HomeMy WebLinkAbout1196 - Amending Zoning Map - 250 W Gobbi St1
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ORDINANCE NO. 1196
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE
OFFICIAL ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA AND ESTABLISHING THE
MEDIUM DENSITY RESIDENTIAL -PLANNED DEVELOPMENT COMBINING ZONING (R2 -PD)
DISTRICT AT 250 WEST GOBBI STREET (APN 001-306-06)
The City Council of the City of Ukiah does hereby ordain as follows:
SECTION ONE- FINDINGS AND DECLARATIONS
The City Council finds and declares as follows:
The Planning Commission held a public hearing to provide direction on the location of the
proposed zoning map amendment on October 22, 2019. The Planning Commission voted
to recommend the City Council approve proposed Zoning Ordinance map amendment
rezoning the subject parcel from Medium Density Residential (R2) to Medium Residential
Density -Planned Development Combining Zoning District (R2 -PD) ("Zoning Map
Amendment").
The Zoning Map Amendment is consistent with the findings required for adoption of an
ordinance to approve a Zoning Ordinance amendment as required by Zoning Ordinance
section 9265.
General Plan: The Zoning Map Amendment is consistent with General Plan because it
implements General Plan, Goal ED -1, Policy ED 1.1, Implementation Measure CD -9.2,
Goal CT -2, Policy CT -2.2, Goal CT -3, Goal H-1, Goal H-2, Goal H-4, Goal H-5, Policies,
H-5.1, 5.6 & 5.7 and Implementation Measures H -5.h and j.
4. The General Plan allows up to 14 units per acre of gross land. At 0.94 acres (gross), the
site would allow for up to 13 dwellings. No amendment to the General Plan designation
for the project site is proposed or required, as the proposal is within the allowed density
and the parcel will retain its MDR General Plan designation.
The proposed planned development combining zone/district and all uses therein are
compatible and complementary to the existing and potential development in the general
vicinity of the project site, and will result in a more appropriate land use designation given
the policy of encouraging housing development in walking distance to stores and other
commercial and public services.
The City of Ukiah as lead agency has determined the Zoning Ordinance map amendment
is consistent with the development density established by the existing zoning and General
Plan, and is not subject to further environmental review, according to California
Environmental Quality Act (CEQA) §15183.
Notice of the proposed Zoning Ordinance Map Amendment was provided in the following
manner:
• Mailed to property owners within 300 feet of the project site on October 10, 2019 and
October 23, 2019.
• Published in the Ukiah Daily Journal on October 12, 2019 and October 26, 2019.
Page 1 of 2
• Posted at the Civic Center (glass case) on October 17, 2019, November 1, 2019,
and November 15, 2019.
• Posted on site on October 10, 2019 and October 23, 2019.
8. The City Council has considered the planned development combining zone application
and precise development plan, attached hereto as Exhibit A, together with the
recommendation of the Planning Commission to approve the ordinance, and the precise
development plan.
SECTION TWO — ADOPTION OF ORDINANCE AND PLAN
1. The Official Zoning Map for the City of Ukiah is amended to change the land use designation
of 250 West Gobbi Street, APN 001-306-06 from Medium Density Residential (R2) to include the
Planned Development Combining Zoning District (R2 -PD)
2. This Ordinance incorporates the precise development plan attached hereto as Exhibit A.
SECTION FOUR
This ordinance shall be published as required by law in a newspaper of general circulation.
Section FIVE
This ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on November 6, 2019, by the following roll call vote:
AYES: Councilmembers Orozco, Brown, Scalmanini, Crane, and Mayor Mulheren
NOES: None
ABSENT: None
ABSTAIN: None
Passed and adopted on November 20, 2019, by the following vote:
AYES: Councilmembers Orozco, Brown, Scalmanini, and Mayor Mulheren
NOES: None
ABSENT: Vice Mayor Crane
ABSTAIN: None
ATTEST:
G�.
