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Home My WebLink AboutItem 2 - ARCH-0543-2019 (1321 Garden)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" 9" ȭ ȭ 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 Item 2Packet Page 23 Packet Page 24 1321 Garden Street ARCH-0543-2020 Review of a new three-story, 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 April 20, 2020 Applicant: Didier & Beatrice Cop Focus of Review 2 ARC review due to: ◼New residential development with roof deck ARC Purview: ◼Review the project in terms of its consistency with the Community Design Guidelines, and applicable City standards ◼Provide comments and recommendations to the Community Development Director for final approval Project Description 4 ◼Three-story, single-family structure ▪3,732-square foot residence, with 800 -square foot accessory dwelling unit ▪5,826-square foot lot with no street frontage; accessed by easement ▪590-square foot rookdeck ▪Requested exception from setback standards Building Design 6 ◼The proposed building is contemporary in character, with primarily rectilinear design elements, large recessed windows, sloped and flat roof. ◼The proposed materials and colors include: ▪Stucco and Brick veneer ▪Metal railings and metal roofing ▪Stucco and Brick to match neighboring structure Setback Exception 7 ◼The project proposes a setback less than required by the Zoning Regulations. ,wieATY • bBe6Wlt 6 e 0 ,pAA] 15 T �84 WAPh Pme Pawp ebpA� W.r a � 8JW 04Y� BWtltl 5AWW 3.x9T.W d.W eW ]9P. IIA ]EP.W 71 P. uP.W CA- CALWLEnm,. IB,we%�8M m Iloxepv a P•nAesN 9. mm L spm.W . S.ePiW gam 9e95.W . ]aa,sr 1, YIgn Amr PM,sm4v webm q .!! er' EwrwAviVewmeNlnkamw. mim Pmrs nwumW teeeeV ' PrwmM%� RnW� AAA s mf O,c anpaeplsrdrl8esedM L0.Y FJIIfi,IYgr ALERS� RM 6J,UM , A PGA181 1m5u1� menaLm rnPrw.L uwc AOlt Inr ,r,m ,r.a EE.W w.a Floe .Pw]artc BEVetW5T8l4 PENTrIWeE W,W N8B1 ee .1270 t9[ tl JPrv4en.4 sae. tbre�is. EnwP.4s^rQ vMe. MenW a aYe>s. As ] 2 eAmrem eleabish eek•IM'W,MbmA ePwNPAeA4 YSMmAeapnis 4AeWeelWpPmnn YmmelTTWeFtl: exare,9rva+mv Saran neA.Pm tl M CN el Sen Wn(6'up iim r]-T°�9 RqW�-ne 9. on W Lnm Emm ze e+meardva W swep m.rq A9alunvreem,e mAna IPsem4A xa n� .�..°wneee. mm�. n.a..vW =s:Mma. See m,A aP.vre..elbn aln.rvnrem'n s. Irex cmyAm ee m.n,�ney p•+r5 wn .A..n neA.Psplwe.ewa.,.m, ie ry enuM uemrem. Permitted & Proposed Areas P,e�T�m Fl�mW $ e1.9T m159 � BS 585x YiT AD Ttl W 9853x e >ne Dim IdJ9m xJt.n nee Aa Dean tJe9.0 Y.iEN a.,sa - g ad nPe-,AE zn. xn.m deHlmbj ,1,8 15819 pa Gtnpftmetl 9pPce 20T1.Ji rBJ.xA ].fiN.AS 18h.84 e,ASI t6 1.Sfi681 xlgJ81 � arceon AePw PnPmW fi.pnp BM.A 8e8rt W1+a 8WA1 JW Bf ,6p e5 � Sloaw 14aW e.W -+ulx ,u,� uW 91,W ra,MLTK epme Bee.R Seen ®Tfi % oseu xtsA EW.Te xu ds av-e e18W 6,AI0 E \ m <FAxl rxauA,ox 08Wm,Mp a,mA lFltlp Nm AaeMwl bHeyeeeP . Tdrlrxe BAe HW FM m� PwpmW STS2M ei.90 84.11 er dWW 3,Ai0.W - SAm.W . 