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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, November 28, 2018
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 Jones
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
None
City of Atascadero Design Review Committee Agenda Regular Meeting, November 28, 2018
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
1. DESIGN REVIEW OF 9105, 9107, 9109 PRINCIPAL AND 9300 PINO SOLO
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, December 12, 2018, at 2:00 p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
Property
Owner/Applicant:
ECR Principal, LLC
Project Title: PLN 2014-1519 / AMND18-0053
Project Location: 9105, 9107, 9109 Principal and 9300 Pino Solo, Atascadero, CA 93422
(San Luis Obispo County) APN 030-491-001, 013, 019, 020
Project
Description:
An Amendment is proposed to a previously approved housing and commercial
Planned Development at the corner of El Camino Real and Principal Ave. A new
subdivision (Tentative Tract) Map is proposed to allow a total of 55 dwelling units
within the project area, in addition to the previously approved car wash which is
currently under construction. Modifications to the site design and building designs of
the residential units are proposed.
Proposed
Environmental
Determination:
To be determined.
City Staff: Callie Taylor, Senior Planner, Phone: (805) 470-3448, Email:
ctaylor@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee
1) Review the proposed site plan and elevations, including the proposed
affordable housing design, and provide comments for any recommended
modifications; and,
2) Make a recommendation to Planning Commission. The project will also be
reviewed by the City Council.
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, 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
Principal Mixed-use Planned Development
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
11/28/18 Callie Taylor, Senior Planner
ctaylor@atascadero.org
Barry Ephraim, ECR
Principal, LLC,
Principal Partners,
and Royce Eddings
PLN 2014-1519
ZCH 2017-0187
Tract Map 3070
CUP 2002-0071
Amendment
RECOMMENDATION
Staff recommends the Design Review Committee:
1. Review the proposed site plan and elevations, including the proposed affordable
housing, and provide comments for any recommended modifications; and,
2. Make a recommendation to Planning Commission. The project will also be reviewed by
the City Council.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
9105, 9107, 9109
Principal Ave,
9300 Pino Solo
Medium Density
Residential
(MDR), General
Commercial (GC)
Residential Multi-
Family (RMF-10),
Commercial Retail
(CR), PD-24 (Planned
Development #24)
030-491-001;
013; 019; 020
5.25 acres
PROJECT DESCRIPTION
The project consists of an amendment to a previously approved Planned Development #24 at
the corner of El Camino Real and Principal Ave. The applicant is proposing a new Tentative
Tract Map to increase the number of residential units to 55 units, which includes a 10% density
bonus for providing affordable housing. Modifications to the site design and building designs are
proposed. Eight (8) deed restricted affordable units are proposed to meet the City’s inclusionary
housing requirements.
ENVIRONMENTAL DETERMINATION
To be determined
1
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, 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
Single-family dwellings,
multifamily dwellings,
commercial / mixed-use
units
☐ Allowed
☒ Conditional
☒ No ☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☒ Other
☐ N/A
☐ Colony Home / Commercial
☐ Registered Building
☐Yes, but deemed not
historical significance
SURROUNDING ZONING DISTRICTS AND USES
North: Residential Single-Family (RSF-Y) / Commercial Retail (CR) / Gusta Rd
East: Residential Single-Family (RSF-Y)
South: Residential Multi-Family (RMF-20) / Commercial Retail / Principal Avenue
West: Commercial Retail (CR) / El Camino Real
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: __PD24______________
☒ 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 To be considered as part of
PD 24 standards
Height Standards (AMC 9-4.112-113)
☐Yes ☒No Height limitation exception
requested
Parking Standards (AMC 9-4.114-121)
☐Yes ☐No Parking for affordable units to
be discussed
Landscaping (AMC 9-4.124-127)
☒Yes ☐No
Fencing Standards (AMC 9-4.128)
☒Yes ☐No Will be conditioned to meet
fencing setbacks
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:
PD Overlay Zone No. 24 (AMC 9-3.669) ☐Yes ☐No PD24 is a custom PD, can be
modified by the City Council
2
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
The “Principal Mixed-use” project was originally approved by the City Council in October
2004. A Planned Development Overlay zone #24 was approved that allowed for ground
floor residential uses and some commercial at the corner of the 5 acre site. That
approval resulted in amending the General Plan for a large portion of the site from
Commercial Retail to Medium Density Residential. When the site at the corner of Pino
Solo was added to the master plan in 2005, the project entitlement totaled 45 residential
units, live work space, and 16,550 sq. ft. of commercial space.
The project was not constructed, and in 2015 a second project amendment was
approved by the City Council to modify the site plan, unit count and type, and the
commercial portion of the project. The project approval currently includes the following
components:
Current approved project (Adopted 2015:)
20 single-family residences
12 duplex units
5 residential mixed use units (live work units)
37 Residential Units total
3,215 sf first floor commercial (within live work units)
Carwash (1,945 sf) on a 12,495 sf lot
In 2017 an amendment was submitted by the applicant to increase the unit count to 42
residential units and provide a higher percentage of detached units. The DRC reviewed
and commented on the proposal, and the Planning Commission took action to
recommend the City Council approve the proposed amendment. However, the applicant
had some concerns regarding the cost of providing the affordable housing that is
required for compliance with the City’s Inclusionary Housing policy. The applicant has
since made updates to the proposed plans, including an increased unit count and a
revised affordable housing proposal. The amendment application is now being taken
back to DRC for consideration of the latest changes.
Project Description / Summary
The applicant is proposing to amend a previously approved site specifi c Planned
Development (PD-24.) The Planned Development Overlay allows for deviation in the
City’s standards for setbacks, heights, parking, etc. in exchange for project benefits that
have been established by the City Council. A zoning amendment to alter the PD, a new
tentative subdivision map, , and amended environmental analysis are required to
increase the unit count within the project from the approved 37 units to 55 units.
The applicant is proposing a total of 55 residential units, which is consistent with the
RMF-10 and CR zoning density allowances with a 10% density bonus for providing
affordable housing. Staff had suggested the increase in density to the ap plicant to
provide a project that met the multi- family zoning objectives for the City, and to be able
3
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
to provide the appropriate amount of affordable housing. The currently proposed site
plan includes mostly attached units on the interior streets, and three (3) detached
traditional neighborhood facing homes on the corner of Principal and Pino Solo. Eight
affordable units are proposed as stacked flats (split /upper lower floor units) in four (4) of
the attached buildings. The 6 live work units and car wash are proposed consistent with
the previously reviewed version of the plan.
Summary of current 2018 amendment proposal:
3 detached residential units (2053 sq. ft. each, 4 bedrooms)
38 attached units (1419-1644 sq. ft. each, 3 bedrooms)
8 stacked flat deed restricted affordable units (1000 sq. ft. each.)
6 live work units (735-1633 sq. ft. residential, 300 sq. ft. commercial each)
Total: 55 Residential Units
Carwash (1,945 sf) on a 16,646 sq. ft. commercial lot (under construction)
Principal Mixed-Use 2018 Amendment
Site Plan Proposal
Primary Access
on Principal
6 Live-
Work units
Car Wash
under
construction
3 detached units
with porches
facing Pino Solo
and Principal
4
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Lot 65 on El Camino Real
The project boundaries include an unimproved area approximately 6,500 sq. ft. in size
along the El Camino Real frontage. The lot is separated from the residential project area
by a vegetated drainage swale. In previous versions of the site plan, this area was
proposed to be used as a drainage basin for the residential project. Upon redesign, this
area is no longer needed for water storage. There is an existing driveway and easement
for the carpet store next door, as well as the drainage swale and vegetation, which
heavily constrain the parcel for future development.
City staff has asked the applicant to provide a proposal for development and/or
improvement of the site. Staff has concerns that without a designated use or
development plan for the site, it will remain vacant and unimproved, and long term
maintenance could be an issue. Staff recommends that improvements to the site, such
as fencing, landscape, or other features to improve the frontage, be installed with the
residential development in order to avoid an unfinished look along the project’s most
visible public frontage. A logical use of this lot would be either as an expansion of the
existing carpet store site, or as an amenity for the residential project. Long term
maintenance of the site should be included with the CC&R’s.
Site Plan & Parking
The site layout and internal street design are consistent with the previous 2017 project
proposal. Common open space areas and drainage basins are provided at several
locations within the project site.
Parking is provided at turnouts and pull in spaces along the internal street frontages. All
of the market rate units, including the live work units, are designed with one or two car
garages. Most units have parking available in the driveway. Based on the unit count and
number of bedrooms in the project, a total of 153 parking spaces are required to meet
multifamily parking standards. 67 spaces are provided within private garages, 66 in
driveways, 10 for private use by the affordable stacked flats, 25 on the internal streets
with parking rows, and 14 shared with the commercial and live work space. The
proposed residential parking meets Municipal Code parking requirements for multi-
family developments with a total of 182 spaces provided.
The Zoning Ordinance allows up to 40% building coverage in RMF-10 zones, and
requires a minimum of 25% landscape area. The proposed project provides an overall
building coverage of 23% and an overall landscape coverage of 32% of the 5.25 acres.
However, due to the increased density, many lots have very small front and rear yards,
and therefore do not meet the landscape and building coverage standards on a lot by lot
basis. 43 of the 55 proposed lots do not provide a minimum 25% landscape coverage
on the individual lot. 47 of the proposed lots exceed the maximum 40% lot coverage by
Lot 65 on El Camino Real
- needs designated use
and site improvements
5
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
buildings. Given that there are several common open space areas throughout the
development, and that the drainage swale will be left undeveloped, there will be open
space provided overall throughout the development for shared use. However, if there
are particular lots that appear overly developed, or a minimum per lot coverage that
should be met, this could be discussed by DRC for potential modifications.
Buildings Setbacks
The Atascadero Municipal code requires minimum setbacks to be met based on zoning.
Multifamily standard setbacks can be modified through a Planned Development overlay,
provided that the City finds the setbacks adequate and high-quality landscape and site
design is provided.
The table below compares setbacks of the PD 7 and PD 25, as well as standard
multifamily zoning standards, with those proposed by the current project.
