"DOWNDOWNDOWNDOWNDOWN10'-7"14'-5" 14'-5"10'-7" 25'-0" 14'-5"10'-7" 10'-7"14'-5"43'-5"12'-6"9'-6"4'-0" 25'-0" 11'-6"9'-6"4'-0" 25'-0"1"11'-6"9'-6"4'-0"26'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"126'-4"12'-0"27'-5"4'-0"2'-0"25'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"125'-4"43'-5"6'-0"1'-0"6'-0"2'-0"6'-0"2'-0"4'-0"6'-0"5'-0"7'-0"2'-0"5'-0"7'-0"43'-5"BED II12'6"x11''MASTER13'6" x16'WICMA.BATHLNDYBA IIBED III11'x11'BA IILNDYBED II12'6"x11''MASTER13'6" x16'BED III13'x11'BA IIMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'WICMA.BATHBED III11'x13'WCDWCDWCDWCDWCDLOT4LOT5LOT6LOT7LOT8LOT9LOT10LOT11LOT12LOT26LOT25LOT24LOT23LOT22LOT21LOT20LOT19LOT18LOT17LOT13(TH 4)(TH 3)(TH 1)(TH 2)SCALE: 1/8" = 1'-0"1FIRST FLOOR PLANSCALE: 1/8" = 1'-0"2SECOND FLOOR PLANTOWNHOME 2 STATISTICSLOT 17FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,012 SQ. FT.TOTAL (CONDITIONED): 1,805 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 18FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 19FIRST FLOOR (CONDITIONED): 774 SQ.FT.SECOND FLOOR (CONDITIONED): 1,042 SQ. FT.TOTAL (CONDITIONED): 1,816 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 20FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 21FIRST FLOOR (CONDITIONED): 805 SQ.FT.SECOND FLOOR (CONDITIONED): 1,023 SQ. FT.TOTAL (CONDITIONED): 1,827 SQ. FT.UNCONDITIONED: 350 SQ. FT.KEY PLAN79 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 2.1TOWNHOUSE 2 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422PAINTED FASCIACONCRETEROOF TILESTANDING SEAMMETAL ROOFBOARD ANDBATTEN SIDINGCONCRETEROOF TILE6" HORIZONTALLAP SIDINGSTONE COLUMNBASESTANDING SEAMMETAL ROOFINGGABLE END FAUXVENT DETAILSTACKED STONECOLUMN BASEBOARD ANDBATTEN SIDINGPAINTED WINDOWTRIM PIECEBOARD ANDBATTEN SIDBOARD ANDBATTEN SIDINGSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDEXPOSEDFASCIAPAINTED WINDOWTRIM PIECESTANDING SEAMMETAL ROOFINGCORBELACCENT DETAILSTEEL TROWELSMOOTH FINISHSTUCCOKICKER BRACEAT OVERHANGSTEEL TROWELSMOOTH FINISHSTUCCOCONCRETE ROOF TILEPAINTED EXPOSEDRAFTER TAILSPAINTED TRIMDETAILPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILSCALE: 1/8" = 1'-0"1FRONT ELEVATIONSCALE: 1/8" = 1'-0"4REAR ELEVATIONSCALE: 1/8" = 1'-0"2RIGHT ELEVATIONSCALE: 1/8" = 1'-0"3LEFT ELEVATION80 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 3.0TOWNHOUSE 3 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422DOWNDOWNDOWNDOWNDOWNDOWNDOWN10'-7"14'-5" 14'-5"10'-7"1"25'-0" 14'-5"10'-7"12'-6"9'-6"4'-0" 25'-0" 11'-6"9'-6"4'-0" 25'-0"11'-7"9'-6"4'-1"26'-0"1"25'-0"1"25'-0"1"25'-0"2'-0"12'-0"27'-5"4'-0"25'-0"1"25'-0"1"25'-0"1"25'-0"6'-0"1'-0"6'-0"2'-0"5'-0"7'-0"2'-0"5'-0"7'-0"45'-5"14'-5"10'-7" 1" 10'-7"14'-5" 1"25'-0"1"2'-0"43'-5"4'-0" 