The URL can be used to link to this page

Home My WebLink AboutItem 12 - COUNCIL READING FILE_c_Applicant Narrative and Plans• • • • • • • • • ATTACHMENT C • • • • ATTACHMENT C ATTACHMENT C Prepared by TEN OVER STUDIO 545 HIGUERA MIXED-USE entitlements PACKAGE, 02/03/20 545 Higuera Mixed-Use is bringing 39 new residential units, 8 new hotel suites, as well as ground-floor retail on both Marsh & Higuera Street in downtown San Luis Obispo. The unique through-lot allows for a pedestrian connection to energize the south end of the downtown. ATTACHMENT C INDEX PROJECT INFO & DATA T1.0 - T1.2 DOWNTOWN DESIGN GUIDELINES T1.3 SUMMARY OF CONTEXT T2.0 VISUAL STUDY T2.1 - T2.3 SOLAR SHADING STUDIES T2.4 - T2.6 TOPOGRAPHIC MAP T3.0 ENTITLEMENT MAP T3.1 TITLE SHEET C-0.1 NOTES SHEET C-0.2 GRADING PLAN C-2.1 TREE REMOVAL PLAN L1.0 PLANTING PLAN L1.1 PLANTING PALETTE L1.2 WATER CALCS L1.3 LANDSCAPE FURNISHING & LIGHTING L1.4 SITE PLAN A1.0 SITE SECTIONS A1.1 SITE ELEVATION A1.2 FIRST FLOOR PLAN A2.0 SECOND FLOOR PLAN A2.1 THIRD FLOOR PLAN A2.2 FOURTH FLOOR PLAN A2.3 ROOF PLAN A2.4 BUILDING ELEVATIONS A3.0 BUILDING ELEVATIONS A3.1 MATERIAL BOARD A3.2 PROJECT IMAGES A4.0 TO A4.3 CONTACTSCLIENT G3 CONCEPTS 486 MARSH STREET, SAN LUIS OBISPO, CA 93401 CONTACT: TAYLOR JUDKINS taylorjudkins@g3realestate.com ARCHITECT TEN OVER STUDIO 539 MARSH ST., SAN LUIS OBISPO, CA 93401 805.541.1010 CONTACT: JESSIE SKIDMORE jessies@tenoverstudio.com ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.0 BUILDING A USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDRESIDENTIAL STUDIO 3 1 31 BEDROOM 6 1 62 BEDROOM 3 1.5 4.5GUEST1 PER 5 UNITS 2.4TOTAL15.9SUITES818 COMMERCIAL RETAIL 3198 SF 1/ 200*16 *AVERAGE FOR REST/RETAIL USE, TENANTS TBD REQ'D COMBINED TOTAL 39.9 TOTAL W/ C-D ZONING REDUCTION OF 50%20.0 BUILDING B USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED RESIDENTIAL STUDIO 5 1 5 1 BEDROOM 14 1 14 2 BEDROOM 8 1.5 12 GUEST 1 PER 5 UNITS 5.4 TOTAL 36.4 COMMERCIAL RETAIL 2043 SF 1/ 200*10 *AVERAGE FOR REST/RETAIL USE, TENANTS TBD REQ'D COMBINED TOTAL 46.4 TOTAL W/ C-D ZONING REDUCTION OF 50%23.2 PARKING CALCULATIONS PER BUILDING BUILDING A RESIDENTIAL 12 2/UNIT+GST 31 1: 5 UNITS 7 2/UNIT 24 HOTEL 8 1:10 SUITES 1:10 SUITES 1 RESTAURANT 3197 1/500 SF 6 75%5 25% 2 REQ'D TOTAL 37 13 26 BUILDING B RESIDENTIAL 27 2/UNIT+GST 59 1: 5 UNITS 5 2/UNIT 54 RESTAURANT 2031 1/500 SF 4 75%3 25% 1 REQ'D TOTAL 63 8 55 REQ'D TOTAL 100 21 81 PROPOSED 100 21 81* * 1 LONG TERM BIKE STORAGE WILL BE PROVIDED IN EACH UNIT AND EACH RETAIL UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM SHORT TERM LONG TERM BICYCLE PARKING CALCULATIONS UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM PROJECT DESCRIPTION The building consists of two separate structures linked together at an unenclosed bridge at the fourth floor. This gap responds to neighboring structures and the midblock path intended to connect through to San Luis Square behind the Jack House gardens. The proposed Building 'A', adjacent to the historical house on Higuera is setback off the shared property line by 24' and provides a generous landscape buffer directly adjacent to the residence. The proposed surface parking on the north side of the property, provides a minimum 55' separation to adjacent neighbors, and avoids shading their properties. Building materials include stone veneer, wood siding, steel, glass, and smooth stucco. The top floor steps back to reduce massing from the pedestrian perspective. The building fenestration utilizes deep openings, decks, large overhangs, and cantilevers to reduce solar gain. Operable windows will be provided at all residential units for temperature regulation and fresh air. The roof is designed to accommodate solar panels that can be screened from view with a parapet. 545 Higuera Mixed-Use proposes a new 4-story, 39-unit apartment, 8-suite hotel and retail building, in downtown San Luis Obispo. The property spans from Marsh Street through to Higuera Street. The existing vehicular through-connection from Marsh to Higuera is maintained. The ground floor first level is comprised of four retail suites oriented towards Marsh and Higuera Street, with covered lift parking mid-block, and and additional 26 at-grade parking stalls. Two residential entry lobbies are accessed off the midblock connection. The second floor of Bldg A (fronting Higuera Street) is proposing 8 hotel suites. The remaining levels of both buildings are studios, 1-bedroom and 2-bedroom units. The project will be phased starting with the construction of Building B, with Building A to follow upon occupancy of Building B. A temporary trash facility will be proposed to accommodate the trash/recycling needs for Bldg B before Bldg A is complete. 545 HIGUERAAPN003-511-033 (545 HIGUERA ST) & 033-511-037 (486 MARSH ST)CURRENT USE OFFICE 34382 SF .79 ACRE MAX SITE COVERAGE ALLOWABLE 100%PROPOSED 51%, 17,743 SF FAR ALLOWABLE 3.0, (103,146 SF) PROPOSED 1.5, (50,869 SF) DENSITY ALLOWABLE 36/ACRE = 28.44 du PROPOSED 28.2 HEIGHT LIMIT ALLOWABLE 50'PROPOSED 50' ADJACENT ZONES NORTH C-R EAST C-D SOUTH C-R WEST C-R SETBACKS REQUIRED FRONT 0' SIDE 0' REAR 0' EASEMENT 15' WIDE PUBLIC UTILITY EASEMENT ON MARSH STREET 10' WIDE STREET TREE EASEMENT ON MARSH STREET 23' COMMON DRIVEWAY EASEMENT RECIPROCAL ACCESS EASEMENT BETWEEN MARSH & HIGUERA LAND USE REQUIREMENTSZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINES LOT SIZE C-D DOWNTOWN-COMMERCIALN/ADOWNTOWN DESIGN GUIDELINESADDRESSPROPOSED USE MIXED-USE COMMERCIAL, RESIDENTIAL & HOTELALLOWED USE IN ZONE YENTITLEMENTS/USE PERMIT REQUIRED ARC, PLANNING COMMISSION (E) SHARED PARKING BLDG. DEDICATED SPACES BANK OF THE SIERRA 10 ACHIEVEMENT HOUSE 2 TOTAL REQUIRED 12 SITE TOTAL BUILDING A 20.0 BUILDING B 23.2 SHARED PARKING 12 TOTAL REQUIRED 55 PROVIDED TOTAL 74 EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED COMMERCIAL 13 11-15 RANGE 2 RESIDENTIAL 29 20+RANGE = 10% 3 REQ'D TOTAL 5 PROVIDED TOTAL 5 ADA SPACES REQUIRED 3 (1 PER 25)3 ADA VAN SPACES REQUIRED 1 OF 3 PROVIDED 2 ADA EV SPACES REQUIRED 1 1 ADA VAN EV SPACES REQUIRED 1 OF 1 1 MOTORCYCLE REQUIRED 3 PROVIDED 3 PARKING CALCULATIONS PER SITE OCCUPANCY R-2, M, U CONSTRUCTION TYPE V A, SPRINKLERED SPRINKLER SYSTEM NFPA 13 STORIES PROPOSED 4 HEIGHT PROPOSED 50' BUILDING INFO ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.1 USE ROOM MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR A-2 RETAIL 100A 1076A-2 RETAIL 101A 2132R-2 LOBBY 102A 215TOTAL: 3208 215AREA %: 0.00%6.70%ACC. STORAGE LOCKER 103A 60ACC. STORAGE SHOWER 104A 100S-2 BIKE 105A 324 S-2 TRASH 106A 241 S-2 UTILITY 107A 174 S-2 PARKING 108A 1031 FLOOR TOTAL:8186 0 590 AREA %: 0.00%7.21% SECOND FLOOR HOTEL SUITE 200A 1063 HOTEL SUITE 201A 599 HOTEL SUITE 202A 470 HOTEL SUITE 203A 496 HOTEL SUITE 204A 917 HOTEL SUITE 205A 476 HOTEL SUITE 206A 403 HOTEL SUITE 207A 1200 FLOOR TOTAL:5624 0 0 AREA %: 0.00%0.00% THIRD FLOOR RESIDENTIAL 300A 1063 RESIDENTIAL 301A 599 RESIDENTIAL 302A 1020 RESIDENTIAL 303A 917 RESIDENTIAL 304A 897 RESIDENTIAL 305A 955 FLOOR TOTAL:5451 0 0 AREA %: 0.00%0.00% FOURTH FLOOR RESIDENTIAL 400A 714 RESIDENTIAL 401A 488 RESIDENTIAL 402A 850 RESIDENTIAL 403A 841 RESIDENTIAL 404A 558 RESIDENTIAL 405A 841 FLOOR TOTAL:4292 0 0 AREA %: 0.00%0.00% FLOOR AREAS - BLDG A COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL FIRST FLOOR 383 8186 0 590 SECOND FLOOR 99 5624 0 0 THIRD FLOOR 149 5451 0 0 FOURTH FLOOR 0 4292 0 0 631 23553 0 590 24774 BUILDING AREA - BLDG A USE ROOM MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR GARAGE GARAGE 100B 4950RESIDENTIAL LOBBY 101B 140ACCESSORY LOCKER 102B 82ACCESSORY SHOWER 103B 92ACCESSORY UTILITY 104B 200MERCANTILE RETAIL 105B 1215MERCANTILE RETAIL 106B 816 FLOOR TOTAL:7121 0 374 AREA %: 0.00%5.25% SECOND FLOOR RESIDENTIAL 200B 739 RESIDENTIAL 201B 761 RESIDENTIAL 202B 709 RESIDENTIAL 203B 513 RESIDENTIAL 204B 1174 RESIDENTIAL 205B 1025 RESIDENTIAL 206B 822 RESIDENTIAL 207B 760 RESIDENTIAL 208B 700 RESIDENTIAL 209B 599 FLOOR TOTAL: 0 7802 0 0 AREA %: 0.00%0.00% THIRD FLOOR RESIDENTIAL 300B 739 RESIDENTIAL 301B 761 RESIDENTIAL 302B 709 RESIDENTIAL 303B 513 RESIDENTIAL 304B 1192 RESIDENTIAL 305B 1025 RESIDENTIAL 306B 825 RESIDENTIAL 307B 708 RESIDENTIAL 308B 760 RESIDENTIAL 309B 599 FLOOR TOTAL: 0 7831 0 0 AREA %: 0.00%0.00% FOURTH FLOOR RESIDENTIAL 400B 596 RESIDENTIAL 401B 887 RESIDENTIAL 402B 798 RESIDENTIAL 403B 825 RESIDENTIAL 404B 969 RESIDENTIAL 405B 658 RESIDENTIAL 406B 887 FLOOR TOTAL: 0 5620 0 0 AREA %: 0.00%0.00% FLOOR AREAS - BLDG B COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTALFIRST FLOOR 863 7121 0 374SECOND FLOOR 252 7802 0 0THIRD FLOOR 252 7831 0 0FOURTH FLOOR 0 5620 0 01,367 28374 0 374 30115BUILDING AREA - BLDG B COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL BLDG A 757 23553 0 590 BLDG B 1,489 28374 0 374 2,246 51927 0 964 55,137 BUILDING AREA - BLDG A & BLDG BATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.2 BUILDING A UNIT TYPE STUDIO/1BD < 600 3 0.5 1.5 1 BEDROOM 6 0.66 3.96 2 BEDROOM 3 1 3 3 BEDROOM 0 1.5 0 4+BEDROOM 0 2 0 TOTAL 12 8.46 UNIT COUNT DU FACTOR DENSITY DENSITY CALCULATIONS - BLDG A BUILDING B UNIT TYPESTUDIO/1BD < 600 5 0.5 2.51 BEDROOM 14 0.66 9.242 BEDROOM 8 1 83 BEDROOM 0 1.5 04+BEDROOM 0 2 0TOTAL 27 19.74DENSITYDENSITY CALCULATIONS - BLDG BUNIT COUNT DU FACTOR TOTAL DENSITY ALLOWED BUILDING B UNIT TYPE STUDIO/1BD < 600 8 0.5 4 1 BEDROOM 20 0.66 13.2 2 BEDROOM 11 1 11 3 BEDROOM 0 1.5 0 4+BEDROOM 0 2 0 TOTAL 39 28.2 DENSITY CALCULATIONS - TOTAL PER SITE UNIT COUNT DU FACTOR DENSITY DENSITY FACTOR: 36/ ACRE ALLOW. DENSITY: 28.44 LOT SIZE:.79 ACRES UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+THIRD