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Home My WebLink AboutPC Resolution 2026-0004 PC RESOLUTION 2026-0004 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A MASTER PLAN OF DEVELOPMENT AND VESTING TENTATIVE PARCEL MAP AT 26-0011 (SBDV26-0030) FOR A SMALL LOT SUDIVISION SLEEPMODE SANTA YNEZ, LLC 6375, 6377, 6383, AND 6385 SANTA YNEZ AVENUE APNS 030-281-024 AND 030-281-025 WHEREAS, an application has been received from Sleepmode Santa Ynez, LLC, property owner, and Max Zappas, applicant, to consider a Master Plan of Development and Tentative Parcel Map AT 26-0011 (SBDV26-0030) for a small lot subdivision at 6375, 6377, 6383, and 6385 Santa Ynez Avenue (APNs 030-281-024 and 030-281-025); and WHEREAS, the site has a General Plan Designation of High-Density Residential (HDR); and WHEREAS, the site is in the Residential Multiple-Family (RMF-24) zoning district; and WHEREAS, the application is submitted as a small lot subdivision under the provisions of the Atascadero Municipal Code; and WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the state and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and WHEREAS, a timely and properly noticed Public Hearing upon the subject Master Plan of Development and Tentative Parcel Map application was held by the Planning Commission of the City of Atascadero, at which hearing evidence, oral and documentary, was admitted on behalf of said application; and NOW, THEREFORE, the Planning Commission of the City of Atascadero, California, hereby finds, resolves, and determines as follows: SECTION 1. Recitals: The above recitals are true and correct and incorporated herein as if set forth in full. SECTION 2. Public Hearings. The Planning Commission held a duly noticed public hearing to consider the project on August 18, 2026 and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals with respect to the project approvals: Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C A. Subdivision Map Act Findings (Government Code § 66474(a)-(g)) 1. FINDING: The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and applicable Specific Plans. FACT: The subject property is designated High-Density Residential and is zoned Residential Multiple-Family (RMF-24). The proposed lot will continue to allow the residential use permitted anticipated by the General Plan and permitted by the zone. The subject property is not within a specific plan area. 2. FINDING: The site is physically suitable for the type of development. FACT: Four single-family detached units are already existing on the site. No additional units or improvements are proposed. 3. FINDING: The site is physically suitable for the proposed density of development. FACT: The subject property is 19,732 SF and zoned RMF-24. As existing, the site currently has four units on it and does not have any foreseeable physical constraints that would prohibit the ability to meet local development standards. No additional density is proposed. 4. FINDING: The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. FACT: The project is a subdivision of fully developed multifamily lots in a developed residential neighborhood. There is minimal habitat value on the site for any protected flora or fauna. 5. FINDING: The design of the subdivision or the type of improvements will not cause serious health problems. FACT: The site is developed with four existing single-family units. Standard frontage improvements for curb, gutter, and sidewalk have already been completed on the site. The separation of each unit onto its own lot will not result in health concerns. 