K stine Lawler, City Clerk
Page 2 of 2
aur4en Mulhere , Mayor
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EXHIBIT A
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PRECISE PLAN OF DEVELOPMENT FOR GOBBI COMMONS PROJECT
Lot Size
UCC R2 Requirement
6,000 sf
Setbacks Front: 15 ft
Rear: 15 ft
Sides: 10 ft
Landscaping 20% of the gross area of
the parcel, unless based
upon the small size of a
parcel, it would be
unreasonable and illogical.
A minimum 50% of the
landscaped area shall be
dedicated to live plantings.
Proposed with Precise Plan of Development
3,061 sf to 4,011 sf
Front: 6 ft to 16 ft
Rear: 10 ft to 25 ft
Sides: 0 ft to 6 ft
Minimum 20% per lot. Each lot would have front,
side and rear yards. The front yards are
proposed to be landscaped with a variety of
drought -tolerant grasses, shrubs, and trees,
selected to minimize upkeep and water
consumption. The Applicant proposes gravel
utility areas in the side yard and zero-scaping in
the rear yards, to allow for individual owner
preference and minimize water consumption
UCC §9167(E)(10)(I) states the Planning
Commission or City Council may modify the
required elements of a landscaping plan.
Height 30 ft Approximately 26 ft max
Parking
Allowed Listed in UCC §9031 and Consistent with UCC §9031 and §9032
Uses § 9032
2 spaces per dwelling unit 4 spaces per dwelling unit and 6 common
spaces (38 total)
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QUI iir .■ r s
Inc,
Gobbi Commons
250 West Gobbi Street, City of Ukiah, Ca
APN: 001-306-06-00
Revised July 29, 2019
RECEIVED
AUG 0 1 2019
Proposal:
The request involves subdividing an 0.863 -acre net (0.943 -acre gross) parcel into 8 irY tvi'dual totk for the
construction of 8 detached single-family homes.
Single -Family Residential Units:
Net Density:
Gross Density:
Total Parking Stalls:
Largest Parcel:
Smallest Parcel:
Average Parcel Size:
8
9.26 units per net acre
8.48 units per gross acre
38
4,011 square feet
3,061 square feet
3,465 square feet
Requested Entitlements:
Major Site Development Permit
Major Subdivision
Re -Zone to allow a Planned Development Overlay Zone
- A Precise Development Plan pursuant to Planned Development Procedures (9167.E)
Project Location:
Gobbi Commons is located at 250 West Gobbi Street on the north side of the block, between South Dora
Street to the west and South Oak Street to the east. The project site is across the street from Court Street.
Surrounding land uses include:
North: Detached single-family
South: West Court Street, professional office and detached single-family
West: Detached single-family and professional office
East: Detached single-family and a multi -family structure
The size is designated Medium Density Residential on the General Plan diagram and is located in the R-2
— Medium Density Residential zoning district. The R-2 district allows a density range of 1 to 14 units per
acre.
Site Description:
The subject site is generally flat, with a small grade change from the northwest corner (630 feet) of the
property down to the southeast corner (628 feet).
Ground cover consist of invasive weeds and grasses that are routinely mowed for weed abatement
purposes. The trees on site are predominantly located along property lines.
Page 1 of 6
GLIILL0f1 I.c.
Project Description:
Gobbi Commons is an 8 -lot subdivision containing both attached and detached single-family homes. Lot
sizes range from 3,061 to 4,011 square feet with an average lot size of 3,465 square feet with homes
ranging in approximately 1,250 square feet to 1,400 square feet.
Units will be both single and two -stories in height. All homes will contain a 2 -car garage and a driveway
large enough to accommodate 2 additional vehicles. The proposal includes 6 additional parking stalls
located at the terminus of the "T" roadway. The entire proposal accommodates 38 vehicles.
Additional Project Details
Access: Vehicle access is from West Gobbi Street by a 24 -foot wide right-of-way that terminates
into a "hammer -head". The design of the hammerhead is in compliance with Appendix D Fire
Apparatus Access Road in the International Fire Code (D103).
To accommodate the pedestrian access, the hammerhead will contain a 4 -foot wide area that is
delineated for pedestrians. This area will either be finished with a stamped, stained markings,
thermo-plastic or similar materials.
