Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
09-20-2021 ARC Agenda Packet - AMENDED
Architectural Review Commission REVISED AGENDA Monday, September 20, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar *Agenda amended to request that Item 4a, 1656 Monterey (ARCH-0352-2021), be continued to a date uncertain. Due to the increasing number of COVID-19 cases in San Luis Obispo County, City Administration has made the difficult decision to return to a virtual meeting format. 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 Architectural Review Commission are allowed to attend the meeting via teleconference and to 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 Architectural Review Commission meetings in the following ways: Remote Viewing - Members of the public who wish to watch the meeting can: View the Webinar (recommended for the best viewing quality): URL: https://slocity- org.zoom.us/j/88103282668?pwd=T3hIMmNYcit1VFhHNndyMHBZa2VKQT09 Telephone Attendee: +1 (669) 900-6833 Webinar ID: 881 0328 2668; Passcode: 202241 Note: The City utilizes Zoom Webinar for public meetings. All attendees will enter the meeting muted. An Attendee tutorial is available on YouTube; test your audio settings. Public Comment - The Architectural Review Commission will still be accepting public comment. 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. All emails will be archived/distributed to Commissioners, however, submissions after 3:00 p.m. on the day of the meeting may not be archived/distributed until the following day. Emails will not be read aloud during the meeting. Verbal Public Comment In Advance 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 the Commissioners and saved as Agenda Correspondence. Voicemails will not be played during the meeting. During the meeting – Join the webinar (instructions above). Once public comment for the item you would like to speak on is called, please raise your virtual hand, your name will be called, and your microphone will be unmuted. If you have questions, contact the office of the City Clerk at cityclerk@slocity.org or (805) 781-7100. Pages 1.CALL TO ORDER 2.PUBLIC COMMENT The 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 discussion. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Architectural Review Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. 3.a.CONSIDERATION OF MINUTES - AUGUST 16, 2021 ARCHITECTURAL REVIEW COMMISSION MINUTES 5 4.PUBLIC HEARINGS Note: The action of the Architectural Review Commission is a recommendation to the Community Development Director, another advisory body, or to City Council and, therefore, is not final and cannot be appealed. 4.a.1656 MONTEREY (ARCH-0352-2021) REVIEW OF AN ADDITION TO AN EXISTING STRUCTURE (SUNBEAM MOTEL). THE PROJECT INCLUDES A 1,273-SQUARE-FOOT, SECOND-STORY ADDITION AND A 94-SQUARE-FOOT, FIRST-FLOOR ADDITION TO THE STRUCTURE 9 Recommendation: *At the request of the project applicant, staff recommends the Architectural Review Commission continue this item to a date uncertain. The applicant has requested this continuance to further consider the scope and design of the project in light of increasing construction costs. 4.b.1035 MADONNA (ARCH-0253-2021) REVIEW OF THE AGRICULTURAL HERITAGE AND LEARNING CENTER IN THE SAN LUIS RANCH SPECIFIC PLAN 31 Recommendation: Review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines, Sign Regulations, and provide comments and recommendations to the Planning Commission. 5.COMMENT AND DISCUSSION 5.a.STAFF UPDATES AND AGENDA FORECAST Receive an update from Senior Planner Shawna Scott. 6.ADJOURNMENT The next Regular Meeting of the Architectural Review Commission meeting is scheduled for October 4, 2021 at 5:00 p.m. via teleconference. LISTENING ASSISTIVE DEVICES are available -- see the Clerk 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 Architectural Review Commission are available for public inspection on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on the City’s website: http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1 1 Architectural Review Commission Minutes August 16, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar Architectural Review Commissioners Present: Commissioner Michael DeMartini, Commissioner Brian Pineda, Commissioner Allen Root, Commissioner Micah Smith, Vice Chair Ashley Mayou Architectural Review Commissioners Absent: Commissioner Mandi Pickens and Chair Christie Withers City Staff Present: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on August 16, 2021 at 5:03 p.m., via teleconference, by Vice Chair Mayou. 2. PUBLIC COMMENT Vice Chair Mayou opened the public hearing. Public Comments: None --End of Public Comment-- Vice Chair Mayou closed the public hearing. 3. CONSENT Motion By Commissioner Root Second By Commissioner Smith Approve Consent Item 3a. Ayes (4): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, and Commissioner Smith Abstained (1): Vice Chair Mayou Absent (2): Commissioner Pickens and Chair Withers CARRIED (4 to 0) Page 5 of 84 2 3.a CONSIDERATION OF MINUTES - JULY 19, 2021 ARCHITECTURAL REVIEW COMMISSION MINUTES Approve the Architectural Review Commission Minutes of July 19, 2021. 4. PUBLIC HEARINGS 4.a 175 VENTURE DR. (ARCH-0624-2020) REVIEW OF THE PROPOSED DESIGN AND LAYOUT FOR THE PHASED MEDIUM RESIDENTIAL DENSITY (R-2) COMPONENT OF THE AVILA RANCH DEVELOPMENT PROJECT Contract Project Manager John Rickenbach presented the staff report and responded to Commission inquiries. Applicant representatives, Carol Florence and David Kosco, provided a brief overview of the project and responded to questions raised. Vice Chair Mayou opened the public hearing. Public Comments: None --End of Public Comment-- Vice Chair Mayou closed the public hearing. Motion By Commissioner Root Second By Commissioner Smith Review the proposed project in terms of its consistency with the Airport Area Specific Plan, Avila Ranch Development Plan, Community Design Guidelines, and applicable City Standards, and provide the following comments and recommendations to the Planning Commission: The contemporary architectural scheme should be revisited to bring more grace to the design Have the massing match the other styles more effectively Alter the housing ratio, as written, to reflect that between 40% and 60% of the predominant architectural style is permissible Grant the fence height exception Employ a mechanism to track the project's sustainability goals Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, Commissioner Smith, and Vice Chair Mayou Absent (2): Commissioner Pickens and Chair Withers CARRIED (5 to 0) Page 6 of 84 3 4.b REVIEW OF A DRAFT ZONING REGULATIONS AMENDMENT CONSISTING OF OBJECTIVE DESIGN STANDARDS FOR QUALIFYING HOUSING PROJECTS Associate Planner Rachel Cohen presented the staff report and responded to Commission inquiries. Vice Chair Mayou opened the public hearing. Public Comments: Allen Cooper --End of Public Comment-- Vice Chair Mayou closed the public hearing. Motion By Commissioner Root Second By Commissioner Smith Recommend the proposed draft Objective Design Guidelines to the Planning Commission for review and forward the following recommended revisions to the draft Objective Design Standards: Revisions to the standard regarding two materials identifying a little more flexibility for certain architectural styles Revise the 2-foot eaves requirement to a minimum of 12-inches Add additional language to the Building Details section regarding metal materials within Residential Zones to allow for them to be used as accent materials Compose standards regarding privacy and windows not looking into one another Craft a new standard for downtown enhanced open space with amenities Incorporate additional illustrations for reveals, cornices, roof percentages, and use of multiple material types Craft an Objective Design Standard on visual access to common outdoor open areas Amend the language regulating veneers to reflect that, in the event that a veneer does not die at a corner, the end of the veneer must be finished Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, Commissioner Smith, and Vice Chair Mayou Absent (2): Commissioner Pickens and Chair Withers CARRIED (5 to 0) Page 7 of 84 4 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Senior Planner Shawna Scott provided an update of upcoming projects and the agenda forecast. 