Pismo Beach City Council
October 3, 2023

McNEAL

BEACHCOMBER

NEIGHBORHOOD
ENTITLEMENTS SET, 7/19/23
Prepared by TEN OVER STUDIO
The McNeal Beachcomber Neighborhood is designed to reflect a mix of residential uses consistent with the pattern of established South Palisades residents living within the beautiful oceanfront context of Shell Beach by thoughtfully organizing a collection of townhomes and single family homes with an architecture providing privacy, capitalizing on breathtaking views, and speaking appropriately to its extraordinary natural surroundings and neighboring, local community. The project also seeks to further integrate with the local community by providing an exciting connection between two currently separate parts of South Palisades Park, giving the public new moments of interaction with the natural landscape while maintaining views over and through the entire site, and creating a remarkable, lively new neighborhood.

CLIENT
FRED AND TOM McNEAL
FRED:
760.445.6007
[email protected]
TOM:
951.204.1063
[email protected]

PLANNING CONSULTANT

WATSON PLANNING CONSULTANTS
P.O. BOX 385, PISMO BEACH, CA 93448-0385
805.704.8728
CONTACT: DAVE WATSON
[email protected]

ARCHITECT

TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: JOEL SNYDER
[email protected]

CIVIL ENGINEER

ABOVE GRADE ENGINEERING
245 HIGUERA ST., SAN LUIS OBISPO, CA 93401
805.540.5115
CONTACT: SCOTT STOKES
[email protected]
SURVEY

MBS LAND SURVEYS
3559 SOUTH HIGUERA ST., SAN LUIS OBISPO, CA 93401
805.594.1960
CONTACT: MICHAEL B. STANTON
[email protected]
CONTACTS index
PROJECT INFO & DATA T1.0
SUMMARY OF CONTEXT T2.0
SITE SURVEY T3.0
SITE PLAN A1.0
SITE PLAN LOT DIMENSIONS A1.1
GRADING PLAN (TOWNHOMES) C1.1
GRADING PLAN (SINGLE FAMILY HOMES) C1.2
GRADING PLAN (OWNER’S FRONTAGE HOMES) C1.3
PRELIMINARY UTILITY PLAN C2.0
STORMWATER CONTROL PLAN C2.1
VESTING TENTATIVE TRACT MAP TTM-1
LIGHTING PLAN L1.0
ANNUAL LANDSCAPE WATER CALCULATIONS L1.1
LANDSCAPE PLAN A-A L1.2
LANDSCAPE PLAN B-B L1.3
LANDSCAPE PLAN C-C L1.4
TREE PALETTE L1.5
SHRUBS, PERENNIALS, AND GRASSES PALETTE L1.6
SHRUBS, PERENNIALS, AND GRASSES PALETTE L1.7
PLANTING IMAGES L1.8
PLANTING IMAGES L1.9
FIRST FLOOR PLAN - 1ST ROW TOWNHOME A2.0
SECOND FLOOR PLAN - 1ST ROW TOWNHOME A2.1
FIRST FLOOR PLAN - 2ND ROW TOWNHOME A2.2
SECOND FLOOR PLAN - 2ND ROW TOWNHOME A2.3
FIRST FLOOR PLAN - 3RD ROW TOWNHOME A2.4
SECOND FLOOR PLAN - 3RD ROW TOWNHOME A2.5
FIRST FLOOR PLAN - SINGLE FAMILY HOME - OPTION 1 A2.6
SECOND FLOOR PLAN - SINGLE FAMILY HOME - OPTION 1 A2.7
FIRST FLOOR PLAN - SINGLE FAMILY HOME - OPTION 2 A2.8
SECOND FLOOR PLAN - SINGLE FAMILY HOME - OPTION 2 A2.9
FIRST FLOOR PLAN - SINGLE FAMILY HOME - OPTION 1 A2.10 SECOND FLOOR PLAN - SINGLE FAMILY HOME - OPTION 1 A2.11 FIRST FLOOR PLAN - SINGLE FAMILY HOME - OPTION 2 A2.12 SECOND FLOOR PLAN - SINGLE FAMILY HOME - OPTION 2 A2.13 FIRST FLOOR PLAN - OWNER’S FRONTAGE HOME 1 A2.14
SECOND FLOOR PLAN - OWNER’S FRONTAGE HOME 1 A2.15
FIRST FLOOR PLAN - OWNER’S FRONTAGE HOME 2 A2.16
SECOND FLOOR PLAN - OWNER’S FRONTAGE HOME 2 A2.17
SITE SECTIONS A3.0
SITE SECTION - TOWNHOMES A3.1
SITE SECTION - SINGLE FAMILY HOMES A3.2
SITE SECTION - OWNER’S FRONTAGE HOMES A3.3
VIEW CORRIDOR ANALYSIS PLAN A3.4
VIEW CORRIDOR ANALYSIS FROM HWY 101 SOUTHBOUND A3.5
ELEVATIONS - FIRST ROW TOWNHOMES A3.6
ELEVATIONS - SECOND ROW TOWNHOMES A3.7
ELEVATIONS - THIRD ROW TOWNHOMES A3.8
ELEVATIONS - SINGLE FAMILY HOMES - OPTION 1 A3.9
ELEVATIONS - SINGLE FAMILY HOMES - OPTION 2 A3.10
ELEVATIONS - SINGLE FAMILY HOMES - OPTION 1 A3.11
ELEVATIONS - SINGLE FAMILY HOMES - OPTION 2 A3.12
ELEVATIONS - OWNER’S FRONTAGE HOME 1 A3.13
ELEVATIONS - OWNER’S FRONTAGE HOME 2 A3.14
VIEW FROM SHELL BEACH RD. (LOOKING WEST) A4.0
VIEW FROM SHELL BEACH RD. (LOOKING SOUTH) A4.1
VIEW FROM HIGHWAY 101 DOWN MIDDLE OF SITE A4.2
VIEW FROM HIGHWAY 101 DOWN BEACHCOMBER A4.3
VIEW BETWEEN 2ND AND 3RD ROW TOWNHOMES A4.4
VIEW OF 3RD ROW TOWNHOMES FROM BEACHCOMBER A4.5
VIEW NORTHEAST B/T 2ND AND 3RD ROW TOWNHOMES A4.6
VIEW WEST BETWEEN 1ST AND 2ND ROW TOWNHOMES A4.7
VIEW OF UPPER FLOOR OF 3RD ROW TOWNHOMES A4.8
VIEW OF OWNER’S FRONTAGE HOME 1 A4.9
VIEW OF OWNER’S FRONTAGE HOME 1 A4.10
VIEW OF OWNER’S FRONTAGE HOME 2 A4.11
VIEW OF OWNER’S FRONTAGE HOME 2 A4.12
MATERIALS AND LIGHTING A5.0
HOUSING ILLUSTRATIVE CHARACTER A6.0
HOUSING ILLUSTRATIVE CHARACTER A6.1
NEIGHBORHOOD ILLUSTRATIVE CHARACTER A6.2
OWNER’S FRONTAGE HOME LANDSCAPE PRECEDENTS A6.3

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
SHELL BEACH RD. AND BEACHCOMBER
APN 010-144-025

CURRENT USE VACANT
149847 SF 3.44 ACRES
MAX. LOT COVERAGE MAXIMUM 40%

PER PISMO BEACH

MUNICIPAL CODE

17.102.080
OPEN SPACE REQUIRED MINIMUM 60%PROPOSED 73.8%

PER PISMO BEACH

MUNICIPAL CODE

17.102.080
LANDSCAPE COVERAGE MINIMUM 40%PROPOSED

PER PISMO BEACH

MUNICIPAL CODE

17.102.095
LOT 1 PROPOSED 40.0%
LOT 2 PROPOSED 40.0%
LOT 3-8 PROPOSED 40.0%
LOT 9-20 PROPOSED 29.2%
LOT 21 PROPOSED 100.0%
DENSITY ALLOWABLE 7 UNITS/ACRE PROPOSED 5.8 UNITS/ACRE
HEIGHT LIMIT SHELL BEACH ROAD 15'-0" FROM EXISTING

