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Home My WebLink About07-06-2020 ARC Agenda Packet Agenda Architectural Review Commission Monday, July 6, 2020 5:00 p.m. REGULAR MEETING TELECONFERENCE Broadcasted via Webinar Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will be holding all public meetings via teleconference. There will be no physical location for the Public to view the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment. Additionally, members of the Architecture Review Commission (ARC) are allowed to attend the meeting via teleconference and participate in the meeting to the same extent as if they were present. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in ARC meetings in the following ways: 1. Remote Viewing - Members of the public who wish to watch the meeting can view: • View the Webinar ➢ Registration URL: https://attendee.gotowebinar.com/register/91487471784638221 ➢ Webinar ID: 231-204-603 ➢ Telephone Attendee: (631) 992-3221; Audio Access Code: 112-217-953 2. Public Comment - The ARC will still be accepting public comment for items within their purview. Public comment can be submitted in the following ways: • Mail or Email Public Comment ➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401 ➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will be archived/distributed to members of the Advisory Body the day after the meeting. Emails will not be read aloud during the meeting • Verbal Public Comment ➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved as Agenda Correspondence. Voicemails will not be played during the meeting. ➢ During the meeting – Members of the public who wish to provide public comment can join the webinar (instructions above). Once you have joined the webinar, please put your name and Item # in the questions box. Your mic will be unmuted once Public Comment is called for the Item and you will have 3 minutes to speak. Architectural Review Commission Agenda for July 6, 2020 Page 2 CALL TO ORDER: Chair Allen Root ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith, Vice Chair Christie Withers, and Chair Allen Root PUBLIC COMMENT PERIOD: The general public has been encouraged to submit comments on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on any item presented during t he Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. CONSIDERATION OF MINUTES 1. Minutes of the Architectural Review Commission meeting of June 1, 2020 and June 15, 2020. PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. 2. Project Address: 1035 Madonna Road; Case #: ARCH-0796-2019; Zone: Neighborhood- Commercial Zone (N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess, applicant. Continued review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific Plan area. The project is consistent with the previously certified FEIR and SEIR for the San Luis Ranch Specific Plan and no additional environmental review is required per CEQA. (John Rickenbach – 20 minutes) Recommendation: Review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines, and City Sign Regulations, and provide comments and recommendations to the Planning Commission. Architectural Review Commission Agenda for July 6, 2020 Page 3 3. Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE- 0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant. Review of a mixed-use project consisting of 15 residential units and 1,714 square feet of commercial space within the Commercial Services (C-S) zone. The project includes a density bonus of 5% including a request for an alternative incentive to relax development standards for the creek setback requirement and a request to allow residential uses on the ground floor within the first 50 feet of the structure along the street frontage, the project also includes a request for a 10 percent parking reduction. Project is categorically exempt from environmental review (CEQA). (Kyle Bell – 20 minutes) Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines, Sign Regulations, and applicable City Standards, and provide comments and recommendations to the Planning Commission. 4. Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID- 0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant. Review of five new two- bedroom, two-story single-family residences, each with an attached two-car garage. The project site is within the Mill Street Historic District and includes the retention of five, two- bedroom, single-story residences, which are on the Contributing List of Historic Properties. The project also includes a common-interest subdivision to create ten lots, each will contain one of the ten residences. The applicant has requested exceptions from development standards to allow interior side setbacks to be reduced and to allow required parking to be provided in tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed. (Kyle Van Leeuwen – 20 minutes) Recommendation: Review the residential buildings in terms of consistency with the Community Design Guidelines and applicable City Standards and provide comments and recommendations to the Planning Commission. COMMENT & DISCUSSION 5. Staff Updates ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, July 20, 2020 at 5:00 p.m., via teleconference. Architectural Review Commission Agenda for July 6, 2020 Page 4 APPEALS Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available on the City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal documentation. The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Agenda related writings or documents provided to the City Council are available for public inspection on the City’s website: http://www.slocity.org/government/advisory-bodies Meeting audio recordings can be found at the following web address: http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, June 1, 2020 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, June 1, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith, Vice Chair Christie Withers and Chair Allen Root Absent: None Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- APPROVAL OF MINUTES 1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of May 18, 2020. ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER SMITH, CARRIED 6-0-0 to approve the minutes of the Regular Architectural Review Commission meeting of May 18, 2020. Item 1 Packet Page 1 Minutes – Architectural Review Commission Meeting of June 1, 2020 Page 2 PUBLIC HEARING 2. Project Address: 1144 Chorro; Case #: PR-0060-2018; Zone: C-D-H; Jamestown Premier SLO Retail, LP, owner/applicant. Review of a six-story mixed-use building consisting of approximately 30,000 square feet of commercial/office space and 50 residential dwelling units, within the Downtown Historic District. The project includes a rezone to provide a Planned Development Overlay and a request to allow a maximum building height of 75-feet, where 50-feet is normally allowed in the Downtown Commercial zone, including a Mitigated Negative Declaration of environmental review (CEQA). Associate Planner Kyle Bell presented the staff report and responded to Commissioner inquiries. Applicant representative, Mark Rawson, responded to Commissioner inquiries. Public Comments: John Grady Susan Farrington --End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER SECOND BY COMMISSIONER SMITH, CARRIED 5-1-0 (Vice Chair Withers dissenting) to recommend that the Planning Commission approve the project with the following comments, recommendations, and references to particular Community Design Guidelines (CDG) that require further consideration: • The PC should consider effects on viewsheds, including views of Cerro San Luis, as seen from intersections. • The PC should consider CDG 2.2.F (coordinate the new with the old) for compatibility with listed historic properties in the immediate vicinity. • The project could be improved for consistency with CDG 4.2.C (façade design and wall surfaces), by providing more well-defined and detailed column elements, tone or color of pre-cast elements (bulkhead and spandrels), and the corner angled façade elements such as columns and cornices should be re-evaluated for more refined detailing that draws in attention and makes it feel special. • The project should reconsider the residential gate feature as shown on Sheet T1.1 and T1.2 to be congruous with surroundings, consider revisiting patterning that is finer grained. • The landscaping plantings along the terrace, Sheet L1.1, could be scaled down to be more in keeping with character of downtown, consider the County Government Center as an example. • The cornice along the third floor should be redesigned to provide further prominence. • Further consideration should be provided for refinement of brick detailed elements. • Provide more contrasting color of bulkhead and spandrel above the windows. • Provide quality design at the street level. Item 1 Packet Page 2 Minutes – Architectural Review Commission Meeting of June 1, 2020 Page 3 COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 8:24 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, June 15, 2020 at 5:00 p.m. via teleconference. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020 Item 1 Packet Page 3 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, June 15, 2020 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, June 15, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith, Vice Chair Christie Withers and Chair Allen Root Absent: None Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- PUBLIC HEARING 1.Project Address: 3065 Lucca (Toscano Development); Case #: ARCH -0095-2020 & AFFH-0096-2020; Zone: R-2-SP-PD; Housing Authority of San Luis Obispo, owner/applicant. Review of a new inclusionary housing development consisting of five, two- story structures containing a total of 38 low-income affordable units, community room, and leasing office, on a site designated for affordable housing. The project includes an 80% density bonus, as a standard incentive for projects consisting of 100% affordable housing. The project also includes a reduction in setback requirements, requested as an alternative incentive, allowing a setback of four feet, where five feet is the minimum required within the Planned Development (PD) overlay zone. This project is consistent with the Mitigated Negative Declaration approved with the PD rezone and Map No. 2428 (CEQA). Assistant Planner Kyle Van Leeuwen presented the staff report and responded to Commissioner inquiries. Applicant representative, Joel Snyder, responded to Commissioner inquiries. Item 1 Packet Page 4 Minutes – Architectural Review Commission Meeting of June 15, 2020 Page 2 Public Comments: Dave Menghrajani Gail Ryff Shelby Ohyama --End of Public Comment-- ACTION: MOTION BY COMMISSIONER WITHERS FAILED FOR LACK OF A SECOND. ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY COMMISSIONER WITHERS, CARRIED 6-0-0, to recommend that the Planning Commission approve the project with the following recommendations: • Provide screening at second floor decks (semi-solid deck railings) • Consider speed control (traffic calming) • Require buffer and screening between tandem parking and the adjacent neighbors • Recommend the Planning Commission consider connectivity of circulation on this site and public transit opportunities to serve this site • Consider expanding landing and weather protection at top of stairs on Building one COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 6:28 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, July 7, 2020 at 5:00 p.m. via teleconference. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020 Item 1 Packet Page 5 Meeting Date: July 6, 2020 Item Number: 2 ARCHITECTURAL REVIEW COMMISSION REPORT PROJECT DESCRIPTION AND SETTING The proposed project is a four‐story hotel within the approved San Luis Ranch Specific Plan (SLRSP). One side of the hotel will be branded Springhill Suites and the other half will be branded Residence Inn. Up to 200 guest rooms are proposed. The project would occur on a 3.41‐acre parcel, which corresponds to Lot 8 of an approved tentative map (VTTM 3096) that covers the entire San Luis Ranch Specific Plan area. The project site is within the NC (Neighborhood Commercial) zone of the SLRSP. The ground floor of the hotel will consist of a lobby, dining area, living room area, fitness room, guestrooms, laundry, and hotel back of house. The project is designed to comply with the California Green Building Code and will incorporate several measures consistent with that code, including low flow plumbing fixtures, LED light fixtures, ample insulation, energy efficient windows and doors, provision for future solar panels and drought tolerant landscaping. The following are the key proposed project components: 200 hotel rooms 132,940 square feet (SF) of building area in four stories (0.89 FAR, when up to 2.0 FAR is allowed) Lot coverage of 23.5% (up to 80% is allowed) Landscaped area of 35,308 SF, or 24% of the site (at least 20% is required) Maximum Building Height of 50 feet (up to 50 feet is allowed) 198 automobile parking spaces (inclusive of 6 accessible; 2 EV stations; 16 Clean Air Vehicle spaces) 10 motorcycle parking spaces 30 bicycle parking spaces (20 short‐term, 10 long‐term) General Location: The 3.4‐acre project site is located on a vacant parcel along the south side of Madonna Road, midway between Oceanaire Drive and Dalidio Drive. Access will be via the future extension of Froom Ranch Way. Present Use: Vacant Land Zoning: Neighborhood Commercial (NC) General Plan: Neighborhood Commercial (San Luis Ranch Specific Plan) FROM: Brian Leveille, Senior Planner BY: John Rickenbach, Contract Planner PROJECT ADDRESS: 1035 Madonna Road FILE NUMBER: ARCH‐0796‐2019 APPLICANT: SLO HHG SCM Hotel Development REPRESENTATIVE: Heather Wiebe ____________________________________________________________________________________________________ For more information contact: John Rickenbach at 805‐610‐1109 or jfrickenbach@aol.com Item 2 Packet Page 6 ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites) Page 2 Surrounding Uses: East: Commercial Retail West: Agriculture; planned residential North: Planned Commercial Retail South: Agriculture PROPOSED DESIGN Architecture: Draws from Modern Agrarian elements, with design as described in Section 3.7.2 of the Specific Plan (Commercial, Office, and Hotel Design Guidelines). Design details: Details include articulation on all sides, outdoor seating areas, outdoor pool, BBQ pit, fitness center, landscaped courtyard, pedestrian pathways with decorative paving and landscaping, screened trash enclosures, decorative lighting, and signage. Design is intended to preserve views of the Irish Hills from neighboring development. Lighting features are intended to avoid spillover and are downward oriented to preserve the night sky and minimize potential impacts related to aircraft operations. Materials: Smooth stucco, board & batten siding, lap siding, and tile. Colors: Earth tones consistent with Modern Agrarian architecture. FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan (SLRSP), Community Design Guidelines (CDG), Sign Regulations and applicable City Standards (see links below); and 2) provide comments and recommendations to the Planning Commission. For this review, the ARC is focused on considering changes to the project based on ARC’s recommendation of May 18, 2020. San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=15833 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Sign Regulations: https://www.slocity.org/home/showdocument?id=2116 Figure 1: Subject Property and Surrounding Area Figure 2: Location in the