6. FINDING: The design of the subdivision will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. FACT: No access easements presently exist on the subject properties. A new access easement will be established between Lot 1 and Lot 2 and extending back between Lot 2 and Lot 4 to secure safe access through a single driveway for all four properties. B. Findings for Approval of a Master Plan of Development (Conditional Use Permit) 1. FINDING: The proposed use is consistent with the General Plan. Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C FACT: The Project is consistent with all applicable General Plan goals and policies. The project site has an HDR land use designation and is zoned RMF-24. The proposed lot will continue to allow the residential uses permitted anticipated by the General Plan and permitted by the zone. The subject property is not within a specific plan area. 2. FINDING: The proposed project satisfies all applicable provisions of Title 9 of City of Atascadero Municipal Code (Zoning Regulations of the City of Atascadero). FACT: The Project will satisfy all applicable provisions of the Atascadero Municipal Code Title 9 of City of Atascadero Municipal Code. Per the AMC, existing structures within a cottage cluster project may remain and be nonconforming with the design standards for cottage clusters. All four units will be treated as nonconforming uses for any future improvements and subject to Chapter 9-7 (Nonconforming Uses), as amended. 3. FINDING: The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. FACT: The Project is not detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, nor is it detrimental or injurious to property or improvements in the vicinity of the use. Cottage cluster developments and small lot of subdivisions are allowed in the RMF-24 zone. 4. FINDING: That the proposed project will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. FACT: The project is consistent character of the immediate neighborhood and aligned with its orderly development. The residential units are existing on the site and compatible with the surrounding residential neighborhood. The surrounding lots in the neighborhood are all zoned RMF-24 as well, and the project will not conflict with any existing residential uses. 5. FINDING: That the proposed project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. FACT: Additional traffic volume is not anticipated from this project, as the units all exist on the site and have been established on the site for many years. The project is consistent with envisioned development of this neighborhood. Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C SECTION 4. CEQA. The Planning Commission finds that the project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15315 (Minor Land Divisions) exemptions of the CEQA Guidelines. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on August 18, 2026, resolved to approve the Project consistent with the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Vesting Tentative Parcel Map AT 26-0011 On motion by Commissioner Jones, and seconded by Vice Chairperson Pennachio the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Jones, Pennachio, Anderson, Ferrell, Keen, O’Malley ( 6 ) NOES: ( 0 ) ABSTAIN: ( 0 ) ABSENT: Heath ( 1 ) ADOPTED: August 18, 2026 CITY OF ATASCADERO, CA ______________________________ Jason Anderson Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C EXHIBIT A: Conditions of Approval SBV26-0030 Conditions of Approval SBDV 26-0030: Master Plan of Development & Vesting Tentative Parcel Map AT 26-0011 APN 030-281-024 and 030-281-025 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy FM: Final