Architecture: The proposal includes 3 different elevations that will also be "mirrored" to one
another. Elevations of homes will vary in roof pitches, finishes and colors which will provide visual
interest, create internal mixture while still retaining continuity throughout.
All homes are designed in the craftsman style architecture and will contain a front porch and back
patio. Details and interest to the elevations are in the form of gable ends, windows in the garage
door, cultured stone and brink wainscoting at the patio. Finish material will consist of both stucco
and Hardi-board.
Lighting: All lighting will be placed on the front of each single-family residence and will be dark
sky compliant with the lighting directed downward.
Common Area: The total common area consists of 9,698 square feet, with approximately 1,090
square feet dedicated as an interior area dedicated to approximately 8 individual raised gardens
beds, crushed granite and a water station. This water station will accommodate a dog bowl, leash
hook and a hose bib.
Landscaping: Landscaping will be provided throughout the entire project. Front yards will be
landscaped to minimize upkeep and water usage. The landscaping will be unified throughout the
project with similar plants and trees to be incorporated on each lot. Rear yards will also contain
landscaping, with the goal to be zeroscaped and with minimal water and time demand for
maintenance. Water needs for the landscaping within the project will be in compliance with the
Water and Conservation Act (AB 1881).
Page 2 of 6
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u1LLoInc.
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Fencing: Internally, fencing between the lots and surrounding the property will consist of 6 foot
dog-eared cedar. Along the southern side of Lot 1 and 8, fencing would also consist of cedar, but
will be 6 -feet overall, with the top 2 -feet as lattice.
Signage: A small sign with no lighting will be installed in the landscaped common area. The copy
on the signage will note "Gobbi Commons" and will be constructed of durable materials and at a
scale that is pedestrian in character.
Planned Development Combining Zone/District
A site-specific development is proposed, and pursuant to Ukiah City Code (UCC) section 9167.F, a Precise
Development Plan is required to be submitted. As noted in the UCC, the following criteria shall be used
in determining a precise development plan's consistency with the purpose and intent of this article:
1. User Impact and Needs: The design of the project shall consider the impact and needs of the
user in respect to circulation, parking, traffic, utilities, public services, noise and odor, privacy,
private and common open spaces, trash collection, security and crime deterrence, energy
consumption, and other design concerns.
The design has enough off-street parking, while the road is designed in compliance with
international fire standards which can accommodate a fire truck and allow it to turn around
on-site prior to exiting onto West Gobbi Street.
The homes are designed with front and rear patios that allow for both a private setting and
allows for neighbors to engage the street. Windows are placed to provide additional "eyes
on the street" which help security and crime deterrence. Individual placement and internal
layout of each home allows for additional privacy amongst the residential units.
All homes will be designed and constructed to Title 24 of the California Building Code (CBC).
This code section ensures that all related features and equipment that pertains to the
construction of the home are structurally, mechanically sufficient, and that electrical and
plumbing systems are adequate. The CBC also requires minimum energy efficiently
standards, green design, construction and maintence, fire and life safety and accessibility.
2. Relationship to Physical Features: The location of the buildings and structures shall respect the
natural terrain of the site and shall be functionally integrated with any natural features of the
landscape to include the preservation of existing trees, where feasible.
The subject property is generally level and the proposal does not drastically modify the
terrain. Existing Oak trees, which are predominately around the boarder of the project site
are incorporated into the design, while invasive shrubs and trees will be removed.
The new road is placed in a manner to minimize any conflicts when there are left hand turn
movements from the project site and Court Street at the same time, which takes access to
West Gobbi on the southern side.
Page 3 of 6
Garcon Inc,
3. Consistency of Architectural Style: All buildings or structures shall be harmonious and
consistent with the proposed architectural style regarding roofing, exterior materials,
windows, doors, textures, colors, and other exterior treatments.
