HomeMy WebLinkAboutItem 16 - COUNCIL READING FILE_d_Project PlansMARSH & CHORRO
DEVELOPMENT
at DOWNTOWN CENTRE
ENTITLEMENTS PACKAGE, 7/27/20
Prepared by TEN OVER STUDIO
Providing a true timeless character, the corner of Marsh & Chorro will bring contemporary
living and working to the downtown through an architecture of quiet sophistication. Rhythm,
texture, and light emits through classic massing and material selection while vibrancy, action,
and enthusiasm pours from our truly mixed-use program of merchants, tech visionaries, and an
abundance of small, hip, loft studios.
CLIENT
JAMESTOWN PREMIER SLO RETAIL, LP
COPELAND PROPERTIES
PO BOX 12260, SAN LUIS OBISPO, CA
CONTACT: MARK RAWSON
mark@copelandproperties.com
ARCHITECT
MARK RAWSON, AIA
PO BOX 12260, SAN LUIS OBISPO, CA
mark@copelandproperties.com
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: JESSIE SKIDMORE
jessies@tenoverstudio.com
INDEX
PROJECT INFO & DATA T1.0
PROJECT INFO & DATA T1.1
PROJECT INFO & DATA T1.2
VIEW FROM CHORRO STREET T2.0
VIEW OF MARSH & CHORRO CORNER T2.1
VIEW FROM DOWNTOWN CENTRE PASEO T2.2
VIEW LOOKING DOWN MARSH STREET T2.3
VIEWSHED ANALYSIS T2.4
CONTEXTUAL SITE PLAN T3.0
SURVEY T3.1
SOLAR SHADING - SUMMER SOLSTICE T3.2
SOLAR SHADING - VERNAL EQUINOX T3.3
SOLAR SHADING - WINTER SOLSTICE T3.4
VISUAL STUDY T3.5
VISUAL STUDY T3.6
VISUAL STUDY T3.7
TREE REMOVAL PLAN L1.0
PLANTING PLAN L1.1
ROOFTOP PLANTING PLAN L1.2
PLANTING PALETTE L1.3
WATER CALCULATIONS L1.4
SITE ELEVATIONS A1.0
SITE SECTIONS A1.1
SITE AND FIRST FLOOR PLAN A2.0
SECOND FLOOR PLAN, THIRD , SIM. A2.1
FOURTH FLOOR PLAN A2.2
FIFTH FLOOR PLAN A2.3
SIXTH FLOOR PLAN A2.4
ROOF PLAN A2.5
TYPICAL UNIT FLOOR PLANS A2.6
BUILDING ELEVATIONS - SOUTH A3.0
BUILDING ELEVATIONS - EAST A3.1
BUILDING ELEVATIONS - NORTH A3.2
BUILDING ELEVATIONS - WEST A3.3
MATERIAL BOARD A3.4
CONTACTS
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020
CRIPTIONNAMETHESE DRAWINGS ARE INSTRUMENTS
AND ARE THE PROPERTY OF TEN OVE
THE DESIGN AND INFORMATION REPR
THESE DRAWINGS ARE EXCLUSIVELY
INDICATED AND SHALL NOT BE TRAN
OTHERWISE REPRODUCED WITHOUT
PERMISSION FROM TEN OVER STUDIO
COPYRIGHT 2017
PROJECT DIRECTORY
OWNER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
ARCHITECT:
TEN OVER STUDIO, INC.CONTACT:JIM DUFFY
539 MARSH STREET PH:805.541.1010
SAN LUIS OBISPO, CA 93401 EMAIL:jimd@tenoverstudio.com
PROJECT DATA
PROJECT DESCRIPTION
DESCRIPTION
PROJECT ADDRESS
APN
ZONING
CURRENT USE
LOT SIZE
SHEET INDEX
TITLE / CODE
T1.0 TITLE SHEET
T1.1 CONDITIONS OF APPROVAL
T2.0 GENERAL NOTES
T2.1 CALGREEN COMPLIANCE
T2.2 GREEN POINTS
T3.0 TITLE 24
T3.1 TITLE 24
T4.0 CODE COMPLIANCE
CIVIL
C1.0 SHEET NAME
C2.0 SHEET NAME
C3.0 SHEET NAME
ARCHITECTURAL
A1.0 DEMOLITION SITE PLAN
A1.1 SITE PLAN
A2.0 DEMOLITION FLOOR PLAN
A2.1 DIMENSION FLOOR PLAN
A2.2 FLOOR PLAN
A2.3 REFLECTED CEILING PLAN
A2.4 POWER / COMMUNICATIONS PLAN
A2.5 ROOF PLAN
A3.0 EXTERIOR ELEVATIONS
A4.0 BUILDING SECTIONS
A4.1 WALL SECTIONS
A5.0 ENLARGED FLOOR PLAN
A6.0 INTERIOR ELEVATIONS
A7.0 SCHEDULES
A8.0 DETAILS
A9.0 SPECIFICATIONS
STRUCTURAL
S1.0 SHEET NAME
S2.0 SHEET NAME
S3.0 SHEET NAME
MECHANICAL
M1.0 SHEET NAME
M2.0 SHEET NAME
M3.0 SHEET NAME
T NAME 2
ADDRESS
T NAME 1
STRUCTURAL ENGINEER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
MECHANICAL / PLUMBING ENGINEER:
N
MARSH STHIGUERA STB
R
O
A
D
S
T
S
A
N
T
A
R
O
S
A
S
T
C
H
O
R
R
O
S
T
US-101
PACIFIC STPISMO STBUCHON STMO
R
R
O
S
T
PROJECT LOCATION
CHORRO ST
VICINITY MAP
T1.0
DOWNTOWN CENTRE
1144 CHORRO ST.,AT DOWNTOWN CENTRE, SAN LUIS OBISPO, CA
APN 002-427-012
CURRENT USE RETAIL
2.16 ACRES
MAX SITE COVERAGE ALLOWABLE 100%
FAR ALLOWABLE 4
DENSITY ALLOWABLE 36/ACRE= 77.76 DU PROPOSED 26.5 DU
HEIGHT LIMIT ALLOWABLE 75'PROPOSED 75'
HEIGHT BONUS POLICY OBJECTIVES HEIGHT BONUS PER C-D DEVELOPMENT STANDARDS 17.42.020
SEE PROJECT DESCRIPTION FOR PROPOSED OBJECTIVES
ADJACENT ZONES NORTH C-D
EAST C-D
SOUTH C-D
WEST C-D
ALLOWED SETBACKS FRONT 0'
SIDE 0'
REAR 0'
LAND USE REQUIREMENTS
ZONING
OVERLAY ZONES
SPECIFIC AREA DESIGN GUIDELINES
LOT SIZE
C-D DOWNTOWN-COMMERCIAL
N/A
DOWNTOWN DESIGN GUIDELINES
ADDRESS
INCLUDES PD OVERLAY SITES
PROPOSED USE MIXED-USE : RETAIL, OFFICE & R-2 RESIDENTIAL
ALLOWED USE IN ZONE Y
ENTITLEMENTS/USE PERMIT REQUIRED ARC, PLANNING COMMISSION USE-PERMIT for height bonus
PROJECT DESCRIPTION
Marsh & Chorro (1144 Chorro) Mixed-Use proposes a new 6-story retail, office, and residential building on the
northeast corner of Marsh St. & Chorro St. The first level is comprised of three retail suites with accomodations
for restaurant use, a residential lobby, commercial office lobby, and a small parking facility with ADA parking, and
delivery/drop off spaces. The second and third floor are designated commercial. The fourth, fifth and sixth floors
house residential apartments. In addition to providing 25% moderate affordable units, the remaining units have
been sized to be affordable by design, in that all but three of the units are less than 600 SF.