RMF zone
standard
PD 7 PD 25 Proposed for
Principal (PD24)
Front yard at residence 15 15 10 7
To porch 15 15 8 4
To garage 20 20 10 8
Side yards 5 5 5 5
Side yard (corner lot) 10 12 5 5
Rear yard (single-story) 10 10 12 8
Rear yard (two-story) 10 15 12 5
As identified in the chart above, the residential units at Principal are proposed closer to
the property lines than the City would allow for a standard multifamily project, or for
many of the other adopted Planned Developments. Lots of particular concern include:
Lot 17/18: 5’ setback between sidewalk and front of unit
Rear setback on many lots is 8’, with 5’ rear setback provided for the pop out s
and balconies on the second floor
Building on lots 46-49 is very tight. Staff has concerns with the short driveways
and potential conflicts with parking in those driveways. Setbacks are minimal,
with porches very close to the paved street, and minimal yard spaces
Porch on Lot 48: 5’ from parking lot
The previously adopted code text for the Principal Planned Development #24 refers only
to the Master Plan of Development to establish setbacks, and does not call out specific
numerical minimum setbacks that must be met for each lot. Staff recommends that
minimum setbacks be included in the code text in order to establish standards for future
additions, accessory structures, fencing, and other modifications that inevitably occur
over time. The DRC may recommend project approval as proposed, and the proposed
setbacks can be incorporated into the PD 24 standards. Or the C ommittee may
recommend increased setbacks for modifications to specific sites or throughout the
development.
6
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
7
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architectural Design
The applicant has made significant improvements to the design of the buildings since
the project was last reviewed by DRC.
The three (3) detached units facing the public street on Principal and Pino Solo are
proposed to include wrap around porches facing the public streets, thereby creating a
visual connection to the neighborhood with street facing front and side yards.
3 Detached Units Facing Principal and Pino Solo
The attached units have been improved with varied setbacks on the front and back. Pop
outs and architectural depth, materials and detail have been added to the elevations.
Balconies have been added to the back of several units.
Attached Units
8
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
9
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Live Work Building Facing Principal
City Staff recommends the following modifications be considered to enhance the
architectural design of the project. These recommendations are provided for review and
comment by the DRC:
Add architectural variety. A variety of styles, architectural form or detailing on
some of the buildings would help to break up the facades and create residences
with their own unique identify.
Add color variety. The residential buildings are proposed to utilize the same color
scheme with a painted white base, brick, and blue and green accent colors on
upper floors. City staff recommends varying the color schemes of some buildings
to avoid looking homogenous.
Add emphasis to porches and entry ways. The front entries on the end units
appear to be hidden further back behind the garage. Adding features such as
trellises, courtyards, and deeper overhangs can help to call attention to the
entrances.
Incorporate traditional storefronts on the live work units facing Principal. Add full
length windows, transom windows, or other facade details to make the elevation
read as a traditional commercial storefront. Provide an area for signage for each
live work space.
Undergrounding of Utilities
When the previous project amendment went before DRC and Planning Commission last
year, the applicant was requesting relief from the requirement to underground utilities
along the El Camino Real frontage due to the cost of undergrounding the AT&T fiber
optic line. It was originally thought that the fiber optic line could not be spliced and would
have to be undergrounded over 1000 feet, which would add undue cost of over
$300,000 to the subdivision improvements for the Principal project. The Planning
Commission reviewed and approved a separate minor project amendment in June 2018
to allow conduit to be installed in lieu of undergrounding at this location. The conduit is
currently being installed by the contractor building the carwash on Principal.
10
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
A recent preliminary utility plan from AT&T now identifies that undergrounding would be
possible along this frontage by splicing the fiber optic line at the corner of Principal
Avenue. A new engineer has since been brought in by the communication utility, who
has determined that splicing the line at this location is the preferred option. With this
new information available, Public Works recommends that the utilities on E l Camino
Real, including the AT&T line, be installed underground with the subdivision
improvements of the map. Now that AT&T has given the City direction that the line can
be spliced, and installed underground only along the project frontage, there is no
compelling reason to waive the standard undergrounding requirement. As identified in
the City’s General Plan and Zoning Ordinance, undergrounding of utilities is required for
all tract map subdivision improvements, new development, Planned Developments, and
should be included as a Condition of Approval for the proposed Amendment.
Affordable Housing
The City Council’s adopted interim Inclusionary Housing Policy requires a percentage of
units to be reserved as deed restricted affordable units in residential developments that
require a legislative approval, such as a Planned Development. Providing affordable
housing is also one of the mandatory Tier 1 benefits of the City Council’s Planned
Development Policy.
The Inclusionary policy requires that Planned Development projects of 10 units or more
provide 20% of the units as deed restricted affordable housing. Units must be mixed
throughout the development, and a phasing plan must be approved to show that the
affordable units will be constructed at the same time as the market rate units. Projects
of 11 or more units must build affordable units on site or receive Council approval to pay
in-lieu fees.
The previous 2015 Principal mixed-use project was approved for 37 residential units;
therefore, Conditions of Approval required construction of 7 affordable units within the
project development, and payment for the remaining 0.40 fraction of a unit with in -lieu
fees. Based on the 20% affordable City Council policy requirement, the current project
proposal for 55 units would be required to provided 11 affordable units on site, including
2 very low units, 4 low income units, and 5 moderate units.
The Council Inclusionary Policy includes a provision that if a project provides affordable
housing consistent with the State Density Bonus, then the project is exempt from
additional inclusionary housing requirements. The State Density Bonus was updated a
few years ago and now requires a lower percentage of affordable units than the City’s
Inclusionary policy. According the State Density Bonus law, the proposed project can
qualify for the 10% density bonus if it provides either:
6 Moderate units (10% of 55 units); or,
6 Low units (10% of 55 units); or,
3 Very low units (5% of 55 units)
11
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The project applicant is currently proposing to construct eight (8) affordable units on
site, including 4 moderate income units, and 4 low income units. This number of units
will qualify the project for a 10% density bonus per State law, and therefore, the City’s
Inclusionary policy would not be applied.
Typically, the DRC does not advise on affordable housing policy; however, in this
project, the design of the affordable units is a key project component, and needs to be
evaluated in the early stages to get feedback on potential site and architecture
modifications.
The proposed project identifies 8 affordable units as “stacked flat” units, split between
the upper and lower floors on the end of 4 separate buildings. Rather than providing a
garage on the ground floor, the stacked flats would provide approximately 1000 sq. ft. of
living space on each floor. Separate entrances would be provided to each unit. Parking
is proposed adjacent to each unit.
With development of affordable housing, the City Council has emphasized the desire to
have deed restricted units blend with the surrounding neighborhood. Per the
Inclusionary policy, the exterior design and quality standards for affordable units shall
be comparable to those of market rate units. Affordable units may be of a smaller size
and utilize less expensive interior finishes. Affordable units shall be distributed
throughout a project site and not concentrated in one location. These standards are
intended to remove any stigma around affordable housing, and to make the units blend
seamlessly with the rest of the development, creating a unified neighborhood.
Proposed affordable unit location, 8 units in 4 buildings as “stacked flats”
12
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
With the current proposal for Principal, the affordable units are scattered throughout the
development, and are not concentrated in one particular area. However, the units do not
have garages like the market rate units, and the side entry will be unique to the
affordable units. In addition, the affordable units do not provide any private open space
due to the stacked flat design. Common open space is provided at several locations
throughout the development; however, the market rate units also have fenced yards for
private open space. The number and location of parking spaces for the affordable units
and location of spaces is also a concern. Carports could be provided to meet the
multifamily covered parking requirement, or the DRC could recommend waiving the
covered parking requirement.
City staff had identified the following design discussion items related to the affordable
housing units. These items should be discussed by DRC and direction provided for any
potential project changes:
o Stacked flat design: split unit / condo unit
o Entry / porch design for affordable units
o Designated parking for each unit – 2.5 spaces required per unit. Should
connect to each unit and be clearly identifiable as designated unit parking.
o Carport designs and locations. Consideration of waiving covered parking
requirement
o Lot 17 / 18 – parking & entry options need redesign
o Private open space not provided for affordable units
Staff is recommending modification to the parking design and front entry connection on
the stacked flat affordable units. The private use areas for parking could be integrated
with the units more, making these feel like front yards or courtyards with private parking
areas. In addition, staff recommends the porches be enhanced, and adequate setbacks
be provided between the front entry and adjacent common parking lots and drainage
improvements.
Affordable unit parking should
be integrated into the lot, to
visually appear as private
parking areas, rather than
common area
13
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Affordable Units; Floor Plans and Elevations
Side entry access to lower
floor unit
Front entry access to interior
staircase to upper unit
14
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Planned Development Benefit Policy
The applicant is proposing to amend a previously approved Planned Development No.
24. A density bonus is being proposed consistent with State law and would include a
total of 55 units.
The Planned Development Benefit Policy was established by the City Council in 2004.
It allows for deviation in the City’s standards for setbacks, heights, parking, minimum lot
size, etc. in exchange for community benefits that have been established by the City
Council. The Planned Development Policy requires certain benefits be provided in order
to warrant the granting of special or modified development standards. The benefit chart
is shown below.
PD Location Tier 1 Benefits Tier 2 Benefits
Inside of Urban Core
PD-7
PD-17
Custom PD’s
a) Affordable / Workforce Housing
b) High Quality Architectural Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
Outside of Urban Core
Rural / Suburban Areas
PD-16
Custom PD’s
a) Natural Open Space Preservation a) Multi-Purpose Trails – Equestrian /
Bicycle / Pedestrian
b) Recreational Areas / Facilities
c) Historic Preservation
Findings related to the required project benefits must be made for approval of a Planned
Development. The Planning Commission and the City Council must find that the
amended project provides all Tier 1 benefits, including high quality landscape and
architecture, and affordable housing, in order to approve the Planned Development
amendment. When reviewing the proposed project, the DRC should m ake a
recommendation to the Planning Commission regarding the proposed project’s ability to
provide the Tier 1 benefits required for approval of a Planned Development.