6. ADJOURNMENT The meeting was adjourned at 7:41 p.m. The next rescheduled Regular Meeting of the Architectural Review Commission will be held on September 13, 2021 at 5:00 p.m. via teleconference. _________________________ APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X Page 8 of 84 City of San Luis Obispo, Council Memorandum City of San Luis Obispo Architectural Review Commission Staff Agenda Correspondence DATE: September 15, 2021 TO: Chair and Commissioners FROM: Kyle Van Leeuwen, Associate Planner VIA: Shawna Scott, Senior Planner SUBJECT: ITEM 4A – 1656 MONTEREY (ARCH-0352-2021) REVIEW OF A SECOND STORY ADDITION TO MOTEL CARETAKER’S QUARTERS AND OFFICE At the request of the project applicant, staff recommends the Architectural Review Commission continue this item to a date uncertain. The applicant has requested this continuance to further consider the scope and design of the project in light of increasing construction costs. Page 9 of 84 Page 10 of 84 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF AN ADDITION TO AN EXISTING STRUCTURE (SUNBEAM MOTEL). THE PROJECT INCLUDES A 1,273-SQUARE-FOOT, SECOND-STORY ADDITION AND A 94-SQUARE-FOOT, FIRST-FLOOR ADDITION TO THE STRUCTURE, WHICH WILL CONTAIN THE CARETAKERS’ QUARTERS, MOTEL OFFICE, AND HOU PROJECT ADDRESS: 1656 Monterey Street BY: Kyle Van Leeuwen, Assoc. Planner Phone Number: (805) 781-7091 Email: KVanLeeu@slocity.org FILE NUMBER: ARCH-0352-2021 FROM: Shawna Scott, Senior Planner RECOMMENDATION Review the project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and provide comments and a recommendation to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project includes the remodel and second story addition of an existing structure, which will serve as the office and housekeeping facilities, and caretakers’ quarters for the Sunbeam Motel (Attachment 1, Project Plans). The project includes a 94- square-foot (sf) addition to the first floor and a 1,273 -sf second story addition to the existing structure. The applicant also proposes landscaping improvements adjacent to the Monterey Street right-of-way. The project also proposes the application of a new color scheme for the structure, which will be applied to the existing two -story motel building on site. The project proposes the use of a variety of materials and colors including natural wood, brown and soft yellow stucco, and off-white trim. Meeting Date: 9/20/2021 Item Number: 4a Time Estimate: 30 minutes Page 11 of 84 Item 4a ARCH-0352-2021 Architectural Review Commission Report – September 20, 2021 General Location: The 10,089-square foot project site is located between Monterey and Palm Streets with vehicle access from both frontages. The property is within the Tourist Commercial (C-T) zone, which is intended for use by hotels and motels, and other tourist serving uses. The subject property was developed for motel use approximately 50 years ago, with adjacent commercial uses that include a vehicle service station, commercial uses and other motels and hotels to the east, west, and south, with some residential properties to the north across Palm Street. Zoning: Tourist Commercial (C-T) General Plan: Tourist Surrounding Uses: East: Motel West: Hotel North: Palm Street right-of-way (ROW ) and residential uses South: Monterey Street ROW and Hotel 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Two-story commercial design, flat and parapet roofs, wood awnings over doors and some windows. Materials: Stucco walls, wood awnings, white trim Colors: Dark Clove (brown) & Jersey Cream (soft yellow) stucco, wood awnings with white trim 3.0 FOCUS OF REVIEW The Architectural Review Commission’s (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 a recommendation to the Community Development Director. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Figure 1: Subject Property Page 12 of 84 Item 4a ARCH-0352-2021 Architectural Review Commission Report – September 20, 2021 Figure 2: Rendering of project design (top) and photo of existing structure as seen from Monterey Street (South)(bottom) 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The proposed remodel 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 3 (Commercial and Industrial Project Design). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.2.C & D– Attention to detail & material selection The ARC should discuss how the project achieves vertical articulation and how the external treatments provide durability and authenticity, as well as beauty. Chapter 3.1 – Commercial Project Design Guidelines §3.1.A. Overall design objectives for commercial projects The ARC should discuss how the project demonstrates sensitivity to the design context of the surrounding area (1), provides articulation (2), landscaping as a project amenity (4), considers the need for signs and appropriate scale (6), and the location of trash receptacles so they are inconspicuous (7). Page 13 of 84 Item 4a ARCH-0352-2021 Architectural Review Commission Report – September 20, 2021 §3.1.B.3 Design consistency The ARC should discuss whether the project demonstrates a consistent use of colors, materials, and detailing throughout all elevations and with the changes shown to the other structure on site. §3.1.B.9. Additions to existing structures The ARC should discuss whether the proposed addition follows the same general scale, proportion, massing, and detailing as the existing structures on site, and whether the addition will be in stark contrast to the original structures. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Setback 7 feet** 10 feet Maximum Height of Structures 21 feet 45 feet Max Building Coverage 30% 75% Total # Parking Spaces 13** 13 Residential Density 2.00 2.76 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15303 (New Construction or Conversion of Small Structures) *2019 Zoning Regulations, **Existing non-conforming condition, no increase in non- conforming setback proposed and all additions conform to required setback (17.92.020. (F)), no increase in parking required for addition to guest quarters (17.72.020 & 17.72.060) 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project. 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 Community Design Guidelines. 6.2 Continue the project to a hearing date certain, or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS A – Project Plans (ARCH-0352-2021) Page 14 of 84 PROJECT STATISTICSPROJECT ADDRESS:1656 MONTEREY STREET SAN LUIS OBISPO,CA 93401APN#001-142-005ZONE:TOURIST COMMERCIAL (C-T)LOT SIZE:10,089 S.F.BUILDING SUMMARYUSE:SINGLE FAMILY RESIDENCEOCCUPANCY:R-3CONSTRUCTION:V-BNUMBER OF STORIES:TWOBEDROOMS:5MAX. BUILDING HEIGHT:45'-0"MAX. FLOOR AREA RATIO3BUILDING HEIGHT:20'-9"GENERAL STATISTICS:GROSS LOT AREA:10,306.72 S.F.MOTEL BUILDING FOOTPRINT:1,729.02 S.F.CARETAKER'S UNIT BUILDING FOOTPRINT:1,388.28 S.F.MAXIMUM LOT COVERAGE:75% MAX LOT COVEREAGEACTUAL BLDG. COVERAGE:30.25% FOOTPRINT COVERAGEACTUAL LANDSCAPE COVERAGE:848.30 S.F.ACTUAL CONCRETE COVERAGE:1,122.24 S.F.ACTUAL PERVIOUS PAVERS COVERAGE:327.37 S.F.ACTUAL ASHPALT COVERAGE:4,625.31 S.F.EXISTING BUILDING AREA OF CARETAKER'S UNITFIRST FLOOR BUILDING FOOTPRINT OF CARETAKER UNIT:1,399.55 S.F.PROPOSED BUILDING AREA OF CARETAKER'S UNITFIRST FLOOR BUILDING FOOTPRINT OFCARETAKER UNIT:1,493.52 S.F.SECOND FLOOR BUILDING FOOTPRINT OF CARETAKER'S UNIT:1,272.91 S.F.TOTAL2,766.43 S.F.SECOND FLOOR PATIO OF CARETAKER'S UNIT:175.00 S.F.EXISTING PARKING TO REMAINPARKING SPACES13 SPACESDENSITY CALCULATIONMAXIMUM RESIDENTIAL DENSITY:12 DU/ACACRE:0.23 ACMAXIMUM DENSITY:2.76 DUDWELLINGS WITH FOUR OR MOREBEDROOMS: 2.00 DU (PER 17.70.040.A.1.e)CODES: ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES: -2019 CALIFORNIA BUILDING CODE (CBC), BASED ON THE2018 IBC-2019 CALIFORNIA MECHANICAL CODE (CMC), BASED ON THE 2018 UMC-2019 CALIFORNIA PLUMBING CODE (CPC), BASED ON THE 2018 UPC-2019 CALIFORNIA ELECTRICAL CODE (CEC), BASED ON THE 2018 NEC-2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN)-2019 CALIFORNIA ENERGY CODE-2019 CALIFORNIA FIRE CODE (CFC), BASED ON THE 2018 IFC-2019 CALIFORNIA HEALTH AND SAFETY CODE (H&SC)-2019 