0.W a 1.5 df runs. IEMxePAUIma+W.nmhee'SCFaveT o-n^P LMr wwlPa.n ue.Pw Mex'a1neLlwbp mnrgp. xaP.rw cPceyl�.. eSPM.a,. d Cermge. Me mwwna b e66 aTWPe AP11 W 4 mclWee pr 1T.N.t]0.B.S W W nm mpy LxWee Ne APU b otar eiPeeP. FFV Arr Peen rFM t'1 , TP.et toe P.�p°e eey.un ot.mg ]n.Apu...nm.mp eo. vo..b.�mnix..wrt4 dm�ire oen.�.. m , __ emnpmJina wm repep le sa^Da'--tame pvaeuery vppemaD per ere mn'MMmee is •_"" - TdMlC mel Pmropue<Nnnlu4si,�e escro ern ol2mnPOYYuncecomrYnAe. WMrryer! m canDmeW D•,seamsiYCPApnee Dgmilme firms Prertnecen e4Pee era [n ecmmm Ary Materials MEMO kc a�a ,oyA ore Inlb ok`n oay`apcml � In Project Description P�vq �Sa�nuaMer av inevvan rePnCK�wlweeso� hem lne rnneloen�59peeei�WJsrery rodR»1Sb vp� IX•hry mrx - .i�rm ie�i p.ovrbrl.....,+a clitec l,te ;leeeleR TMdaras�P�ovt•ruems EeeelePm 1 alvieaa pe ExmW msus .-rntlesq ]iav�mao n�Fsvinr ¢tnen� niei wrcq,r�pr.yre4mr AwnsWlanls: Project Information OGCWnaCrIMF. Rx i•-.•cncxlMr ap area i,P - oAuialeew•wr•q .+ lw am lwMr cd,..nre.+od. o.nen»a �aa Once Upon a Lme LP n ssipMem 750 Rsmo St. n ^gym^ San Luis Obupdu, Y3401 Amleelmutw. Y. wla.xrew. war„u•iemo.n rob Counr 11�whrwob-i Yl xrh-�1•Iwvn aoHcn-kl-5a+cmi 5rykurl LY.diy uP los Pt Rm Aen s �aoP°n-n Wrl cwn n51n 9q O x<eesn Ipetigj'P ] 5 • 3emaM iapm-5 m n Garden Green, Building 3 _ 1321 Gordan Sireei San Luis Obispo Ca Y3401 L a. �eeenomeVa�mbb onr4 me.r — ,ae P°. n�e^+P,eerPrrm - e,e � n., =9 I -9PE. ep riplr9/�«moea me snnMlp Sheet List Table i.t,° CdwPwafaSe 11 ellodimenll A'IDOTa,, 9e. ea+cammmr Ex _ IPb Ra. M.;]-I ewre.o MP Be+PAm _ applcolbn eto- _....... --_-- COPYRIGHT e 0 c� -OS g3 Sheet name: Title Sheet - -Site sheet n�mbe� T-1 A REFERENCE KEYNOTES r�� rfllC*e4 Gare�opequR wlFgal a�wEw ewrv�Ewpwxfe n— B95w4Eµwx ISglp}-Ex Aron � �AIgaS nan�4nwsEwfeunerowfLIIIIL re��awfo xwaw re>>�earx�avrnr—ew,. z in ruc ura faTp, xsmEi - _ R N570525E 166.69 -_ j r\ x x x xKI UORx x x x r\ x h x x x x x x x x x u x x �� y v v v�\/ v v v �✓ v v v v � u I�� r` X X X x x x x X X X X f I ' ropo.lre ruc ure 1 � ws in ruc ure .egT—_T-- j_r —1—T-7 .......... -_-.__._-_—�.... 