SITE GRADE FOR FIRST

ROW OF STRUCTURES
PROPOSED 15'-0"
MIDDLE OF SITE 25'-0" ABOVE GRADE

EXISTING AS OF OCTOBER
12, 1976
PROPOSED 25'-0"
BLUFFTOP 15'-0" MEASURED FROM

THE HIGHEST POINT OF

THE ROOF TO THE

CENTER POINT OF THE

BUILDING FOOTPRINT AT

SITE GRADE EXISTING AS
OF JANUARY 23, 1981
PROPOSED 14'-6"

ADJACENT ZONES NORTH RSM - SINGLE-FAMILY MEDIUM DENSITY RESIDENTIAL (1998 ZONING MAP)EAST OS - OPEN SPACE

58.4%

LAND USE REQUIREMENTS

LAND USE / ZONING

OVERLAY ZONES

SPECIFIC AREA DESIGN GUIDELINES

LOT SIZE

RESIDENTIAL MEDIUM DENSITY / PLANNED RESIDENTIAL (P-R)
HL-3 HEIGHT LIMITATIONS; A-ARCHAEOLOGY; AC-COASTAL ACCESS; 1983 COASTAL ZONE CODE

ADDRESS

PROPOSED USE SINGLE FAMILY RESIDENTIAL AND TOWNHOMES

ALLOWED USE IN ZONE

ENTITLEMENTS/USE PERMIT REQUIRED CDP/CUP/TRACT/CEQA
CA-COASTAL APPEAL; H-HAZARDS; N-NOISE; OS-2-OPEN SPACE; P-PUBLIC PARKING; TD-TRANSFER DENSITY; V-VIEW CONSIDERATIONS SHELL BEACH DESIGN STANDARDS & GUIDELINES (2017)
PROPOSED 26.3%

CLUSTERS OF SFR & MFR

PROJECT DESCRIPTION
This project is a single-family residential subdivision located in the South Palisades Planning Area overlooking Palisades Park and Beach, and the San Luis Bay area near Avila Beach. The owners intend to create 20 homes of varying sizes to accommodate a planned development theme emphasizing protection of view corridors to the ocean and bluff, provision of multiple housing types and options, providing an oceanfront park to continue/connect northerly and southerly sections of Palisades Park, and the provision of private open space within the townhome section of the project to allow for common passive and active recreation uses.

T1.0
US-101
BEACH
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VICINITY MAP
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PROJECT LOCATION

SOUTH RSM - SINGLE-FAMILY MEDIUM DENSITY RESIDENTIAL

WEST OS - OPEN SPACE
SETBACKS FRONT SHELL BEACH RD 10'-0"
SIDE BEACHCOMBER 10'-0"
SIDE RES. NEIGHBOR 10'-0"
PARKING REQUIRED 24 + 7 GUEST PROPOSED 24 GARAGE + 7 GUEST 2 PER UNIT
+1 GUEST / 4 UNITS
PARKING DIMENSION STALL 9'-0" x 20'-0"DRIVEWAY WIDTH 12'-0" - 24'-0"

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 T2.0

CONTEXTUAL SITE PLAN
SCALE: N.T.S.

N
BEACH
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SOUTH PALISADES PARK BLUFF
NEIGHBORING HOMES TO THE SOUTH 2-STORY MULTI-FAMILY HOUSING AND PARKING LOTS

NEIGHBORING HOMES TO THE NORTH SHELL BEACH ROAD
1 1 4
2 5
3 6
Our site is surrounded by single-family and multi-family homes predominantly of a Tuscan/Mediterranean style to
the north and south, South Palisades Park and the Pacific Ocean to the west, and Shell Beach Rd, 101 Freeway, and open space to the east. The surrounding material palette is light-colored stucco and red clay tile roofs, with ample existing natural features including the ocean to the west and hills to the east.

SUMMARY OF CONTEXT
2 3
4 5
6 539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 T3.0

SITE SURVEY



539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
(11.8%
)
(6.9%
)
(6.3%
)
(2.8%
)
PUE
2ND-S
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1 0
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5 2
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1 0
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VARI
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100'-0
"
4 8
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3 "
8 7
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7 "
30'-6"
16 5
'
-
0 "
1 12
2 2
23 23

KEYNOTES

1. TOWNHOMES (1500 SF TYP.)

2. SINGLE FAMILY HOME SITES (3000-4000 SF PER FLOOR
PLAN OPTIONS 1 & 2)

3. OWNER’S FRONTAGE HOMES (4300 SF) ON 6000 SF LOTS

4. SOUTH PALISADES PARK EXTENSION

5. TOWNHOME COMMON AREA

6. PARCEL IN SCOPE WITH CURB, GUTTER, AND
SIDEWALK, REFER TO SHEET TTM-1

7. TOWNHOME PARKING, 2 SPACES @ 9’-0”x18’-0”

8. TOWNHOME PARKING, 1 SPACE @ 9’-0”x18’-0”

9. EXISTING TREES AND SHRUBS TO BE REMOVED

10. EXISTING TREES AND SHRUBS TO REMAIN

11. 100’-0” SETBACK FROM BLUFF RECEDENCE LINE

12. LINE OF BLUFF RECEDENCE

13. STORM DRAIN EASEMENT

14. EXISTING FIRE HYDRANT, REFER TO SHEET C2.0 FOR

PROPOSED HYDRANT LOCATIONS

15. FUTURE DRIVEWAY AND GUEST PARKING TO BE
INSTALLED WHEN LOTS ARE DEVELOPED.

16. BOLLARD AND CHAIN INSTALLATION PER PUBLIC

WORKS ENGINEERING REQUIREMENTS

17. CONCRETE TRAIL EXTENSION

18. LOCATION OF 10’ OIL PIPELINE EASEMENT

19. 20’ STORM DRAIN EASEMENT

20. SITE WALL, 3’-4’ TALL

21. EXISTING COBRA STREET LIGHT

22. NEW ADDRESS PEDESTAL

23. SFH BUILDING PADS
*Refer to civil plans for all indications of public and private easements.

A1.0
SCALE: 1” = 60’-0”

SITE PLAN
N

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
(11.8%
)
(6.9%
)
(6.3%
)
(2.8%
)
PUE

88.00'

84.00'

80.00'

80.00'

84.00'

88.00'

75.00'

77.00'

80.50'

62.93'

74.56'

53.86'
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80.00'
133.20
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84.00'

88.00'

69.04'
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L=24.
5 1
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R=135
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0 0
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0 0
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7 5
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8 0
'

70.00 '

70.00 '
A1.1
SCALE: 1” = 60’-0”
SITE PLAN lot dimensions
N

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 C1.1
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.002ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
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INSTALL CURB, GUTTER,

AND SIDEWALK

INSTALL DRIVEWAY
(N) AC PAVEMENT
60' R/W
10' PUE, BIKE
& PED. ESMT.
10' S/W /

BIKE PATH
W
W
W
W
108.52TC
108.02FL
108.16TC
107.66FL
109.02TC
108.52FL
108.78TC
108.28FL
108.59TC
108.09FL
108.24FS
108.67FS
109.08FS
108.86FS
108.60FS