CALIFORNIA BUSINESS AND PROFESSIONS CODE (B&PC)-NATIONAL FIRE PROTECTION ASSOCIATIONS STANDARDS(NFPA)-PROJECT CONDITIONS OF APPROVAL-CITY OF SAN LUIS OBISPO STANDARD CONDITIONS, MUNICIPAL CODES, AMENDMENTS AND SELECTED CODE REQUIREMENTS ON FILE AT THE COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING AND BUILDING DIVISION-ALL OTHER CODES AND ORDINANCES ADOPTED BY THE CITY OF SAN LUIS OBISPO AGENCIES HAVING JURISDICTION OVER THIS PROJECTPROJECT DIRECTORYARCHITECTCRSA ARCHITECTURE860 WALNUT STREET, SUITE BSAN LUIS OBISPO, CA 93401CONTACT: CRAIG R. SMITH, AIAPH: 805-544-3380FAX: 805-544-8625EMAIL: craig@craigrsmithaia.comOWNERJERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455PROJECT DESCRIPTIONSHEET INDEXTITLET-1.0 TITLE SHEETSITEC-0.0 TOPOGRAPHIC MAP C-1.0 SITE PLANLANDSCAPEL-1.0 PRELIMINARY LANDSCAPE PLANAS-BUILTAB-1.0 AS-BUILTSDEMOLITIOND-1.0 DEMOLITION PLANARCHITECTURALA-1.0 FIRST FLOOR PLANA-1.1 FIRST FLOOR DIMENSIONAL PLANA-2.0 SECOND FLOOR PLANA-2.1 SECOND FLOOR DIMENSIONAL PLANA-7.0 ROOF PLANA-9.0 EXTERIOR ELEVATIONSA-9.1 EXTERIOR ELEVATIONS (COLOR)A-10.3 COLOR BOARDTOTAL: 14 SHEETSFIRE DEPARTMENT NOTES- ADDRESS NUMBERS WILL BE INSTALLED ON FRONT OF BUILDING OR MONUMENT SIGN, WITH NUMBERS A MINIMUM OF 5 INCHES, WITH 1/2 INCH STROKE, WITH A COLOR TO CONTRAST THE BACKGROUND. SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM IRIS STREET TO THE SATISFACTION OF THE FIRE MARSHAL- FIRE SAFETY DURING CONSTRUCTION: BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION, OR DEMOLITION SHALL BE IN ACCORDANCE WITH CHAPTER 14 OF THE CFC.CODE COMPLIANCETHIS PROJECT DOES NOT ADDRESS ANY SHORT OR LONG TERM MAINTENANCE REQUIREMENTS FOR THE MATERIALS, FINISHES, AND/OR SURFACES SPECIFIED, DETAILED AND INDICATED IN THESE DRAWINGS AND SPECIFICATIONS. IT IS THE RESPONSIBILITY OF OTHERS TO EITHER PROVIDE THIS INFORMATION, OR PROVIDE THE NAMES AND RESOURCES FOR THIS ISSUE. FURTHERMORE, THESE PLANS HAVE NOT BEEN DEVELOPED TO ADDRESS ANY PRIORITY, OR DETERMINATION, OF ANY MAINTENANCE PROGRAM OR PROCESS, OTHER THAN THE INFORMATION SUPPLIED BY OTHERS, THE OWNER AND THEIR AGENTS.COMMERCIAL AND RESIDENTIAL USES OF THE SITE AND ON-GOING BUILDING MAINTENANCE AND LANDSCAPING SHALL AT ALL TIMES REMAIN CONSISTENT WITH APPROVED PLANS AND CONDITIONS OF APPROVAL OF THE ARCHITECTURAL REVIEW APPROVAL FOR THE PROJECT. ANY CHANGE TO THE APPROVED DESIGN OR OTHER CONDITIONS OF APPROVAL MUST BE APPROVED BY THE DIRECTOR, PLANNING COMMISSION AND OR ARCHITECTURAL REVIEW COMMISSION AS DEEMED APPROPRIATE.HOURS OF OPERATION FOR ALL COMMERCIAL USES, INCLUDING RESTAURANTS, ON THE PROJECT SITE ARE LIMITED TO BETWEEN 8A.M. AND 6P.M., UNLESS THE DIRECTOR APPROVES AN ADMINISTRATIVE USE PERMIT FOR EXTENDED HOURS.MAINTENANCE STATEMENTWORK IN THE PUBLIC RIGHT OF WAY REQUIRES A SEPARATE "ENCROACHMENT PERMIT" FROM THE PUBLIC WORKS DEPARTMENT. WORK REQUIRING AN ENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER, AND FIRE SERVICES LATERALS, CURB, GUTTER AND SIDEWALK, DRIVEWAY APPROACHES, SIDEWALK UNDER DRAINS, STORM DRAINIMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS, STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.ENCROACHMENT PERMIT"RECORD" DRAWINGS ARE REQUIRED FOR ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN CITY EASEMENTS AT THE COMPLETION OF THE PROJECT PER CITY STANDARDS AND CITY STANDARD SPECIFICATIONS. THE RECORD DRAWINGS SHALL BE RECEIVED AND ACCEPTED PRIOR TO FINALINSPECTIONS APPROVALS AND/OR OCCUPANCY OF ANY BUILDING.REMODELING OR DEMOLITION OF A PRE-1978 STRUCTURES WITHOUT USING LEAD SAFE WORK PRACTICES IS A VIOLATION OF THE CALIFORNIA HEALTH AND SAFETY CODE SECTION 105256. CONTRACTORS, REMODELERS, AND PAINTERS ARE REQUIRED TO USE 'LEAD-SAFE' WORK PRACTICES PURSUANT TO TITLE 17, CALIFORNIA CODE OF REGULATIONS SECTION 36050. CONSTRUCTION DEBRIS KNOWN TO CONTAIN LEAD BASED PAINT MUST BE DISPOSED AT AN APPROVED LOCATION. CONTACT UTILITIES CONSERVATION AT 781-7213.LEAD SAFE WORK PRACTICESCONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT 781-7554 WITH AT LEAST A 48 HOUR NOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OR FINAL INSPECTION. 1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401SUN BEAM CARETAKER'SREMODEL & EXPANSIONCRSA ARCHITECTURECONTACT: CRAIG R. SMITH AIA, PRINCIPAL ARCHITECTPH: 805-544-3380NOTE: SUBJECT TO CHANGE AS PROJECT CONSTRUCTION PROGRESSES AND GENERAL CONTRACTOR TAKES ON RESPONSIBILITYCONSTRUCTION WASTE MANAGEMENT. RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 50% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE CHAPTER 4 DIVISION 4.4 PER 2019 CRC R324.1 EROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICESEROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED DURING ALL CONSTRUCTION AND GROUND DISTURBING ACTIVITIES PER THE CITY OF SAN LUIS OBISPO STANDARDS. EROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES MUST BE IN PLACE AND FUNCTIONAL PRIOR TO THE FIRST INSPECTION. NO INSPECTIONS CAN BE PERFORMED IF THEY ARE NOT IN PLACE OR HAVE FAILED TO PROVIDE EROSION CONTROL. FAILURE TO MAINTAIN EROSION CONTROL WILL CAUSE INSPECTIONS TO BE DELAYED UNTIL EROSION CONTROL MEASURES ARE FUNCTIONAL.STATEMENT OF COMPLIANCETHIS PROJECT HAS BEEN DESIGNED IN ACCORDANCE WITH AND MEETSTHE CITY OF SAN LUIS OBISPO ADOPTED CODE AND ORDINANCE REQUIREMENTS INCLUDING, BUT NOT LIMITED TO THE CALIFORNIA STATE ACCESSIBILITY STANDARDS AND I/WE WILL BE RESPONSIBLE FOR ALL CLARIFICATIONS DEEMED NECESSARY DURING THE CONSTRUCTION PHASES.CITY OF SAN LUIS OBIPSO STANDARD SPECIFICATIONS AND ENGINEERING STANDARDS NOTE:ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF -WAY OR WITHIN THE JURISDICTION OF THE CITY UTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OF THE ENGINEERING STANDARDS AND STANDARDS SPECIFICATIONS. THE CURRENT ADOPTEDSTANDARDS ARE DATED FEBRUARY 2019.LINK TO CITY OF SAN LUIS OBIPSO STANDARD SPECIFICATIONS AND ENGINEERING STANDARDSDATED MAY 2018:https://www.slocity.org/home/showdocument?id=19925A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKS DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.879 MORRO STSAN LUIS OBISPO, CA 93401800-781-7215CITY OF SAN LUIS OBISPO AGENCIES & UTILITIES919 PALM STSAN LUIS OBISPO, CA 93401805-781-7180919 PALM STSAN LUIS OBISPO, CA 93401805-781-7172COUNTY OF SAN LUIS OBISPOPUBLIC HEALTH DEPARTMENT2191 JOHNSON AVESAN LUIS OBISPO, CA 93401805-781-5500COUNTY SHERIFF'S DEPT.1585 KANSAS AVE.SAN LUIS OBISPO, CA 93401805-781-4540UTILITIES DEPARTMENTCITY HALL990 PALM STSAN LUIS OBISPO, CA 93401805-781-7100PACIFIC GAS & ELEC.406 HIGUERA STREETSAN LUIS OBISPO, CA 93401800-743-5000CAL FIRE SAN LUIS OBISPOCOUNTY FIRE DEPARTMENT635 N. SANTA ROSA ST.SAN LUIS OBISPO, CA 93401805-543-4244UTILITY TELEPHONE 994 MILL ST #200SAN LUIS OBISPO, CA 93401805-546-7003THE SOCAL GAS COMPANY2240 EMILY STSAN LUIS OBISPO,CA 93401805-427-2200SPECTRUMCOMMUNICATIONS270 BRIDGE STSAN LUIS OBISPO,CA 93401866-874-2389CITY PUBLIC WORKS919 PALM STSAN LUIS OBISPO, CA 93401805-781-7200SAN LUIS OBISPOPOLICE DEPARTMENT1042 WALNUT STSAN LUIS OBISPO, CA 93401805-781-7317CITY PLANNINGCITY BUILDINGPROPOSED SCOPE OF WORK TO THE SINGLE FAMILY CARETAKER'S UNIT CONSISTS OF :1. REMODELING THE FIRST FLOOR OF CARETAKER'S UNIT AND ADDING ±93.97 S.F. OF NEW AREA. 2. ADD A NEW SECOND FLOOR TO THE EXISING SINGLE STORY STRUCTURE. SECOND FLOOR SHALL INCLUDE 3 NEW BEDROOMS AND PATIO.CONSTRUCTION WASTE MANAGEMENT PLANMR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.T-1.0TITLE SHEET02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALFIRE HYDRANT LOCATION :TWO CLOSEST FIRE HYDRANT LOCATIONS: REFER TO SHEET C-1.01. FIRE HYDRANT IS LOCATED AT NORTH WEST CORNER ALONG PALM STREETABOUT ±10'-0" FROM THE PROPERTY LINE.2. FIRE HYDRANT IS LOCATED AT SOUTH EAST CORNER ALONG MONTEREY STREET STREET ABOUT ±5'-6" FROM THE PROPERTY LINE.PROJECT LOCATIONNO SCALEVICINITY MAP1Page 15 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401C-0.0TOPOGRAPHIC MAPMBS LAND SURVEY- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALPage 16 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401C-1.0SITE PLAN- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALSCALE: SITE PLAN3/32" = 1'-0"ELECGMWW WWWWWWWWWWWWETCETCETCETCETCETCETCETCETCETCSSSSSSSSSSSSSSSSSSSSSSTELTELTELTELTELTELTELWWWWWWWWWWWWWWWW COCOSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSCOSSSSSSSS W W W W W ETCETCETCETCETCETCEETCETCETCETCETCETCETC ETC ETC ETC ETC ETC ETC ETC ET ELECELECELECELECELECELECELECJPW W W WMFH WM WM 60'-6 1/2"4'-8"3 1/2"1'-7"9'-6"40'-4 1/2"40'-4 1/2"FH 11'-1 1/2" TTTTTTT PALM STMONTEREY ST(E) MOTELEXTERIOR FINISHUPDATES ONLY(NOT TO SCALE)N.I.C.