15
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
DRC Items for Discussion
Commercial Lot 65 – Proposed use and site improvements needed
Site plan
o Residential building setbacks
Architecture
o Architectural variety
o Color variety
o Add emphasis to porches, front entryways
o Add traditional storefront design to live work units facing Principal
Undergrounding of utilities – AT&T on El Camino Real
Affordable housing
o Proposed 4 moderate, 4 low income units
o Design: stacked flat (split upper/ lower condo units)
o Entry / front porch designs
o Designated parking for affordable units
o Carport options or request for exception to covered parking
o Lot 17 / 18 – parking & entry options
o Private open space
Consistency with Planned Development Benefits Policy
ATTACHMENTS:
1. Zoning Map
2. Aerial Map
3. Previously approved site plan (2015)
4. Previously approved elevations (2015)
5. Applicant’s Proposed Design Package (October 22, 2018 submittal)
16
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Zoning Map
General Plan Designation: General Commerical (GC) / Medium Density Residential (MDR)
Zoning District: Commerical Retail (CR) / Residential Multi-Family (RMF-10) / Planned Development
(PD-24)
Area 1
Project Area
17
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Aerial Map
RMF-10
CR
Project Area
18
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Previously approved site plan (2015)
19
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Previously approved elevations (2015)
Approved 2015 - Single-family dwellings
20
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Previously approved elevations (2015)
Approved 2015 – Live / Work Units
Approved 2015 – Duplex units
21
ITEM 1
Principal Mixed Use Amendment
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Applicant Design Package: October 22, 2018 Submittal
See Attached
22
To: Callie Taylor, Senior Planner, City of Atascadero 805-470-3448 ctaylor@atascadero.org
Phil Dunsmore, Director, City of Atascadero (805) 461-5035 pdunsmore@atascadero.org
From: Barry Ephraim, Manager, ECR Principal, LLC 310-927-3675 barry.ephraim@sbcglobal.net
Royce Eddings, Agent, ECR Principal, LLC 805-423-5850 royce.eddings@gmail.com
John Young, Agent, ECR Principal, LLC 909-297-6439 young4sd@gmail.com
Date: October 18, 2018
Re: Description of Principal Mixed Use Project
Tract 3070 at 9105, 9107, and 9109 Principal and 9300 Pino Solo
We are pleased to provide this description for the updated Principal Mixed Use project.
1. Discussion of Project
The project has 55 houses consisting of 3 detached houses, 44 townhouses, and 8 stacked flat
units. The 6 townhouses along Principal Avenue will each be a live work unit with a ground floor
office of approximately 305 square feet. Exhibits 1 and 2 summarize the house product.
The site plan remains basically the same as the site plan originally approved by the City Council
in 2005 and used in all successive versions of the project, including the projects approved By City
Council in 2015 and Planning Commission in 2017. Exhibits 8-11 show the site plan.
The density is permitted by the site’s R-10 and CR zoning and is consistent with the 49 units
approved in 2005, 37 units approved in 2015, and 42 units approved in 2017.
Exhibit 5 and Exhibit 6 are City staff comments and detailed responses respectively.
2. Discussion of Site Plan Changes
• All of the houses in the interior of the development are now attached. This is a change
from the project approved in 2017 which had mostly detached houses. However, prior
versions of the project approved in 2005 and 2015 primarily consisted of attached
houses. Attaching the houses enables us to achieve the density necessary to pay for the
affordable housing required by the City.
• We have increased the public open space by adding small open space areas between Lots
18 and 19 and Lots 30 and 31.
• We have changed the house driveways from solid concrete to pervious pavers. This
improves the appearance and feel of the development and assists us to meet RWQCB
storm water retention and treatment requirements. As we did in the 2017 version of the
project, we have removed the fencing around the storm basins and eliminated the storm
basin on El Camino Real. These changes improve the development’s appearance and feel.
• We have lengthened driveways. All driveways will be 20 feet long but for the driveways
for Lots 28 and 32 which will be 18 feet long. We have reduced the number of houses
which do not have a driveway from 5 to 2.
23
3. Discussion of Architecture Changes
We have improved the house architecture by:
• Enhancing the elevations of the houses on Lots 1-3. These houses, which are by far the
most prominent houses in the community, now have deep wrap around porches and
entries which face Principal and Pino Solo. These prominent porch and entry features
visually connect the houses and the development to the adjoining neighborhood.
• Improving the elevation of the Live Work building by reducing the number of front doors,
coloring select window frames, adding stone veneer, adding accent colors in multiple
locations, adding awnings in front of the offices to enhance the commercial feel, and
using an autumn red color for the western end of the building to blend with the colors
being used for the adjacent car wash.
• Creating a unique appearance for each house in the development by using five building
types, three accent colors, three stone veneer products, three siding styles, and two roof
colors.
• Using different front setbacks for adjacent houses. As a result, adjacent houses will be
offset. This will improve the front elevations and the street scene.
• Adding siding and using multiple siding styles including horizontal siding, vertical board
and batten, and faux shingle.
• Using contemporary colors such as Gallery White, Summer Green, and Tin Foil Grey. The
emphasis will be on the Gallery White which for 5+ years has been the most common
color in high end house construction throughout coastal California.
• Adding stone veneer for wainscoting which in some locations extends up to cover the
house’s entire 1st level or across the length of the entire side elevation. The stone veneer
styles will consist of Old San Luis Brick, Grey Ledgestone, and Chicago Used Brick.
• Adding a balcony at the rear of the larger townhouse unit’s 2nd story master bedroom.
• Adding front entry doors with dynamic colors such as Carbon, Fire Cracker, Crown Jewel,
Juniper Berries, Stained Wood, and Thai Teal.
• Adding outrigger beams and increasing the number of window shutters.
• Adding a trellis, arbor, or arch feature in front of the entry to end units. This will add
visual appeal and increase the prominence of the entry location.
• Adding Summer Green and Tin Foil Grey accents in rear elevation pop out elements.
• Using two colors - pewter and charcoal – for roof shingles.
• Exhibit 7 provides elevations and floor plans for the house product.
24
4. Discussion of Live Work Units
We have eliminated the six airspace office condominium units which were not viable, because:
• The residential units above the offices were too small to be eligible for FHA financing;
• The 350+/- square foot office units were too small to be marketable on their own; and,
• The BRE processing and operating burdens for an airspace mixed use condominium were
too onerous for this small a project.
Each of the live work units will include a ground floor office and will:
• Be eligible for FHA financing;
• Be desirable to self-employed small business people; and,
• Not trigger costly and cumbersome BRE requirements.
We have improved the office spaces by adding dedicated parking space(s) for each unit,
relocating the front sidewalk so that it is adjacent to the offices, and committing to record
covenants which will prohibit residential use in the office area.
5. Affordable Housing Discussion
We would prefer to buy out of the project’s affordable housing obligation. However, staff has
advised us that the City Council wants us to include affordable housing units in the
development. As such we request that the DRC, PC, and CC provide direction regarding the
desired number and affordability of the affordable housing units.
The City’s Interim Inclusionary Housing Policy (“Interim Policy”) and Density Bonus Ordinance
(“Bonus Ordinance”) set forth alternative affordable housing requirements. The Inclusionary
Ordinance does not apply to projects that qualify for the Bonus Ordinance. Because Principal is a
for sale detached condominium project, it qualifies for the Bonus Ordinance which requires that
Principal include EITHER:
• 6 Moderate units (10% of 55 units); OR,
• 6 Low units (10% of 55 units); OR,
• 3 Very Low units (5% of 55 units).
We have designed the development to accommodate up to 8 affordable housing units. We
would prefer to provide these units at the Moderate income level but we are willing to provide
at least half of these units as Low income units. We would prefer not to provide Very Low
income units because of the extremely high direct and indirect costs associated with these units.
The proposed 4 Moderate units and 4 Low income units will far exceed the obligation set forth
in the Bonus Ordinance. Indeed, the proposed 8 affordable housing units will approximate the
obligation set forth in the Inclusionary Ordinance which requires:
• 2 Very Low units (4% of 55 units); AND,
• 4 Low units (7.4% of 55 units); AND,
• 5 Moderate units (8.6% of 55 units).
25
We believe that the following information will help the City to determine the appropriate
affordable housing obligation for the Principal development:
• First, $131,000 is the maximum price for a Very Low (50% of AMI) income unit. This is at
least $199,000 below the market price for the proposed unit;
• Second, $192,000 is the maximum price for a Low income (80% of AMI) unit. This is at
least $138,000 below the market price for the proposed unit;
• Third, it will cost us approximately $552,000 to provide the proposed 8 affordable
housing units consisting of 4 Low income units and 4 Moderate income units. This
$552,000 cost will total more than $10,000 per unit and will exceed the buyout cost set
in the Inclusionary Ordinance;
• Fourth, we expect to sell the project’s 47 market rate units at an average price of
approximately $410,000 which is only $40,000 more than the Moderate income sales
price limit of $370,000 and is approximately $100,000 below the Workforce sales price
limit of $513,000. As such, without the 8 City required affordable housing units, this
project already will make a significant affordable housing contribution.
• Fifth, Exhibit 3 shows the costs associated with meeting the affordable housing obligation
in various alternative arrangements and Exhibit 4 shows the location of the affordable
units.
6. Conclusion
Please let us know if you have any questions or concerns regarding Principal. We are happy to tour
staff, Councilmembers, or the public through our current developments for which information is
easily available at the following websites:
https://www.oaktrail805.com/
https://www.bellacasa805.com/
https://www.cuveecourt.com/
Recently, we completed sales at Oak Trail and Bella Casa, our two development in Atascadero. Of
the nineteen buyers, only one was younger than 55 years old. And, only one lived outside of San
Luis Obispo County. Most buyers already lived in Atascadero or Paso Robles. More than one third of
the buyers were public employees including two school teachers, one police officer, one firefighter,
one City of Atascadero employee, and one public water district employee. The majority of the
buyers were retired. The houses sold for between $500,000 and $650,000.
We are excited to continue to build and sell houses to residents of Atascadero and San Luis Obispo
County. It is our expectation that most of the buyers at Principal already will reside in Atascadero
and will be sons and daughters of long-time residents. Many of these younger buyers wanted to
buy houses at Oak Trail and Bella Casa but were unable to afford the higher price point.
We appreciate the opportunity to continue developing in Atascadero. Thank you for your support.