9'-6"11'-6" 1"25'-0"25'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"1"25'-0"1"45'-5"6'-0"4'-0"6'-0"5'-0"176'-6"175'-6"7'-0"2'-0"6'-0"2'-0"BED II12'6"x11''MASTER13'6" x16'WICLNDYBA IIBED III11'x11'BA IILNDYBED II12'6"x11''MASTER13'6" x16'BED III13'x11'BA IIMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'WICMA.BATHBED III11'x13'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x11'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'BA IIMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'WICWCDWCDWCDWCDWCDWCDWCDWCDUPUPUPUPUPUPUPDWDWDWDWFDWDWFDWF6'-0"6'-0"KITCHEN13'-6"x11'LIVING/DINING24'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'LIVING/DINING24'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.KITCHEN13'-6"x11'LIVING/DINING26'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.GARAGE13'-6"X 24'-0"KITCHEN13'-6"x11'ENTRYLIVING/DINING24'-0"x14'-0"PDR.PDR.ENTRYLIVING/DINING26'-0"x14'-0"KITCHEN13'-6"x11'GARAGE13'-6"X 24'-0"PDR.ENTRYGARAGE13'-6"X 24'-0"KITCHEN13'-6"x11'LIVING/DINING24'-0"x14'-0"GARAGE13'-6"X 24'-0"KITCHEN13'-6"x11'ENTRYLIVING/DINING24'-0"x14'-0"PDR.CLO. CLO. CLO. CLO. CLO. CLO. CLO.(LOT 7)(LOT 8)(LOT 9)(LOT 10)(LOT 11)(LOT 12)(LOT 13)TRA.REC.TRA.REC.TRA.REC.TRA.REC.TRA.REC.TRA.REC.TRA.REC.FFFF10'-7"14'-5"1"14'-5"10'-7"1"10'-7"14'-5"1"14'-5"10'-7"25'-0"1"25'-0"1"25'-0"1"25'-0"2'-0"12'-0"27'-5"9'-7"51'-0"26'-0"1"25'-0"1"25'-0"1"25'-0"6'-0"6'-0"9'-7"9'-7"9'-7"6'-0"4'-0"2'-0"4'-0"2'-0"1'-0"6'-0"14'-5"10'-7"1"10'-7"14'-5"1"14'-5"10'-7"1"25'-0"1"25'-0"1"25'-0"1"4'-0"9'-6"11'-6"1"15'-6"9'-6"1"25'-0"1"15'-6"9'-6"1"25'-0"1"15'-6"9'-6"1"4'-0"9'-6"12'-6"25'-0"1"25'-0"1"25'-0"1"6'-0"4'-0"2'-0"176'-6"175'-6"6'-0"9'-7"9'-7"2'-0"49'-0"51'-0"9'-7"LOT4LOT5LOT6LOT7LOT8LOT9LOT10LOT11LOT12LOT26LOT25LOT24LOT23LOT22LOT21LOT20LOT19LOT18LOT17LOT13(TH 4)(TH 3)(TH 1)(TH 2)SCALE: 1/8" = 1'-0"2SECOND FLOOR PLANSCALE: 1/8" = 1'-0"1FIRST FLOOR PLANTOWNHOME 3 STATISTICSLOT 7FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,012 SQ. FT.TOTAL (CONDITIONED): 1,805 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 8FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 9FIRST FLOOR (CONDITIONED): 774 SQ.FT.SECOND FLOOR (CONDITIONED): 1,053 SQ. FT.TOTAL (CONDITIONED): 1,827 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 10FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 11FIRST FLOOR (CONDITIONED): 774 SQ.FT.SECOND FLOOR (CONDITIONED): 1,053 SQ. FT.TOTAL (CONDITIONED): 1,827 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 12FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 13FIRST FLOOR (CONDITIONED): 805 SQ.FT.SECOND FLOOR (CONDITIONED): 1,023 SQ. FT.TOTAL (CONDITIONED): 1,827 SQ. FT.UNCONDITIONED: 350 SQ. FT.KEY PLAN81 