Map Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney PLANNING DIVISION 1. This approval is for a Master Plan of Development and Vesting Tentative Parcel Map AT 26-0011 (SBDV30-0030) for a small lot subdivision and cottage cluster development to allows a four-lot subdivision of Assessor Parcel Nos. 030-281-024 and 030-281-025 and resulting in four existing single-family units located on individual lots, as depicted and described on the attached. The approval of these entitlements project runs with the land, regardless of the owner. Ongoing PS 2. The approval of these entitlements shall become final and effective for the purposes of issuing building permits the day after the Planning Commission hearing unless an appeal is made in accordance with the Atascadero Municipal Code. Ongoing PS 3. In accordance with the Atascadero Municipal Code section 9-8.105, any violation of any of the conditions of approval may be cause for revocation of this entitlement and subject the applicant and/or future property owners to the penalties set for in the Atascadero Municipal Code, as well as any other available legal remedies. Ongoing Ongoing 4. The Community Development Director and/or City Engineer shall have the authority to make modifications to the final map that remain in substantial conformance with the approved Tentative Map. FM PS, CE 5. Approval of these entitlements shall be valid for twenty-four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a final map, or a time extension has been granted, consistent with the Atascadero Municipal Code. FM PS 6. A final map drawn in substantial conformance with the approved tentative map, and in compliance with all conditions set forth herein, shall be submitted for review and approval in accordance with the Subdivision Map Act and the City’s Subdivision Ordinance. FM PS, CE 7. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning the subdivision. Ongoing PS 8. All subsequent Tentative Map and construction permits shall be consistent with the Master Plan of Development approved for the project, or as further specified by the conditions herein. BP / FM PS, CE Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C Conditions of Approval SBDV 26-0030: Master Plan of Development & Vesting Tentative Parcel Map AT 26-0011 APN 030-281-024 and 030-281-025 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy FM: Final Map Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 9. The subdivision shall be subject to additional fees for park or recreation purposes (QUIMBY Act) as required by City Ordinance. BP PS 10. Prior to recordation of the final map, all fencing within the 12-foot street setback of Lots 1 and Lot 2 shall be reduced to maximum height of 42 inches tall have at least 50% transparency. 11. Prior to recording the final map, all outdoor parking spaces shall be striped and marked with their respective units. One (1) guest space shall be identified with signage or pavement markings. 12. Prior to, or concurrent with, the recordation of the Parcel Map, the applicant shall prepare and record an easement agreement in a form approved by the City Attorney and Community Development Director for the minimum 18’ wide shared access utility easement depicted on the Parcel Map. The easement agreement shall detail and govern nature of the easement, rights of the users, and maintenance responsibilities. Additionally, the easement agreement shall designate and depict the location of one (1) guest parking space to be shared between all owners in perpetuity. FM PS, CE 13. The existing single-family residences that compose this cottage will be considered a legal