HomeMy WebLinkAbout09-14-2020 ARC Agenda Packet
Agenda
Architectural Review Commission
Monday, September 14, 2020
5:00 PM RESCHEDULED TELECONFERENCE
REGULAR MEETING 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/2962077037986916365
➢ Webinar ID: 206-906-035
➢ Telephone Attendee: (562) 247-8422; Audio Access Code: 380-453-275
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 September 14, 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 is 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 items presented during the 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 August 18, 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: 1321 Garden Street; Case #: ARCH-0543-2019; Zone: O; Once Upon A
Time LP, owner/applicant. Review of a new three-story, five-bedroom, single-family residence,
with an 800-square foot attached Accessory Dwelling Unit, two attached garages, and a 590-
square foot roof deck. Project includes a request for a reduction in setback requirements to allow
an eight-foot setback at the corner of the roof deck where ten feet is the standard. This project is
categorically exempt from environmental review (CEQA). (Kyle Van Leeuwen – 20 minutes)
Recommendation: Review the proposed project in terms of consistency with the Community
Design Guidelines and applicable City Standards and provide comments and recommendations
to the Community Development Director.
3. Project Address: 207 Higuera; Case # ARCH-0090-2020; Zone C-R-MU; 207 Higuera LLC,
applicant. Continued review of a Mixed-Use Development comprised of 16 one-bedroom
dwellings and 390 square-feet of non-residential space. The applicant requests a Density Bonus of
27.5% as an Affordable Housing Incentive; and exceptions from development standards to reduce
the number of required vehicle parking spaces by one, and to reduce the number of required bicycle
parking spaces for the residential component to one long-term space per unit. The project is
categorically exempt from environmental review (CEQA). (Walter Oetzell – 20 minutes)
Recommendation: Review the proposed project in terms of its consistency with the
Community Design Guidelines, the Mid-Higuera Street Enhancement Plan, and applicable
City Standards and provide comments and recommendation to the Planning Commission.
Architectural Review Commission Agenda for September 14, 2020 Page 3
COMMENT & DISCUSSION
4. Staff Updates
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, September 21, 2020 at 5:00 p.m., via teleconference.
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
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 17, 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,
August 17, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Micah Smith, Vice Chair Christie Withers and
Chair Allen Root
Absent: Commissioners Richard Beller and Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of August 3, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to approve the minutes
of the Architectural Review Commission meeting of August 3, 2020.
Item 1
Packet Page 1
Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 2
PUBLIC HEARINGS
2. Project address: 650 Tank Farm Road; Case #: ARCH-0755-2019; Zone: C-S-SP; Agera
Grove Investments, LLC, owner/applicant. Review of a mixed-use development that
includes a 17,500 square foot, two-story commercial structure, 249 residential units that are
housed within 18, three-story structures, and a 4,325 square-feet single story clubhouse with a
creek setback exception request to allow a third-floor creek setback of 0 feet where 10 feet is
normally required. The project is consistent with a Mitigated Negative Declaration of
Environmental Review, adopted on February 5, 2019.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Scott Martin with RRM Design Group, responded to
Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
DEMARTINI CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
• Vary the backside elevations of Townhome Buildings A and F (the side where garages
interface with the drive aisle) to address articulation and massing.
• Suggestions include: adjusting tonality and brickwork, providing contrast, providing
materiality, applying a mix of techniques and aesthetic details, and demonstrating a higher
level of attention to provide four-sided architecture.
3. Project address: 600 Tank Farm Road; Case #: ARCH-0216-2020; Zone: BP-SP;
Covelop Holdings, LLC, applicant. Conceptual review of a mixed-use project consisting of
280 residential units and 15,000 square feet of commercial space, the project also includes an
amendment to the Airport Area Specific Plan to rezone the property from Business Park (BP -
SP) to Commercial Services (C-S-SP), and an associated and a General Plan Map Amendment.
The project will include preparation of an Environmental Impact Report.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin with RRM Design Group and Damien Mavis with
Covelop, responded to Commissioner inquiries.
Item 1
Packet Page 2
Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 3
Public Comments:
None
--End of Public Comment--
ACTION: BY CONSENSUS (COMMISSIONERS BELLER AND PICKENS ABSENT)
THE COMMISSION PROVIDED THE FOLLOWING RECOMMENDATIONS TO THE
APPLICANT:
• Incorporate more open space between the parking area and the commercial building
creating a plaza for patrons of the commercial businesses.
• Incorporate more recessed windows to add articulation.
• Identify fencing along Acacia Creek, promote Acacia Creek to be accessible to residents
as open space.
• Consider ways to engage the street along the commercial building to encourage exterior
space along Tank Farm.
• Consider adding small patios that relate to the retail use.
• The residential and retail buildings would benefit from a common color pallet or more
compatible architectural styles.
• Incorporate a serpentine pattern to the drive aisles on the site plan.
• Create an interfacing element between the wood siding and the shed roof on the residential
units.
• Incorporate a pronounced rafter tail (similar to the SESLOC building) on the edges of the
buildings to tie the commercial space with the residential.
4. 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.
Continued review of a mixed-use project consisting of 15 residential units and 1,500 square
feet of commercial space within the Commercial Services (C-S) zone. The project includes a
density bonus of 20% including a request for an alternative incentive to relax development
standards for the creek setback requirement to allow a two foot setback, where 20 feet is
normally required, a request 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.
Project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley with Bracket Architecture, responded to Commissioner
inquiries.
Public Comments:
Karla Hodgson
--End of Public Comment--
Item 1
Packet Page 3
Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 4
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend that
the Planning Commission approve the project with the following recommendations to the
applicant:
• Consider improving the rhythm of the siding over the drive aisle by changing the material
pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
• Considering incorporating planters to create a vehicle buffer around the garages and to
introduce vertical landscaping to soften the architecture along the drive aisle.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m. The next rescheduled Regular Meeting of the
Architectural Review Commission is scheduled for Monday, September 14, 2020 at 5:00 p.m. via
teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
Item 1
Packet Page 4
Meeting Date: September 14, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a new three-story single-family residential structure, which includes a 3,732-
square foot, five-bedroom home, an 800-square foot accessory dwelling unit, 590-square foot roof
deck, and two garages that would accommodate three vehicles in total. The project is located on a lot
with no street frontage created through a previous approved common interest subdivision (MS 59-
08), which takes access from Garden Street through a recorded easement. The project includes a
request for a reduction in setback requirements to allow an eight -foot setback where ten feet is the
standard for the upper portion of the structure’s third story walls. The first and second floors are
consistent with setback requirements.
General Location: The 5,826-square foot project site is an existing parcel within the Office zone, with
access to Garden Street through an access easement. The property is located in the center of the block
between Pismo and Pacific Streets and Garden and Broad Streets. The property immediately to the
east contains three individually owned airspace condominium units, which share the access easement
that serves the subject property. All other a djacent properties consist of residential and office uses,
which are all allowed uses within the Office (O) zone.
Present Use: Parking Lot
Zoning: Office (O)
General Plan: Office
Surrounding Uses:
East: Multi-Unit Residential
West: Single-Unit Dwellings, Office
North: Multi-Unit Residential, Office
South: Office Uses
2.0 PROPOSED DESIGN
Architecture: Contemporary
Design details: Primarily rectilinear design with
pitched and flat roofs, second story balcony and
roof deck, large recessed windows, paneled
garage doors, and projecting fireplaces with
prominent chimney pipes.
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 1321 Garden Street FILE NUMBER: ARCH-0543-2019
APPLICANT: Once Upon a Time LP REPRESENTATIVE: Keith Hall, khA
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
Item 2
Packet Page 5
ARCH-0543-2019
1321 Garden Street
Page 2
Materials: Smooth troweled stucco, brick veneer, metal railings, and standing seem metal roofing
Colors: Fallbrook stucco and red brick (consistent w/ adjacent building), charcoal roof, black railing
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of consistency with the Community Design
Guidelines (CDG) and applicable City Standards and 2) provide comments and recom mendations to
the Community Development Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The project 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 5 (Residential Project Design).
Figure 2: Project Rendering
Item 2
Packet Page 6
ARCH-0543-2019
1321 Garden Street
Page 3
Highlighted Sections Discussion Items
Chapter 2.2 – Building Design
§2.2.F. – Coordinate the
new with the old
The proposed structure is behind existing residential units that share an
access easement and a master list historic structure (Old Fire Station).
The ARC should discuss whether design elements such as a metal roof
and prominent chimneys properly coordinate with these existing
structures.
Chapter 5.2 – Subdivision Design and General Residential Project Principles
§5.2.G. – Windows
The three-story portion of the building adjacent to the western
property line has proposed setbacks of eight to ten feet. The CDG calls
for windows located ten feet or less from a property line to be located
and/or screened to provide privacy to residents of both structures, and
that is some cases, glass block glass block or translucent glass may be
appropriate to provide light, but also provide privacy between
buildings. The CDG should also consider whether the design of the roof
deck, which is also setback eight to ten feet from the property line with
open railing along the edges, adequately addresses privacy concerns.
Chapter 5.3 – Infill Development
§5.3.A. – General Principles
(1)
The project site has two and three-story buildings to the south and east,
and single-story structures to the west. The ARC should discuss if the
project is compatible in scale, siting, detailing and overall character with
adjacent buildings and those in the immediate area and whether the
height and bulk of the new structure will have a negative impact on
adjacent, smaller scale buildings.
§5.3.C – Visual Impact from
Building Height
The project proposes a 35-foot tall building wall adjacent to the west
property line with no additional building setbacks for upper floors from
that of lower floors. The ARC should discuss whether the height is
consistent with surrounding residential structures, and if the design
impacts adjacent smaller homes and their solar access.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks: North
South
East
West
18 feet
9.25 feet (exception)
10 feet
8 feet (exception)
9 feet
10 feet (third floor)
10 feet (no-build easement)
10 feet (third floor)
Maximum Height of Structures 35 feet 35 feet
Max Building Coverage 39% 60%
Total # Parking Spaces 5 3
Environmental Status
Categorically exempt from environmental review under CEQA
Guidelines section 15303 (New Construction or Conversion of Small
Structures)
Zoning Regulations Exception
Item 2
Packet Page 7
ARCH-0543-2019
1321 Garden Street
Page 4
The project includes a request for reduction in setback requirements to allow an eight-foot setback at
the third story where ten feet is the standard requirement based of the height of the structure. Per
Zoning Regulations (§17.70.170 D.2.e.(2)), an exception to the side and rear setback standards can be
granted when the exception is minor in nature, involving an insignificant portion of solar exposure.
Due to the angle of the eastern and southern lot lines and the positioning of the structure’s walls (not
parallel to the lot lines), the requested exception does involve only the corners of the structure. This
represents an insignificant portion of total available solar exposure, with the majority of the building
mass consistent with setback requirement. The applicant has represented this in the provided setback
exhibits (Attachment 3).
It is of note that the Zoning Regulations does allow for uncovered balconies and decks to extend into
the required setback up to four feet. (§17.70.170.C.5.b). While this section can be interpreted to allow
a portion of the roof deck , and the walls and railings around the deck, to project into the required
setback, the building mass below the roof deck would not be subject to this allowance and must be
consistent with standard requirements. Also, while the exception to the objective standards for
setbacks is supported by staff given the language in the Zoning Regulations, this does not necessarily
imply that the area receiving the exception is consistent with the Community Design Guidelines
sections highlighted above. Therefore, staff has brought this item before your Commission for
consideration and a recommendation to the Director.
6.0 ACTION
6.1 Recommend approval of the project based on consistency with the CDG. An action
recommending approval of the application will be forwarded to the Community
Development Director for final action. This action may include recommendations for
conditions to address 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, including identification of specific Community Design
Guidelines.