FLOOR 300A 1063 X301A599 X 302A 1020 X 303A 917 X 304A 897 X 305A 955 X TOTAL 6 5451 1 2 3 0 0 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+ FOURTH FLOOR 400A 714 X 401A 488 X 402A 850 X 403A 841 X 404A 558 X 405A 841 X TOTAL 6 4292 2 4 0 0 0 BLDG TOTAL TOTAL 12 9743 3 6 3 0 0 UNIT TYPES - BLDG AAVERAGE UNIT SIZE TOTAL UNIT SF: 9743TOTAL # UNITS: 12AVERAGE UNIT SF: 812 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+SECOND FLOOR 200B 739 X201B761X202B709X203B513 X 204B 1174 X 205B 1025 X 206B 822 X 207B 760 X 208B 700 X 209B 599 X TOTAL 10 7802 2 6 2 0 0 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+ THIRD FLOOR 300B 739 X 301B 761 X 302B 709 X 303B 513 X 304B 1192 X 305B 1025 X 306B 825 X 307B 708 X 308B 760 X 309B 599 X TOTAL 10 7831 2 6 2 0 0 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+ FOURTH FLOOR 400B 596 X 401B 887 X 402B 798 X 403B 825 X 404B 969 X 405B 658 X 406B 887 X TOTAL 7 5620 1 2 4 0 0 BLDG TOTAL TOTAL 27 21253 5 14 8 0 0 UNIT TYPES - BLDG BAVERAGE UNIT SIZE TOTAL UNIT SF: 21253TOTAL # UNITS: 27AVERAGE UNIT SF: 787 ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.3 STREET ORIENTATION GUIDELINE COMPLIANCE 4.2-A HEIGHT, SCALE GUIDELINE COMPLIANCE 4.2-B,1 4.2-B,1a 4.2-B,1b 4.2-B,1c 4.2-B,1d N/A 4.2-B,2 4.2-B,3 4.2-B,5 4.2-B,5a 4.2-B,5b See A1.0, keynote 8. See C2.1, Grading Plan See A1.0 See A1.1, Building Height Compliance See A1.2, Site Elevations See A1.2 & Historical Report Compliance Addendum. See T2.1 - T2.6 for Solar Shading & Visual Studies See T2.4 -T2.6 for Solar Shading Per San Luis Obispo Community Design Guidelines, Chapter 4- Downtown Design Guidelines. The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial role in maintaining this character and vitality. DOWNTOWN DESIGN GUIDELINES New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21st. Information demonstrating this objective shall accompany all applications for architectural review as detailed on application checklists. Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas, courtyards, or outdoor eating areas. The height and scale of new buildings and alterations to existing buildings shall fit within the context and vertical scale of existing development and provide human scale and proportion. Some tools to achieve this include: In no case may the height of a building at the back of sidewalk exceed the width of the adjoining right-of-way (see Figure 4-2). New buildings that are significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions. For new projects adjacent to buildings included on the City’s Inventory of Historic Resources there shall be a heightened sensitivity to the mass and scale of the significant buildings. The project provides upper story setbacks from the front building façade along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the building’s frontage. Utility boxes for phone, cable, electricity, natural gas, information systems and/or other services should be located along service alleys, within the building, or in a sub-grade vault. Location of backflow prevention devices and the fire sprinkler riser must be identified on project plans submitted for Architectural Review and shall be located inside the building, consistent with County Health Department requirements. 4.2-B,5c 4.2-B,5d FAÇADE DESIGN GUIDELINE COMPLIANCE 4.2-C 4.2-C,1 4.2-C,2 Minimum sidewalk width should be 8-feet clear of obstructions for pedestrians (furniture, news racks, street trees etc.) across 100% of the project frontage. Minor deviations may occur where necessary to preserve street trees, or where right-of-way limitations reduce available sidewalk width. See A1.2, Site Elevations See L1.1, Planting Plan See A1.2, Site Elevations See A3.0, A3.1, Building Elevations See A3.0, A3.1, Building Elevations New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings. Service access to the building for loading and maintenance functions should not exceed 20% of the project frontage on any facing street. 4.2-C,14.2-C,24.2-C,3 4.2-C,4 4.2-C,5 4.2-C,6 See A2.0 4.2-C,7 See A1.2, Site Elevations See A1.2, Site Elevations See A3.0, A3.1, Building Elevations See A3.0, A3.1, Building Elevations See A3.0, A3.1, Building Elevations Elevations See A3.0, A3.1, Building Elevations entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. Individual storefront proportions. Storefronts should not overpower the building façade, and should be confined to the area framed by the support piers and the lintel above, consistent with classic “Main Street” architecture. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic Doorways. Doorways should be recessed, as described in Section D.3, Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a “bulkhead,” of 18 to 36 inches in height. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete. 4.2-D,1 GUIDELINE COMPLIANCE 4.2-D,3 4.2-D,3a 4.2-D,3b 4.2-D,3c 4.2-D,4 4.2-D,4a 4.2-D,4b MATERIALS & ARCHITECTURAL DETAILS N/A See A3.0, A3.1 Building Elevations See A3.2, Material Board See A1.2, Site Elevation See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A2.0 First Floor Plan See A3.0, A3.1 Building Elevations Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. The following materials are considered appropriate for buildings within the downtown. - Exterior plaster (smooth troweled preferred) - Cut stone, rusticated block (cast stone), and precast concrete - New or used face-brick - Ceramic tiles (bulkhead or cornice) - Clapboard (where appropriate) - Glass block (transom) - Clear glass windows Doorways. Doors and storefront systems should be of materials and have details and ornament appropriate to the building wall materials. Storefront entrance doors should be recessed within the building façade to provide an area for pedestrians to transition from the interior space to the public sidewalk. Doors themselves should be primarily of glass, to avoid conflicts between entering and exiting patrons. Door and entry designs and materials should be compatible with the other storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials common in the downtown, while indoor/outdoor carpeting and wood planking are inappropriate materials. Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensive blank walls do not. When windows are added or changed, it is important that the design be compatible with the themes common on the same block. Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged. 4.2-D,4 4.2-D,4a4.2-D,4b4.2-D,4c N/ASee A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials common in the downtown, while indoor/outdoor carpeting and wood planking are inappropriate materials.Permanent, fixed security grates or grilles in front of windows are not permitted. Any necessary security grilles should be placed inside, behind the window display area. Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensiveblank walls do not. When windows are added or changed, it is important that the design be compatible with the themes common on the same block. Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged. GUIDELINE COMPLIANCE 4.2-E See L1.1, L1.4, A1.0 4.2-E,a See A1.0, keynote 14 4.2-E,b See A1.0 4.2-E,c See L1.1 4.2-E,d See L1.1, A1.0 4.2-E,e See L1.1 4.2-E,f See L1.1, A1.0 PUBLIC SPACES, PLAZAS AND COURTYARDS Courtyards should be buffered from parking areas or drive aisles by low walls, landscaping, or other features to clearly define the edges of the pedestrian space. Ample seating should be provided. Bicycle parking should be provided. Public spaces on downtown sites should be designed as extensions of the public sidewalk by providing pedestrian amenities such as benches fountains, and by continuing the pavement treatment of the sidewalk. Plazas and courtyards are encouraged within the downtown. . Primary access to public plazas and courtyards should be from the street; secondary access may be from retail shops, restaurants, offices, and other uses. Shade trees or architectural elements that provide shelter and relief from direct sunlight should be provided. 4.2-D,4d 4.2-D,4e 4.2-D,5 4.2-D,5a 4.2-D,5b 4.2-D,5c 4.2-D,5d 4.2-D,5e 4.2-D,5f See A3.0 4.2-D,5g 4.2-D,6 Light fixtures, wall mounted or hung with decorative metal brackets Metal grillwork, at vent openings or as decorative features at windows, doorways or gates, decorative scuppers, catches and down-spouts, preferably of copper, balconies, rails, finials, corbels, plaques, etc. Flag or banner pole brackets. Crafted artworks. The use of second floor awnings shall be coordinated with lower storefront awnings. Canvas is the most appropriate material for awnings. Metal, plastic (vinyl), or glossy materials are not appropriate. See A3.0, A3.1 Building Elevations See A4.0-A4.4 Building Perspectives See A2.0, A3.0, A3.1 See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations and A3.2 Materials Traditional storefront transom windows should be retained whenever feasible. If the ceiling inside the structure has been lowered, the ceiling should be stepped up to meet the transom so that light will penetrate the interior of the building. Existing windows should be maintained, and not "walled-in" or darkened to provide more interior wall or storage space. Awnings. Awnings should be retained and/or incorporated where feasible and compatible with the storefront. Awnings should be functional and at least four feet wide. A single building face with multiple tenants should use consistent awning design and color on each building floor, unless the building architecture differentiates the separate tenancies. Other details. A number of other details should be incorporated into exterior building design to add a degree of visual richness and interest while meeting functional needs. These details include such items as: Where the facade of a commercial building is divided into distinct bays, awnings should be placed within the vertical elements rather than overlapping them. Awning shape should relate to the window or door opening. Awnings may not be internally illuminated. Awnings can be either fixed or retractable. ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 CONTEXTUAL SITE PLAN SCALE: N.T.S. N MARSH STHIGUERA STCA R M E L S T B E A C H S T C-D C-DC-D C-D C-D C-DC-D C-D C-D C-D AVILA SENIOR LIVING BANK OF THE SIERRA MARSH & CARMEL HISTORIC RESID.- POLLARD HOUSE RETAIL ACHIEVEMENT HOUSE 8 1 4 7 4 7 6 1 5 5 3 6 Our site is surrounded by a large variety of building sizes and materials. Directly across Marsh Street is a 4-story stucco building that matches our proposed height of 50’(1). A new 43’, 4-story (3-story, 33’ tall at back of sidewalk) mixed-use project is under construction at Marsh & Carmel (3). A new 40’, 4-story (3-story, 35’ tall at back of sidewalk) residential condo project is near completion at 460 Marsh (2). The materials of the surrounding buildings are: brick, stucco, wood siding and block. SUMMARY OF CONTEXT T2.0 8 460 MARSH2 2 3 PROJECT SITE ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 KEY PLAN SCALE: N.T.S. N VIEW FROM BEACH ST. TOWARDS HILL1 SIMULATED VIEW FROM BEACH ST. TOWARDS HILL1X VISUAL STUDY T2.1 234 1 56 87 MARSH ST BEACH STHIGUERA ST9VISUAL STUDYPursuant to Zoning regulations Section 17.32.030 F, a visual study shall determine whether the project will materially obstruct views of distant hills and/or create an adverse visual impact on existing or planned publicly owned gathering sites by materially obstructing views of nearby public open spaces, historic resources, City landmarks, or protected natural resources; and/or create adverse shade and shadow effects during the times of day when a gathering site is anticipated to be most used. For the proposed project at 545 Higuera St., the only publicly owned gathering spaces that exist within the viewshed of the hillside are the publicly owned sidewalks immediately adjacent on Marsh Street, Beach Street and Higuera Street. These are represented by Views 1 - 9. Only two locations have a view of the hillside that is not obstructed by existing buildings and trees (Views 1 & 9.). The Jack House and Jack House Gardens, located two-doors north on Marsh Street does not have viewsheds affected by the proposed project, nor is it within any shadows cast by the proposed project (See Shade Studies on T2.4 - T2.6.) Views 2, 3, 5 & 6, taken from the sidewalk at the intersection of Beach and Marsh reveal how the hillside view is blocked by existing trees. View 4 indicates the one glimpse of the hillside along the southerly sidewalk of Marsh. However, this is a brief mid-block view. Views 7 & 8, taken from the sidewalk across the street on Higuera, looking back towards the project show that no hills are in the viewshed. Further down on Higuera, a glimpse of the eastern hills come it to view at location 9. View 9X shows the simulated view where the project will makes the greatest impact on the viewshed. However, this is also a brief mid-block view as there are no cross streets to form a street intersection. The most prominent, existing view of the hillside is shown in View 1. This view influenced our decision to keep the building to the Southwest property line and bring the height down to 50’. View 1X shows the simulated view where the project makes the greatest impact on the viewshed. Further uphill from this point, the hill comes into view over the top of the proposed building. Further down the hill towards Marsh, the view is screened by the existing street tree in front of the bank (View 2.) VIEW FROM MARSH & BEACH TOWARDS HILL2 ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 KEY PLAN SCALE: N.T.S. N VIEW FROM MARSH & BEACH TOWARDS HILL3 VIEW FROM MARSH TOWARDS HILL5 VISUAL STUDY T2.2 VIEW FROM SIDEWALK ON MARSH6 234 1 56 87 MARSH ST BEACH STHIGUERA ST9 VIEW FROM MARSH TOWARDS HILL4 ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 KEY PLAN SCALE: N.T.S. N VIEW OF SITE FROM HIGUERA LOOKING EAST SIMULATED VIEW OF SITE FROM HIGUERA LOOKING EAST 7 9XVIEW OF SITE FROM HIGUERA LOOKING WEST8 VISUAL STUDY T2.3 234 1 56 87 MARSH ST BEACH STHIGUERA ST9 VIEW OF SITE FROM HIGUERA LOOKING EAST9 ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 SUMMERT2.4 SUMMER SOLSTICE - 10AM SUMMER SOLSTICE - 1PM SUMMER SOLSTICE - 11AM SUMMER SOLSTICE - 2PM SUMMER SOLSTICE - 12PM SUMMER SOLSTICE - 3PM solar shading SCALE: N.T.S. N JACK HOUSE MARSH ST.HIGUERA ST.ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T2.5 solar shading SCALE: N.T.S. N VERNAL EQUINOX - 10AM VERNAL EQUINOX - 1PM VERNAL EQUINOX - 11AM VERNAL EQUINOX - 2PM VERNAL EQUINOX - 12PM VERNAL EQUINOX - 3PM JACK HOUSE MARSH ST.HIGUERA ST.VERNAL ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 WINTERT2.6 solar shading SCALE: N.T.S. N WINTER SOLSTICE - 10AM WINTER SOLSTICE - 1PM WINTER SOLSTICE - 11AM WINTER SOLSTICE - 2PM WINTER SOLSTICE - 12PM WINTER SOLSTICE - 3PM JACK HOUSE MARSH ST.HIGUERA ST.ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T3.0 topographic map SCALE: N.T.S. ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T3.1 entitlement map SCALE: N.T.S. ATTACHMENT C HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3 KBB 04/19/2019 171357 TITLE SHEET C-0.1 1 ---- 2 ---- 3 ---- 4 ---- 5 ---- 150 119Project:Revisions: Proj. Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABCDEF GHI ABCDEF GHI 1 2 3 4 5 6 7 C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.1, Apr 19, 2019 9:32pm, FernandoPhone Ext.: Phone Ext.: Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732 T S CTA E FO IGER AIOFILAC LIV NR RERP TRUITT G.VA N CESDERETFO NO I LA GNE ISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36 CLIENT:G3 CONCEPTS 486 MARSH STREET SAN LUIS OBISPO, CA 93401 ARCHITECT:10 OVER STUDIO 539 MARSH STREETSAN LUIS OBISPO, CA 93401 GEOTECHNICAL: . . . SURVEYOR:MBS LAND SURVEYS 3563 SUELDO STREET SAN LUIS OBISPO, CA 93401 APN: 003-511-033 AND 033-511-037 SITE AREA: 0.79 AC AREA DISTURBED: 0.70 AC GRADING INFORMATION* CUT QUANTITY: 50 CUBIC YARDS FILL QUANTITY: 50 CUBIC YARDSNET QUANTITY: 0 CUBIC YARDS EXPORT *NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSES ONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TOCLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES ANDFOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES AREBASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES AND PROPOSED FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THEPLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THE CONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OFPREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE SHALL INCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTH MATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTH MATERIALS. ELECTRICITY: P G & E COMPANY 406 HIGUERA ST SAN LUIS OBISPO, CA 93401 805-743-5000 NATURAL GAS: SOUTHERN CALIFORNIA GAS COMPANY P.O. BOX C MONTEREY PARK, CA 91756 (800)-427-2200 TELEPHONE: A T & T994 MILL ST. SAN LUIS OBISPO, CA 934021-800-750-2355 CABLE TV: CHARTER COMMUNICATIONS 7775 SAN LUIS AVE. ATASCADERO, CA 93422 WATER/SEWER: CITY OF SAN LUIS OBISPO UTILITIES DEPARTMENT 879 MORRO ST SAN LUIS OBISPO, CA 93401 EXISTING SURVEY INFORMATION FROM PLAN PREPARED BY ------------------------------------------------ DATED ----------; UPDATED ----------. BOUNDARY DATA PER ---------------------------------------------. HORIZONTAL DATUM: ---------------------------------------------. BASIS OF BEARINGS: ---------------------------------------------. VERTICAL DATUM: ---------------------------------------------. PARCEL SIZE: ---------------------------------------------. NOTE: 1. SURVEY INFORMATION IN THIS PLAN SET IS NOT A BOUNDARY SURVEY. PROPERTY LINES, SETBACKS, AND EASEMENT INFORMATION SHOWN IS FOR REFERENCE ONLY. 2. CONFIRM BENCHMARK DATA AND CONDITION WITH PROJECT SURVEYOR PRIOR TO USE. THE SURVEYOR MUST PROVIDE THE ENGINEER WITH THESURVEY CONTROL NOTES, CONTROL COORDINATES, AND SURVEY NOTES. SURVEY MONUMENT PROTECTION: PROTECT AND PRESERVE, IN PLACE, ALL SURVEY MONUMENTS AND BENCHMARKS. DO NOT DISTURB, MOVE, OR RELOCATE MONUMENTS OR BENCHMARKS WITHOUT THE PRIOR REVIEW AND APPROVAL BY THE AGENCY HAVING JURISDICTION OVER THE MONUMENT OR BENCHMARK. THE CONTRACTOR SHALL CONTRACT WITH A LICENSED SURVEYOR FOR MONUMENTS REQUIRING DISTURBANCE OR REMOVAL, AND THE SURVEYOR SHALL RESET THE MONUMENTS OR PROVIDE PERMANENT WITNESS MONUMENTS AND FILE THE REQUIRED DOCUMENTATION WITH THE AUTHORITY HAVING JURISDICTION, PURSUANT TO ALL APPLICABLE BUSINESS AND PROFESSIONAL CODES. DIAL TOLL FREE811 OR(1-800-227-2600) AT LEAST TWO DAYSBEFORE YOU DIG UNDERGROUND SERVICE ALERT PRIOR TO COMMENCING OF ANYEXCAVATION, DIGGING, POT HOLING, ETC. CALL DIG ALERT FORASSIGNMENT OF AN INQUIRY IDNUMBER, BECAUSE NO EARTH WORKSHALL COMMENCE UNLESS THE CONTRACTOR HAS OBTAINED THIS ANDEACH UTILITY OR OWNER OF SUBSURFACE FACILITIES HASLOCATED AND MARKED THEIR SUBSURFACE FACILITIES IN THE AREA OF WORK. SURVEY NOTESLEGENDVICINITY MAP PROJECT SITE N DIG ALERTPROJECT INFORMATION UTILITY PURVEYORS SHEET INDEX STORM DRAINAGE WATER SERVICE GAS SANITARY SEWER POWER ELECTRICAL DITCH / FLOWLINE GRADING LIMIT GRADE SLOPE PROPERTY LINE CENTERLINE SAWCUT SD W G S E AC ASPHALTIC CONCRETE BLDG BUILDING BCR BEGIN CURB RETURN BVC BEGIN VERTICAL CURVE BW BOTTOM OF WALL CB CATCH BASIN C/L CENTERLINE CMU CONCRETE MASONRY UNIT CONC CONCRETE DW DRIVEWAY ECR END CURB RETURN EG EXISTING GRADE EP EDGE OF PAVEMENT EVC END VERTICAL CURVE FF FINISHED FLOOR FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FS FINISHED SURFACE GB GRADE BREAK IE INVERT ELEVATION INV INVERT LA LANDSCAPE AREA NG NATURAL GRADE PA PLANTER AREA PCC PORTLAND CEMENT CONCRETE P/L PROPERTY LINE POC POINT OF CONNECTION PS PARKING STRIPE PVC POLYVINYL CHLORIDE RW RIGHT OF WAY SD STORM DRAIN SG SUB-GRADE ELEVATION SS SANITARY SEWER TC TOP OF CURB, CONCRETE TF TOP OF FOOTING TG TOP OF GRATE TW TOP OF WALL VC VERTICAL CURVE STANDARD ABBREVIATIONS SHT SHEET TITLE C-0.1 TITLE SHEET C-0.2 NOTES SHEET C-2.1 GRADING PLAN ATTACHMENT C Project:Revisions: Proj. Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABCDEF GHI ABCDEF GHI 1 2 3 4 5 6 7 C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.2, Apr 19, 2019 9:33pm, FernandoPhone Ext.: Phone Ext.: Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732 T S CTA E FO IGER AIOFILAC LIV NR RERP TRUITT G.VA N CESDERETFO NO I LA GNE ISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3 KBB 04/19/2019 171357 NOTES SHEET C-0.2 1 ---- 2 ---- 3 ---- 4 ---- 5 ---- 150 119 CITY OF SAN LUIS OBISPO GENERAL NOTES:1. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THEUTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OFTHE ENGINEERING STANDARDS AND STANDARD SPECIFICATION.2. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY ORWITHIN CITY EASEMENTS FOR CONNECTIONS TO PUBLIC UTILITIES. WORK REQUIRING ANENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER,FIRE SERVICE LATERALS, CURB, GUTTER, SIDEWALK, DRIVEWAY APPROACHES, SIDEWALKUNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS,STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.3. CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT (805) 781-7554 WITH AT LEAST A 48 HOURNOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OF FINAL INSPECTION.4. A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.5. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS OR TRENCHING GREATER THAN 5 FEET INDEPTH. A COPY OF THE ANNUAL, PROVISIONAL, OR TEMPORARY PERMIT SHALL BE PROVIDED TO THEBUILDING DIVISION PRIOR TO BUILDING, UTILITY, AND/OR GRADING PERMIT ISSUANCE IF APPLICABLE.6. ENCROACHMENT PERMITS WILL NOT BE ISSUED NOR WILL NEW WORK BE AUTHORIZED IN THE PUBLICRIGHT-OF-WAY IN THE DOWNTOWN AREA DURING THE HOLIDAY SEASON. THE HOLIDAY SEASONCOMMENCES WITH THANKSGIVING AND ENDS AFTER NEW YEARS DAY.7. METERED PARKING SPACES DISPLACED DURING CONSTRUCTION ARE LIMITED TO TWO SPACES ANDSHALL BE PAID FOR BY THE CONTRACTOR, OWNER, OR OPERATOR AT THE CURRENT RATE OF $20.00PER METER PER DAY. PARKING BAGS ARE AVAILABLE FROM THE PARKING DIVISION LOCATED AT 1260CHORRO STREET OR THE ENGINEERING DIVISION LOCATED AT 919 PALM STREET. 8. A PRE-CONSTRUCTION MEETING SHALL BE COORDINATED BY THE OWNER/DEVELOPER OR CONTRACTOR AND SHALL INCLUDE PERTINENT CITY STAFF. AS A MINIMUM, THE ASSIGNED BUILDING INSPECTOR AND PUBLIC WORKS INSPECTOR SHALL BE INCLUDED IN THIS MEETING TO DISCUSS THE LIMIT OF SUBDIVISION IMPROVEMENTS AND INSPECTION RESPONSIBILITIES. 9. THE PUBLIC IMPROVEMENTS SHALL BE SUBSTANTIALLY COMPLETE TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR PRIOR TO FINAL INSPECTION APPROVALS AND/OR OCCUPANCY OF ANYBUILDING. 10. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER, SIDEWALK OR DRIVEWAY APPROACHSHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR. 11. THE CONTRACTOR SHALL FOLLOW THE REQUIREMENTS OF THE UTILITY DEPARTMENT SEWERABANDONMENT POLICY. THIS POLICY STATES THAT ALL SEWER LATERALS SHALL BE ABANDONED ATTHE MAIN PRIOR TO ANY DEMOLITION UNLESS THAT LATERAL IS INTENDED FOR REUSE AND IT PASSESA VIDEO INSPECTION. 12. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OF THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS, CONSTRUCTIONAND GROUND DISTURBING ACTIVITIES. 13. THE ADJOINING STREET AND SIDEWALK SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD, AND CONSTRUCTION DEBRIS AT THE END OF EACH WORKING DAY. 14. ALL DISTURBED SURFACE SLOPES, SLOPED FOUR HORIZONTAL TO ONE VERTICAL (4:1) AND GREATER AND AREAS USED TO CONVEY CONCENTRATED DRAINAGE SHALL BE PREPARED AND MAINTAINED TO CONTROL EROSION BY EFFECTIVE PLANTING TO BE COMPLETED NO LATER THAN 30 DAYS PRIOR TO A REQUEST FOR FINAL INSPECTION. 15. TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED WHEN PERMANENT IMPROVEMENTS, PLANTINGS, AND FACILITIES ARE IN PLACE. TEMPORARY MEASURES SHALL BE REMOVED PRIOR TOFINAL INSPECTION APPROVALS. 16. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW ANY PROPOSAL FOR TREE REMOVALSAND TO INITIATE AN APPLICATION FOR A TREE REMOVAL PERMIT IF APPLICABLE. CONTACT ARBORISTRON COMBS AT (805) 781-7023 TO COORDINATE A SITE INSPECTION AND TO VERIFY TREE REMOVALPERMIT APPLICATION REQUIREMENTS. THE TREE REMOVAL PERMIT SHALL BE ISSUED PRIOR TOBUILDING PERMIT ISSUANCE. OTHERWISE, THE DEMOLITION PLANS SHALL BE REVISED TO SHOW TREEPRESERVATION MEASURES. 17. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW AND APPROVE ANY REQUIRED ORPROPOSED PRUNING OF DOWNTOWN STREET TREES. SAFETY PRUNING MAY BE COMPLETED BY THE CITY OR BY A CITY APPROVED ARBORIST. 18. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW THE PROPOSED TREE PROTECTION MEASURES PRIOR TO COMMENCING WITH ANY DEMOLITION, GRADING, OR CONSTRUCTION. ANY SAFETY PRUNING OR THE CUTTING OF SUBSTANTIAL ROOTS SHALL BE APPROVED BY THE CITY AND COMPLETED BY A CITY-APPROVED ARBORIST. CONTACT THE CITY ARBORIST AT LEAST 48 HOURS PRIOR TO CONSTRUCTION IN AREAS WHERE TREE PROTECTION AND INSPECTION IS REQUIRED. 19. HAND DIGGING IS REQUIRED WITHIN THE DRIPLINE OF TREES TO REMAIN; ANY EXPOSED ROOTS SHALL BE OBSERVED BY CITY ARBORIST BEFORE REMOVING. CONTACT CITY ARBORIST RON COMBS AT (805) 781-7023 BEFORE COMMENCING WITH DEMOLITION, GRADING, OR EXCAVATIONS. 20. TREE REMOVALS REQUIRE A SEPARATE TREE REMOVAL PERMIT. APPLICATION LOCATED HERE:HTTP://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=4685 LOS ANGELES TRENCHING AND BACKFILL NOTES: 1. ALL TRENCHING, BEDDING AND BACKFILL MATERIAL AND CONSTRUCTION, SHALL BE IN ACCORDANCEWITH THESE PLANS INCLUDING THE PIPE TRENCH DETAIL. 2. TRENCH OR STRUCTURE EXCAVATION SUBGRADE SHALL BE OBSERVED BY THE GEOTECHNICALENGINEER PRIOR TO PLACEMENT OF BEDDING MATERIAL OR FORMS. WET OR UNSTABLE SOILENCOUNTERED IN THE BOTTOM OF THE EXCAVATION AND DEEMED BY THE GEOTECHNICAL ENGINEERTO BE INCAPABLE OF PROPERLY SUPPORTING THE PIPE OR STRUCTURE BEING CONSTRUCTED,SHALL BE REMOVED TO THE DEPTH RECOMMENDED BY THE GEOTECHNICAL ENGINEER AND THEEXCAVATION BACKFILLED TO THE BOTTOM OF THE PIPE OR STRUCTURE GRADE WITH SUITABLEMATERIAL RECOMMENDED BY THE GEOTECHNICAL ENGINEER. 3. WATER ENCOUNTERED IN TRENCH OR STRUCTURE EXCAVATION SHALL BE REMOVED BY THECONTRACTOR TO THE SATISFACTION OF THE GEOTECHNICAL ENGINEER TO PROVIDE DRY CONDITIONS DURING CONSTRUCTION OF PIPE OR STRUCTURE. 4. BEDDING AND BACKFILL MATERIAL AND COMPACTED DENSITY, SHALL BE TESTED FOR COMPLIANCE WITH APPLICABLE REQUIREMENTS BY THE GEOTECHNICAL ENGINEER. 5. BEDDING AND PIPE ZONE BACKFILL MATERIAL, SHALL BE COMPACTED TO NOT LESS THAN 95% OF MAXIMUM DENSITY. TRENCH BACKFILL SHALL BE COMPACTED TO NOT LESS THAN 90% OF MAXIMUM DENSITY. THE UPPER 12" BELOW THE BASE OR SUB-BASE COURSE IN PAVED AND OTHER TRAFFIC AREAS AND BELOW THE CONCRETE OR SAND COURSE IN WALKWAY AREAS SHALL BE COMPACTED TO NOT LESS THAN 95% OF MAXIMUM DENSITY. BACKFILL COMPACTION SHALL BE TESTED FOR COMPLIANCE WITH THESE REQUIREMENTS IN ACCORDANCE WITH ASTM D-1557, LATEST REVISION,AND REPORTED BY THE GEOTECHNICAL ENGINEER. 6. CLASS I OR CLASS II (TRENCH) BACKFILL SHALL NOT BE PLACED UNTIL BEDDING AND INITIAL (PIPEZONE) BACKFILL HAVE BEEN OBSERVED, TESTED AND APPROVED. 7. COMPACTION BY FLOODING OR JETTING IS NOT PERMITTED. 8. CONTRACTOR SHALL REVIEW THE GEOTECHNICAL REPORT(S), THE PROJECT WORK AREA ANDVICINITY, AND SHALL FAMILIARIZE HIMSELF WITH THE WORK AREA CONDITIONS. CONTRACTOR SHALL MAKE HIS OWN DEDUCTIONS AND CONCLUSIONS AS TO HOW EXISTING SURFACE AND SUB-SURFACECONDITIONS WILL AFFECT OR BE AFFECTED BY HIS CONSTRUCTION OPERATIONS, INCLUDING THE NATURE OF MATERIALS TO BE EXCAVATED. THE DEGREE OF DIFFICULTY ASSOCIATED WITH MAKINGAND MAINTAINING THE REQUIRED EXCAVATIONS, AND THE DEGREE OF DIFFICULTY WHICH MAY ARISE FROM SUBSURFACE CONDITIONS INCLUDING GROUNDWATER, AND SHALL ACCEPT FULLRESPONSIBILITY THEREOF. 9. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROTECT THE INTEGRITY OF EXISTING PAVEMENT ALONG AND BEHIND THE TRENCH SAWCUT LINES DURING CONSTRUCTION. IF THIS PAVEMENT IS BROKEN-OFF OR OTHERWISE DAMAGED BEFORE NEW PAVEMENT IS PLACED, CONTRACTOR SHALL SAWCUT A NEW CONFORM LINE PARALLEL WITH, FULL LENGTH OF, AND SUFFICIENT DISTANCE (1-FOOT MINIMUM) BEHIND ORIGINAL SAWCUT SO AS TO REMOVE DAMAGED PAVEMENT AND / OR IRREGULARITY ALONG THE CONFORM LINE. GENERAL GRADING NOTES:1. GRADING SHALL BE IN CONFORMANCE WITH RECOMMENDATIONS MADE BY THE GEOTECHNICALENGINEER DURING OBSERVATION AND TESTING OF SITE DEMOLITION, PREPARATION, GRADING, ANDDEVELOPMENT WORK. FOR ANY CONFLICT BETWEEN THESE PLANS AND THE RECOMMENDATIONSAND/OR SPECIFICATIONS OF THE GEOTECHNICAL ENGINEER, THE MORE STRINGENT PROVISIONSHALL GOVERN.2. AREAS TO BE GRADED SHALL BE CLEARED OF ALL VEGETATION (EXCEPT TREES INDICATED TOREMAIN), INCLUDING ROOTS AND ROOT STRUCTURES, OTHER ORGANIC MATERIAL, DEBRIS,NON-COMPLYING FILL, AND OTHER MATERIAL UNSUITABLE FOR SUPPORT OF FILL AND/OR PROPOSEDIMPROVEMENTS, AS RECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THEGEOTECHNICAL ENGINEER. CALL THE INSPECTOR FOR INITIAL INSPECTION.3. ALL UNSUITABLE SOIL MATERIALS AND RUBBISH AND DEBRIS RESULTING FROM DEMOLITION ANDGRADING OPERATIONS SHALL BE REMOVED FROM THE JOB SITE; TRANSPORTED TO A SUITABLELOCATION AND DISPOSED OF IN A PROPER AND LEGAL MANNER.4. AREAS TO RECEIVE FILL MATERIAL AND AREAS TO RECEIVE BUILDINGS, EXTERIOR SLABS, WALKWAYS,WALLS, PAVEMENT AND OTHER STRUCTURAL IMPROVEMENTS SHALL BE PREPARED ASRECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THE GEOTECHNICAL ENGINEER.RECOMMENDATIONS FOR OVER EXCAVATION, ADDITIONAL SCARIFICATION, BACKFILL ANDRECOMPACTION ARE CONTAINED IN THE PROJECT GEOTECHNICAL REPORT REFERENCED IN THEGENERAL NOTES ON THESE PLANS.5. PRIOR TO PLACEMENT OF FILL AND BACKFILL MATERIAL, THE PREPARED AREA SHALL BE INSPECTEDAND APPROVED BY THE INSPECTOR. THE GEOTECHNICAL ENGINEER SHALL ALSO OBSERVE THEAREAS TO BE FILLED. ALLOW A MINIMUM 48-HOUR NOTICE. FILL AND BACKFILL PLACED ON THEPREPARED AREA WITHOUT THE REQUIRED OBSERVATION SHALL BE REMOVED.6. ALL FILL MATERIAL, WHETHER EXCAVATED ON-SITE OR IMPORTED FROM OFF-SITE, SHALL BE TESTED AND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACEMENT. IMPORTED FILL MATERIALSHALL BE EQUAL TO OR BETTER IN QUALITY THAN THE ON-SITE SOILS AND SHALL CONFORM TO THE RECOMMENDATION OF THE GEOTECHNICAL ENGINEER. THE GEOTECHNICAL ENGINEER SHALL TESTAND APPROVE THE SOIL PROPOSED FOR IMPORT FOR STRUCTURAL FILL PRIOR TO IMPORTATION TO THE SITE. THE LANDSCAPE ARCHITECT AND THE GEOTECHNICAL ENGINEER SHALL TEST AND APPROVE THE SOIL PROPOSED FOR IMPORT FOR LANDSCAPE AREA SURFACE MATERIAL PRIOR TO IMPORTATION TO THE SITE. 7. CONTRACTOR SHALL REFER TO THE FOLLOWING AS APPLICABLE: - ARCHITECT'S PLANS FOR ADDITIONAL GRADING REQUIREMENTS IN BUILDING AREAS. - LANDSCAPE ARCHITECT'S PLANS FOR TREE PRESERVATION REQUIREMENTS AND FOR SUBGRADE ALLOWANCES IN LANDSCAPE AREAS. - PUBLIC IMPROVEMENT PLANS FOR INTERFACING WITH PUBLIC GRADING, PAVING, STORM DRAINAGE AND UTILITY IMPROVEMENTS. 8. WHERE PLANTER AREAS ARE SHOWN ON THE PLANS ADJACENT TO BUILDINGS AND ARE CONTAINED BY WALKS / FLATWORK LESS THAN 8" BELOW BOTTOM OF SILL PLATE OR WHERE ADJACENT FINISH GRADE OUTSIDE A BUILDING IS SHOWN TO BE LESS THAN 8" BELOW BOTTOM OF SILL PLATE, IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THAT BUILDING PLANS CALL FOR APPROPRIATE DAMPPROOF OR WATERPROOF CONSTRUCTION AND IS CONSTRUCTED IN ACCORDANCE WITH ALLBUILDING APPLICABLE CODE REQUIREMENTS. 9. PLAN ELEVATIONS SHOWN ON SOIL AND LANDSCAPED AREAS ARE FINISH GRADE (FINISH SURFACE)ELEVATIONS INTENDED TO ESTABLISH SURFACE DRAINAGE CONTROL FOR THESE AREAS. DURINGGRADING OPERATIONS, THICKNESSES (SUBGRADE ALLOWANCES) SPECIFIED BY LANDSCAPEARCHITECT FOR TURF, WOOD CHIPS, MULCH, ETC. SHALL BE SUBTRACTED FROM THESE ELEVATIONSTO ESTABLISH FINISH SUBGRADE. 10. BEFORE PLACEMENT OF AGGREGATE BASE OR SUBBASE MATERIAL IN PAVEMENT AREAS, THESUBGRADE SOIL SHALL BE REVIEWED AND TESTED BY THE GEOTECHNICAL ENGINEER. DURING PAVING OPERATIONS, STRUCTURAL SECTION COMPACTION SHALL BE OBSERVED AND TESTED BY THEGEOTECHNICAL ENGINEER. 11. QUALITY REVIEW AND REPORTING REQUIREMENTS. A. GRADING AND IMPROVEMENTS FOUND NOT IN CONFORMANCE WITH APPROVED PLANS AND DESIGN INTENT SHALL BE CORRECTED BY CONTRACTOR AT CONTRACTOR'S EXPENSE. ADDITIONAL SURVEYING TO CONFIRM ELEVATIONS AFTER CORRECTIVE MEASURES SHALL ALSO BE AT CONTRACTOR'S EXPENSE. REQUIREMENTS FOR VARIOUS SURFACING CONDITIONS ARE AS FOLLOWS: - DIRT: NOT LESS THAN 2% (1/4" PER FOOT) SLOPE IN DIRECTION OF SURFACE DRAINAGE AND 0.10FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION - A.C. PAVEMENT: NOT LESS THAN 1% (1/8 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.04 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION - CONCRETE: NOT LESS THAN 0.5% (1/16 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.02 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION UNLESS NOTED OTHERWISE ON PLANS. STORM DRAIN NOTES: 1. ALL PRIVATE STORM DRAIN MATERIAL AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESE PLANS, INCLUDING THE PIPE TRENCH DETAIL. 2. CONTRACTOR SHALL SCHEDULE STORM DRAIN WORK AHEAD OF OTHER UNDERGROUND CONDUITCONSTRUCTION. 3. GRAVITY STORM DRAIN WORK SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEEDUPSTREAM. 4. POLYVINYL CHLORIDE (PVC) PIPE FOR 4" THROUGH 15" SIZE SHALL COMPLY WITH THE MOST RECENT ISSUE OF ASTM STANDARD D-3034 (SDR 35). PVC PIPE SHALL HAVE AN INTEGRALLY MOLDED BELL OR SOCKET END FOR GASKETED JOINT ASSEMBLY. JOINTS AND GASKETS SHALL COMPLY WITH THE MOST RECENT ISSUE OF ASTM STANDARD D-3212 AND F-477, RESPECTIVELY. PVC PIPE INSTALLATION SHALL COMPLY WITH UNI-BELL PLASTIC PIPE ASSOCIATION STANDARD UNI-B-5, LATEST REVISION. PVC PIPE CONNECTIONS TO MANHOLES, CATCH BASINS AND OTHER CONCRETE STRUCTURES SHALL BE CONSTRUCTED WITH WATERSTOP AT MIDPOINT OF STRUCTURE WALL PENETRATION. WATERSTOPSHALL BE PVC CONCRETE MANHOLE ADAPTER (4" THROUGH 12" PIPE) OR LARGE DIAMETER WATERSTOP AS MANUFACTURED BY FERNCO, OR EQUIVALENT APPROVED BY THE ENGINEER. 5. HIGH DENSITY POLYETHYLENE (HDPE) PIPE AND FITTINGS FOR 4" THROUGH 48" SIZE SHALL BE N-12PROLINK WT (WATERTIGHT) SERIES AS MANUFACTURED BY ADVANCED DRAINAGE SYSTEMS, INC. (ADS). UNLESS NOTED OTHERWISE. LATERAL CONNECTIONS TO MAINLINES SHALL BE MADE USING MANUFACTURER'S WATERTIGHT REDUCING FITTINGS. PIPE AND FITTING INSTALLATION SHALL BE IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDED PROCEDURES. CONNECTIONS TO CONCRETE STRUCTURES SHALL BE CONSTRUCTED WATERTIGHT USING MANUFACTURER'S RECOMMENDEDMATERIALS AND METHODS. 6. GRATED CATCH BASINS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE PLAN DETAIL SHOWNHEREON. 7. WITHIN TEN (10) WORKING DAYS OF COMPLETION OF THE STORM DRAIN SYSTEM AND BEFORECONSTRUCTION OF PAVEMENT, WALKWAYS AND OTHER PERMANENT SURFACE IMPROVEMENTS,CONTRACTOR SHALL ENSURE TOP OF GRATE, COVER, INLET AND OUTLET INVERT ELEVATIONS OF ALLSTORM DRAIN STRUCTURES MATCH PLANS AND ARE ACCURATE TO 0.01 FEET. DEMOLITION NOTES:1. THE EXISTENCE AND APPROXIMATE LOCATIONS OF ANY UNDERGROUND UTILITIES OR STRUCTURESSHOWN ON THESE PLANS ARE OBTAINED BY THE AVAILABLE RECORDS PROVIDED. THE CIVILENGINEER ASSUMES NO LIABILITY AS TO THE EXACT LOCATION OF SAID LINES, NOR FOR UTILITY ORIRRIGATION LINES WHOSE LOCATIONS ARE NOT SHOWN. THE CONTRACTOR SHALL BE RESPONSIBLEFOR NOTIFYING ALL UTILITY COMPANIES PRIOR TO WORK OR POTHOLE TO DETERMINE THE EXACTLOCATIONS OF ALL LINES AFFECTING THIS WORK, WHETHER OR NOT SHOWN HEREON. THECONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO OR PROTECTION OF ALL EXISTINGUTILITY LINES.2. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION OF THE SITE AND SHALL REMOVE ANDDISPOSE OF ALL STRUCTURES ABOVE AND OR BELOW GROUND UNLESS NOTED OTHERWISE. ANYHAZARDOUS MATERIALS ENCOUNTERED SHALL BE HANDLED AND REMOVED AS REQUIRED BY LOCALAND/OR STATE LAWS AT NO COST TO THE OWNER.3. THE CONTRACTOR SHALL EXERCISE DUE CARE TO AVOID DAMAGE TO EXISTING HARDSCAPEIMPROVEMENTS, UTILITY FACILITIES, AND LANDSCAPING FEATURES THAT ARE NOT AFFECTED BYTHESE PLANS.4. ALL JOIN LINES SHALL BE SAWCUT ON A NEAT, STRAIGHT LINE PARALLEL WITH THE JOIN. THE CUTEDGE SHALL BE PROTECTED FROM CRUSHING, AND ALL BROKEN EDGES SHALL BE RE-CUT PRIOR TOJOINING.5. ALL EXISTING OBJECTIONABLE MATERIALS THAT CONFLICT WITH PROPOSED IMPROVEMENTSINCLUDING, BUT NOT LIMITED TO, BUILDING FOUNDATIONS, UTILITIES, APPURTENANCES, TREES,SIGNS, STRUCTURES, ETC. SHALL BE REMOVED AND DISPOSED BY THE CONTRACTOR AT NO COST TOTHE OWNER, UNLESS NOTED OTHERWISE HEREIN, OR AS DIRECTED BY THE CONSTRUCTIONMANAGER.6. THE CONTRACTOR SHALL PROTECT ALL EXISTING STREETS FROM DAMAGES CAUSED BY HIS OPERATIONS. ANY CURBS DAMAGED DURING HIS OPERATIONS SHALL BE SAWCUT AND REPLACED ATNO COST TO THE OWNER. ANY EXISTING PAVING IDENTIFIED AS POTENTIALLY NEEDING TO BE REPLACED SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TOTHE COMMENCEMENT OF WORK. 7. THE CONTRACTOR SHALL PERFORM AND BE RESPONSIBLE FOR ALL CLEARING AND GRUBBING OPERATIONS AS NECESSARY TO COMPLETE THE WORK, INCLUDING TRANSPORTATION AND DISPOSAL OF ALL REMOVED MATERIALS, AND ALL ASSOCIATED COSTS. GENERAL NOTES:1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF SAN LUIS OBISPO AND THECURRENT EDITION OF THE CALIFORNIA BUILDING CODE.2. IN THE EVENT OF A CONFLICT BETWEEN ANY REFERENCED STANDARD, THE MORE STRINGENTREQUIREMENT SHALL GOVERN.3. STORMWATER POLLUTION PREVENTION REQUIREMENTS PER CITY OF SAN LUIS OBISPO AND SWRCB.4. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS INPROGRESS.5. BEFORE BEGINNING WORK, CONTRACTOR SHALL CONFIRM WITH AGENCIES HAVING JURISDICTIONTHAT ALL REQUIRED PERMITS AND LICENSES HAVE BEEN OBTAINED AND ALL REQUIRED NOTICESGIVEN.6. UNDERGROUND AND OVERHEAD CONSTRUCTION IN ADDITION TO WHAT IS SHOWN ON THESE PLANSMAY BE PART OF THIS PROJECT, INCLUDING ARCHITECTURAL AND LANDSCAPE ARCHITECTURALIMPROVEMENTS. ADDITIONAL PERMITS MAY BE REQUIRED.A. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WORK AND INTERFACINGIMPROVEMENTS WITH WORK BY OTHER CONTRACTORS AT THIS JOB SITE AND WITH IMPROVEMENTSREQUIRED BY PLANS BY OTHERS.B. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR BUILDING AND SITE LAYOUTDIMENSIONING.C. CONTRACTOR SHALL REFER TO ARCHITECTURAL AND LANDSCAPE ARCHITECTURAL PLANS ANDSPECIFICATIONS FOR SITE DEVELOPMENT CONSTRUCTION DETAILS AND DIMENSIONING, INCLUDINGTHOSE FOR BUILDINGS, PATIOS, WALKWAYS, DRIVEWAYS, WALLS/FENCES, PLUMBING, ELECTRICAL,UTILITIES, LANDSCAPING, AND IRRIGATION. 