(E) PARKING(E) APRON(E) APRONCARETAKER'S UNIT(PROPOSED AREA OF WORK)ADDITIONAL FOOTPRINTLAMPLIGHTERINN PARKINGLOTVILLA MOTELPARKING LOTADDITIONAL FOOTPRINT(E) FIRE HYDRANTCMU RETAININGWALL 6'-0" HIGHSIDEWALKSIDEWALKSIDEWALKSIDEWALKPLANTERPLANTER(E) FIRE HYDRANTPLANTERPLANTER(E) MOTELEXTERIOR FINISHUPDATES ONLY(NOT TO SCALE)N.I.C.(E)TRASHTREETO REMAINTREETO REMAINTREETO REMAINTREETO REMAINDRAIN SLOPE(E) SIGNAGE TOREMAIN(E) GAS METERS TO REMAIN. VERIFY LOCATION 9(E) ELECTRIC METER ADJACENT METERS TO REMAIN810(E) WATER METERS TO REMAINSITE GENERAL NOTES:1.PROJECT IMPROVEMENTS SHALL BE DESIGNED AND CONSTRUCTED INACCORDANCE WITH CITY OF SAN LUIS OBISPO STANDARDS AND SPECIFICATIONS AND IN ACCORDANCE WITH ALL APPLICABLE CITY ORDINANCES. REFER TO LINK: https://www.slocity.org/home/showdocument?id=199252.REVISIONS REQUIRED BY UNFORESEEN SITE CONDITIONS SHALL BE APPROVED BY THE ARCHITECT PRIOR TO EXECUTION3.PROVIDE PLANTING TO PROTECT DISTURBED UNPAVED SURFACES FROM EROSION. PROVIDE TEMPORARY EROSION CONTROL DURINGCONSTRUCTION4.MINIMUM CONCRETE COMPRESSIVE STRENGTH SHALL BE 2,500 PSI AT 28 DAYS5.VERIFY LOCATION OF RESIDENCE AND ALL SITE IMPROVEMENTS PER PLAN. NOTIFY ARCHITECT WITH DISCREPANCIES, PRIOR TO ANY CONSTRUCTION6.DRIVEWAYS SHALL BE LOCATED AND CONSTRUCTED PER CITY OF SAN LUIS OBISPO STANDARDS. DRIVEWAY SLOPES SHOULD CONFORM TO THE CITY OF SAN LUIS OBISPO STANDARDS FOR UPHILL/DOWNHILL DRIVEWAYS ENG. STNDRD #21307.IT IS THE OWNER'S RESPONSIBILITY TO VERIFY LOT LINES. PRIOR TO FOUNDATION INSPECTION, THE LOT CORNERS SHALL BE STAKED AND SETBACKS MARKED BY A LICENSED PROFESSIONAL1.PROVIDE ACCESSIBLE SEWER LATERAL CLEANOUT @ THE BUILDING2.COORDINATE WORK AFFECTING SITE UTILITIES WITH ALL LOCAL AGENCIES AND UTILITY COMPANY REPRESENTATIVES3.NO GAS PIPING SHALL BE INSTALLED IN OR ON THE GROUND, UNDER ANY BUILDING OR STRUCTURE. ALL EXPOSED GAS PIPING SHALL BE KEPT AT LEAST SIX INCHES ABOVE GRADE OR STRUCTURE. UPC 1211.34.PLACE NONMETALLIC SEWER LATERAL PIPE A MINIMUM OF THREE FEET BELOW SURFACE SUBJECT TO VEHICULAR TRAFFIC5.SLOPE SEWER LATERAL A MINIMUM OF 1/4 INCH PER FOOT (2%) TOWARD POINT OF DISPOSAL. UPC SECTION 708.06.PROVIDE APPROVED BACKFLOW PREVENTION DEVICES AT HOSE BIBS AND LAWN SPRINKLER SYSTEMS. UPC SECTION 603.07.SEWER BACK WATER VALVE REQUIRED ON THE SEWER LATERAL8.ALL ELECTRICAL TELECOMMUNICATION & OTHER UTILITIES SHALL BE INSTALLED UNDERGROUND IN AN APPROVED METHOD OF CONSTRUCTION.(VERIFY LOCATIONS AND POINTS OF CONNECTIONS)9.10.PROVIDE WATER PRESSURE REGULATOR AS REQUIRED - 80 PSI MAX11.VERIFY LOCATION OF PG&E, CATV, AND TELEPHONE UNDERGROUND SERVICE BOXESUTILITY GENERAL NOTESIF GAS METERS OR ELECTRIC UTILITIES ARE SUBJECT TO VEHICULAR DAMAGE, IMPACT PROTECTION SHALL BE PROVIDED12.THE LOCATION OF METERS AND ELECTRICAL CONTROL PANELS , FIRE SAFETY APPARATUS AND ANY OTHER UTILITY EQUIPMENT SHALL BE PLACED FOR LOW VISIBILITY AND/OR TO BE OF LOW-PROFILE, OR UTILITY EQUIPMENT SHALL BE COLORED TO MATCH THE EXTERIOR BUILDING COLOR.NOTE:DRIVEWAY MUST BE MIN. 10'-0" WIDE, NON-SKID ALL-WEATHER SURFACE CAPABLE OF SUPPORTING 40,000 lbs, W/ VERTICAL CLEARANCE OF MIN. 13'-6" AND 10'-0" FUEL MODIFICATION ON BOTH SIDES OF DRIVEWAY. MUST BE CERTIFIED BY AN ENGINEER WHERE THE DRIVEWAY EXCEEDS 16% GRADE. WATER CONSERVATION STATEMENT:NATIVE PLANTING WITH LOW WATER REQUIREMENTS SHALL BE USED IN ALL NEW PARKWAY AND PATHWAY PLANTING AREAS. PLANTINGS SHALL BE IRRIGATED TO THE MINIMUM AMOUNT NECESSARY TO SUSTAIN PLANT LIFE. DRIP IRRIGATION SHALL BE USED TO MINIMIZE THE SUMMER TIME RUNOFF. WATER EFFICIENT LANDSCAPE STANDARDS SHALL CONFORM TO THE REQUIREMENTS OF CHAPTER 17.87 OF THE ZONING ORDINANCE APPLICABLE TO CATEGORY 1 -SINGLE FAMILY HOUSES AND DUPLEXESDESIGN INTENT:ALL PLANTINGS SHALL BE OF NATIVE PLANT MATERIAL. PLANT MATERIAL WAS SELECTED OF ZONE 16, IN SAN LUIS OBISPO, FOR IDEAL GROWING ENVIRONMENT ACCORDING TO THESUNSET WESTERN GARDEN BOOKPLANTING ZONES.ALL PLANTED AREAS WILL BE COVERED WITH MULCH FOR WATER CONSERVATION AND WEED ABATEMENT. MULCH SHALL BE A MINIMUM 2" THICK IN SHRUB AREAS AND 1" THICK IN FLATTENED GROUND COVER AREAS.TREE PROTECTION NOTECONTACT THE CITY ARBORIST AT 781-7023 TO REVIEW THE PROPOSED TREE PROTECTION MEASURES PRIOR TO COMMENCING WITH ANY DEMOLITION, GRADING, EXCAVATION, OR CONSTRUCTION. ANY SAFETY PRUNING OR THE CUTTING OF SUBSTANTIAL ROOTS SHALL BE APPROVED BY THE CITY AND COMPLETED BY A CITY-APPROVED ARBORIST. CONTACT THE CITY ARBORIST AT LEAST 48 HOURS PRIOR TO CONSTRUCTION IN AREAS WHERE TREE PROTECTION AND INSPECTION IS REQUIRED.TREES MUST BE PROTECTED, IN CONFORMANCE TO MUNICIPAL CODE 12.24.150. NO TREES WILL BE REMOVED, EXCEPT IN CONFORMANCE WITH TREE REGULATIONS NOTE:HAND DIGGING IS REQUIRED WITHIN THE DRIP LINE OF TREES TOREMAIN; ANY EXPOSED ROOTS SHALL BE OBSERVED BY CITY ARBORIST BEFORE REMOVING. CONTACT CITY ARBORIST RON COMBS AT 781-7023 BEFORE COMMENCING WITH CONSTRUCTION, GRADING, OR EXCAVATIONS.ABBREVIATIONSACASPHALT CONCRETEAPANGLE POINTBMBENCH MARKBOWBACK OF WALKCBCATCH BASINCFCURB FACE CO CLEAN OUTCOR CORNERCONC CONCRETECMP CORRUGATED METAL PIPECMU CONCRETE MASONRY UNITSCRN CROWN OF STREETDI DROP INLETEG EXISTING GRADEEP EDGE OF PAVEMENTFD FOUNDFLFLOW LINEFF FINISH FLOORFOW FACE OF WALLHSE HOUSE COR GR GRASSGM GAS METERIP IRON PIPEIP IRON PIPEGB GRADE BREAKGM GAS METERHP HIGH POINTLT LIGHT MHMANHOLEPP POWER POLEPVC POLYVINYL PIPERB REBARRCP REINFORCED CONCRETE PIPER10 CANOPY RADIUSSD STORM DRAINSL POINT ON SLOPESS SEWERSTP STEPSTR STAIRS TOP TOP OF SLOPETOE TOE OF SLOPETOW TOP OF WALLW WATERWL WALLWM WATER METERWV WATER VALVECOSEWER CLEANOUTTELEPHONE MANHOLECABLE T.V. BOXTELEPHONE BOXRETAINING WALLSEWER MANHOLEWATER METERWATER VALVEFIRE HYDRANTSTORM DRAIN MANHOLEOVERHEAD ELECTRICFENCE LINESEWER MAINGAS MAINWATER MAINDROP INLET AT CURBELEC/TELEPHONE/CABLESWMWATER WELLWFHSDDROP INLETSYMBOL LEGEND:OHESGETCWSTREET LIGHTJOINT POLEJPGUY WIREPOWER POLEPPTELECTRIC BOXELECCATVSIGNAL BOXSIGTELGAS METERPG&E BOXPGESTORM WATERSWGMXXXSITE / UTILITY PLAN REFERENCE NOTES:LINE OF EXISTING FOOTPRINT OF MOTEL (N.I.C.)111213(N) PERVIOUS PAVEMENT @ FRONT YARD - VERIFY SURFACE MATERIAL FOR UNDER-DRIP LINE USE (VERIFY W/ OWNER FOR MATERIAL)65(E) ± 6'-0" RETAINING WALL TO REMAIN AT SIDE YARD4± 3'-0" HIGH WOOD FENCE TO REMAIN ATFRONT YARD321(E) CONCRETE DRIVEWAY APRON7TRASH / RECYCLING / ORGANIC WASTE STORAGE AREA PER THE REQUIREMENTS OF THE SAN LUIS GARBAGE COMPANY.NOTE:ALL EXTERIOR LIGHTING MUST BE ORIENTED, RECESSED, OR SHIELDED TO PREVENT LIGHTTRESPASS AND POLLUTION, IN COMPLIANCE WITH NIGHT SKY PRESERVATION REGULATIONS. ZONING REGULATIONS, CHAPTER 17.23(E) CURB AND GUTTER PER S.L.O. CITY ENGINEERED STANDARD #4030LINE OF EXISTING FOOTPRINT OF CARETAKER'S UNIT(E) SIDEWALK PER S.L.O. CITY STANDARD #4110. NOTE:ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER AND SIDEWALK OR DRIVEWAY APPROACH SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR.STREET TREE PLANTING REQUIREMENTSPER SAN LUIS OBISPO MUNICIPAL CODE 12.24.070ONE 15- GALLON STREET TREE MAY BE REQUIRED FOR EACH 35 LINEALFEET OF FRONTAGE OR FRACTION THEREOF. CONTACT THE CITY ARBORIST AT 781-7023 FOR SPECIFIC QUESTIONS OR REQUIREMENTS AND TO EVALUATE ANY EXISTING STREET TREES. PARKING & DRIVEWAY NOTE:PARKING AND DRIVEWAY AREA SHALL COMPLY WITH PARKING AND DRIVEWAY STANDARDS FOR DIMENSION, MANEUVERABILITY, SLOPES, DRAINAGE, AND MATERIALS ALTERNATE PAVING MATERIALS ARE RECOMMENDED FOR WATER QUALITY AND/OR QUALITY CONTROL PURPOSES AND IN THE AREA OF EXISTING OR PROPOSED TREES AND WHERE THE DRIVEWAY OR PARKING MAY OCCUR WITHIN THE DRIP LINE OF ANY TREE. ALTERNATE PAVING MATERIAL SHALL BE APPROVED TO THE SATISFACTION OF THE PLANNING DIVISION. 