Context of approved Specific Plan land uses Item 2 Packet Page 7 ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites) Page 3 4.0 DISCUSSION ITEMS The previous staff report for the ARC meeting of May 18, 2020, included a detailed discussion of the project’s relationship to the requirements of the General Plan, Zoning Regulations, SLRSP, and Community Design Guidelines (CDG). That analysis is not repeated here, but is available online at: https://opengov.slocity.org/WebLink/DocView.aspx?id=116644&dbid=0&repo=CityClerk In their discussion at that meeting, the ARC did not identify any potential project inconsistencies with existing relevant regulations related to their purview, with the exception of Section 2.2.B. of the CDG, which calls for building design that “strives for interest, not clutter.” Their unanimous direction and recommendation was in part based on that provision of the CDG. The ARC’s recommendation included the following:  Simplify the presentation of materials and colors; reduce “clutter” per Section 2.2.B of the Community Design Guidelines;  Enhance Agrarian architectural element, and less of the Modern element;  Emphasize the ground floor level;  Increase horizontal articulation and decrease vertical articulation;  Show more detail in the pedestrian connections;  Identify the required Electric Vehicle parking, and where the future EV spaces would be; and  Provide more landscaping across the front entrance driveway, such as layered planting to soften the elevation The following summarizes the key changes the applicant made in response to ARC direction, which are reflected in the ARC’s packet as referenced below: Exterior Finishes:  See sheet A5.0‐A5.2 for enhanced Agrarian Elements on the elevations through the choice of materials, colors, and the addition of awnings;  Materials and colors are simplified on the elevations; and  Revised the elevations to look more horizontal than vertical with the use of material continuity on the first floor and color variations. Pedestrian Connection:  See sheet A2.1 for enhanced pedestrian connection from the pool courtyard at the hotel to the adjacent Ag Center site through a direct gate from the pool area to the pedestrian connection;  On sheet L2.0, entry signage to the Ag Heritage Center was added; and  On sheet L2.0, enhanced paving was expanded from 5 ft to 10 ft wide to create a stronger sense of place and visual connection to the neighboring site. Landscape Buffer:  See sheet A2.1 and L1.0 for added landscape along the building which faces Froom Ranch Way as well as landscape areas along the entry elevations of the building facing the parking lot. This is also shown on building elevations and renderings. Item 2 Packet Page 8 ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites) Page 4 The following illustrations compare the revised design (Figure 3) with what was originally presented to ARC on May 22 (Figure 4): Figure 3: Revised Design. View from the north toward the Hotel entry. Note the changes in colors and materials, addition of awnings, and color change to emphasize horizontal aspect. Figure 4: Original Design. View from the north toward the Hotel entry. Item 2 Packet Page 9 ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites) Page 5 The following illustrations compare two of the elevations of the revised design (Figure 5) and the original (Figure 6), with the updated design intended to show a greater emphasis on Agrarian (as opposed to Modern) architectural elements: Figure 5: Revised Design. West and North Elevations. Figure 6: Original Design. North and West Elevations. Item 2 Packet Page 10 ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites) Page 6 Figure 7, below, illustrates modifications to the pedestrian connection between the hotel and the adjacent Agricultural Heritage Center. In the revised design, the walkway is expanded from 5 to 10 feet, and an arched entryway sign is added. With regard to the ARC’s May 22 direction to add more landscaping elements to the front of the hotel in order to soften visual presentation, sheet L1.0 indicates additional shrubbery along the entire building perimeter, as well as in in the central courtyard near the pool. This is also shown on the building renderings and elevations—see Figures 3 and 5 for examples of this. The applicant’s revised design does not address the ARC’s recommendation related to EV parking. This aspect of the project would be more appropriately addressed by the Planning Commission, as a review item within their purview. 5.0 PROJECT STATISTICS Site Details Proposed Requirement Land Use Designation NC NC regulations apply from SLRSP Hotel Rooms 200 Up to 200 (SLRSP Table 2‐1) Setbacks Street Fronts: 10‐18 feet Adjacent to agriculture: 7 feet (see Sheet A2.1 of Attachment 1) Street Front: 5‐foot minimum Side – Interior Lot: no minimum Street side corner lot: no minimum Parking: 15‐foot minimum (with landscaped setback adjacent to public street) Rear – 10‐foot minimum Figure 7: Design Comparison of Pedestrian Connection to Ag Center. Revised design is at left, incorporating prominent entryway and wider decorative paving. REVISED DESIGN ORIGINAL DESIGN Item 2 Packet Page 11 ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites) Page 7 (per SLRSP Table 3‐7) Building Height 50’ (see Sheets A5.0 through A5.2) 20’ minimum; 50’ maximum (Per SLRSP Table 3‐7) Lot Coverage 23.5% 80% maximum (per SLRSP Table 3‐7) Monument Sign Max Height Max Area Wall Sign Max Height Max Area Pylon/Pole Sign Max Height Max Area 1 6 feet 17.2 SF 5 Surface Signs 2‐foot letters; 3’4” with two rows 50 SF each none ‐ ‐ (see Sheets A7.1 and A7.2 of Attachment 1) 1 per street frontage 6 feet 24 SF 3; additional 2 allowed per porte‐cochere 3’ (not specific to lettering) 50 SF 1 16 feet 72 SF (per SLRSP Table 3‐11) Public Art Not provided Public art only required for commercial portion of SLRSP; project subject to Municipal Code 17.70.140 Parking Automobile spaces Electric Vehicle Parking Bicycle Parking Motorcycle Parking Clean Air Vehicles 198 (6 ADA) 2 charge stations (+10 future) 30 (20 short‐term; 10 long‐term) 10 16 (see Sheet A1.1 of Attachment 1) 200 (1 per guest room); 6 ADA 10 (future) 20 10 16 (per SLR SP Table 3‐7 and Municipal Code 17.72.030 and 17.72.040) 1 parking space may be eliminated by providing 5 additional bike spaces Environmental Status Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15332 (In‐Fill Development Projects). The project is also exempt pursuant to Section 15182(b) as a project in a commercially‐zoned area with a Floor Area Ratio (FAR) of at least 0.75 (project FAR is 0.89), is consistent with a Specific Plan and accompanying certified Final EIR, and is in a “transit priority area” pursuant to PRC Section 21099(a)(7) (i.e., within 0.5 miles of a planned major transit stop). Item 2 Packet Page 12 ARCH‐0796‐2019 (1035 Madonna Road – Residence Inn and Springhill Suites) Page 8 6.0 ACTION ALTERNATIVES 6.1 Recommend the Planning Commission approve the project based on consistency with the San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines, and City Sign Regulations. The Architectural Review Commission’s recommendation will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the SLRSP Design Guidelines and Community Design Guidelines. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues, and reference specific Design Guidelines or Sign Regulations. 6.3 Recommend denial the project. An action recommending denial of the application should include recommended findings that cite the basis for denial and should reference inconsistency with the General Plan, SLRSP, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 1. Project Plans Item 2 Packet Page 13 'DWH6FDOH6KHHW[[$5&+(5675((767(6$1/8,62%,632&$THOMAS E. JESS$5&+,7(&7&$&STEPHEN A. RIGOR$5&+,7(&7&$&ADDRESS$55,6678',2&20CONTACTA1.0MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$COVER SHEET5(6,'(1&(,11635,1*+,//68,7(66$1/8,62%,632&$ATTACHMENT 1Item 2Packet Page 14 PROJECT SITE/$*81$/$.(+,*+:$</2 62 62 69 $//(<52 $'0$'211$5'35$'25''DWH6FDOH6KHHW[[$5&+(5675((767(6$1/8,62%,632&$THOMAS E. JESS$5&+,7(&7&$&STEPHEN A. RIGOR$5&+,7(&7&$&ADDRESS$55,6678',2&20CONTACTA1.1MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PROJECT DATAPROJECT DESCRIPTIONSHEET INDEXPROJECT DATAPROJECT DIRECTORYVICINITY MAP&,9,/& (;,67,1*6,7(&21',7,216& 35(/,0,1$5<*5$',1* '5$,1$*(3/$1& 35(/,0,1$5<87,/,7<3/$1& 35(/,0,1$5<67250:$7(5&21752/3/$15& 5()(5(1&(21/<'$/,',2 )52205281'$%287(/(&75,&$/6/ (/(&75,&$/6,7(3/$16/ 6,7(3+2720(75,&3/$16/ '$7$6+((7/$1'6&$3(/ &21&(378$//$1'6&$3(3/$1/ :(/2:25.6+((7 /$1'6&$3('(6,*1127(6$5&+,7(&785$/$ &29(56+((7$ 352-(&7'$7$$ '(6,*1&216,67(1&<0$75,;$ '(6,*1&216,67(1&<0$75,;$ *$5%$*(&203$1</(77(5$ (;,67,1*6,7(3/$1$ &21&(378$/6,7(3/$1$ 3(563(&7,9(6$ 3(563(&7,9(6$ 3(563(&7,9(6$ 3(563(&7,9(6$ 3(563(&7,9(6$ ),567)/2253/$1$ 6(&21')/2253/$1$ 7+,5')/2253/$1$ )2857+)/2253/$1$ 522)3/$1$ %8,/',1*(/(9$7,216$ %8,/',1*(/(9$7,216$ %8,/',1*(/(9$7,216$ %8,/',1*6(&7,216$ 6,7(6(&7,21$ 6,7('(7$,/6$ 6,*1$*(352*5$0$ 6,*1$*(352*5$0$ &2/256 0$7(5,$/6$ &2/256 0$7(5,$/6$ &2/256 0$7(5,$/6ADDRESS:6(&251(52))52205$1&+:$< '$/,',2'5,9(APN:TRACT:/27SITE AREA:6)$&5(6ZONING:1&1(,*+%25+22'&200(5&,$/6$1/8,65$1&+63(&,),&3/$1EXISTING USE:9$&$17PROPOSED USE:+27(/:685)$&(3$5.,1* GROSS FLOOR AREA:+27(/6)HOTEL AREAS:),567)/2256)6(&21')/2256)7+,5')/2256))2857+)/2256)727$/$5($6)NUMBER OF GUEST ROOMS:635,1*+,//68,7(6.,1*52206635,1*+,//68,7(6'28%/(48((1522065(6,'(1&(,11678',2522065(6,'(1&(,11%('522052206BB727$/52206 FLOOR AREA RATIO (F.A.R.):$//2:('0$;,080352326('6)6)LOT COVERAGE:$//2:('0$;,080352326('6)6)LANDSCAPE AREA:5(48,5('0,1,080352326('6)6)TYPE OF CONSTRUCTION:7<3(9$SPRINKLERS:<(61)3$OCCUPANCIES:$% 5BUILDING HEIGHT ALLOWED:)((7BUILDING HEIGHT PROPOSED:)((7NUMBER OF STORIES ALLOWED:6725,(6NUMBER OF STORIES PROPOSED:6725,(6PROJECT APPLICANT6/2++*6&0+27(/'(9(/230(17/3'(&.(5&285768,7(,59,1*7;$771(':$5'<83+21((0$,/(':$5'<#++*'$//$6&20ARCHITECT$55,6678',2$5&+,7(&76$5&+(5675((768,7(6$1/8,62%,632&$$7717+20-(663+21((0$,/7-(66#$55,6678',2&20CIVIL ENGINEER5,&.(1*,1((5,1*&203$1<0$56+675((768,7($771.(//<'586(3+21((0$,/.'586(#5,&.(1*,1((5,1*&20LANDSCAPE ARCHITECT-,0%8552:6/$1'6&$3($5&+,7(&785($771-,0%8552:63+21((0$,/-,0#-%/$6/2&20SURVEYOR&$1121&2536287+:22''5,9(6$1/8,62%,632&$3+21(7+,6352-(&7&216,6762)$1(:6725<'8$/%5$1'+27(/$63$572)7+(6$1/8,65$1&+'(9(/230(1721(6,'(2)7+(+27(/:,//%(%5$1'('635,1*+,//68,7(6$1'7+(27+(5+$/):,//%(%5$1'('5(6,'(1&(,117+(*5281')/2252)7+(+27(/:,//&216,672)$/2%%<',1,1*/,9,1*5220$5($),71(66*8(6752206/$81'5<$1'+27(/%$&.2)+286(7+(352-(&7,6'(6,*1('72&203/<:,7+7+(&$/,)251,$*5((1%8,/',1*&2'($1':,//,1&25325$7(6(9(5$/*5((1%8,/',1*0($685(67+(6(0($685(6,1&/8'(/2:)/2:3/80%,1*),;785(6/('/,*+7),;785(6$03/(,168/$7,21(1(5*<()),&,(17:,1'2:6$1''22563529,6,21)25)8785(62/$53$1(/6$1''528*+772/(5$17/$1'6&$3,1*7+(+27(/,65(48(67,1*$9$5,$1&(727+(0$;,0806,*1$*(+(,*+76,*1$*(,6%(,1*352326('$%29(7+()7$%29($'-$&(17*5$'(+(,*+7/,0,77+,6352-(&7:,//3529,'($1,1/,(8)(()2581,762),1&/86,21$5<+286,1*3(57+('(9(/230(17$*5((0(17RESIDENCE INN & SPRINGHILL SUITES6$1/8,62%,632&$/,)251,$PARKING SPACES REQUIRED:63$&(663$&(3(55220 PARKING SPACES PROPOSED:63$&(6 ACCESSIBLE PARKING REQUIRED:63$&(69$1 67$1'$5'$&&(66,%/(ACCESSIBLE PARKING PROVIDED:63$&(69$1 67$1'$5'$&&(66,%/(ACCESSIBLE EV CHARGING STATIONS:63$&(69$1 67$1'$5'$&&(66,%/(CLEAN AIR VEHICLES REQUIRED:63$&(6&$CLEAN AIR VEHICLES PROVIDED:63$&(6&$FUTURE EV CHARGING STATIONS:63$&(6(9&FUTURE EV CHARGING STATIONS:63$&(6(9&MOTORCYCLE PARKING REQUIRED: 63$&(63(53$5.,1*63$&(6MOTORCYCLE PARKING PROPOSED: 63$&(6BICYCLE PARKING REQUIRED:63$&(63(5*8(6752206BICYCLE PARKING PROPOSED:63$&(66+2577(50/21*7(50 *PER SPECIFIC PLAN TABLE 3-6 HOTEL IS AN ALLOWED BY RIGHT USE**PER SPECIFIC PLAN TABLE 2-1 HOTEL ALLOWS A 200 ROOM HOTEL***PER SPECIFIC PLAN TABLE 3-7 PARKING IS REQUIRED AT 1 SPACE/GUESTROOM PLUS 1 SPACE PER MANAGER'S QUARTERS (NO MANAGER'S QUARTERS PROVIDED)****PER 2019 ZONING REGULATIONS 17.72.050.C.3.b PARKING REDUCTIONS -ONE PARKING SPACE REDUCED FOR EACH FIVE BICYCLE SPACES PROVIDED IN EXCESS OF REQUIRED PARKING.ATTACHMENT 1Item 2Packet Page 15 $29(5$//'(6,*12%-(&7,9(6)25&200(5&,$/352-(&763.1 COMMERCIAL PROJECT DESIGN GUIDELINES&216,'(56$1/8,62%,632 660$//72:16&$/($ $7+(86(2)0$7(5,$/&+$1*(672&5($7(60$//(50$66,1*$1'$:1,1*6$77+(*5281')/22572&5($7(+80$16&$/(COMMUNITY DESIGN GUIDELINEDESCRIPTIONREFERENCE SHEET / DESCRIPTION OF COMPLIANCE$92,'%2;<6758&785(6:,7+/$5*()/$7:$//3/$1(6%<$57,&8/$7,1*%8,/',1*)2506 (/(9$7,216$ $0$7(5,$/&+$1*(6$1'3/$1(%5($.6%27++25,=217$/$1'9(57,&$/:,7+$9$5,$7,21,1522)/,1(72%5($.'2:17+((/(9$7,21,17260$//(50$66,1*3(56(59(7+('(6,*1,17(*5,7<2)$5&+,7(&785$//<25+,6725,&$//<6,*1,),&$176758&785(6$1'1(,*+%25+22'6$'-$&(17726,7($ $7+(86(2)(/(0(176)5207+(6$1/8,65$1&+63(&,),&3/$1,17+((/(9$7,216$3('(675,$1&211(&7,21%(7:((1352-(&76,7($1'$'-$&(17+,6725,&%8,/',1*63529,'(/$1'6&$3,1*$6$352-(&7$0(1,7<$1'72+(/36&5((13$5.,1*(48,30(17$1'6725$*($5($6/ 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THIS CHAPTER PRESCRIBES MINIMUM SAFEGUARDS FOR CONSTRUCTION, ALTERATION AND DEMOLITION OPERATIONS TO PROVIDE REASONABLE SAFETY TO LIFE AND PROPERTY FROM FIRE DURING SUCH OPERATIONS.-SEE SURVEY FOR MORE INFORMATION$&78$/1257+352-(&71257+ATTACHMENT 1Item 2Packet Page 19 PARKING63$&(6POOL / LANDSCAPED COURTYARDTRASHFROOM RANCH WAYDALIDIO DRIVE12%8,/'($6(0(17 :,'(SPRINGHILL SUITESRESIDENCE INN3662571712523222125HOTEL DROP OFF/ PICK UPPROPERTY LINE15' PUBLIC UTILITY EASEMENTMONUMENTENTRY SIGNPEDESTRIAN PATHPEDESTRIAN CONNECTION/ENHANCED PAVINGSEE L2.0 FOR PERSPECTIVE AT PED CROSSING4M6M(10) LONG TERM BICYCLE LOCKERSSMOKING AREA 7<3 7<3 (9&$3$%/(7<3 10' STREET TREE EASEMENT S29°08'14"W315.52'S48°31'05"E308.18'S43°28'47"W9.25'S88°28'47"W14.14'S43°28'47"W20.11'S55°08'09"W34.54'N16°44'15"W20.62'N56°54'33"E22.84'N35°20'07"E431.69'Δ=20.19L=95.50'R=271.00'Δ=21.99L=28.70'R=74.79'Δ =5 1 .7 8L=3 0 .7 3 'R =3 4 .0 0 'Δ=10.42L=122.35'R=672.58'Δ=6.06L=68.86'R=650.50'Δ=5.87L=78.83'R=770.00'LOADING ENHANCED PAVINGNO PARKING -FIRE LANENO PARKING -FIRE LANENO PARKING -FIRE LANEFIRE SPRINKLER FLOOR CONTROL VALVES SHALL BE CO-LOCATED IN THE RISER ROOM.$($($.$($.$(4) SHORT TERM BICYCLE PARKINGCABANASGENERATOR OUTDOOR FITNESS(4) SHORT TERM BICYCLE PARKING (12) SHORT TERM BICYCLE PARKING(9&$3$%/((9&$3$%/( TRANSFORMER'DWH6FDOH6KHHW[[$5&+(5675((767(6$1/8,62%,632&$THOMAS E. 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RIGOR$5&+,7(&7&$&ADDRESS$55,6678',2&20CONTACTRESIDENCE INN & SPRINGHILL SUITES6$1/8,62%,632&$SL-2Data Sheets(?':*6??6/GZJ30':*7R3')SFATTACHMENT 1Item 2Packet Page 50 ATTACHMENT 1Item 2Packet Page 51 ATTACHMENT 1Item 2Packet Page 52 Meeting Date: July 6, 2020 Item Number: 3 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210- 2020, & USE-0209-2020 APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org PROJECT DESCRIPTION AND SETTING The proposed project includes the redevelopment of an existing commercial property to include two three-story residential structures consisting of 15 residential units and a one-story 1,714 square-foot commercial building. The project will include demolishing the existing single-family residence and detached garage. The project includes a density bonus of 5% and includes a request for an alternative incentive to relax development standards for the creek setback requirement to allow a 2-foot setback, where 20 feet is normally required. The project also includes requests to allow residential uses on the ground floor within the first 50 feet of the structure along the street frontage, and a request for a 10 percent parking reduction to reduce the required parking by 3 spaces by providing 15 additional bicycle parking spaces (Attachment 1, Project Plans). General Location: The 24,920-square foot project site is located on developed property along Orcutt Road, with direct access from Orcutt Road. The site is adjacent to Sydney Creek along the east property line. Present Use: single-family residence and detached garage Zoning: Service Commercial (C-S) zone General Plan: Services & Manufacturing Surrounding Uses: East: Commercial Services West: Vacant Commercial North: Auto Services South: Multi-Family Housing & Mixed-Use PROPOSED DESIGN Architecture: Contemporary Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves. Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window frames, and anodized aluminum storefront. Colors: Light gray (primary), dark gray, black, and wood siding (secondary), with accent pink doors and white window frames. Figure 1: Subject Property Item 3 Packet Page 53 ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt) Page 2 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Sign Regulations: https://www.slocity.org/home/showdocument?id=24661 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG Chapters 2 (General Design Principles), and Chapter 3.1 (Commercial Project Design). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1 - Site Design The project site is located on a parcel zoned C-S, with residential uses to the north, east, and south, and commercial uses to the west. The CDG state that each project should be designed with careful consideration of site character and constraints and minimize changes to natural features. The ARC should discuss how the project fits in with the best examples of appropriate site design and architecture in the vicinity of the site. The ARC should discuss whether the project site activities (residential on the ground level along the street frontage) are logically oriented so that the project will operate efficiently and effectively for all users. §2.1.C – Building Design The CDG state that the building designs should exhibit proportion, continuity, harmony, simplicity, rhythm, and balance; present well- articulated building elevations relieved by shadow or texture interest; demonstrate attention to detailing and articulation to visually reduce apparent mass; and employ materials appropriately for durability and authenticity. The CDG states that “elevations which do not directly face a street should not be ignored or receive only minimal architectural treatment”; the ARC should discuss whether the proposed development demonstrates a consistent use of colors, materials, and detailing throughout all elevations of the buildings. Figure 2: Rending of the project as seen from Orcutt Road Item 3 Packet Page 54 ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt) Page 3 Chapter 3.1 – Commercial Project Design Guidelines § 3.1.B.2 Neighborhood Compatibility The CDG notes that new development should maintain its own identify and be complementary to its surroundings. A new building can be unique and interesting and still show compatibility with the architectural styles and scale of other buildings in the vicinity. The ARC should discuss whether the mixed-use development provides sufficient design factors to contribute to neighborhood compatibility; design theme, building scale/size, setbacks and massing, colors, textures, and building materials. PROJECT STATISTICS Site Details Proposed Allowed/Required* Building Setbacks Front Yard Side Yard Rear Yard 10 feet 6 feet 2 feet 10 feet None Required None Required Creek Setback 2 feet 20 feet Upper Story Step back Creek Frontage Street Frontage 2 feet 15 feet 10 feet along the third level 15 feet for structures over 35- feet in height Ground Floor Residential uses Setback 0 feet 50 feet Maximum Height of Structures 35 feet 35 feet Density 14.39 (5% bonus) 13.7 Affordable Housing 2 Units (Low-income) 2 Units Building Coverage 47% 75% Floor Area Ratio (FAR) 1.1 1.5 Signage Number of Signs Area of Signs 2 per tenant 81 square feet 2 per tenant 200 square feet Total # Parking Spaces Electric Vehicle Parking Bicycle Parking Motorcycle Parking 32 3 EV Ready; 15 EV Capable 50 2 30 3 EV Ready; 15 EV Capable 35 2 Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) *2019 Zoning Regulations ACTION ALTERNATIVES 6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An action recommending consistency of the application will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address further consistency with the CDG. 6.2 Continue the project. An action continuing the application should include direction to th e applicant and staff on pertinent issues, with references to specific CDG. Item 3 Packet Page 55 ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt) Page 4 6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending inconsistency of the application should include recommended findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. ATTACHMENTS 1. Project Description 2. Project Plans Item 3 Packet Page 56 City of San Luis Obispo Community Development Department Planning Division 919 Palm Street San Luis Obispo, CA 93401 April 28, 2020 ORCUTT MIXED USE 830 Orcutt Street | San Luis Obispo | Major Architectural Review DEVELOPMENT STATEMENT This project proposes the demolition of the existing single-family residence and accessory buildings, to prepare the project site for the construction of a mixed-use collection of multi-family residential and commercial use buildings. The fifteen multi-family dwelling units are townhome apartments for rent, and parking is primarily provided in associated private garages with some supplemental surface parking. AFFORDABLE HOUSING + INCENTIVES The project proposes to dedicate 10% of the dwelling units for low income households. Per the calculations that follow, 10% of the proposed dwelling units are reserved and rent-restricted for low income households in accordance with California Government code section 65915. Therefore two 1-bedroom apartments of the fifteen total apartments proposed are provided for such purposes. The density bonus provided for these low income dwelling units is 20%, though the project proposes to require a lesser density bonus of 4.3% to achieve these affordable housing goals on a mixed-use site. This is a privately funded project and does not utilize public funding. Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ] Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling units Per SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession in addition to the density bonus requested. The incentive requested is a relaxation of creek setback standards for the subject property. The relaxation of the creek setback standards is necessary for the inclusion of the low income dwelling units and increased density. The 20’ creek setback combined with the 10’ 3rd story creek setback would result in the elimination of two 2-bedroom apartments which reduces the project’s density below the maximum and has the effect of making the inclusion of affordable housing untenable. This project DOES NOT request residential parking ratios as outlined in SLOMC 17.070.140(K). CEQA STATUS This environmentally benign project is categorically exempt from CEQA per CEQA guideline 15332 as the project satisfies the conditions of a class 32 in-fill development project. PUBLIC ART The requirements of the Public Art Ordinance shall be met through payment of an in-lieu fee and are applicable only to the non-residential building identified in the project plans as Building D. The fee is determined by the amount equal to one-half Item 3 Packet Page 57 of one percent (0.5%) of that portion of the total construction costs in excess of $100,000, not to exceed $50,000 for each building permit. The expected project cost is $214,250 for the 1,714 square foot building and therefore: ($214,250-$100,000) × 0.5% = $571.25 SITE CONTEXT The project site is 0.57 acres situated along the north side of a broad section of Orcutt Road in the Service Commercial (C- S) zone. The C-S zoning is applied in this vicinity only on the north side of Orcutt Road and only where properties abut the right-of-way. Further removed from the activity of Orcutt Road to the north Manufacturing zoning takes over, defined by a haphazard collection of simple utilitarian buildings. To the south, across the street, various residential planned developments have been constructed or are under construction, forming clusters of townhomes and apartments. Current pedestrian activity along Orcutt Road is limited but expected to increase with the construction of the nearby mixed use “Connect” project to the east and with this development as well, with many services available to the west centered around the intersection of Orcutt Road and Broad Street. PHOTOGRAPH OF 810 AND 830 ORCUTT (circa 2019) Presently, a single-story home built in 1949 (per SLO County Assessor’s Office) occupies the site with an accessory detached garage. The home is setback from the right-of-way, screened by vegetation, and does not create any sense of neighborhood or prominence. It is a leftover structure that has outlived the changes in development patterns and land use updates and therefore will be demolished or removed entirely from the site to allow for the proposed development. It lacks character defining features and doesn’t demonstrate any need for preservation. Item 3 Packet Page 58 PROJECT DESIGN Orcutt Mixed Use is a collection of four buildings -three residential (A, B, C), one commercial (D)- to establish a mixed use site in the Service-Commercial (C-S) zone along Orcutt Road. The buildings are arranged to provide and maintain “logical and safe access to the site” [CDG 3.1.A(5)] along with clear pedestrian circulation paths in between to well-defined individual townhome and commercial suite entries. [CDF 3.1.B(2g)] CHARACTER RENDERING OF PROJECT’S PEDESTRIAN SITE ENTRY The simplicity of the building footprints allows for subtle and clever patterning of pronounced building offsets from unit to unit, with larger scale roof slope gestures carving a serrated roofline against the sky. The composite roof form offers a collection of pitched roofs that are “multi-planed to avoid large monotonous expanses”.” [CDG 3.1.B(5b)] At all times the building walls and roofs harmonize rhythmically and express dynamic variation without adding unnecessary complexity and decoration. The public frontage of the project is framed by a building of rowhouses to the west, and the commercial building to the east. The 3-story mass of residential building A is softened with material shifts, patterning, and smaller projecting masses to scale down and create “interesting rooflines, building shapes, and patterns of shade and shadow.” [CDG 3.1.A(1)] This building utilizes the affordable housing incentive request to relax the 50’ setback for ground floor residential in mixed use projects. Building design and style in the immediate surroundings is eclectic with largely scaled, simple, and boxy structures comprising the manufacturing and service-commercial areas. Flat and pitched roofs are common, as are broad walls with simple offsets for shade and shadow. Orcutt Mixed Use adopts a contemporary interpretation of the surrounding context, [CDG 3.1.C] translating the simple forms through the lens of residential and small scale commercial patterns. This results Item 3 Packet Page 59 in a collection of buildings compatible with the immediate context but that also positions a modern architecture appropriate for denser, mixed use developments. CHARACTER RENDERING OF PROJECT’S ORCUTT ROAD FRONTAGE Materials in use at nearby properties on the north side of Orcutt Road include stucco, pigmented and painted concrete masonry units, horizontal clapboard siding, corrugated sheet metal, and vertical formed sheet metal panels. Across the street, where development has formed in residential clusters detached from the streetscape, materials are far more traditionally applied in what could be called Mediterranean and Cottage flavors. The project borrows from and interprets the contextual palette of materials from the industrial use of sheet metal to a more appropriate and durable use of stucco and fiber cement boards and panels for this mixed use site. Ribbed integral color fiber cement panels echo the scale of corrugated sheet metal. Fiber cement vertical board and batten follows the pattern of formed sheet metal panels. Stucco offers a clean background and avoids excessive and competing textures. Scaled, textured, and integrally colored fiber cement planks present a durable and warm vision of natural wood without the maintenance and durability concerns. Body colors are light with medium to medium-dark tones joining the architecture for differentiation and emphasis. Landscape is part of the overall site design and balances the buildings and hardscape with the living and seasonable beauty of various plantings. [CDG 3.1.C(3)] Along with the five street trees proposed along Orcutt Road, several additional trees are proposed to provide soft balance with the multi-story buildings. At the grade plane a blend of meadow grasses and shrubs establish layered transitions to building surfaces and guide circulation paths. All landscape plantings are drought-tolerant. Signs are located to identify the specific uses on site and offer an appropriate scale of identification both to pedestrians and vehicles. [CDG 3.1.A(6)] Item 3 Packet Page 60 The trash enclosure is located adjacent to the vehicular entry of the site for ease of access and to minimize disruption to the residential community on pick up days. The design of the enclosure echoes the form and material palette of the buildings and conceals the waste bins from view, while also screening the surface lot parking from the public sidewalk. DESIGN EXCEPTIONS Following the City of San Luis Obispo’s Mixed-Use Development Guidelines the project was designed so that the pedestrian environment is enhanced along Orcutt Road with dense landscaping, human scaled building and site entry elements. [17.70.130(D)(1)(a)] Because of the relatively narrow frontage width of the site the buildings do not orient parallel to the street -if they did they would wall off the entire depth of the site- instead the two lead buildings present narrower facades with pedestrian entries and leave the center of the site open visually and for vehicular and pedestrian circulation. Although the Community Design Guidelines discourage building lengths exceeding 150’ in length, [CDG 3.1.C(1)] building A is proposed at 160’ from front to back. This marginal extra length allows for the inclusion of the second low income dwelling unit and will be largely imperceptible as the extra building length is located 165’ from the right-of-way and at the rear of adjacent properties. This perpendicular building arrangement also allows for the garages to not dominate visually as they do not directly face the street. Many of the nearby properties employ this site configuration of building length perpendicular to the street. PROJECT DATA Address: 830 Orcutt Road APN: 053-202-026 Zoning: C-S Service Commercial Adjacent Zoning: C-S (east and west), M (north), R-4-PD and C-C-PD (south across right-of-way) Lot Area: 24,920 square feet (0.57 acres) Current Use: Single Family Residential Proposed Use: Mixed-Use Site with Residential and Commercial Buildings Gross Building Areas: Building A 3,031 sf Garage, 13,230 sf Residential Building B 1,122 sf Garage, 5,011 sf Residential Building C 1,122 sf Garage, 5,011 sf Residential Building D 1,714 sf General Retail and Personal Services Lot Coverage: 75% Allowed 18,690 square feet 47% Proposed 11,650 square