6.3 Recommend denial the project. An action denying the application should include findings
that cite the basis for the recommendation for denial and should reference inconsistency
with the General Plan, CDG, Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1. Project Plans
2. Setback Exhibits
Item 2
Packet Page 8
T-1ATitle Sheet10128t-1a title sheet.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPSan Luis ObispoCa. 93401------------1321 Garden StreetSan Luis ObispoCa 93401May 31 2021Vicinity MapSiteProject DescriptionSheet List TableSheet Number Sheet TitleCB.01Color Board (8.5 x 11 attachment)T-1ATitle Sheet - General Information, Statistics & Character ImagesA-0.1 Site PlanA-1.1 First Floor PlanA-1.2 Second Floor PlanA-1.3 Third Floor PlanA-1.4 Roof DeckA-2.1 East ElevationA-2.2 North ElevationA-2.3 West ElevationA-2.4 South ElevationA-2.1a Partial East Elevation2019-08-06 / Plng Staff Mtg2019-08-09 / Plng ReviewProject InformationOwner: Once Upon a Time LPAddress 750 Pismo St., San Luis Obispo, Ca.Apn 003-524-017ZONE : OOCCUPANCY TYPE : R-2 CONSTRUCTION TYPE : VB Sprinklered 13RCURRENT USE: VacantSETBACKS :RequiredProposedFront E = 10' (No Build Easement) 12'Side N = 5'20'Back W = 5'Varies, 5' min.Side S = 5'Varies, 6'11" min.HEIGHT : See also, Height Calculation Table on this sheetAllowedProposedBasic Req. = 35'35' (3 Story)Exception17.70.080.C.2 10' Projection 8'-6"Projections: Solar, Chimney, Elevator, Screen, Vent, Antenna, SteeplePARKING :Br Count : [(top flr studio =1)+( Mstr =1)+(ground flr offices =3)] = 5 Br Total RequiredProposedSingle Unit Dwelling up to 4 BR 22 covered + 2 open = 4Top Floor Study ( count as 5th BR) 0.75Accessory Dwelling Unit NA1 covered .TOTAL : OK 2.75 < 3 covered + 2 open = 5Note: Covered spaces are in GaragesSITE AREAS : See also, Site Areas Table on this sheetLot Size =5,826 sfAllowedProposed% SF % SFLot Coverage : 60 3,495.6 39 2,296 sfBUILDING AREAS : See also, Permitted & Propsed Areas Table on this sheetFloor Area Ratio: AllowedProposed % SF % SF 1.5 8,7390.74 4,300FLOOD ZONE=FEMA 100 yr Flood Zone "AOA"BFE=depth 2' 200.79Req. FLOOD PROTECTION Ht. =BFE+1' min. = 2'+1' = 3' abv. adj grThis proposed project is an update of Building 3 of the previously approvedresidential project under ARC 59-08. It consists of a new 3 story residentialbuilding including a Single Live/Work dwelling unit with and exempt attachedAccessory Dwelling Unit (ADU). The non-residential office use of the Work/Liveoccurs on the 1st floor and is not greater than 50% of the total Work/Live Unitarea. Garages are also located on the ground floor, while living & bedroomsare on the 2nd & 3rd floors, & the roof has an open terrace. Stairs & anelevator provide access to all floors & the roof. The 2nd unit is an AccessoryDwelling Unit exempt from the density calculation. The ADU includes asleeping loft that qualifies as a mezzanine per CRC R325.The property is a flag lot set back from the street behind two existing 3 storymulti-unit residential buildings (Buildings 1 & 2 of the ARC 59-08 approval). Theold fire station (now converted to offices) is to the south of the property whilemixed office and residential structures are present to the west & north of theproject property.The property is relatively flat and requires minimal grading to provide thedrainage and stormwater management features required. The civil andlandscape designs will remain substantially the same as the previouslyapproved designs (drawings attached for reference).Density CalculationSite Areas & Coverage CalculationHeight Calculationconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTPermitted & Proposed Areas1NTSNeighborhood Context : Birds Eye from NW3NTSCharacter Rendering : Entry from NE Corner Driveway Eye Level4NTSMassing : NW Bird's Eye View5NTSMassing : SW Bird's Eye View6NTSMassing : NW Corner Eye Level View7NTSMassing : North Eye Level View2from Fire Station Court Eye levelCharacter Rendering : SE CornerMaterials1) PLASTER :smooth troweledtexutre & beigecolor to matchadjacent (E)Townhomes2) BRICK :Red Clay to matchadjacent (E)Townhomes, blackgrout3) ROOF & ACCENTWALL :Standing seammetal, pre-finishedzinc colored4) PAVERS :Random size,pattern & color tomatch adjacent(E) Townhomesdriveway.5) GUARDRAIL :Black rectangulartube posts & toprail with horizontalcables for guard6) STEEL ACCENTS :Steel structural shapes with black finish7) DOORS &WINDOWS :Steel, darkbronzefactoryfinishProposed ProjectExisiting Bldg.Proposed ProjectExisiting Bldg.(E) BUILDINGSPROPOSED PROJECT(E) OFFICE ( Past Fire Station)GARDEN
S
T
.PISMO ST.(E) Bldg.Proposed Project(E) Bldg.F-1.0Flood Plan & DetailsA-1.5 Roof Plan2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 9
17'-9"5'-0"5'-0"5'-0"AccessEasment 2357or 85Garden Street 32 31 A102 21 P120'-0"02 21 D102 21 D2N53°05'25"E 166.68'Existing StructureExisting StructureExisting StructureExisting StructureProposed StructureFF @ 198.8'Existing Structure
Existing Structure33 81 S133 70 E133 70 E133 40 D1typ33 44 C112'-3"31 13 A131 12 A29'-3"4'-0"5'-0"22'-0"66.68'100.00'32 92 A102 21 P1Lowest Point of (E)Grade = 197.88'Highestest Point of(E) Grade = 200.00'24'-8"
17'-0"Utility Easment02 21 U102 21 W1Setback
Ingress, Egress, Access, Parking,Landscaping & Utility Easementper Doc#2010-032998Restricted Building Area
per Doc#2010-032998
P.U.E.ɓACCESS EASMENT
SetbackDrainageEasment10'-0"8" PVC Water Main
6" PVC Water Main
6" Sewer Main
Gas Main
9'-3"10'-3"16'-0"8'-0"14'-3"
±125' to Fire Hydrant
NTS6'-8"1'-0"5'-0"2'-6"5'-0"14'-0"12"8'-0"2"12"5'-10"12"4'-0"12"24'-0"51'-0"24'-0"23'-0"51'-0"6'-0"±18"
Varies 16"15"
FH Located at NE
Corner of Garden
St & Buchon
Intersection ±340'
from SE Property
Line corner
NTS 4'-0"4'-9"A-0.1Site Plan10128a-0.1 site plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/8" = 1'-0"Site Plan SCALE: 1/8" = 1'-0"4' 8'016'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2019-10-21 / Mtg w/Bldg-Fire-PW2020-02-24 / Plng ResponseREFERENCE KEYNOTESDIVISION 02 - EXISTING CONDITIONS02 21 D1 -(E) DRIVEWAY02 21 D2 -(E) SIDEWALK02 21 P1 - PROPERTY LINE02 21 U1 -25’ MINIMUM SEPARATION OF SEWER LINES TO WELL WILL BEMAINTAINED02 21 W1 -(E) WATER WELLDIVISION 31 - EARTHWORK31 12 A2 -(E) TREES TO REMAIN31 13 A1 -(E) TREE OF HEAVEN TO BE PRUNEDDIVISION 32 - EXTERIOR IMPROVEMENTS32 31 A1 -ELECTRIC GATE, COORDINATE MATERIAL & APPEARANCE W/OWNER32 92 A1 - BIO SWALE LAWNDIVISION 33 - UTILITIES33 40 D1 - DRAINAGE FLOW DIRECTION33 44 C1 - CATCH BASIN WITH GRATE33 70 E1 -(E) POWER POLE33 81 S1 - SIREN POLE2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 10
1122334455ABCDABCDA-3.11.2A-3.11.2A-3.21.6A-3.21.613'-0"7'-0"8'-0"15'-0"51'-0"1'-0"19'-6"5'-0"24'-0"
24'-0"12'-0"8'-0"7'-0"24'-0"8'-0"14'-0"4'-0"4'-0"4'-0"5'-1"
56'-0"
5'-0"1'-0"
2'-0"1'-0"5'-0"
1'-0"
5'-3"4'-9"6'-6"11'-0"6'-6"2'-10"11'-0"10'-2"6'-6"11'-0"6'-6"5'-0"01 11 F1 typ01 11 F1 typ6"
4'-0"1'-2"7'-10"
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UP to Mid-Landing
10R@7.13"=5.938'
UP to
2nd Flr.