The site and building design has been carefully considered to meet all the Downtown Design Guidelines to create
a harmonious addition to downtown San Luis Obispo. The traditional brick architecture extends from the street to
third level, to align with the massing of neighboring buildings. The top floors are in a traditional stucco, and step
back significantly to reduce the massing from the pedestrian perspective, and further screened by substantial roof
gardens on the fourth floor. Located on the northeast corner, this project is perfectly situated for the street
frontages to bask in southern light, casting a shadow inward, towards the alley and services areas of adjacent
neighbors. The project will never cast a shadow on either sidewalk of Marsh St or Chorro St, on any given day of
the year between 11 am and 2 pm.
This project is being proposed under a Planned Development Overlay to join 1144 Chorro with the existing
Downtown Centre, allowing the underutilized density of the centre to transfer to the new building proposed and
bring needed residential to the downtown. Through the PD Overlay project will meet the following Mandatory
Project Features:
a) Affordable Housing: A minimum of 25% moderate-income.
b) LEED Silver rating for Energy Efficiency (or city approved equivalent)
c) Preserve Open Space of at least a quarter of an acre on the Downtown Centre site.
d) Guarantee long term Maintenance of a significant Public Plaza on the Downtown Centre Site.
The project seeks a use-permit allowing 75' in height by providing the following Community Benefits Policy
Objectives: (per San Luis Obispo Zoning Regulations 17.32.030)
a) Affordable and Workforce Housing: 1) Project will provide 25% moderate-income households
b) Pedestrian Amenities: 2) Project provides a significant public plaza
c) View Access and Preservation: 2d) Project will provide a permanent preservation of a listed building off site
within the downtown or Chinatown historic district & 2e) Project will provide a permanent mode shift towards
alternative transportation for building occupants through a Transportation Demand Management Program.
OVERALL BUILDING
OCCUPANCY TYPE R-2, A-2/M, B
CONSTRUCTION TYPE I-A, SPRINKLERED
SPRINKLER SYSTEM NFPA 13
PROJECT MEETS REQUIREMENTS OF CFC, APPENDIX D
STORIES PROPOSED ALLOWABLE UNLIMITED PROPOSED 6
HEIGHT PROPOSED ALLOWABLE UNLIMITED PROPOSED 75'
AREA (MAX/FLOOR)ALLOWABLE UNLIMITED PROPOSED 12708 SF
BUILDING CODE INFO
SIDEWALK ALONG CHORRO STREET
PARKING REQUIRED
RESIDENTIAL USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
STUDIOS & 1 BD 47 1 47
2 BD 3 2 6
27
COMMERCIAL OFFICE 25,251 SF 1 PER 500 51
RESTAURANT 4,806 1 PER 100 48
24
COMBINED TOTAL 102
TOTAL PARKING PROVIDED 7
MOTORCYCLE REQ'D REQUIRED 5 (1:20)PROVIDED 2
PARKING CALCULATIONS
TOTAL W/C-D ZONE 50% REDUCTION
TOTAL W/C-D ZONE 50% REDUCTION
RESIDENTIAL 50 2/UNIT + GST 100 1: 5 UNITS 10 2/UNIT 100
RESTAURANT 4806 1/500 SF 10 75%8 25% 3
OFFICE 25251 1/1500 SF 17 75%13 25% 4
REQ'D TOTAL 127 31 107
PROVIDED TOTAL 128*
* LONG TERM BIKE STORAGE PROVIDED IN EACH RES. UNIT OR BASEMENT
28 BIKE STORAGE SPACES PROVIDED IN BIKE 106 AT FIRST LEVEL
BICYCLE PARKING CALCULATIONS
BIKE PARKING REQUIRED
UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM
T DESCRIPTIONCT NAMETHESE DRAWINGS ARE INSTRUMENTS
AND ARE THE PROPERTY OF TEN OVE
THE DESIGN AND INFORMATION REPR
THESE DRAWINGS ARE EXCLUSIVELY
INDICATED AND SHALL NOT BE TRAN
OTHERWISE REPRODUCED WITHOUT
PERMISSION FROM TEN OVER STUDIO
COPYRIGHT 2017
PROJECT DIRECTORY
OWNER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
ARCHITECT:
TEN OVER STUDIO, INC.CONTACT:JIM DUFFY
539 MARSH STREET PH:805.541.1010
SAN LUIS OBISPO, CA 93401 EMAIL:jimd@tenoverstudio.com
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
T1.1 CONDITIONS OF APPROVAL
T2.0 GENERAL NOTES
T2.1 CALGREEN COMPLIANCE
T2.2 GREEN POINTS
T3.0 TITLE 24
T3.1 TITLE 24
T4.0 CODE COMPLIANCE
CIVIL
C1.0 SHEET NAME
C2.0 SHEET NAME
C3.0 SHEET NAME
ARCHITECTURAL
A1.0 DEMOLITION SITE PLAN
A1.1 SITE PLAN
A2.0 DEMOLITION FLOOR PLAN
A2.1 DIMENSION FLOOR PLAN
A2.2 FLOOR PLAN
A2.3 REFLECTED CEILING PLAN
A2.4 POWER / COMMUNICATIONS PLAN
A2.5 ROOF PLAN
A3.0 EXTERIOR ELEVATIONS
A4.0 BUILDING SECTIONS
A4.1 WALL SECTIONS
A5.0 ENLARGED FLOOR PLAN
A6.0 INTERIOR ELEVATIONS
A7.0 SCHEDULES
A8.0 DETAILS
A9.0 SPECIFICATIONS
STRUCTURAL
S1.0 SHEET NAME
S2.0 SHEET NAME
S3.0 SHEET NAME
MECHANICAL
M1.0 SHEET NAME
M2.0 SHEET NAME
M3.0 SHEET NAME
PLUMBING
P1.0 SHEET NAME
T NAME 2
ADDRESS
T NAME 1
STRUCTURAL ENGINEER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
DETAIL NUMBER
SHEET NUMBER
MECHANICAL / PLUMBING ENGINEER:
COMPANY NAME CONTACT:NAME
ADDRESS PH:PHONE
ADDRESS EMAIL:email
N
MARSH STHIGUERA STB
R
O
A
D
S
T
S
A
N
T
A
R
O
S
A
S
T
C
H
O
R
R
O
S
T
US-101
PACIFIC STPISMO STBUCHON STM
O
R
R
O
S
T
PROJECT LOCATION
CHORRO ST
VICINITY MAP
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T1.1
TOTAL DENSITY ALLOWED LOT SIZE:2.16 ACRE