INSTALL CURB, GUTTER,

AND SIDEWALK

INSTALL CURB, GUTTER,

AND SIDEWALK
( IN FEET )
1 INCH = FT.
5 1010
10 200

GRADING PLAN
C1.1

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 C1.2

BEACHCOMBER DRIVE SOUTH
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 98.00
1ST-STORY: 86.00 2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 98.00
1ST-STORY: 86.00
2ND-STORY: 99.00
1ST-STORY: 87.00
2ND-STORY: 99.00
1ST-STORY: 87.00
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INSTALL CURB, GUTTER,

AND SIDEWALKINSTALL DRIVEWAY INSTALL DRIVEWAY INSTALL DRIVEWAY (N) AC PAVEMENT

ROUGH GRAD PAD
(TYP.)
W
W
W
W
W
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W
W
( IN FEET )
1 INCH = FT.
5 1010
10 200 GRADING PLAN
C1.2

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 C1.3
(6.3%)
(2.8%)

SSSSSSSSSSSSSSSSSS
SS
SS
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INSTALL CURB, GUTTER,

AND SIDEWALK

INSTALL DRIVEWAY
(N) PCC PAVEMENT

EXISTING STORM DRAIN

PROPOSED

BIOFILTRATION SYSTEM
(TYP.)
100.00'

35.00'
B
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D
E
N
C
E
B
L
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F

1 0
0 W
W
W
W

SS SS SS SS SS SS SS
S
S
S
S
S
S
S
S
S
S
SS
SS
SS
SS
SS
SS

65.7TW

59.7FG58.0TW

55.5FS

55.0FS

55.0 FG

62.0TW

61.7FG
( IN FEET )
1 INCH = FT.
5 1010
10 200

GRADING PLAN
C1.3

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
BEACHCOMBER DRIVE SOUTH(6.3%)
(2.8%)
EX
I
S
T
I
N
G

R
R
-
T
I
E

W
A
L
L
1 .
8 H
I
G
H
+
/
-
3 "
G
A
S
2" GAS
8"ACP WATER
1 8
"
R
C
P
1 4
"

W
A
T
E
R
1 2
"
W
A
T
E
R
8 "
H
P
G
8 "

U
-
O
I
L
1 2
"

U

O
I
L
6' DIA

WIER TOP
ELEV=20.11
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.002ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 98.00
1ST-STORY: 86.00 2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 108.00
1ST-STORY: 98.00
2ND-STORY: 98.00
1ST-STORY: 86.00
2ND-STORY: 99.00
1ST-STORY: 87.00
2ND-STORY: 99.00
1ST-STORY: 87.00
B
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F

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1 0
0 10'
(E) 8" SS (E) 8" SS (E) 8" SS (E) 8" SS
(E) 8" WS(E) 8" WS
1 1 11
4 1
4 1
414
5 1
5 1 5
5 7
7 7
7 3
7 7
7 3
3 2
6 6 6 6
3 3 3
3 3
3 3
3 7
7 7
7 7
7 7
7 7
7 7
7 3
3 3
3 3
3 3
3 8
2 8
2 8
3 9
1 9
1 9
1 9
1 8
2 8
8 5'
8'
4'
4'
2 3
3 16'
(E) 30" SD(E) 30" SD
(E
)

1 0
'

S
D
ES
M
T
.
(E
)

1 0
'

S
D
ES
M
T
.
1 0
'

P
U
E
4 100.00'

35.00'
10 1
10 1
10 1
10 1
12 1111
11 11
13 13
TRACT 3181
FEBRUARY 02, 2023
1" =30'PRELIMINARY UTILITY PLANC-2

SPECIFIC CONSTRUCTION NOTES
CONNECT TO EXISTING UTILITY MAIN LINE. CONTRACTOR TO POTHOLE AND FIELD VERIFY LOCATION & DEPTH PRIOR TO CONSTRUCTION.

INSTALL 6" SDR-35 PVC SANITARY SEWER LINE. PROVIDE CLEANOUT AT END OF LINE.

INSTALL 4" SDR-35 PVC SANITARY SEWER LATERAL. PROVIDE CLEANOUT AT BUILDING CONNECTION AND/OR STUB-OUT.

INSTALL 6" SEWER LATERAL PER CITY STANDARDS.

INSTALL WATER SERVICE MANIFOLD PER CITY STANDARDS.

INSTALL 1" WATER SERVICE & METER PER CITY STANDARDS.

INSTALL 1" SCH-80 PVC WATER LINE TO BUILDING CONNECTION.

INSTALL12" STORM DRAIN CATCH BASIN WITH TRAFFIC RATED GRATE & 8" HDPE OUTLET PIPE.

INSTALL STORM DRAINAGE TREATMENT BASIN & 12 " HDPE OUTLET PIPE.

INSTALL CITY FIRE HYDRANT.

INSTALL NEW STREET LIGHT PER CITY STANDARDS.

EXISTING COBRA HEAD STREET LIGHT.

EXISTING FIRE HYDRANT TO REMAIN
1 2
3 4
5 6
7 8
9 10
11 12
13 C2.0

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
BEACHCOMBER DRIVE SOUTH(6.3%)
(2.8%)
3 "
G
A
S
2" GAS
8"ACP WATER
1 8
"
R
C
P
1 4
"

W
A
T
E
R
1 2
"
W
A
T
E
R
8 "
H
P
G
8 "

U
-
O
I
L
1 2
"

U

O
I
L
6' DIA

WIER TOP
ELEV=20.11
B
L
U
F
F
B
L
U
F
F

R
E
C
E
D
E
N
C
E
B
L
U
F
F

1 0
0 (E) 30" SD(E) 30" SD
(E
)

1 0
'

S
D
ES
M
T
.
(E
)

1 0
'

S
D
ES
M
T
.

DMA-1DMA-2DMA-3DMA-4*DMA-5

PERVIOUS

OPEN SPACE
ASSUMED 65%

IMPERVIOUS

FOR FUTURE
HOMES
ASSUMED 75%

IMPERVIOUS

W/ FUTURE
HOMES
DMA-6

PROPOSED FILTERRA

BIOFILTRATION SYSTEM

PROPOSED FILTERRA

BIOFILTRATION SYSTEM PROPOSED FILTERRA

BIOFILTRATION SYSTEM

PROPOSED FILTERRA

BIOFILTRATION SYSTEM
FU
T
U
R
E

V
E
G
E
T
A
T
E
D

P
A
R
K
100.00'

35.00'
TRACT 3181
FEBRUARY 02, 2023
1" =30'STORMWATER CONTROL PLAN
ALL DMA'S:

HYDROLOGIC SOIL TYPE = C

NO SENSITIVE AREAS

INFILTRATION AND BMP SELECTION STATEMENT
A REPORT WAS CREATED BY GEOSOLUTIONS DATED FEBRUARY 12, 2021 TO EVALUATE THE COASTAL BLUFF AND AN ANTICIPATED EROSION. THE EROSION RATE WAS CALCULATED TO BE 21 FEET IN 10 YEARS PLUS A 10 BUFFER.

IN A SEPARATE EMAIL, GEOSOLUTIONS STATED INTRODUCING ANY WATER INTO THE

SUBSURFACE WILL EVENTUALLY CREATE AN INSTABILITY IN THE BLUFFS AS THE WATER WOULD FOLLOW THE SLOPING BEDROCK CONTACT TO THE BLUFF FACE.

THE PROJECT APPROACH IS TO ALLOW MINOR SURFACE INFILTRATION FROM PERVIOUS AREAS

AND AVOID SYSTEMS THAT PROMOTE CONCENTRATED SUBSURFACE INFILTRATION, THEREFORE NON-RETAINING BIOFILTRATION BMPS WILL BE USED.