The entire project is based upon Craftsman's Architectural Style, which feature a front porch
beneath the extension of the main roof that is supported by columns. The roofs are low-
pitched with gable or hipped roofs. Exterior finishes are consistent and are from the same
color pallet. Exterior colors and textures treatments, add variety and interest throughout the
project. Details in gable ends, windows in the front and garage door, and porch lighting
furthers a harmonious development.
3. Balance and integration with the Neighborhood: The overall design shall be integrated and
compatible with the neighborhood and shall strive to be in harmony with the scale and bulk
of the surrounding built environment.
The proposal is surrounded by a mix of residential, office and commercial structures, both
single and two stories in height.
5. Building Design: The design of buildings and structures shall strive to provide innovation,
variety, and creativity in the proposed design solutions. All architectural elevations shall be
designed to eliminate the appearance of flat facades and box like construction.
The proposal contains 8 distinct elevations that are pedestrian friendly in design, while also
providing visual relief. The use of different roof angles and types, front porches, garages that
are recessed, and colors all bring together a project that is warm, inviting while not being
internally redundant.
6. Density: For residential projects, every effort shall be made to achieve the maximum density
possible pursuant to the underlying zoning district
The subject parcel is located in the R2 — Medium Density Residential Zoning District. The R2
District permits a density range of 1 to 14 units per acre. The proposal itself is 8 single family
lots on a site that is approximately 0.863 net acres (0.943 gross acres). As such, the site could
accommodate up to 12 units net, or 14 units per gross acre. At 8 units the site has a net
density of 9.26 units and a gross density of 8.48, which is at the higher end of the Density
range for the R2 District.
In order to increase potential Density at the site, variances from code or concessions in
development standards would need to be expanded upon. Such concessions, like parking or
landscaped areas, could result in a project that has unintended consequences in a design that
lacks quality and cohesiveness while also having impacts upon the surrounding roads and
neighborhood.
Page 4 of 6
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UILLon Inc,
General Plan Analysis
Goal/Policy Number
Goal/Policy Text
Consistency Determination
Goal ED -1: Support a strong local economy.
Having a strong local economy is based on a
balance of housing, employment and education
opportunities, meeting social needs and creating
a well-balanced community. The proposal to
construct additional housing aides in the
advancement of this goal.
Policy ED 1.1: Take steps to reinforce the valley's
economy.
Providing housing for all segments of the
population will aid in reinforcing the valley's
economy in that it will provide short term
construction related benefits, long term housing
opportunities and increase property taxes.
Implementation Measure CD -9.2(a): Require
that new building designs be complementary to
the overall character of the neighborhood in
which a project is located.
The proposal is surrounded by a mix of
residential, office and commercial structures,
both single and two stories in height.
Goal CT -2: Maximize the use of existing streets
and circulation patterns.
The project utilizes the existing street pattern
and is designed to allow vehicle to enter into the
public right-of-way in a forward -facing fashion.
Policy CT -2.2: Encourage development along
existing roads with available capacity and
appropriate zoning prior to locating development
in areas which require new transportation
facilities.
The proposal is located within a portion of town
that would encourage tenants to walk and bike to
nearby facilities.
Goal CT -3: Design new development and
redevelopment projects to be as accessible by
foot, bicycle and transit as they are by auto.
The development is in an area that is currently
served by mass transit, is located to major
employment centers, an elementary school and is
walkable. The project site is also bicycle friendly
with a Class II bicycle path along West Gobbi.
Goal H-1: Conserve, rehabilitate, and improve the
existing housing stock to provide adequate, safe,
energy efficient, and decent housing for all Ukiah
residents.
The proposal includes 8 single-family dwelling
units in the center of Ukiah. The California
Building Code will require the structure to be
built to specific energy efficient standards and
thresholds. The Building Code will also ensure
that the structure is safe and adequate for
occupancy.
Goal H-2: Provide housing for all economic
segments of the community.
The proposal will provide 8 single-family market
rate ownership opportunities.
Goal H-4: Promote well planned and designed
housing opportunities for all persons regardless
of race, gender, age, sexual orientation, marital
status or national origin.
The proposal will provide 8 single-family market
rate ownership opportunities.