200 AMP OVERHEAD ELECTRICAL LINE TO THE P.O.C. OF THE (E) 100 AMP SERVICE ON THE MAIN HOUSEPROPOSED ADDITIONAL BUILDING FOOTPRINT(E) BUILDING FOOTPRINT N.I.C.LANDSCAPEPAVERSCONCRETE /PAVEMENTCARETAKER'S UNIT (PROPOSED AREA OF WORK)SITE KEY PLAN :Page 17 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PRELIMINARYLANDSCAPE PLANL-1.0- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALSCALE: PRELIMINARY LANDSCAPE PLAN3/32" = 1'-0"PALM STMONTEREY ST(E) MOTELEXTERIOR FINISHUPDATES ONLY(NOT TO SCALE)N.I.C.(E) PARKING(E) APRON(E) APRONCARETAKER'S UNIT(PROPOSED AREA OF WORK)LAMPLIGHTERINN PARKINGLOTVILLA MOTELPARKING LOTHYRDROZONE 1CMU RETAININGWALL 6'-0" HIGHSIDEWALKSIDEWALKSIDEWALKSIDEWALKPLANTERPLANTERPLANTERPLANTER(E) MOTELEXTERIOR FINISHUPDATES ONLY(NOT TO SCALE)N.I.C.(E)TRASHTREETO REMAINTREETO REMAINTREETO REMAINTREETO REMAINHYRDROZONE 1HYRDROZONE 1154.6 S.F.126.4 S.F.522.0 S.F.HYRDROZONE 145.3 S.F.NOTE: ALL IRRIGATION SHALL BE DRIP IRRIGATION OR LOW FLOW WHERE APPLICABLE.SHRUBSPACIFIC WAX MYRTLEGROUND COVERPEA GRAVEL TO MATCH EXISTING( ALL PLANTER U.N.O.)VARIEGATED DIANELLALANDSCAPE LEGEND:ALL PLANTS TO BE 5 GALLON U.N.O.HIDCOTE ENGLISH LAVENDERPLANT IMAGERY:HIDCOTE ENGLISHLAVENDERVARIEGATED DIANELLAPACIFIC WAX MYRTLEPERVIOUS PAVERSCALC. MAX. APPLIED WATER ALLOWANCE(MAWA) PER CITY OF SLO UTILITIESDEPARTMENTPage 18 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21AS-BUILTSAB-1.0PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALWHKITCHENLAUNDRY/HOUSEKEEPINGF.F. = 287.53F.F. = 287.36F.F. = 286.91F.F. = 286.42BEDROOMBEDROOMDININGLIVING ROOMOFFICEDENSTORAGESTORAGEF.F. = 287.01F.F. = 287.54F.F. = 287.54AS- BUILT FLOOR PLANScale: 3/16" = 1'-0"1656F.F. MAIN287.54'T.O. ROOF296.75'OFFICERESID. SOUTH ELEVATIONScale: 3/16" = 1'-0"T.O. (E) SIGN 303.75'19'-2 1/2"F.F. MAIN287.54'T.O. ROOF296.75'RESID.LAUND.F.F. LAUNDRY286.42' EAST ELEVATIONScale: 3/16" = 1'-0"T.O. (E) SIGN 303.75'F.F. BACK286.42'T.O. ROOF296.75'RESID. NORTH ELEVATIONScale: 3/16" = 1'-0"T.O. (E) SIGN 303.75'AS-BUILT ROOF PLANScale: 3/16" = 1'-0"SLOPE 2:12SLOPE 2:12F.F. MAIN287.54'T.O. ROOF296.75'WEST ELEVATIONScale: 3/16" = 1'-0"T.O. (E) SIGN 303.75'19'-2 1/2"Page 19 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21PRELIMINARYDEMOLITION PLAND-1.0PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTAL1.1122355ABDFG4ABCEGWHKITCHENLAUNDRY/HOUSEKEEPINGBEDROOMBEDROOMDININGLIVING ROOMOFFICEDENSTORAGESTORAGE2222222222222333333334555523335611777888581DEMOLITION FLOOR PLANScale: 3/16" = 1'-0"HEIGHT OF CONSTRUCTIONDISTANCE FROM CONSTRUCTION TO LOT LINETYPE OF PROTECTION REQUIRED8 feet or lessLess than 5 feetConstruction railings5 feet or moreNoneMore than 8 feetLess than 5 feetBarrier and covered walkway5 feet or more, but not more than one-fourth the height of constructionBarrier and covered walkway5 feet or more, but between one-fourth and one-half the height of constructionBarrier5 feet or more, but exceeding one-half the height of constructionNonePROTECTION OF PEDESTRIANS - CBC CHAPTER 33 - SECTION 3306PROTECTION REQUIRED (AS APPLICABLE)PEDESTRIANS SHALL BE PROTECTED DURING CONSTRUCTION, REMODELING AND DEMOLITION ACTIVITIES AS REQUIRED BY THIS CHAPTER AND TABLE 3306.1. SIGNS SHALL BE PROVIDED TO DIRECT PEDESTRIAN TRAFFIC.WALKWAYSA WALKWAY SHALL BE PROVIDED FOR PEDESTRIAN TRAVEL IN FRONT OF EVERY CONSTRUCTION AND DEMOLITION SITE UNLESS THE AUTHORITY HAVING JURISDICTION AUTHORIZES THE SIDEWALK TO BE FENCED OR CLOSED. WALKWAYS SHALL BE OF SUFFICIENT WIDTH TO ACCOMMODATE THE PEDESTRIAN TRAFFIC, BUT IN NO CASE SHALL THEY BE LESS THAN 4 FEET (1219 MM) IN WIDTH. WALKWAYS SHALL BE PROVIDED WITH A DURABLE WALKING SURFACE. WALKWAYS SHALL BE ACCESSIBLE IN ACCORDANCE WITH CHAPTER 11A OR 11B AND SHALL BE DESIGNED TO SUPPORT ALL IMPOSED LOADS AND IN NO CASE SHALL THE DESIGN LIVE LOAD BE LESS THAN 150 POUNDS PER SQUARE FOOT (PSF).DIRECTIONAL BARRICADES PEDESTRIAN TRAFFIC SHALL BE PROTECTED BY A DIRECTIONAL BARRICADE WHERE THE WALKWAY EXTENDS INTO THE STREET. THE DIRECTIONAL BARRICADE SHALL BE OF SUFFICIENT SIZE AND CONSTRUCTION TO DIRECT VEHICULAR TRAFFIC AWAY FROM THE PEDESTRIAN PATH.CONSTRUCTION RAILINGS CONSTRUCTION RAILINGS SHALL BE AT LEAST 42 INCHES (1067 MM) IN HEIGHT AND SHALL BE SUFFICIENT TO DIRECT PEDESTRIANS AROUND CONSTRUCTION AREAS.BARRIERSBARRIERS SHALL BE A MINIMUM OF 8 FEET (2438 MM) IN HEIGHT AND SHALL BE PLACED ON THE SIDE OF THE WALKWAY NEAREST THE CONSTRUCTION. BARRIERS SHALL EXTEND THE ENTIRE LENGTH OF THE CONSTRUCTION SITE. OPENINGS IN SUCH BARRIERS SHALL BE PROTECTED BY DOORS WHICH ARE NORMALLY KEPT CLOSED.BARRIER DESIGN. BARRIERS SHALL BE DESIGNED TO RESIST LOADS REQUIRED IN CHAPTER 16 UNLESS CONSTRUCTED AS FOLLOWS:1. BARRIERS SHALL BE PROVIDED WITH 2-INCH BY 4-INCH (51 MM BY 102 MM) TOP AND BOTTOM PLATES.2. THE BARRIER MATERIAL SHALL BE A MINIMUM OF 3/4-INCH (19.1 MM) BOARDS OR 1/2-INCH (6.4 MM) WOOD STRUCTURAL USE PANELS.3. WOOD STRUCTURAL USE PANELS SHALL BE BONDED WITH AN ADHESIVE IDENTICAL TO THAT FOR EXTERIOR WOOD STRUCTURAL USE PANELS.4. WOOD STRUCTURAL USE PANELS 1/4 INCH (6.4 MM) OR 5/16 INCH (23.8 MM) IN THICKNESS SHALL HAVE STUDS SPACED NOT MORE THAN 2 FEET (610 MM) ON CENTER (O.C.).5. WOOD STRUCTURAL USE PANELS 3/8 INCH (9.5 MM) OR 1/2 INCH (12.7 MM) IN THICKNESS SHALL HAVE STUDS SPACED NOT MORE THAN 4 FEET (1219 MM) O.C., PROVIDED A 2-INCH BY 4-INCH (51 MM BY 102 MM) STIFFENER IS PLACED HORIZONTALLY AT MID-HEIGHT WHERE THE STUD SPACING EXCEEDS 2 FEET (610 MM) O.C.6. WOOD STRUCTURAL USE PANELS 5/8 INCH (15.9 MM) OR THICKER SHALL NOT SPAN OVER 8 FEET (2438 MM).COVERED WALKWAYSCOVERED WALKWAYS SHALL HAVE A MINIMUM CLEAR HEIGHT OF 8 FEET (2438 MM) AS MEASURED FROM THE FLOOR SURFACE TO THE CANOPY OVERHEAD. ADEQUATE LIGHTING SHALL BE PROVIDED AT ALL TIMES. COVERED WALKWAYS SHALL BE DESIGNED TO SUPPORT ALL IMPOSED LOADS. IN NO CASE SHALL THE DESIGN LIVE LOAD BE LESS THAN 150 PSF (7.2 KN/M2) FOR THE ENTIRE STRUCTURE. EXCEPTION: ROOFS AND SUPPORTING STRUCTURES OF COVERED WALKWAYS FOR NEW, LIGHT-FRAME CONSTRUCTION NOT EXCEEDING TWO STORIES IN HEIGHT ARE PERMITTED TO BE DESIGNED FOR A LIVE LOAD OF 75 PSF (3.6 KN/M2) OR THE LOADS IMPOSED ON THEM, WHICHEVER IS GREATER. IN LIEU OF SUCH DESIGNS, THE ROOF AND SUPPORTING STRUCTURE OF A COVERED WALKWAY ARE PERMITTED TO BE CONSTRUCTED AS FOLLOWS:1. FOOTINGS SHALL BE CONTINUOUS 2-INCH BY 6-INCH (51 MM BY 152 MM) MEMBERS.2. POSTS NOT LESS THAN 4 INCHES BY 6 INCHES (102 MM BY 152 MM) SHALL BE PROVIDED ON BOTH SIDES OF THE ROOF AND SPACED NOT MORE THAN 12 FEET (3658 MM) O.C.3. STRINGERS NOT LESS THAN 4 INCHES BY 12 INCHES (102 MM BY 305 MM) SHALL BE PLACED ON EDGE UPON THE POSTS.4. JOISTS RESTING ON THE STRINGERS SHALL BE AT LEAST 2 INCHES BY 8 INCHES (51 MM BY 203 MM) AND SHALL BE SPACED NOT MORE THAN 2 FEET (610 MM) O.C.5. THE DECK SHALL BE PLANKS AT LEAST 2 INCHES (51 MM) THICK OR WOOD STRUCTURAL PANELS WITH AN EXTERIOR EXPOSURE DURABILITY CLASSIFICATION AT LEAST 23/32 INCH (18.3 MM) THICK NAILED TO THE JOISTS.6. EACH POST SHALL BE KNEE BRACED TO JOISTS AND STRINGERS BY 2-INCH BY 4-INCH (51 MM BY 102 MM) MINIMUM MEMBERS 4 FEET (1219 MM) LONG.7. A 2-INCH BY 4-INCH (51 MM BY 102 MM) MINIMUM CURB SHALL BE SET ON EDGE ALONG THE OUTSIDE EDGE OF THE DECK.REPAIR, MAINTENANCE AND REMOVALPEDESTRIAN PROTECTION REQUIRED BY THIS CHAPTER SHALL BE MAINTAINED IN PLACE AND KEPT IN GOOD ORDER FOR THE ENTIRE LENGTH OF TIME PEDESTRIANS MAY BE ENDANGERED. THE OWNER OR THE OWNER’S AGENT, UPON THE COMPLETION OF THE CONSTRUCTION ACTIVITY, SHALL IMMEDIATELY REMOVE WALKWAYS, DEBRIS AND OTHER OBSTRUCTIONS AND LEAVE SUCH PUBLIC PROPERTY IN AS GOOD A CONDITION AS IT WAS BEFORE SUCH WORK WAS COMMENCED.ADJACENT TO EXCAVATIONSEVERY EXCAVATION ON A SITE LOCATED 5 FEET (1524 MM) OR LESS FROM THE STREET LOT LINE SHALL BE ENCLOSED WITH A BARRIER NOT LESS THAN 6 FEET (1829 MM) HIGH. WHERE LOCATED MORE THAN 5 FEET (1524 MM) FROM THE STREET LOT LINE, A BARRIER SHALL BE ERECTED WHEN REQUIRED BY THE BUILDING OFFICIAL. BARRIERS SHALL BE OF ADEQUATE STRTABLE 3306.1 PROTECTION OF PEDESTRIANS1. PRIOR TO DEMOLITION, ANY EROSION CONTROL METHODS REQUIRED SHOULD BE IN INSTALLED AND SUFFICIENTLY VERIFIED BY THE GENERAL CONTRACTOR.2. HOURS OF DEMOLITION SHALL BE LIMITED FROM 7:00 AM TO 7:00 PM, MONDAY THROUGH FRIDAY.3. PEDESTRIANS SHALL BE PROTECTED FROM CONSTRUCTION / DEMOLITION AS STATED IN CBC CHAPTER 33, SECTION 3306.4.DUST CONTROL MEASURES SHALL BE IN EFFECT CONTINUOUSLY DURING DEMOLITION AS TO LIMIT THE AMOUNT OF AIRBORNE DEBRIS AND DUST.5. MATERIAL AND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE SUFFICIENTLY COVERED OR TARPPED AS TO NOT ALLOW ANY MATERIAL TO LEAVE THE VEHICLE WHILE ON ANY PUBLIC RIGHT-OF-WAY.6. MATERIAL AND CONSTRUCTION DEBRIS TO BE HAULED OFF SITE SHALL BE RECYCLED OR DISPOSED OF PROPERLY IN AN APPROVED MEANS .7. CAP ALL UTILITIES AS NECESSARY PRIOR TO ANY PLUMBING, ELECTRICAL OR GAS DISCONNECT.8. REMOVE ALL DEBRIS AND TRASH FROM PREMISES AND REMOVE FROM SITE DAILY.9. COORDINATE WITH OWNER PRIOR TO REMOVAL OF ANY EQUIPMENT, FURNITURE OR STRUCTURE.10. SAFEGUARDS DURING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH CFC. COMBUSTIBLE CONSTRUCTION DEBRIS SHALL NOT BE PERMITTED TO ACCUMULATE WITHIN THE BUILDING AND SHALL BE REMOVED DAILY.11. VERIFY ALL ITEMS TO BE DEMOLISHED WITH OWNER PRIOR TO COMMENCING DEMOLITION. NOTIFY ARCHITECT OF ANY DISCREPANCIES FOUND IMMEDIATELY12. VERIFY AS BUILT CONDITION IN FIELD PRIOR TO CONSTRUCTION/ DEMOLITION.13. NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES FOUND BETWEEN THE PLANS AND THE AS BUILT CONDITION. 