26
Exhibits
1. House Product Summary
2. House and Lot Summary Detail
3. Affordable Housing Data
4. Affordable Housing Locations
5. City Staff Comments
6. Developer Response to City Staff Comments
7. House Product
8. Site Plan
9. Site Plan with House and Lot Detail
10. Landscape Plans
11. Landscape Plans Cut Sections
27
AtascaderoPrincipal Mixed UseProposed ProductProductUnitsLevelsBRsBAGarage1st2nd3rdHouseOfficeTotalGaragePorchDetached SFR 3 2 4 2.5 2 853 1,200 2,053 0 2,053 421 216Attached TH 23 2 3 2.5 1 579 840 1,419 0 1,419 262 63Attached TH 15 2 3 2.5 2 643 1,001 1,644 0 1,644 443 45Attached Flat Lower 4 1 3 2.0 0 1,056 1,056 0 1,056 0 39Attached Flat Upper 4 1 3 2.0 0 983 983 0 983 0 108Attached Live‐Work 2 2 1 1.5 1 61 674 735 305 1,040 369 53Attached Live‐Work 2 3 2 3.0 1 63 592 632 1,287 250 1,537 336 80Attached Live ‐Work 2 3 3 3.0 2 64 767 802 1,633 360 1,993 435 115Total 55 162 134 67 30,121 45,933 2,868 78,922 1,830 80,752 16,214 3,856Average 2.9 2.4 1,435 1,468 70All of the units will be subject to a City Services CFD which will be $650 per year and will grow at a rate of approximately 2.0% per year.All of the 6 units in the 6‐plex building along Principal will be Live Work units. The attached units will have a 3+ " separation necessary to qualify as PUD unitsThe affordable housing units will be located in the attached flats.Sq Ft10/17/2018 21:3028
Principal Mixed Use Residential Product Summary
Lot Product Levels BR BA Garage First Second Third Total Office Total Garage Porch/Bal Lot
1 Detach 2.0 4.0 2.5 2.0 853 1,200 0 2,053 0 2,053 421 216 4,006
2 Detach 2.0 4.0 2.5 2.0 853 1,200 0 2,053 0 2,053 421 216 3,896
3 Detach 2.0 4.0 2.5 2.0 853 1,200 0 2,053 0 2,053 421 216 3,828
4 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,650
5 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,707
6 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,866
7 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 2,198
8 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,522
9 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,486
10 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,676
11 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,691
12 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,648
13 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 2,160
14 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,720
15 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,727
16 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,733
17 Attach 1.0 3.0 2.0 0.0 1,056 0 0 1,056 0 1,056 0 39 2,220
18 Attach 1.0 3.0 2.0 0.0 0 983 0 983 0 983 0 108 0
19 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 4,645
20 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 2,059
21 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 2,007
22 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 3,308
23 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 3,628
24 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 4,282
25 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,460
26 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,858
27 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,634
28 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,536
29 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,536
30 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,195
31 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,331
32 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,535
33 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,535
34 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,509
35 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,853
36 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,581
37 Attach 1.0 3.0 2.0 0.0 1,056 0 0 1,056 0 1,056 0 39 2,068
38 Attach 1.0 3.0 2.0 0.0 0 983 0 983 0 983 0 108 0
39 Attach 1.0 3.0 2.0 0.0 1,056 0 0 1,056 0 1,056 0 39 2,473
40 Attach 1.0 3.0 2.0 0.0 0 983 0 983 0 983 0 108 0
41 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,579
42 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,941
43 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,458
44 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,580
45 Attach 2.0 3.0 2.5 2.0 643 1,001 0 1,644 0 1,644 443 45 2,476
46 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,927
47 Attach 2.0 3.0 2.5 1.0 579 840 0 1,419 0 1,419 262 63 1,289
48 Attach 1.0 3.0 2.0 0.0 1,056 0 0 1,056 0 1,056 0 39 2,060
49 Attach 1.0 3.0 2.0 0.0 0 983 0 983 0 983 0 108 0
50 Attach 2.0 1.0 1.5 1.0 61 674 0 735 305 1,040 369 53 1,556
51 Attach 3.0 2.0 3.0 1.0 63 592 632 1,287 250 1,537 336 80 1,065
52 Attach 3.0 3.0 3.0 2.0 64 767 802 1,633 360 1,993 435 115 1,391
53 Attach 3.0 3.0 3.0 2.0 64 767 802 1,633 360 1,993 435 115 1,392
54 Attach 3.0 2.0 3.0 1.0 63 592 632 1,287 250 1,537 336 80 1,065
55 Attach 2.0 1.0 1.5 1.0 61 674 0 735 305 1,040 369 53 1,678
Total 106 162 134 67 30,121 45,933 78,922 1,830 80,752 16,214 3,856 113,224
Average 1.9 2.9 2.4 1.2 548 835 1,435 33.3 1,468 295 70 2,059
As Proposed in 2018
Area
29
Principal
Affordable Housing Summary
10/18/2018 10:49
Total Units 55
Number of Units
Affordability AMI Developer Inclusionary
Level %age Proposed Opt 1 Opt 2 Opt 3 Ordinance
Very Low 50%0.0 2.8 0.0 0.0 2.2
Low 80%4.0 0.0 5.5 0.0 4.1
Moderate 120%4.0 0.0 0.0 5.5 4.7
Workforce (1)160%47.0 0.0 0.0 0.0 0.0
Total 55.0 2.8 5.5 5.5 11.0
Percentage of Units
Affordability AMI Developer Inclusionary
Level %age Proposed Opt 1 Opt 2 Opt 3 Ordinance
Very Low 50%0.0%5.0%0.0%0.0%4.0%
Low 80%7.3%0.0%10.0%0.0%7.4%
Moderate 120%7.3%0.0%0.0%10.0%8.6%
Workforce (1)160%85.5%0.0%0.0%0.0%0.0%
Total 100.0%5.0%10.0%10.0%20.00%
Cost of Units (2)(3)
Affordability AMI Developer Inclusionary
Level %age Proposed Opt 1 Opt 2 Opt 3 Ordinance
Very Low 50%$0 $547,250 $0 $0 $437,800
Low 80%$552,000 $0 $759,000 $0 $561,660
Moderate 120%$0 $0 $0 $0 $0
Workforce (1)160%$0 $0 $0 $0 $0
Total $552,000 $547,250 $759,000 $0 $999,460
Notes
(1)The workforce units are neither income nor deed restricted.
(2)Cost assumes that the stacked flat units are used for the affordable housing:
AMI Affordable Max Price Cost
N/A Market $330,000 N/A
50%Very Low $131,000 $199,000
80%Low $192,000 $138,000
120%Moderate $370,000 N/A
160%Workforce $513,000 N/A
(3) The buyout fee set forth in the Includionary Ordinance is approximately
$10,000 per unit. As such, the cost to buyout of the affordable
obligation would be approximately $550,000.
Density Bonus Ordinance
Density Bonus Ordinance
Density Bonus Ordinance
30
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TSCIV I LREGISTEREDPROFESSIONALE
N
GINEERSTATEOF CA L IF O RNIAT10/16/2018 8:24 AM
Record Drawings
Timothy P. Roberts, RCE 35366 exp 09/30/19 Date
1
2
3
4
5
6
Revisions This Sheet:
Timothy P. Roberts, RCE 35366 exp 09/30/19
Public Works Director
Approved for City Requirements
Date
Date
Design/Drawn
Job #
City Plan Checker
City W.O. No.
California Coordinates (CCS83, Zone 5)
Roberts Engineering, Inc.
Email tim@robertsenginc.com
Civil Engineer - RCE 35366
Timothy P. Roberts
Fax (805) 238-6148
Phone (805) 239-0664
Templeton, CA 93465
2015 Vista de la Vina
Roberts Engineering
Website robertsenginc.comSHEETPRE
LI
MI
N
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N 2367200 E 5772640
1651
Tract 3070 - Principal - Improvement Plans
Affordable Housing Exhibit 7TR/JM 301503060SCALE: 1" = 30'NORTHAFFORDABLE HOUSING UNITSLEGEND31
DN 16 RW.D.MASTER BEDROOM
M. BATH
WARD.
8' CLG
BED #2
BED #3
BATH #2
LOFT
BED #4 /
UPPER FLOOR PLAN
LAUNDRY
UP 16 RKING
QUEEN
QUEEN
GREY SHADING SHOWS EXTENT OF
"WRAPAROUND" PORCH ON LOT 3
HATCHED AREA SHOWS EXTENT OF
ADDITIONAL "PRINCIPAL AVE"
PORCH ELEMENT ON LOTS 1 & 2
GARAGE
ENTRY
PWDR
FAMILY
DINING
KITCHEN
STUDY
LOWER FLOOR PLAN
DOOR AT LOTS
1 & 2 ONLY
AREA
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCHES LOT 1 & 2
COVERED PORCHES LOT 3
GARAGE
TOTAL STRUCTURE LOTS 1 & 2
TOTAL STRUCTURE LOT 3
1200 SQ. FT.
853 SQ. FT.
220 SQ. FT.
209 SQ. FT.
421 SQ. FT.
2694 SQ. FT.
2683 SQ. FT.
Principal Ave Project
Single Family Home (Plan 13)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ecr pRINCIPAL, llc
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave ProjectSingle Family Home (Plan 13)13.1
SHEET
1/4"=1'-0"SCALE:
UUPER AND LOWER
FLOOR PLANS
Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
10/16/2018
32
33
34
KEY
COUNTER
PANTRYPANTRY
KEY
COUNTER
PANTRY
W.D.
LINEN
LINEN
DESK
D.
DESK
W.D.
LINEN
LINEN
DESK KINGFULL
FULLKINGFULLFULLKINGFULL
FULLGARAGE
LIVING
DINING
KITCHEN
ENTRY
KITCHEN
LIVING
GARAGE
GARAGE
LIVING
DINING
KITCHEN
STORAGE
64 CU. FT.
STORAGE SHELF
46 CU. FT.
LOWER FLOOR PLANS
UPPER FLOOR PLANS
9'-8"6'-6"9'-0"5'-0"9'-0"5'-0"
MASTER BEDROOM
17'2" x 13'8"
M. BATH
WARD.
BED #2
9'11" x 10'1"
BATH #2
LAUNDRY
BED #3
10'6" x 10'5"
LANDING
BED #2
10'3" x 11'5"BED #3
10'6" x 11'2"
WARD.
MASTER BEDROOM
12'0" x 13'0"M. BATH
BATH #2
MASTER BEDROOM
17'2" x 13'8"
M. BATH
WARD.