THE PROPOSED STORMWATER TREATMENT SYSTEMS ARE FILTERRA BIOFILTRATION SYSTEMS

MADE BY CONTECH ENGINEERED SOLUTIONS WITH AN INTERNAL BY-PASS FOR LARGE STORM EVENTS. FINAL SIZING OF EACH FILTERRA UNIT WILL OCCUR AFTER INITIAL PROJECT

APPROACH APPROVAL BY THE MANUFACTURER BASED ON THE TRIBUTARY AREA AND REQUIRED TREATMENT RATE.
*DMA-5 IS AT THE DOWNSTREAM END OF THE PROJECT AND CONSIST OF ROOF AND HARDSCAPE RUNOFF FROM 2 HOMES. MINIMAL POLLUTANTS ARE EXPECTED FROM DMA-5.

THE PROPOSED TREATMENT FOR DMA-5 IS TO DIRECT ROOF AND HARDSCAPE RUNOFF TO

VEGETATED AREAS/PLANTERS WITH OVERFLOW DRAINS DISCHARGING AT GRADE TO THE VEGETATED PARK TO THE WEST.

LEGEND:

IMPERVIOUS AREA
STORMWATER PERFORMANCE REQUIREMENTS:

PR1 - SITE DESIGN
PR2 - WATER QUALITY TREATMENT
PROJECT IS WITHIN WMZ 4 AND IS THEREFORE
EXCEPT FROM PR3 AND PR4
C2.1

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 TTM-1
DATE:

SHEET NUMBER:TTM-1
JOB#:15153
JANUARY 17, 2023
PROPERTY DESCRIPTION:

A 3.44 ACRE PORTION OF LOT 4 OF DOCUMENT #2011-016573 IN PISMO

BEACH, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA
SURVEY INFORMATION:

TOPOGRAPHIC SURVEY PERFORMED DECEMBER4, 2015 BY MBS LAND SURVEYS, INC.

BENCHMARK:THE BENCH MARK FOR THIS PROJECT IS A CITY OF PISMO BEACH PRIMARY CONTROL NETWORK NUMBER 6. BEING A BRASS CAP STAMPED "CITY OF PISMO BEACH BM#6" IN CONCRETE SIDEWALK, AT PARK LOCATED AT THE EASTERLY END OF INDIO DRIVE, 35 FEET (+/-) EASTERLY OF THE MOST WESTERLY PARK BENCH, AND 2 FEET SOUTHERLY OF THE NORTHERLY EDGE OF CONCRETE WALK.

ELEVATION=41.93 NAVD 88
BASIS OF BEARING:THE HORIZONTAL COORDINATE POSITIONS AND ELLIPSOID HEIGHTS ARE NORTH AMERICAN DATUM OF 1983, EPOCH 2011.00, CALIFORNIA STATE PLANE COORDINATE SYSTEM OF 1983, ZONE 5, BETWEEN CITY OF PISMO

BEACH PRIMARY CONTROL NETWORK CONTROL
NUMBERS 6 & 7, BEARING N52°01'17"W 1051.42' PER (109 LS 90), WITH A COMBINED SCALE FACTOR OF 0.99994673. TO OBTAIN GROUND DISTANCE MULTIPLY BY

1.00053325.

PROJECT TEAM:

OWNER:FRED MCNEAL
605 VIA CUMBRES
FALLBROOK, CA 92028
CIVIL ENGINEER:SCOTT STOKES, PE 58256

ABOVE GRADE ENGINEERING
245 HIGUERA STREET
SAN LUIS OBISPO, CA 93401
SURVEYOR:MICHAEL B. STANTON, PLS 5702

MBS LAND SURVEYS, INC
3559 HIGUERA STREET
SAN LUIS OBISPO, CA 93401
PROJECT INFORMATION:

ADDRESS:VACANT LAND AT BEACHCOMBER DRIVE

AND SHELL BEACH ROAD
PISMO BEACH, CA 93465
APN:010-144-025
GROSS TOTAL AREA:3.44 ac
NUMBER OF LOTS:21
APPROXIMATE LOT SIZE:0.06 ac - 1.10 ac
FLOOD ZONE:ZONE X
FLOOD MAP:06079C1337H
VESTING TENTATIVE TRACT MAP - TRACT 3181
BEACHCOMBER DRIVE AND SHELL BEACH ROAD, PISMO BEACH, CA 93449 (APN: 010-144-025)

NO SCALE - PISMO BEACH, CAVICINITY MAP
H
W
Y

1 0
1 S
H
E
L
L

B
E
A
C
H

R
D
BEAC
H
C
O
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B
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D
R
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BEAC
H
C
O
M
B
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R

D
R
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BE
A
C
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C
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B
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D
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SEAR
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PA
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A
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SUBDIVISION DESCRIPTION:

A RESIDENTIAL SUBDIVISION TO CREATE 21 NEW LOTS. LOTS 1-20 ARE FOR RESIDENTIAL DEVELOPMENT. LOT 21 IS TO BE DEDICATED IN FEE TITLE TO THE CITY OF PISMO BEACH.

RIGHT-OF-WAY DEDICATION DESCRIPTION:
20 FOOT BEACHCOMBER DRIVE. 6 FOOT SIDEWALK ALONG
BEACHCOBMER DRIVE.

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.0
BL
U
F
F
BL
U
F
F

R
E
C
E
D
E
N
C
E
B
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F
F

1 0
0 BEACH
C
O
M
B
E
R

D
R
I
V
E

S
O
U
T
H
S
H
E
L
L

B
E
A
C
H

R
O
A
D
US 101 (SOUTHB
O
U
N
D
)
SD
CO
SD
SD
2ND-S
T
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Y
:

1 0
8 .
0 0
1ST-S
T
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Y
:

9 8
.
0 0
2ND-S
T
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Y
:

1 0
8 .
0 0
1ST-S
T
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Y
:

9 8
.
0 0
2ND-S
T
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Y
:

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8 .
0 0
1ST-S
T
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R
Y
:

9 8
.
0 0
2ND-S
T
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Y
:

9 8
.
0 0
1ST-S
T
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Y
:

8 6
.
0 0
2ND-S
T
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Y
:

1 0
8 .
0 0
1ST-S
T
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Y
:

9 8
.
0 0
2ND-S
T
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Y
:

1 0
8 .
0 0
1ST-S
T
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:

9 8
.
0 0
2ND-S
T
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Y
:

1 0
8 .
0 0
1ST-S
T
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Y
:

9 8
.
0 0
2ND-S
T
O
R
Y
:

1 0
8 .
0 0
1ST-S
T
O
R
Y
:

9 8
.
0 0
2ND-S
T
O
R
Y
:

1 0
8 .
0 0
1ST-S
T
O
R
Y
:

9 8
.
0 0
2ND-S
T
O
R
Y
:

9 8
.
0 0
1ST-S
T
O
R
Y
:

8 6
.
0 0
2ND-S
T
O
R
Y
:

9 9
.
0 0
1ST-S
T
O
R
Y
:

8 7
.
0 0
2ND-S
T
O
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Y
:

9 9
.
0 0
1ST-S
T
O
R
Y
:

8 7
.
0 0
W
W
W
W
W
W
W
S
D
S
D
U
P
U
P
UP
U
P
U
P
U
P
U
P
U
P
UP
U
P
FFE
108'
L1
L1
L1
L1 L1
L1
L1
L1
L1
L1
L1
L1
L1 L1
L2
L2
L2
L2
1 5
7 7
3 3
SCALE: 1” = 60’-0”
4 Lighting Plan
N
2 2
2 2
lighting KEYNOTES
L1 = PATH LIGHTING
DOME 15310, LED
SOURCE: KICHLER OR EQUAL

DARK SKY COMPLIANT PATH LIGHT
L2 = COLUMN LIGHTING WITH POST MOUNT
SOURCE: PER CITY ENGINEERING STANDARDS

DARK SKY COMPLIANT POST MOUNT
6 KEYNOTES

1. TOWNHOMES

2. SINGLE FAMILY HOME SITES (3000-4000 SF PER FLOOR
PLAN OPTIONS 1 & 2)

3. OWNER’S FRONTAGE HOMES

4. SOUTH PALISADES PARK EXTENSION

5. TOWNHOME COMMON AREA

6. EXISTING COBRA STREET LIGHT

7. SFH BUILDING PADS

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.1
BEACH
C
O
M
B
E
R

D
R
I
V
E

S
O
U
T
H
S
H
E
L
L

B
E
A
C
H

R
O
A
D
US 101 (S
O
U
T
H
B
O
U
N
D
)

11.8%

6.9%
SD
CO
88'-0"
7 5
'
-
0 "
V
A
R
I
E
S
,

A
P
P
R
O
X
.