14. VERIFY FRAMING MEMBER SIZES AND DIRECTION AND NOTIFY ARCHITECT/ENGINEER WITH DISCREPANCIES.15. VERIFY ALL PLUMBING LOCATIONS WITH OWNER PRIOR TO CONSTRUCTION/ DEMOLITION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.16. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT OF ANY DISCREPANCIES.17. A 'CONSTRUCTION AND DEMOLITION RECYCLING PLAN AND DISPOSAL REPORT' SHALL BE COMPLETED BY OWNER OR CONTRACTOR, AND SUBMITTED TO THE CITY OF SAN LUIS OBISPO, AS REQUIRED.18. DUST CONTROL SHALL BE MAINTAINED TO THE SATISFACTION OF THE CITY OF SAN LUIS OBISPO19. CONSTRUCTION NOISE WILL COMPLY WITH THE MUNICIPAL CODE SECTION 9.12 AND IS LIMITED TO THE HOURS SPECIFIED IN THE NOISE REGULATIONS. 20. THE APPLICATION SHALL HAVE THE SEWER LATERAL TELEVISED. THE APPLICATION SHALL SUBMIT A VIDEO INSPECTION OF THE LATERAL(S) TO THE BUILDING DEPARTMENT FOR REVIEW. 21. FIRE SAFETY DURING CONSTRUCTION: BUILDINGS UNDERGOING CONSTRUCTION , ALTERATION, OR DEMOLITION SHALL BE IN ACCORDANCE WITH CHAPTER 14 OF THE CFC.22. EXISTING TREES TO BE REMOVED AND SHALL BE VERIFIED WITH THE OWNERS. 23. REMODELING OR DEMOLITION OF A PRE-1978 STRUCTURES WITHOUT USING LEAD SAFE WORK PRACTICES IS A VIOLATION OF THE CALIFORNIA HEALTH AND SAFETY CODE SECTION 105256. CONTRACTORS, REMODELERS, AND PAINTERS ARE REQUIRED TO USE 'LEAD-SAFE' WORK PRACTICES PURSUANT TO TITLE 17, CALIFORNIA CODE OF REGULATIONS SECTION 36050. CONSTRUCTION DEBRISKNOWN TO CONTAIN LEAD BASED PAINT MUST BE DISPOSED AT AN APPROVED LOCATION. DEMOLITION REFERENCE NOTES:ASBESTOS MITIGATION REQUIREMENTS NOTES PRIOR TO DEMOLITION:THE ASBESTOS CONTAINING MATERIALS IDENTIFIED IN THIS REPORT ARE INTACT AND IN GOOD CONDITION. INTACT AND UNDISTURBED ASBESTOS CONTAINING BUILDING MATERIALS DO NOT POSE A HEALTH RISK TO THE BUILDING OCCUPANTS. DISTURBING THE MATERIAL IMPROPERLY HOWEVER, COULD EXPOSE THE BUILDING OCCUPANTS TO AIRBORNE ASBESTOS FIBERS. WEST COAST SAFETY CONSULTANTS RECOMMENDS ALL THE ASBESTOS CONTAINING MATERIALS IDENTIFIED IN THIS REPORT BE MAINTAINED IN THEIR CURRENT CONDITION AND REMOVED PRIOR TO DEMOLITION, RENOVATION OR ANY ACTIVITY WHICH COULD DISTURB THOSE MATERIALS BY AN ASBESTOS ABATEMENT CONTRACTOR LICENSED BY THE STATE OF CALIFORNIA. IF ADDITIONAL SUSPECT MATERIALS ARE DISCOVERED DURING DEMOLITION ORRENOVATION ACTIVITIES, THE MATERIAL SHOULD BE ASSUMED TO CONTAIN ASBESTOS UNTIL SAMPLING PROVES OTHERWISE.ESTIMATED QUANTITIES OF ASBESTOS CONTAINING MATERIAL IDENTIFIED IN THIS REPORT ARE INTENDED AS ESTIMATES ONLY. PRIOR TO REMOVAL OF ASBESTOS CONTAINING MATERIALS, WEST COAST SAFETY CONSULTANTS RECOMMENDS THE CONTRACTOR MAKE A THOROUGH SITE INVESTIGATION TO INDEPENDENTLY ASCERTAIN THE ACTUAL QUANTITIES PRIOR TO SUBMITTING A PRICE QUOTE.THE SAN LUIS OBISPO COUNTY AIR POLLUTION CONTROL DISTRICT IS DELEGATED AUTHORITY TO IMPLEMENT THE ASBESTOS NESHAP REGULATION IN SAN LUIS OBISPO COUNTY. THIS REGULATION REQUIRES SPECIFIC ACTIONS BY THE OWNER OR OPERATOR OF APPLICABLE PROJECTS. BEFORE YOU BEGIN YOUR PROJECT AND FOR FURTHER INFORMATION, PLEASE VISIT THEIR WEB SITE AT:HTTPS://WWW.SLOCLEANAIR.ORG/RULES-REGULATIONS/ASBESTOS.PHP OR CALL THE ENGINEERING AND COMPLIANCE DIVISION AT (805) 781-5912. THESE CONCLUSIONS AND RECOMMENDATIONS ARE BASED ON THE REQUIREMENTS SET FORTH IN 40 CFR PART 61, NATIONAL EMISSION STANDARDS FOR HAZARDOUS AIR POLLUTANTS (NESHAP), AND TITLE 8, CHAPTER 4, PARAGRAPH 1529, THE ASBESTOS STANDARD OF THE CALIFORNIA OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION.ALL (E) KITCHEN APPLIANCES, CABINETS, FLOOR TILES, AND COUNTERS TO BE REMOVED . (CAP ALL UTILITIES PRIOR TO ANY PLUMBING, ELECTRICAL OR GAS DISCONNECT.)REMOVE BUILT-INSREMOVE INTERIOR WALLS. VERIFY STRUCTURAL COMPONENTSREMOVE BRICK FIREPLACE VERIFY STRUCTURAL COMPONENTSALL (E) PLUMBING FIXTURES, EQUIPMENT, CABINETS, FLOOR TILES TO BE REMOVED (CAP ALL UTILITIES PRIOR TO ANY PLUMBING, ELECTRICAL OR GAS DISCONNECT.) WINDOW TO BE REMOVED (AREA TO BE FILLED OR REPLACED WITH A NEW OPENING . VERIFY PLANS)EXTERIOR DOOR TO BE REMOVED AND AREA TO BE FILLED OR REPLACED WITH A NEW OPENING REMOVE INTERIOR STEP12345687INTERIOR DOOR TO BE REMOVED AND AREA TO BE FILLED OR REPLACED WITH A NEW OPENING 9REMOVE DECORATIVE EXTERIOR AWNING10DEMOLITION NOTES:REMOVE ALL (E) ROOF ASSEMBLY111235ABDFGABCEG410111111DEMOLITION ROOF PLANScale: 3/16" = 1'-0"Page 20 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401A-1.0 FIRST FLOOR PLAN- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALSCALE: 1/4" = 1'-0"FIRST FLOOR PLAN1.1122355ABDFG4ABCEGWH3930HORIZ. SLDR2030VERT. SLDR4040HORIZ. SLDR3030FIXED5030HORIZ. SLDR5030HORIZ. SLDR3930HORIZ. SLDR4040VERT. SLDRTEMP.4040VERT. SLDRTEMP.306826683068306830682106830682668606821068606828683068210683030HORIZ. SLDRTEMP.BEDROOM 2BEDROOM 1LIVINGOFFICESTORAGE &LAUNDRYKITCHENSTOR.DINING(E) TO REMAINENTRYENTRYHALL177.72 S.F. (NET)169.49 S.F. (NET)121.83 S.F. (NET)139.22 S.F. (NET)534.78 S.F. (NET)39.89S.F. (NET)PRIMARYCARETAKER'SUNITF.F. MAIN= 287.54BATHSTAIRUP57.91 S.F. (NET)F.F. = 286.42'F.F.= 286.96'STEP DN.STEP DN.3'-7 1/8"1222333344444556789101044NOTE:IF SEPARATION IS FLOOR-CEILING ASSEMBLY, THE CEILING AND ALL SUPPORTING BEAMS, POSTS AND WALL MUST BE PROTECTED PER U.B.C. 302.4 (EXCEPTION: IN R-1 USES , THE ASSEMBLY SHALL BE A FULL 1-HR. CONSTRUCTION.) THIS STRUCTURE FALLS UNDER R-1 OCCUPANCY PER U.B.C. APPENDIX 3WALL LEGENDDETAIL NUMBERSHEET NUMBER1AWINDOW SYMBOL NUMBER, REFER TO WINDOW SCHEDULE, SHEET A-3.0 DOOR SYMBOL LETTER, REFER TO DOORSCHEDULE, SHEET A-3.02X4 EXTERIOR FRAMING WALLS2X4 INTERIOR FRAMING WALLS2X4 1- HOUR RATED WALLSADDITIONAL DOOR & WINDOW NOTES: 1. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/ REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES.2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WINDOWS PER SCHEDULE.3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER.4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED, U.N.O.5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TO PURCHASE HANDRAILS/GUARDRAILS: PER CRC SECTION R311 AND SECTION R312HANDRAILS WITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OF AT LEAST 1-1/4" AND NOT GREATER THAN 2". IF THE HANDRAILS IS NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6-1/4" WITH A MAXIMUM CROSS SECTION OF DIMENSION OF 2-1/4". EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01" (C.R.C., SECTION R311.7.8.3.1)4.STAIRWAYS SHALL HAVE HANDRAILS ON AT LEAST ONE SIDE AND SHALL COMPLY WITH C.R.C. SECTION R311 THROUGH SECTION R3121.REQUIRED GUARDS AT OPEN SIDED WALKING SURFACES, INCLUDING STAIRS, PORCHES, BALCONIES OR LANDINGS, SHALL BE NOT LESS THAN 42" HIGH MEASURED VERTICALLY ABOVE THE ADJACENT WALKING SURFACE, ADJACENT FIXED SEATING OF THE LINE CONNECTING THE LEADING EDGES OF THE TREADS (C.R.C., SECTION R312.1.2)6.7.HANDRAIL HEIGHT, MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THE TREAD NOSING, OR FINISH SURFACE OF RAMP SLOPE SHALL BE NOT LESS THAN 34" AND NOT MORE THAN 38" (C.R.C. SECTION R311.7.8.1)2.HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFETY TERMINALS AND RAILS ADJACENT TO A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1-1/2" BETWEEN THE WALL AND THE HANDRAILS. (C.R.C., SECTION R311.7.8.2)EXCEPTIONS:1.HANDRAILS SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL POST AT THE TURN.2.THE USE OF A COLUTE, TURNOUT, STARTING EASING OR STARTING NEWEL SHALL BE ALLOWED OVER THE LOWEST TREAD. 