BED #2
9'11" x 10'1"
BATH #2
LAUNDRY
BED #3
10'6" x 10'5"
LANDING
1-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
840 SQ. FT.
579 SQ. FT.
63 SQ. FT.
262 SQ. FT.
1744 SQ. FT.
2-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
UPPER LEVEL BALCONY
1001 SQ. FT.
643 SQ. FT.
45 SQ. FT.
443 SQ. FT.
2133 SQ. FT.
83 SQ. FT.
Principal Ave Project
Triplex Townhouses
(Plan 14)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/126/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave ProjectTriplex Townhouses (Plan 14)Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
14.1
SHEET
3/16"=1'-0"SCALE:
FLOOR PLANS
10/16/2018
35
36
37
1+00UP 17 RUP 17 R
UP 17 R
UP 17 R
UP 17 R
UP 17 RW/D5'-0"CLR5'-0"CLR5'-0"CLR5'-0"CLRW/D5'-0"CLR5'-0"CLR18'-6"3"16'-0"3"21'-0"3"21'-0"3"16'-0"3"16'-0"2'-6"42'-0"112'-3"21'-0"21'-0"21'-0"GARAGE
9' CLG
OFFICE
9' CLG
GARAGE
9' CLG
OFFICE
9' CLG
GARAGE
9' CLG
OFFICE
9' CLG
GARAGE
9' CLG
UNIT #1
1074 SQ. FT.
UNIT #2
1560 SQ. FT.
UNIT #3
2037 SQ. FT.
UNIT #6
1074 SQ. FT.
UNIT #5
1560 SQ. FT.
UNIT #4
2037 SQ. FT.
TOILET
9' CLG
TOILET
9' CLG
TOILET
9' CLG
OFFICE
9' CLG
TOILET
9' CLG
GARAGE
9' CLG
OFFICE
9' CLG
GARAGE
9' CLG
OFFICE
9' CLG
TOILET
9' CLG
TOILET
9' CLG
18'-6"40' ROAD WIDTH(25' EXISTING + 15' NEW)20' LONG DRIVEWAY TYPICALUNIT #1 & 6 AREAS
2nd LEVEL LIVING SPACE
1st LEVEL LIVING SPACE
TOTAL LIVING SPACE
OFFICE
GARAGE
TOTAL UNIT
UNCOVERED BALCONY
674 SQ. FT.
61 SQ. FT.
735 SQ. FT.
305 SQ. FT.
369 SQ. FT.
1409 SQ. FT.
53 SQ. F.T
UNIT #2 & 5 AREAS
3rd LEVEL LIVING SPACE
2nd LEVEL LIVING SPACE
1st LEVEL LIVING SPACE
TOTAL LIVING SPACE
OFFICE
GARAGE
COVERED BALCONY
TOTAL UNIT
632 SQ. FT.
592 SQ. FT.
63 SQ. FT.
1287 SQ. F.T
250 SQ. FT.
336 SQ. FT.
80 SQ. FT.
1873 SQ. FT.
UNIT #3 & 4 AREAS
3rd LEVEL LIVING SPACE
2nd LEVEL LIVING SPACE
1st LEVEL LIVING SPACE
TOTAL LIVING SPACE
OFFICE
GARAGE
COVERED BALCONY
TOTAL UNIT
802 SQ. F.T
767 SQ. FT.
64 SQ. FT.
1633 SQ. F.T
360 SQ. FT.
435 SQ. FT.
115 SQ. FT.
2428 SQ. FT.
Principal Ave Project
Live - Work Units (Plan 15)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave ProjectLive - Work Units (Plan 15)15.1
SHEET
1/4"=1'SCALE:
GROUND LEVEL
FLOOR PLANS
Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
10/16/2018
38
UP 17 R
UP 17 R
UP 17 R
UP 17 R
PANTRY
FAU
DN
DN
DN
PANTRY
FAU
DN
DN
DN
KINGKING18'-6"3"16'-0"3"21'-0"3"21'-0"3"16'-0"3"16'-0"2'-6"42'-0"MASTER BED
9' CLG
BATH
9' CLG
KITCHEN
9' CLG
LIVING
9' CLG
LIVING
9' CLG
DINING
9' CLG
KITCHEN
9' CLG
BALCONY
BALCONY
9' CLG
BALCONY
9' CLG
LIVING
9' CLG
DINING
9' CLG
KITCHEN
9' CLG
LIVING
9' CLG
DINING
9' CLG
KITCHEN
9' CLG
BALCONY
9' CLGPOWDER
9' CLG
BALCONY
9' CLG
LIVING
9' CLG
DINING
9' CLG
KITCHEN
9' CLG
POWDER
9' CLG
MASTER BED
9' CLG
BATH
9' CLG
KITCHEN
9' CLG
LIVING
9' CLG
BALCONY
UNIT #1
1074 SQ. FT.
UNIT #2
1560 SQ. FT.
UNIT #3
2037 SQ. FT.
UNIT #6
1074 SQ. FT.
UNIT #5
1560 SQ. FT.
UNIT #4
2037 SQ. FT.
POWDER
9' CLG
Principal Ave Project
Live - Work Units (Plan 15)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave ProjectLive - Work Units (Plan 15)15.2
SHEET
1/4"=1'-0"SCALE:
MIDDLE LEVEL
FLOOR PLANS
Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
10/16/2018
39
FAU
L.
W/D
L.
W/D
W/D QUEENQUEENQUEENQUEENQUEENQUEENQUEENQUEENQUEENQUEEN18'-6"3"16'-0"3"21'-0"3"21'-0"3"16'-0"3"16'-0"2'-6"42'-0"MASTER BED
9' CLG
MASTER BED
9' CLG
M. BATH
9' CLG
M. BATH
9' CLG
BED #2
9' CLG BED #2
9' CLG
BED #2
9' CLG
BATH #2
9' CLG
BATH #2
9' CLG
MASTER BED
9' CLG
M. BATH
9' CLG
BED #2
9' CLG
BED #2
9' CLG
BATH #2
9' CLG
MASTER BED
9' CLG
M. BATH
9' CLG
BED #2
9' CLG
BATH #2
9' CLG
UNIT #2
1560 SQ. FT.
UNIT #3
2037 SQ. FT.
UNIT #5
1560 SQ. FT.
UNIT #4
2037 SQ. FT.
Principal Ave Project
Live - Work Units (Plan 15)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave ProjectLive - Work Units (Plan 15)Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
15.3
SHEET
1/4"=1'-0"SCALE:
UPPER LEVEL
FLOOR PLANS
10/16/2018
40
41
STACKEDW/DMASTER BEDROOM
12'2" x 10'10"
BED #2
9'8" x 9'6"
BATH #2
M. BATH
BED #3
9'8" x 9'6"
KITCHEN
LIVING
PANTRY
PANTRY
PANTRY
PANTRYW.D.MASTER BEDROOM
BED #2
BATH #2
BALCONY
M. BATH
BED #3
KITCHEN
LIVING
STORAGE
D.
DESK
D.
DESK
D.
DESK
D.
DESK
KINGFULLFULLKINGFULLFULLKINGFULLFULLKINGFULLFULL5'-0"21'-6"6'-0"6'-0"9'-8"6'-6"6'-6"10'-0"9'-9"
ENTRY
KITCHEN
LIVING
GARAGE
STORAGE
64 CU. FT.
STORAGE SHELF
46 CU. FT.
ENTRY
KITCHEN
LIVING
GARAGE
STORAGE
64 CU. FT.
STORAGE SHELF
46 CU. FT.
ENTRY
KITCHEN
LIVING
GARAGE
STORAGE
64 CU. FT.
STORAGE SHELF
46 CU. FT.
ENTRY
KITCHEN
LIVING
GARAGE
STORAGE
64 CU. FT.
STORAGE SHELF
46 CU. FT.
LOWER FLOOR PLANS
UPPER FLOOR PLANS
BED #2
10'3" x 11'5"BED #3
10'6" x 11'2"
WARD.
MASTER BEDROOM
12'0" x 13'0"M. BATH
BATH #2
BED #2
10'3" x 11'5"BED #3
10'6" x 11'2"
WARD.
MASTER BEDROOM
12'0" x 13'0"M. BATH
BATH #2
BED #2
10'3" x 11'5"BED #3
10'6" x 11'2"
WARD.
MASTER BEDROOM
12'0" x 13'0"M. BATH
BATH #2
BED #2
10'3" x 11'5"BED #3
10'6" x 11'2"
WARD.
MASTER BEDROOM
12'0" x 13'0"M. BATH
BATH #2
1-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
840 SQ. FT.
579 SQ. FT.
63 SQ. FT.
262 SQ. FT.
1744 SQ. FT.
"STACKED FLAT" UPPER UNIT AREAS
LIVING SPACE
COVERED PORCH
TOTAL UNIT
UPPER LEVEL BALCONY
1056 SQ. FT.
39 SQ. FT.
1095 SQ. FT.
113 SQ. FT.
"STACKED FLAT" LOWER UNIT AREAS
LIVING SPACE
COVERED PORCH
TOTAL UNIT
983 SQ. FT.
108 SQ. FT.
1091 SQ. FT.
Principal Ave Project
6-plex with Stacked Flats
(Plan 16)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave Project6-plex with Stacked Flats (Plan 16)Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
16.1
SHEET
3/16"=1'-0"SCALE:
FLOOR PLANS
10/16/2018
42
43
PANTRY
KEY
COUNTER
PANTRY
PANTRY
KEY
COUNTER
PANTRY
D.
DESK
W.D.
LINEN
LINEN
DESK
D.
DESK
W.D.
LINEN
LINEN
DESK
KINGFULLFULLKINGFULL
FULLKINGFULLFULLKINGFULL
FULLLOWER FLOOR PLANS
UPPER FLOOR PLANS
8'-0"5'-0"6'-6"10'-0"
5'-0"8'-0"1-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
840 SQ. FT.
579 SQ. FT.
63 SQ. FT.
262 SQ. FT.
1744 SQ. FT.
2-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
UPPER LEVEL BALCONY
1001 SQ. FT.
643 SQ. FT.
45 SQ. FT.
443 SQ. FT.
2133 SQ. FT.
83 SQ. FT.
Principal Ave Project
4-plex Townhouses
(Plan 17)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave Project4-plex Townhouses (Plan 17)Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
17.1
SHEET
3/16"=1'-0"SCALE:
FLOOR PLANS
10/16/2018
44
45
46
D.
DESK
W.D.
LINEN
LINEN
DESK
KINGFULLFULLKINGFULL
FULLUPPER FLOOR PLAN
BED #2
10'3" x 11'5"BED #3
10'6" x 11'2"
WARD.
MASTER BEDROOM
12'0" x 13'0"M. BATH
BATH #2
MASTER BEDROOM
17'2" x 13'8"
M. BATH
WARD.