555°3q'ST'W 17i.9� —�—„ I 1. ILI I _ Ism ruc ure ' Site Plan ::E ti ::E 0GO c V CC l/I C s 6 Z R c p�1 oC y aC :�y::EIci REFERENCE KEYNOTES 1 st Floor Pion 1 ❑a•- ra 2 2nd Floor Plan 0..,a 6FSCALE W't P,0'• k 9 12, 1 L 2nd Floor Loft lm r e 1 ❑r-, a' SCAIE: I!4'= i'17' REFERENCE KEYNOTES �I. rnvaoum � cM1l rec lure iloeel./ ®„oo vvwe� uowu.cwnnes¢rrclw��c. rcM ee. e,aem en, enlen Once Upon o Time LP 150 Pismo 5t. nn Luis Obispo ca.93401 Garden Green, Building 3 1321 Gorden Sheet Son Lua OblSpo Ga 93401 filvaBcel Pmp 4,en,.uo 4B0'+I PFie 9e✓vv I BIJg Iueu Cwie COPYRIGHT Sheet w-.: Second Floor Plan sheet —lb.,. A-1.2 REFERENCE KEYNOTES 3rd Floor Plan na-= ra SCALE Ud" = 1'{tl' REFERENCE KEYNOTES Roof Deck ❑a-= ra SCALE Ud" = 1'{7 EFERENCE KEYNOTES 1 1't Floor Plan a SCnIF. I ia' - 1'V (REFERENCE KEYNOTES of ei 3l GSVtNGraxpPWitH�i+Gxfpnr rµxf PEPPfACGpf �VP�lO Pq�FClgry uROSEABnCa POACCAwCEt Urtt, CnmxFrx UOW n9 - GKX`Hqu 310G�tAApvMfHWx rv(A CIE�Gifur�iGiOHA> nvuiox w-M2'SWCC0. W�OIN IFONIl�HWSM d�3lV NARK. N3+4 wv +r�l4 raoM euuuirve ra'nA V�or4cFMA. Nt PbP3F 1�oM Q J -—o- a 6i i i omo�. I j ar�Ar 1 r j e „rr j 7- 1 I -�xR rr i e East Elevation w-ra SCale. IW - PV REFERENCE KEYNOTES N c oI O � I I nl9alM..brr ® I— I E = R ' Iqei I I auM, I WaR, WIIP I I � f [UP 4 � I I i IIIII■IIIII■- �Fx .luau noes' I I- ase, � � w i � nwa Partial Eall Elevation t ❑a-= ra SCALE Ud" = 1'{7 31 REFERENCE KEYNOTES OBCAflfgxnY'fxcfPlloulo lM•41Bwt,MEGM e�Sl PRJN Vf+UAPRw UP lilvOt��uG.ra„nPR++iAGur *sz— OUM, North Elevation scare i iX = i u REFERENCE KEYNOTES =mD61 PRo,t o.inl0 etlBnGx'l mv[a pn pS-Mflnit r5l PI - uElu Pn�InG �.J W�'�uuM Mn.lxuoe I ono ANN ■■ --- ---- -- R m _A I west Elevation d SCALE: I /<' - 1'{f - I r South Elevolon I I 0111- SCAE;U4'-V-C Flood Protection Device Schedule IREFERENCE KEYNOTES l Flood Gate Pion SG.IF. I ld - 71{7 nAEn iLOopPAGOfE'0.�lecElrvERwaaxnnCw ¢nnl NUMnUG Id AltllCial of alll�O a n:..l..a.et a.t�. .a emarxras`c'rc wa:oa�ao:nAaP�.lo r�iclsa eucra�c. once upon a lime LP 7M Pismo St. An Luis Obkpo Co.934EI1 Garden Green, Building 3 t 321 cwrcfen sheer Son Luis OblspO Ca 934p1 al ra,a zl-i oleos o�, s e.en,ay pplcottm an. COPiRI�iIR sheet -- Flood Plan & Details sheet number. F-1.0 t� Stair & Elevator structures allowed an additional 10' of height, reference City of SLO Zoning 17.70.080.C.2 chimney Drojection, ,efe re n ce City of SLO Zoning 17.70.17Q.C.5-b kh keith hall Architect OFYfl OPm-f�' SE�IC =i kholl�'paeoHsl6esign Studioscorn 605.54 ]-91 d0 1105296,5421 Discretionary exception to the setback/height requirements proposed per city zoning ~. -- 6OW0100 17.70.170.D.2.e for an exception of minor nature AV involving an insignificant - portion of the total available solar exposure. r Uncovered deck projection, reference City of LO Zoning 17.70.170.C.5.b kh kelth hall Architect re�yr:tit.re r.xra ira� khaK�para6e@etign Studas.com 94554�,9a60 945.24d,5421 ■'� --.III PIP, �'/� � , -rT ��. ,�,,.• `.. y_ ,dolts to IRI _ NONE NINON ��■ IN lose looms NINONOMEN MINE 11 r ME mmm 71 �i Bill, SoIN i