3.5.PROVIDE A MINIMUM OF 6'-8" CLEAR ABOVE ALL PORTIONS OF THE STAIRS AND LANDINGS. THIS DIMENSION IS MEASURED FROM A PLANE TANGENT TO THE STAIRWAY TREAD NOSING (C.R.C., SECTION R311.7.2)8.MAXIMUM STAIRWAY RISER HEIGHT SHALL BE 7-3/4" AND THE MINIMUM RUN (TREAD DEPTH) SHALL BE 10" (C.R.C., SECTION R311.7.5)9.REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM THE WALKING SURFACE TO THE REQUIRED GUARD HEIGHT WHICH ALLOW PASSAGE OF A SPHERE 4" IN DIAMETER. (C.R.C. SECTION R312.1.3)EXCEPTIONS:1. THE TRIANGULAR OPENINGS AT THE OPEN SIDE OF STAIRS,FORMED BY THE RISER, TREAD AND BOTTOM RAIL OF A GUARD, SHALL NOT ALLOW PASSAGE OF A SPHERE 6" IN DIAMETER.2. GUARDS ON THE OPEN SIDE OF STAIRS SHALL NOT HAVE OPENINGS WHICH ALLOW PASSAGE OF A SPHERE 4-3/8" IN DIAMETER.HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF EACH CONTINUOUS RUN OF TREADS OF FLIGHT WITH FOUR OR MORE RISERS (C.R.C. SECTION R311.7.8)FLOOR PLAN REFERENCE NOTES:123456ENTRY DOOR PER PLANEXTERIOR WOOD STUD WALL- REFER TO WALL LEGEND8INTERIOR WOOD FRAMED STAIRS (6-3/4"R: 11"T) WITH HANDRAIL1.2.3.4.6.7.8.9.10.11.12.13.14.5.16.17.19.18.SUBCONTRACTOR TO FURNISH AND INSTALL ALL ITEMS TO COMPLETE THE MIRRORS AND SHOWER DOORS PER THE APPROVED PLANS.1. MIRRORS SHALL BE 1/4" THICK 2. ALL MOUNTING HEIGHTS SHOWN ON DRAWINGS SHOULD BE VERIFIED BY OWNER.TANKLESS WATER HEATERS SHALL BE NATIONALLY LISTED AND BE INSTALLED IN ACCORDANCE WITH THE INSTALLATION INSTRUCTIONS THAT WERE APPROVED AS PART OF THEIR LISTING. THE GAS PIPING SERVING THIS APPLIANCE MUST BE SIZED IN COMPLIANCE WITH THE WATER HEATER'S LISTED INSTALLATION INSTRUCTIONS AND THE 2019 CALIFORNIA PLUMBING CODE. FLOOR PLAN NOTESTYPICAL FIRST FLOOR HEADER TO BE 6X10 DF #2 U.N.O. TYPICAL ROOF HEADER TO BE 4X8 DF #2 OR 6X8 DF#2 U.N.O.ALL INTERIOR PLUMBING WALLS RECOMMENDED TO BE 2 X 4 STUDS @ 16" O.C.PROVIDE FIRE STOPS IN CONCEALED SPACES OF STUD WALLS INCLUDING SPACES AT CEILINGS AND FLOORS AND IN OPENINGS AROUND DUCTS, PIPES, CHIMNEYS AND SIMILAR OPENINGS WHICH ALLOW PASSAGE OF FIRE.SHOWER AREA WALLS SHALL BE FINISHED WITH A SMOOTH NON-ABSORBENT, HARD SURFACE TO A HEIGHT OF 72" ABOVE DRAIN INLET.ALL FIREPLACES SHALL HAVE APPROVED COLLAPSIBLE METAL OR GLASS DOORS AND OUTSIDE COMBUSTION AIR. OUTSIDE COMBUSTION AIR IS NOT REQUIRED ON INTERIOR FIREPLACES INSTALLED OVER CONCRETE SLAB ON GRADE. MANUFACTURER'S INSTALLATION GUIDE TO BE ON-SITE FOR INSPECTION.DAMPERS SHALL BE INSTALLED IN FIREPLACE OR THE CHIMNEY VENTING THE FIREPLACE, AND SHALL BE OPERABLE FROM THE ROOM CONTAINING THE FIREPLACE. CRC R100 1.7.1 GAS APPLIANCES FOR FLUE LINING SYSTEMS FOR GAS APPLIANCES SHALL BE IN ACCORDANCE WITH THE 2019 CMC PER CRC R1003.11.3LANDINGS OR FINISHED FLOOR AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1-1/2" LOWER THAN THE TOP OF THE THRESHOLD. CRC R311.3.1MASONRY OR CONCRETE CHIMNEYS IN ALL STRUCTURES REGULATED BY THIS CODE ASSIGNED TO SEISMIC DESIGN CATEGORY SHALL BE ANCHORED AT EACH FLOOR, CEILING OR ROOF LINE MORE THAN 6 FEET ABOVE GRADE. EXCEPT WHERE CONSTRUCTED COMPLETELY WITH THE EXTERIOR WALLS. ANCHORAGE SHALL CONFORM TO THE REQUIREMENTS OF SECTION R1001.4.1.ALL CHIMNEYS ATTACHED TO ANY APPLIANCE OR FIREPLACE THAT BURNS SOLID FUEL SHALL BE EQUIPPED WITH AN APPROVED SPARK ARRESTOR. CRC R1003.9.11. THE NET FREE AREA OF THE ARRESTOR SHALL NOT BE LESS THAN 4 TIMES THE NET FREE AREA OF THE OUTLET OF THE CHIMNEY FLUE IT SERVES. 2. THE ARRESTOR SCREEN SHALL HAVE HEAT AND CORROSION RESISTANCE EQUIVALENT TO 12 GAGE WIRE, 19 GAGE GALVANIZED STEEL OR 24 GAGE STAINLESS STEEL. 3. OPENINGS SHALL NOT PERMIT THE PASSAGE OF SPHERES HAVING A DIA. GREATER THAN 1/2" NOR BLOCK THE PASSAGE OR SPHERES HAVING A DIAMETER LESS THAN 3/8".4. THE SPARK ARRESTOR SHALL BE ACCESSIBLE FOR CLEANING AND THE SCREEN OR CHIMNEY CAP SHALL BE REMOVABLE TO ALLOW FOR CLEANING OF THE CHIMNEY FLUE.BASEMENT, HABITABLE ATTICS AND EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND RESCUE OPENING. ALL EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 S.F. THE MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES AND THE MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES. THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES MEASURE FROM THE FLOOR. CRC R310PENETRATIONS INTO OR THROUGH FIRE WALLS, FIRE BARRIERS, SMOKE BARRIER WALLS AND FIRE PARTITIONS SHALL COMPLY WITH CBC SECTIONS CBC 714.3.1 THROUGH 714.3.3 PENETRATIONS IN SMOKE BARRIER WALLS SHALL ALSO COMPLY WITH SECTION 714.5MINIMUM VENT AREA IS 1/150 IF ATTIC AREA. THIS MAY BE REDUCED TO 1/300 OF THE ATTIC AREA, PROVIDED A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM SIDE OF THE ATTIC INSULATION OR AT LEAST 40% AND NOT MORE THAN 50% OF THE REQUIRED VENT AREA LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE NOT MORE TAN 3 FEET BELOW HIGHEST POINT OF THE SPACE WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. CRC R806FIBER-CEMENT, FIBER-MAT REINFORCED CONCRETE, GLASS MAT GYPSUM BACKERS, OR FIBER-REINFORCED GYPSUM BACKERS SHALL BE USED AS A BASE FOR CERAMIC WALL TILES IN TUB AND SHOWER AREAS AS WELL AS PANELS IN SHOWER AREAS.ADDRESSES SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. ADDRESS NUMBERS SHALL BE 4" IN HEIGHT, 1/2" MIN STROKE WIDTH AND OF CONTRASTING COLOR TO THEIR BACKGROUND . WHERE ADDRESS CANNOT BE VIEWED FROM PUBLIC WAY, A MONUMENT OR POLE SHALL BE USED. CRC R319BOILER AND TANKLESS WATER HEATER BE PLACED IN THE FLOOR FOR HABITABLE SPACES. COMBUSTION AIR AND PRODUCTS OF COMBUSTION VENT SHALL BE PROVIDED AS NECESSARY. TANKLESS WATER HEATER SHALL BE INSTALLED TO SERVE FOR DOMESTIC HOT WATER. TANKLESS WATER HEATER SHALL BE PROVIDED WITH A TEMPERATURE AND PRESSURE RELIEF VALVE. COMBUSTION AIR AND PRODUCTS OF COMBUSTION VENT SHALL BE PROVIDED AS NECESSARY. 15.BOILER AND TANKLESS WATER HEATER BE PLACED IN THE FLOOR FOR HABITABLE SPACES. COMBUSTION AIR AND PRODUCTS OF COMBUSTION VENT SHALL BE PROVIDED AS NECESSARY. VINYL WINDOW PER PLANINTERIOR WOOD STUD WALL- REFER TO WALL LEGEND1- HOUR FIRE RATED EXTERIOR WALL- REFER TO WALL LEGENDLAUNDRY / STORAGE ROOM- VERIFY ALL APPLIANCES WITH CLIENTS 7BATHROOM FIXTURES- VERIFY ALL APPLIANCES WITH CLIENTS KITCHEN- VERIFY ALL APPLIANCES WITH CLIENTS 9DASH LINE INDICATES DECORATIVE AWNING 101Page 21 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTALA-1.1 FIRST FLOOR DIMENSIONAL PLAN22 JUL 2021PLANNING SUBMITTALSCALE: 1/4" = 1'-0"FIRST FLOOR DIMENSIONAL PLAN1.1122355ABDFG4ABCEGWHBEDROOM 2BEDROOM 1LIVINGOFFICESTORAGE &LAUNDRYKITCHENSTOR.DINING(E) TO REMAINENTRYENTRYHALLPRIMARYCARETAKER'SUNITF.F. MAIN= 287.54BATHSTAIRUPF.F. = 286.42'F.F.= 286.96'STEP DN.STEP DN.3'-7 1/8"39'-0"39'-1 1/2" OVERALL43'-11" OVERALL 3'-5"15'-1"20'-7 1/2"5'-1 1/2"4'-10"5'-1 1/2"2'-9 1/2"7'-9"7'-5"4'-9" 3'-7 1/2"4'-9 1/2"2'-5 1/2"7'-2"8'-6 1/2"5'-7 1/2"7'-0"8'-2 1/2"12'-4 1/2"12'-11"10'-4 1/2"34'-5"4'-7"16'-3"22'-10 1/2"4'-9"10'-5 1/2"2'-5"7'-10 1/2"8'-6 1/2"4'-6"4'-3"13'-5"2'-5"3'-6"8'-1"(E) 5'-8 1/2"(E) 6'-11 1/2"(E) 14'-7"(E) 10'-8"(E) 12'-10 1/2"3'-8"4'-5 1/2"7'-0"8'-1"16'-0 1/2"5'-3 1/2"12'-4 1/2"14'-7"13'-7 1/2"2'-4 1/2"3'-0"CLR10'-8"1'-10"15'-9 1/2"Page 22 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTALA-2.0SECOND FLOOR PLAN22 JUL 2021PLANNING SUBMITTALSCALE: 1/4" = 1'-0"SECOND FLOOR PLAN1.1122355ABDFG4ABCEGDENBEDROOM 4PATIOBEDROOM 3BEDROOM 55040HORIZ. SLDR3068306830683068266846682868286826686068606860685040HORIZ. SLDR5040HORIZ. SLDR5030HORIZ. SLDR5030HORIZ. SLDR5030HORIZ. SLDR3030HORIZ. SLDR3039HORIZ. SLDR2030VERT. SLDR4040VERT. SLDR4040VERT. SLDR147.76 S.F. (NET)141.34 S.F. (NET)248.80 S.F. (NET)322.67 S.F. (NET) HALL WAYINT.STAIR160.00 S.F. (NET)SECOND FLOORF.F. MAIN= 296.87BATH62.15 S.F. (NET)42.20 S.F.