Page 5 of 6
GuULLon IE..
Goal H-5: Use land effectively to meet housing
needs and to implement smart growth, green
building, and sustainable development policies
with a focus on infill development.
The project is in the center of town, on a parcel
that is considered infill and surrounded by urban
uses. The site is currently vacant.
H-5.1: Housing Design: Assure that new housing
is well-designed to enhance Ukiah's
neighborhoods and the community as a whole.
The subject site is located within an area mixed
with residential, office and commercial uses, with
a variety of building heights and styles. The
design has a variety of finished materials, colors
and details which add interest.
H-5.6: Infill Development. Support careful well-
designed infill housing development in areas
currently served by City services.
The project site is approximately 0.863 acres
within the core of the city, meeting the definition
of infill development.
H-5.7: Sustainable Development. Encourage and
support sustainable site planning and
development.
The project is subject to Low Impact
Development (LID) which requires the
management of stormwater runoff as part of
green infrastructure. The California Building Code
will ensure each structure is built with energy
efficiency standards. Landscaping will be
installed with drip bubblers, timers and mulch to
minimize water usage. Shade trees will be
provided within the project to minimize the
urban heat island effect.
Implementation Measure H -5.h: Promote
stormwater management systems for multi-
family housing developments that have multiple
benefits such as bio-swales to reduce
downstream flooding, contamination of streams
and rivers, fire hazard, and irrigation needs and
to distribute stormwater and recharge
groundwater.
The project will have to meet the Low Impact
Development (LID), which require the
management of stormwater runoff as part of
green infrastructure. LID emphasizes
conservation and use of on-site natural features
to protect water quality. These features are
designed into the project.
Implementation Measure H-5. j: Work with
developers to create residential neighborhoods
with mixed housing densities, types, and housing
affordability levels that promote human
interaction, neighborhood -scale services and
facilities, safety, and connectivity to schools,
neighborhoods, and commerce.
The proposal is within an existing neighborhood
that contains both residential and commercial
uses. The project contains common areas to
promote neighborhood interactions. The site is
well situated in that it is walkable to a variety of
facilities, employment, goods and services.
Page 6 of 6
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Gua -on Inc,
October 8, 2019 Sent via email
Mireya G Turner, MPA
Associate Planner
City of Ukiah
3000 Seminary Avenue
Ukiah, CA 95482
RE: Landscape — Reduction in Percentage Request
Dear Ms. Turner;
Regarding the Gobbi Commons Planned Development — Tentative Subdivision Map (File no. 19-4625), we
respectfully request leniency from the requirement found in the Ukiah City Code (UCC) section
9.167.E.10.i which states:
All new developments shall include a landscaping coverage of twenty percent (20%) of the gross
area of the parcel, unless based upon the small size of a parcel, it would be unreasonable and
illogical. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live
plantings.
Some lots will contain a Private Storm Drain System (PSDS) for Low Impact Development (LID) standards.
These PSDS will have to contain live plant material to "bio -filter" storm run-off prior to the water entering
the City's storm drain system. These PSDS systems will be disclosed to buyers and have covenants running
with the land.
However, since the proposed project includes lots that are smaller in size than traditional single-family
requirements, we are anticipating the inability to fully comply with the above code section on some lots.
Although we will make every attempt to complying with this requirement, we do expect future buyers will
want to incorporate personal desires into their private back yards, which could include additional paved
areas, crush granite, pavers and other features that require little to no maintenance (zero-scape).
Front yard areas will contain live plant materials, including shrubs, ground cover and trees. The front yards
will also contain a private irrigation system for each lot.
If you have any questions, please do not hesitate to contact me at 530-513-3626 or by email at
jake@guilloninc.com. Thank you for your time and consideration.
Sincerely,
Jake Morley
Project Manager
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GOBBI COMMONS
A PLANNED DEVELOPMENT
WEST GOBBI STREET
UKIAH, MENDOCINO COUNTY
CALIFORNIA
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HOuse.YHoer 601
Hous* 264 Floor 822
TANI House Mea 1423 SF
Garage 543
Patios
Front 58
Total Patio Army 88 SF
—J
---®
PLAN Al.