4R@7.13"
=2.375'01 11 W208 14 D301 11 W108 14 D201 11 A11'-0"11"ADAAccessiable01 11 W4A-1.1First Floor Plan10128a-1.1 first floor plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"1st Floor PlanSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2020-01-20 / Bldg Area Coord2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 A1 -FLOOR & CEILING ASSEMBLIES SEPERATING DWELLING UNITS INTWO-FAMILY DWELLINGS SHALL BE 1 HR FIRE RATED PER CRC302.3; SUPPORTING STRUCTURE FOR THESE ASSEMBLIES SHALLHAVE AN EQUAL OR GREATER FIRE-RESISTANCE RATING, TYP.01 11 F1 - LINE OF FLOOR ABOVE01 11 W1 -WALL ASSEMBLIES SEPERATING DWELLING UNITS IN TWO-FAMILYDWELLINGS SHALL BE 1 HR FIRE RATED PER CRC 302.3, TYP.01 11 W2 -WALL ASSEMBLIE SEPERATING DWELLING FROM GARAGE SHALLBE NOT LESS THAN 1/2-INCH GYPSUM BOARD OR EQUIVALENTAPPLIED TO THE GARAGE SIDE PER CRC R302.5 & R302.601 11 W4 -LINE OF WALL ABOVE, TYPDIVISION 08 - OPENINGS08 14 D2 -20 MIN. FIRE RATED, SELF CLOSING, TIGHT FITTING DOOR08 14 D3 -FIRE RATING EQUAL TO WALL ASSEMBLIE, SELF CLOSING, TIGHTFITTING DOOR2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 11
Loft+17'-6"6'-0"6'-0"8'-0"51'-0"3'-0"23'-0"2'-0"24'-0"
24'-0"12'-0"8'-0"14'-0"6'-0"6'-0"14'-0"5'-0"12'-0"4'-0"3'-0"
58'-0"2'-0"8'-0"1'-3"2'-0"59'-3"
3'-6"6'-0"5'-0"6'-0"5'-6"15'-0"7'-0"6'-0"6'-0"1'-0"
2'-0"01 11 W101 11 F101 11 F23'-0"
UP to 2nd landing
8R@6.947"
5'-5"1'-0"7"4'-0"1'-2"7'-10"
9"
DN to 1stlanding
08 14 D301 11 A1Loft+17'-6"9'-0"23'-0"2'-0"14'-0"5'-0"4'-0"6'-0"
31'-0"6'-0"3'-0"
3'-0"
4'-512"13'-0"1'-0"Loft+17'-6"15t @ 11" = 13'-9"4'-1012"01 11 F24'-412"01 11 W101 11 A1A-1.2Second FloorPlan10128a-1.2 second floor plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202121/4" = 1'-0"2nd Floor PlanSCALE: 1/4" = 1'-0"2' 4'08'11/4" = 1'-0"2nd Floor LoftSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2020-01-20 / Bldg Area Coord2020-02-24 / Plng ResponseREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 A1 -FLOOR & CEILING ASSEMBLIES SEPERATING DWELLING UNITS INTWO-FAMILY DWELLINGS SHALL BE 1 HR FIRE RATED PER CRC302.3; SUPPORTING STRUCTURE FOR THESE ASSEMBLIES SHALLHAVE AN EQUAL OR GREATER FIRE-RESISTANCE RATING, TYP.01 11 F1 - LINE OF FLOOR ABOVE01 11 F2 - LINE OF FLOOR BELOW01 11 W1 -WALL ASSEMBLIES SEPERATING DWELLING UNITS IN TWO-FAMILYDWELLINGS SHALL BE 1 HR FIRE RATED PER CRC 302.3, TYP.DIVISION 08 - OPENINGS08 14 D3 -FIRE RATING EQUAL TO WALL ASSEMBLIE, SELF CLOSING, TIGHTFITTING DOOR2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 12
17'-0"8'-0"15'-0"51'-0"1'-0"
4'-6"
2'-0"12'-0"8'-0"12'-0"7'-0"4'-0"3'-0"
32'-0"19'-0"1'-6"5'-0"1'-6"6'-0"5'-6"7'-0"5'-0"7'-0"5'-6"14'-6"
29'-0"
2'-0"3'-5"1'-2"3'-5"3'-6"4'-0"5'-6"8'-0"01 11 F101 11 F21'-0"9'-0"
1'-0"1'-0"
3"3'-0"3'-9"1'-6"11"
UP to Roof
10R@7.2"=8.25'
DN to 2nd
landing
01 11 C18'-3"3'-3"01 11 F201 11 R3A-1.3Third Floor Plan10128a-1.3 third floor plan.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"3rd Floor PlanSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2019-10-21 / Mtg w/Bldg-Fire-PW2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 C1 - LINE OF CEILING ABOVE01 11 F1 - LINE OF FLOOR ABOVE01 11 F2 - LINE OF FLOOR BELOW01 11 R3 - 2ND FLOOR ROOFItem 2Packet Page 13
1'-0"14'-6"
12'-0"8'-0"12'-0"
6'-3"
32'-0"8'-0"7'-0"17'-0"6'-0"
2'-0"8'-3"01 11 R101 11 F201 11 F201 11 R301 11 D1A-1.4Roof Deck10128a-1.4 roof deck.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"Roof DeckSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2020-01-20 / Bldg Area Coord2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 D1 - UNCOVERED ROOF DECK01 11 F2 - LINE OF FLOOR BELOW01 11 R1 - LINE OF ROOF ABOVE01 11 R3 - 2ND FLOOR ROOFItem 2Packet Page 14
1122334455ABCDABCDA-3.11.2A-3.11.2A-3.21.6A-3.21.648 14 C101 11 R301 11 R201 11 D101 11 D248 14 C2 typ01 11 W308 62 A1 typA-1.5Roof Plan10128a-1.5 roof plan.dwg----consultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHT------------May 31 2021Garden Green,Building 3750 Pismo St.Once Upon a Time LPSan Luis ObispoCa.934011321 Garden StreetSan Luis ObispoCa 9340111/4" = 1'-0"1st Floor PlanSCALE: 1/4" = 1'-0"2' 4'08'2020-02-24 / Plng ResponseREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 D1 - UNCOVERED ROOF DECK01 11 D2 - UNCOVERED 2ND FLOOR DECK01 11 R2 - 1ST FLOOR ROOF01 11 R3 - 2ND FLOOR ROOF01 11 W3 -LINE OF WALL BELOW, TYP.DIVISION 08 - OPENINGS08 62 A1 - SKYLIGHTDIVISION 48 - ELECTRICAL POWER GENERATION48 14 C1 -SOLAR ENERGY COLLECTOR CANOPY, FLAT PANELS MOUNTEDHORIZONTAL, SEE ROOF PLAN48 14 C2 -SOLAR ENERGY FLAT PANEL COLLECTOR, MOUNTED HORIZONTALON ROOF2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 15
BA9'-6"
35'-0"
11'-0"11'-0"9'-6"07 32 M109 30 B109 23 A108 50 A1±8'-6"01 41 S101 41 S1+219.3'3rd FF+233.8'+208.3'2rd FF+198.8'1st FF+238.3'Roof+242.3'Roof01 41 S1@ Bldg SE cornerGrid Line 4
5'-0"PL @ Grid Line 408 50 A308 50 A3A-2.1East Elevation10128a-2.1 west elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa 93401May 31 202111/4" = 1'-0"East ElevationSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2019-10-21 / Mtg w/Bldg-Fire-PW2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 41 S1 - SETBACK AND BUILDING HEIGHT PLANE PER CITY CODE 17.24.02001 41 S2 -PROJECTION INTO SETBACK FOR CORNICES, EAVES, CHIMNEYS,PROJECTING WINDOWS AND OTHER ELEMENTS AS IDENTIFIED &ALLOWED PER CITY ZONING 17.70.170.C.5.A; MAX PROJECTIONALLOWED = 30".DIVISION 07 - THERMAL AND MOISTURE PROTECTION07 32 M1 - STANDING SEAM METAL ROOFDIVISION 08 - OPENINGS08 50 A1 - WINDOW AS SCHEDULED.08 50 A3 -WINDOW SHALL MEET EMERGENCY EGRESS REQUIREMENTS PERCBC SECTION 310.2. PROVIDE MIN. NET CLEAR OPENING OF 5.7SQ FT WITH 24" MIN CLEAR HT. AND 20" MIN CLR. WIDTH WITH THEBOTTOM OF OPENING @ 44" MAX. HT. ABOVE THE FLOOR.DIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENTPROPERTY09 30 B1 - BRICK VENEER PER APPROVED MATERIALS SAMPLE BOARD.2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 16
A-2.1aPartial EastElevation10128partial east elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa93401May 31 202111/4" = 1'-0"Partial East ElevationSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2019-10-21 / Mtg w/Bldg-Fire-PW2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 41 S1 - SETBACK AND BUILDING HEIGHT PLANE PER CITY CODE 17.24.02001 41 S3 -UNCOVERED DECK PROJECTION INTO SETBACK ALLOWED PERCITY ZONING 17.70.170.C.5.B; MAX PROJECTION ALLOWED = THELESSER OF 4' OR 1/2 THE REQUIRED SETBACK.DIVISION 07 - THERMAL AND MOISTURE PROTECTION07 32 M1 - STANDING SEAM METAL ROOFDIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENTPROPERTY09 30 B1 - BRICK VENEER PER APPROVED MATERIALS SAMPLE BOARD.DIVISION 10 - SPECIALTIES10 31 C1 - CHIMNEYDIVISION 48 - ELECTRICAL POWER GENERATION48 14 C1 -SOLAR ENERGY COLLECTOR CANOPY, FLAT PANELS MOUNTEDHORIZONTAL, SEE ROOF PLANItem 2Packet Page 17
1234505 52 R109 23 A109 23 A107 42 S102 21 P102 21 S2±8'-6"34"This setback occurs at the2-story portion of the bldg.PL @ NW
Bldg Corner01 41 S19'-6"+216.3'Loft FF+224.3'Studio FF+233.8'+238.3'Roof+242.3'RoofPL @ SW Bldg
Corner01 41 S1@Bldg North Wall (2 story)01 41 S1@ Bldg South Wall (3 story)5'-0"5'-0"5'-0"48 14 C109 30 B107 71 A305 52 R1+208.3'2rd FF10'-0"Allowed Ht. Exception for Projectionsper 17.70.080.C.2Elevator, Solar, Steeples, etc.5'-0"01 41 S1@Bldg Kitchen North Wall (3 story)PL @ Kitchen
North Wall This setback occurs at thenorth side of the 3-storyportion of the bldg.This setback occursat the south side of the3-story portion ofthe bldg.01 41 S22'-6" max.A-2.2North Elevation10128a-2.2 north elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa 93401C:\M\Letterhead\khA\Stamp\eSeal_CA_Hall_182555.jpgMay 31 202111/4" = 1'-0"North Elevation2019-08-06 / Plng Staff MtgSCALE: 1/4" = 1'-0"2' 4'08'2019-08-09 / Plng Review2019-10-21 / Mtg w/Bldg-Fire-PW2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 41 S1 - SETBACK AND BUILDING HEIGHT PLANE PER CITY CODE 17.24.02001 41 S2 -PROJECTION INTO SETBACK FOR CORNICES, EAVES, CHIMNEYS,PROJECTING WINDOWS AND OTHER ELEMENTS AS IDENTIFIED &ALLOWED PER CITY ZONING 17.70.170.C.5.A; MAX PROJECTIONALLOWED = 30".DIVISION 02 - EXISTING CONDITIONS02 21 P1 - PROPERTY LINE02 21 S2 -(E) STRUCTURE ON ADJACENT PROPERTYDIVISION 05 - METALS05 52 R1 - METAL RAILINGDIVISION 07 - THERMAL AND MOISTURE PROTECTION07 42 S1 - METAL SIDING07 71 A3 - DOWNSPOUT.DIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENTPROPERTY09 30 B1 - BRICK VENEER PER APPROVED MATERIALS SAMPLE BOARD.DIVISION 48 - ELECTRICAL POWER GENERATION48 14 C1 -SOLAR ENERGY COLLECTOR CANOPY, FLAT PANELS MOUNTEDHORIZONTAL, SEE ROOF PLAN2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 18
DABC11'-0"11'-0"
3'-6"
9'-6"07 32 M109 30 B107 71 A305 52 R105 52 R110 31 C109 23 A108 50 A312'-0"
8'-0"
±4'-6"±8'-6"±4'-6"01 41 S101 41 S301 41 S17"+219.3'3rd FF+233.8'+208.3'2rd FF+198.8'1st FF+238.3'Roof+242.3'Roof5'-0"5'-0"01 41 S1@ Bldg SW corner48 14 C1Open01 41 S21'-434"A-2.3West Elevation10128a-2.3 east elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa 93401May 31 202111/4" = 1'-0"West ElevationSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2019-10-21 / Mtg w/Bldg-Fire-PW2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 41 S1 - SETBACK AND BUILDING HEIGHT PLANE PER CITY CODE 17.24.02001 41 S2 -PROJECTION INTO SETBACK FOR CORNICES, EAVES, CHIMNEYS,PROJECTING WINDOWS AND OTHER ELEMENTS AS IDENTIFIED &ALLOWED PER CITY ZONING 17.70.170.C.5.A; MAX PROJECTIONALLOWED = 30".01 41 S3 -UNCOVERED DECK PROJECTION INTO SETBACK ALLOWED PERCITY ZONING 17.70.170.C.5.B; MAX PROJECTION ALLOWED = THELESSER OF 4' OR 1/2 THE REQUIRED SETBACK.DIVISION 05 - METALS05 52 R1 - METAL RAILINGDIVISION 07 - THERMAL AND MOISTURE PROTECTION07 32 M1 - STANDING SEAM METAL ROOF07 71 A3 - DOWNSPOUT.DIVISION 08 - OPENINGS08 50 A3 -WINDOW SHALL MEET EMERGENCY EGRESS REQUIREMENTS PERCBC SECTION 310.2. PROVIDE MIN. NET CLEAR OPENING OF 5.7SQ FT WITH 24" MIN CLEAR HT. AND 20" MIN CLR. WIDTH WITH THEBOTTOM OF OPENING @ 44" MAX. HT. ABOVE THE FLOOR.DIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENTPROPERTY09 30 B1 - BRICK VENEER PER APPROVED MATERIALS SAMPLE BOARD.DIVISION 10 - SPECIALTIES10 31 C1 - CHIMNEYDIVISION 48 - ELECTRICAL POWER GENERATION48 14 C1 -SOLAR ENERGY COLLECTOR CANOPY, FLAT PANELS MOUNTEDHORIZONTAL, SEE ROOF PLANItem 2Packet Page 19
123459'-6"