Non-Conforming in regard to unit size, and subject to Chapter 9-7 (Nonconforming Uses). No modifications to increase the footprint of the existing units will be permitted. A deed covenant shall be recorded concurrent with recordation of the final map describing the nature of the subdivision and restrictions on development. FM PS PUBLIC WORKS DEPARTMENT Utilities 14. Each lot shall be served with separate services for water, sewer, gas, power, telephone and cable TV. FM, BP CE 15. Prior to or concurrent with the recordation of the Parcel Map, the applicant shall prepare and record a reciprocal easement and maintenance agreements, in a form approved by the City Attorney, City Engineer, and Community Development Director, addressing private underground utility services across Lots 1 through 4. The recorded agreement shall run with the land and include, at minimum, the following provisions: a. Blanket Easement: A non-exclusive blanket easement reserved over and across all lots for the operation, maintenance, repair, and replacement of all private utility lines (including water, sewer, gas, electric, and communications) existing as of the date of recordation. Owners shall be permitted to execute and record an amendment to this agreement establishing a precise legal description for any existing line once surveyed or mapped. FM PS, CE Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C Conditions of Approval SBDV 26-0030: Master Plan of Development & Vesting Tentative Parcel Map AT 26-0011 APN 030-281-024 and 030-281-025 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy FM: Final Map Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney b. Cost Allocation & Shared Lines: i. Sole-Use Lines: The owner benefiting from a sole-use utility line crossing an adjacent lot shall be responsible for all costs associated with its routine maintenance, repair, mandatory relocation, and surface restoration. ii. Shared Lines: In the event any utility lateral or line is shared by two or more lots (such as a shared private sewer lateral), all benefiting property owners shall share equally (or pro-rata based on unit count) in the cost of routine maintenance, clearing, repair, and replacement of the shared segment. c. Mandatory Relocation: In the event that maintenance, repair, or replacement work involves 75% or more of the total linear run of an existing utility service line located outside the primary access easement, the line shall not be replaced in its current location. Instead, the property owner(s) performing the work shall relocate the line entirely within the designated driveway/access easement corridor. d. Surface Restoration: Any owner undertaking utility repair or relocation work on a neighboring lot shall restore all disturbed surface areas, driveway paving, and landscaping to original or better condition immediately upon completion of the work. Fire Department Conditions 16. The proposed project includes creation of four parcels with one existing single-family residence per parcel served by a shared driveway with A 12’ access easement. The construction of any additional residential units shall comply with all applicable Fire Access Standards, including increasing the width of the proposed driveway and modifying the access easement as necessary. Standard Conditions 17. Documents that the City of Atascadero requires to be recorded concurrently with the Final Map (e.g.: off-site rights-of-way dedications, easements not shown on the map, agreements, etc.) shall be listed on the certificate sheet of the map. FM CE 18. The City of Atascadero may require an additional map sheet for information