DENSITY FACTOR: 36 / ACRE
ALLOW. DENSITY: 77.76 DU
UNITS PROVIDED UNIT TYPE UNIT COUNT DU FACTOR DENSITY PROVIDED
FOURTH FLOOR STU/1BD <600 SF 15 0.5 7.5
STU/1-BD >600 SF 0 0.66 0
2-BD 1 1 1
FIFTH FLOOR STU/1BD <600 SF 16 0.5 8
STU/1-BD >600 SF 0 0.66 0
2-BD 1 1 1
SIXTH FLOOR STU/1BD <600 SF 16 0.5 8
STU/1-BD >600 SF 0 0.66 0
2-BD 1 1 1
TOTAL 50 26.5
DENSITY CALCULATIONS
TOTAL BUILDING AREA
COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF FLOOR TOTAL
BASEMENT 2415 2415
FIRST FLOOR 11049 744 11793
SECOND FLOOR 12543 12543
THIRD FLOOR 12708 12708
FOURTH FLOOR 8737 865 9602
FIFTH FLOOR 9216 311 9527
SIXTH FLOOR 9216 363 9579
BLDG TOTAL 65884 2283 68167
BASEMENT ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
001 STORAGE 2415
FIRST FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
100 RETAIL/REST. 1738
101 RETAIL/REST. 1424
102 RETAIL/REST. 1425
103 RESIDENTIAL 597
104 OFFICE 594
105 GARAGE 3782
106 BIKE 308
107 TRASH 612
108 UTILITY 480
109 FIRE RISER 89
110 SHOW /LCK 198
111 STORAGE 546
TOTAL:11049 744
AREA % 6.73%
SECOND FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
200 OFFICE 12543
TOTAL:12543
AREA %0.0%
THIRD FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
300 OFFICE 12708
TOTAL:12708
AREA %0.0%
USE & OCCUPANCY FLOOR AREAS
FOURTH FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
401 STUDIO 357
402 STUDIO 350
403 STUDIO 318
404 STUDIO 318
405 2-BD 616
406 STUDIO 329
407 STUDIO 329
408 STUDIO 337
409 1-BD 362
410 LOUNGE 479
411 STUDIO 451
412 1-BD 451
413 STUDIO 408
414 STUDIO 450
415 STUDIO 501
416 STUDIO 484
417 1-BD 576
418 MEDIA 386
CIRCULATION RESIDENTIAL 2100
TOTAL: 8737 865
AREA%9.9%
USE & OCCUPANCY FLOOR AREAS, CONT.
FIFTH FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
501 - 517 RES. UNITS 7116
518 LNDRY/JAN. 221
519 UTILITY 90
CIRCULATION RESIDENTIAL 2100
TOTAL: 9216 311
AREA%3.4%
USE & OCCUPANCY FLOOR AREAS, CONT.
FIFTH FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
501 - 517 RES. UNITS 7116
518 LNDRY/JAN. 221
519 UTILITY 90
CIRCULATION RESIDENTIAL 2100
TOTAL: 9216 311
AREA%3.4%
SIXTH FLOOR ROOM USE MAIN OCC. SF INCIDENTAL SF ACCESSORY SF
601 - 617 RES. UNITS 7116
618 KITCHEN 363
CIRCULATION RESIDENTIAL 2100
TOTAL: 9216 363
AREA%3.9%
NUMBER (MAP) APN PARCEL SIZE (ACRE) DENSITY ALLOWED
1 002-427-012 0.38 13.68
2 002-427-016 0.21 7.56
3 002-427-014 0.94 33.84
4 002-427-015 0.3 10.8
5 002-425-011 0.09 3.24
6 002-432-011 0.11 3.96
7 002-432-012 0.13 4.68
COMBINED TOTAL 2.16 77.76
PD OVERLAY - PROPERTY INFO
1
2
3
4
5
6
7
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T1.2
STREET TYPE A GUIDELINE
Marsh St
STREET TYPE B GUIDELINE
Chorro St
PASEOS GUIDELINE
Downtown Centre
MODE RANKING Priority ranking per General Plan
1. PEDESTRIANS
2. BICYCLES
3. TRANSIT
4. VEHICLES
MODAL SPLIT OBJECTIVES (% OF CITY RESIDENT TRIPS)
MOTOR VEHICLES 50%
TRANSIT 12%
BICYCLES 20%
WALKING, CARPOOL 15%
All modes have equal priority, The role of Street Type A is to move people to and through the
downtown safely and efficiently. This street type is designed to ensure safe speeds and accessibility
for users of all ages and abilities. These streets are designed so that people can easily walk to shops
or residences, bike to work, and cross at intersections safely.
Modal Priority: 1. Pedestrians 2. Bicycles 3. Transit 4. Automobiles Street Type B is located in the
heart of the downtown and along Monterey St north of Santa Rosa St. Street Type B gives the
pedestrian realm a higher proportion of the right-of-way. It strives to have lower automobile volumes
and speeds than Street Type A, as drivers will park in structures on surrounding streets. These densely
developed streets will allow ample room on sidewalks for outdoor gathering, socializing, dining, and
commerce
Modal Priority: 1. Pedestrians (slow bikes allowed) Paseos are public or private pedestrian
passageways between buildings. They often connect parks or plazas to the public streetscape. They
provide additional car-free opportunities for shopping, dining, or seating.
The Downtown Concept Plan includes a focused consideration of mobility to and through the downtown and is consistent with
the goals of the General Plan Circulation Element.
MODAL SPLIT OBJECTIVES
Per San Luis Obispo Downtown Concept Plan , Chapter 4- Mobility and Streetscape
The City’s Circulation Element sets transportation goals to provide a safe and accessible transportation system while reducing
dependence on single-occupant use of motor vehicles. It also promotes and expands alternative transportation modes such as
walking, bicycling, riding buses, and ridesharing. The Circulation Element includes a transportation goal
for the downtown to be more functional and enjoyable for pedestrians. (General Plan Circulation Goal 1.6.1.5, )
3. Support Bicycle use. 1144 Chorro will provide ample, secure on-site bicycle parking for all employees and resident as well as
loaner and rental bikes.