REVISIONS BY
KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. C22389
707.529.5565
GOBBI COMMONS
GUILLON INC.
FLOOR PLANS
LOTS 2, 3, 6
.100 NUMBER
044
DRAWN BY
1140
DATE
JULY 15, 2019
SHEET
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Area Tabulations
Floor Areas
Moo* iat Floor 601
Mew 2M Flow 622
Total Menu Area 1425 SF
Goma. 543
Patio.
Frets 66
Total Patio Arm 66 SF
PLAN A1R
PENSIONS
BY
KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. C22389
707.529.5565
GOBBI COMMONS
APN: 001-306-06
GUILLON INC.
FLOOR PLANS
LOT 1
JOB NUMBER
044
DRAWN BY
r+6
DATE
JULY I0, 3011
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KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. C22389
707.529.5.565
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ELEVATIONS
ROOF PLAN
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KATHERINE AUSTIN
AIA ARCHITECT
IA SE RICE WAY
BEND OR 97702
CA LICENSE No. Q2389
707.529.5565
GOBBI COMMONS
ELEVATIONS
ROOF PLAN
PLAN A2
Aa 41..111
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DATE
2014
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Nome 2n4 Floor 610
Total House Area 1499 SF
Garage 459
Patios
Front 102
Total Patio Naas 102 SF
- - V
PLAN B
■
NENSIONS
BY
KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. C22389
7073293565
GOBBI COMMONS
GUILLON INC.
FLOOR PLANS
LOT 5
JOB NUMBER
644
DRAWN BY
49
DATE
JULY I5. 2019
rrEET
A2.1
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Second Floor Plan
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4-0 LEILA.
Area Tabulations
Flow M...
House 1 Floor 978
House tl Floor 610
Total Hous. Area 1499 SF
Gara9e
459
Patios
102
Total Pato Areas 102SF
PLAN BR
•
REIASIDAIS
BY
KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. C22389
707.529.5565
GOBBI COMMONS
APN: 001-306-06
WEST GOBBI STREET
Qi
0
GUILLON INC.
FLOOR PLANS
LOT 4
JOB NUMBER
644
DRAWN BY
IES
DATE
JULY 15. 2014
SNEET
A2.1R
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KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. 022389
'07.529.5565
GOBBI COMMONS
APN: 001-306-06
WEST GOBBI STREET
UKIAH, CALIFORNIA
GUILLON INC.
ELEVATIONS
ROOF PLAN
PLAN B
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Area Tabulations
Fear Aran
How l.t Fbo1 1195
Total Hew Pr. 1195 SF
Garage .31
Pat.
Front BI
Baar 1]1
Total Pa.Proa 253 SF
---0
-0
PLAN C
BEVISCOS
BY
KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. C22389
707.529.5565
GOBBI COMMONS
GUILLON INC.
FLOOR PLANS
LOT 8
JOB HUMBER
D{9
Mum! By
90
001E
JLLY 15, 2019
SHEET
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Area Tabulations
Floor Mo
Hoot* l.l Floor 1195
Total Hausa Area 1195 SF
Gamma 431
Patios
FroM 52
Roar 171
Total Paha Neat 253 SF
--0
PLAN CR
REVISIONS
BY
KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND OR 97702
CA LICENSE No. C22389
707.529.5565
GOBBI COMMONS
APN: 001-306-06
GUILLON INC.
FLOOR PLANS
LOT 7
JOB NUMBER
644
DRAWN BY
MS
DATE
JILY 15, 2019
SHEET
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KATHERINE AUSTIN
AIA ARCHITECT
i74 SF RICE WAY
BEND, OR 97702
CA LICENSE No.C22389
7073293363
GOBBI COMMONS
APN: 001-306-06
ELEVATIONS
ROOF PLAN
PLAN C
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By
KATHERINE AUSTIN
AIA ARCHITECT
179 SE RICE WAY
BEND, OR 97,02
CA LICENSE N. C22389
O7529$565
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