feet Floor Area Ratio: 1.5 Allowed 37,380 square feet 1.1 Proposed 27,185 square feet [ 31,385 sf total area – 4,200 sf for required parking ] Density Allowed: C-S Zone 13.7 density units [ 24 du/ac × 0.57 ac ] Density Bonus 16.48 density units [ 13.7 du × 20% for 10% low income per Table 8-2 ] 17.0 density units when rounded per SLOMC 17.140.040(B) Item 3 Packet Page 61 Density Proposed: 2 1-bedroom dwelling units 1.32 density units [ 2 x 0.66 ] 13 2-bedroom dwelling units 13.0 density units [ 13 x 1.0 ] 15 total dwelling units 14.32 density units Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ] Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling units, Unit 01 and Unit 09 Building Height: 20’ Allowed at 10’ street yard setback, 35’ Allowed at 15’ street yard setback 20’ Proposed maximum at 10’ street yard setback, 35’ maximum at 15’ street yard setback Construction Type + Occupancy: Type VB Occupancy Townhouses R-3 [ Bldgs. A-C ], Business B and Mercantile M [ Building D ] Vehicle Parking Required: 2 1-bedroom dwelling units 1.5 [ 2 × 0.75 per bedroom ] 13 2-bedroom dwelling units 19.5 [ 26 × 0.75 per bedroom ] Guest 3.0 [ 1 per 5 dwellings × 15 dwellings ] Commercial 5.7 [ 1 per 300 sf x 1,714 sf ] Subtotal 30 spaces Bicycle Reduction 3 spaces [ 1 per 5 bicycles × 15 addition bicycle spaces to reduce commercial and guest parking demand ] Total after reductions 27 spaces Vehicle Parking Provided: Standard Spaces in Garages 28 [ 2 per 2-bedroom dwelling, 1 per 1-bedroom dwelling] Surface Parking 3 standard, 1 van accessible Total 32 spaces Electric Vehicle Charging: EV Ready 3 [ 10% of 30 required spaces ] EV Capable 15 [ one space for each residential garage provided per CalGreen ] Motorcycle Parking: Required 2 [ 1 per 20 parking spaces × 30 spaces required ] Provided 2 accounted for in any of the private garages where there is an excess of 7 parking spaces provided over the requirement of 21 parking spaces Bicycle Parking: Residential 30 [ 2 per dwelling × 15 dwellings located in garages] Item 3 Packet Page 62 Guest 3 [ 1 per 5 dwellings × 15 dwellings ] Commercial 2 [ 1 per 1,000 sf × 1,714 sf ] For Parking Reduction 15 [ equivalent to 3 vehicle parking space reduction ] Total 50 bicycle spaces [ 30 located in garages, 5 long-term, 15 short-term ] Accessible Dwelling Units: Required 2 dwellings [ 15 dwellings × 10%, per CBC 1102A.3.1 at least 10% of the number of multi-story apartments in buildings with no elevator on a site must comply with subsections 1-4 as applicable ] Provided Unit 10 and Unit 11 fulfill accessible dwelling unit requirements with entry level powder room and habitable room Please contact me if there are any questions. Thank you, Bryan Ridley [architect] bracket architecture office 805.704.0535 br@bracketao.com Item 3 Packet Page 63 ORCUTT MIXED USE830 ORCUTT ROAD | SAN LUIS OBISPO | CALIFORNIAARCHITECTURAL REVIEW20.0428bracketItem 3Packet Page 64 rockvi e w sweeneyperkinsBROA Dgaribaldimcmillanduncan ORCUTTLAURELmutsuhitolawrence*PROJECT SITE830 ORCUTT ROADTABLE OF CONTENTSProject Information, Development Statement + Table of ContentsSite ContextProject Design + Design ExceptionsProject DataExisting + Demolition Site PlanTree Removal PlanSite PlanOverall Building Floor PlansOverall Roof PlanSite + Building SectionsTypical Dwelling Unit Floor PlansCommercial Unit Floor PlanCharacter RenderingsElevationsSignageMaterials + ColorsLandscape PlanLandscape PaletteLandscape Water Use CalculationsSite + Building FurnishingsC-1.1 Demolition PlanC-1.2 Site PlanC-2.1 Grading and Drainage PlanPAGE23456789-11121314-161718-2425-2728-2930313233-3435363738VICINITY MAPSITE AERIAL830 ORCUTTPROJECT TEAMDEVELOPER | OWNER830 Orcutt, LLC9275 N Forty RoadAtascadero, CA 93422ARCHITECTBracket Architecture OfficePO Box 1810San Luis Obispo, CA 93406Contact: Bryan Ridley | br@bracketao.com | 805 704 0535CIVIL ENGINEERAshley & Vance Engineering, Inc.1413 Monterey StreetSan Luis Obispo, CA 93401Contact: Ken Brown | ken@ashleyvance.com | 805 545 0010DEVELOPMENT STATEMENTThis project proposes the demolition of the existing single-family residence and accessory buildings, to prepare the project site for the construction of a mixed-use collection of multi-family residential and commercial use buildings. The fifteen multi-family dwelling units are townhome apartments for rent, and parking is primarily provided in associated private garages with some supplemental surface parking.AFFORDABLE HOUSING + INCENTIVESThe project proposes to dedicate 10% of the dwelling units for low income households. Per the calculations that follow, 10% of the proposed dwelling units are reserved and rent-restricted for low income households in accordance with California Government code section 65915. Therefore two 1-bedroom apartments of the fifteen total apartments proposed are provided for such purposes. The density bonus provided for these low income dwelling units is 20%, though the project proposes to require a lesser density bonus of 4.3% to achieve these affordable housing goals on a mixed-use site. This is a privately funded project and does not utilize public funding.Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ]Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling unitsPer SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession in addition to the density bonus requested. The incentive requested is a relaxation of creek setback standards for the subject property. The relaxation of the creek setback standards is necessary for the inclusion of the low income dwelling units and increased density. The 20’ creek setback combined with the 10’ 3rd story creek setback would result in the elimination of two 2-bedroom apartments which reduces the project’s density below the maximum and has the effect of making the inclusion of affordable housing untenable.This project DOES NOT request residential parking ratios as outlined in SLOMC 17.070.140(K).CEQA STATUSThis environmentally benign project is categorically exempt from CEQA per CEQA guideline 15332 as the project satisfies the conditions of a class 32 in-fill development project.PUBLIC ARTThe requirements of the Public Art Ordinance shall be met through payment of an in-lieu fee and are applicable only to the non-residential building identified in the project plans as Building D. The fee is determined by the amount equal to one-half of one percent (0.5%) of that portion of the total construction costs in excess of $100,000, not to exceed $50,000 for each building permit. The expected project cost is $214,250 for the 1,714 square foot building and therefore:($214,250-$100,000) × 0.5% = $571.252bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 65 SITE CONTEXTThe project site is 0.57 acres situated along the north side of a broad section of Orcutt Road in the Service Commercial (C-S) zone. The C-S zoning is applied in this vicinity only on the north side of Orcutt Road and only where properties abut the right-of-way. Further removed from the activity of Orcutt Road to the north Manufacturing zoning takes over, defined by a haphazard collection of simple utilitarian buildings. To the south, across the street, various residential planned developments have been constructed or are under construction, forming clusters of townhomes and apartments. Current pedestrian activity along Orcutt Road is limited but expected to increase with the construction of the nearby mixed use “Connect” project to the east and with this development as well, with many services available to the west centered around the intersection of Orcutt Road and Broad Street.Presently, a single-story home built in 1949 (per SLO County Assessor’s Office) occupies the site with an accessory detached garage. The home is setback from the right-of-way, screened by vegetation, and does not create any sense of neighborhood or prominence. It is a leftover structure that has outlived the changes in development patterns and land use updates and therefore will be demolished or removed entirely from the site to allow for the proposed development. It lacks character defining features and doesn’t demonstrate any need for preservation.3197 DUNCAN3076 DUNCANCORNER OF ORCUTT + MACMILLAN3055 MACMILLAN3195 MACMILLAN810 ORCUTT830 ORCUTT3138 MACMILLAN3bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 66 PROJECT DESIGNOrcutt Mixed Use is a collection of four buildings -three residential (A, B, C), one commercial (D)- to establish a mixed use site in the Service-Commercial (C-S) zone along Orcutt Road. The buildings are arranged to provide and maintain “logical and safe access to the site” [CDG 3.1.A(5)] along with clear pedestrian circulation paths in between to well-defined individual townhome and commercial suite entries. [CDF 3.1.B(2g)] The simplicity of the building footprints allows for subtle and clever patterning of pronounced building offsets from unit to unit, with larger scale roof slope gestures carving a serrated roofline against the sky. The composite roof form offers a collection of pitched roofs that are “multi-planed to avoid large monotonous expanses”.” [CDG 3.1.B(5b)] At all times the building walls and roofs harmonize rhythmically and express dynamic variation without adding unnecessary complexity and decoration.The public frontage of the project is framed by a building of rowhouses to the west, and the commercial building to the east. The 3-story mass of residential building A is softened with material shifts, patterning, and smaller projecting masses to scale down and create “interesting rooflines, building shapes, and patterns of shade and shadow.” [CDG 3.1.A(1)] This building utilizes the affordable housing incentive request to relax the 50’ setback for ground floor residential in mixed use projects. Building design and style in the immediate surroundings is eclectic with largely scaled, simple, and boxy structures comprising the manufacturing and service-commercial areas. Flat and pitched roofs are common, as are broad walls with simple offsets for shade and shadow. Orcutt Mixed Use adopts a contemporary interpretation of the surrounding context, [CDG 3.1.C] translating the simple forms through the lens of residential and small scale commercial patterns. This results in a collection of buildings compatible with the immediate context but that also positions a modern architecture appropriate for denser, mixed use developments.Materials in use at nearby properties on the north side of Orcutt Road include stucco, pigmented and painted concrete masonry units, horizontal clapboard siding, corrugated sheet metal, and vertical formed sheet metal panels. Across the street, where development has formed in residential clusters detached from the streetscape, materials are far more traditionally applied in what could be called Mediterranean and Cottage flavors. The project borrows from and interprets the contextual palette of materials from the industrial use of sheet metal to a more appropriate and durable use of stucco and fiber cement boards and panels for this mixed use site. Ribbed integral color fiber cement panels echo the scale of corrugated sheet metal. Fiber cement vertical board and batten follows the pattern of formed sheet metal panels. Stucco offers a clean background and avoids excessive and competing textures. Scaled, textured, and integrally colored fiber cement planks present a durable and warm vision of natural wood without the maintenance and durability concerns. Body colors are light with medium to medium-dark tones joining the architecture for differentiation and emphasis.Landscape is part of the overall site design and balances the buildings and hardscape with the living and seasonable beauty of various plantings. [CDG 3.1.C(3)] Along with the five street trees proposed along Orcutt Road, several additional trees are proposed to provide soft balance with the multi-story buildings. At the grade plane a blend of meadow grasses and shrubs establish layered transitions to building surfaces and guide circulation paths. All landscape plantings are drought-tolerant.Signs are located to identify the specific uses on site and offer an appropriate scale of identification both to pedestrians and vehicles. [CDG 3.1.A(6)]The trash enclosure is located adjacent to the vehicular entry of the site for ease of access and to minimize disruption to the residential community on pick up days. The design of the enclosure echoes the form and material palette of the buildings and conceals the waste bins from view, while also screening the surface lot parking from the public sidewalk.DESIGN EXCEPTIONSFollowing the City of San Luis Obispo’s Mixed-Use Development Guidelines the project was designed so that the pedestrian environment is enhanced along Orcutt Road with dense landscaping, human scaled building and site entry elements. [17.70.130(D)(1)(a)]Because of the relatively narrow frontage width of the site the buildings do not orient parallel to the street -if they did they would wall off the entire depth of the site- instead the two lead buildings present narrower facades with pedestrian entries and leave the center of the site open visually and for vehicular and pedestrian circulation. Although the Community Design Guidelines discourage building lengths exceeding 150’ in length, [CDG 3.1.C(1)] building A is proposed at 160’ from front to back. This marginal extra length allows for the inclusion of the second low income dwelling unit and will be largely imperceptible as the extra building length is located 165’ from the right-of-way and at the rear of adjacent properties. This perpendicular building arrangement also allows for the garages to not dominate visually as they do not directly face the street. Many of the nearby properties employ this site configuration of building length perpendicular to the street.4bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 67 PROJECT DATAAddress: 830 Orcutt RoadAPN: 053-202-026Zoning: C-S Service CommercialAdjacent Zoning: C-S (east and west) M (north) R-4-PD and C-C-PD (south across right-of-way)Lot Area: 24,920 square feet (0.57 acres)Current Use: Single Family ResidentialProposed Use: Mixed-Use Site with Residential and Commercial BuildingsGross Building Areas: Building A 3,031 sf Garage, 13,230 sf Residential Building B 1,122 sf Garage, 5,011 sf Residential Building C 1,122 sf Garage, 5,011 sf Residential Building D 1,714 sf General Retail and Personal ServicesLot Coverage: 75% Allowed 18,690 square feet 47% Proposed 11,650 square feetFloor Area Ratio: 1.5 Allowed 37,380 square feet 1.1 Proposed 27,185 square feet [ 31,385 sf total area – 4,200 sf for required parking ]Density Allowed: C-S Zone 13.7 density units [ 24 du/ac × 0.57 ac ] Density Bonus 16.48 density units [ 13.7 du × 20% for 10% low income per Table 8-2 ] 17.0 density units when rounded per SLOMC 17.140.040(B)Density Proposed: 2 1-bedroom dwelling units 1.32 density units [ 2 x 0.66 du ] 13 2-bedroom dwelling units 13.0 density units [ 13 x 1.0 du ] 15 total dwelling units 14.32 density unitsAffordable Housing: Requirement Provide 10% Low Income dwelling units, 1.5 dwelling units [ 15 dwelling units × 10% ] Provided 2 Low Income 1-bedroom dwelling units, Unit 01 and Unit 09Building Height: Allowed 20’ at 10’ street yard setback, 35’ at 15’ street yard setback Proposed 20’ maximum at 10’ street yard setback, 35’ maximum at 15’ street yard setbackConstruction Type + Occupancy: Type VB Occupancy Townhouses R-3 [ Buildings A-C ], Business B and Mercantile M [ Building D ]Vehicle Parking Required: 2 1-bedroom dwelling units 1.5 [ 2 × 0.75 per bedroom ] 13 2-bedroom dwelling units 19.5 [ 26 × 0.75 per bedroom ] Guest 3.0 [ 1 per 5 dwellings × 15 dwellings ] Commercial 5.7 [ 1 per 300 sf x 1,714 sf ] Subtotal 30 spaces Bicycle Reduction 3 spaces [ 1 per 5 bicycles × 15 addition bicycle spaces to reduce commercial and guest parking demand, 10% maximum ] Total after reductions 27 spacesVehicle Parking Provided: Standard Spaces in Garages 28 [ 2 per 2-bedroom dwelling, 1 per 1-bedroom dwelling] Surface Parking 3 standard, 1 van accessible Total 32 spacesElectric Vehicle Charging: EV Ready 3 [ 10% of 30 required spaces ] EV Capable 15 [ one space for each residential garage provided per CalGreen ]Motorcycle Parking: Required 2 [ 1 per 20 parking spaces × 30 spaces required ] Provided 2 accounted for in any of the private garages where there is an excess of 7 parking spaces provided over the requirement of 21 parking spacesBicycle Parking: Residential 30 [ 2 per dwelling × 15 dwellings located in garages] Guest 3 [ 1 per 5 dwellings × 15 dwellings ] Commercial 2 [ 1 per 1,000 sf × 1,714 sf ] For Parking Reduction 15 [ equivalent to 3 vehicle parking space reduction ] Total 50 bicycle spaces [ 30 located in garages, 5 long-term, 15 short-term ]Accessible Dwelling Units: Required 2 dwellings [ 15 dwellings × 10%, per CBC 1102A.3.1 at least 10% of the number of multi-story apartments in buildings with no elevator on a site must comply with subsections 1-4 as applicable ] Provided Unit 10 and Unit 11 fulfill accessible dwelling unit requirements with entry level powder room and habitable room5bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 68 EXISTING + DEMOLITION SITE PLAN1” = 20’-0”EXISTING RESIDENCETO BE DEMOLISHEDEXISTING PAVED AREASTO BE DEMOLISHED, TYPICALORCUTT ROADEXISTING GARAGETO BE DEMOLISHEDTREE, SHRUBS, AND GROUNDCOVER TO BE REMOVED, TYPICAL OF ALL LANDSCAPE ON-SITE.SEE TREE REMOVAL PLAN FOR SIZE AND SPECIES.SEE LANDSCAPE PLAN FOR NEW TREES AND OTHER PLANTINGSSITE UTILITIES TO BE INSTALLED PER CIVIL ENGINEERING DESIGNOVERHEAD UTILITIES TO BE REMOVEDEUCALYPTUS TREES TO BE REMOVEDOFF-SITE TREES TO REMAIN20’ CREEK SETBACKLINE OF AVERAGED TOP OF BANK PER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 2020 [SLOMC 17.70.030(C)]6bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 69 TREE REMOVAL PLAN1” = 20’-0”ORCUTT ROADONSITE TO REMOVE68” EUCALYPTUS56” EUCALYPTUS60” EUCALYPTUS36” PEPPER24” OAK10” PINE12” REDWOOD10” REDWOOD6”, 8”, 10” PALM14” REDWOOD13” REDWOOD16” PEPPER 16” PEPPER8” PEPPER14” PEPPER6” PEPPER20” PEPPER8” PEPPEROFFSITE TO REMAIN24” OAK72” PEPPER18” OAK12” OAK8”, 12”, 12” EUCALYPTUS1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.A.B.C.D.E.TREE INDEX123BACD657891011121314161718E154ALL SHRUBS AND GROUNDCOVER ON-SITE TO BE REMOVEDNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORISTNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORIST7bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 70 UNIT 08 SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13FIRE ACCESS ROADUNIT 10UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SITE PLAN1” = 20’-0”SPLIT RAIL FENCESITE PRIVACY FENCE AT NORTH PROPERTY LINESINGLE MANEUVER FROM GARAGE (REVERSE)SINGLE MANEUVER FROM GARAGE (REVERSE)ELECTRIC UTILITYTRANSFORMEREV READY PARKING(3) REQUIRED10’ SETBACK FOR BUILDINGS< 20’ IN HEIGHT50’ SETBACK FOR GROUND LEVEL DWELLING UNITS, DESIGN EXCEPTION PER SLOMC 17.70.130(D)(1)(a)15’ SETBACK FOR BUILDINGS> 20’ IN HEIGHTBICYCLE PARKING, (5) LONG TERMSTREET LIGHT PER ENGINEERING STANDARDS 7520 + 7910 FIRE RISER ROOM WITH EXTERIOR DOOR ACCESS, FDC AT SOUTH WALLDOUBLE-DETECTOR CHECK VALVE SCREENED BY LANDSCAPEBICYCLE PARKING, (12) SHORT TERMBICYCLE PARKING, (3) SHORT TERM5’ SETBACK FOR PARKING LOTS AND SIGNSSITE PRIVACY FENCEAT WEST PROPERTY LINE6’ WIDE PATHWAYS, TYPPLANTERS, SEE LANDSCAPE PLANTRASH, RECYCLING + ORGANICS ENCLOSURE, COVEREDREQUESTED EXCEPTION OF CREEK SETBACKS [ 20’ + 10’ AT UPPER LEVEL ] BYAFFORDABLE HOUSING INCENTIVELINE OF TOP OF BANKPER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 202080 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 71 SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10FIRST FLOOR OVERALL PLAN1” = 20’-0”UNIT01UNIT09UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02SEE PAGES 14-17 FOR PLAN ENLARGEMENTSLOWINCOMELOWINCOMEACCESSIBLEACCESSIBLE90 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 72 SECOND FLOOR OVERALL PLAN1” = 20’-0”SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09MECHSEE PAGES 14-17 FOR PLAN ENLARGEMENTSMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.100 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 73 THIRD FLOOR OVERALL PLAN1” = 20’-0”UNIT 15UNIT 14UNIT 12UNIT 11UNIT 13 UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SEE PAGES 14-17 FOR PLAN ENLARGEMENTS110 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 74 ROOF OVERALL PLAN1” = 20’-0”MECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.ROOF APERTURE120 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 75 EAST-WEST SECTION1/16”=1’0”NORTH-SOUTH SECTION1/16”=1’0”BUILDING CBUILDING BBUILDING ABUILDING DBUILDING DMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.13bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 76 2ND FLOOR653 sf3RD FLOOR653 sfUNIT AREA1,598 sf TOTAL1ST FLOOR292 sf [368 GARAGE]BED 2STAIRSSTAIRSSTAIRSTYPICAL 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 02-07 AND 12-151/8”=1’0”BED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE14bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 77 1ST FLOOR292 sf [368 GARAGE]2ND FLOOR672 sf3RD FLOOR672 sfUNIT AREA1,636 sf TOTALACCESSIBLE 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 10 + 111/8”=1’0”BED 2STAIRSSTAIRSSTAIRSBED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE2-BICYCLE OVER-HEAD HOIST15bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 78 TYPICAL ONE-BEDROOM UNIT TOWNHOME FLOOR PLAN | UNITS 01 + 091/8”=1’0”1ST FLOOR161 sf [195 GARAGE]UNIT AREA734 sf TOTAL2ND FLOOR335 sf3RD FLOOR238 sfBATHLDRYSTAIRSKITCHENGARAGEENTRYLIVINGPWDRBEDROOFSTORAGE16bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 79 1ST FLOOR1,714 sfRESTROOMRESTROOMSUITE 02SUITE 01COMMERCIAL UNIT FLOOR PLAN1/8”=1’0”FIRE RISER CLOSETELECTRICAL CLOSET17bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 80 ORCUTT ROAD VIEW AT BUILDING A18bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 81 ORCUTT ROAD VIEW AT BUILDING D19bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 82 SITE ENTRY AT BUILDING D20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 83 SITE ENTRY AT BUILDING A21bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 84 SITE ENTRY AT DRIVE AISLE22bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 85 23bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 86 24bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 87 EAST ELEVATION 1/16”=1’-0”SOUTH ELEVATION 1/16”=1’0”NICHIHA RIBBED FIBER CEMENT PANEL- INDIGO VINYL WINDOW FRAME- WHITEMERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCEWALL MOUNTED GREENSCREEN PANELSMERLEX STUCCO FINISH -TITANIUM NICHIHA FIBER CEMENT BOARD + BATTEN - IRON ORE 25bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 88 WEST ELEVATION 1/16”=1’0”NORTH ELEVATION 1/16”=1’0”MERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCECONTROL JOINT PATTERININGNICHIHA RIBBED FIBER CEMENT PANEL- INDIGO 26bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 89 EAST ELEVATION DRIVE AISLE1/16”=1’0”WEST ELEVATION DRIVE AISLE1/16”=1’0”27bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 90 SOUTH ELEVATION SIGNS1/8”=1’0”SIGN SUMMARYWALL SIGN 0111’ x 3’ = 33 sf [ approx. 8% of wall area ]WALL SIGN 02 [ see next page ]4’ x 4’ = 16 sfWALL SIGN 03 [ see next page ]4’ x 4’ = 16 sfMONUMENT | SITE SIGN4’ x 4’ = 16 sfTOTAL SIGN AREA81 sf [ 200 sf allowed in C-S zone ]METAL NUMBERS WITH STANDOFFSWALL SIGN 01TENANT AMONUMENT | SITE SIGN28bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 91 WEST ELEVATION SIGNS1/8”=1’0”DIMENSIONAL NUMBERS + LETTERSWALL SIGN 02TENANT AWALL SIGN 03TENANT B29bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 92 LEGEND1-2 Merlex Stucco Finish Medium Sand Texture - X-50 Crystal White3-4 Nichiha Vintagewood Fiber Cement Panel - Spruce5-6 Nichiha Ribbed Fiber Cement Panel - Indigo7 Nichiha Fiber Cement Board + Batten 8 Wall Mounted Greenscreen Panels9 Merlex Stucco Finish - P.1661 Titanium [Trash Enclosure]10 Dark Gray - SW 7069 Iron Ore [Fascia, Trim, And Garage]11 Light Gray - SW 7660 Earl Grey12 Accent Pink - SW6605 Charisma [Exterior Doors]13 Vinyl Window Frames, White51788613234MATERIALS + COLORS121091130bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 93 LANDSCAPE PLAN1/16”=1’0”SHADE TREESITE PRIVACY FENCE6’ MAX.BORDER SHRUBASPHALTCONCRETESTREET TREEMEADOWBUILDING ABUILDING DBUILDING CBUILDING BSPLIT RAIL FENCESCREEN SHRUBACCENT TREE310 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 94 LANDSCAPE PALETTE123 43456LEGENDUse | Common Name Botanical Name Water Use1 Street Tree | Strawberry Tree Arbutus ‘Marina’ L2 Shade Tree | Shoestring Acacia Acacia stenophylla VL3 Accent Tree | Western Redbud Cercis occidentalis L4 Planter Shrub | New Zealand Flax Phormium ‘Black Adder’ M5 Planter Shrub | New Zealand Flax Phormium ‘Yellow Wave’ M6 Border Shrub | Hummingbird Sage Salvia spathacea L7 Border Shrub | Mediterranean Spurge Euphorbia characias L8 Screen Shrub | Pittosporum Pittosporum tenuifolium M9 Meadow | Orange New Zealand Sedge Carex testacea L10 Meadow | Berkeley Sedge Carex divulsa L 10928732bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 95 InstructionsCells with blue background are for entering dataResults show in cells with tan backgroundErrors will show in RED text.1) Select type of project from drop down menuType of Project (ETAF)*Non-ResidentialFor mixed-use projects please select Non-residential.ETo of City from MWELO data43.80ETo (inches/year) 2) Enter spray irrigated landscape area in square feet0Overhead Landscape Area (ft2)3) Enter drip irrigated landscape area in square feet2918Drip Landscape Area (ft2)4) Enter Special Landscape Area (SLA) in square feet0SLA (ft2)Total Landscape Area (LA)2,918ft2If project is using only Recycled Water, enter all data in SLA field. Do not enter values in Overhead and Drip Landscape fields.*Residential projects will have an Evapotranspiration Adjustment Factor (ETAF) of 0.55. Non-residential projects will have an ETAF of 0.45. Results:4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]35,658.5Gallons per year48HCF (Hundred Cubic Feet) per year0.109Acre-feet per yearDefinitionsMAWAMaximum Applied Water AllowanceEToEvapotranspiration Reference Value. Standard measurement of environmental parameters which affect the water use of plants. Taken from State MWELO.0.62Conversion Factor (acre-inches/acre per year converted to gallons/square foot per year)ETAFA factor given to project types, when applied to ETo, adjusts for plant factors and irrigation efficiency. The ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.LALandscape Area. All planting areas, turf areas, and water features in a landscape design plan.SLASpecial Landscape Area. An area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water, and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface.San Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance CalculationsLANDSCAPE WATER USE CALCULATIONS33bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 96 InstructionsPlant Water Use TypePlant FactorCells with blue background are for entering dataVery Low 0 - 0.1Results show in cells with tan backgroundLow 0.1 - 0.3Errors will show in RED text.Moderate 0.3 - 0.6High 0.6 - 1.01) Enter Plant Factor (PF)The plant factor used shall be from WUCOLS or from horticultural researchers with academic institutions or professional associations as approved by the California Department of Water Resources (DWR). (23 CCR § 492.4)HydrozonePlant Water Use Type (low, moderate, high)Plant Factor (PF)Hydrozone Area (HA) (ft2) Without SLAEnter Irrigation Type (PF x HA (ft2))/IEZone 1 Low 0.15 792 Drip Irrigation146.672) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.20 1,598 Drip Irrigation394.57If project uses Recycled Water exclusively, enter all Hydrozone information.Zone 3 Moderate0.45374 Drip Irrigation207.783) Select Irrigation Type from drop-down menu.Zone 4 Moderate0.45154 Drip Irrigation85.56Drip System Irrigation Efficiency (IE) 0.81Zone 5Spray System Irrigation Efficiency (IE) 0.75Zone 6Zone 74) ETWU results show at the bottom of the pageZone 8Zone 9Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11Zone 12Zone 13DefinitionsZone 14ETWUEstimated Total Water Use. Total water used for lanscape.Zone 15EToEvapotranspiration Reference ValueZone 160.62Conversion Factor. Acre-inches to Gallons-Square foot.Zone 17PFPlant Factor. Multiplied by ETo to estimate amount of water needed by plantsZone 18HAHydrozone. Lanscaped area having plants with similar water needs.Zone 19IEIrrigation Efficiency. 0.75 for overhead spray and 0.81 for drip systems.Zone 20SLASpecial Lanscape AreaHA2,918834.57SLATotal LA2,918 Results:MAWA= 35,658.5ETWU= 22,663.5Gallons30.3HCF (Hundred Cubic Feet) per year0.0696Acre-feet per yearEstimated Total Water UseEnter Values in Blue CellsTan Cells Show ResultsETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]LANDSCAPE WATER USE CALCULATIONS34bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 97 SITE + BUILDING FURNISHINGS14523LEGEND1 Wall Mount Downlighting, Night-Sky Compliant2 Vertical Board Fence3 Split Rail Fence4 Bicycle Hoist (2 per dwelling unit, mounted to garage ceiling), by RAD5 Bicycle Rack, by Peak 35bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 98 XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.1, Apr 22, 2020 8:55pm, FernandoPlan 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,in whole 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&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DEMOLITION NOTESEXISTING TREE TO BE REMOVED AND DISCARDED.EXISTING FENCE TO BE REMOVED AND DISCARDEDEXISTING CONCRETE/BRICK WORK/ ROACK TO BE REMOVED AND DISCARDEDEXISTING OVERHEAD UTILITY TO BE REMOVED PER PG&E HANDOUT PACKAGEAND SPECIFICATIONSEXISTING STRUCTURE TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING ASPHALT TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING GAS LINE/GAS METER TO BE REMOVED AND DISCARDEDEXISTING TO REMAIN. PROTECT IN PLACEEXISTING CONCRETE DRIVEWAY AND/OR SIDEWALK TO BE REMOVED ANDDISCARDEDEXISTING WATER METER TO BE REMOVED AND SALVAGEDEXISTING UTILITY VAULT TO BE REMOVED AND DISCARDED PER UTILTY HANDOUTAND SPECIFICATIONSEXISTING LANDSCAPING TO BE REMOVED AND DISCARDED123456789101112GENERAL NOTES: 1. ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THERECOMMENDATIONS CONTAINED IN THE SOILS REPORT PREPARED BY GEO SOLUTIONS,INC. FILE NO. SL11240-1, DATED JUNE 18, 2019 AND ALL ADDENDA TO THE REPORTSHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACT SOILSENGINEER PRIOR TO START OF DEMOLITION WORK.2. SEE ARCHITECT'S PLAN FOR ADDITIONAL DEMOLITION AND REMOVAL INFORMATION.3. SEE TREE PROTECTION AND REMOVAL PLAN FOR ADDITIONAL TREE PROTECTION ANDREMOVAL INFORMATION.DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG310.14.201919607DEMOLITION PLANC-1.11.2.3.4.5.119111111111111111114" REDWOODBRUSHBRUSH10" REDWOOD12" REDWOODBRUSHBRUSH24" OAK36" PEPPERWOOD60" EUCALYPTUS56" EUCALYPTUS68" EUCALYPTUS111222211222FENCEFENCEFENCEFENCEFENCEFENCEDOGRUN2FENCE4OVERHEADUTILITIES33BRICKCONCRETE3CONCRETE3ROCK3BRICK3BRICK3BRICK3CONCRETE16" PEPPERWOOD16" PEPPERWOOD18" PEPPERWOOD6" TREE14" PEPPERWOOD8" PEPPERWOOD5HOUSE5GARAGESHED56AC6AC6AC6AC6AC6AC2GAS8999910731212121211ORCUTT ROAD36Item 3Packet Page 99 7 XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.2, Apr 22, 2020 8:56pm, FernandoPlan 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,in whole 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&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG310.14.201919607SITE PLANC-1.21.2.3.4.5.119ORCUTT ROADSINGLE STORYCOMMERCIALUNIT 12UNIT 11UNIT 10UNIT 15UNIT 14UNIT 13TRASHENCLOSURE/RECYCLINGLSLSLSLSLSLSLSLSLSLSLSLSTRANSFORMERPLNTRPLNTRPLNTRPLNTRPLNTRPLNTRPLNTRDRIVE AISLEEV READYPARKINGEV READYPARKING20.0'4'6'6.0'8.0'9.0'8.5'8.5'8.5'26.0'26.0'24.0'7.0'10.0'26.0'UNIT 01UNIT 02UNIT 03UNIT 04UNIT 05UNIT 06UNIT 07UNIT 08UNIT 09CONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE SIDEWALKCONCRETE SIDEWALKSTD CITYDRIVEWAYDRIVE AISLEDRIVE AISLECONCRETE WALKCONCRETE WALKCONCRETE WALKLS15.0'BUILDINGSETBACK (>20' H)10.0'BUILDINGSETBACK (<20' H)BIKEPARKINGBIKEPARKING18.5'TYP.WALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)37Item 3Packet Page 100 7 SWWWWWWWGGGGGGGGGSDSDSDSDSD SDSDSDSDSDSDSDSDSSSSSSSEEEEEFWWXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-2.1, Apr 22, 2020 8:56pm, FernandoPlan 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,in whole 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&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGSITE CONSTRUCTION NOTES:CONSTRUCT ASPHALT DRIVEWAY SECTIONCONSTRUCT TRASH ENCLOSURE. SEE ARCHITECTURAL PLANSCONSTRUCT 4" PCC FLATWORK.LANDSCAPING. SEE LANDSCAPE ARCHITECT PLANSINSTALL ADA PARKING AND SIGNAGE. SEE ARCHITECTURAL PLANSCONSTRUCT 0-INCH CONCRETE CURBCONSTRUCT 6-INCH CONCRETE CURBCONSTRUCT CONCRETE SITE WALL. SEE ARCHITECTURAL PLANS AND STRUCTURAL PLANS12345678GENERAL NOTES:SEE DEMOLITION AND PROTECTION PLAN FOR ADDITIONAL INFORMATION.ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THE RECOMMENDATIONS CONTAINED INTHE SOILS REPORT PREPARED BY GEO SOLUTIONS , FILE NO. SL0xxxx-1, DATED xxxxxxx xx, 201x AND ALLADDENDA TO THE REPORT SHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACTSOILS ENGINEER PRIOR TO START OF DEMOLITION WORK.CONTACT: KRAIG R. CROZIER, PE PHONE: (805) 543-8539RIGHT OF WAY CONSTRUCTION NOTES:CONSTRUCT 6" OF A.C. PAVING OVER 6" OF CLASS II BASE PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 2210 AND PUBLIC WORKS INSPECTOR.CONSTRUCT 20' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 2110, 2111,2115, 2116.CONSTRUCT 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110 AND4910.REMOVE AND REPLACE EXISTING CONCRETE CURB AND GUTTER AND REPLACE WITH 6"CONCRETE CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD 4030. MATCHEXISTING FLOWLINE.1234010 10 20HORIZONTAL SCALE: 1" = 10' ORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG310.14.201919607GRADING ANDDRAINAGE PLANC-2.11.2.3.4.5.119STORM DRAIN CONSTRUCTION NOTES:INSTALL ROOF DRAIN CONNECTIONINSTALL 4-INCH PEDESTRIAN RATED ATRIUM GRATE DRAININSTALL 12-INCH TRAFFIC RATED FLAT GRATE DRAININSTALL STORM DRAIN MANHOLEINSTALL 4-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSINSTALL 6-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSSD1SD2SD3SD4SD5SD6STORM CHAMBERS2600 CU FTNEW TRANSFORMER. SEEPG&E HANDOUT PACKAGE4'TYP.4'(218.75) TC(218.2) FLMATCH (E)220.97 FS12341134(218.85) ESMATCH (E)(218.33) ESMATCH (E)(219.15) TC(218.7) FLMATCH (E)(218.80) ESMATCH (E)(218.8) ESMATCH (E)(E) SANITARY SEWER(E) 12" C.I.P. WATER MAIN(E) GASMAINNEW UNDERGROUNDELECTRIC LINE. SEEPG&E HANDOUTSD2SD3SD5SD612567SD1SD1SD1SD1SD1SD1SD1SD2SD2SD3SD4(E) FIRE HYDRANTAPPROX. 150' AWAYSD5SD5SD31111333333333333444444444444SINGLE STORYCOMMERCIAL221.0 FFBUILDING A222.0 FFBUILDING B222.5 FFBUILDING C222.0 FFBUILDING A222.5 FFBUILDING A221.5 FF220.5 FS219.0 FS221.47 FS221.47 FS221.97 FS221.97 FS222.47 FS222.47 FS222.47 FS222.47 FS(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) 8" SEWER MAIN221.47 FS221.4 FS221.4 FS221.9 FS221.9 FS222.4 FS222.4 FS222.4 FS222.4 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.27 FS222.24 FS221.77 FS221.74 FS221.77 FS221.74 FS222.47 FS222.47 FS221.97 FS221.97 FS222.47 FS222.27 FS221.47 FS221.47 FS221.47 FS221.27 FS221.27 FS221.24 FS221.24 FS221.27 FS221.24 FS222.24 FS218.6 FL218.7 FL219.2 FS219.1 FS219.3 FS219.2 FS220.9 FSMAX10%MAX2%7%2 - 1 FT. STEPS - 6" EA.LANDSCAPE WALL -SEE ARCH. PLAN10%220.6 FS220.97 FS220.7 FS220.4 TG220.8 FS6.8%220.4 FSMAX2%MAX2%220.6 FS220.9 FS2%2%221.5 FSMAX2%MAX2%MAX2%MAX2%219.5 FS219.4 FS219.7 FSSS P.O.C.SS P.O.C.SSP.O.C.SSP.O.C.SS C.O.WATERP.O.C.GASP.O.C.GAS P.O.C.GAS P.O.C.WATER P.O.C.WATER P.O.C.221.77 FS221.74 FS221.97 FS221.77 FS221.74 FS221.77 FS221.73 FS221.97 FS221.97 FS221.97 FS221.97 FS221.97 FS222.27 FS222.23 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.47 FS222.47 FS222.47 FS222.47 FS222.47 FS222.3 FS222.3 FS222.3 FS222.3 FS223.0 TW217.0 FG223.0 TW217.0 FG223.0 TW219.0 FG223.0 TW222.5 FG222.5 TW219.5 FG222.5 TW220.0 FGWALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANLANDSCAPE WALL WITH WEEP HOLES.SEE ARCHITECTURAL PLAN220.2 FG221.5 FS221.6 FS221.5 FS221.4 TG220.4 FS220.2 TG221.7 FS221.9 FS220.0 FG220.0 FGNEW COMMERCIAL WATERMETER AND VAULTNEW DOMESTICWATER METERLANDSCAPEWATER METER887INSTALL 30 SF x 2' DEEP OF FACING CLASSRSP PER CALIFORNIA STD. SPECIFICATIONSSECTION 72 - METHOD CLASS B220.7 IE(E) SS LATERAL TO BEABANDONED(E) GAS LINE TO BEABANDONEDTOP OF BANKTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)(218.46) EG(219.0) EG(219.45) EG(211.53) EG(218.68) EGFLOOD ZONE LIMIT - ZONEX PER NATIONAL FLOODHAZARD FIRMETTE PLANFLOOD ZONELIMIT - ZONE X(215.9) EG(213.7) EG(217.0) EG(214.86) EGFLOOD ZONELIMIT - ZONE XFLOOD ZONELIMIT - ZONE XNEW STREET LIGHTPER CITY OF SLOSTD. 7910WATER CONSTRUCTION NOTES:INSTALL 2" WATER SERVICE WITH COMMERCIAL METER PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6210, 6110, AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TOBUILDING.INSTALL 2" WATER SERVICE TO MANIFOLD WITH TWO 1" METERS PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6020, 6110, 6210 AND 6260. SEE MECHANICAL PLANS FOR SIZE FROM METERTO BUILDING.INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6330, 6530 AND6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION.INSTALL 4" FIRE DOUBLE CHECK VALVE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6420.EXISTING WATER METER TO BE REUSED FOR IRRIGATION PURPOSES ONLY. SEE LANDSCAPEPLAN FOR ADDITIONAL INFORMATION.INSTALL 4" PVC FIRE LINE FROM BACFLOW PREVENTER TO FIRE RISER IN BUILDING. SEE FIRESPRINKLER PLANS AND ARCHITECTURAL PLANS.FIRE SPRINKLER RISER PER FIRE PROTECTION PLANS. CONTRACTOR TO VERIFY SERVICE SIZEWITH FIRE SPRINKLER ENGINEER PRIOR TO COMMENCEMENT OF CONSTRUCTION.INSTALL THRUST BLOCK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 8610 AND COUNTYOF SAN LUIS OBISPO STANDARD W-1, W-1A.INSTALL FIRE HYDRANT ASSEBLY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6310.W1W2W3W4W5W6W7W8W9W1W2W5W3W4W6820'SD36" SS PVCLATERAL6" LANDSCAPE CURB WALL WITH WEEPHOLES AND HANDRAILS. SEEARCHITECTURAL PLANRWRW(E) 8" RECYCLED WATER MAINW7W9220.97 FS38Item 3Packet Page 101 Meeting Date: July 6, 2020 Item Number: 4 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The applicant proposes to construct five new two-bedroom, two-story single-family residences on a 0.86-acre site within the Mill Street Historic District. The project site is currently developed with five existing single-family residences, which are Contributing Historic Resources and will be retained in their existing locations. The project proposes one new residence on the corner of Peach and Toro Streets, with the four other residences located interior to the site behind the existing structures. The proj ect also includes a subdivision of the property into ten lots; each lot would contain one single -family residence. The applicant has requested exceptions from development standards to allow interior side setbacks from proposed property lines to be reduced (five feet where seven feet is the standard, six feet where eight feet is the standard, seven feet where eight or nine feet is the standard, and eight feet where eleven feet is the standard), and to allow required parking to be provided in tandem . General Location: The 0.86 project site is located on the corner of Peach Street and Toro Street within the Medium-Density Residential zone with a Historical Preservation (H) Overlay, within the Mill Street Historic District (R-2-H). Present Use: Five single-family residences (Contributing Historic Resources), to remain General Plan: Medium Density Residential Surrounding Uses: The area is characterized by single-family dwellings, with some office uses to the west, closer to Santa Rosa Street. Twelve of the 17 properties in the immediate vicinity are listed historic resources (2 Master List, 10 Contributing List). PROPOSED DESIGN Architecture: Craftsman Design details: Two-bedroom homes, outdoor patios/balconies, hipped and gabled roofs, stucco and siding walls, two-car garages Materials: Siding and stucco Colors: Light brown, tan, blue, taupe, yellow, & light and medium grays FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner PROJECT ADDRESS: 1137 Peach St. FILE NUMBER: ARCH-0568-2019, APPLICANT: Levi Seligman SBDV-0571-2019, & EID-0800-2019 ____________________________________________________________________________________________________ For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org Figure 1: Subject Property Item 4 Packet Page 102 ARCH-0568-2019, SBDV-0571-2019, EID-0800-2019 1137 Peach Page 2 2.0 FOCUS OF REVIEW The ARC’s role is to 1) review the residential buildings in terms of consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 3.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG Chapters 2 (General Design Principles), 5 (Residential Project Design), and 6 (Site Planning and Other Design Details). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1.B – Site function The project includes the retention of five structures on the property, with new detached structures proposed. The ARC should consider how the various activities and elements proposed on the site are logically located so the project will operate efficiently, and effectively address the needs of all users. §2.2.F – Coordinate the The ARC should discuss whether the new structures are designed to Figure 2: Renderings of project design. Item 4 Packet Page 103 ARCH-0568-2019, SBDV-0571-2019, EID-0800-2019 1137 Peach Page 3 new with the old coordinate with the existing structures to remain onsite. Chapter 5.3 – Infill Development §5.3.A.1 General principles The project proposes new structures in a medium-density neighborhood that is mostly “built out”. The ARC should discuss whether the project is compatible in scale, siting, detailing and overall character with adjacent buildings and those in the immediate neighborhood. §5.3.A.2 General principles The ARC should discuss whether the project continues existing neighborhood patterns, such as front porches and entries facing the street, and finished floor height. §5.3.B Building design The project site is in a historic district that encompasses many different architectural styles. The ARC should discuss whether the project incorporates the traditional architectural characteristics of the existing houses in the neighborhood, including window and door spacing, exterior materials, roof style and pitch, ornamentation, and other details. §5.3.C Visual impacts from building heights The project includes a 1.5-story structure on the corner portion of the site and two-story structures in the interior of the site. The ARC should discuss whether the height of new structures is consistent with of surrounding residential structures. Cultural Heritage Committee Review and Recommendation The project was reviewed by the Cultural Heritage Committee (CHC) on June 22, 2020 for consistency with the Historic Preservation Ordinance and Historic Preservation Program Guidelines. The CHC found the project to be consistent with the ordinance and guidelines and recommended approval to the Planning Commission. The applicant also agreed to work with a subcommittee of the CHC to explore some options to provide additional architectural variety in architectural styling of the interior structures, reflective of the neighborhood and the four residences fronting Peach Street These changes will be aesthetic and will not significantly change the scale, massing, placement, or floor plans of the current proposal as presented to the ARC. Staff will provide updates on any recommended modifications prior to and/or during the ARC meeting. 4.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Density (units/acre) 10 10.32 Front Setback (Peach) 20 feet 20 feet Rear Setback (from existing PL) 11 feet 11 feet Side Setback (from existing PL) 8 feet 8 feet Maximum Height of Structures 25 feet 35 feet Max Building Coverage 32% 50% Total # Parking Spaces (New) 11 10 Environmental Status Draft IS/MND has been prepared, and released for the required 30-day public review period, ending July 11, 2020 *2019 Zoning Regulations Item 4 Packet Page 104 ARCH-0568-2019, SBDV-0571-2019, EID-0800-2019 1137 Peach Page 4 SIDE SETBACKS FROM PROPOSED PROPERTY LINES Lot Structure Proposed Required** East West East West 1 Existing 5 10 5 5 2 Existing 10 5 5 5 3 Existing 7* 6* 8 8 4 Existing 5* 8 7 7 5 New NA 7* NA 9 6 Existing NA 5 NA 5 7 New 7* 8 8 8 8 New 8* 8 11 8 9 New 9 9 8 8 10 New 11 NA 11 NA *Exception Requested **2019 Zoning Regulations 5.0 ACTION ALTERNATIVES 5.1 Recommend approval of the project, based on consistency with the Community Design Guidelines (CDG). This action may include recommendations for conditions to address further consistency with the CDG. 5.2 Continue the project. An action continuing the application should include direction to th e applicant and staff on pertinent issues, with references to specific CDG. 5.3 Recommend denial the project based on findings of inconsistency with CDG. An action denying the application should include recommended findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 6.0 ATTACHMENTS 6.1 Project Plans 6.2 Initial Study/Mitigated Negative Declaration (Digital attachment: https://www.slocity.org/Home/ShowDocument?id=26748) Item 4 Packet Page 105 PEACH STREETarc PACKAGE, 10/31/19 Prepared by TEN OVER STUDIO PROVIDING MUCH NEEDED HOUSING ON PEACH STREET, THESE FIVE NEW HOUSES PROVIDE A MODERN INTERPRETATION THAT BLENDS SEAMLESSLY WITH THE EXISTING HISTORIC HOUSES ON SITE WHILE PRESERVING A SENSE OF CHARACTER AND UNIQUE DESIGN TO THE NEIGHBORHOOD. THESE UNITS WERE DESIGNED TO FEEL LIKE INDIVIDUAL HOMES WITH PRIVATE BACK YARDS AND AMAZING VIEWS OF THE LOCAL MOUNTAINS OF SAN LUIS OBISPO. THE SHARED DRIVEWAY IS DESIGNED TO PROVIDE ACCESS TO ALL NEW AND EXISTING HOUSES WHILE PRESERVING AS MUCH OPEN SPACE PER HOME AS POSSIBLE. Item 4 Packet Page 106 CLIENT LEVI SELIGMAN 1405 GARDEN STREET, SAN LUIS OBISPO, CA CONTACT: LEVI SELIGMAN levi@acquireslo.com ARCHITECT TEN OVER STUDIO 539 MARSH ST., SAN LUIS OBISPO, CA 93401 805.541.1010 CONTACT: WILL RUOFF willr@tenoverstudio.com SOILS REPORT, PROVIDED BY PACIFIC COAST TESTING, Inc. PROJECT#: 19-8706 PROJECT INFO & DATA T1.0 DRAINAGE MANAGEMENT PLAN EXHIBIT EX-1 PRELIMINARY GRADING & DRAINAGER PLAN C1.1 PRELIMINARY UTILITY PLAN C2.1 SITE PLAN A1.0 (N) 2 BEDROOM FLOOR PLANS A2.0 TO A2.2 ELEVATIONS A3.0 TO A3.5 SUN SHADE STUDY A4.0 PROJECT IMAGES A5.0 TO A5.5 CONTACTS index JAMES M. DUFFY C-30770 7.31.2019 RENEWALLICENSEDAR CHI T E CTSTA T E OF A L IFORNIAC NOT FOR CONSTRUCTION 7 PEACH ST43, 1151, 1163 PEACH STREET, SAN LUIS OBISPO, CATHESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2017 SYMBOLS VICINITY MAP PROJECT DIRECTORY OWNER: COMPANY NAME CONTACT:NAME ADDRESS PH:PHONE ADDRESS EMAIL:email ARCHITECT: PROJECT DATA PROJECT DESCRIPTION DESCRIPTION PROJECT ADDRESS APN ZONING CURRENT USE LOT SIZE LIVING SPACE GARAGE (TO BE REPLACED) BUILDING FOOTPRINT SHEET INDEX TITLE / CODE T1.0 TITLE SHEET ARCHITECTURAL A1.0 SITE PLAN A2.0 RESIDENCE 1 FLOOR PLAN A2.1 RESIDENCE 2 FLOOR PLAN A2.2 RESIDENCE 3 FLOOR PLAN A2.3 RESIDENCE 4 FLOOR PLAN A3.0 RESIDENCE 1 ELEVATIONS A3.1 RESIDENCE 2 ELEVATIONS A3.2 RESIDENCE 3 ELEVATIONS A3.3 RESIDENCE4 ELEVATIONS A8.0 DETAILS BUILDING CODE DATA SPRINKLERS:REQUIRED:YES / NO PROPOSED:YES / NO CONSTRUCTION TYPE: OCCUPANCY GROUP: 37 PEACH STREET 1137, 1143, 1151, 1163 PEACH ST, SAN LUIS OBISPO, CA KEYNOTE DOOR NUMBER N HWY 1 PEACH STT O R O S T J O H N S O N A V E S A N T A R O S A S T O S O S S T M O R R O S T WALNUT ST MILL STPALM ST GENERAL NOTES 1. THE ARCHITECT HAS NO CONTROL OR RESPONSIBILITY FOR THE MEANS, TECHNIQUES, SEQUENCE, OR PROCEDURES OF CONSTRUCTION OR SAFETY PROGRAMS FOR THIS PROJECT. SUCH PROGRAMS AND COMPLIANCE WITH ALL LAWS, RULES, REGULATIONS, CODES OR ORDINANCES SHALL BE THE RESPONSIBILITY OF OTHERS. 