4. Enhance the pedestrian experience. Through the PD Overlay, the Downtown Centre will be deed restricted to remain a
prominent pedestrian paseo in Downtown SLO. 1144 Chorro is also offering street amenities concurrent with the guidelines for
the Downtown Concept Plan by widening the sidewalks to provide outdoor dining, and decreasing vehicles entering and exiting
our property by providing minimal vehicular traffic coming to or from the building.
Marsh and Chorro (1144 Chorro) Mixed-Use is designed to meet or exceed the Modal Split Objectives and facilitate the City of
San Luis Obispo's third major goal of Sustainable Transportation to promote a transition to a car-free or shared-car lifestyle and
to reduce greenhouse gases. Project will provide a permanent mode shift towards alternative transportation for building
occupants through a Transportation Demand Management Program. The following describes the design measures taken to
achieve this goal:
MODAL SPLIT COMPLIANCE
1. Live within walking distance of work, shopping, dining, entertainment, and transit hubs to reduce commuting by car. 1144
Chorro is offering 50 units, with the potential for future units on adjacent sites. Through the Planned Development (PD) program,
51.26 additional density units are available for development within the PD overlay (see map on page T1.1).
2. Reduce on-site parking. Encourage tenants to consider alternate means of transportation by not providing parking stalls for
individual use. Per the provided Parking Demand Reduction and Management Plan, the project will provide roughly 7 spaces on
site for ride-share use and short term pick up and drop off use. The project is located across from a city parking structure that
will facilitate the transition from individual car ownership to a shared-car way of life. The project's management plan also includes
support to tenants for use of public transporation.
RESIDENTIAL ENTRY ON CHORRO STREET
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T2.0
VIEW FROM CHORRO STREET
MARSH
C
H
O
R
R
OHIGUERA
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T2.1
VIEW OF MARSH & CHORRO CORNER
MARSH
C
H
O
R
R
OHIGUERA
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T2.2
VIEW FROM DOWNTOWN CENTER PASEO
MARSH
C
H
O
R
R
OHIGUERA
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T2.3
VIEW LOOKING DOWN MARSH STREET
MARSH
C
H
O
R
R
OHIGUERA
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T3.0
CONTEXTUAL SITE PLAN
SCALE: N.T.S.
EXISTING BUILDING ON SITE TO BE DEMOLISHED
4-STORY MARSH ST. PARKING STRUCTURE
4-STORY RETAIL AND OFFICE BUILDING CHASE BANK PARKING LOT
2-STORY EUREKA RESTAURANT
3-STORY OLD WINEMAN HOTEL
1
4
2
5
3 6
Our site is primarily surrounded by retail establishments.Some, like
ours, with office space above. The buildings range from 2 to 4 stories.
The Masonic Temple (3) and Marsh St. parking structure (4) both have
heavy cornices that appear as 5-story buildings. The surrounding material
pallette is brick and light-colored stucco.
SUMMARY OF CONTEXT
higuera stmonterey st
marsh stpacific stc
h
o
r
r
o
s
t mo
r
r
o
s
t
g
a
r
d
e
n
s
t
C-D-H
C-D-H
C-D-H
C-D-H
C-D-H
C-D-H C-D
O
C-D
C-D
C-D
C-D-H
1
4
2
5
3
6
O
C-D-H
C-D-H-PD
O
52/62
47
40
31
46
43/75
30
35
41
32
37
34
36
46
40/47
35
37
39
64/77
HEIGHT AT:
STREET / UPPER SETBACK OR
TOWER ELEMENT
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T3.1
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T3.2
SOLAR SHADING STUDY
SCALE: N.T.S.
N
SUMMER SOLSTICE - 10AM
SUMMER SOLSTICE - 1PM
SUMMER SOLSTICE - 11AM
SUMMER SOLSTICE - 2PM
SUMMER SOLSTICE - 12PM
SUMMER SOLSTICE - 3PM
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T3.3
SOLAR SHADING STUDY
SCALE: N.T.S.
N
VERNAL EQUINOX - 10AM
VERNAL EQUINOX - 1PM
VERNAL EQUINOX - 11AM
VERNAL EQUINOX - 2PM
VERNAL EQUINOX - 12PM
VERNAL EQUINOX - 3PM
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T3.4
SOLAR SHADING STUDY
SCALE: N.T.S.
N
WINTER SOLSTICE - 10AM
WINTER SOLSTICE - 1PM
WINTER SOLSTICE - 11AM
WINTER SOLSTICE - 2PM
WINTER SOLSTICE - 12PM
WINTER SOLSTICE - 3PM
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020
KEY PLAN
SCALE: N.T.S.
VIEW FROM MARSH ST. TOWARDS HILL1
SIMULATED VIEW FROM MARSH ST. TOWARDS HILLS1 VISUAL STUDY
T3.5MARSH STCHORRO ST
1
2
3
4
56
VISUAL STUDY
Pursuant to Zoning regulations Section 17.32.030 F, a visual study shall determine whether
the project will materially obstruct views of distant hills and/or create an adverse visual impact
on existing or planned publicly owned gathering sites by materially obstructing views of
nearby public open spaces, historic resources, City landmarks, or protected natural resources;
and/or create adverse shade and shadow effects during the times of day when a gathering site
is anticipated to be most used.
For the proposed project at 1144 Chorro St., the publicly owned gathering spaces that exist
within the viewshed of the hillside are the publicly owned sidewalks immediately adjacent on
Marsh Street and Chorro Street. These are represented by Views 1, 3, 4, 5 & 6. View 2 is
located at Downtown Centre Paseo.
The most prominent, existing view of the hillside is shown in view 1. View S1 shows the
simulated view where the project has a visual impact on the viewshed by partially catching the
hillside. N
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020
SCALE: N.T.S.
VIEW FROM PASEO COURTYARD TOWARDS HILL2 SIMULATED VIEW FROM PASEO COURTYARD TOWARDS HILLS2
VISUAL STUDY
T3.6MARSH STCHORRO ST
1
2
3
4
56
The second most prominent, existing view of the hillside is shown in view 2 from the
Downtown Centre. View S2 shows the simulated view where the project has no visual impact
on the hillside viewshed.
KEY PLANN
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T3.7
VIEW FROM MARSH STREET
SCALE: N.T.S.
VIEW FROM MARSH TOWARDS HILL3
VIEW FROM SOUTH CORNER OF MARSH & CHORRO TOWARDS SITE5
VIEW FROM EAST CORNER OF MARSH & CHORRO TOWARDS HILL4
VIEW FROM CHORRO TOWARDS SITE6 VISUAL STUDYMARSH STCHORRO ST
1
2
3
4
56
Views 5 & 6 show that there are no hillside views looking toward the proposed project's
property from sidewalks on Chorro St.