purposes in accordance with the Subdivision Map Act. FM CE 19. The applicant shall be responsible for the relocation and/or alteration of existing utilities. BP, GP CE Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C Conditions of Approval SBDV 26-0030: Master Plan of Development & Vesting Tentative Parcel Map AT 26-0011 APN 030-281-024 and 030-281-025 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy FM: Final Map Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 20. Prior to recording the parcel map, the applicant shall have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, sewer (City), water (Atascadero Mutual Water Company)). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letters shall be submitted to the City. New easements shall be shown on the map. FM CE Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C EXHIBIT B: Vesting Tentative Parcel Map AT 26-0011 SBV26-0030 Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C SA N T A Y N E Z A V E N U E 6' WOOD FENCE 18" TREE 40" TREE 22" OAK 36" TREE 20" TREE 16" OAK 28" TREE 9" TREE 16" TREE 7" TREE 18" OAK 18" OAK 7" TREE 22" OAK 6' WOOD FENCE 5' WOOD FENCE 5' WOOD FENCE 6' WOOD FENCE 6' WOOD FENCE SSMH UTILITY POLE PORCH CO N C R E T E SID E W A L K ASPHALT DRIVEWAY ELECTRICAL METERGAS METER SSCO 6' WOOD FENCE ELECTRICAL METER CRAWL SPACE ACCESS ELECTRICAL METER CONCRETE CURB, GUTTER AND SIDEWALK CONCRETE CURB AND GUTTER WATER METER UTILITY POLE AND GUY WIRE WATER METER GAS METER 87 1 . 9 6 TH R E S H O L D 870.7 9 THR E S H O L D 870.30 THRE S H O L D 871 . 1 6 FF EXISTING RESIDENCE BRICK FLATWORK CONCRETE SLAB CONCRETE SLAB CONCRETE SLAB CONCRETE PORCH GATE, TYPICAL GATE, TYPICAL 869.19 FL 869.1 0 FL 868.99 FL 86 8 . 7 2 FL (870) (870 ) (870) (870) (870) (8 7 0 ) (87 0 ) (870) (8 7 0 ) ( 8 7 0 ) (8 7 1 ) (871) (870 ) (8 7 0 ) (87 0 ) (8 7 0 ) (8 7 0 ) ( 8 7 1 ) (8 6 9 ) (86 9 ) (86 9 ) (870) (8 6 9 ) (8 6 9 ) N30°22'39"W 211.38' S4 8 ° 2 1 ' 1 6 " W 1 0 2 . 4 0 ' EXISTING PROPERTY LINE N30°12'52"W 233.10' ASPHALT DRIVEWAY R=8183.30' D=0°16'21" L=38.92' R=1123.60' D=3°06'15" L=60.88' R=1098.60' D=3°05'59" L=59.44' R=8158.30' D=0°16'45" L=39.73' PORTION OF LOT 11 PER 47 RS 98 APN: 030-281-025 PORTION OF LOT 11 PER 47 RS 98 APN: 030-281-024 PROPOSED PROPERTY LINE PR O P O S E D P R O P E R T Y L I N E PR O P O S E D P R O P E R T Y L I N E 10' SETBACK 5' SE T B A C K 5' SE T B A C K 15' SETBACK FOUND MONUMENT IN WELL FOUND MONUMENT ACCEPTED FOR LINE FOUND 2X2 MONUMENT ACCEPTED FOUND MONUMENT ACCEPTED 25' RIGHT OF WAY FOUND MONUMENT FOUND MONUMENT N E W 1 2 ' W I D E RE C I P R I C A L AC C E S S A N D UT I L I T Y EA S E M E N T PARKING LOT 3 PARKING LOT 3 PARKING LOT 2 PARKING LOT 4 PARKING LOT 1 PARKING LOT 1 LOT 3 3,263 SQ. FT. GROSS 3,026 SQ. FT. NET LOT 2 5,592 SQ. FT. GROSS 3,872 SQ. FT. NET LOT 1 6,860 SQ. FT. GROSS 4,519 SQ. FT. NET LOT 4 6,578 SQ. FT. GROSS 6,231 SQ. FT. NET S5 8 ° 5 1 ' 0 9 " W 4 0 . 6 3 ' 40 . 2 6 ' 77.76' 85.09' 133.62' 110.64' 92.40' 117.56' 115.54' 103.33' S5 9 ° 4 1 ' 3 6 " W 5 9 . 2 3 6 ' N31°08'51"W 195.73' 62 . 1 4 ' EXISTING DRIVEWAY CONCRETE SLAB (1 8 . 8 ' ) ± PARKING LOT 4 EXISTING RESIDENCE EXISTING RESIDENCE EXISTING RESIDENCE EXISTING GARAGE EXISTING DRIVEWAY S SSCO 86 9 . 9 6 F S 86 9 . 6 8 F S 86 9 . 4 0 FS 8 6 9 . 2 8 F S 86 9 . 5 0 F S 8 6 9 . 7 8 F S 87 0 . 0 1 F S 87 0 . 0 2 F S 87 0 . 2 2 FS 8 6 9 . 4 6 F S 86 9 . 5 7 F S 870 . 0 2 FS 87 1 . 5 1 F S 869 . 1 2 FS 86 9 . 0 0 F S 869 . 4 5 FS 8 7 0 . 0 2 F S 87 0 . 1 3 F S 870 . 1 3 FS 869 . 9 9 FS 870 . 0 4 FS 86 9 . 9 6 FS 8 6 9 . 5 2 F S 86 9 . 3 7 G D 8 7 0 . 6 4 G D 870.2 6 GD 870.02 GD 87 0 . 