7 5
'
-
0 "
1 0
'
-
0 "

M
I
N
.

S
E
T
B
A
C
K
1 0
'
-
0 "

M
I
N
.

S
E
T
B
A
C
K
2ND-S
T
O
R
Y
:

1 0
8 .
0 0
1ST-S
T
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Y
:

9 8
.
0 0
2ND-S
T
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Y
:

1 0
8 .
0 0
1ST-S
T
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Y
:

9 8
.
0 0
2ND-S
T
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Y
:

1 0
8 .
0 0
1ST-S
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Y
:

9 8
.
0 0
2ND-S
T
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Y
:

9 8
.
0 0
1ST-S
T
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Y
:

8 6
.
0 0
2ND-S
T
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Y
:

1 0
8 .
0 0
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Y
:

9 8
.
0 0
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Y
:

1 0
8 .
0 0
1ST-S
T
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Y
:

9 8
.
0 0
2ND-S
T
O
R
Y
:

1 0
8 .
0 0
1ST-S
T
O
R
Y
:

9 8
.
0 0
2ND-S
T
O
R
Y
:

1 0
8 .
0 0
1ST-S
T
O
R
Y
:

9 8
.
0 0
2ND-S
T
O
R
Y
:

1 0
8 .
0 0
1ST-S
T
O
R
Y
:

9 8
.
0 0
2ND-S
T
O
R
Y
:

9 8
.
0 0
1ST-S
T
O
R
Y
:

8 6
.
0 0
2ND-S
T
O
R
Y
:

9 9
.
0 0
1ST-S
T
O
R
Y
:

8 7
.
0 0
2ND-S
T
O
R
Y
:

9 9
.
0 0
1ST-S
T
O
R
Y
:

8 7
.
0 0
W
W
W
W
S
D
S
D
U
P
UP
U
P
U
P
U
P
U
P
U
P
U
P
UP
UP
FFE
108'
BL
U
F
F
BL
U
F
F

R
E
C
E
D
E
N
C
E
B
L
U
F
F

1 0
0 BEACH
C
O
M
B
E
R

D
R
I
V
E

S
O
U
T
H

6.9%

6.3%

2.8%
SD
SD
88'-0"
84'-0"
80'-0"1
0 '
-
0 "

M
I
N
.

S
E
T
B
A
C
K
1 0
'
-
0 "

M
I
N
.

S
E
T
B
A
C
K
W
W
W
W
S
D
S
D
4 2
3 annual landscape water calcs
N

KEYNOTES

1. SINGLE FAMILY HOMES,
ESTIMATED TOTAL WATER USE =128,482
MAXIMUM ALLOWED WATER USE = 231,448

2. OWNER’S FRONTAGE HOME,
ESTIMATED TOTAL WATER USE = 33,198
MAXIMUM ALLOWED WATER USE = 49,077

3. OWNER’S FRONTAGE HOME,
ESTIMATED TOTAL WATER USE = 26,394
MAXIMUM ALLOWED WATER USE = 48,095

4. BLUFF TOP PARK,
ESTIMATED TOTAL WATER USE = 168,042
MAXIMUM ALLOWED WATER USE = 234,734
2 1
b
-
b
a
-
a
b
-
b
a
-
a

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.2
1 1
1 3
4 4
1 1
1 5
5 5
5 SCALE: 1” = 30’-0”
LANDSCAPE plan A-A
2 2
B
-
B
A
-
A
4 6
6 KEYNOTES

1. TOWNHOMES

2. TOWNHOMES DRIVEWAYS

3. SPANISH TILE FOUNTAIN

4. TERRA COTTA STAIR & TILE WALKWAY

5. SINGLE FAMILY HOME SITES (3000-4000
SF PER FLOOR PLAN OPTIONS 1 & 2)

6. 8” THICK SITE WALL, 3’-4’ TALL N

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.3
1 1
4 4
3 3
3 3
2 2
SCALE: 1” = 30’-0”
LANDSCAPE PLAN B-Bseat wall
fire place
spanish fountain
B
-
B
A
-
A
fire place
SWIM spa
outdoor kitchen w/bbq
36” tall stucco wall
spa
outdoor kitchen
w/bbq
B-
B
c-
c

KEYNOTES

1. OWNER’S FRONTAGE HOMES

2. (N) RESIDENCE DRIVEWAYS

3. SINGLE FAMILY HOME SITES (3000-4000
SF PER FLOOR PLAN OPTIONS 1 & 2)

4. SFH BUILDING PADS
N

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.4
SCALE: 1” = 30’-0”
LANDSCAPE PLAN c-c
B-
B
B
-
B
c-
c
c
-
c
1 9
2 3
4 5
7 8
8 6
6 KEYNOTES

1. EXISTING CONCRETE WALK CONNECTION TO ADJACENT

PARK TO REMAIN

2. (N) LAWN TO MATCH ADJACENT PARK LAWN - 2,465 SF*

3. (N) LAWN TO MATCH ADJACENT PARK LAWN -872 SF*

4. (N) CALIFORNIA NATIVE PLANTING, SEE
PLANTING PALETTE FOR MORE INFORMATION.*

5. (N) CONCRETE TRAIL TO CONNECT ADAJACENT PARKS

6. EXISTING NATIVE VEGETATION TO REMAIN

7. (N) BENCH (3) TOTAL, PER CITY STANDARDS

8. (N) TRASH RECEPTICLE, PER CITY STANDARDS

9. (N) BIKE RACKS PER CITY ENGINEERING STANDARDS.
* Final Landscape Construction Drawings for the Blufftop Park, Including turf area, will be approved by Engineering and Planning Divisions.