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 3.1TOWNHOUSE 3 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422PAINTED EXPOSEDRAFTER TAILSCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDINGCONCRETEROOF TILE6" HORIZONTALLAP SIDINGSTONE WAINSCOTSTANDING SEAMMETAL ROOFINGGABLE END FAUXVENT DETAILSTONE WAINSCOTBOARD ANDBATTEN SIDINGPAINTED WINDOWTRIM PIECEBOARD ANDBATTEN SIDIBOARD ANDBATTEN SIDINGSTEEL TROWELSMOOTH FINISHSTUCCOGABLE END FAUXVENT DETAILPAINTED WINDOWTRIM PIECESTANDING SEAMMETAL ROOFINGBOARD ANDBATTEN SIDINGSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOPAINTEDEXPOSEDFASCIAPAINTED WINDOWTRIM PIECESTANDING SEAMMETAL ROOFINGCORBELACCENT DETAILSTEEL TROWELSMOOTH FINISHSTUCCOKICKERBRACE ATOVERHANGSTEEL TROWELSMOOTH FINISHSTUCCOCONCRETE ROOF TILEPAINTED EXPOSEDRAFTER TAILSSTEEL TROWELSMOOTH FINISHSTUCCOCORBELACCENT DETAILPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILSCALE: 1/8" = 1'-0"1FRONT ELEVATIONSCALE: 1/8" = 1'-0"4REAR ELEVATIONSCALE: 1/8" = 1'-0"2LEFT ELEVATIONSCALE: 1/8" = 1'-0"3RIGHT SIDE ELEVATION82 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 4.0TOWNHOUSE 4 FLOOR PLANS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422DOWNDOWNDOWN10'-7"14'-5" 14'-5"10'-7" 1" 10'-7"14'-5"12'-6"9'-6" 4'-0" 25'-0"1" 11'-6"9'-6" 4'-0"26'-0"1"25'-0"1"25'-0"2'-0"12'-0"27'-5"4'-0"25'-0"1"25'-0"1"25'-0"6'-0"1'-0"5'-0"7'-0"45'-5"76'-2"75'-2"6'-0"4'-0"43'-5"2'-0"45'-5"BA IILNDYBED II12'6"x11''MASTER13'6" x16'BED III13'x11'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x13'BA IIWICMA.BATHLNDYBED II12'6"x11''MASTER13'6" x16'BED III11'x11'WICMA.BATHWCDWCDWCDUPUPUPDWDWFDW6'-0"49'-0"2'-0"51'-0"9'-7"6'-0"KITCHEN13'-6"x11'LIVING/DINING26'-0"x14'-0"ENTRYGARAGE13'-6"X 24'-0"PDR.LIVING/DINING24'-0"x14'-0"PDR.ENTRYGARAGE13'-6"X 24'-0"KITCHEN13'-6"x11'ENTRYLIVING/DINING26'-0"x14'-0"KITCHEN13'-6"x11'GARAGE13'-6"X 24'-0"PDR.CLO. CLO. CLO.(LOT 4)(LOT 5)(LOT 6)TRA.REC.TRA.REC.TRA.REC.FF10'-7"14'-5"1"14'-5"10'-7"1"10'-7"14'-5"25'-0"1"25'-0"1"25'-0"2'-0"12'-0"27'-5"9'-7"51'-0"12'-6"9'-6"4'-0"1"9'-6"15'-6"1"11'-6"9'-6"4'-0"26'-0"1"25'-0"1"25'-0"1'-0"4'-0"2'-0"76'-2"75'-2"9'-7"6'-0"6'-0"LOT4LOT5LOT6LOT7LOT8LOT9LOT10LOT11LOT12LOT26LOT25LOT24LOT23LOT22LOT21LOT20LOT19LOT18LOT17LOT13(TH 4)(TH 3)(TH 1)(TH 2)SCALE: 1/8" = 1'-0"2SECOND FLOOR PLANSCALE: 1/8" = 1'-0"1FIRST FLOOR PLANTOWNHOME 4 STATISTICSLOT 4FIRST FLOOR (CONDITIONED): 805 SQ.FT.SECOND FLOOR (CONDITIONED): 1,023 SQ. FT.TOTAL (CONDITIONED): 1,827 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 5FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,007 SQ. FT.TOTAL (CONDITIONED): 1,800 SQ. FT.UNCONDITIONED: 350 SQ. FT.LOT 6FIRST FLOOR (CONDITIONED): 793 SQ.FT.SECOND FLOOR (CONDITIONED): 1,011 