7. ALL SITE WORK AND TESTING SHALL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONSCONTAINED IN THE FOLLOWING GEOTECHNICAL ENGINEERING REPORT FOR THIS PROJECT: A. PREPARED BY: EARTH SYSTEMS PACIFIC,FILE NUMBER: SL-17242-SB, DATE: MARCH 31, 2015. B. THIS REPORT AND ANY ADDENDA SHALL BE INCORPORATED INTO THESE PLANS AND MADE A PARTHEREOF AS IF SPELLED OUT IN THEIR ENTIRETY HEREON. IT IS THE CONTRACTOR'S RESPONSIBILITYTO REVIEW THE APPLICABLE GEOTECHNICAL REPORTS. CONTRACTOR SHALL CONTACT THEGEOTECHNICAL ENGINEER TO OBTAIN OR REVIEW COPIES OF THESE REPORTS AND ADDENDA. C. PRIOR TO BIDDING, CONTRACTOR SHALL CONTACT THE GEOTECHNICAL ENGINEER TO DETERMINE THE LOCATION AND DEPTH OF ALL TEST BORINGS AND EXPLORATORY PITS AND EXCAVATIONS. CONTRACTOR SHALL DETERMINE FROM THE GEOTECHNICAL ENGINEER WHAT REMEDIAL WORK ISRECOMMENDED TO MAKE THESE DISTURBED LOCATIONS SUITABLE FOR THE PROPOSED IMPROVEMENTS. CONTRACTOR SHALL INCLUDE IN HIS BID ALL COSTS FOR THE RECOMMENDEDREMEDIAL WORK AND SHALL ADJUST HIS OPERATIONS TO PROPERLY SEQUENCE THE WORK TO ACCOMMODATE REMEDIAL WORK WITH CONSTRUCTION OF PROPOSED IMPROVEMENTS. 8. ALL MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH APPLICABLE HEALTH AND SAFETY LAWS, ORDINANCES, REGULATIONS, RULES, AND STANDARDS INCLUDING ALL REQUIREMENTS OF CAL-OSHA AND OSHA. 9. ALL UNSUITABLE CONSTRUCTION MATERIALS AND RUBBISH AND DEBRIS SHALL BE REMOVED FROM THE JOB SITE; TRANSPORTED TO A SUITABLE LOCATION, AND DISPOSED OF IN A PROPER AND LEGAL MANNER. 10. ALL WORK INVOLVING EXCAVATION, INCLUDING THAT FOR WATER, SEWER, STORM DRAIN AND UTILITYCONDUITS AND ALL SERVICE CONNECTIONS AND METER BOXES (NOT PERMITTED IN DRIVEWAYS)SHALL BE COMPLETED AND OBSERVED AND APPROVED BY THE AGENCY HAVING JURISDICTION ANDTHE STRUCTURAL BACKFILL OBSERVED AND TESTED FOR COMPACTION AND APPROVED BY THEGEOTECHNICAL ENGINEER BEFORE AGGREGATE BASE, PAVING AND OTHER PERMANENT SURFACECONSTRUCTION MAY COMMENCE. 11. BEFORE COMMENCING EXCAVATION, CONTRACTOR SHALL CONTACT PUBLIC WORKS AND UTILITYCOMPANIES OR OTHER OWNERS OF SUBSURFACE FACILITIES WITHIN THE WORK SITE AND SHALL VERIFY WHETHER OR NOT A REPRESENTATIVE WILL BE PRESENT BEFORE AND/OR DURING EXCAVATION, AND SHALL DETERMINE SITE SPECIFIC REQUIREMENTS FOR EXCAVATION. 12. CONTRACTOR SHALL NOTIFY PUBLIC WORKS, BUILDING AND SAFETY, UTILITY COMPANIES, GEOTECHNICAL ENGINEER, AND ENGINEER OF RECORD, AT LEAST 48 HOURS BEFORE START OF ANY CONSTRUCTION AND OF THE TIME AND LOCATION OF PRE-CONSTRUCTION CONFERENCE, AND SHALL DETERMINE FROM EACH PARTY THEIR SCOPE OF WORK TO BE OBSERVED AND BY WHOM, AND SCOPE OF TESTING. DURING THE COURSE OF WORK, CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR OBSERVATION AND TESTING AS STIPULATED PURSUANT TO ABOVE DETERMINATIONS. WORK NOT OBSERVED AND TESTED WILL BE SUBJECT TO REJECTION. 13. CONTRACTOR SHALL FURNISH, INSTALL, AND MAINTAIN SUCH SHEETING, SHORING, BRACING, AND/OR OTHER PROTECTION AS IS NECESSARY TO PREVENT FAILURE OF TEMPORARY EXCAVATIONS AND EMBANKMENTS AND TO PREVENT DAMAGE TO EXISTING IMPROVEMENTS, TEMPORARYIMPROVEMENTS, AND PARTIALLY COMPLETED PORTIONS OF THE WORK. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR THE SUFFICIENCY OF SUCH SUPPORTS AND/OR OTHER PROTECTION PERALL REQUIREMENTS OF CAL-OSHA AND OSHA. 14. CONTRACTOR SHALL PROMPTLY NOTIFY ENGINEER OF RECORD AND AUTHORITY HAVINGJURISDICTION BY TELEPHONE AND IN WRITING UPON DISCOVERY OF, AND BEFORE DISTURBING ANYPHYSICAL CONDITIONS DIFFERING FROM THOSE REPRESENTED BY APPROVED PLANS ANDSPECIFICATIONS. 15. CONTRACTOR SHALL MAINTAIN A COMPLETE AND ACCURATE RECORD OF ALL CHANGES OF CONSTRUCTION FROM THAT SHOWN ON THESE PLANS AND SPECIFICATIONS FOR THE PURPOSE OFPROVIDING A BASIS FOR CONSTRUCTION OF RECORD DRAWINGS. NO CHANGES SHALL BE MADE WITHOUT PRIOR WRITTEN APPROVAL OF ENGINEER OF RECORD AND AUTHORITY HAVING JURISDICTION. UPON COMPLETION OF THE PROJECT, CONTRACTOR SHALL DELIVER THIS RECORD OFALL CONSTRUCTION CHANGES TO ENGINEER ALONG WITH A LETTER WHICH DECLARES THAT, OTHER THAN THESE NOTED CHANGES, "THE PROJECT WAS CONSTRUCTED IN CONFORMANCE WITH THEAPPROVED PLANS AND SPECIFICATIONS." WARNING: ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THESE PLANS MUST BE APPROVED IN WRITING BY PREPARER. 16. CONTRACTOR AGREES THAT, IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITYFOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALS HARMLESS FROM ALLLIABILITY AND CLAIMS, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ONTHIS PROJECT AND ACCEPTS LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGNPROFESSIONALS. 17. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR VEHICULAR AND PEDESTRIAN TRAFFICCONTROL AND SAFETY AND SHALL FURNISH, INSTALL, AND MAINTAIN SUCH FENCING, SIGNS, LIGHTS,TRENCH PLATES, BARRICADES, AND/OR OTHER PROTECTION AS IS NECESSARY FOR SAID CONTROLAND SAFETY. 18. CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR PROTECTION OFPUBLIC AND PRIVATE PROPERTY AT OR IN THE VICINITY OF THE JOB SITE AND FURTHER AGREES TO,AT CONTRACTOR'S EXPENSE, REPAIR OR REPLACE TO ORIGINAL CONDITION, ALL EXISTINGIMPROVEMENTS WITHIN OR IN THE VICINITY OF THE JOB SITE WHICH ARE NOT DESIGNATED FORREMOVAL AND WHICH ARE DAMAGED OR REMOVED AS A RESULT OF CONTRACTOR'S OPERATIONS. USE OF PLANS:THIS DRAWING IS PROVIDED IN AN ELECTRONIC FORMAT AS A COURTESY, IF REQUESTED BY THE USER.THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTE THE DELIVERY OF OUR PROFESSIONALWORK PRODUCT. THE SIGNED HARD COPY PREPARED FOR THE PROJECT CONSTITUTES OURPROFESSIONAL WORK PRODUCT AND THE HARD COPY MUST BE REFERRED TO FOR THE CORRECTDESIGN INFORMATION. THESE PLANS HAVE BEEN PREPARED SOLELY FOR USE FOR THE PROJECTSCOPE AND SITE SPECIFICALLY IDENTIFIED HEREON AT THE TIME THESE PLANS ARE SIGNED. THEENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, USE OF ANYPART OF THESE PLANS, INCLUDING ANY NOTE OR DETAIL, FOR ANY UNAPPROVED OR REVISED PROJECTSCOPE, OR FOR ANY OTHER PROJECT AT THIS OR ANY OTHER SITE. USER AGREES TO INDEMNIFY ANDHOLD HARMLESS ASHLEY & VANCE FOR ALL COSTS AND DAMAGES IF USED.USE OF ELECTRONIC INFORMATION:ELECTRONIC INFORMATION MAY BE PROVIDED BY THE ENGINEER FOR CONVENIENCE; UNDER NOCIRCUMSTANCES SHALL DELIVERY OF ELECTRONIC FILES FOR USE BY OTHERS BE DEEMED A SALE BYTHE ENGINEER AND THE ENGINEER MAKES NO WARRANTIES, EITHER EXPRESS OR IMPLIED, OFMERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE. IN NO EVENT SHALL THE ENGINEERBE LIABLE FOR INDIRECT OR CONSEQUENTIAL DAMAGES AS A RESULT OF THE USE OR REUSE OF THEELECTRONIC FILES BY OTHERS.ELECTRONIC INFORMATION IS INTENDED TO PROVIDE INFORMATION SUPPLEMENTAL AND SUBORDINATETO THE CONSTRUCTION CONTRACT DOCUMENTS. LAYOUT AND CONSTRUCTION OF PROJECT ELEMENTSSHALL BE BASED ON DIMENSIONS AND INFORMATION INCLUDED ON THE SIGNED AND SEALEDCONSTRUCTION CONTRACT DOCUMENTS WHICH SHALL CONTROL OVER ELECTRONIC INFORMATION.USER IS RESPONSIBLE FOR CONFIRMING LOCATION OF PROPOSED IMPROVEMENTS BASED ONDIMENSIONS AND INFORMATION INCLUDED ON THE CONSTRUCTION CONTRACT DOCUMENTS;INCONSISTENCIES BETWEEN THE ELECTRONIC INFORMATION AND THE CONSTRUCTION CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER FOR RESOLUTION PRIOR TOCONSTRUCTION. PROJECT ELEMENTS SUCH AS MANHOLES, CATCH BASINS, UTILITY VAULTS, VALVE ASSEMBLIES, STAIRS,RAMPS, WALLS, ETC. ARE SHOWN SCHEMATICALLY IN THE ELECTRONIC INFORMATION ANDCONSTRUCTION OF THESE ELEMENTS SHALL BE IN ACCORDANCE WITH THE CONSTRUCTION NOTES ANDDETAILS PRESENTED OR REFERENCED IN THE SIGNED AND SEALED CONSTRUCTION CONTACTDOCUMENTS. IMPROVEMENTS CONSTRUCTED BASED ON ELECTRONIC INFORMATION AND IN CONFLICTWITH THE DRAWING DIMENSIONS DETAILS, AND THE CONSTRUCTION CONTRACT DOCUMENTS SHALL BEREMOVED AND CONSTRUCTED IN THE PROPER LOCATION AND DIMENSIONS AT CONTRACTOR'S SOLEEXPENSE. DIGITAL DRAWINGS ARE TYPICALLY A COMPILATION OF DRAWINGS FROM A NUMBER OF SOURCES AND,AS SUCH, THERE IS INFORMATION IN THE ELECTRONIC FILE ISSUED BY THE ENGINEER THAT WAS NOTDEVELOPED BY THE ENGINEER AND IS NOT AUTHORIZED BY THE ENGINEER FOR USE BY OTHERS. ELECTRONIC INFORMATION PROVIDED BY THE ENGINEER SHALL ONLY BE APPLICABLE FORIMPROVEMENTS DESIGNED BY THE ENGINEER AND WHICH ARE SPECIFICALLY DESIGNATED BY CONSTRUCTION NOTES AND/OR DETAILS ON THE SIGNED AND SEALED CONTRACT DOCUMENTS. IF DIGITAL FILES ARE OBTAINED WITH THE INTENT TO USE THEM FOR PROJECT STAKING, THEY SHALL ONLY BE USED BY A QUALIFIED ENGINEER OR LAND SURVEYOR REGISTERED IN THE STATE OF CALIFORNIA. DIGITAL INFORMATION SHALL ONLY BE USED FOR STAKING HORIZONTAL LOCATION OF PROPOSED IMPROVEMENTS AFTER IT HAS BEEN CONFIRMED WITH THE SIGNED AND SEALED CONSTRUCTION CONTRACT DOCUMENTS. THE DIGITAL DRAWINGS ARE NOT INTENDED TO BE USED DIRECTLY FOR CONTROL OF CONTRACTOR'S GRADING OPERATIONS WITHOUT STAKING BY ENGINEER OR LAND SURVEYOR. THE INTERSECTION OFPROPOSED CUT AND FILL SLOPES WITH EXISTING GRADE IS APPROXIMATE WHERE SHOWN ON THEDRAWINGS AND SHALL BE CONFIRMED BY FIELD STAKING. IT IS THE CONTRACTOR'S RESPONSIBILITY TOCONSTRUCT SLOPES IN CONFORMANCE WITH THE SPECIFIED AND DETAILED REQUIREMENTS CONTAINEDIN THE CONTRACT DOCUMENTS. SEWER NOTES: 1. ALL PUBLIC SEWER MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESE PLANSAND WITH THE PROJECT SPECIFIC AND STANDARD REQUIREMENTS AND STANDARD DRAWINGS OFTHE GOVERNING AGENCY. 2. ALL PRIVATE SEWER MATERIALS AND CONSTRUCTION, INCLUDING BUILDING SEWERS, SHALLCOMPLY WITH THE UNIFORM PLUMBING CODE, CURRENT EDITION, AND WITH THE GOVERNINGAGENCY CODE. 3. ALL SEWERS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT EDITION OF CRITERIAFOR SEPARATION OF WATER MAINS AND SANITARY SEWERS. 4. GRAVITY SEWER CONSTRUCTION SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEED UPSTREAM. 5. CONTRACTOR SHALL MAINTAIN RECORDS OF THE EXACT LOCATIONS AND DEPTHS OF ALL SEWERMANHOLES CLEANOUTS, MAIN STUBS, AND LATERALS FOR THE PURPOSE OF PROVIDING A BASISFOR CONSTRUCTION-RECORD DRAWINGS. SAID RECORD SHALL BE DELIVERED TO THEDEVELOPER'S ENGINEER PRIOR TO ACCEPTANCE OF THE WORK BY THE GOVERNING AGENCY. 