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.5
tree palette

PLANT SCHEDULE

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.6
shrubs, perennials, & grasses palette

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.7
shrubs, perennials, and grasses palette
‘’

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.8

STATICEBUSH LILY

COMMON YARROW DEEP ROSE YARROW BLUE HIBISCUS

SEASCAPE MAT RUSHENGLISH LAVENDER

ROSENKA BOUGANVILLEA HEARST CEANOTHUS ORCHID ROCK ROSE

WINTER DAPHNE TINY MONSTER GERANIUM MINERVA ROSE OF SHARON

PURPLE QUEEN BOUGANVILLEA

DWARF STRAWBERRY TREE

EUREKA LEMON - PINK

KING PALM

CORAL TREETHORNLESS MEXICAN LIME

QUEEN PALM WINDMILL PALM PAGE MANDARIN ORANGEMANDARIN ORANGE GOLD NUGGET MANDARIN

MEYER LEMON CARA NAVAL ORANGE PINEAPPLE GUAVA PYGMY DATE PALM

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 L1.9

LANDSCAPE NARRATIVE

THE PROPOSED LANDSCAPE PALETTE IS DIRECTLY INFLUENCED BY THE SPANISH REVIVAL ARCHITECTURE OF THE TOWN-HOMES AND OWNER’S FRONTAGE HOMES. COLORFUL PLANTING SELECTIONS BRING YEAR ROUND INTEREST WHILE RESPONDING TO THE PISMO BEACH COASTAL CONTEXT. FRUIT BEARING TREES

ARE PROPOSED THROUGHOUT THE DEVELOPMENT TO PROMOTE COMMUNITY ENGAGEMENT AND ARE

THOUGHTFULLY PLACED THROUGHOUT THE PROPERTY TO HIGHLIGHT ARCHITECTURAL DETAILS OF THE BUILDINGS. PLANT SELECTIONS ARE WATER WISE WITH MEDIUM TO HIGH USE VARIETIES PLACED IN APPROPRIATE HYDRO-ZONES FOR MAXIMUM WATER SAVINGS. SELECT NATIVE AND POLLINATOR SPECIES ARE ENTWINED INTO THE GENERAL THEME OF THE PLANTING PALETTE TO PROMOTE ECOLOGICAL BALANCE.

RUSSIAN SAGE SILVER SHEEN KOHUHU WESTERN SWORD FERN BIRD OF PARADISE SALVIA TERRA SECA BACHARIS PILULARIS

ERIGERON GLAUCUS ERIOGONUM FASICULATUM ERIOGONUM PARVIFOLIUM BRODIAEA PULCHELLA ARCTOSTAPHYLOS EDMUNSII DYMONDIA

DWARF MAT RUSH

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 A2.0
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - 1ST ROW TOWNHOME 3BR/3BA

SITE PLAN KEY
total AREA = 1700 SF
total AREA = 1652 SF
FIRST FLOOR AREA = 600 SF
FIRST FLOOR AREA = 574 SF
UNIT 1
UNIT 2

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 A2.1
SCALE: 1/8” = 1’-0”
SECOND FLOOR PLAN - 1ST ROW TOWNHOME 3BR/3BA
second FLOOR AREA = 1100 SF
second FLOOR AREA = 1078 SF
UNIT 1
UNIT 2
total AREA = 1700 SF
total AREA = 1652 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - 2ND ROW TOWNHOMES 2BR/2.5BA
A2.2
UP
UP
40'-0"4'-0"2'-0"
3'
-
0 "
16 '
-
0 "
7'
-
0 "
7'
-
0 "
16 '
-
0 "
3'
-
0 "
26 '
-
0 "
26 '
-
0 "
40'-0"4'-0"2'-0"
4'-0"
4'-0"
15 '
-
0 "
11 '
-
0 "
11 '
-
0 "
15 '
-
0 "

BEDROOM
13'-2" X 14'-6"
CLO.

ENTRY
4'-9" X 10'-1"
PORCH
5'-8" X 14'-8"
LDRY.
5'-0" X 3'-0"
CLO.
3 96-GALLON
WASTE

RECEPTACLES
BATH
5'-0" X 8'-1"
GARAGE
20'-0" X 25'-1"
GARAGE
20'-0" X 25'-1"W.I.C.
5'-6" X 4'-1"
W.I.C.
5'-6" X 4'-1"
BATH
5'-0" X 8'-1"
ENTRY
4'-9" X 10'-1"

BEDROOM
13'-2" X 14'-6"
PORCH
5'-8" X 14'-8"
LDRY.
5'-0" X 3'-0"
MC
N
E
A
L

B
E
A
C
H
C
O
M
B
E
R

N
E
I
G
H
B
O
R
H
O
O
D
SH
E
L
L

B
E
A
C
H

R
O
A
D

A
N
D

B
E
A
C
H
C
O
M
B
E
R
PI
S
M
O

B
E
A
C
H
,

C
A
06 .
0 3
.
2 0
2 1
0 8
1/8" = 1'-0"SCALE:
421 16
1 SECOND ROW TOWNHOME 2BR/2.5BA

FLOOR PLANS
total AREA = 1556 SF
total AREA = 1556 SF
FIRST FLOOR AREA = 449 SF
FIRST FLOOR AREA = 449 SF
UNIT 3
UNIT 4

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
SCALE: 1/8” = 1’-0”
SECOND FLOOR PLAN - 2ND ROW TOWNHOMES 2BR/2.5BA
A2.3
DN
DN 1/2 BATH
5'-7" X 4'-9"
26 '
-
0 "
2'
-
0 "
26 '
-
0 "
2'
-
0 "
3'-0"11'-6"25'-6"4'-0"2'-0"
40'-0"
40'-0"
3'-0"11'-6"25'-6"4'-0"2'-0"
14 '
-
6 "
11 '
-
0 "
11 '
-
0 "
14 '
-
6 "
6"
6"
4'-0"
4'-0"
PTRY
COAT
COAT
PTRY
MASTER
BATH
5'-0" X 11'-1"
MASTER

BEDROOM
15'-1" X 13'-6"
W.I.C.
5'-7" X 6'-0"
BA
L
C
O
N
Y
5'
-
8 "
X

1 4
'
-
2 "

KITCHEN
9'-10" X 14'-8"

LIVING/DINING
17'-8" X 25'-1"
BA
L
C
O
N
Y
5'
-
8 "
X

1 4
'
-
2 "

LIVING/DINING
17'-8" X 25'-1"

KITCHEN
9'-10" X 14'-8"
MASTER

BEDROOM
15'-1" X 13'-6"
W.I.C.
5'-7" X 6'-0"
MASTER
BATH
5'-0" X 11'-1"
1/2 BATH
5'-7" X 4'-9"
MC
N
E
A
L

B
E
A
C
H
C
O
M
B
E
R

N
E
I
G
H
B
O
R
H
O
O
D
SH
E
L
L

B
E
A
C
H

R
O
A
D

A
N
D

B
E
A
C
H
C
O
M
B
E
R
PI
S
M
O

B
E
A
C
H
,

C
A
06 .
0 3
.
2 0
2 1
0 8
1/8" = 1'-0"SCALE:
421 16
1 SEDOND ROW TOWNHOME 2BR/2.5BA

FLOOR PLANS
total AREA = 1556 SF
total AREA = 1556 SF
second FLOOR AREA = 1107 SF
second FLOOR AREA = 1107 SF
UNIT 3
UNIT 4

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - 3RD ROW TOWNHOMES 2BR/2.5BA
A2.4
total AREA = 1442 SF
total AREA = 1503 SF
FIRST FLOOR AREA = 367 SF
FIRST FLOOR AREA = 496 SF
UNIT 5
UNIT 6

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
SCALE: 1/8” = 1’-0”
A2.5
SECOND FLOOR PLAN - 3RD ROW TOWNHOMES 2BR/2.5BA
BA
L
C
O
N
Y
PORCH
PORCH
5'-6" X 11'-0"
MASTER

BEDROOM
11'-7" X 14'- 1"
MASTER
BATH
6'-0" X 8'-9"

KITCHEN
8'-1" X 12'-6"

LIVING/DINING
12'-5" X 25'-1"
1/2 BATH
7'-1" X 7'-8"
W.I.C.
6'-0" X 5'-0"
BA
L
C
O
N
Y
26 '
-
0 "
28 '
-
0 "
1'
-
0 "
10 '
-
0 "
15 '
-
0 "
6'
-
6 "
7'
-
6 "
12 '
-
0 "
2'
-
0 "
2'
-
0 "
40'-0"
6'-0"1'-6"17'-6"
21'-0"
4'-6"
3'
-
0 "
16 '
-
0 "
7'
-
0 "
7'
-
0 "
16 '
-
0 "
3'
-
0 "
4'-0"
40'-0"
19'-0"
21'-0"
2'-0"4'-0"4'-6"
COAT

