HomeMy WebLinkAboutItem 3 - ARCH-0090-2020 (207 Higuera)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
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ARCH-0090-2020 (207 Higuera)
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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
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ARCH-0090-2020 (207 Higuera)
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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)
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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)
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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)
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8.0 ATTACHMENTS
1 Project Plans
2 Minutes of ARC Meeting (Aug 3, 2020)
3 Applicant Response to ARC Direction
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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
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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
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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
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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
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San Luis Obispo, CA
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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
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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
Packet Page 54
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 2 of 2
- 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
ATTACHMENT 3Item 3
Packet Page 55
1
ARCH-0090-2020 (207 Higuera)
Mixed-Use Development: 16 one-bedroom
dwellings and a nonresidential suite
2
3
4
5
6
Direction: Frontage Buffering & Screening
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
▪A motorcycle space has been removed
▪Additional space has been used to provide a landscape buffer (Sheet L1.0)
Prior Design
7
Direction: Frontage Buffering & Screening
Provide design details for a low screening wall; Consider continuing the wall around the
corners of the frontage
▪Low screening hedges are proposed, rather than a wall
▪Planted area and plantings extend around the site corners
8
Direction: Frontage Buffering & Screening
Utilize alternative paving materials and treatments to enhance the parking area
▪Plan calls for decorative concrete paving
Provide transformer details (in the landscaped area in the SW/C of the parking area)
▪Transformer is depicted on plan, with screening, but further details are unavailable from utility
provider, pending final engineering design
9
Direction: Frontage Buffering & Screening
Consider the interface with neighboring property to the north and south
▪Trellis Fence added to northern property line
▪Southern boundary left as-is (existing wall, waste enclosure, adjacent parking lot)
10
Direction: Articulation (Walls)
Enhance the articulation of the rear elevation; consider storefront treatment
▪Widened wall recess and extended to ground for more impactful façade articulation
▪Added landscape trellis in recess for greater articulation and relief
▪Note that Building Code limits placement of windows near property line
Prior Design
11
Direction: Articulation (Walls)
Enhance the front (West) elevation; provide additional articulation to the stucco wall
▪Widened wall recess and extended to ground for more impactful façade articulation
Draw attention to, and provide protection for, stairwell entry (@SW building corner)
▪Stairwell door has been relocated; no longer “reads” as entry, and is protected by entry awning
Prior Design
12
Direction: Roofline (Articulation and Screening)
Enhance the visual interest of the roofline; consider additional articulation
▪Additional Articulation considered; inconsistent with shading function and desired composition
13
Direction: Roofline (Articulation and Screening)
Develop the mechanical equipment screening
▪Roof plan depicts mechanical equipment area, behind screening parapet
Conclusion and Action Alternatives
ARCH-0090-2020 (207 Higuera)
Action
Forward a recommendation to the Planning regarding consistency of the project with
applicable design guidelines
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CONTEXT PLAN
WALKING DISTANCE TO
AMENITIES
.6 MILES TO CERRO SAN LUIS TRAIL
.6 MILES TO THE CREAMERY
.6 MILES TO SOUTH HILL TRAIL 6
MEADOW PARK WEST ENTRANCE.
EASY HIGHWAY ACCESS FOR
COMMUTERS
SMALL AFFORDABLE UNITS,
1 DESIGNATED AFFORDABLE
HOUSING UNIT
COMMERCIAL SUITE
UNIQUE LAND -LOCKED LOT
REVISIONS
1. ADDED 4' LANDSCAPE STRIP IN
PLACE OF MOTORCYCLE STALL
2. ADDED LANDSCAPE IN BETWEEN
THE TRANSFORMER AND SIDEWALK
SITE PLAN 3. ADDED FENCE ALONG NORTH
PROPOSED PROPERTY LINE
4. INCORPORATED COLOR AND
PATTERN INTO DRIVEWAY DESIGN
KEYNOTES
0
NEW TREE WELL & STREET TREE
(D
MPERTY LINE
PRIVATE PATIO
DOUBLE DETECTOR CHECK VALVE,
SITE PLAN
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REFER TO CIVIL SHEETS
DECORATIVE CONCRETE
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