SQ. FT.TOTAL (CONDITIONED): 1,803 SQ. FT.UNCONDITIONED: 350 SQ. FT.KEY PLAN83 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTTH 4.1TOWNHOUSE 4 ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422PAINTED EXPOSEDRAFTER TAILSCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGSTANDING SEAMMETAL ROOFINGSTONE WAINSCOTGABLE END FAUXVENT DETAILPAINTED WINDOWTRIM PIECEPAINTED EXPOSEDRAFTER TAILSCONCRETEROOF TILESTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOSTEEL TROWELSMOOTH FINISHSTUCCOSTANDING SEAMMETAL ROOFINGCONCRETEROOF TILEPAINTED WINDOWTRIM PIECEPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILCONCRETEROOF TILEPAINTED SHINGLEGABLE END DETAILBOARD ANDBATTEN SIDING6" HORIZONTALLAP SIDINGPAINTED TRIMDETAILSCALE: 1/8" = 1'-0"1FRONT ELEVATIONSCALE: 1/8" = 1'-0"4REAR ELEVATIONSCALE: 1/8" = 1'-0"2RIGHT ELEVATIONSCALE: 1/8" = 1'-0"3LEFT ELEVATION84 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTSH 1.0SENIOR HOUSING FIRST FLOOR PLAN2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPUPUPDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDW78'-2"52'-7"78'-2"208'-11"28'-1"52'-1"5'-11"28'-0"114'-1"42'-2"128'-11"42'-0"213'-1"28'-1"52'-1"5'-11"28'-0"114'-1"OFFICE12'-7" x 12'-1"STOR.12'-7" x 11'-1"MULTI PURPOSEROOM26'-5" x 23'-8"KITCHEN12'-7" x 23'-8"LOBBY20'-5" x 25'ELEV.TRASHELEV.HALLWAYHALLWAYPATIO9' x 7'-6"TRASHELEV.LOUNGE14' x 12'LOUNGE14' x 12'DECK9' x 5'DECK9' x 5'KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'CLO.BATH7.5' x 10.5'BED11'-0" x 11'-10"KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'CLO.BATH7.5' x 10.5'BED11'-0" x 11'-10"KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN13' x 9'-3"LIVING/DINING14'-5" x17'-9"BATH9'-6"x7'BED13'-6" x10'-10"CLO.BATH10.5' x7.5'BED12'-6" x 11'-0"CLO.KITCHEN13' x 9'-3"LIVING/DINING14'-5" x17'-9"BATH9'-6"x7'BED13'-6" x10'-10"CLO.BATH10.5' x7.5'BED12'-6" x 11'-0"CLO.FFFFFFFFFFFFFFFFPATIO7'-6" x 9'PATIO7'-6" x 9'PATIO7'-6" x 9'PATIO7'-6" x 9'PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"PATIO9' x 7'-6"STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.SCALE: 1/8" = 1'-0"1FIRST FLOOR PLANSENIOR HOUSING 1ST FLOOR STATISTICS16 UNITS(14) 1 BEDROOMS (2) 2 BEDROOMS1ST FLOOR SQ. FT.: 16,849 SQ.FT.(14) 1 BEDROOMS(2) 2 BEDROOMS(16) UNITS TOTAL1ST FLOOR SQ. FT: 16,849 SQ. FT. 85 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTSH 1.1SENIOR HOUSING SECOND FLOOR PLAN2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPUPUPUPDWDWUPUPDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDW28'-1"52'-1"5'-11"28'-0"114'-1"26'-1"26'-0"104'-9"26'-0"26'-1"208'-11"28'-1"52'-1"5'-11"28'-0"114'-1"42'-0"128'-11"42'-0"212'-11"HALLWAYHALLWAYELEV.LOBBY20'-5" x 