LIVING/DINING
12'-5" X 25'-1"

KITCHEN
8'-1" X 12'-6"
W.I.C.
6'-0" X 5'-0"
MASTER
BATH
6'-0" X 8'-9"
1/2 BATH
7'-1" X 7'-8"
MASTER

BEDROOM
11'-7" X 14'- 1"
MC
N
E
A
L

B
E
A
C
H
C
O
M
B
E
R

N
E
I
G
H
B
O
R
H
O
O
D
SH
E
L
L

B
E
A
C
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R
O
A
D

A
N
D

B
E
A
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O
M
B
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PI
S
M
O

B
E
A
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,

C
A
06 .
0 3
.
2 0
2 1
0 8
1/8" = 1'-0"SCALE:
421 16
1 THIRD ROW TOWNHOME 2BR/2.5BA

FLOOR PLANS
total AREA = 1442 SF
total AREA = 1503 SF
second FLOOR AREA = 1075 SF
second FLOOR AREA = 1107 SF
UNIT 5
UNIT 6

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23

SITE PLAN KEY
A2.6
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - SINGLE FAMILY HOME - option 1
TOTAL AREA = 3682 SF
FIRST FLOOR AREA = 2074 SF

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 A2.7
SCALE: 1/8” = 1’-0”
SECOND FLOOR PLAN - SINGLE FAMILY HOME - Option 1
TOTAL AREA = 3682 SF
SECOND FLOOR AREA = 1608 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 A2.8
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - SINGLE FAMILY HOME - option 2
TOTAL AREA = 3734 SF
FIRST FLOOR AREA = 2148 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 A2.9
SCALE: 1/8” = 1’-0”
SECOND FLOOR PLAN - SINGLE FAMILY HOME - Option 2
TOTAL AREA = 3734 SF
SECOND FLOOR AREA = 1586 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
DINING
13'-0"x15"0"

KITCHEN
21'-1"x16'-7"
PATIO
POWDER
8'-0"x4'-0"
LIVING
25'-4"x22'-1"
GUEST
13'-9"x12'-11"
GARAGE
25'-6"x21'-6"
PTRY
10'-0"x5'-7"

LAUNDRY
7'-0"x8'-7"
GUEST
BATH
10'-0"x6'-0"
ENTRY
8'-6"x8'-6"
CLOSET
4'-0" x 7'-0"

MUD ROOM
7'-0"x11'-10"
55 '
-
0 "
24 '
-
6 "
10 '
-
0 "
60'-0"
24'-6"13'-1112"
5'-0"19'-0"
84'-0"
AP
P
R
O
X
.

1 1
'
-
0 "
AP
P
R
O
X
.

7 6
'
-
0 "
21'-612"
4'
-
6 "
22 '
-
0 "
48 '
-
0 "
55 '
-
0 "
5'
-
0 "
2'
-
0 "
4'
-
0 "

BUILDING PAD SETBACK LINE
BUILDABLE AREA = 3465 SF

PROPERTY LINE
MC
N
E
A
L

B
E
A
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C
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B
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N
E
I
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B
O
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H
O
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SH
E
L
L

B
E
A
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O
A
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A
N
D

B
E
A
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B
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PI
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B
E
A
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,

C
A
01 .
1 2
.
2 0
2 3
0 8
1/8" = 1'-0"SCALE:
421 16
1 SINGLE FAMILY HOME GROUND FLOOR PLAN

FIRST ROW

SITE PLAN KEY
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - SINGLE FAMILY HOME - option 1
TOTAL AREA = 3515 SF
FIRST FLOOR AREA = 1995 SF

SITE PLAN KEY
A2.10

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
MASTER

BEDROOM
19'-9"x16'-1"
MASTER
BATH
9'-8"x15'-0"BALCONY
20'-2"x8'-0"

BEDROOM
14'-3"x16'-6"
BATH
6'-6"x16'-10"
CLOSET
7'-5"x15'-0"

ROOF DECK
10'-4"x12'-4"
CLOSET

BEDROOM
14'-3"x16'-10"
BATH
6'-6"x10'-0"
CLOSET
6'-6"x6'-0"55
'
-
0 "
11 '
-
0 "
13 '
-
6 "
10 '
-
0 "
60'-0"
18'-6"13'-1112"
13 '
-
4 "
5'-0"19'-0"
84'-0"
AP
P
R
O
X
.

1 1
'
-
0 "
AP
P
R
O
X
.

7 6
'
-
0 "
21'-612"
4'
-
6 "
22 '
-
0 "
34 '
-
7 12"
41 '
-
7 12"
5'
-
0 "
2'
-
0 "
6'-0"
3'
-
1 1
12"

BUILDING PAD SETBACK LINE
BUILDABLE AREA = 3465 SF

PROPERTY LINE
MC
N
E
A
L

B
E
A
C
H
C
O
M
B
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R

N
E
I
G
H
B
O
R
H
O
O
D
SH
E
L
L

B
E
A
C
H

R
O
A
D

A
N
D

B
E
A
C
H
C
O
M
B
E
R
PI
S
M
O

B
E
A
C
H
,

C
A
01 .
1 2
.
2 0
2 3
0 8
1/8" = 1'-0"SCALE:
421 16
1 SINGLE FAMILY HOME GROUND FLOOR PLAN
FIRST ROW A2.11

SITE PLAN KEY
SCALE: 1/8” = 1’-0”
SECOND FLOOR PLAN - SINGLE FAMILY HOME - Option 1
TOTAL AREA = 3515 SF
SECOND FLOOR AREA = 1520 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
MASTER

BEDROOM
17'-2"x20'-11"
MASTER
BATH
9'-6"x10'-2"
PATIO

BEDROOM
13'-0"x26'-6"
CLOSET
5'-0" X 7'-6"
GARAGE
26'-0"x20'-0"
ENTRY
7'-2"x10'-0"

BEDROOM
13'-1"x15'-7"
BATH
6'-0"x10'-2"
CLOSET
5'-7"x5'-0"
55 '
-
0 "
27 '
-
0 "
10 '
-
0 "
60'-0"
38'-512"
5'-0"19'-0"
84'-0"
AP
P
R
O
X
.

1 1
'
-
0 "
AP
P
R
O
X
.

7 6
'
-
0 "
21'-612"
2'
-
0 "
22 '
-
0 "
48 '
-
0 "
55 '
-
0 "
5'
-
0 "
2'
-
0 "
4'
-
0 "
CLOSET
5'-7"x5'-0"
PATIO

LAUNDRY
5'-0"x8'-0"
CLOSET
5'-0" X 7'-6"

BEDROOM
13'-1"x15'-7"
BATH
5'-0"x10'-6"
BATH
5'-0"x10'-6"

BUILDING PAD SETBACK LINE
BUILDABLE AREA = 3465 SF

PROPERTY LINE
CLOSET
5'-0" X 6'-0"
MC
N
E
A
L

B
E
A
C
H
C
O
M
B
E
R

N
E
I
G
H
B
O
R
H
O
O
D
SH
E
L
L

B
E
A
C
H

R
O
A
D

A
N
D

B
E
A
C
H
C
O
M
B
E
R
PI
S
M
O

B
E
A
C
H
,

C
A
01 .
1 2
.
2 0
2 3
0 8
1/8" = 1'-0"SCALE:
421 16
1 SINGLE FAMILY HOME GROUND FLOOR PLAN
FIRST ROW A2.12

SITE PLAN KEY
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - SINGLE FAMILY HOME - option 2
TOTAL AREA = 3660 SF
FIRST FLOOR AREA = 2136 SF

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23

BALCONY
20'-2"x8'-0"
DINING
12'-0"x15'-8"

KITCHEN
21'-6"x18'-10"

ROOF DECK
11'-1"x12'-7"
LIVING
19'-6"x21'-9"

DEN/OFFICE
10'-2"x12'-0"
PTRY
7'-7"x9'-3"
GUEST
BATH
5'-6"x9'-3"
55 '
-
0 "
10 '
-
5 12"
16 '
-
6 12"
10 '
-
0 "
60'-0"
32'-512"
13 '
-
6 "
5'-0"19'-0"
84'-0"
AP
P
R
O
X
.