39'-6"11'-0"11'-0"9'-6"8'-0"02 21 P102 21 S209 23 A109 30 B108 62 A110'-0"Allowed Ht. Exception for Projectionsper 17.70.080.C.2Elevator, Solar, Steeples, etc.01 41 S301 41 S101 41 S19"+208.3'2rd FF+216.3'Loft FF+224.3'Studio FF+219.3'3rd FF+208.3'2nd FF+198.8'1st FF5'-0"5'-0"01 41 S1@ Bldg SW corner
01 41 S22'-6" max.A-2.4South Elevation10128a-2.4 south elevation.dwg----Garden Green,Building 3750 Pismo St.Once Upon a Time LPconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHTSan Luis ObispoCa.93401------------1321 Garden StreetSan Luis ObispoCa 93401May 31 202111/4" = 1'-0"South ElevationSCALE: 1/4" = 1'-0"2' 4'08'2019-08-06 / Plng Staff Mtg2019-08-09 / Plng Review2019-10-21 / Mtg w/Bldg-Fire-PW2020-02-24 / Plng Response2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment RespREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 41 S1 - SETBACK AND BUILDING HEIGHT PLANE PER CITY CODE 17.24.02001 41 S2 -PROJECTION INTO SETBACK FOR CORNICES, EAVES, CHIMNEYS,PROJECTING WINDOWS AND OTHER ELEMENTS AS IDENTIFIED &ALLOWED PER CITY ZONING 17.70.170.C.5.A; MAX PROJECTIONALLOWED = 30".01 41 S3 -UNCOVERED DECK PROJECTION INTO SETBACK ALLOWED PERCITY ZONING 17.70.170.C.5.B; MAX PROJECTION ALLOWED = THELESSER OF 4' OR 1/2 THE REQUIRED SETBACK.DIVISION 02 - EXISTING CONDITIONS02 21 P1 - PROPERTY LINE02 21 S2 -(E) STRUCTURE ON ADJACENT PROPERTYDIVISION 08 - OPENINGS08 62 A1 - SKYLIGHTDIVISION 09 - FINISHES09 23 A1 -7/8" STUCCO, SMOOTH TROWLED FINISH ON SELF FURRING METALLATH OVER TYVEK STUCCO WRAP OVER PLYWOOD WHEREINDICATED. WHERE INSTALLED OVER WOOD BASE SHEATHINGPROVIDE A SECOND "INTERVENING LAYER" OF TYVEKWATER-RESISTIVE BARRIER OR GRADE D BUILDING PAPER. COLORBROWN TO MATCH (E) FRONT BUILDING ON ADJACENT PROPERTY09 30 B1 - BRICK VENEER PER APPROVED MATERIALS SAMPLE BOARD.Item 2Packet Page 20
1122334455ABCDABCDA-3.11.2A-3.11.2A-3.21.6A-3.21.6FG-01FG-02FG-03
FG-05FG-06FG-07FG-04
FG-08 FG-09 FG-10 10 71 A110 71 A110 71 F110 71 F1Flood Protection Device ScheduleI.D.DescriptionWidthHeightNotesFG-01FG-02FG-03FG-04FG-05FG-06FG-07FG-08FG-09FG-10Flood GateFlood GateFlood GateFlood GateFlood GateFlood GateFlood GateFlood GateFlood GateFlood Gate4'-0"6'-6"4'-10"4'-0"4'-0"3'-6"4'-2"4'-8"4'-8"4'-8"3'-0" min.3'-0" min.3'-0" min.3'-0" min.3'-0" min.3'-0" min.3'-0" min.3'-0" min.3'-0" min.3'-0" min. 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,x 3/4" marine grade plywood, see detail x,xF-1.0Flood Plan &Details10128f-1.0 flood plan & details.dwg----2020-02-11 / Progress Plotconsultants:client:sheet name:sheet number:date/purpose:file:job no:application no:COPYRIGHT------------May 31 2021Garden Green,Building 3750 Pismo St.Once Upon a Time LPSan Luis ObispoCa.934011321 Garden StreetSan Luis ObispoCa 9340111/4" = 1'-0"Flood Gate PlanSCALE: 1/4" = 1'-0"2' 4'08'2020-02-24 / Plng ResponseREFERENCE KEYNOTESDIVISION 01 - GENERAL REQUIREMENTS01 11 B1 -ALL UTILITES & EQUIPMENT SHALL BE LOCATED IN AREAS THAT AREDRY FLOOD PROOFED OR BE ELEVATED 1' MIN. ABOVE THE BFE.01 11 B2 -RESIDENTIAL USES SHALL BE LOCATED A MINIMUM OF 1' ABOVETHE BFE.DIVISION 10 - SPECIALTIES10 71 A1 -GARAGE AREA USED SOLELY FOR PARKING VEHICLES ANDLIMITED STORAGE, AREAS OF THE GARAGE BELOW THE BFE MUSTBE CONSTRUCTED WITH FLOOD-RESISTANT MATERIALS10 71 F1 -AREA FLOODPROOFED, TOGETHER WITH ATTENDANT UTILITY ANDSANITARY FACILITIES, SO THAT THE STRUCTURE IS WATERTIGHT WITHWALLS SUBSTANTIALLY IMPERMEABLE TO THE PASSAGE OF WATEWITH STRUCTURAL COMPONENTS CAPABLE OF RESISTINGHYDROSTATIC AND HYDRODYNAMIC LOADS AND EFFECTS OFBUOYANCY2020-05-05 / Dev Rvw Comment Resp2020-07-08 / Dev Rvw Comment Resp2020-07-27 / Dev Rvw Comment RespItem 2Packet Page 21
Item 2Packet Page 22
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Meeting Date: September 14, 2020
Item Number: 3
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 207 Higuera St. FILE NUMBER: ARCH -0090-2020
APPLICANT: 207 Higuera LLC REPRESENTATIVE: Scott Stokes
For more information contact Walter Oetzell, Assistant Planner at 781-7593 or woetzell@slocity.org
1.0 PROJECT DESCRIPTION AND SETTING
The applicant proposes to develop a commercial site on
the east side of Higuera Street, 100 feet north of South
Street, with a three-story mixed-use project comprised of
16 small one-bedroom dwellings (each about 440 square
feet in floor area) and a non-residential ground-floor
suite, with associated site improvements.
Present Use: Commercial (Art Studio and Gallery)
Zoning: Service Commercial, Mixed-Use Overlay
(C-S-MU)
General Plan: Manufacturing and Services
Surrounding Uses: (East, West, North, South):
Commercial, Service Commercial, including: paint store,
auto repair, business services offices, retail, hardware
and lumber, dry cleaners, restaurant.
2.0 PROPOSED DESIGN
Architecture: Contemporary
Design details: Enhanced “Bike Room,” balconies with views of Cerro San Luis
Materials: Wood, stucco, corrugated metal, standing seam metal roof
Colors: “Off-white,” grey, brown (wood tone), black accent
3.0 FOCUS OF REVIEW
The ARC’s role is to review the proposed project in terms of its consistency with the Community Design
Guidelines (CDG), the Mid-Higuera Street Enhancement Plan (MHSEP), and applicable City Standards.
The Design Guidelines provided in the Mid-Higuera Street Enhancement Plan (MHSEP) are part of the
City’s architectural guidelines applicable to new development in the Mid-Higuera Street area, and address
site planning, architectural treatments, pedestrian and auto access, parking areas, signs, lighting, and
landscaping. The project is subject to Major Development Review, and the Commission will provide a
recommendation which will be forwarded to the Planning Commission (Zoning Regulations
§17.106.040 (A) (2)).
Community Design Guidelines: www.slocity.org/home/showdocument?id=2104
Mid-Higuera Street Enhancement Plan: www.slocity.org/home/showdocument?id=4300
Figure 1: 207 Higuera
Item 3
Packet Page 25
ARCH-0090-2020 (207 Higuera)
Page 2
4.0 PRIOR REVIEW
The Commission reviewed the project design at its meeting of August 3rd 2020,1 and continued
consideration of the item to a future date, providing direction as summarized in the hearing minutes
(Attachment 2), and as further discussed below in this report.
5.0 DIRECTIONAL ITEMS
The Commission provided direction for aspects of project and site design related to frontage buffering,
screening, interface with adjacent property, articulation of wall surfaces and rooflines, and mechanical
screening, for consideration prior to formulating a recommendation., the applicant has revised plans and
provided responses to the directional items, as summarized below.
5.1 Buffering and Screening at Frontage
Several directional items were focused on deepening the planted area between the parking area and the
street, providing screening, consistent with sight-line constraints, at the street frontage, and attention to
the borders of the parking area with neighboring property:
▪ Enhance the buffer between the street and parking lot and the attractiveness of the parking area;
▪ Utilize alternative paving materials and treatments to enhance the parking area
▪ Provide design details for a low screening wall; and consider continuing the wall around the corners
of the frontage to enhance the attractiveness of the screening and landscape area;
▪ Consider converting the extra motorcycle space to provide landscape planting area;
▪ Provide transformer details (in the landscaped area in the SW/C of the parking area)
▪ Consider the interface with neighboring property to the north and south
1 The August 3rd staff report is available online the City’s website: opengov.slocity.org/WebLink/DocView.aspx?id=125655
Figure 2: 207 Higuera, view from Higuera St
Item 3
Packet Page 26
ARCH-0090-2020 (207 Higuera)
Page 3
Buffers and enhancement. The Landscape Plan (Sheet L1.0 of Project Plans, Attachment 1) has been
refined in response (see Figure 3). An extra motorcycle space has been eliminated and the planted area
has been extended around the site corners to provide buffer at the street frontage. Low screening shrubs
have been proposed, rather than a wall, to maximize the planted area and preserve safe sight lines.
Patterned decorative concrete has been specified, to enhance the attractiveness of the parking area.
Transformer. The applicant contacted PG&E staff and has been informed that final specifications of the
transformer to be installed at the southwest corner of the site cannot be determined until PG&E
engineering staff review the equipment needs for the building and immediate area, and that that
engineering review will be initiated once entitlements for the project have been obtained. The applicant is
confident, however, that adequate area has been provided to accommodate the equipment that will likely
be required, and to provide it with adequate screening.
Site Edges. On the north side of the site, along its interface with neighboring property, fence details have
been further developed, using a post and slat design with intermittent breaks to provide cable ties for
climbing plants (see Figure 4). The south edge of the site is left unaltered, as the boundary is already
defined by an existing masonry wall and ivy-covered solid waste enclosure structure.
Figure 3: Planter area at frontage; before (left) and after (right)
Figure 4: Site edges; north side (left), south side existing offsite wall and enclosure (right)
Item 3
Packet Page 27
ARCH-0090-2020 (207 Higuera)
Page 4
5.2 Refinements to Front and Rear Elevations
The Commission provided direction for refinement of building surfaces and rooflines:
▪ Enhance the articulation of the rear (East) elevation; consider storefront treatment at ground level
▪ Enhance the front (West) elevation; provide additional articulation to the stucco wall;
▪ Draw attention to, and provide protection for, the stairwell entry at the southwest building corner
(e.g. extend entry awning over the stairwell door)
In response, building elevations have been modified. At the rear, a wider recess is provided within the rear
wall, which has been extended down to the ground level and embellished with a landscape trellis feature
(see Figure 5). A storefront system was considered impractical, given the limitation on openings near
property lines imposed by Building Code. In addition, the ground level of the rear elevation will be
obscured by site fencing and neighboring development, and is not a functional access point to the building
or other site features.