View 3 & 4, taken from the sidewalk at Marsh St. reveals how the hillside view is already
currently largely blocked by the existing building and trees.
KEY PLANN
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020
SCALE: N.T.S.
DOWNTOWN DESIGN GUIDElINE - COMPLIANCE
T3.8
STREET ORIENTATION GUIDELINE COMPLIANCE
4.2-A
HEIGHT, SCALE GUIDELINE COMPLIANCE
4.2-B,1
4.2-B,1a
4.2-B,1b
4.2-B,1c
4.2-B,1d
4.2-B,2
4.2-B,3
The project provides upper story setbacks from the front building façade
along the street consistent with LUE Policy 4.16.4. Portions of the building
above 50 feet should be set back sufficiently so that these upper building
walls are not visible to pedestrians on the sidewalk
along the building’s frontage.
New buildings shall not obstruct views from, or sunlight to, publicly-owned
gathering places including, but not limited to, Mission Plaza, the Jack
House gardens, and YCLC Cheng Park. In these locations, new buildings
shall respect views of the hills, framing rather than obscuring them
See T3.2-3.4, Solar
Shading Studies
New buildings should not shade the northerly sidewalk of Marsh, Higuera
or Monterey Streets at noon on December 21st. Information
demonstrating this objective shall accompany all applications for
architectural review as detailed on application checklists.
See T3.2-3.4, Solar
Shading Studies
The height and scale of new buildings and alterations to existing buildings
shall fit within the context and vertical scale of existing development and
provide human scale and proportion. Some tools to achieve this include:
See A1.1, Site
Sections
DOWNTOWN DESIGN GUIDELINES
Per San Luis Obispo Community Design Guidelines, Chapter 4- Downtown Design Guidelines.
The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and
visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety
of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The
design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial
role in maintaining this character and vitality.
Buildings in the downtown should be located at the back of the sidewalk
unless space between the building and sidewalk is to be used for
pedestrian features such as plazas, courtyards, or outdoor eating areas.
See A1.1 and A2.0
In no case may the height of a building at the back of sidewalk exceed the
width of the adjoining right-of-way (see Figure 4-2).
See A1.1, Building
Height Compliance
New buildings that are significantly taller or shorter than adjacent buildings
shall provide appropriate visual transitions.
See T2.0-T2.3,
Perspective Views
For new projects adjacent to buildings included on the City’s Inventory of
Historic Resources there shall be a heightened sensitivity to the mass and
scale of the significant buildings.
See Historical report
4.2-B,4
4.2-B,4a
4.2-B,4b
4.2-B,4c
4.2-B,4d
4.2-B,4e
4.2-B,4f
4.2-B,4g
4.2-B,4h See A3 - Elevations
4.2-B,4i
4.2-B,4j See A3.4 Materials
Board
4.2-B,5
4.2-B,5a
See T2.0-T2.3,
Perspective Views
See T2.0
See T2.1
See T2.0-T2.3,
Perspective Views
Use roof overhangs, cornices, dentals, moldings, awnings, and other
decorative features to decrease the vertical appearance of the walls;
Tall buildings (between 50 and 75 feet) shall be designed to achieve
multiple policy objectives, including design amenities, housing and retail
land uses. Appropriate techniques to assure that tall buildings respect the
context of their setting and provide an appropriate visual transition to
adjacent structures include, but are not limited to:
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views
For large projects that occupy several lots, variable roof heights and
architectural features that penetrate the roof plane are encouraged to
diminish the mass and scale of the taller structure;
Reinforce the established horizontal lines of facades in adjacent buildings;
Maintain the distinction between the first and upper floors by having a more
transparent ground floor.
Larger buildings (where frontages exceed 50 feet) should be clearly
expressed at the street frontage by changing material or setback to respect
the historic lot pattern and rhythm of downtown development;
Abrupt changes in building heights and/or roof orientation should be
diminished by offsets of building form and mass;
Use recesses and projections to visually divide building surfaces into
smaller scale elements;
Use color to visually reduce the size, bulk and scale of the building;
Use planter walls and other pedestrian-oriented features on the ground
floor such as windows, wall detailing, and public art.
Consider the quality of natural and reflected light in public spaces within
and around the project site and choose materials and colors to enhance
lighting effects with respect to available solar exposure.
Utility boxes for phone, cable, electricity, natural gas, information systems See A2.0, Site Plan
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views
4.2-B,4e
4.2-B,4f
4.2-B,4g
4.2-B,4h See A3 - Elevations
4.2-B,4i
4.2-B,4j See A3.4 Materials
Board
4.2-B,5
4.2-B,5a
4.2-B,5b See A2.0
4.2-B,5c
4.2-B,5d
Use roof overhangs, cornices, dentals, moldings, awnings, and other
decorative features to decrease the vertical appearance of the walls;
See T2.0-T2.3, Perspective Views
See T2.0-T2.3,
Perspective Views
Abrupt changes in building heights and/or roof orientation should be diminished by offsets of building form and mass;
Use recesses and projections to visually divide building surfaces into
smaller scale elements;
Use color to visually reduce the size, bulk and scale of the building;
Use planter walls and other pedestrian-oriented features on the ground
floor such as windows, wall detailing, and public art.
Consider the quality of natural and reflected light in public spaces within
and around the project site and choose materials and colors to enhance
lighting effects with respect to available solar exposure.
Utility boxes for phone, cable, electricity, natural gas, information systems
and/or other services should be located along service alleys, within the
building, or in a sub-grade vault.
See A2.0, Site Plan
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views
See A2.0, Site Plan
and A1.1 Site Sections
See A2.0, A3.0-A3.3,
Building Elevations
Location of backflow prevention devices and the fire sprinkler riser must be
identified on project plans submitted for Architectural Review and shall be
located inside the building, consistent with County Health Department
requirements.
Minimum sidewalk width should be 8-feet clear of obstructions for
pedestrians (furniture, news racks, street trees etc.) across 100% of the
project frontage. Minor deviations may occur where necessary to preserve
street trees, or where right-of-way limitations reduce available sidewalk
width.
Service access to the building for loading and maintenance functions
should not exceed 20% of the project frontage on any facing street.
FAÇADE DESIGN GUIDELINE COMPLIANCE
4.2-C
4.2-C,1
4.2-C,2
4.2-C,3
4.2-C,4
4.2-C,5
4.2-C,6 See A2.0
4.2-C,7
New structures and remodels should provide storefront windows, doors,
entries, transoms, awnings, cornice treatments and other architectural
features that complement existing structures, without copying their
architectural style.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.3
Elevations
Overall character. In general, buildings should have either flat or stepped
rooflines with parapets, and essentially flat facades. Walls with round or
curvilinear lines, or large pointed or slanted rooflines should generally be
avoided.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.3
Elevations
Proportions in relation to context . Buildings should be designed with
consideration of the characteristic proportions (relationship of height to
width) of existing adjacent facades, as well as the rhythm, proportion, and
spacing of their existing door and window openings.