BED #2
9'11" x 10'1"
BATH #2
LAUNDRY
BED #3
10'6" x 10'5"
LANDING
PANTRY
KEY
COUNTER
PANTRY
51'-3"6'-6"22'-0"3"29'-0"41'-0"9'-8"8'-0"5'-0"
LOWER FLOOR PLAN
ENTRY
KITCHEN
LIVING
GARAGE
GARAGE
LIVING
DINING
KITCHEN
STORAGE
64 CU. FT.
STORAGE SHELF
46 CU. FT.
1-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
840 SQ. FT.
579 SQ. FT.
63 SQ. FT.
262 SQ. FT.
1744 SQ. FT.
2-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
UPPER LEVEL BALCONY
1001 SQ. FT.
643 SQ. FT.
45 SQ. FT.
443 SQ. FT.
2133 SQ. FT.
83 SQ. FT.
Principal Ave Project
2-plex Townhouses
(Plan 18)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave Project2-plex Townhouses (Plan 18)18.1
SHEET
1/4"=1'-0"SCALE:
FLOOR PLANS
Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
10/16/2018
47
48
49
20'-0 1/2"20'-0 1/2"20'-0 1/2"STACKEDW/DPANTRY
PANTRYPANTRY KINGFULLFULLW.D.D.
DESK
D.
DESK
LOT
46 OPTION
LOWER FLOOR PLANS
UPPER FLOOR PLANS
UNIT #1 UNIT #2
UNIT #4 - UPPER
MASTER BEDROOM
12'2" x 10'10"
BED #2
9'8" x 9'6"
BATH #2
M. BATH
BED #3
9'8" x 9'6"
KITCHEN
LIVING
UNIT #3 - LOWER
ENTRY
KITCHEN
LIVING
GARAGE
GARAGE
LIVING
DINING
KITCHEN
STORAGE
64 CU. FT.
STORAGE SHELF
46 CU. FT.
MASTER BEDROOM
BED #2
BATH #2
BALCONY
BED #2
BED #3
WARD.
MASTER BEDROOM
M. BATH
BATH #2
M. BATH
BED #3
KITCHEN
LIVING
STORAGE
BED #2
BED #3
WARD.
MASTER BEDROOM
M. BATH
BATH #2
6'-6"9'-8"4'-0"6'-6"21'-6"5'-0"
8'-0"22'-0"1-CAR UNIT AREAS
UPPER LEVEL LIVING SPACE
LOWER LEVEL LIVING SPACE
COVERED PORCH
GARAGE
TOTAL UNIT
LOT 46 ALT. PORCH
840 SQ. FT.
579 SQ. FT.
63 SQ. FT.
262 SQ. FT.
1744 SQ. FT.
156 SQ. FT.
"STACKED FLAT" UPPER UNIT AREAS
LIVING SPACE
COVERED PORCH
TOTAL UNIT
UPPER LEVEL BALCONY
1056 SQ. FT.
39 SQ. FT.
1095 SQ. FT.
113 SQ. FT.
"STACKED FLAT" LOWER UNIT AREAS
LIVING SPACE
COVERED PORCH
TOTAL UNIT
983 SQ. FT.
108 SQ. FT.
1091 SQ. FT.
Principal Ave Project
4-plex w/ Stacked Flats
(Plan 19)
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
09/09/2018
Atascadero, CA
ECR Principal, LLC
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave Project4-plex w/ Stacked Flats(Plan 19)Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
ShadeTreeHomeDesign& Drafting
10/16/2018
19.1
SHEET
3/16"=1'-0"SCALE:
FLOOR PLANS
50
51
52
930930930
93
5
940945
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4
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93
7
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8
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942
943
944
9
4
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9
4
7
9
4
8
9499359
4
0 9369
3
7
9
3
8
9
3
9
945
9
4
3
944947947946 9359409369379389399419429359409329339349369
3
7
9
3
8
9
3
9
935940936937938939
945943944946940945 943944940938939941945949WWWWWW
G
G SSSSSSSS
JPJPEP2+25948.562+50 947.712+75946.933+00946.193+25945.523+50945.143+75944.844+00944.534+25944.224+50943.924+75943.615
+
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.
8
2 5+50941.675+75940.016+00938.536
+
2
5
9
3
8
.
0
26+50937.946+75939.777+00942.231+83.201+00946.541+25
946.681+50946.811+750+00942.000+25942.630+50943.260+75943.891+00944.5226.3'20.8'20.0'20.2'24.3'20.0'25.5'20.5'20.2'18.0'22.5'20.0'20.0'20.0'18.0'22.5'20.4'22.5'20.0'27.1'22.1'C O U R T ' 2 'C O U R T ' 1 'S T R E E T ' A 'R=34'R=30'R=30'PROJECTBOUNDARY TYP7.10.11PLAN 17-B12.13.14.15PLAN 1616.17LOWER19.20PLAN 17-A22.24PLAN 18-A25.26PLAN 18-B27.29PLAN 17-B28.30.33PLAN 17-A34.32.36PLAN 19-A35.37LOWER57COMMON59OPEN SPACE61OPEN SPACE38UPPER31.RETAININGWALL TYPRETAININGWALL TYPRETAININGWALL TYP9.21.R=
2
0'R=20'R=30'R=30'R=140'20'16'5'5'11'1
8
'5'10'18'18'18'8'5'5'5'5'13'5'5'5'5'8'5'8'5'20'R=
2
0'R=
2
0'R=
2
0'R=20'5'8'10'15'18UPPER9.8'23.6'5'5'TANDEM PARKINGFOR UNITS 17 & 1816.2'12.8'13.9'17.8'12.9'16.9'12.5'18'58ROADS59OPEN SPACE64OPEN SPACE22.6'
27.3'32.9'12.5'8'8'12.5'35366
Exp. 9/30/19IMOTHYP.ROBER
TSCIV I LREGISTEREDPROFESSIONALE
N
GINEERSTATEOF CA L IF O RNIAT9/26/2018 8:40 AM
Record Drawings
Timothy P. Roberts, RCE 35366 exp 09/30/19 Date
1
2
3
4
5
6
Revisions This Sheet:
Timothy P. Roberts, RCE 35366 exp 09/30/19
Public Works Director
Approved for City Requirements
Date
Date
Design/Drawn
Job #
City Plan Checker
City W.O. No.
California Coordinates (CCS83, Zone 5)
Roberts Engineering, Inc.
Email tim@robertsenginc.com
Civil Engineer - RCE 35366
Timothy P. Roberts
Fax (805) 238-6148
Phone (805) 239-0664
Templeton, CA 93465
2015 Vista de la Vina
Roberts Engineering
Website robertsenginc.comSHEETPRE
LI
MI
N
A
R
Y
NORTH 201002040SCALE: 1" = 20'N 2367200 E 5772640
1651
Tract 3070 - Principal - Improvement Plans
Site Plan C-2.1TR/JM53
950951955960965951
952953954956957958959961962963964966967968955960965954956957958959961962963964955956957
958 9509
4
8
9499559609
6
0
955950 947947948
949950946947948949945950946947948949950946947948949951950951952
95395
4 950945940945 943944946947948949949951952953954W WWWWWWWWWWWW WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W
WWWWWWWGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGEPUPPJP
UPJPJPJPJPUPOHOHOHOHOHOHOHNOPARKING19+00 19+5020+0020+500+00 0+50 1+00 1+50 2+00
0+00 0+501+001+502+002+503+003+504+004+505+0020.0'20.0'22.0'
20.0'20.0'20.0'20.0'20.0'20.0'20.0'0+00956.520+25956.150+50955.500+75954.561+00953.541+25952.511+50951.491+75950.462+00949.472+25948.562+50947.712+75946.933+00946.191+25951.791+50951.961+75952.142+00952.312+25952.492+50952.662+75952.923+00953.193+25952.763+50953.013+75953.524+00954.034+25955.044+50957.044+75959.541+83.200+00946.000+25946.140+50946.270+75946.411+00946.541+25946.681+50946.811+7520.0'
22.5'
22.2'20.0'20.4'22.5'20.0'20.0'22.3'22.5'22.2'20.5'0+00 0+501+001+502+002+503+003+504+004+505+0019+00 19+5020+0020+500+250+500+751+001+251+501+752+002+252+50 2+753+003+25 3+50R=20'E L C A M I N O R E A LP R
I
N
C
I
P
A
L
A
V
ES T R E E T ' A 'S T R E E T ' B 'C O U R T ' 2 '
P I N O S O L O A V E
R =20'R=20'R=20'9'R=140'R=450'1PLAN 13-A2PLAN 13-B3PLAN 13-C5PLAN 14-A4.6.8PLAN 18-A7.36PLAN 19-A35.37LOWER41PLAN 19-B42.43.44PLAN 14-A45.47PLAN 19-A46.48LOWER49UPPER51PLAN 1554.53.52.50.58ROADS56OPEN SPACE57COMMON59OPEN SPACE60OPEN SPACE61OPEN SPACE62OPEN SPACE63CAR WASH64OPEN SPACE6538UPPER39LOWER40LOWERRETAININGWALL TYPRETAININGWALL TYPRETAININGWALL TYP9.55.R=140'R=20'R=20'20'24'20'2
0
'5'
4
'
5'10'10'5'5'5'5'5'11'15.6'
1
8
'5'10'4
'8.8
'8.7
'4.8'7.6'15'15'5'5.5
'8'10'15'20'15'R=20'R=20'5'10'5'5'10'5'8'6
.
6
'18'24'18'6'5'5'5'5'18.6'12.5'12'10'5'3.5'3.5'5'7.4'10.8'7.7'35366
Exp. 9/30/19IMOTHYP.ROBER
TSCIV I LREGISTEREDPROFESSIONALENGINEERSTATEOFCALIFORNIAT9/26/2018 8:40 AM
Record Drawings
Timothy P. Roberts, RCE 35366 exp 09/30/19 Date
1
2
3
4
5
6
Revisions This Sheet:
Timothy P. Roberts, RCE 35366 exp 09/30/19
Public Works Director
Approved for City Requirements
Date
Date
Design/Drawn
Job #
City Plan Checker
City W.O. No.
California Coordinates (CCS83, Zone 5)
Roberts Engineering, Inc.