The front elevation has also been refined (see Figure 6), incorporating wider window openings and reglet2
features to further articulate the stucco wall surface into more pleasingly proportional components. The
residential entry has been further recessed to better differentiate it from the entry to the non-commercial
suite. At the southwest corner of the building, the egress from the exit stair well has been re -oriented to
open out into the main building entry area, removing the appearance of an entry in that location, such that
it is no longer necessary to extend the entry awning.
5.3 Roofline and Screening
Finally, the Commission considered the articulation of the building roofline, and the provisions for
adequate screening of mechanical equipment:
▪ Enhance the visual interest of the roofline; consider additional articulation
▪ Develop the mechanical equipment screening.
2 Reglet: A flat narrow architectural molding; the “grooves” added in a rectangular pattern to the front wall surface
Figure 5: East (Rear) Elevation; before (left) and after (right)
Item 3
Packet Page 28
ARCH-0090-2020 (207 Higuera)
Page 5
The applicant reports that opportunities for further articulation of the roofline were considered, such as
articulation of the roof edge to respond to wall recesses and changes in wall planes. But ultimately, such
modifications were not found to achieve any beneficial effect on the appearance of the roofline and
negatively affected the roofs shading function. The architect affirms that the proposed design represents
the preferred roof configuration, exhibiting the desired slope, simple form, and proportion of parapet to
shed roof (see Applicant Response, Attachment 3). However, the extent of the roof top mechanical
equipment area and screening parapet have been refined and depicted (on Sheet A2.1 of plans,
Attachment 1), to provide adequate area and height to accommodate and screen the equipment.
6.0 CONCLUSION
Revisions have been made to the project design, as depicted in revised plans (Attachment 1) and described
by the applicant (Attachment 3) in response to the ARC’s direction, in order to enhance consistency with
applicable design guidelines, as discussed during the August 3rd meeting. For clarity, and to ensure that
final plans remain consistent with applicable design guidelines, staff recommends that the ARC include
in its recommendation to the Planning Commission suggested conditions of project approval requiring
that final plans include:
▪ Details of decorative paving treatment;
▪ A landscape plan showing appropriate “low screen” plant selection at the street frontage;
▪ Utility equipment details (backflow preventor, transformer) and associated screening elements;
▪ Details for site fencing (i.e. at northern boundary) and for the east elevation trellis feature; and
▪ Parapet and sight line detail for screening of rooftop equipment.
7.0 ACTION ALTERNATIVES
7.1 Recommend approval of the project based on consistency with the CDG and MHEP. This action
may include recommendations for conditions to address consistency with the CDG and MHEP.
7.2 Continue review of the project with direction to the applicant and staff on pertinent issues.
7.3 Recommend that the Planning Commission deny the project, citing reasons for the
recommendation, related to consistency with applicable development standards and design
guidelines.
Figure 6: Front (West) Elevation; before (left) and after (right)
Item 3
Packet Page 29
ARCH-0090-2020 (207 Higuera)
Page 6
8.0 ATTACHMENTS
1 Project Plans
2 Minutes of ARC Meeting (Aug 3, 2020)
3 Applicant Response to ARC Direction
Item 3
Packet Page 30
207 HIGUERA
MIXED-USE
ENTITLEMENTS PACKAGE, 08/17/2020
Prepared by TEN OVER STUDIO
207 Higuera Mixed-Use is bringing 16 new 1-bedroom apartments along with an office suite to the
southern end of San Luis Obispo that is emerging as an eclectic & artistic district. The project’s
amenties will include parking, on-site laundry, bike storage, views of Cerro San Luis and all within
walking distance from downtown and open space trails.ATTACHMENT 1Item 3
Packet Page 31
CLIENT
ABOVE GRADE ENGINEERING
245 HIGUERA ST., SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT STOKES
scott@abovegradeengineering.com
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: Jessie Skidmore
jessies@tenoverstudio.com
PROJECT INFO & DATA T1.0 - T1.2
CONTEXTUAL SITE PLAN T2.0
TOPOGRAPHIC MAP C-0.2
PRELIMINARY GRADING C-1.1
AND DRAINAGE PLAN
PRELIMINARY UTILITY PLAN C-2.1
LANDSCAPE SITE PLAN L1.0
PLANT SCHEDULE & IMAGES L1.1
WATER CALCULATIONS L1.2
DEMO PLAN & TREE REMOVAL A1.0
SITE PLAN & SITE ELEVATION A1.1
FIRST & SECOND FLOOR PLAN A2.0
THIRD FLOOR & ROOF PLAN A2.1
BUILDING ELEVATIONS A3.0
MATERIAL BOARD A4.0
PROJECT IMAGE A5.0
CONTACTS
indexATTACHMENT 1Item 3
Packet Page 32
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.0
207 HIGUERA ST. APN 003-721-039CURRENT USE RETAIL
10019 SF .23 ACRE
MAX SITE COVERAGE ALLOWABLE 75%PROPOSED 35.00%
FAR ALLOWABLE 1.5 PROPOSED 0.98
DENSITY ALLOWABLE 24 / ACRE= 5.52 (6)PROPOSED
DENSITY BONUS 27.50%
AFFORDABLE UNITS PROPOSED 8% (OR 1) VERY-LOW INCOME
HEIGHT LIMIT ALLOWABLE 35'PROPOSED 35'-0"
LANDSCAPE AREA REQUIRED 1000 SF PROPOSED 475 SF
ADJACENT ZONES NORTH C-S, MU
EAST C-S, MU
SOUTH C-S, MU
WEST N/A
ALLOWED SETBACKS FRONT
SIDE NONE
REAR NONE
PARKING DIMENSION STALL 8.6' x 18.4'AISLE 24'-0"
ENTITLEMENTS/USE PERMIT REQUIRED Y
8, SEE ATTACHED
LETTER
≤ 20' HEIGHT = 10', > 20' HEIGHT = 15'
LAND USE REQUIREMENTS ZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINES
LOT SIZE
C-SMUMID-HIGUERA STREET ENHANCEMENT PLANADDRESSPROPOSED USE MIXED-USE DEVELOPMENT ALLOWED USE IN ZONE Y
OCCUPANCY RESIDENTIAL (R-2), B
CONSTRUCTION TYPE VB
SPRINKLER SYSTEM NFPA 13R
STORIES PROPOSED 3
HEIGHT PROPOSED 35'-0"
BUILDING AREA SF 9781 SF
BUILDING INFO
PROJECT DESCRIPTION
This project proposes a (N) 9,781 SF, mixed-use building. The property has an existing 900 SF, commercial
building, currently being leased as an artist studio which will be demolished. The mixed-use building consists of
(16) 440 SF apartment units, and 360 SF of commercial space, to be for office use. Affordable units will be
provided to obtain a density bonus of 27.5%. ATTACHMENT 1Item 3
Packet Page 33
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.1
UNIT#SIZE (SF)<600SF 600-1000SF 2-BD 3-BD 4-BD+FIRST FLOOR UNIT 104 440 XUNIT 105 440 XUNIT 106 440 X
UNIT 107 440 X
SECOND FLOOR UNIT 200 440 X
UNIT 201 440 X
UNIT 202 440 X
UNIT 203 440 X
UNIT 204 440 X
UNIT 205 440 X
THIRD FLOOR UNIT 300 440 X
UNIT 301 440 X
UNIT 302 440 X
UNIT 303 440 X
UNIT 304 440 X
UNIT 305 440 X
TOTAL 7040 16 0 0 0 0
AFFORDABLE UNITS UNIT#SIZE (SF)<600SF 600-1000SF 2-BD 3-BD 4-BD+
104 440 X
TOTAL 7040 1 0 0 0 0
5.52, ROUND UP TO 6
DENSITY CALC UNIT TYPE
<600 SF 16 0.5 8
600SF-1000SF 0 0.66 0
2 BEDROOM 0 1 0
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL PROPOSED 8
DENSITY BONUS 8% VERY-LOW AFFORDABLE = 27.5% DENSITY BONUS
6 DU x .275 = 1.65, ROUND UP TO 2 DU
6 DU + 2 DU = 8 DU
AVERAGE UNIT SF: 440AVERAGE UNIT SIZE TOTAL UNIT SF: 7040UNIT TYPES
DENSITY
DENSITY ALLOWED: 24 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED LOT SIZE:10019
TOTAL # UNITS: 16
5.52, ROUND UP TO 6
DENSITY CALC UNIT TYPE
STUDIO 16 0.5 8
1 BEDROOM 0 0.66 0
2 BEDROOM 0 1 0
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL PROPOSED 8
DENSITY BONUS 8% VERY-LOW AFFORDABLE = 27.5% DENSITY BONUS
6 DU x .275 = 1.65, ROUND UP TO 2 DU
6 DU + 2 DU = 8 DU
DENSITY
DENSITY ALLOWED:24 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED LOT SIZE:10019
USE ROOM NAME MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR U TRASH 100 127R-2 COMMUNITY ROOM 101 360S-2 BIKE 102 132R-2 LAUNDRY 103 137R-2 1-BR 104 440R-2 1-BR 105 440
R-2 1-BR 106 440
R-2 1-BR 107 440
CIRCULATION 673
TOTAL:3052 0 137
AREA %: 0.00%4.49%
SECOND FLOOR R-2 1-BR 200 440
R-2 1-BR 201 440
R-2 1-BR 202 440
R-2 1-BR 203 440
R-2 1-BR 204 440
R-2 1-BR 205 440
CIRCULATION 656
TOTAL:3296 0 0
AREA %: 0.00%0.00%
THIRD FLOOR R-2 1-BR 300 440
R-2 1-BR 301 440
R-2 1-BR 302 440
R-2 1-BR 303 440
R-2 1-BR 304 440
R-2 1-BR 305 440
CIRCULATION 656
TOTAL:3296 0 0
AREA %: 0.00%0.00%
FLOOR AREASPARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDRESIDENTIAL<600SF 16 1 / BED 16COMMERCIALOFFICE360 SF 1 / 300 1REQ'D TOTAL W/ 6% MIXED-USE REDUCTION 16TOTAL PROVIDED 16ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
RESIDENTIAL 17 2% OF SPACES 1
REQ'D TOTAL 1
PROVIDED TOTAL 1 VAN, 0 STD
EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED
RESIDENTIAL 16 10% OF PARKING
ROUNDED UP
2 CAPABLE
REQ'D TOTAL 2 CAPABLE
PROVIDED TOTAL 2 CAPABLE
PARKING CALCULATIONS
BICYCLE PARKING REQ'D
UNIT COUNT (OR SF)
BUILDING
COMMERCIAL 390 1/1500 +GST 75%0 25%0
RESIDENTIAL 16 2 / UNIT+GST 1 / 5 UNITS 3 2 / UNIT 32
TOTAL 3 32
REQUIRED TOTAL 3 32
PROVIDED TOTAL 2 16
1 BIKE HOOK PROVIDED IN EACH GROUND FLOOR UNIT, 12 IN BIKE STORAGE.
BICYCLE PARKING CALCULATIONS
SHORT TERM LONG TERMTOTAL BICYCLEATTACHMENT 1Item 3
Packet Page 34
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.2
MID-HIGUERA STREET ENHANCEMENT PLANSEE ALSO LAND USE REQUIREMENTS FOR GENERAL COMPLIANCESITE PLANNING AND DESIGNPARKING AREAS REQUIRED PROPOSEDAFRONTING HIGUERA, SEE EXHIBIT A FOR DESIGN CONSTRAINTS FOR REAR-LOADED
PARKING
B SHRUBS PROVIDED, SEE LANDSCAPE PLAN
C SEE PROPOSED LANDSCAPE PLAN
D SEE EXHIBIT A DESIGN CONSTRAINST
SEE ALSO LAND USE FOR LANDS. AREA
PEDESTRIAN AREAS REQUIRED PROPOSED
A PUBLIC ACCESS TO REAR LOTS N/A
B FRONTING HIGUERA, SEE EXHIBIT
C CLEAR GLASS AT STREET LEVEL N/A
D N/A, SEE SITE PLAN
E AWNING PROVIDED AT ENTRIES
F SEE ELEVATION
UTILITY AREAS REQUIRED PROPOSED
A
B
C-S MAY FRONT HIGUERA PROVIDED IT IS
SCREENED WITH 3FT WALL OR SHRUBS
PLANTER EVERY (6) SPACES, 5FT WIDE
PLANTER SHOULD SEPARATE LOT FROM
STREET
ALONG HIGUERA, NEW LOTS SHALL BE
LOCATED AT REAR, ACCESSED FROM ADJ.