6. ALL SEWER MANHOLE AND CLEAN-OUT RIMS SHALL BE ADJUSTED TO FINISH GRADE IN PAVEDAREAS. ATTACHMENT C (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018(E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE P.L. 162.99' P.L. 131.04'P.L. 117.11'P.L. 43.05'1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC MC UPUPETCETCETCETCETCETCETCWWWWWWWWWWWWWWGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSS1876PARCEL 1ETCETCETCETCETCETCETCETCETCETCETCSDSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDGGGGGGGGGGWWWWWWWWWWWWWWW W SD SSSSEEE E S S Project:Revisions: Proj. Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABC DEFG HI ABC DEFG HI 1 2 3 4 5 6 7 C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\GRADING SHEET.dwg, C-2.1, Nov 21, 2019 5:43pm, FernandoPhone Ext.: Phone Ext.: Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732 T S CTA E FO IGER AIOFILAC LIV NRRERP TRUIT T G.VA N C ESDERETFO NO I LA GNE ISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3 KBB 010/02/2019 171357 GRADING PLAN C-2.1 1 ---- 2 ---- 3 ---- 4 ---- 5 ---- 150 119 NDIAL TOLL FREE811 OR (1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG UNDERGROUND SERVICE ALERT 020 20 40 HORIZONTAL SCALE: 1" = 20'STATEHWY 101BROADST.NIPOMO ST.BEACH ST.CARMELST.MA R S H ST.PAC IFIC ST.H IGU ER A ST.VICINITY MAP NOT TO SCALE SITE 185.63 FS (E) SS MANHOLE (E) 8" SS SEWER (E) SS LATERAL TO REMAIN (E) GAS MAIN (E) 8" WATER MAIN (E) ELECTRIC (E) WATER METER NEW DRIVEWAY WITH ADA WALK SEE SLO STD 2110 (E) GAS MAIN (E) SS MAIN (E) STORM DRAIN (E) 8" WATER MAIN HIGUERA STREETMARSH STREET107 DD 443 143 DD 99 PARCEL 2 74 PM 38 PARCEL 1 LLA DOC 2002-038933 BIO RETENTION PLANTER BIO RETENTION PLANTER BIO RETENTION PLANTER BIO RETENTIONPLANTER BIO RETENTION PLANTER 183.9 ES MATCH (E) 185.3 ES MATCH (E) NEW TREE WELL TYP. NEW TREE WELL TYP.185.3 FF 183.2 FF CONCRETEASPHALT CONCRETE ASPHALTPERMEABLE PAVERS18.4' TYP18.4' TYPLS LS LS LSLSLS LSLS LS LSLS LSLS LS TRANS PAVERS PAVERS PERMEABLE PAVERS 186.36 TC 185.86 FS 184.81 TC184.31 FS 183.14 FS 186.14 TC 185.64 FS 184.87 TC184.37 FS 184.68 TC184.18 FS (E) WATERMETER(S) (E) GAS METER (E) WATERLATERAL (E) GAS METER (E) ELECTRIC (E) UTIL BOX (E) FIRE HYDRANT (E) STORMDRAINMH (E) FIRE HYDRANT NEW SIDEWALKSEE SLO STD 2110 NEW SIDEWALK NEW SIDEWALKSEE SLO STD 2110 185.5 ES MATCH (E) 185.34 TC 184.84 FS (182.32) ES/FL 183.87 FS 180.85 FS 181.03 FS 185.27FS 185.27 FS 185.27 FS 185.27 FS 184.3 FS 183.4FS 184.1 ES MATCH (E) 183.17 FS 183.17 FS183.17 FS183.17 FS 183.17 FS 183.17 FS 182.68 FS 182.99 TC182.49 FS 25'181.17 ES MATCH (E) 180.52 ES MATCH (E) 180.36 FL 180.21 FL 179.61 ES MATCH (E) 178.96 ESMATCH (E)182183184 185185 185182 183184185185183.29 FS MATCH (E) 5'P.U.E & ST TREE EASEMENT 15' P.U.E PER PM 074 037 001 10' ST TREE EASEMENT 8' P.U.E. & ST TREE EASEMENT 23' RECIPROCALACCESS EASEMENT &P.U.E 23' RECIPROCAL ACCESS EASEMENT &P.U.E. P.U.E SD SD W W W W183.17 FS 184.84 TC184.34 FS 184.03 FS 183.93 FS 184.61 TC184.11 FS (N) BUILDING A 180.96 FS 180.81 FS LS (181.87) ES (181.69) ES (181.53) ES 180.88 TC180.38 FL 184.61 FS 185.03 FS 185.27 FS 180.79 FS 182.97 FS 182.69 FS 182.50 TC 182.00 FL 180.68 TC 180.18 FL 182.92 TC182.42 FS 183.03 TC 182.53 FS 183.12 TC 182.62 FS 182.99 TC 182.49 FS 183.11 FS 184.81 TC 184.31 FS 185.81 TC185.31 FS 185.05 FS184.97 FL 185.51 TC 185.01 FL 184.05 FL 184.31 FL 185.55 FS 183.35 FS 183.65 FS 183.96 FS NEW DRIVEWAY WITH ADA WALKPER SLO STD 2110 NEW WATER LINE AND P.O.C. SEEARCH PLANS 184.87FS SEWER LATERAL AND SS P.O.C. SEEARCH PLANS CO TRANSFORMER SEE ARCH PLANS AND UTILITY HANDOUT ELECTRIC LINE, SEE ARCH PLANS AND UTILITY HANDOUT NEW GAS LINE AND P.O.C. SEE ARCH PLANS NEW WATER LINE AND P.O.C. SEEARCH PLANS NEW STORMDRAIN LINE AND TIE IN SEWER LATERAL AND SS P.O.C. SEE ARCH PLANS LS 183.17 FS LS LS LS (181.70) FL (181.62) ES 183.17 FS LS183.20 FS 183.07 FS W W WW185.27 FS 185.27 FS 184.73 FS (N) BUILDING B ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.0 TREE REMOVAL PLAN SCALE: 1” = 30’-0”NLEGEND1. (E) TREES NOT IN PROJECT SCOPE2. (E) JACARANDA TO BE REMOVED 3. (E) CHINESE PISTACHE TO REMAIN 4. (E) CHINESE ELM TO BE REMOVED 5. (E) CARROT WOOD TREE TO BE REMOVED 6. (E) METROSIDEROS EXCELSA TREES TO REMAIN 7. (E) BOTTLEBRUSH TREE TO BE REMOVED 8. (E) PYRUS TREE TO BE REMOVED KEYPROPOSED BUILDINGFOOTPRINT (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 29,124 SF (N) MIXED-USE - BLDG A 19,870 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT 11 2 1 11 1 4 3 44 5 1 5 66 7 8 (N) MIXED-USE - BLDG B 28,930 SF (N) MIXED-USE - BLDG A 19,724 SF (N) MIXED-USE - BLDG B 29,124 SF (N) MIXED-USE - BLDG A 19,870 SF (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE HIGUERA ST. P P.L. 117.11' P.L. 149.49' (N) MIXE (N) MIXED-USE - BLDG A19,724 SF 24ADA/EV 25ADA/VAN 30 SPACES 2-LEVEL LIFT MC TRASH (6) 3-CY BINS 4566 (N (N) MIXED-USE - BLDG A19,724 SF ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.1 PLANTING PLAN SCALE: 1” = 30’-0”NLEGEND1. (4) EXISTING METROSIDEROS EXCELSA TREES TO REMAIN2. (2) EXISTING CHINESE PISTACHE TREES TO REMAIN 3. (N) DECORATIVE PAVER WALK AND PATIO 4. (N) ARTIFICIAL TURF PLAY LAWN 5. (N) PEA GRAVEL PATIO 6. (N) WRAP AROUND SEAT BENCH 7. (N) 6’-0” MAX TALL WOOD SCREEN WALL, SEE DETAIL 1 BELOW. 8.(N) CROSSWALK 9. (N) FUTURE PATHWAY CONNECTION TO EXISTING JACK HOUSE & GARDENS 10. (N) ASPHALT DRIVE AND PARKING 11. PUBLIC RIGHT OF WAY 12.EXISTING PAVING AND LOT TO REMAIN KEYADJACENT PROPERTY 18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6"TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-1115 16"31'-11116"141'-6" 9'-0" 8'-0" 6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2 1 3 4 5 6 6 1A4.0 3 8 7 9 10 11 12 7 14 14 14 14 1413 13 15 12 3 16 16 11 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT DETAIL 1 HORIZONTAL WOOD SCREEN WALLUPUP RETAIL 106B 816 SF RETAIL 100A 1014 SF RETAIL 101A 2132 SF RETAIL 105B 1215 SF 3-TIERED 48 PARKING SPACES W/ LIFT LOBBY 102A 215 SF LOBBY 101B 140 SF UTILITY 104B 200 SF F.R. GARAGE 100B 4950 SFF COV'D PARKING 108A 1031 SF LOCKER 102B 82 SF F.R. ELEV. MACH. MECH. SHAFT LOCATIONS, TYP. UTILITY 107A 174 SF TRASH 106A 241 SF LOCKER 103A 60 SF SHW 104A 100 SF SHOWER 103B 92 SFUP BIKE 105A 324 SF, 39 COUNT (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT 2 8 9 3 11 12 11 3 3 3 4 56 7 8 (N) MIXED-USE - BLDG B 29,124 SF (N) MIXED-USE - BLDG A 19,870 SF ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.2 PLANTING PALETTE TREES QTY BOTANICAL / COMMON NAME CONT REMARKS16 Arbutus unedo / Strawberry Tree Multi-Trunk 24"box Size: 10`-15` tall and wideWUCOLS PF = .1 - .35 Cercis canadensis `Forest Pansy` TM / Forest Pansy Redbud 24"box Size: 20` tall and wide WUCOLS PF = .4 - .6 7 Eucalyptus torquata / Coral Gum 24"box Size: 36` tall and 30` wide. WUCOLS PF: .1-.3 1 Pistacia chinensis / Chinese Pistache 24" box Size: 25-35` tall and wide WUCOLS PF = .1-.3 SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS 18 Agave attenuata `Nova` / Blue Clone 15 gal Size: 3`-4` tall and wide WUCOLS PF: .1 - .3 3 Ceanothus griseus horizontalis `Yankee Point` / California Lilac 15 gal Size: 2`-3` tall and 8`-10 wide WUCOLS PF = .1 - .3 68 Helictotrichon sempervirens / Blue Oat Grass 5 gal Size: 1`-2` tall and wide WUCOLS PF = .1-.3 18 Miscanthus sinensis `Morning Light` / Eulalia Grass 5 gal Size: 5` tall and 3`-4` wide WUCOLS PF = .4-.6 100 Muhlenbergia capillaris `White Cloud' / White Awn Muhly 5 gal Size: 3` to 4` tall and wide WUCOLS PF = .1 - .3 19 Salvia spathacea / Hummingbird Sage 5 gal Size: 1`-2` tall x 4`-5` wide WUCOLS PF: .1 - .3 PLANT SCHEDULE STAWBERRY TREE FOREST PANSY REDBUD BLUE CONE CALIFORNIA LILAC BLUE OAT GRASS EULALIA GRASS WHITE AWN MUHLY HUMMINGBIRD SAGE CHINESE PISTACHE CORAL GUM PLANTING PALETTE PLANTING PALETTE ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 Estimated Total Water UseEquation:ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA]Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Enter Irrigation Efficiency (equal to or greater than 0.71)0.91 Irrigation Efficiency Default Value 0.71 Plant Water Use Type Plant Factor Low 0 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1.00 Hydrozone Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) PF x HA (ft 2) 1 Low 0.30 1,537 461 2 Medium 0.40 744 298 3 Low 0.30 1,369 411 0 0 0 0 0 0 0 0 0 0 0 1,169 SLA 1 0 0 Sum 3,650 Results MAWA = 54,524 ETWU= 34,902 Gallons ETWU complies with MAWA 4,666 Cubic Feet 47 HCF 0.11 Acre-feet 0.03 Millions of Gallons Maximum Applied Water Allowance Calculations for New and Rehabilitated Landscapes Enter value in Pale Blue CellsTan Cells Show Results Messages and Warnings Click on the blue cell on right to Pick City Name San Luis Obispo Name of City ETo of City from Appendix A 43.80 ETo (inches/year) Enter total landscape including SLA 3,650.00 LA (ft2) Enter Special Landscape Area 0.00 SLA (ft2) Results: MAWA = (ETo) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]54,523.70 Gallons 7,288.78 Cubic Feet 72.89 HCF 0.17 Acre-feet 0.05 Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Landscape Area 3,650.00 LA (ft2) Special Landscape Area 0.00 SLA (ft2) 0.00 Total annual precipitation Enter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation) Results: MAWA=(ETo - Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons - Cubic Feet - HCF - Acre-feet - Millions of Gallons L1.3 water calcs ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.4 LANDSCAPE FURNISHING & LIGHTING POWDER COAT FINISH: TBD POWDER COAT FINISH: TBD POWDER COAT FINISH: TBD APEX BENCH FORMS + SURFACES DOUBLE BALLARD PATH LIGHT LUCIFER LIGHTING APEX TABLE ENSEMBLE FORMS + SURFACES ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A1.0 SITE PLAN SCALE: 1” = 30’-0”NLEGEND1. SEE LANDSCAPE SHEETS FOR TREE INFO2. (N) PAVING AND STRIPING. PROVIDE ALL- WEATHER SURFACE. 