Email tim@robertsenginc.com
Civil Engineer - RCE 35366
Timothy P. Roberts
Fax (805) 238-6148
Phone (805) 239-0664
Templeton, CA 93465
2015 Vista de la Vina
Roberts Engineering
Website robertsenginc.comSHEETPRE
LI
MI
N
A
R
Y
NORTH2010020
40SCALE: 1" = 20'N 2367200 E 5772640
1651
Tract 3070 - Principal - Improvement Plans
Site Plan C-2.2TR/JM54
930930930
93
5
940945
945945 93193293393
4
93
6
93
7
93
8
93
9
941
942
943
944
9
4
6
9
4
7
9
4
8
9499359
4
0 9369
3
7
9
3
8
9
3
9
945
9
4
3
944947947946 9359409369379389399419429359409329339349369
3
7
9
3
8
9
3
9
935940936937938939
945943944946940945 943944940938939941945949WWWWWW
G
G SSSSSSSS
JPJPEP2+25948.562+50 947.712+75946.933+00946.193+25945.523+50945.143+75944.844+00944.534+25944.224+50943.924+75943.615
+
0
0
94
3
.
3
0
5+
2
5
94
2
.
8
2 5+50941.675+75940.016+00938.536
+
2
5
9
3
8
.
0
26+50937.946+75939.777+00942.231+83.201+00946.541+25
946.681+50946.811+750+00942.000+25942.630+50943.260+75943.891+00944.5226.3'20.8'20.0'20.2'24.3'20.0'25.5'20.5'20.2'18.0'22.5'20.0'20.0'20.0'18.0'22.5'20.4'22.5'20.0'27.1'22.1'C O U R T ' 2 'C O U R T ' 1 'S T R E E T ' A 'R=34'R=30'R=30'PROJECTBOUNDARY TYP7.10.11PLAN 17-B12.13.14.15PLAN 1616.17LOWER19.20PLAN 17-A22.24PLAN 18-A25.26PLAN 18-B27.29PLAN 17-B28.30.33PLAN 17-A34.32.36PLAN 19-A35.37LOWER57COMMON59OPEN SPACE61OPEN SPACE38UPPER31.RETAININGWALL TYPRETAININGWALL TYPRETAININGWALL TYP9.21.R=
2
0'R=20'R=30'R=30'R=140'20'16'5'5'11'1
8
'5'10'18'18'18'8'5'5'5'5'13'5'5'5'5'8'5'8'5'20'R=
2
0'R=
2
0'R=
2
0'R=20'5'8'10'15'18UPPER9.8'23.6'5'5'TANDEM PARKINGFOR UNITS 17 & 18930930930
93
5
940945
945945 93193293393
4
93
6
93
7
93
8
93
9
941
942
943
944
9
4
6
9
4
7
9
4
8
9499359
4
0 9369
3
7
9
3
8
9
3
9
945
9
4
3
944947947946 9359409369379389399419429359409329339349369
3
7
9
3
8
9
3
9
935940936937938939
945943944946940945 943944940938939941945949WWWWWW
G
G SSSSSSSS
JPJPEP2+25948.562+50 947.712+75946.933+00946.193+25945.523+50945.143+75944.844+00944.534+25944.224+50943.924+75943.615
+
0
0
94
3
.
3
0
5+
2
5
94
2
.
8
2 5+50941.675+75940.016+00938.536
+
2
5
9
3
8
.
0
26+50937.946+75939.777+00942.231+83.201+00946.541+25
946.681+50946.811+750+00942.000+25942.630+50943.260+75943.891+00944.5226.3'20.8'20.0'20.2'24.3'20.0'25.5'20.5'20.2'18.0'22.5'20.0'20.0'20.0'18.0'22.5'20.4'22.5'20.0'27.1'22.1'35366
Exp. 9/30/19IMOTHYP.ROBER
TSCIV I LREGISTEREDPROFESSIONALE
N
GINEERSTATEOF CA L IF O RNIAT9/25/2018 12:27 PM
Record Drawings
Timothy P. Roberts, RCE 35366 exp 09/30/19 Date
1
2
3
4
5
6
Revisions This Sheet:
Timothy P. Roberts, RCE 35366 exp 09/30/19
Public Works Director
Approved for City Requirements
Date
Date
Design/Drawn
Job #
City Plan Checker
City W.O. No.
California Coordinates (CCS83, Zone 5)
Roberts Engineering, Inc.
Email tim@robertsenginc.com
Civil Engineer - RCE 35366
Timothy P. Roberts
Fax (805) 238-6148
Phone (805) 239-0664
Templeton, CA 93465
2015 Vista de la Vina
Roberts Engineering
Website robertsenginc.comSHEETPRE
LI
MI
N
A
R
Y
NORTH 201002040SCALE: 1" = 20'N 2367200 E 5772640
1651
Tract 3070 - Principal - Improvement Plans
Site Plan C-2.1TR/JM55
950951955960965951
952953954956957958959961962963964966967968955960965954956957958959961962963964955956957
958 9509
4
8
9499559609
6
0
955950 947947948
949950946947948949945950946947948949950946947948949951950951952
95395
4 950945940945 943944946947948949949951952953954W WWWWWWWWWWWW WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W
WWWWWWWGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGEPUPPJP
UPJPJPJPJPUPOHOHOHOHOHOHOHNOPARKING19+00 19+5020+0020+500+00 0+50 1+00 1+50 2+00
0+00 0+501+001+502+002+503+003+504+004+505+0020.0'20.0'22.0'
20.0'20.0'20.0'20.0'20.0'20.0'20.0'0+00956.520+25956.150+50955.500+75954.561+00953.541+25952.511+50951.491+75950.462+00949.472+25948.562+50947.712+75946.933+00946.191+25951.791+50951.961+75952.142+00952.312+25952.492+50952.662+75952.923+00953.193+25952.763+50953.013+75953.524+00954.034+25955.044+50957.044+75959.541+83.200+00946.000+25946.140+50946.270+75946.411+00946.541+25946.681+50946.811+7520.0'
22.5'
22.2'20.0'20.4'22.5'20.0'20.0'22.3'22.5'22.2'20.5'0+00 0+501+001+502+002+503+003+504+004+505+0019+00 19+5020+0020+500+250+500+751+001+251+501+752+002+252+50 2+753+003+25 3+50R=20'E L C A M I N O R E A LP R
I
N
C
I
P
A
L
A
V
ES T R E E T ' A 'S T R E E T ' B 'C O U R T ' 2 '
P I N O S O L O A V E
R =20'R=20'R=20'9'R=140'R=450'1PLAN 13-A2PLAN 13-B3PLAN 13-C5PLAN 14-A4.6.8PLAN 18-A7.36PLAN 19-A35.37LOWER41PLAN 19-B42.43.44PLAN 14-A45.47PLAN 19-A46.48LOWER49UPPER51PLAN 1554.53.52.50.58ROADS56OPEN SPACE57COMMON59OPEN SPACE60OPEN SPACE61OPEN SPACE62OPEN SPACE63CAR WASH64OPEN SPACE6538UPPER39LOWER40LOWERRETAININGWALL TYPRETAININGWALL TYPRETAININGWALL TYP9.55.R=140'R=20'R=20'20'24'20'2
0
'5'
4
'
5'10'10'5'5'5'5'5'11'15.6'
1
8
'5'10'4
'8.8
'8.7
'4.8'7.6'15'15'5'5.5
'8'10'15'20'15'R=20'R=20'5'10'5'5'10'5'8'6
.
6
'18'24'18'6'5'5'950951955960965951
952953954956957958959961962963964966967968955960965954956957958959961962963964955956957
958 9509
4
8
9499559609
6
0
955950 947947948
949950946947948949945950946947948949950946947948949951950951952
95395
4 950945940945 943944946947948949949951952953954W WWWWWWWWWWWW WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W
WWWWWWWGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGEPUPPJP
UPJPJPJPJPUPOHOHOHOHOHOHOHNOPARKING19+00 19+5020+0020+500+00 0+50 1+00 1+50 2+00
0+00 0+501+001+502+002+503+003+504+004+505+0020.0'20.0'22.0'
20.0'20.0'20.0'20.0'20.0'20.0'20.0'0+00956.520+25956.150+50955.500+75954.561+00953.541+25952.511+50951.491+75950.462+00949.472+25948.562+50947.712+75946.933+00946.191+25951.791+50951.961+75952.142+00952.312+25952.492+50952.662+75952.923+00953.193+25952.763+50953.013+75953.524+00954.034+25955.044+50957.044+75959.541+83.200+00946.000+25946.140+50946.270+75946.411+00946.541+25946.681+50946.811+7520.0'
22.5'
22.2'20.0'20.4'22.5'20.0'20.0'22.3'22.5'22.2'20.5'35366
Exp. 9/30/19IMOTHYP.ROBER
TSCIVI LREGISTEREDPROFESSIONALE
N
GINEERSTATEOF CAL IF O RNIAT9/25/2018 12:28 PM
Record Drawings
Timothy P. Roberts, RCE 35366 exp 09/30/19 Date
1
2
3
4
5
6
Revisions This Sheet:
Timothy P. Roberts, RCE 35366 exp 09/30/19
Public Works Director
Approved for City Requirements
Date
Date
Design/Drawn
Job #
City Plan Checker
City W.O. No.
California Coordinates (CCS83, Zone 5)
Roberts Engineering, Inc.