STREETS AND/OR COMMON DRIVED. AT LEAST
10% OF LOT SHALL BE LANDSCAPED
BUILDINGS SHOULD BE SITED CLOSE TO, AND
ORIENTED TOWARD STREET
PEDESTRIAN LINKAGES SHOULD BE PROVIDED
WITHIN THE PROJECT TO OTHER
COMMERCIAL PROJECTS AND ADJACENT
NEIGHBORHOODS
PORTICOES, ARCADES, ROOF OVERHANGS,
AWNINGS AND SIGNAGE SHOULD BE USED AT
ENTRIES TO HELP ORIENT PEDESTRIANS
EACH PROJECT IS ENCOURAGED TO HAVE ITS
OWN ARCHITECTURAL IDENTITY, YET THE SITE
MUST WORK WITH ADJACENT PROPERTIES TO
PROVIDE SAFE VEHICLE AND PEDESTRIAN
CIRCULATION
LOCATE NOISE AND/OR ODOR PRODUCING
USES AWAY FROM PEDESTRIAN AND
RESIDENTIAL AREAS; UTILITY AREAS SHOULD
BE GROUPED, SCREENED AND DESIGNED TO
THE MAIN STRUCTURE
ALL UTILITY IS WITHIN BUILDING, WHERE
POSSIBLE, AND CONDENSERS ON ROOF,
HIDDEN BEHIND PARAPET WALL.
DEVELOPMENT STANDARD COMPLIANCE LOCATED TO THE REAR OR BETWEEN BUILDINGS
SERVICE, DELIVERY STORAGE, UTILITY, AND
TRASH AREAS SHOULD BE INTEGRATED INTO
THE PROJECT DESIGN AND SCREENED FROM
THE PUBLIC VIEW
INTEGRATED TRASH ROOM,
SEE FLOOR PLAN
FLOODPLAIN REQUIRED PROPOSEDACOMPLIESBREQUIREDPROPOSEDFORM, MASSING , ORIENTATION
A
B
C
D
E
F
G
ROOFS
A
B
C
D
E
F
WALLS/ FACADES
A
B
C
D
WINDOWS, DOOR STOREFRONTS
A
B
C
RESPECT FOR VIEWS
A
COMPLIES. SEE ELEVATIONS.
ARCHITECTURAL DESIGN
MULTIFORM ROOFS COMPLIES. SEE ELEVATIONS.
DOORS, WINDOWS, OPENINGS COMPLIES. SEE ELEVATIONS.
PEDESTRIAN SCALE AT STREET
FOUR-SIDED ARCHITECTURE COMPLIES. SEE ELEVATIONS.
AVOID BOX-LIKE APPEARANCE COMPLIES. SEE ELEVATIONS.
MATERIALS CONSISTENT WITH STYLE
EMPHASIZE WINDOWS, TRELLIES, ARCADES,
ROOF OVERHANGS, RECESSES, OR
PROJECTED STORIES, COLUMNS, BALCONIES,
WAINSCOTS AND AWNINGS.
COMPLIES. SEE ELEVATIONS.
WINDOWS MATCH STYLE COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS. DISCOURAGED MATERIALS
SCREENED ROOF MOUNTED EQUIP ROOFS HIDDEN BY PARAPET
COMPLIES. SEE ELEVATIONS. USE OF REVEALS, MATERIAL CHANGES, BLDG
POP-OUTS, RECESSES
COMPLIES. SEE ELEVATIONS.
PARAPET TREATMENT COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS.
COLOR SHADOW & INTERESTING FORMS
COMPLIMENT BLDG STYLE COMPLIES. SEE ELEVATIONS.
PRESERVE VIEW FROM HIGUERA N/A
NEW DEVELOPMENT SHALL NOT COVER MORE LOT AREA THAN DEVELOPMENT IN REPLACES UNLESS IT WILL NOT INCREASE FLOOD HAZARD N/A
RECOGNIZABLE BASE, ROOF AND ENTRY COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS.
IMPLEMENTATION OF DRAINAGE ROUTES FOR PROJECTS BTW HIGUERA AND CREEK
APPROPRIATE MATERIAL- PITCHED ROOF N/A
N/A
DECORATIVE LIGHTING
AVOID BLANK AND PLIN BUILDING FACADES
DOORS AND WINDOWS COORDINATE COMPLIES. SEE ELEVATIONS.
AWNINGS WITH SIGNAGE COMPLIES, SEE ELEVATIONSATTACHMENT 1Item 3
Packet Page 35
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T2.0
CONTEXTUAL SITE PLAN
SCALE: N.T.S.
DWELLINART - EXISTING BUILDING TO BE REMOVED
PAUL’S DRY CLEANERS - RETAIL STORE
DUNN EDWARDS PAINTS - RETAIL STORE
PREVIOUS USE AS “THE POND PLACE”
BAY AUTO & TIRE - REPAIR SHOP
1
4
2 3
1
Our site is primarily surrounded by retail establishments. The buildings are all one-story, however many of the adjacent neighbors have a height that is percieved as two-story, see #2 and #4. The surrounding material palette is a varied mix of stucco, brick, CMU, and metal paneling.
A structure on this site goes back to at least 1949 when a permit was
issued for a 373 SF addition to a 576 SF structure. This combined
size of 949 SF is still the current size of the existing building on
site. In 1960 a renovation for 724 SF was permitted, followed by
an 801 SF renovation in 2000, presumably for the use as The Pond
Place, (pictured on this page) where it remained as such until the
site was purchased by the current owners. The building is currently
being leased to as an artist studio/ retail space. (pictured on this
page)
SUMMARY OF CONTEXT
PROPERTY HISTORY
NATTACHMENT 1Item 3
Packet Page 36
HIGUERA STREET( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-0.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL, CDP
02/10/2020
TOPOGRAPHIC MAP
1" = 20'ATTACHMENT 1Item 3
Packet Page 37
PROPOSED
MIXED-USE BUILDING
165.70 FF
3.4%
4.1%
165.0 TG 165.0 TG 165.0 TG
165.0 TG 165.0 TG
(163.54 EG)
165.0 TG 165.0 FG
(164.2 EG)
165.0 FG
(163.9 EG)
(162.90 ES)
162.89 TG
162.89 BSW
162.70 TG
162.70 BSW
(162.02 FL)
165.60 FS 165.70 FS
165.55 FS
165.45 FS/TC
165.65 FS
165.75 FS(163.47 FS)165.75 FS(163.80 FS)
(162.36 FL)
165.45 FS
162.65 FS/TG 164.0 FS
162.75 FS
162.85 FS/TG
M
162.16 FS
162.08 FL
162.64 FS
162.33 FS
162.25 FL
162.83 FS
164.84 FS/TG
(N) DRIVEWAY RAMP
(E) SIDEWALK
TO REMAIN
(N) FLUSH CURB
(N) CONCRETE ADA
VAN ACCESSIBLE
PARKING STALL
(N) PARKING STALLS
(N) TREE WELL
(N) TREE WELL
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
(N) DECORATIVE CONCRETEHIGUERA STREETPROTECT-IN-PLACE
(E) RETAINING WALL
MATCH (E) SIDEWALK
(N) FLUSH CURB
(N) PARKING STALLS
( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-1.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL/CDP
08/06/2020
PRELIMINARY GRADING &
DRAINAGE PLAN
1" = 20'
LEGEND
PROPOSED CEMENT CONCRETE PAVEMENT
FEMA 100-YR FLOOD
ELEVATION = 164.50ATTACHMENT 1Item 3
Packet Page 38
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWPROPOSED
MIXED-USE BUILDING
165.70 FF
161.0 INV
165.0 TG
163.5 INV
162.55 TG
162.2 INV
162.85 TG
160.00 INV
165.62 TG
161.6 INV
165.0 TG
163.5 INV
160.5 INV
160.6 INV
164.84 TG
161.7 INV
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
(N) 4" FIRE WATER
SERVICE
(E) 16" SEWER MAIN
CONNECT TO (E)
6" PVC WATER MAIN
CONNECT TO (E)
18" SEWER MAIN
NEW 2" DOMESTIC
WATER METER
(N) DRAIN INLET
(N) 6" SEWER
LATERAL
(N) 12" STORM DRAIN
JUNCTION BOX
(N) SIDEWALK
UNDERDRAIN
NEW 3/4" COMMERCIAL
WATER METER
(N) 2" WATER LINE
(N) DOUBLE DETECTOR
CHECK VALVE
HIGUERA STREET(N) DRAIN INLET(N) DRAIN INLET
(N) 6" STORM
DRAIN LINE
(N) 6" STORM
DRAIN LINE
(N) TRENCH DRAIN
(N) 6" STORM DRAIN LINE
(N) CLEANOUT
(N) CLEANOUT
(N) PAD-MOUNTED
TRANSFORMER
UNDERGROUND
CHAMBERS
(N) 12" STORM DRAIN
JUNCTION BOX
(N) 8" STORM DRAIN LINE
( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-2.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL/CDP
08/06/2020
PRELIMINARY UTILITY PLAN
1" = 20'
LEGEND
DOMESTIC WATER LINE
FIRE WATER LINE
GAS LINE
SEWER LINE
STORM DRAIN LINEATTACHMENT 1Item 3
Packet Page 39
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE L1.0
SCALE: 1/16” = 1’-0”
landscape & site plan
legend
PROPOSED BUILDING
FOOTPRINT
(E) ADJA
(E) ADJACENT BUILDING - ACHIEVEMENT HOUSE
APN: 003-511-035
HIGUERA ST.
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
(N) MIX
(N) MIXED-USE - BLDG A
19,724 SF
24
ADA/EV
25
ADA/VAN
30 SPACES
2-LEVEL LIFT
MC
TRASH
(6) 3-CY BINS
2
1
4
5
1
5
66
(N
(N) MIXED-USE - BLDG A
19,724 SF
N
1
1
2
3 3 3
3
ADJACENT BLDG, TYP.
11 12 13 14 15
8
1610
3 4 5 6 712
C C
C C
M
9
ADJACENT BLDG, TYP.HIGUERA ST.(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
4
2 5
62'-0"2'-4"8'-0"8'-6"42'-3"16'-6"80'-4"
5'-5"3'-11"
4'-0"
KEYNOTES
NEW TREE WELL & STREET TREE
PROPERTY LINE
PRIVATE PATIO
DOUBLE DETECTOR CHECK VALVE,
REFER TO CIVIL SHEETS
DECORATIVE CONCRETE
6'-0" HIGH WOOD SLAT FENCE W/
GROWING VINE ACCENTS
1
2
3
4
5
6
1
1
2
3 3 3
3
ADJACENT BLDG, TYP.