2. COORDINATE THE WORK OF ALL TRADES INVOLVED IN THE CEILING WORK TO ENSURE CLEARANCES FOR FIXTURES, DUCTS, PIPING, CEILING SUSPENSION SYSTEM, ETC., NECESSARY TO MAINTAIN THE FINISHED CEILING HEIGHTS INDICATED ON ARCHITECT'S DRAWINGS. 3. ALL WORK SHALL CONFORM TO APPLICABLE CURRENT FEDERAL, STATE AND LOCAL CODES. THE CONTRACTOR IS TO PROVIDE FOR ALL REQUIRED NOTIFICATION OF AND COORDINATION WITH CITY AND STATE AGENCIES, AND PROVIDE REQUIRED PERMITS. ALL TESTS AND INSPECTIONS ASSOCIATED WITH OBTAINING APPROVALS TO PROCEED WITH AND COMPLETE THE WORK SHALL BE PAID FOR BY THE CONTRACTOR. 4. THE GENERAL CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR THE EXECUTION OF HIS WORK AND FOR ANY CHANGES AND / OR DEVIATIONS FROM THE DRAWINGS AND SPECIFICATIONS MADE WITHOUT PRIOR WRITTEN APPROVAL FROM THE OWNER. THE COST OF CORRECTIONS RESULTING FROM CHANGES AND / OR DEVIATIONS SHALL BE BORNE BY THE GENERAL CONTRACTOR. 5. DESIGN ALTERATIONS MADE WITHOUT THE ARCHITECT'S KNOWLEDGE DURING THE COURSE OF CONSTRUCTION ARE DONE AT THE OWNER'S AND / OR CONTRACTOR'S RISK. THE ARCHITECT SHALL NOT BE HELD RESPONSIBLE FOR THE CONSEQUENCES OF SUCH CHANGES. 6. CONTRACTOR SHALL COORDINATE ALL OPERATIONS WITH THE OWNER, INCLUDING AREA FOR WORK, MATERIALS STORAGE, AND ACCESS TO AND FROM THE WORK, SPECIAL CONDITIONS OR NOISY WORK, TIMING OF WORK AND INTERRUPTION OF MECHANICAL AND ELECTRICAL SERVICES. NOISY OR DISRUPTIVE WORK SHALL BE SCHEDULED AT LEAST ONE (1) WEEK IN ADVANCE OF THE TIME WORK IS TO COMMENCE. 7. THE GENERAL CONTRACTOR SHALL PROVIDE ALL PROTECTIVE MEASURES FOR THE SAFETY OF THE PUBLIC AND WORKERS DURING THE COURSE OF THE WORK. 8. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE HIGHEST STANDARD OF WORKMANSHIP IN GENERAL AND WITH SUCH STANDARDS AS ARE SPECIFIED. 9. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DEMOLITION AS REQUIRED FOR COMPLETION OF THE PROJECT. REMOVE ALL DEMOLISHED MATERIAL NOT DESIGNATED FOR REUSE FROM THE PREMISES. 10. CONTRACTOR SHALL PROVIDE FOR ALL WORK REQUIRED TO MAINTAIN COMPLIANCE WITH LOCAL FIRE CODE. PROVIDE FOR ALL REQUIRED SHOP DRAWINGS AND APPROVALS. CONTRACTOR IS RESPONSIBLE FOR PROVIDING FIRE ALARM SYSTEM AUDIBILITY. 11. CONTRACTOR SHALL SUBMIT SAMPLES OF ALL FINISHES OF SUCH SIZE AND NUMBER THAT THEY REPRESENT A REASONABLE DISTRIBUTION OF COLOR RANGES AND PATTERN PRIOR TO INSTALLATION FOR ARCHITECT'S APPROVAL. CONTRACTOR SHALL PROVIDE SHOP DRAWINGS AND PRODUCT DATA FOR ARCHITECT'S APPROVAL ON ALL SPECIAL ITEMS REQUIRING CUSTOM FABRICATION. (SHALL INCLUDE RATED FIRE DOORS AND HARDWARE). 12. THE CONTRACTOR SHALL VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS PRIOR TO STARTING WORK. ALL DIMENSIONS OF EXISTING CONDITIONS ON DRAWINGS ARE INTENDED AS GUIDELINES AND MUST BE FIELD VERIFIED. DO NOT SCALE DRAWINGS FOR ANY REASON. REPORT ANY DIMENSIONAL DISCREPANCIES TO THE ARCHITECT BEFORE CONTINUING WORK. COMMENCEMENT OF WORK IMPLIES THE ACCEPTANCE OF ALL CONDITIONS. CONTRACTOR SHALL ALSO COORDINATE THE WORK WITH THE WORK OF ALL OTHER TRADES. 13. OMISSIONS MADE IN THESE DRAWINGS AND SPECIFICATIONS WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS OR SPECIFICATIONS, OR WHICH IS CUSTOMARILY PERFORMED SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 14. A COMPLETE SET OF CONTRACT DOCUMENTS MUST BE KEPT AT THE JOB SITE AT ALL TIMES AND ANY CHANGES MUST BE NOTED THEREON AND INITIALED. 15. DO NOT SCALE DRAWINGS FOR ANY REASON. REPORT ANY DIMENSIONAL DISCREPANCIES TO THE ARCHITECT BEFORE CONTINUING WORK. 16. PATCH, REPAIR, OR REPLACE ALL WORK DAMAGED BY NEW CONSTRUCTION. THE GENERAL CONTRACTOR SHALL PATCH WALL AND FLOOR TO CONFORM TO MATERIAL, TEXTURE, AND SURFACE ALIGNMENT WITH THE ADJOINING SURFACE. 17. ALL FLOORS SHOULD BE LEVEL AND NOT VARY MORE THAN 1/4" IN 10'-0". THE CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY CONDITIONS THAT DO NOT MEET THIS STANDARD. 18. MATERIALS, ARTICLES, DEVICES AND PRODUCTS ARE SPECIFIED IN THE DOCUMENTS BY LISTING ACCEPTABLE MANUFACTURERS OR PRODUCTS, BY REQUIRING COMPLIANCE WITH REFERENCED STANDARDS, OR BY PERFORMANCE SPECIFICATIONS. FOR ITEMS SPECIFIED BY NAME, SELECT ANY PRODUCT NAMED. FOR THOSE SPECIFIED BY REFERENCE STANDARDS OR BY PERFORMANCE SPECIFICATIONS SELECT ANY PRODUCT MEETING OR EXCEEDING SPECIFIED CRITERIA. FOR APPROVAL OF AN ITEM NOT SPECIFIED, SUBMIT REQUIRED SUBMITTALS, PROVIDING COMPLETE BACK-UP INFORMATION FOR PURPOSES OF EVALUATION. WHERE BUILDING STANDARD ITEMS ARE CALLED FOR, NO SUBSTITUTE WILL BE ACCEPTED. 19. MECHANICAL AND ELECTRICAL FIXTURES, OUTLETS, ETC., WHEN SHOWN ON THE ARCHITECTURAL DRAWINGS, ARE FOR LOCATION INFORMATION ONLY. MECHANICAL AND ELECTRICAL TO BE DESIGNED BY OTHERS. ALL CIRCUITING COORDINATION TO BE BY OTHERS. 20. CONTRACTOR IS TO PROVIDE DRAWINGS FOR ARCHITECT'S APPROVAL SHOWING LOCATIONS OF ALL HVAC THERMOSTATS, GRILLES AND DIFFUSERS, FIRE AND SMOKE DETECTION DEVICES INCLUDING SPRINKLERS, SMOKE DETECTORS, FIRE EXTINGUISHERS AND HOSE CABINETS, PLUMBING AND PLUMBING EQUIPMENT. 21. REPLACE OR RELOCATE ALL EXISTING PIPING, CONDUIT, WIRING, ETC. REQUIRED FOR THE COMPLETION OF NEW WORK. N PLAN GENERAL NOTES NTRACTOR SHALL MAINTAIN AND LEAVE THE PROJECT AREA IN A CLEAN, SAFE AND ORDERLY NSIBILITY OF THE GENERAL CONTRACTOR TO SAFELY CAP, SEAL OR TERMINATE ALL HANICAL OR ELECTRICAL COMPONENTS AS NECESSARY AT AREAS OF DEMOLITION. REUSED OR RETURNED TO OWNER SHALL BE MAINTAINED IN GOOD CONDITION. ALL ITEMS TO ALL EITHER BE (1) RETAINED BY THE OWNER AT HIS DISCRETION, (2) REMOVED AND TE, OR (3) DELIVERED TO AN APPROPRIATE DUMPSITE. ALL MATERIALS SHALL BE DISPOSED CE WITH LOCAL AGENCY REQUIREMENTS. LITION SHALL BE LIMITED FROM 7:00 AM TO 7:00 PM, MONDAY THROUGH SATURDAY. VERIFY ALL BE PROTECTED FROM CONSTRUCTION / DEMOLITION AS STATED IN CBC CHAPTER 33, MEASURES SHALL BE IN EFFECT CONTINUOUSLY DURING DEMOLITION AS TO LIMIT THE ORNE DEBRIS AND DUST. PROVIDE PROTECTION AROUND AREAS WHERE NEW WORK AND/OR O BE PERFORMED IN ORDER TO PREVENT DUST AND DIRT FROM ENTERING ACTIVE PORTIONS . ONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE SUFFICIENTLY COVERED OR TARPED W ANY MATERIAL TO LEAVE THE VEHICLE WHILE ON ANY PUBLIC RIGHT-OF-WAY AND SHALL DISPOSED OF IN MEANS APPROVED BY JURISDICTION. RIS AND TRASH FROM PREMISES AND REMOVE FROM SITE DAILY. RING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH CFC CHAPTER 33. ONSTRUCTION DEBRIS SHALL NOT BE PERMITTED TO ACCUMULATE WITHIN THE BUILDING AND VED DAILY. S TO BE DEMOLISHED WITH OWNER/TNEANT PRIOR TO COMMENCING DEMOLITION/REMOVAL. CT OF ANY DISCREPANCIES FOUND IMMEDIATELY. RUCTION/DEMOLITION, NOTIFY ARCHITECT IMMEDIATELY OF AN Y DISCREPANCIES FOUND ANS AND THE AS BUILT CONDITION. MEMBER SIZES AND DIRECTION AND NOTIFY ARCHITECT/ENGINEER WITH DISCREPANCIES. MBING LOCATIONS WITH OWNER/TENANT PRIOR TO CONSTRUCTION/DEMOLITION AND NOTIFY NY DISCREPANCIES. OR REPLACE ALL WORK DAMAGED BY NEW CONSTRUCTION. THE GENERAL CONTRACTOR ALL AND FLOOR TO CONFORM TO MATERIAL, TEXTURE, AND SURFACE ALIGNMENT WITH THE ACE. ACTOR SHALL BE RESPONSIBLE FOR ALL DEMOLITION AS REQUIRED FOR COMPLETION OF THE VE ALL DEMOLISHED MATERIAL NOT DESIGNATED FOR REUSE FROM THE PREMISES. LOCATE ALL EXISTING PIPING, CONDUIT, WIRING, ETC. REQUIRED FOR THE COMPLETION OF DS AND RAFTERS TO BE CLEANED AND SEALED TO ELIMINATE SMOKE ODOR. ED LUMBER TO BE REMOVED AND REPLACED. FLOOR PLAN NOTES 1. TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM. 2. ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O. 3. ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O. 4. DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND A MAXIMUM 48" A.F.F. 5. ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH MINIMUM INSULATION PER TITLE 24, U.N.O. REFER TO WALL LEGEND. 6. ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND. 7. ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND. 8. PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM. 9. DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.). 10. ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THE ARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIOR TO PROCEEDING WITH ANY WORK. 11. PROVIDE MOISTURE EXHAUST DUCT WITH BACK-DRAFT DAMPER FOR THE DRYER EXHAUST (14' MAX. LENGTH OF DRYER EXHAUST W/ TWO 90 DEGREE ELBOWS) PER 2013 CEC 504.3 & 504.3.1.2 12. VERIFY ALL EXISTING DIMENSIONS IN FIELD 13. NEW 5/8" GYP. BD. THROUGHOUT. INSULATION IN EXTERIOR WALLS PER TITLE 24 REPORT 14. ALL NEW PLUMBING FIXTURES THROUGHOUT TO BE OWNER SELECTED AND CONTRACTOR INSTALLED, AND MUST MEET OR EXCEED CALGREEN MANDATORY MEASURES (CA GREEN BUILDING STANDARDS SEC. 4.303.) TOTAL FIXTURE COUNT TO REMAIN THE SAME AS PRIOR TO FIRE DAMAGE. 15. ALL FINISHES AND FIXTURES TO BE OWNER SELECTED AND CONTRACTOR INSTALLED. DOOR & WINDOW NOTES 1. ALL WINDOWS AND DOORS SHALL BE IN COMPLIANCE WITH 2016 CALIFORNIA ENERGY CODE SECTION 110.6. 2. ALL WINDOWS SHALL BE CLEAR GLAZED, UNO, HAVE A LABEL LISTING THE CERTIFIED U-FACTOR, CERTIFIED SOLAR HEAT GAIN COEFFICIENT (SHGC), AND INFILTRATION THAT MEETS THE REQUIREMENTS OF CEC SECTION 110.6. REFER TO TITLE 24 FOR ADDITIONAL GLAZING REQUIREMENTS. 3. ALL EXTERIOR WINDOWS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACES SHALL LIMIT AIR LEAKAGE AND ALL JOINTS AND PENETRATIONS CAULKED AND SEALED. 4. EXTERIOR WINDOWS SHALL BE CONSTRUCTED OF MULTIPANE GLAZING WITH A MINIMUM OF ONE TEMPERED PANE MEETING THE REQUIREMENTS OF 2016 CBC SECTION 2406, OR BE CONSTRUCTED OF GLASS BLOCK UNITS, OR HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 10 MINUTES WHEN TESTED IN ACCORDANCE WITH NFPA 257, OR BE TESTED TO MEET THE PERFORMANCE REQUIREMENTS OF SFM 12-7A-2. 5. SITE BUILT WINDOWS SHALL COMPLY WITH CBC SECTION 2404. 6. ALL GLAZING IN EXTERIOR DOORS SHALL BE DUAL GLAZED AND TEMPERED, UNO. ALL GLAZING IN INTERIOR DOORS SHALL BE SINGLE GLAZED AND TEMPERED. 7. THRESHOLD AND LANDINGS 7.1. THRESHOLDS AT DOORWAYS SHALL NOT EXCEED 3/4" IN HEIGHT FOR SLIDING DOORS SERVING DWELLING UNITS OR 1/2" FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS SHALL BE BEVELED WITH A SLOPE NOT GREATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL (50% SLOPE). THE THRESHOLD HEIGHT SHALL BE LIMITED TO 7- 3/4" AND THE DOOR IS AN EXTERIOR DOOR THAT IS NOT A COMPONENT OF THE REQUIRED MEANS OF EGRESS; THE DOOR DOES NOT SWING OVER THE LANDING OR STEP; AND THE DOORWAY IS NOT ON AN ACCESSIBLE ROUTE AND IS NOT PART OF AN ADAPTABLE OR ACCESSIBLE DWELLING UNIT. REFER TO CBC 1008.1.7. 8. ROUGH OPENINGS FOR DOOR & WINDOW INSTALLATION SHALL BE VERIFIED WITH SHOP DRAWINGS PRIOR TO CONSTRUCTION. 9. ALL WINDOW AND DOOR HEADER/SILL HEIGHTS ARE TAKEN FROM THE FINISH FLOOR ELEVATIONS. LIGHTING PLAN GENERAL NOTES 1. REFER TO CEC SECTION 150, MANDATORY MEASURES, AND/OR TITLE 24 FOR ADDITIONAL INFORMATION 2. ALL FIXTURE AND SWITCH LOCATIONS ARE SCHEMATIC. CONTRACTOR SHALL PERFORM A WALK THROUGH WITH THE OWNER FOR VERIFICATION OF LOCATIONS PRIOR TO INSTALLATION. 3. HIGH EFFICIENCY LUMINAIRES OR LED LIGHT ENGINE WITH INTEGRAL HEAT SINK HAS AN EFFICIENCY THAT IS NO LOWER THAN THE EFFICACIES CONTAINED IN TABLE 150-C AND IS NOT A LOW EFFICACY LUMINAIRE AS SPECIFIED BY CEC SECTION 150(K) AND TITLE 24. PROJECT LOCATION 1137, 1143, 1151, 1163 PEACH ST AND 771 TORO ST Item 4 Packet Page 107 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 T1.0 OCCUPANCY R-3 CONSTRUCTION TYPE VB, SPRINKLED SPRINKLER SYSTEM 13-D STORIES PROPOSED 2 BUILDING AREAS GARAGE (SF)AREA (SF) OUTDOOR PATIO (SF)DECK, UNCOVERED (SF) 2 BED UNIT A 483.8 1465 156 0 TOTAL:2104.8 2 BED UNIT B 507.1 1404.3 150 174.9 TOTAL:2236.3 2 BED UNIT C 476.7 1460.4 150 119 TOTAL:2206.1 BUILDING INFO DENSITY CALC TOTAL 10 DU DENSITY PER LOT LOT 1 LOT 2 LOT 3 0.083 ACRE 0.085 ACRE 0.085 ACRE 1.02 DU 1.02 DU 1 1 1.07 DU LOT 9 LOT 10 LOT 5 0.086 ACRE 1.03 DU DENSITY 5 5 LOT 4 0.089 ACRE 1 DU 1 DU 0.1 ACRE 0.083 ACRE 0.083 ACRE 0.083 ACRE 0.083 ACRE TOTAL DENSITY ALLOWED DENSITY CALCULATIONS DU FACTORUNIT COUNT 1.2 DU 1 DU 1 DU LOT 6 LOT 7 LOT 8 UNIT TYPE (E) 2 BED (N) 2 BED 5 5 1 DU 0.86 ACRE 12/ ACRE 10.32 LOT SIZE: DENSITY FACTOR: ALLOW. DENSITY: PARKING REQUIRED (E) RESIDENTIAL (N) RESIDENTIAL USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED 2 BED UNIT A (LOT 5)1 2 2 2 BED UNIT B (LOT 7)1 2 2 2 BED UNIT C (LOT 8)1 2 2 2 BED UNIT B (LOT 9)1 2 2 1 BED UNIT C (LOT 10)1 2 2 GUEST PARKING 1 REQUIRED TOTAL 11 PROVIDED TOTAL 11 7TOTAL (E) PARKING TO REMAIN 2 BED LOT 6 (711 TORRO ST) 2 1 1 PARKING CALCULATIONS 2 BED LOT 1 (1137 PEACH ST) 2 BED LOT 4 (1163 PEACH ST) (E) PARKING TO REMAINUSE 2 BED LOT 2 (1143 PEACH ST) 2 BED LOT 3 (1151 PEACH ST) 2 1 PROJECT DESCRIPTION THE PROPOSED PROJECT INVOLVES THE DEVELOPMENT OF FIVE NEW 2 BEDROOM SINGLE-FAMILY RESIDENCES. THE PROPOSED PROJECT CREATES A COMMON DRIVE INTO THE SITE AND PROVIDES 2 GARAGE PARKING FOR EACH UNIT, WITH THE TOTAL OF 10 PROPOSED PARKING SPACES. THE PROPOSED DRIVEWAY WILL ALSO CONNECT WITH EXISTING ONES ON SITE TO INTEGRATE EXISTING WITH NEW AND PROVIDE SHARED AMENITY TO ALL RESIDENCES. A COMMON INTEREST SUBDIVISION IS REQUIRED TO ALLOW FOR THE LOT TO BE SPLIT INTO 10 PARCELS TO ALLOW FOR EACH RESIDENCE TO HAVE ITS OWN LOT. THE PROJECT IS REQUESTING VARIABLE SIDE YARD SETBACKS FOR THE NEW SUBDIVISION PER SECTION 17.70.170.D.2.c. 1137, 1143, 1151, 1163 PEACH ST AND 771 TORO ST APN 002-316-005 CURRENT USE RESIDENTIAL 37471 SF .86 ACRE MAX SITE COVERAGE ALLOWABLE 50%PROPOSED 32%, 12060 SF DENSITY ALLOWABLE 12/ACRE = 10.32 PROPOSED 10 du HEIGHT LIMIT ALLOWABLE 35'PROPOSED 25'-5" ADJACENT ZONES NORTH EAST SOUTH WEST R-2 R-2 R-2 R-2 SETBACKS: 20'5'+5'+5'+ 2 BEDROOM UNIT A (LOT 5) NORTH/STREET EAST/STREET SOUTH WEST HT OF BUILDING 22'-1"19'-7"22'-1"19'-7" SETBACK DISTANCE 20'-0"10'8'-8"5'-0" 2 BEDROOM UNIT B (LOT 7) NORTH EAST SOUTH WEST HT OF BUILDING 22'-6"18'-3"22'-6"18'-3" SETBACK DISTANCE 28'-11"6'-10" *11'-3"8'-1" 2 BEDROOM UNIT C (LOT 8) NORTH EAST SOUTH WEST HT OF BUILDING 25'-5"25'-5"25'-5"18'-11" SETBACK DISTANCE 23'8'-3" *11'-2"8' 2 BEDROOM UNIT B (LOT 9) NORTH EAST SOUTH WEST HT OF BUILDING 22'-6"18'-3"22'-6"18'-3" SETBACK DISTANCE 24'-6"8'-10"11'-1"8'-10" 2 BEDROOM UNIT C(LOT 10) NORTH EAST SOUTH WEST HT OF BUILDING 25'-5"25'-5"25'-5"18'-11" SETBACK DISTANCE 24'-6"11'11'-1"8' *Per section 17.70.170.D.2.c "Variable Side and Rear Setbacks in New Subdivisions" are permitted LAND USE REQUIREMENTS ZONING OVERLAY ZONES LOT SIZE R-2-H H ADDRESS PROPOSED USE RESIDENTIAL Item 4 Packet Page 108 Item 4 Packet Page 109 Item 4 Packet Page 110 Item 4 Packet Page 111 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 L1.0 SITE PLAN