25'KITCHEN9'-6" x9'-3"LIVING/DINING13'-1" x17'-9"BED11'-10" x10'-5"BATH10'-1"x7'CLO.DECK9' x 5'KITCHEN9'-6" x9'-3"LIVING/DINING13'-1" x17'-9"BED11'-10" x10'-5"BATH10'-1"x7'CLO.DECK9' x 5'TRASHELEV.TRASHELEV.LOUNGE14' x 12'LOUNGE14' x 12'DECK9' x 5'DECK9' x 5'KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'CLO.BATH7.5' x 10.5'BED11'-0" x 11'-10"KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'CLO.BATH7.5' x 10.5'BED11'-0" x 11'-10"KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"DECK9' x 5'KITCHEN9'-4" x9'-3"BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-4" x9'-3"LIVING/DINING12'-11" x17'-9"DECK9' x 5'BATH10.5' x 7.5'BED11'-0" x 11'-10"CLO.KITCHEN13' x 9'-3"LIVING/DINING14'-5" x17'-9"BATH9'-6"x7'BED13'-6" x10'-10"CLO.BATH10.5' x7.5'BED12'-6" x 11'-0"CLO.KITCHEN13' x 9'-3"LIVING/DINING14'-5" x17'-9"BATH9'-6"x7'BED13'-6" x10'-10"CLO.BATH10.5' x7.5'BED12'-6" x 11'-0"CLO.FFFFFFFFFFFFFFFFFFSTR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.SCALE: 1/8" = 1'-0"1SECOND FLOOR PLANSENIOR HOUSING 2ND FLOOR STATISTICS18 UNITS(16) 1 BEDROOMS (2) 2 BEDROOMS2ND FLOOR SQ. FT.: 16,915 SQ.FT.AFFORDABLE HOUSING(MODERATE INCOME)AFFORDABLE HOUSING(LOW INCOME)AFFORDABLE HOUSING(VERY LOW INCOME)AFFORDABLE HOUSING(VERY LOW INCOME)AFFORDABLE HOUSING(LOW INCOME)AFFORDABLE HOUSING(MODERATE INCOME)AFFORDABLE HOUSING(LOW INCOME)AFFORDABLE HOUSING(LOW INCOME)AFFORDABLE HOUSING(MODERATE INCOME)AFFORDABLE HOUSING(MODERATE INCOME)AFFORDABLE HOUSING UNITS(2) 1 BEDROOMS/LOW INCOME(4) 1 BEDROOMS/MODERATE INCOME(6) 1 BEDROOMS(2) 1 BEDROOMS/VERY LOW INCOME AFFORDABLE HOUSING(4) 1 BEDROOMS/LOW INCOME AFFORDABLE HOUSING(4) 1 BEDROOMS/MODERATE INCOME AFFORDABLE HOUSING(2) 2 BEDROOMS(18) UNITS TOTAL2ND FLOOR SQ. FT: 16,915 SQ. FT. 86 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTSH 1.2SENIOR HOUSING THIRD FLOOR PLAN2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 93422UPUPUPDWWDDWWDDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDW52'-1"33'-11"86'-0"52'-2"104'-7"52'-2"52'-1"33'-11"86'-0"208'-11"ELEV.LOBBY8'-6" x 25'HALLWAYHALLWAYDECK9' x 5'DECK9' x 5'DECK9' x 5'DECK9' x 5'DECK9' x 5'DECK9' x 5'GYM11'-5" x 25'OUTDOORDECK10' x 33'-9"OUTDOORDECK10' x 33'-9"DECK9' x 5'DECK9' x 5'TRASHELEV.TRASHELEV.LOUNGE14' x 12'LOUNGE14' x 12'F.P.F.P.KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.LIVING/DINING12'-11" x17'-9"KITCHEN9'-4" x9'-3"BATH7.5' x 10.5'BED11'-0" x 11'-10"CLO.KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'CLO.BATH7.5' x 10.5'BED11'-0" x 11'-10"KITCHEN9'-3" - 9'-4"LIVING/DINING17'-9" x 12'-11"DECK5' x 9'CLO.BATH7.5' x 10.5'BED11'-0" x 11'-10"KITCHEN13' x 9'-3"LIVING/DINING14'-5" x17'-9"DECK9' x 5'BATH9'-6"x7'BED13'-6" x10'-10"CLO.BATH10.5' x7.5'BED12'-6" x 11'-0"CLO.KITCHEN13' x 9'-3"LIVING/DINING14'-5" x17'-9"DECK9' x 5'BATH9'-6"x7'BED13'-6" x10'-10"CLO.BATH10.5' x7.5'BED12'-6" x 11'-0"CLO.FFFFFFFFFFFFFFSTR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.STR.SCALE: 1/8" = 1'-0"1THIRD FLOOR PLANSENIOR HOUSING 3RD FLOOR STATISTICS14 UNITS(12) 1 BEDROOMS (2) 2 BEDROOMS3RD FLOOR SQ. FT.: 13,988 SQ.FT.