11 12 13 14 15
8
1610
3 4 5 6 712
C C
C C
M
9
ADJACENT BLDG, TYP.HIGUERA ST.(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
4
2 5
6
2'-0"2'-4"8'-0"8'-6"42'-3"16'-6"80'-4"
5'-5"3'-11"
4'-0"
KEYNOTES
NEW TREE WELL & STREET TREE
PROPERTY LINE
PRIVATE PATIO
DOUBLE DETECTOR CHECK VALVE,
REFER TO CIVIL SHEETS
DECORATIVE CONCRETE
6'-0" HIGH WOOD SLAT FENCE W/
GROWING VINE ACCENTS
1
2
3
4
5
6
keynotes
paving patternsATTACHMENT 1Item 3
Packet Page 40
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE L1.1
plant palette
PLANT schedule PLANTING PALETTETREESQTYBOTANICAL / COMMON NAME REMARKS2 Garrya elliptica `James Roof` / Coast Silk Tassel SIZE: 8`-12` WIDE, 12`-15` TALLWUCOLS PF: .1 - .3
2 Lophostemon confertus / Brisbane Box SIZE: 15`-25` WIDE, 40`-60` TALL
WUCOLS PF: .4-.6
SHRUBS QTY BOTANICAL / COMMON NAME REMARKS
15 Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita SIZE: 3`-5` WIDE, <1` TALL
WUCOLS PF: .4 - .6
23 Lomandra longifolia `Roma 13` TM / Platinum Beauty Variegated Mat Rush SIZE: 2-3` TALL & WIDE
WUCOLS PF: .1-.3
7 Passiflora x `Snow Queen` / Snow Queen Passion Vine SIZE: SPREADING/CLIMBING TO 10`
WUCOLS PF: .4-.6
36 Pennisetum spathiolatum / Rye Puffs SIZE: 1`-2` TALL & WIDE
WUCOLS PF: .4-.6
PLANT SCHEDULE
Coast Silk Tassel
Emerald Carpet Manzanita Platinum Beauty Variegated Mat Rush Snow Queen Passion Vine
Rye Puffs
Brisbane BoxATTACHMENT 1Item 3
Packet Page 41
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE
Instructions Plant Water Use
Type Plant Factor
Cells with blue background are for entering data Very Low 0 - 0.1
Results show in cells with tan background Low 0.1 - 0.3
Errors will show in RED text.Moderate 0.3 - 0.6
High 0.6 - 1.0
1) 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)Hydrozone
Plant Water Use
Type (low,
moderate, high)
Plant Factor
(PF)
Hydrozone Area
(HA) (ft2) Without
SLA
Enter Irrigation
Type (PF x HA (ft2))/IE
Zone 1 Moderate 0.40 96 Drip Irrigation 47.41
2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.30 476 Drip Irrigation 176.30
Zone 3 Moderate 0.40 42 Drip Irrigation 20.74
3) Select Irrigation Type from drop-down menu.Zone 4
Drip System Irrigation Efficiency (IE) 0.81 Zone 5
Spray System Irrigation Efficiency (IE) 0.75 Zone 6
Zone 7
4) ETWU results show at the bottom of the page Zone 8
Zone 9
Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10
ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11
Zone 12
Zone 13
Zone 14
Zone 15
Zone 16
Zone 17
Zone 18
Zone 19
Zone 20
HA Area 614 244.44
SLA
Total LA 614
Results:MAWA=9,170.6
ETWU=6,638.1 Gallons
8.9 HCF (Hundred Cubic Feet) per year
0.0204 Acre-feet per year
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]
L1.2
IRRIGATION calcs
Type of Project Residential
ETo of City from MWELO data 43.80 ETo (inches/year)
Overhead Landscape Area (ft2)
614 Drip Landscape Area (ft2)
SLA (ft2)
Total Landscape Area 614 ft2
as
as
re turf
Results:
(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]9,170.6 Gallons per year
12 HCF (Hundred Cubic Feet) per year
0.028 Acre-feet per year
San Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance Calculations
ATTACHMENT 1Item 3
Packet Page 42
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A1.0
demo plan & Tree removal
keynotes
SCALE: 1/16” = 1’-0”
N
KEYNOTES(E) PAVERS TO BE REMOVED(E) STRUCTURE TO BE REMOVED(2) 6" DIA. CREPE MYRTLE TO BE REMOVED
(E) CURB AND WALL TO BE REMOVED
(E) CONCRETE TO BE REMOVED
(E) WELL TO BE REMOVED
(E) PLANTERS TO BE REMOVED
(E) DECOMPOSED GRANITE
(E) PERIMETER FENCE TO BE REMOVED
(E) ROCK FORMATION TO BE REMOVED
(E) SITE SIGNAGE TO BE REMOVED
123
4
5
6
7
8
9
10
11
11
11
KEYNOTES
(E) PAVERS TO BE REMOVED
(E) STRUCTURE TO BE REMOVED
(2) 6" DIA. CREPE MYRTLE TO BE REMOVED
(E) CURB AND WALL TO BE REMOVED
(E) CONCRETE TO BE REMOVED
(E) WELL TO BE REMOVED
(E) PLANTERS TO BE REMOVED
(E) DECOMPOSED GRANITE
(E) PERIMETER FENCE TO BE REMOVED
(E) ROCK FORMATION TO BE REMOVED
(E) SITE SIGNAGE TO BE REMOVED
1
2
3
4
5
6
7
8
9
10
11
11
11ATTACHMENT 1Item 3
Packet Page 43
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A1.1
SITE PLAN
SCALE: 1/16” = 1’-0”
N
65'-9"
MAXIMUM HEIGHT LIMIT 35'-0"
EXTENTS OF PROPERTY
PL PL
HIGUERA STREET site elevation
SCALE: 1/16” = 1’-0”
keynotes
ADJACENT BLDG, TYP.
11 12 13 14HIGUERA ST. 15
8
1610
3 4 5 6 712
C C
C C
86'-7"SETBACK
1'-10"2
1 34
4
5
66'-6"
6
83'-2"
SETBACK
7
M 5'-3"SETBACK9 56'-2"19'-6"11'-10"9'-8"2'-5"82'-9"2'-4"16'-6"24'-0"4'-0"CLR.ADJACENT BLDG, TYP.HIGUERA ST. 5'-3"5'-0"
STUDIO
102
440 SF
STUDIO
103
440 SF
STUDIO
104
440 SF
STUDIO
105
440 SF
LAUNDRY
101
145 SF
25'-6" TRASH100138 SF UTILITY101115 SF
OFFICE
101
390 SF
17'-8"
1'-10"
3'-10"
1'-6"
62'-8"6"(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
8 9'-0"8'-712"8'-712"8'-0"8'-0"9'-0"9'-0"9'-0"16'-0" TYP.4'-11"8'-0"8'-712"8'-712"8'-712"8'-0"8'-0"9'-0"9'-0"9'-0"16'-0" TYP.18'-6"9
10
KEYNOTES
TRASH ROOM ACCESS
ELECTRICAL TRANSFORMER
BIKE ROOM ACCESS
NEW LANDSCAPE PLANTER
(2) EV CAPABLE SPACES
(2) SHORT TERM BICYCLE STORAGE,
GROUND CONTROL SYSTEMS HOOP
RUNNER - HR100 BIKE RACK, TOP HOOP
32-3/8" A.F.S.
FUTURE ACCESSIBLE EV SPACE AND
FUTURE STRIPED SPACE, BOTH SPACES 17'
WIDE TOTAL, TO BE RE-STRIPED AFTER
CHARGER INSTALL
DOUBLE DETECTOR CHECK VALVE, REFER
TO CIVIL SHEETS
6'-0" HIGH WOOD SLAT FENCE W/ GROWING
VINE ACCENTS
DECORATIVE CONCRETE
1
2
3
4
5
6
7
8
9
10
ADJACENT BLDG, TYP.
11 12 13 14HIGUERA ST. 15
8
1610
3 4 5 6 712C C
C C
1'-10"2
1
4
66'-6"83'-2"
SETBACK
M 5'-3"SETBA9 56'-2"11'-10"2'-4"16'-6"24'-0"4'-0"CLRADJACENT BLDG, TYP.HIGUERA ST. 5'-3"5'-0" STUDIO102440 SF
STUDIO
103
440 SF
STUDIO
104
440 SF
STUDIO
105
440 SF
LAUNDRY101145 SF TRASH100138 SF UTILITY101115 SF OFFICE101390 SF
1'-10"
1'-6"
(N) 16-UNITMIXED-USE BUILDING10,595 SF9'-0" 8'-712" 8'-712" 8'-0" 8'-0" 9'-0" 9'-0" 9'-0"16'-0" TYP.4'-11"8'-0"8'-712" 8'-7
12" 8'-7
12" 8'-0" 8'-0" 9'-0" 9'-0" 9'-0"16'-0" TYP.18'-6"10 KEYNOTESTRASH ROOM ACCESSELECTRICAL TRANSFORMERBIKE ROOM ACCESS
NEW LANDSCAPE PLANTER
(2) EV CAPABLE SPACES
(2) SHORT TERM BICYCLE STORAGE,
GROUND CONTROL SYSTEMS HOOP
RUNNER - HR100 BIKE RACK, TOP HOOP
32-3/8" A.F.S.
FUTURE ACCESSIBLE EV SPACE AND
FUTURE STRIPED SPACE, BOTH SPACES 17'
WIDE TOTAL, TO BE RE-STRIPED AFTER
CHARGER INSTALL
DOUBLE DETECTOR CHECK VALVE, REFER
TO CIVIL SHEETS
6'-0" HIGH WOOD SLAT FENCE W/ GROWING
VINE ACCENTS
DECORATIVE CONCRETE
12
3
4
5
6
7
8
9
10ATTACHMENT 1Item 3
Packet Page 44
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A2.0
first floor PLAN SECOND floor PLAN
SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”
N N56'-0"19'-1"
1-BR
104
440 SF
1-BR
105
440 SF
1-BR
106
440 SF
1-BR
107
440 SF
TRASH100
138 SF
BIKE102
144 SF
OFFICE
SUITE
101
390 SF
9'-4"
66'-7"
66'-7"
19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"6'-0"5'-0"25'-6"25'-6"5'-0"25'-6"A G H
A C E G H
B F34'-4"
1
3
4
5
2
1
3
2
5
B
3'-10"
3'-10"
LDRY
103
76 SF
FIRE
RISER
UTIL.
(3) TRASH (96 GA.)
(2) REC. (96 GA)
(1) ORG. (64 GA)2'-6"2'-6"TYP.5'-0"
ELEC.108
65 SF
66'-7"56'-0"66'-7"3'-10"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
5
19'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6"
1-BR
202
440 SF
1-BR
203
440 SF
1-BR
204
440 SF
1-BR
205
440 SF
1-BR
201
440 SF
1-BR
200
440 SF
(12) BIKE SPACES, GROUNDCONTROL SYSTEMS VERTICALBIKE RACKS, BOTTOM OF RACKMOUNTED AT 42" A.F.F.
(1) BIKE SPACE EA. UNIT,
GROUND CONTROL SYSTEMS
UTIL.
DASHED LINE
OF CANOPY
ABOVE
ATTACHMENT 1Item 3
Packet Page 45
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A2.1
66'-7"56'-0"66'-7"3'-10"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
5
19'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6"UTIL.
66'-7"56'-0"66'-7"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
556'-0"19'-6"9'-4"
SLOPE
1/2:12
MECH.
EQUIP.