Storefront rhythm . A new building facade that is proposed to be much
"wider" than the existing characteristic facades on the street should be
divided into a series of bays or components, defined by columns or
masonry piers that frame windows, doors and bulkheads. Creating and
reinforcing a facade rhythm helps tie the street together visually and
provides pedestrians with features to mark their progress down the street.
See T2.0-T2.3,
Perspective Views
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Elevations
Individual storefront proportions. Storefronts should not overpower the
building façade, and should be confined to the area framed by the support
piers and the lintel above, consistent with classic “Main Street”
architecture.
Wall surfaces. Wall surfaces, particularly at the street level, should be
varied and interesting, rather than unbroken and monolithic, because blank
walls discourage pedestrian traffic
Doorways. Doorways should be recessed, as described in Section D.3,
Bulkheads. Storefront windows should not begin at the level of the
sidewalk, but should sit above a base, commonly called a “bulkhead,” of
18 to 36 inches in height. Desirable materials for bulkhead facing include
those already common in the downtown: ornamental glazed tile in deep
rich hues, either plain or with Mediterranean or Mexican patterns; dark or
light marble panels; and pre-cast concrete.
See A3.0-A3.1
Building Elevations
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Elevations
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 T3.9
SCALE: N.T.S.
DOWNTOWN DESIGN GUIDElINE - COMPLIANCE
4.2-D,4e
4.2-D,5
4.2-D,5a
4.2-D,5b
4.2-D,5c
4.2-D,5d
4.2-D,5e
4.2-D,5f See A2.0
4.2-D,5g
4.2-D,6
GUIDELINE COMPLIANCE
4.2-E See A2.0
4.2-E,a See L1.1,A2.0
4.2-E,b See L1.1,A2.0
4.2-E,c See L1.0
4.2-E,d See L1.1,A2.0
4.2-E,e See A2.0
4.2-E,f See A2.0, Room 106
Existing windows should be maintained, and not "walled-in" or darkened to
provide more interior wall or storage space.
N/A
Awnings. Awnings should be retained and/or incorporated where feasible
and compatible with the storefront.
Where the facade of a commercial building is divided into distinct bays,
awnings should be placed within the vertical elements rather than
overlapping them.
See T2.0-T2.1
Perspective Views
Primary access to public plazas and courtyards should be from the street;
secondary access may be from retail shops, restaurants, offices, and other
uses.
Shade trees or architectural elements that provide shelter and relief from
direct sunlight should be provided.
Courtyards should be buffered from parking areas or drive aisles by low
walls, landscaping, or other features to clearly define the edges of the
pedestrian space.
Ample seating should be provided.
Bicycle parking should be provided.
Awning shape should relate to the window or door opening. See T2.0-T2.1
Perspective ViewsAwnings may not be internally illuminated.
Plazas and courtyards are encouraged within the downtown. .
Awnings can be either fixed or retractable.
The use of second floor awnings shall be coordinated with lower storefront
awnings. Canvas is the most appropriate material for awnings. Metal,
plastic (vinyl), or glossy materials are not appropriate.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Awnings should be functional and at least four feet wide.
A single building face with multiple tenants should use consistent awning
design and color on each building floor, unless the building architecture
differentiates the separate tenancies.
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Other details. A number of other details should be incorporated into
exterior building design to add a degree of visual richness and interest
while meeting functional needs. These details include such items as:
Light fixtures, wall mounted or hung with decorative metal brackets
Metal grillwork, at vent openings or as decorative features at windows,
doorways or gates, decorative scuppers, catches and down-spouts,
preferably of copper, balconies, rails, finials, corbels, plaques, etc.
Flag or banner pole brackets. Crafted artworks.
See T2.0-T2.3,
Perspective Views
PUBLIC SPACES, PLAZAS AND COURTYARDS
Public spaces on downtown sites should be designed as extensions of the
public sidewalk by providing pedestrian amenities such as benches
fountains, and by continuing the pavement treatment of the sidewalk.
4.2-D,1 GUIDELINE COMPLIANCE
4.2-D,3
4.2-D,3a
4.2-D,3b
4.2-D,3c
4.2-D,4
4.2-D,4a
4.2-D,4b
4.2-D,4c
4.2-D,4d
MATERIALS & ARCHITECTURAL DETAILS
Finish materials. The exterior materials of downtown buildings involve
several aspects including color, texture, and materials. Materials with
integral color such as smooth troweled plaster, tile, stone, and brick are
encouraged. If the building's exterior design is complicated, with many
design features, the wall texture should be simple and subdued. However,
if the building design is simple (perhaps more monolithic), a finely textured
material, such as patterned masonry, can greatly enrich the building's
overall character.
See A3.4, Material
Board
Materials should complement those on significant adjacent buildings. The
following materials are considered appropriate for buildings within the
downtown.
- Exterior plaster (smooth troweled preferred)
- Cut stone, rusticated block (cast stone), and precast concrete
- New or used face-brick
- Ceramic tiles (bulkhead or cornice)
- Clapboard (where appropriate)
- Glass block (transom)
- Clear glass windows
See T2.0-T2.3,
Perspective Views
Use of clear glass (at least 88 percent light transmission) on the first floor
is recommended. Introducing or changing the location or size of windows
or other openings that alter the architectural rhythm or character of the
original building is discouraged.
See A3.0-A3.1
Building Elevations
Doorways. Doors and storefront systems should be of materials and have
details and ornament appropriate to the building wall materials.
See A3.0-A3.1
Building Elevations
Storefront entrance doors should be recessed within the building façade to
provide an area for pedestrians to transition from the interior space to the
public sidewalk.
See A2.0 First Floor
Plan
Doors themselves should be primarily of glass, to avoid conflicts
between entering and exiting patrons.
See A3.0-A3.1
Building Elevations
See T2.0-T2.3,
Perspective Views,
See T2.0-T2.3,
Perspective Views,
and A3.0-A3.1
Elevations
Door and entry designs and materials should be compatible with the other
storefront materials. Terrazzo and tile pavers are attractive and appropriate
paving materials common in the downtown, while indoor/outdoor carpeting
and wood planking are inappropriate materials.
Windows. Windows that allow pedestrians to see the activities within the
ground floors of downtown buildings are important in maintaining the
pedestrian orientation of the downtown. Ground floor windows adjacent to
sidewalks encourage pedestrians to linger, while extensive
blank walls do not.