3. (N) SHORT TERM BIKE PARKING 4. (N) TRANSFORMER 5. (N) CONNECTION TO MID-BLOCK PATH 6. (E) CURBCUT. REVISE PER CIVIL 7. (N) SITE FURNISHINGS AND HARDSCAPE PER LANDSCAPE ARCHITECT 8. (N) CHECK VALVE BACKFLOW DEVICE FOR FIRE WATER 9. (E) FIRE HYDRANT 10. (N) FIRE HYDRANT, IF REQUIRED 11. (N) FIRE RISER ROOM 12. (N) KNOX BOX ON EXTERIOR WALL 13. (N) ART MURAL AT FIRST FLOOR 14. (N) PUBLIC PLAZA 15. (N) INSULATED OVERHEAD ROLLING SLAT STEEL DOOR. WITH REDUCED NOISE OPTIONS. AMARR QUIET DOOR, OR SIMILAR. 16. ‘X’ INDICATES 7’ PIT FOR LIFTS. NOTE: DRIVE AISLE IN GARAGE REMAINS AT GRADE. KEYADJACENT PROPERTY 18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6"TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6" 9'-0" 8'-0" 6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2 1 1 3 4 5 6 6 1A4.0 3 8 7 9 9 9 10 11 12 7 1 14 14 14 14 1413 13 15 12 3 16 16 11 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6" TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6" 9'-0"8'-0" 6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2 1 1 3 4 5 6 6 1A4.0 2 A4.0 3 8 7 9 9 9 10 11 12 7 1 14 14 14 14 1413 13 15 12 3 16 16 11 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6" TOP OF BUILDING 50'-0" PL PL TOP OF PARAPET 13'-0" DRIVE AISLE PL PL TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6" TOP OF PARAPET 50'-0" TOP OF ROOF 41'-4" TOP OF ROOF 17'-6" 10'-0"12'-0" CLCL 14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0" HIGUERA STREET MARSH STREET 25'-0"25'-0" SOLAR ARRAYSSOLAR ARRAYS 20'-3" BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 14' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50' BUILDING HEIGHT COMPLIANCE AT MARSH ST. PER SLO CDG 4.2 MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x x= 25' (R.O.W to CENTERLINE OF STREET) MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 20.25' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50' SITE SECTION 2 SITE SECTION 1 SCALE: 1” = 30’-0” SCALE: 1” = 30’-0” All heights of adjacent properties are approximate A1.1 TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6" TOP OF BUILDING 50'-0"PL PL TOP OF PARAPET 13'-0" DRIVE AISLE PL PL TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6" TOP OF PARAPET 50'-0" TOP OF ROOF 41'-4" TOP OF ROOF 17'-6" 10'-0"12'-0" CLCL 14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0" HIGUERA STREET MARSH STREET 25'-0"25'-0" SOLAR ARRAYSSOLAR ARRAYS 20'-3" BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y)x= 25' (R.O.W to CENTERLINE OF STREET)y= 14' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50' BUILDING HEIGHT COMPLIANCE AT MARSH ST. PER SLO CDG 4.2 MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x x= 25' (R.O.W to CENTERLINE OF STREET) MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 20.25' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50' TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6" TOP OF BUILDING 50'-0" PL PL TOP OF PARAPET 13'-0" DRIVE AISLE PL PL TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6" TOP OF PARAPET 50'-0" TOP OF ROOF 41'-4" TOP OF ROOF 17'-6" 10'-0"12'-0" CLCL 14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0" HIGUERA STREET MARSH STREET 25'-0"25'-0" SOLAR ARRAYSSOLAR ARRAYS 20'-3" BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 14' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50' BUILDING HEIGHT COMPLIANCE AT MARSH ST. PER SLO CDG 4.2 MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x x= 25' (R.O.W to CENTERLINE OF STREET) MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 20.25' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50' BUILDING A BUILDING BBUILDING A ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 TOP OF ROOF50'-6" 5 40'-0" TOP OF BRICKTOP OF ROOF42'-0" TOP OF ROOF 13'-0" TOP OF ROOF 36'-2" 5 5 P.L.P.L.MARSH ST. 133 5 4 6 1 4 5 6 HIGUERA ST. TOP OF ROOF 27'-0" TOP OF ROOF 18'-6" TOP OF ROOF 50'-0" TOP OF ROOF 27'-8" 5 5 P.L.P.L.123 TOP OF BRICK 28'-0" 1 4 6 3 SITE ELEVATION SITE ELEVATION SCALE: 1” = 30’-0” SCALE: 1” = 30’-0” All heights of adjacent properties are approximate A1.2 KEYNOTES1. PROJECT PROVIDES A LARGE SETBACK TO PROPERTY LINES TO ALLOW FOR A VISUAL TRANSITION TO ADJACENT SMALLER STRUCTURES. 2. PROJECT STEPS DOWN TO A 2-STORY FACADE NEXT TO HISTORIC STRUCTURE. 3. STREET FRONT FACADES ARE BROKEN DOWN TO BE COMPATIBLE WITH ADJACENT BUILDINGS. 4. BRICK IS PROVIDED AT PROMINENT STREET ELEVATIONS TO COMPLIMENT ADJACENT BLDGS. 5. STUCCO IS PROVIDED TO TIE IN WITH EXISTING NEIGHBORING PROPERTIES 6. CANOPIES AT FIRST LEVEL PROVIDE VISUAL TRANSISTION WITH THE PORCH ELEMENTS OF ADJACENT STRUCTURES. TOP OF ROOF 50'-6" 5 40'-0" TOP OF BRICK TOP OF ROOF 42'-0" TOP OF ROOF 13'-0" TOP OF ROOF 36'-2" 5 5 P.L.P.L.MARSH ST. 133 5 4 6 1 4 5 6 HIGUERA ST. TOP OF ROOF 27'-0" TOP OF ROOF 18'-6" TOP OF ROOF 50'-0" TOP OF ROOF 27'-8" 5 5 P.L.P.L.123 TOP OF BRICK 28'-0" 1 4 6 3 TOP OF ROOF50'-6" 5 40'-0" TOP OF BRICKTOP OF ROOF42'-0" TOP OF ROOF 13'-0" TOP OF ROOF 36'-2" 5 5 P.L.P.L.MARSH ST. 133 5 4 6 1 4 5 6 HIGUERA ST. TOP OF ROOF 27'-0" TOP OF ROOF 18'-6" TOP OF ROOF 50'-0" TOP OF ROOF 27'-8" 5 5 P.L.P.L.123 TOP OF BRICK 28'-0" 1 4 6 3 ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 FIRST FLOOR PLAN SCALE: 1” = 20’ A2.0NBUILDING A BUILDING B 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 UPUP RETAIL 106B 816 SF RETAIL 100A 1014 SF RETAIL 101A 2132 SF RETAIL 105B 1215 SF 3-TIERED 48 PARKING SPACES W/ LIFT LOBBY 102A 215 SF LOBBY 101B 140 SF UTILITY 104B 200 SF F.R. GARAGE 100B 4950 SFF COV'D PARKING 108A 1031 SF LOCKER 102B 82 SF F.R. ELEV. MACH. MECH. SHAFT LOCATIONS, TYP. UTILITY 107A 174 SF TRASH 106A 241 SF LOCKER 103A 60 SF SHW 104A 100 SF SHOWER 103B 92 SFUP BIKE 105A 324 SF, 39 COUNT ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 SECOND FLOOR PLAN SCALE: 1” = 20’ A2.1NBUILDING A BUILDING B 1 BD 206B 822 SF 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 2 BD 205B 1025 SF SUITE 207A 1200 SF 2 BD 204B 1174 SF 1 BD 200B 739 SF 1BD 201B 761 SF STUDIO 203B 513 SF 1BD 208B 700 SF 1BD 202B 709 SF STUDIO 209B 599 SF 1BD 207B 760 SF SUITE 206A 403 SF SUITE 205A 476 SF SUITE 200A 1063 SF SUITE 203A 496 SF SUITE 201A 599 SF SUITE 204A 917 SF SUITE 202A 499 SF ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 THIRD FLOOR PLAN A2.2 SCALE: 1” = 20’NBUILDING A BUILDING B 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 1 BD 303A 917 SF STUDIO 301A 599 SF 2 BD 300A 1063 SF 2 BD 302A 1020 SF 1 BD 300B 739 SF 2 BD 305A 955 SF 1BD 301B 761 SF STUDIO 309B 599 SF 1BD 308B 760 SF 2 BD 304B 1192 SF 1 BD 306B 825 SF 2 BD 305B 1025 SF 1BD 302B 709 SF 1BD 307B 708 SF 1 BD 304A 897 SF STUDIO 303B 513 SF ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 FOURTH FLOOR PLAN A2.3 SCALE: 1” = 20’NBUILDING A BUILDING B 1 BD 403B 825 SF 2 BD 401B 887 SF 2 BD 402B 798 SF 2 BD 404B 969 SF 1 BD 405A 841 SF 2 BD 406B 887 SF 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 1 BD 400A 714 SF 1 BD 402A 850 SF 1 BD 403A 841 SF STUDIO 404A 558 SF STUDIO 401A 488 SF STUDIO 400B 596 SF ROOF DECK 407B 705 SF 1 BD 405B 658 SF ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 ROOF PLAN A2.4 SCALE: 1” = 20’NBUILDING A BUILDING B 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 POTENTIAL SOLAR AREA MECHANICAL AREA WITH SCREEN POTENTIAL SOLAR AREA MECHANICAL AREA WITH SCREEN ELEVATOR OVERRUN ELEVATOR OVERRUN ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A3.0 MARSH STREET - EAST ELEVATION NORTH ELEVATION SCALE: 1” = 20’-0” SCALE: 1” = 20’-0” SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PL FIRST FLOOR 0'-0" PLTOP OF BUILDING50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR37'-0"TOP OF PARAPET40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" PL SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" TOP OF STAIR 58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" PL FIRST FLOOR 0'-0" PLTOP OF BUILDING50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" PL SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" TOP OF STAIR 58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR BUILDING ABUILDING B BUILDING B ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A3.1 HIGUERA STREET - WEST ELEVATION SOUTH ELEVATION SCALE: 1” = 20’-0” SCALE: 1” = 20’-0” SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PLFIRST FLOOR0'-0"PLTOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"PL SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0"PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PLFIRST FLOOR0'-0"PLTOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"PL SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR BUILDING BBUILDING A BUILDING A ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 MATERIAL BOARD SW-7625 COLOR TAN VARIETY SW-7542SW-7056 SW-7056 BULKHEAD CONCRETE FINISH OR POLISHED PLASTER STOREFRONT (METAL ACCENTS TO MATCH) KAWNEER, ANODIZED ALUM. WALL SCONCE LUMENS URBAN , INDOOR/OUTDOOR BRICK VENEER - NEW, SMOOTH FACE BRICK MANUFACTURER: TBD SMOOTH STUCCO SIDINGSMOOTH STUCCO SIDING SMOOTH STUCCO LINTEL A3.2 LETTERS: CONTRASTING COLOR TO THE BACKGROUND METAL ADDRESS NUMBERS NUMBERS SHALL BE A MIN. OF 8” HIGH BY 1” STROKE ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.0 VIEW DRIVING UP MARSH STREET ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.1 VIEW from marsh looking west ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.2 VIEW HIGUERA STREET looking south ATTACHMENT C 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.3 VIEW FROM HIGUERA STREET looking east ATTACHMENT C ATTACHMENT C