1-BR
302
440 SF
1-BR
303
440 SF
1-BR
304
440 SF
1-BR
305
440 SF
1-BR
301
440 SF
1-BR
300
440 SF
THIRD floor PLAN ROOF PLAN
SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”
N NATTACHMENT 1Item 3
Packet Page 46
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE
TOP OF ROOF33'-8" A.F.F.413 1
1 1
2 2
2 23
3
3
4
4
5 5
5 5
6 7 8
810
10
8
15
9
11
12 13
12 13
12
3RD FLOOR
21'-6" A.F.F.
2ND FLOOR
12'-0" A.F.F.
1ST FLOOR
0'-0" A.F.F.
MAX. BLDG. HEIGHT
35'-0" A.F.F.
1416
MAX. BLDG.HEIGHT35'-0" A.F.F.KEYNOTES2X WOOD FASCIA PAINTED - BLACK
VERTICAL CORRUGATED METAL SIDING
STUCCO - SMOOTH
VERTICAL HPL EXTERIOR PANEL RAINSCREEN
METAL GUARD-RAIL - BLACK
ALUMINUM CLAD STOREFRONT WINDOW WITH
TRANSPARENT GLASS AND TRANSPARENT CLERESTORY
ABOVE
ALUMINUM STOREFRONT DOOR WITH TRANSPARENT
GLASS PANEL
METAL AWNING - BLACK
HOLLOW METAL DOOR - BLACK FRAME AND DOOR
STEEL LIGHTING CO., THE GARDENA, FULLY-SHIELDED
WALL-MOUNTED DOWNWARD FACING SCONCE, 3000K LED
LAMP
STANDING SEAM METAL ROOF
BLACK VINYL WINDOW WITH TRANSPARENT GLASS
BLACK VINYL DOOR WITH TRANSPARENT GLASS
STUCCO REVEAL, TYP.
FIRE RATED EXTERIOR DOOR - BLACK FRAME AND DOOR
METAL TRELLIS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
PL PL
PL
PL PL
PL PLPL
A3.0
BUILDING ELEVATIONS
WEST ELEVATION
EAST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
SCALE: 1/16” = 1’-0”
TOP OF ROOF33'-8" A.F.F.413 1
1 1
2 2
2 23
3
3
4
4
5 5
5 5
6 7 8
810
10
8
15
9
11
12 13
12 13
12
3RD FLOOR
21'-6" A.F.F.
2ND FLOOR
12'-0" A.F.F.
1ST FLOOR
0'-0" A.F.F.
MAX. BLDG. HEIGHT
35'-0" A.F.F.
1416
MAX. BLDG.HEIGHT35'-0" A.F.F.KEYNOTES2X WOOD FASCIA PAINTED - BLACK
VERTICAL CORRUGATED METAL SIDING
STUCCO - SMOOTH
VERTICAL HPL EXTERIOR PANEL RAINSCREEN
METAL GUARD-RAIL - BLACK
ALUMINUM CLAD STOREFRONT WINDOW WITH
TRANSPARENT GLASS AND TRANSPARENT CLERESTORY
ABOVE
ALUMINUM STOREFRONT DOOR WITH TRANSPARENT
GLASS PANEL
METAL AWNING - BLACK
HOLLOW METAL DOOR - BLACK FRAME AND DOOR
STEEL LIGHTING CO., THE GARDENA, FULLY-SHIELDED
WALL-MOUNTED DOWNWARD FACING SCONCE, 3000K LED
LAMP
STANDING SEAM METAL ROOF
BLACK VINYL WINDOW WITH TRANSPARENT GLASS
BLACK VINYL DOOR WITH TRANSPARENT GLASS
STUCCO REVEAL, TYP.
FIRE RATED EXTERIOR DOOR - BLACK FRAME AND DOOR
METAL TRELLIS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
PL PL
PL
PL PL
PL PLPL
keynotes
ATTACHMENT 1Item 3
Packet Page 47
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A4.0
MATERIAL BOARD
TRESPA
PRODUCT IMAGE
STOREFRONT - FIRESTONE UNA-CLAD
ANODIZED ALUMINUM, BLACK COIL.
WALL SCONCE
STEEL LIGHTING CO., THE GARDENA
VERTICAL 7/8” CORRUGATED METAL SIDING
TAYLOR METAL PRODUCTS
STONE WHITE SRI-85
PAINTED TRIM AND METAL ACCENTSBLACK METAL
WOOD SOFFIT PANELS
EAVES AND AWNING
SMOOTH STUCCO SIDING
MAIN BODY STUCCO, LA HAMBRA - CLAY
STANDING SEAM METAL ROOF
LIGHT GRAY
DARK RED - TRESPA PANEL COLOR
RUST ORANGE - TRESPA PANEL COLOR
LIGHT TAN - TRESPA PANEL COLORATTACHMENT 1Item 3
Packet Page 48
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A5.0
LOOKING EAST ACROSS HIGUERA STREETATTACHMENT 1Item 3
Packet Page 49
ATTACHMENT 1Item 3
Packet Page 50
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 3, 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,
August 3, 2020 at 5:02 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--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meetings of July 6, 2020 and July 20, 2020.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
WITHERS CARRIED 6-0-0, to approve the minutes of the Architectural Review Commission
meetings of July 6, 2020.
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY COMMISSIONER
PICKENS CARRIED 6-0-0, to approve the minutes of the Architectural Review Commission
meetings of July 20, 2020.
ATTACHMENT 2Item 3
Packet Page 51
Minutes – Architectural Review Commission Meeting of August 3, 2020 Page 2
PUBLIC HEARING
2.Project Address: 1691 Fredericks; Case # ARCH-0073-2020 & SBDV-0076-2020; Zone
R-1; Tim Ronda, applicant. Review of a new two-story 23,951-square foot residential care
facility with 35 private rooms; project includes a request for a 20 percent parking reduction, a
fence height exception to allow a fence and retaining wall combined maximum height of 12
feet within portions of the side yard, where 9 feet is normally allowed, and an increase to the
maximum floor area ratio to 0.5 where 0.4 is normally allowed. Project is categorically exempt
from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Tim Ronda with Studio Design Group Architects, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
DEMARTINI CARRIED 6-0-0, to find the project consistent with the Community Design
Guidelines and recommend that the Planning Commission approve the project as presented.
3.Project Address: 207 Higuera; Case # ARCH-0090-2020; Zone C-R-MU; 207 Higuera
LLC, applicant. Review of a Mixed-Use Development comprised of 16 one-bedroom
dwellings and 390 square-feet of non-residential space. The applicant requests a Density Bonus
of eight percent as an Affordable Housing Incentive; and exceptions from development
standards to reduce the number of required vehicle parking spaces by one, and to reduce the
number of required bicycle parking spaces for the residential component to one long-term
space per unit. The project is categorically exempt from environmental review (CEQA).
Assistant Planner Walter Oetzell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Jesse Skidmore with Ten Over Studio, responded to Commissioner
inquiries.
Public Comments:
Harry Hamilton
End of Public Comment--
ATTACHMENT 2Item 3
Packet Page 52
Minutes – Architectural Review Commission Meeting of August 3, 2020 Page 3
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
WITHERS CARRIED 6-0-0, to continue the project to a date uncertain with the following
direction to the applicant:
Enhance the buffer between the street and parking lot and the attractiveness of the
parking area
Consider converting the extra motorcycle space to provide landscape planting area;
Provide design details (including colors and materials) for a low screening wall (about
3 feet in height) at the parking area frontage;
Consider “wrapping” the wall “around the corners” of the frontage to enhance the
attractiveness of the screening and landscape area;
Provide credible design details for the transformer (e.g. dimensions and clear areas
required by PG&E) to inform the landscape plan at the southwest corner of the parking
area
Consider the interface with neighboring property to the north and south (e.g. potential
future fencing neighbors may install)
Utilize alternative paving materials and treatments to enhance the parking area;
Enhance the articulation of the rear (East) elevation;
Consider storefront treatment at ground level, similar to front entry;
Enhance the front (West) elevation;
Provide additional articulation to the stucco wall;
Draw attention to, and provide protection for, the stairwell entry at the southwest
building corner (e.g. by extending awning over the entry area);
Enhance visual interest of the roofline;
Consider additional articulation; and
Develop the mechanical equipment screening.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:52 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, August 17, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 08/17/2020
ATTACHMENT 2Item 3
Packet Page 53
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 2
ARC DIRECTIONAL ITEMS- RESPONSE
207 HIGUERA MIXED-USE
DATE: August 13th, 2020
PROJECT: 207 Higuera Mixed Use
ADDRESS: 207 Higuera St.
San Luis Obispo, CA 93401
APPLICATION: #ARCH-0090-2019
SUBJECT: ARC Directional Items
FROM: TEN OVER STUDIO
CONTACT: Jessie Skidmore, jessies@tenoverstudio.com 805.541.1010
COMPLETENESS REVIEW #1: ARCH-1017-2019
See the following response and attached documents for 207 Higuera Mixed-Use Responses for comments
received from the City of San Luis Obispo Community Development labeled “Direction Summary”. Please call
me directly with any questions or issues with the re-submittal.
Sincerely,
Jessie Skidmore
FRONTAGE BUFFER AND SCREENING (PARKING LOT)
1. 1 motorcycle space has been removed. Additional space has been used for landscaping,
providing between 3’-11” to 9’-4” of landscape buffer, See L1.0.
2. A reduced transformation size has been established and allows for 4’ of landscape buffer
between the equipment and the public sidewalk. See L1.0
3. A fence along the frontage property line has been replaced with an expanded landscape
buffer. See L1.0
ARTICULATION - @ FRONT ELEVATION
1. The following updates have been made to the Front Elevation:
- Stucco reveals and larger unit window (at north side of west elevation)
- Further setback residential entry to separate it from the commercial entry
- Exit stair at feature wall rotated around corner to downplay it as an entry door (functions as
egress door)
We looked at adding awnings at the windows but found them to make the elevation too busy.
The suggested awning over the door in the feature wall is now N/A as we have moved it
around the corner. See Floor Plans and Elevations.
ARTICULATION - @REAR ELEVATION
1. The following updates have been made to the rear elevation:
- Widened the recess portion to have more impact on the façade.
ATTACHMENT 3Item 3
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Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
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- Updated the treatment to a solid wall (without windows) as we are prohibited from having
openings within 5’ of the property line per building code.
- Provided trellis to add interest to this façade. The trellis will tie in with the new fence
proposed at the entry path along the north property line.
See Floor Plans and Elevations.
ARTICULATION - ROOF
1. We looked at additional parapet forms for the roof line, but the negative impact of not
providing shading to the storefront windows below brought us back to the original design. In
addition, the original design does provide a 1/3 : 2/3 ratio of parapet to shed roof that is a
preferred balance for composition.
2. We expanded the parapet roof towards the east and north to accommodate all of the roof top
equipment. The parapet will be approx.. 42” above the roof surface to easily screen 26” tall
condensers. This allows for the equipment to be hidden by the feature wall, and no additional
mechanical screening will be needed.
See Elevations & Roof Plan
EDGE DETAILS
1. A 6’ tall fence constructed of metal posts & wood slats is proposed at the North property line.
Intermittent breaks occur to provide cable ties for climbing plants. The design will tie into the
trellis structure on the East Wall, as well as the wood at the roof soffit.
The neighboring property to the South has walls, and a garbage enclosure along the south
property line, so an additional fence would be infeasible. We kept our landscape strip on our
property in this location. See L1.0
ALTERNATIVE PAVING
1. The project will provide concrete paving throughout with a decorative concrete paving
treatment in the drive aisle to help distinguish the parking stalls from the entry drive. See L1.0
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