(12) 1 BEDROOMS(2) 2 BEDROOMS(14) UNITS TOTAL3RD FLOOR SQ. FT: 13,988 SQ. FT. 87 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTSH 1.4SENIOR HOUSING ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" F.F.9'-0" 1ST FLOOR PL. HT.10'-2" F.F.19'-2" 2ND FLOOR PL. HT.20'-4" F.F.29'-4" 3RD FLOOR PL. HT.38'-43/4" TOP OF RIDGE42'-91/4" TOP OF RIDGECONCRETEROOF TILE6" HORIZONTALLAP SIDINGSTAINED WOODFASCIA BOARDSTACKEDSTONE VENEERPAINTED STEELGUARDRAIL6" HORIZONTALLAP SIDINGSTACKEDSTONE VENEEREXPOSEDSTAINED WOODSTEEL TROWELSMOOTH FINISHSTUCCO6" HORIZONTALLAP SIDINGSTACKEDSTONE VENEERSTAINED WOODFASCIA BOARDSTEEL TROWELSMOOTH FINISHSTUCCO6" HORIZONTALLAP SIDINGSTAINED WOODFASCIA BOARDSTACKEDSTONE VENEERSTEEL TROWELSMOOTH FINISHSTUCCOCHIMNEY WITH6" HORIZONTALLAP SIDINGCHIMNEY WITH6" HORIZONTALLAP SIDING0" F.F.9'-0" 1ST FLOOR PL. HT.10'-2" F.F.19'-2" 2ND FLOOR PL. HT.20'-4" F.F.29'-4" 3RD FLOOR PL. HT.36'-61/4"TOP OF RIDGE42'-91/4" TOP OF RIDGECONCRETEROOF TILE6" HORIZONTALLAP SIDINGPAINTED STEELGUARDRAIL6" HORIZONTALLAP SIDINGEXPOSEDSTAINED WOODSTEEL TROWELSMOOTH FINISHSTUCCO6" HORIZONTALLAP SIDINGSTEEL TROWELSMOOTH FINISHSTUCCO6" HORIZONTALLAP SIDINGSTEEL TROWELSMOOTH FINISHSTUCCOSTAINED WOODFASCIA BOARDSTEEL TROWELSMOOTH FINISHSTUCCOSTANDING SEAMMETAL ROOFINGSTAINED WOODFASCIA BOARDSTANDING SEAMMETAL ROOFINGSCALE: 1/8" = 1'-0"1FRONT ELEVATIONSCALE: 1/8" = 1'-0"2REAR ELEVATION88 Isaman design, Inc.1027 Marsh Street Suite 200San Luis Obispo, CA 93401Phone:Fax:805/544.5672805/544.5642w w w .isamandesign.comARCHITECTSH 1.5SENIOR HOUSING ELEVATIONS2/14/2017Hartberg Project10850 EL CAMINO REAL, ATASCADERO, CA 934220" F.F.9'-0" 1ST FLOOR PL. HT.10'-2" F.F.19'-2" 2ND FLOOR PL. HT.20'-4" F.F.29'-4" 3RD FLOOR PL. HT.35'-71/2" TOP OF RIDGE42'-91/4" TOP OF RIDGECONCRETEROOF TILE6" HORIZONTALLAP SIDINGSTAINED WOODFASCIA BOARDPAINTED STEELGUARDRAILSTEEL TROWELSMOOTH FINISHSTUCCO6" HORIZONTALLAP SIDINGSTACKEDSTONE VENEERCONCRETEROOF TILECHIMNEY WITH6" HORIZONTALLAP SIDING0" F.F.9'-0" 1ST FLOOR PL. HT.10'-2" F.F.19'-2" 2ND FLOOR PL. HT.20'-4" F.F.29'-4" 3RD FLOOR PL. HT.38'-43/4" TOP OF RIDGE42'-91/4" TOP OF RIDGECONCRETEROOF TILE6" HORIZONTALLAP SIDINGSTAINED WOODFASCIA BOARDPAINTED STEELGUARDRAILSTEEL TROWELSMOOTH FINISHSTUCCO6" HORIZONTALLAP SIDINGSTACKEDSTONE VENEERCHIMNEY WITH6" HORIZONTALLAP SIDINGCONCRETEROOF TILESCALE: 1/8" = 1'-0"1LEFT ELEVATIONSCALE: 1/8" = 1'-0"2RIGHT ELEVATION89