When windows are added or changed, it is important that the design be
compatible with the themes common on the same block.
N/A
Permanent, fixed security grates or grilles in front of windows are not
permitted. Any necessary security grilles should be placed inside, behind
the window display area.
See A3.0-A3.1
Building Elevations
Traditional storefront transom windows should be retained whenever
feasible. If the ceiling inside the structure has been lowered, the ceiling
should be stepped up to meet the transom so that light will penetrate the
interior of the building.
See A3.0-A3.1
Building Elevations
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 L1.0
planting & TREE
REMOVAL PLAN
SCALE: 1” = 20’-0”NUPUPP.L 119.30'204.5 FF
204.38 FF
204.4 FF
204.37 FF 204.15 FF
204.06 FF
204.28 FF
204.77 FF
204.61 FF
CALIFORNIA
PIZZA KITCHEN
CHORRO STREET MARSH STREET(E) 10'-0" ALLEY
(N) MIXED USE BUILDING
BRANZINO
1 122
2333
3
4
54 6
5
TREES QTY BOTANICAL NAME / COMMON NAME CONT REMARKS
4 Jacaranda mimosifolia / Single Trunk 24" box Size: 40-50` tall and 20-30` wide
WUCOLS PF = .4-.6
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE REMARKS
12 Sansevieria trifasciata / Mother-in-law`s Tongue 5 gal Size: 2`-4` tall and 1-2` wide
WUCOLS PF = .1-.3
13 Senecio mandraliscae `Blue Chalk Sticks` / Senecio 1 gal Size: 1`-3` tall x 2`-3` wide
WUCOLS PF = .1 - .3
PLANT SCHEDULE
1 SITE PLAN
SCALE:1" = 30'
JACARANDA MOTHER IN LAWS TONQUE SENECIO
KEYNOTES
1. (E) STREET TREE TO REMAIN
2. (N) DECORATIVE PATIO FENCE
3. (N) RAISED PLANTERS
4. (E) PALM TO BE REMOVED
5. (E) CARROTWOOD TREE TO BE
REMOVED
6. (E) BRACHYCHITON TO BE REMOVED
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 L1.1
ROOFTOP planting
plan
SCALE: 1” = 20’-0”NSTUDIO
601
357 SF
STUDIO
603
318 SF
STUDIO
604
318 SF
STUDIO
607
329 SF
STUDIO
608
337 SF
1-BD
611
451 SF
STUDIO
613
408 SF
STUDIO
614
450 SF
STUDIO
615
501 SF
STUDIO
616
484 SF
1-BD
617
576 SF
2-BD
605
660 SF
STUDIO
602
350 SF
STUDIO
606
329 SF
1-BD
609
362 SF
1-BD
610
479 SF
1-BD
612
451 SFCOMMON
KITCHEN
618
363 SF
(N) MIXED USE BUILDING
1 1 1 1
1
1
1
2
22
22
2
TREES QTY BOTANICAL NAME / COMMON NAME CONT REMARKS
8 Magnolia grandiflora `Little Gem` / Dwarf Southern Magnolia 15 gal Size: 20`-25` tall and 10`-15` wide
WUCOLS PF = .4 - .6
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE REMARKS
4 Cotinus coggygria `Royal Purple` / Royal Purple Smoke Tree 5 gal Size: 16` tall and 15` wide
. WUCOLS PF = .4 - .6
43 Nepeta x faassenii `Walkers Low` / Walkers Low Catmint 1 gal Size: 2`- 2 1/2` tall and 2`-3` wide
WUCOLS PF: .1-.3
9 Olea europaea `Little Ollie` TM / Little Ollie Olive 5 gal Size: 4`-6` tall and wide
WUCOLS PF = >.1
PLANT SCHEDULE
20 Senecio mandraliscae `Blue Chalk Sticks` / Senecio 1 gal Size: 1`-3` tall x 2`-3` wide
WUCOLS PF = .1 - .3
1 SITE PLAN
SCALE:1" = 30'MARSH & CHORRO MIXED-USEDWARF SOUTHERN
MAGNOLIA
PURPLE ROYAL
SMOKE TREE
WALKERS LOW CATMINT LITTLE OLLIE OLIVE
MOTHER IN LAWS TONQUE SENECIO
KEYNOTES
1. (N) RAISED PLANTERS
2. (N) ROOFTOP PATIO
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 L1.2
WATER CALCS
Estimated Total Water Use
Equation:
ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA]
Enter values in Pale Blue Cells
Tan Cells Show Results
Messages and Warnings
Enter Irrigation Efficiency (equal to or greater than 0.71)0.91
Irrigation Efficiency Default Value 0.71
Plant Water Use Type Plant Factor
Low 0 - 0.3
Medium 0.4 - 0.6
High 0.7 - 1.0
SLA 1.00
Hydrozone
Plant Water
Use Type (s)
(low, medium,
high)
Plant Factor
(PF)
Hydrozone
Area (HA)
(ft2) PF x HA (ft
2)
1 Low 0.20 72 14
2 Medium 0.40 80 32
3 Low 0.20 276 55
4 Low 0.40 192 77
0
0
0
0
0
0
0
0
0
0
178
SLA 1 0 0
Sum 620
Results
MAWA = 9,262 ETWU= 5,324 Gallons ETWU complies with MAWA
712 Cubic Feet
7 HCF
0.02 Acre-feet
0.01 Millions of Gallons
Enter value in Pale Blue Cells
Tan Cells Show Results
Messages and Warnings
Click on the blue cell on right to Pick City Name San Luis Obispo Name of City
ETo of City from Appendix A 43.80 ETo (inches/year)
Enter total landscape including SLA 620.00 LA (ft2)
Enter Special Landscape Area 0.00 SLA (ft2)
Results:
MAWA = (ET o) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]9,261.56 Gallons
1,238.09 Cubic Feet
12.38 HCF
0.03 Acre-feet
0.01 Millions of Gallons
MAWA calculation incorporating Effective Precipitation (Optional)
ETo of City from Appendix A 43.80 ETo (inches/year)
Landscape Area 620.00 LA (ft2)
Special Landscape Area 0.00 SLA (ft2)
0.00 Total annual precipitation
Enter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation)
Results:
MAWA=(ET o - Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons
- Cubic Feet
- HCF
- Acre-feet
- Millions of Gallons
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A1.0
2. MARSH STREET ELEVATION
1. CHORRO STREET ELEVATION
SCALE: 1” = 30’-0”
SCALE: 1” = 30’-0”
MARSH ST
TOP OF STRUCTURE 62'-0"
TOP OF BUILDING 55'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 47'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 30'-0"
TOP OF STRUCTURE 35'-0"
PLPL
PL PL
54'-0"15'-0"
5'-0"10'-0"
70'-00"134'-6"5'-0"
110'-0"
CHORRO ST
MARSH ST
4'-6"
1"=30'-0"
TOP OF STRUCTURE 62'-0"
TOP OF BUILDING 55'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 47'-0"
TOP OF PARAPET 75'-0"
TOP OF PARAPET 42'-6"
TOP OF ROOF 30'-0"
TOP OF STRUCTURE 35'-0"
PLPL
PL PL
54'-0"15'-0"
5'-0"10'-0"
70'-00"134'-6"5'-0"
110'-0"
CHORRO ST
MARSH ST
4'-6"
1"=30'-0"
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A1.1
SITE SECTION 2
SITE SECTION 1
SCALE: 1” = 30’-0”
SCALE: 1” = 30’-0”
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A2.0
site plan and
first floor plan
SCALE: 1” = 20’-0”NKEYNOTES
1. (N) TREES. SEE LANDSCAPE PLAN FOR
SPECIES/SIZE. MAINTAIN 8’ CLEARANCE
2. (N) CURB CUT
3. (E) TREE TO REMAIN. MAINTAIN 8’
CLEARANCE AT SIDEWALK AROUND TREE.