1 1
'
-
0 "
AP
P
R
O
X
.

7 6
'
-
0 "
21'-612"
2'
-
0 "
22 '
-
0 "
29 '
-
5 12"
41 '
-
5 12"
10 '
-
0 "
2'
-
0 "
6'-0"
4'
-
0 "
CL
O
S
E
T

BUILDING PAD SETBACK LINE
BUILDABLE AREA = 3465 SF

PROPERTY LINE
MC
N
E
A
L

B
E
A
C
H
C
O
M
B
E
R

N
E
I
G
H
B
O
R
H
O
O
D
SH
E
L
L

B
E
A
C
H

R
O
A
D

A
N
D

B
E
A
C
H
C
O
M
B
E
R
PI
S
M
O

B
E
A
C
H
,

C
A
01 .
1 2
.
2 0
2 3
0 8
1/8" = 1'-0"SCALE:
421 16
1 SINGLE FAMILY HOME GROUND FLOOR PLAN
FIRST ROW A2.13

SITE PLAN KEY
SCALE: 1/8” = 1’-0”
SECOND FLOOR PLAN - SINGLE FAMILY HOME - Option 2
TOTAL AREA = 3660 SF
SECOND FLOOR AREA = 1524 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 A2.14
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - OWNER’S FRONTAGE HOME 1
TOTAL AREA = 4308 SF
FIRST FLOOR AREA = 3003 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23

SITE PLAN KEY
A2.15
SCALE: 1/8” = 1’-0”
second FLOOR PLAN - OWNER’S FRONTAGE HOME 1
TOTAL AREA = 4308 SF
SECOND FLOOR AREA = 1305 SF

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23

SITE PLAN KEY
A2.16
SCALE: 1/8” = 1’-0”
FIRST FLOOR PLAN - OWNER’S FRONTAGE HOME 2
TOTAL AREA = 4311 SF
FIRST FLOOR AREA = 3145 SF

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23 A2.17
SCALE: 1/8” = 1’-0”
second FLOOR PLAN - OWNER’S FRONTAGE HOME 2
TOTAL AREA = 4311 SF
SECOND FLOOR AREA = 1166 SF

SITE PLAN KEY

539 Marsh Street
San Luis Obispo, CA
805.541.1010
[email protected]
McNEAL BEACHCOMBER NEIGHBORHOOD

SHELL BEACH, CA
DATE: 7/19/23
120
110
100
90 80
70 60
50 40
30 20
10 130

SFH BUILDING PAD
DRIVE

TOWNHOMES

SHELL BEACH ROAD

EXISTING GRADE

PROPOSED GRADE

DRIVETOWNHOMES TOWNHOMES

DRIVESINGLE FAMILY HOME
SITES (3000-4000 SF

PER FLOOR PLAN
OPTIONS 1 & 2)
US 101

74.0 FF

84.0 FF
PLBLUFF 100 PL PL PL

SETBACK
& PUEPLPL
25'-0" HEIGHT

LIMIT FROM

EXISTING GRADE
OWNER'S CUSTOM HOME 1

62.3 CENTER ELEV

77.3' (15' ABOVE CENTER)

55.0 FF

60.0 FF

84.0 FF

94.0 FF

87.0 FF

99.0 FF 98.0 FF
108.0 FF 108.0 FF

98.0 FF
15 '
-
0 "

H
E
I
G
H
T

L
I
M
I
T
FR
O
M

S
I
T
E

G
R
A
D
E
@
E
L
E
V
A
T
I
O
N

HORIZON LINE

BLUFF SITE LINE

HORIZON LINE

BLUFF SITE LINE
3'
-
0 "

A
B
O
V
E
TH
E

N
E
A
R
E
S
T
TR
A
V
E
L

L
A
N
E
OF

U
S

H
W
Y

1 0
1 VIEW PLANE @

LOCATION OF

VIEW CORRIDOR
ANALYSIS (A3.4)
PL

SINGLE FAMILY HOME
SITES (3000-4000 SF

PER FLOOR PLAN
OPTIONS 1 & 2)
PL
W
W
W
SSSSSS
SS
SS
SS
SS
W
W
W
W
W
W
W
W
SS
SS
SS
SS
SS
W
W
W
W
W
W
W
W
W
W W
W
W
W
W
SS
SS
SS
SS
SS
SS
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
WWWW
SS SS
SS
SS
SS
B
L
U
F
F

R
E
C
E
D
E
N
C
E
B
L
U
F
F

1 0
0 BEACHCOMBER DRIVE SOUTH
S
H
E
L
L

B
E
A
C
H

R
O
A
D
U
S

1 0
1 (
S
O
U
T
H
B
O
U
N
D
)

11.8%

6.9%

6.3%

2.8%
R
6 0
.
0 0
'
R8
0 .
0 0
'
PUE
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FF =

1 0
0 .
0 '
FF =

9 8
.
0 '
FF =

9 4
.
0 '
FF =

9 1
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0 '
FF =

8 5
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5 '
FF =

8 2
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0 '
FF =

7 3
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0 '
FF =

7 8
.
0 '
FF =

8 0
.
0 '
FF =

8 4
.
0 '
FF =

8 7
.
0 '
FF =

9 0
.
5 '
FF =

9 4
.
5 '
FF =

9 9
.
0 '
9 8
.
5 F
S
1 0
0 .
0 F
S
9 8
.
0 F
G
9 4
.
0 F
G
9 4
.
0 F
G
91 .
0 F
G
9 1
.
0 F
G

86. 0

F
G
8 5
.
5 F
G

83. 0

F
G
80 .
5 F
G
82 .
0 F
G

76. 0

F
G

76. 0

F
G

74.0 FG

74.5 FG

73. 0

F
G
8 5
.
5 F
G

74.0 FG

78. 0

F
G

80.0 FG
7 7
.
0 F
G

84.0 FG
8 0
.
0 F
G

87.0 FG
8 3
.
0 F
G

90.5 FG
8 6
.
5 F
G

94.5 FG
9 0
.
0 F
G
9 5
.
0 F
G
9 9
.
0 F
G

98.5 F
G 100.0
F
G

SECTION LINEB
L
U
F
F

R
E
C
E
D
E
N
C
E
B
L
U
F
F

1 0
0 BEACHCOMBER DRIVE SOUTH
S
H
E
L
L

B
E
A
C
H

R
O
A
D
U
S

1 0
1 (
S
O
U
T
H
B
O
U
N
D
)

11.8%

6.9%

6.3%

2.8%
R
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.
0 0
'
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0 0
'
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AeccDbCogoPo
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BEACHCOMBER DRIVE SOUTH
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R
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A
D
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1 0
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(11.8%)
(6.9%)
(6.3%)
(2.8%)
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c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )AeccDbCogoPoint (Aecc
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoin
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aecc
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoin
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoin
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aecc
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoin
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoin
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogo
P
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoin
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aecc
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aecc
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aecc
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoin
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Aec
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint
(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoP
o
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPo
i
n
t

(
A
e
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoint (Ae
c
c
L
a
n
d
1 2
0 )
AeccDbCogoPoi
n
t