5 1 G D 870. 2 3 GD 86 9 . 0 6 G D 868.51 GD 869.32 GD 868.44 GD 869.20 GD 8 6 9 . 4 1 G D 870.34 GD 870 . 0 3 GD 87 0 . 0 8 G D 87 0 . 0 6 G D 870. 3 8 GD 870 . 0 9 FS 87 0 . 0 6 T C 86 9 . 4 5 F L 86 9 . 9 4 T C 86 9 . 4 6 F L 86 9 . 7 4 G D 86 9 . 8 1 G D 87 0 . 5 5 G D 87 1 . 0 4 G D 87 0 . 4 3 G D 8 7 0 . 5 4 G D 86 9 . 4 5 G D 87 0 . 6 3 G D 87 0 . 7 6 G D 86 9 . 6 1 G D 86 9 . 3 6 G D 869 . 2 5 GD 868.96 GD 869.19 GD 869.14 GD 86 9 . 2 2 FS 86 8 . 9 7 G D 86 9 . 0 8 G D 86 9 . 1 9 GD 868.84 GD 86 9 . 0 7 F S 869.15 FS 869.4 2 FS 869. 3 9 FS 869 . 7 2 FS 86 9 . 7 2 F S 8 6 9 . 6 5 F S 8 6 9 . 6 1 F S 8 6 9 . 1 7 F S 86 9 . 1 2 F S 86 9 . 2 0 F S 869 . 4 0 FS 86 9 . 6 0 F S 86 9 . 6 3 F S 86 9 . 5 4 F S 86 9 . 5 0 F S 86 9 . 5 5 F S 86 9 . 7 0 F S 86 9 . 9 5 F S 87 0 . 1 2 F S 87 0 . 4 6 FS 870. 1 3 FS 87 0 . 0 8 F S 86 9 . 8 6 F S 86 9 . 6 8 FS 86 9 . 5 4 F S 86 9 . 6 9 F S 869.8 3 FS 869 . 8 3 FS 86 9 . 8 3 F S 87 0 . 0 4 F S 870.0 6 FS 8 6 9 . 8 5 F S 869. 7 3 FS 869 . 6 9 FS 869 . 6 9 FS 869.5 2 FS 869 . 6 4 FS 869.2 5 T C 868.7 6 F L 87 0 . 0 3 FS 8 7 0 . 1 9 F S 87 0 . 0 8 FS 87 0 . 4 4 FS 87 0 . 1 8 FS 87 0 . 0 0 GD 8 7 0 . 1 2 G D 87 0 . 2 6 G D 87 0 . 4 2 G D 87 0 . 6 8 G D 87 0 . 4 6 G D 870 . 1 7 GD 870.12 FS 870.3 7 FS 87 0 . 1 2 FS 8 7 0 . 0 0 F S 8 7 0 . 1 4 G D 870.07 GD 870 . 2 4 GD 87 0 . 1 6 G D 86 9 . 3 8 G D 86 9 . 2 2 G D 86 8 . 9 6 G D W W SS SD OH PROPERTY LINE, RIGHT-OF-WAY, LOT LINE CENTER LINE EASEMENT LINE WATER FIRE WATER SANITARY SEWER SEWER FORCE MAIN STORM DRAIN GAS OVERHEAD LINES ELECTRICAL LINES CATV LINES TELECOMMUNICATIONS LINES FIRE HYDRANT UTILITY POLE STREET LIGHT EXISTING TREE EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR FENCE LINE FLOW LINE SETBACK EXISTING STRUCTURES EXISTING CONCRETE EXISTING BRICK FLATWORK EXISTING ASPHALT PAVEMENT SEWER SEWER MANHOLE STORM DRAIN STORM DRAIN MANHOLE S 31 5 FW FW T T D SSCO G G SFM SFM E E C C SDCO LEGEND AND SYMBOLS VESTING TENTATIVE PARCEL MAP No. PM AT 26-0011 6377-6383 SANTA YNEZ AVENUE ATASCADERO, CA 93422 PROJECT NUMBER: 2025-175 DATE: May 13, 2026 SHEET TITLE: TENTATIVE PARCEL MAP SHEET NUMBER: 1 OF 1 All designs and other information on these drawings are for use on this specific project and shall not be used otherwise without the expressed written permission of Omni Design, Inc. Written dimensions on these drawings shall take precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on this job and this office shall be notified in writing of any variations from the dimensions or conditions shown in these drawings. APPLICANT MAX ZAPPAS Z VILLAGES REAL ESTATE 6100 EL CAMINO REAL, SUITE B ATASCADERO, CA 93422 PROJECT: CLIENT: Z VILLAGES 2025-175 ABBREVIATIONS: CR =CROWN EP =EDGE OF PAVEMENT FL =FLOWLINE FS =FINISHED SURFACE GD =ORIGINAL GROUND SSCO = SANITARY SEWER CLEANOUT SSMH = SANITARY SEWER MANHOLE TC =TOP OF CURB N 0' SCALE: 1" =10' 10'10' 285 SOUTH STREET, SUITE P SAN LUIS OBISPO, CALIFORNIA 93401 SURVEYOR'S NOTES: 1. BENCHMARK: TRIMBLE R10 GPS SYSTEM WAS USED TO OBSERVE ONSITE CONTROL. LATITUDE AND LONGITUDE (NAD 83) ALONG WITH ELEVATIONS (NAVD 88) ARE REFERENCED TO THE CALIFORNIA COORDINATE SYSTEM, ZONE 5, NAD83(2011), EPOCH 2025.00, ASCALCULATED BY THE CALIFORNIA SPATIAL REFERENCE CENTER (CSRC) ON THE DATE OF THE FIELD SURVEY. DISTANCES AND COORDINATES ARE IN U.S. SURVEY FEET. ALL DISTANCES ARE GRID. OWNER SLEEPMODE SANTA YNEZ, LLC P.O. BOX 812 BURLINGAME, CA 94011 APPLICANT: MAX ZAPPAS Z VILLAGES REAL ESTATE 6100 EL CAMINO REAL, SUITE B ATASCADERO, CA 93422 OWNER: SLEEPMODE SANTA YNEZ, LLC P.O. BOX 812 BURLINGAME, CA 94011 Docusign Envelope ID: 33452143-C5FA-8AA2-8066-8D5E5B816C4C