SCALE: 1” = 30’-0” N 3617.5 SQ. FT.3717.8 SQ. FT.3704.0 SQ. FT.3855.2 SQ. FT.3738.9 SQ. FT. 4370.1 SQ. FT.3617.3 SQ. FT.3617.4 SQ. FT.3621.8 SQ. FT.3622.4 SQ. FT. 1 1 2 2 2 2 1 3 3 3 3 3 8 33 33 4 4 4 4 4 444 4 5 5 5 5 5 6 6 6 6 6 62 77 7 7 2 2 (N) DRIVEWAY (E) 2 BED RESIDENCE 1 1137 PEACH ST (E) 2 BED RESIDENCE 2 1143 PEACH ST (E) 2 BED RESIDENCE 3 1151 PEACH ST (E) 2 BED RESIDENCE 4 1163 PEACH ST (N) 2 BED RESIDENCE UNIT C, LOT 8 (E) 2 BED RESIDENCE 5 771 TORO (N) 2 BED RESIDENCE UNIT C, LOT 10 (N) 2 BED RESIDENCE UNIT B, LOT 9 (N) 2 BED RESIDENCE UNIT A LOT 5 ADJACENT SHED ADJACENT SHED ADJACENT GARAGE ADJACENT BUILDING (N) 2 BED RESIDENCE UNIT B, LOT 7 ADJACENT BUILDING 9 9 9 9 10 N SCALE: 1" = 30'-0"03015 60 1 SITE PLAN 3617.5 SQ. FT.3717.8 SQ. FT.3704.0 SQ. FT.3855.2 SQ. FT.3738.9 SQ. FT. 4370.1 SQ. FT.3617.3 SQ. FT.3617.4 SQ. FT.3621.8 SQ. FT.3622.4 SQ. FT. 1 1 2 2 2 2 1 3 3 3 3 3 8 33 33 4 4 4 4 4 444 4 5 5 5 5 5 6 6 6 6 6 62 77 7 7 2 2 (N) DRIVEWAY (E) 2 BED RESIDENCE 1 1137 PEACH ST (E) 2 BED RESIDENCE 2 1143 PEACH ST (E) 2 BED RESIDENCE 3 1151 PEACH ST (E) 2 BED RESIDENCE 4 1163 PEACH ST (N) 2 BED RESIDENCE UNIT C, LOT 8 (E) 2 BED RESIDENCE 5 771 TORO (N) 2 BED RESIDENCE UNIT C, LOT 10 (N) 2 BED RESIDENCE UNIT B, LOT 9 (N) 2 BED RESIDENCE UNIT A LOT 5 ADJACENT SHED ADJACENT SHED ADJACENT GARAGE ADJACENT BUILDING (N) 2 BED RESIDENCE UNIT B, LOT 7 ADJACENT BUILDING 9 9 9 9 10 N SCALE: 1" = 30'-0"03015 60 1 SITE PLAN keynotes 1. (N) STREET TREE 2. (E) TREE TO REMAIN 3. (E) PROPERTY LINES 4. (N) PERMEABLE PAVER PATIOS 5. (N) CONCRETE WALKWAY 6. (N) 5’-0” TALL WOOD FENCE, TYP. 7. (E) CONCRETE DRIVEWAY 8. (N) CONCRETE DRIVEWAY 9. (E) SIDEWALK PLANTING AREA TO REMAIN 10. (E) RETAINING WALL TO REMAIN SITE PLAN LEGEND (N) DRIVEWAY PLANTING AREA TO BE PROVIDED BY RESIDENCE (E) LAWN TO REMAIN (N) CONCRETE PAVING (N) PERMEABLE PAVER PATIOS (N) 5’-0” WOOD FENCE Item 4 Packet Page 112 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 TREES QTY BOTANICAL / COMMON NAME CONT REMARKS 2 Magnolia grandiflora `Little Gem` / Dwarf Southern Magnolia 24"box Size: 20`-25` tall and 10`-15` wide WUCOLS PF = .4 - .6 4 Maytenus boaria / Mayten Tree 24"box Size: 50` tall and 20` wide. WUCOLS PF = .4-.6 SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS 18 Acanthus mollis / Bear`s Breech 5 gal Size: 3`-4` tall and wide. WUCOLS PF: .4-.6 67 Buxus x `Green Velvet` / Boxwood 15 gal Size: 3`-4` tall and wide. WUCOLS PF: .4-.6 147 Helictotrichon sempervirens / Blue Oat Grass 1 gal Size: 1`-2` tall and wide. WUCOLS PF: .1-.3 37 Rosa x `Noaschnee` / White Groundcover Rose 2 gal Size: 2` tall x 3` wide . WUCOLS PF: .4 - .6 28 Teucrium chamaedrys / Germander 1 gal Size: 1`-2` tall and 2`-3` wide WUCOLS PF: .1 - .3 75 Verbena bonariensis / Purpletop Vervain 1 gal Size: 2`-4` tall and 1.5`-3` wide . WUCOLS PF: .1-.3 GROUND COVERS QTY BOTANICAL / COMMON NAME CONT SPACING REMARKS 439 sf Agrostis pallens / Thingrass flat Uniform and medium leaf texture WUCOLS PF = .4-.6 N 03015 60 1 SITE PLAN DWARF SOUTHERN MAGNOLIA BEAR'S BREECH BOXWOOD BLUE OAT GRASS WHITE GROUNDCOVER ROSE GERMANDER PURPLETOP VERVAIN THINGRASS MAYTEN TREE L1.1 PLANT PALETTE PLANTING PALETTE PLANTING IMAGES Item 4 Packet Page 113 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 SITE PLAN LEGEND (N) CONCRETE PATIO (N) DRIVEWAY (N) OUTDOOR PATIO (N) 5’ FENCE A1.0 SITE PLAN SCALE: 1” = 30’-0” N keynotes 1. (E) TREE TO REMAIN 2. (E) TREE TO BE REMOVED 3 (E) DRIVEWAY CURB RAMP TO BE IMPROVED TO (N) DESIGN 4. (N) 10’x20’ GUEST PARKING 5. (N) PROPERTY LINE 6. (N) CONCRETE PATIO 7. (N) 2-CAR GARAGE PARKING, TYP. 8. (N) 3’x8’ TRASH ARE, TYP. 9. (N) 5’ FENCE, TYP. 10. (N) BALCONY LINE ABOVE 11. (N) 2-BIKE RACK, TYP. 12. (E) TANDEM PARKING TO REMAIN, TYP. 13. (N) PORCH 14. (N) 150 SF OUTDOOR PATIO 3617.5 SQ. FT.3717.8 SQ. FT.3704.0 SQ. FT.3855.2 SQ. FT.3738.9 SQ. FT. 4370.1 SQ. FT.3617.3 SQ. FT.3617.4 SQ. FT.3621.8 SQ. FT.3622.4 SQ. FT.8'-8"SETBACK(N) DRIVEWAY (E) 2 BED RESIDENCE 1 1137 PEACH ST (E) 2 BED RESIDENCE 2 1143 PEACH ST (E) 2 BED RESIDENCE 3 1151 PEACH ST (E) 2 BED RESIDENCE 4 1163 PEACH ST (E) DRIVEWAY (E) DRIVEWAY (E) DRIVEWAY (N) 2 BED RESIDENCE UNIT C, LOT 8 (E) 2 BED RESIDENCE 5 771 TORO(N) 2 BED RESIDENCE UNIT C, LOT 10 (E) DRIVEWAY (N) 2 BED RESIDENCE UNIT B, LOT 9 (N) 2 BED RESIDENCE UNIT A LOT 5 GARAGE PARKING 1 & 2 FIRE HYDRANT+/- 80'FIRE HYDRANT +/- 200'FIRE HYDRANT+/- 220'GARAGE PARKING 5 & 6 GARAGE PARKING 9 & 10 ADJACENT SHED ADJACENT SHED ADJACENT GARAGE ADJACENT BUILDING 8 7 1 2 1 11 3 10 6 11 9 5 5 5 5 9 55 9(E) 771 TORO PARKING (E) 1151 PEACH PARKING (E) 1163 PEACH PARKING (E) 1143 PEACH PARKING (E) 1137 PEACH PARKING (E) 1137 PEACH PARKING (E) 1143 PEACH PARKING 9 (N) 2 BED RESIDENCE UNIT B, LOT 7 GARAGE PARKING 3 & 4 9 GARAGE PARKING 7 & 8 5 2 LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 12 12 14510 11 8 2 1 A3.0 3 A3.0 GUEST PARKING 11 4 14 14 13 14 14 511'-3"SETBACK8'-3" SETBACK 11'-0" SETBACK 11'-2"10'-6"39'-6"39'-3"14'-10"13'-6"8'-1" SETBACK 8'-0" SETBACK 8'-10" SETBACK 8'-10" SETBACK 8'-0" SETBACK 6'-10" SETBACK 5'-0" SETBACK 10'-0" SETBACK20'-0"SETBACK11'-1"SETBACK14'-1"SETBACK20'-0"7 1 11'-2"SETBACK1 10 109 5 9 2 A3.0 ADJACENT BUILDING 5 (E) 1151 PEACH PARKING (E) 1163 PEACH PARKING19'-5"19'-5"27'-1"26'-2"19'-7"19'-8"5'-0"8'-2"8 9'-10" 4'-5"5'-0" 6'-5"9'-11"7'-5"7'-2"5'-2" Item 4 Packet Page 114 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A2.0 2 BED UNIT a SECOND FLOOR PLAN SCALE: 1/8” = 1’-0” N 2 BED UNIT a FIRST FLOOR PLAN SCALE: 1/8” = 1’-0” N TWO-CAR GARAGE TRASHUP DNLIVING ROOM OPEN TO BELOW OFFICE MASTER BEDROOM CLOSET MASTER BATHROOM BEDROOMBATHROOMKITCHEN DINING STORAGE EQ 41'-11"51'-11"10'-0"EQ 31'-3" 3'-6" 25'-2" 3'-7"10'-11"9'-0"51'-11"TWO-CAR GARAGE TRASHUP DNLIVING ROOM OPEN TO BELOW OFFICE MASTER BEDROOM CLOSET MASTER BATHROOM BEDROOMBATHROOMKITCHEN DINING STORAGE EQ 41'-11"51'-11"10'-0"EQ 31'-3" 3'-6" 25'-2" 3'-7" 10'-11"9'-0"51'-11"Item 4 Packet Page 115 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A2.1 3 BED UNIT b SECOND FLOOR PLAN SCALE: 1/8” = 1’-0” N 3 BED UNIT b FIRST FLOOR PLAN SCALE: 1/8” = 1’-0” N UP DN OPEN TO BELOW TRASH POWDER TWO-CAR GARAGE LIVING ROOM KITCHEN DINING ROOM CLOSETMASTER BEDROOM BEDROOM BATHROOM BALCONY CLOSET CLOSET BATHROOM 7'-812"27'-212"34'-11"7'-912"23'-2" 30'-1112"22'-8"40'-11"7'-912"23'-2" 30'-1112"5'-612"12'-812"19'-412"11'-7" 30'-1112" LAUNDRY 1/8" = 1'-0"SCALE:1 2 BED B SECOND FLOOR PLAN 1500.1 SQ FT 0 N 8 1/8" = 1'-0"SCALE: 421 16 2 2 BED B FIRST FLOOR PLAN 1500.1 SQ FT Item 4 Packet Page 116 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A2.2 2 BED UNIT c SECOND FLOOR PLAN SCALE: 1/8” = 1’-0” N 2 BED UNIT c FIRST FLOOR PLAN SCALE: 1/8” = 1’-0” N UP DN POWDER LAUNDRYCLOSET TWO-CAR GARAGE LIVING ROOM DINING ROOM MASTER BEDROOM KITCHEN CLOSET BEDROOM BATHROOM BATHROOM OPEN TO BELOW CLOSET BALCONY TRASH 3'-0"38'-11"10'-812"25'-212"21'-10"7'-912" 29'-712"6'-0"3'-0"44'-11"10'-812"25'-212"19'-10"7'-912" 29'-712" 1'-0"1'-0" Item 4 Packet Page 117 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A3.0 1. NORTH ELEVATION -FROM PEACH ST SCALE: 1/16” = 1’-0” 2. NORTH ELEVATION - FROM (N) DRIVEWAY SCALE: 1/16” = 1’-0” 3. EAST ELEVATION - FROM TORO ST SCALE: 1/16” = 1’-0” (N) 2 BED UNIT A LOT 5 (E) RESIDENCE 5 LOT 6 (E) RESIDENCE 4 LOT 4 (N) 2 BED UNIT B LOT 7 (E) RESIDENCE 5 LOT 6 (N) 2 BED UNIT A LOT 5 (N) 2 BED UNIT C LOT 8 (N) 2 BED UNIT B LOT 9 (N) 2 BED UNIT C LOT 10 (E) RESIDENCE 3 LOT 3 (E) RESIDENCE 2 LOT 2 (E) RESIDENCE 1 LOT 1 TOP OF ROOF 22'-8" PLPLPLPL 5'-0"5'-3"7'-7"7'-2"6'-4"9'-11"4'-6"4'-10"10'-0" PL TOP OF ROOF 25'-3" TOP OF ROOF 25'-5" TOP OF ROOF 25'-3" TOP OF ROOF 25'-5" PLPLPLPL 11'-0"8'-10"8'-10"8'-0"8'-3"8'-1"6'-10"5'-0" TOP OF ROOF 25'-5"TOP OF ROOF 22'-8" PL 14'-9" PLPL 8'-2"21'-0"19'-8" Item 4 Packet Page 118 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A3.1 1. LOT 5 NORTH ELEVATION SCALE: 1/16” = 1’-0” 2. LOT 5 EAST ELEVATION 4. LOT 5 WEST ELEVATION3. LOT 5 SOUTH ELEVATION SCALE: 1/16” = 1’-0” SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0” PL PL FINISHED FLOOR 0'-0"11'-0"22'-1"10'-0" SECONDARY STREET SETBACK 5'-0" 3 2 5 4 TOP OF ROOF 22'-1" PLPL TOP OF ROOF 22'-1" FINISHED FLOOR 0'-0"22'-1"11'-0"10'-0"5'-0" 52 34 PLPL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK 8'-8"1 4532 TOP OF ROOF 22'-1" PL PL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK8'-8"1 4 325 TOP OF ROOF 22'-1" PL PL FINISHED FLOOR 0'-0"11'-0"22'-1"10'-0" SECONDARY STREET SETBACK 5'-0" 3 2 5 4 TOP OF ROOF 22'-1" PLPL TOP OF ROOF 22'-1" FINISHED FLOOR 0'-0"22'-1"11'-0"10'-0"5'-0" 52 34 PLPL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK 8'-8"1 4532 TOP OF ROOF 22'-1" PL PL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK8'-8"1 4 325 TOP OF ROOF 22'-1" PL PL FINISHED FLOOR 0'-0"11'-0"22'-1"10'-0" SECONDARY STREET SETBACK 5'-0" 3 2 5 4 TOP OF ROOF 22'-1" PLPL TOP OF ROOF 22'-1" FINISHED FLOOR 0'-0"22'-1"11'-0"10'-0"5'-0" 52 34 PLPL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK 8'-8"1 4532 TOP OF ROOF 22'-1" PL PL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK8'-8"1 4 32 5 TOP OF ROOF 22'-1" PL PL FINISHED FLOOR 0'-0"11'-0"22'-1"10'-0" SECONDARY STREET SETBACK 5'-0" 3 2 5 4 TOP OF ROOF 22'-1" PLPL TOP OF ROOF 22'-1" FINISHED FLOOR 0'-0"22'-1"11'-0"10'-0"5'-0" 52 34 PLPL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK 8'-8"1 4532 TOP OF ROOF 22'-1" PL PL FINISHED FLOOR 0'-0" 20'-0" FRONT SETBACK8'-8"1 4 32 5 TOP OF ROOF 22'-1" keynotes 1. STORM GREY (MALARKEY) SHINGLE ROOF 2. WEB GRAY (SW 7975) PORCH COLUMNS, DOORS, WINDOW TRIMS, AND FASCIA 3. RARE GRAY (SW 6199) HARDIE-BOARD SIDING 4. WEB GRAY (SW 7975) CLAPBOARD SIDING 5. ANDERSON TERRATONE WINDOW FRAME. (GARAGE TO MATCH WINDOW FRAME COLOR) Item 4 Packet Page 119 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A3.2 1. LOT 7 EAST ELEVATION SCALE: 1/16” = 1’-0” 2. LOT 8 EAST ELEVATION 4. LOT 8 WEST ELEVATION3. LOT 7 WEST ELEVATION SCALE: 1/16” = 1’-0” SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0” PL PL FINISHED FLOOR 0'-0" TOP OF ROOF 25'-3" 11'-3" 28'-11" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 11'-3" 28'-11" FRONT SETBACK 1 52 3 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK 1 56 7 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK1 5 67 PL PL FINISHED FLOOR 0'-0" TOP OF ROOF 25'-3" 11'-3" 28'-11" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 11'-3" 28'-11" FRONT SETBACK 1 523 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK 1 56 7 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK1 5 67 PL PL FINISHED FLOOR 0'-0" TOP OF ROOF 25'-3" 11'-3" 28'-11" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 11'-3" 28'-11" FRONT SETBACK 1 52 3 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK 1 56 7 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK1 5 67 PL PL FINISHED FLOOR 0'-0" TOP OF ROOF 25'-3" 11'-3" 28'-11" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 11'-3" 28'-11" FRONT SETBACK 1 52 3 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK 1 56 7 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-2" 23'-0" FRONT SETBACK1 5 67 keynotes 1. STORM GREY (MALARKEY) SHINGLE ROOF 2. THRESHOLD TAUPE (SW 7501) PORCH COLUMNS, BALCONY, DOORS, WINDOW TRIMS, AND FASCIA 3. MINERAL GRAY (SW 2740) HARDIE-BOARD SIDING 4. COLONNADE GRAY (SW 7641) STUCCO 5. ANDERSON TERRATONE WINDOW FRAME. (GARAGE TO MATCH WINDOW FRAME COLOR) 6. WEB GRAY (SW 7975) PORCH COLUMNS, BALCONY, DOORS, WINDOW TRIMS, AND FASCIA 7. RARE GRAY (SW 6199) HARDIE-BOARD SIDING Item 4 Packet Page 120 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A3.3 1. LOT 9 EAST ELEVATION SCALE: 1/16” = 1’-0” 2. LOT 10 EAST ELEVATION 4. LOT 10 WEST ELEVATION3. LOT 9 WEST ELEVATION SCALE: 1/16” = 1’-0” SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0” TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" PL PL 14'-1" 25'-3" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 14'-1" 25'-3" FRONT SETBACK 1 5 23 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK 1 567 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK1 56 7 TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" PL PL 14'-1" 25'-3" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 14'-1" 25'-3" FRONT SETBACK 1 5 23 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK 1 567 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK1 56 7 TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" PL PL 14'-1" 25'-3" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 14'-1" 25'-3" FRONT SETBACK 1 5 23 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK 1 567 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK1 56 7 TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" PL PL 14'-1" 25'-3" FRONT SETBACK1 5 23 4 PLPL TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" 14'-1" 25'-3" FRONT SETBACK 1 5 23 4 PLPL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK 1 567 PL PL TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" 11'-1" 24'-6" FRONT SETBACK1 56 7 keynotes 1. STORM GREY (MALARKEY) SHINGLE ROOF 2. WEB GRAY (SW 7075) PORCH COLUMNS, BALCONY, DOORS, WINDOW TRIMS, AND FASCIA 3. SOFTER TAN (SW 2740) HARDIE-BOARD SIDING 4. TONY TAUPE (SW 7038) STUCCO 5. ANDERSON TERRATONE WINDOW FRAME. (GARAGE TO MATCH WINDOW FRAME COLOR) 6. DOWNING SAND (SW 2822) PORCH COLUMNS, BALCONY, DOORS, WINDOW TRIMS, AND FASCIA 7. STORM CLOUD (SW 6249) HARDIE-BOARD SIDING Item 4 Packet Page 121 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A3.4 LOT 7-10 NORTH ELEVATION SCALE: 1/16” = 1’-0” LOT 7-10 SOUTH ELEVATION SCALE: 1/16” = 1’-0” (N) 2 BED UNIT C LOT 10 (N) 2 BED UNIT B LOT 7 (N) 2 BED UNIT B LOT 9 (N) 2 BED UNIT C LOT 8 (N) 2 BED UNIT C LOT 8 (N) 2 BED UNIT B LOT 9 (N) 2 BED UNIT B LOT 7 (N) 2 BED UNIT C LOT 10 PL PL PL PL PL TOP OF ROOF 25'-3" TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" FINISHED FLOOR 0'-0" 8'-1"10'-11"8'-10"8'-11"8'-0"8'-2"8'-2"6'-9"19'-0"25'-3"25'-5"19'-0"19'-0"25'-3"19'-0"25'-3"PLPLPLPLPL TOP OF ROOF 25'-5" TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" FINISHED FLOOR 0'-0" 8'-1"10'-11" 8'-10"8'-11" 8'-0"8'-2" 8'-2" 6'-9"19'-0"25'-3"25'-5"19'-0"19'-0"25'-3"19'-0"25'-3"PL PL PL PL PL TOP OF ROOF 25'-3" TOP OF ROOF 25'-5" FINISHED FLOOR 0'-0" FINISHED FLOOR 0'-0" 8'-1"10'-11"8'-10"8'-11"8'-0"8'-2"8'-2"6'-9"19'-0"25'-3"25'-5"19'-0"19'-0"25'-3"19'-0"25'-3"PLPLPLPLPL TOP OF ROOF 25'-5" TOP OF ROOF 25'-3" FINISHED FLOOR 0'-0" FINISHED FLOOR 0'-0" 8'-1"10'-11"8'-10"8'-11"8'-0"8'-2"8'-2"6'-9"19'-0"25'-3"25'-5"19'-0"19'-0"25'-3"19'-0"25'-3"Item 4 Packet Page 122 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A4.0 SUMMER SOLSTICE - 10AM VERNAL SOLSTICE - 10AM WINTER SOLSTICE - 10AM WINTER SOLSTICE - 12PM WINTER SOLSTICE - 3PM VERNAL SOLSTICE - 12PM VERNAL SOLSTICE - 3PM SUMMER SOLSTICE - 12PM SUMMER SOLSTICE - 3PM Item 4 Packet Page 123 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A5.0 VIEW FROM peach STREET - (N) 2 BED UNIT A AND (E) RESIDENCE 4 Item 4 Packet Page 124 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A5.1 VIEW FROM TORO STREET - (N) 2 BED UNIT A Item 4 Packet Page 125 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A5.2 VIEW FROM (N) DRIVEWAY - (E) RESIDENCE 5 AND (N) 2 BED RESIDENCES Item 4 Packet Page 126 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A5.3 VIEW FROM toro STREET Item 4 Packet Page 127 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A5.4 new 2 bedroom unit B Item 4 Packet Page 128 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com PEACH STREET 1137 PEACH ST, SAN LUIS OBISPO DATE: 10/31/19 A5.5 new 2 bedroom unit C Item 4 Packet Page 129 Item 4 Packet Page 130