4. (N) PAVING AT SIDEWALK
5. (E) GAS METER IN SIDEWALK
6. (E) PGE VAULT
7. (E) MANHOLE
8. (E) WATER METER IN SIDEWALK
9. (E) WATER METER IN SIDEWALK TO BE
RELOCATED OUTSIDE OF TREE GRATE
AREA
10. (E) FIRE HYDRANT
11. (E) TRUNCATED DOME - ADA MARKING
STRIP
12. (E) STREET LIGHT &TRAFFIC SIGNAL
13. (E) PEDESTRIAN SIGNAL
14. (E) CURB CUT AT ALLEY
15. (N) STORMWATER BIOFILTER PLANTER
TYP.
16. APPROXIMATE SIZE AND LOCATION OF (E)
BASEMENT TO REMAIN (STORAGE 001)
17. NEW FINISH FLOOR GRADES AT DOOR
THRESHOLDS PER 1.5% MAX CROSS
SLOPE FROM ADJACENT TOP OF CURB.
B
1
24'-0"15'-0"24'-0"
2
3
4
5
6
1
2
3
4
5
6
C D E F G
B C D E F G
20'-0"23'-0"20'-0"20'-0"
20'-0"23'-0"20'-0"20'-0"5'-0"25'-0"20'-0"25'-0"15'-0"5'-0"25'-0"20'-0"25'-0"720'-0"7 20'-0"A
A
10'-0"
10'-0"
H
H
22'-6"
22'-6"UPUPRETAIL
102
1,425 SF
TRASH
107
612 SF
UTILITY
108
480 SF
2
3
RETAIL
101
1,424 SF
RETAIL
100
1,738 SF
OFFICE LOBBY
104
594 SF
RES. LOBBY
103
597 SF
GARAGE
105
3,782 SF
P.L 119.30'(E) 10'-0" ALLEY (E) ADJACENT
BUILDING
CHORRO STREET MARSH STREET
4
5
MC - 2
MC - 1
1-ADA
BIKE
106
292 SF
SHOW /
LOCKERS
110
198 SF
FIRE
RISER
109
89 SF
COVERED
AREA
111
546 SF
MAIL BOXES
1
1
3
2
311 45
5
6 6
7
7
8
8
8
9
10
11
12
13
10
14
5'-0"15
2
A1.1
1
A1.1
6
7
12'-4"4'-4"9'-4"12'-6"10'-0"10'-0"8'-0"16
204.5 FF
204.38 FF
204.4 FF
204.37 FF 204.15 FF
204.06 FF
204.28 FF
204.77 FF
204.61 FF
17
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A2.1
SECOND floor plan
third floor, sim.
SCALE: 1” = 20’-0”N
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A2.2
fourth FLOOR plan
SCALE: 1” = 20’-0”N
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A2.3
fifth FLOOR plan
SCALE: 1” = 20’-0”N
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A2.4
sixth FLOOR plan
SCALE: 1” = 20’-0”N
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A2.5
ROOF PLAN
SCALE: 1” = 20’-0”N
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A2.6
2-BEDROOM 505 616 SF
SCALE: 3/32” = 1’-0”
UNIT FLOOR PLAN EXAMPLES
STUDIO 507 329 SFSTUDIO 504 318 SFSTUDIO 501 357 SF
1-BEDROOM 511 451 SF STUDIO 516 484 SF1-BEDROOM 510 479 SF1-BEDROOM 509 362 SF
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A3.0
SOUTH ELEVATION
SCALE: 1/16” = 1’-0”
SECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
TOP OF PARAPET 42'-6"75'-0"MAX. BUILDING HEIGHTPL PL
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"1/16"=1'-0" - SOUTH
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A3.1
EAST ELEVATION
SCALE: 1/16” = 1’-0”75'-0"MAX. BUILDING HEIGHTPLPL
5'-0"STAIRTOWERSECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
TOP OF PARAPET 42'-6"
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"EAST - 1/16"=1'-0"
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A3.2
NORTH ELEVATION
SCALE: 1” = 20’-0”
PLPL
75'-0"MAX. BUILDING HEIGHT5'-0"STAIRTOWERSECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
TOP OF PARAPET 42'-6"
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"1/16"=1'-0" - NORTH
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A3.3
WEST ELEVATION
SCALE: 1” = 20’-0”75'-0"MAX. BUILDING HEIGHTPL PL
5'-0"STAIRTOWERPL
SECOND FLOOR 15'-0"
THIRD FLOOR 27'-0"
FIFTH FLOOR 50'-0"
SIXTH FLOOR 61'-0"
FOURTH FLOOR 39'-0"
TOP OF PARAPET 75'-0"
TOP OF ROOF 72'-0"
FIRST FLOOR 0'-0"15'-0"12'-0"12'-0"11'-0"11'-0"11'-0"TOP OF PARAPET 42'-6"
1/16"=1'-0" - WEST
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
MARSH & CHORRO MIXED-USE at DOWNTOWN CENTRE
SAN LUIS OBISPO, CA
DATE: 7/27/2020 A3.4
MATERIAL BOARD
BLACK NO.29 BLACK
NEWPORT SW 7069 IRON OREP-525 NAVAJO WHITE
BULKHEADS AND WINDOW HEADERS
CONCRETE FINISH OR POLISHED PLASTER
STOREFRONT
KAWNEER, ANODIZED ALUM.
WALL SCONCE
LUMENS URBAN INDOOR/OUTDOOR
BRICK SIDING
COMMERCIAL BRICK CORP
SIDING AND TRIM PANELS
BLACK METAL
STUCCO SIDING
MERLEX SBF BASE A