Email tim@robertsenginc.com
Civil Engineer - RCE 35366
Timothy P. Roberts
Fax (805) 238-6148
Phone (805) 239-0664
Templeton, CA 93465
2015 Vista de la Vina
Roberts Engineering
Website robertsenginc.comSHEETPRE
LI
MI
N
A
R
Y
NORTH2010020
40SCALE: 1" = 20'N 2367200 E 5772640
1651
Tract 3070 - Principal - Improvement Plans
Site Plan C-2.2TR/JM56
PRINCIPAL MIXED USE
VESTING TENTATIVE TRACT 3070, PRINCIPAL AVE., ATASCADERO, CA
CONCEPTUAL LANDSCAPE PLAN
10/4/18
L-1
PROPOSED PLANT MATERIAL
EL CAMIN
O REALPRINC
IPAL
AVE
.STREET ‘B’STREET ‘A’COURT
‘1
’COURT ‘2’PINO SOLO AVE
1
7
7
7
3
14
5
15
15
15
15
4
4
4
17
17
17
17
17
17
16
16
16
16
13
4
4
4
4
13
13
13
13
11
7
7
7
7
7
7
8 8
8
15
7
7
14
14
14
14
7
6
6
6
6
6
6
6
1
1
1
1
18
1
2
2 2
1
1
1
9
99
9
9
9
9
9
9
SCALE: 1”= 30’
12
10
12
P1
P2
P3
P4
P5
P6
P7
P8
P9
P10
P11
P12
P13
P14
WATER USE CALCULATIONS (MAWA/ETWU)
CHILD’S PLAY STRUCTURE 53
2 4
LANDSCAPE ELEMENTS
KEYNOTE LEGEND
1 EVERGREEN SCREENING TREES
2 DECOMPOSED GRANITE / GRAVEL PATH
3 TOT LOT WITH SAFETY SURFACING
4 DECORATIVE PERMEABLE CONCRETE PAVERS
5 NATURAL PLAY AREA WITH CLIMBING BOULDERS
6 PRIVATE FRONT YARD LANDSCAPING, TYP.
7 BACKYARD LANDSCAPING BY HOMEOWNER, TYP.
8 COMMON AREA LANDSCAPING
9 SOLID WOOD FENCE (6’ HEIGHT, REAR AND SIDE YARDS)
10 PROJECT MONUMENT SIGN
11 BIKE RACK
12 PEDESTRIAN BENCH
13 PEDESTRIAN CROSSWALK
14 CONCRETE OR DECOMPOSED GRANITE PATIO WITH
PICNIC TABLE(S)
15 COMMON OPEN NATURAL PARK SPACE
16 BASIN PER CIVIL PLANS (NATIVE GRASS & WILDFLOWER
HYDROSEED MIX)
17 VEGETATED BIOSWALE
18 SCREEN/SOUND WALL
#
P14
P2
P11
P8
P6 P10
P13
P3 P1
P4
P5 P12
P9 P9
P7
Calculate Max Annual Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU):
City State Zip
To determine if plantings are Low, Moderate or High water requirement plants, see CA Dept of Water
Resources Species Evaluation List: http://www.slocity.org/utilities/download/outdoorconserv.pdf
Enter values for your project in square feet:MAWA Gallons 1,102,871.92
Total Landscape Area 51493 MAWA Units 1,474.43
Turf 1030
Low (Drought Tolerant) 40679 ETWU Gallons 537,658.13
Moderate 9784 ETWU Units 718.79
High (Thirsty)0
Sports Field 0
Vegetables 0
[check total] 51493
Average Eto for San Luis Obispo City (2000-2009) = 49.35 inches /year
Mandated ET adjustment factor = 0.70
Conversion factor (gallons to square feet) = 0.62
LA = Landscape Area
SLA = Special Landscape Area (sports field, vegetable garden)
SLA adjustment factor = 0.30
PF = Plant Factor from WUCOLS III
HA = Hydrozone Area square feet IE = Irrigation Efficiency (80%)
Units = Billing Units or 748 gallons
MAWA = (Eto)(0.62)[0.7 * LA + 0.3 * SLA]
ETWU = (Eto)(.062)((PF*HA)/IE+SLA)
Fax No.
Email Address
Company
Street Address
Project Name
Name of Project Applicant
Title
Telephone No.
O:\Principal Mixed Use H.Marshall- Planning_13-0069\Correspondence\PMU mawa-etwu calc 6/19/2018
Calculate Max Annual Applied Water Allowance (MAWA) and Estimated Total Water Use (ETWU):
City State Zip
To determine if plantings are Low, Moderate or High water requirement plants, see CA Dept of Water
Resources Species Evaluation List: http://www.slocity.org/utilities/download/outdoorconserv.pdf
Enter values for your project in square feet:MAWA Gallons 1,102,871.92
Total Landscape Area 51493 MAWA Units 1,474.43
Turf 1030
Low (Drought Tolerant) 40679 ETWU Gallons 537,658.13
Moderate 9784 ETWU Units 718.79
High (Thirsty)0
Sports Field 0
Vegetables 0
[check total] 51493
Average Eto for San Luis Obispo City (2000-2009) = 49.35 inches /year
Mandated ET adjustment factor = 0.70
Conversion factor (gallons to square feet) = 0.62
LA = Landscape Area
SLA = Special Landscape Area (sports field, vegetable garden)
SLA adjustment factor = 0.30
PF = Plant Factor from WUCOLS III
HA = Hydrozone Area square feet IE = Irrigation Efficiency (80%)
Units = Billing Units or 748 gallons
MAWA = (Eto)(0.62)[0.7 * LA + 0.3 * SLA]
ETWU = (Eto)(.062)((PF*HA)/IE+SLA)
Fax No.
Email Address
Company
Street Address
Project Name
Name of Project Applicant
Title
Telephone No.
O:\Principal Mixed Use H.Marshall- Planning_13-0069\Correspondence\PMU mawa-etwu calc 6/19/2018
57
PRINCIPAL MIXED USE
VESTING TENTATIVE TRACT 3070, PRINCIPAL AVE., ATASCADERO, CA
PROPOSED FENCING PLAN
10/4/18
L-2
SCALE: 1”=60’
6’ SOLID WOOD (SEE DETAIL BELOW)
SCALE 1/4” = 1’-0”
FENCE LEGEND
SOLID WOOD FENCE
PINO SOLO AVE.PRINC
IPAL
AVE
.
STREET ‘A’COURT ‘2’COURT
‘1
’STREET ‘B’EL CAMINO REAL58
PRINCIPAL MIXED USE
VESTING TENTATIVE TRACT 3070, PRINCIPAL AVE., ATASCADERO, CA
SITE SECTIONS-
10/4/18
L-3
SCALE: 1”=10’
9100 PINO SOLO AVE
CONTEXTUAL SITE PLAN VIEW EAST FROM LOT 17 TOWARD EXISTING RESIDENCE
9100 PINO SOLO
PINO SOLO AVE.
9100 PINO
SOLO AVE.PRINC
IPAL
AVE
.
LOT
17
59
PRINCIPAL MIXED USE
VESTING TENTATIVE TRACT 3070, PRINCIPAL AVE., ATASCADERO, CA
SITE SECTIONS-
10/4/18
L-49120 PINO SOLO AVE
SCALE: 1”=10’
VIEW EAST FROM LOT 15 TOWARD EXISTING RESIDENCECONTEXTUAL SITE PLAN
PINO SOLO AVE.
9120 PINO
SOLO AVE.PRINC
IPAL
AVE
.
LOT
15
LOT 15
60
PRINCIPAL MIXED USE
VESTING TENTATIVE TRACT 3070, PRINCIPAL AVE., ATASCADERO, CA
SITE SECTIONS-
10/4/18
L-59200 PINO SOLO AVE
SCALE: 1”=10’
VIEW EAST FROM LOT 9 TOWARD EXISTING RESIDENCE
VIEW NORTH FROM LOT 6 TOWARD EXISTING RESIDENCE
SECTION ‘A’
SECTION ‘B’CONTEXTUAL SITE PLAN
PINO SOLO AVE.
9200 PINO
SOLO AVE.PRINC
IPAL
AVE
.
LOT
6
LOT
9
A
B
LOT 9
LOT 6
61
PLAN TYPE AND COLOR SCHEDULE
PLAN
TYPE
PLAN 13
PLAN 14
PLAN 15
PLAN 16
PLAN 17
PLAN 18
PLAN 19
COLOR
SCHEME
A
B
C
A
B
A
B
A
B
A
B
LOT
NUMBERS
1
2
3
4,5,6 & 43,44,45
7,8,9
50,51,52,53,54,55
14,15,16,17,18
19,20,21,22 & 31,32,33,34
10,11,12,13 & 27,28,29,30
23,24
25,26
35,36,37,38 & 46,47,48,49
39,40,41,42
PLAN 17-B PLAN
15
PLAN
19
-APLAN
14
-BPLAN
19
-BPLAN 17-APLAN 17-BPLAN 16
PLAN 17-AP
L
A
N
1
8
-
A
PLAN 18-B PLAN 13-BPLAN
18-APLAN
13
-APLAN 14-APLAN 13-CLOT 1
LOT 2LOT 3
LOT 4
LOT 5
LOT 6
LOT 7
LOT 8
LOT 9
LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18
LOT 19
LOT 20
LOT 21
LOT 22
LOT 23
LOT 24
LOT 25
LOT 26 LOT 30
LOT 29
LOT 28
LOT 27
LOT 31
LOT 32
LOT 33
LOT 34
LOT 35
LOT 36
LOT 37
LOT 38
LOT 39
LOT 40
LOT 41
LOT 42
LOT 43
LOT 44
LOT 45
LOT 48
LOT 49
LOT 47
LOT 46
LOT 50
LOT 51
LOT 52
LOT 53
LOT 54
LOT 55
SIDE ELEV. TYPE 2
SIDE ELEV. TYPE 1SIDE ELEV. TYPE 1SIDE ELEV. TYPE 2
SIDE ELEV. TYPE 2
SIDE ELEV. TYPE 2
SIDE ELEV. TYPE 1SIDE ELEV. TYPE 1
SIDE ELEV. TYPE 2
SIDE ELEV. TYPE 1
SIDE ELEV. TYPE 2
SIDE ELEV. TYPE 2
PLAN
19
-AB O O K K E E P I
N GB R O K E RA R C H I
T E C TE N G I
N E E R1
2341
2361
238
1
2401
242
1
244
SIDE ELEV. TYPE 2Principal Ave Project
Elevation Site Key
FOR:
PROJECT:
THESE DRAWINGS AND
SPECIFICATIONS ARE INSTRUMENTS OF
SERVICE AND ARE THE PROPERTY OF
JOE DUHON. ALL DESIGNS AND OTHER
INFORMATION ON THESE DRAWINGS
ARE FOR USE ON THE SPECIFIED
PROJECT AND SHALL NOT BE USED
WITHOUT THE EXPRESSED, WRITTEN
CONSENT OF JOE DUHON.
CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE
JOB SITE BEFORE PROCEEDING WITH
WORK AND REPORT ANY
DISCREPANCIES OR CHANGES TO JOE
DUHON PRIOR TO CONSTRUCTION OF
AFFECTED ASPECTS OF THE PROJECT
PROJECT INFO:
SITE AREA:
Single Family
Residence
PROPOSED USE:
LIVING
BUILDING AREA:
-- Sq. Ft.
0"
BUILDING HEIGHT:
DATE:
REVISION:
07/26/2018
Atascadero, CA
ECR Principal, llc
125 S. Bowling Green Way
Los Angeles, CA 90049
GARAGE
PORCHES
TOTAL
-- Sq. Ft.
-- Sq. Ft.
-- Sq. Ft.Principal Ave ProjectElevation Site KeyA0
SHEET
SCALE:
ELEVATION SITE KEY
Joe Duhon
459-6713 - phone
461-6713 - fax
joe@duhon.com
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