(NET)BATHCLOS.CLOSETCLOSETCLOSETLAUNDRYROOMW.D. HALL WAY12224444455671044441088NOTE:IF SEPARATION IS FLOOR-CEILING ASSEMBLY, THE CEILING AND ALL SUPPORTING BEAMS, POSTS AND WALL MUST BE PROTECTED PER U.B.C. 302.4 (EXCEPTION: IN R-1 USES , THE ASSEMBLY SHALL BE A FULL 1-HR. CONSTRUCTION.) THIS STRUCTURE FALLS UNDER R-1 OCCUPANCY PER U.B.C. APPENDIX 3WALL LEGENDDETAIL NUMBERSHEET NUMBER1AWINDOW SYMBOL NUMBER, REFER TO WINDOW SCHEDULE, SHEET A-3.0 DOOR SYMBOL LETTER, REFER TO DOORSCHEDULE, SHEET A-3.02X4 EXTERIOR FRAMING WALLS2X4 INTERIOR FRAMING WALLS2X4 1- HOUR RATED WALLSADDITIONAL DOOR & WINDOW NOTES: 1. V.I.F. ALL ROUGH OPENING SIZES OF D & W UNITS TO BE REMOVED/ REPLACED. NOTIFY ARCHITECT OF ANY DISCREPANCIES.2. ALL EXISTING WINDOWS SHALL BE REPLACED W/ NEW WINDOWS PER SCHEDULE.3. FINISHES SHALL BE CONFIRMED W/ ARCHITECT & OWNER.4. ALL NEW DOOR & WINDOWS GLAZING SHALL BE DUAL-GLAZED "LOW-E" RATED, U.N.O.5. OPERABILITY OF WINDOWS SHALL BE CONFIRMED W/ OWNER PRIOR TO PURCHASE HANDRAILS/GUARDRAILS: PER CRC SECTION R311 AND SECTION R312HANDRAILS WITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OF AT LEAST 1-1/4" AND NOT GREATER THAN 2". IF THE HANDRAILS IS NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6-1/4" WITH A MAXIMUM CROSS SECTION OF DIMENSION OF 2-1/4". EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01" (C.R.C., SECTION R311.7.8.3.1)4.STAIRWAYS SHALL HAVE HANDRAILS ON AT LEAST ONE SIDE AND SHALL COMPLY WITH C.R.C. SECTION R311 THROUGH SECTION R3121.REQUIRED GUARDS AT OPEN SIDED WALKING SURFACES, INCLUDING STAIRS, PORCHES, BALCONIES OR LANDINGS, SHALL BE NOT LESS THAN 42" HIGH MEASURED VERTICALLY ABOVE THE ADJACENT WALKING SURFACE, ADJACENT FIXED SEATING OF THE LINE CONNECTING THE LEADING EDGES OF THE TREADS (C.R.C., SECTION R312.1.2)6.7.HANDRAIL HEIGHT, MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THE TREAD NOSING, OR FINISH SURFACE OF RAMP SLOPE SHALL BE NOT LESS THAN 34" AND NOT MORE THAN 38" (C.R.C. SECTION R311.7.8.1)2.HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFETY TERMINALS AND RAILS ADJACENT TO A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1-1/2" BETWEEN THE WALL AND THE HANDRAILS. (C.R.C., SECTION R311.7.8.2)EXCEPTIONS:1.HANDRAILS SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL POST AT THE TURN.2.THE USE OF A COLUTE, TURNOUT, STARTING EASING OR STARTING NEWEL SHALL BE ALLOWED OVER THE LOWEST TREAD. 3.5.PROVIDE A MINIMUM OF 6'-8" CLEAR ABOVE ALL PORTIONS OF THE STAIRS AND LANDINGS. THIS DIMENSION IS MEASURED FROM A PLANE TANGENT TO THE STAIRWAY TREAD NOSING (C.R.C., SECTION R311.7.2)8.MAXIMUM STAIRWAY RISER HEIGHT SHALL BE 7-3/4" AND THE MINIMUM RUN (TREAD DEPTH) SHALL BE 10" (C.R.C., SECTION R311.7.5)9.REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM THE WALKING SURFACE TO THE REQUIRED GUARD HEIGHT WHICH ALLOW PASSAGE OF A SPHERE 4" IN DIAMETER. (C.R.C. SECTION R312.1.3)EXCEPTIONS:1. THE TRIANGULAR OPENINGS AT THE OPEN SIDE OF STAIRS,FORMED BY THE RISER, TREAD AND BOTTOM RAIL OF A GUARD, SHALL NOT ALLOW PASSAGE OF A SPHERE 6" IN DIAMETER.2. GUARDS ON THE OPEN SIDE OF STAIRS SHALL NOT HAVE OPENINGS WHICH ALLOW PASSAGE OF A SPHERE 4-3/8" IN DIAMETER.HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF EACH CONTINUOUS RUN OF TREADS OF FLIGHT WITH FOUR OR MORE RISERS (C.R.C. SECTION R311.7.8)FLOOR PLAN REFERENCE NOTES:123456ENTRY DOOR PER PLANEXTERIOR WOOD STUD WALL- REFER TO WALL LEGEND8INTERIOR WOOD FRAMED STAIRS (6-3/4"R: 11"T) WITH HANDRAIL1.2.3.4.6.7.8.9.10.11.12.13.14.5.16.17.19.18.SUBCONTRACTOR TO FURNISH AND INSTALL ALL ITEMS TO COMPLETE THE MIRRORS AND SHOWER DOORS PER THE APPROVED PLANS.1. MIRRORS SHALL BE 1/4" THICK 2. ALL MOUNTING HEIGHTS SHOWN ON DRAWINGS SHOULD BE VERIFIED BY OWNER.TANKLESS WATER HEATERS SHALL BE NATIONALLY LISTED AND BE INSTALLED IN ACCORDANCE WITH THE INSTALLATION INSTRUCTIONS THAT WERE APPROVED AS PART OF THEIR LISTING. THE GAS PIPING SERVING THIS APPLIANCE MUST BE SIZED IN COMPLIANCE WITH THE WATER HEATER'S LISTED INSTALLATION INSTRUCTIONS AND THE 2019 CALIFORNIA PLUMBING CODE. FLOOR PLAN NOTESTYPICAL FIRST FLOOR HEADER TO BE 6X10 DF #2 U.N.O. TYPICAL ROOF HEADER TO BE 4X8 DF #2 OR 6X8 DF#2 U.N.O.ALL INTERIOR PLUMBING WALLS RECOMMENDED TO BE 2 X 4 STUDS @ 16" O.C.PROVIDE FIRE STOPS IN CONCEALED SPACES OF STUD WALLS INCLUDING SPACES AT CEILINGS AND FLOORS AND IN OPENINGS AROUND DUCTS, PIPES, CHIMNEYS AND SIMILAR OPENINGS WHICH ALLOW PASSAGE OF FIRE.SHOWER AREA WALLS SHALL BE FINISHED WITH A SMOOTH NON-ABSORBENT, HARD SURFACE TO A HEIGHT OF 72" ABOVE DRAIN INLET.ALL FIREPLACES SHALL HAVE APPROVED COLLAPSIBLE METAL OR GLASS DOORS AND OUTSIDE COMBUSTION AIR. OUTSIDE COMBUSTION AIR IS NOT REQUIRED ON INTERIOR FIREPLACES INSTALLED OVER CONCRETE SLAB ON GRADE. MANUFACTURER'S INSTALLATION GUIDE TO BE ON-SITE FOR INSPECTION.DAMPERS SHALL BE INSTALLED IN FIREPLACE OR THE CHIMNEY VENTING THE FIREPLACE, AND SHALL BE OPERABLE FROM THE ROOM CONTAINING THE FIREPLACE. CRC R100 1.7.1 GAS APPLIANCES FOR FLUE LINING SYSTEMS FOR GAS APPLIANCES SHALL BE IN ACCORDANCE WITH THE 2019 CMC PER CRC R1003.11.3LANDINGS OR FINISHED FLOOR AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1-1/2" LOWER THAN THE TOP OF THE THRESHOLD. CRC R311.3.1MASONRY OR CONCRETE CHIMNEYS IN ALL STRUCTURES REGULATED BY THIS CODE ASSIGNED TO SEISMIC DESIGN CATEGORY SHALL BE ANCHORED AT EACH FLOOR, CEILING OR ROOF LINE MORE THAN 6 FEET ABOVE GRADE. EXCEPT WHERE CONSTRUCTED COMPLETELY WITH THE EXTERIOR WALLS. ANCHORAGE SHALL CONFORM TO THE REQUIREMENTS OF SECTION R1001.4.1.ALL CHIMNEYS ATTACHED TO ANY APPLIANCE OR FIREPLACE THAT BURNS SOLID FUEL SHALL BE EQUIPPED WITH AN APPROVED SPARK ARRESTOR. CRC R1003.9.11. THE NET FREE AREA OF THE ARRESTOR SHALL NOT BE LESS THAN 4 TIMES THE NET FREE AREA OF THE OUTLET OF THE CHIMNEY FLUE IT SERVES. 2. THE ARRESTOR SCREEN SHALL HAVE HEAT AND CORROSION RESISTANCE EQUIVALENT TO 12 GAGE WIRE, 19 GAGE GALVANIZED STEEL OR 24 GAGE STAINLESS STEEL. 3. OPENINGS SHALL NOT PERMIT THE PASSAGE OF SPHERES HAVING A DIA. GREATER THAN 1/2" NOR BLOCK THE PASSAGE OR SPHERES HAVING A DIAMETER LESS THAN 3/8".4. THE SPARK ARRESTOR SHALL BE ACCESSIBLE FOR CLEANING AND THE SCREEN OR CHIMNEY CAP SHALL BE REMOVABLE TO ALLOW FOR CLEANING OF THE CHIMNEY FLUE.BASEMENT, HABITABLE ATTICS AND EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPE AND RESCUE OPENING. ALL EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 S.F. THE MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24 INCHES AND THE MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20 INCHES. THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES MEASURE FROM THE FLOOR. CRC R310PENETRATIONS INTO OR THROUGH FIRE WALLS, FIRE BARRIERS, SMOKE BARRIER WALLS AND FIRE PARTITIONS SHALL COMPLY WITH CBC SECTIONS CBC 714.3.1 THROUGH 714.3.3 PENETRATIONS IN SMOKE BARRIER WALLS SHALL ALSO COMPLY WITH SECTION 714.5MINIMUM VENT AREA IS 1/150 IF ATTIC AREA. THIS MAY BE REDUCED TO 1/300 OF THE ATTIC AREA, PROVIDED A CLASS I OR II VAPOR RETARDER IS INSTALLED ON THE WARM SIDE OF THE ATTIC INSULATION OR AT LEAST 40% AND NOT MORE THAN 50% OF THE REQUIRED VENT AREA LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE NOT MORE TAN 3 FEET BELOW HIGHEST POINT OF THE SPACE WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. CRC R806FIBER-CEMENT, FIBER-MAT REINFORCED CONCRETE, GLASS MAT GYPSUM BACKERS, OR FIBER-REINFORCED GYPSUM BACKERS SHALL BE USED AS A BASE FOR CERAMIC WALL TILES IN TUB AND SHOWER AREAS AS WELL AS PANELS IN SHOWER AREAS.ADDRESSES SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. ADDRESS NUMBERS SHALL BE 4" IN HEIGHT, 1/2" MIN STROKE WIDTH AND OF CONTRASTING COLOR TO THEIR BACKGROUND . WHERE ADDRESS CANNOT BE VIEWED FROM PUBLIC WAY, A MONUMENT OR POLE SHALL BE USED. CRC R319BOILER AND TANKLESS WATER HEATER BE PLACED IN THE FLOOR FOR HABITABLE SPACES. COMBUSTION AIR AND PRODUCTS OF COMBUSTION VENT SHALL BE PROVIDED AS NECESSARY. TANKLESS WATER HEATER SHALL BE INSTALLED TO SERVE FOR DOMESTIC HOT WATER. TANKLESS WATER HEATER SHALL BE PROVIDED WITH A TEMPERATURE AND PRESSURE RELIEF VALVE. COMBUSTION AIR AND PRODUCTS OF COMBUSTION VENT SHALL BE PROVIDED AS NECESSARY. 15.BOILER AND TANKLESS WATER HEATER BE PLACED IN THE FLOOR FOR HABITABLE SPACES. COMBUSTION AIR AND PRODUCTS OF COMBUSTION VENT SHALL BE PROVIDED AS NECESSARY. VINYL WINDOW PER PLANINTERIOR WOOD STUD WALL- REFER TO WALL LEGEND1- HOUR FIRE RATED EXTERIOR WALL- REFER TO WALL LEGENDLAUNDRY / STORAGE ROOM- VERIFY ALL APPLIANCES WITH CLIENTS 7BATHROOM FIXTURES- VERIFY ALL APPLIANCES WITH CLIENTS KITCHEN- VERIFY ALL APPLIANCES WITH CLIENTS 9DASH LINE INDICATES DECORATIVE AWNING 101Page 23 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTALA-2.1SECOND FLOORDIMENSIONAL PLAN22 JUL 2021PLANNING SUBMITTALSCALE: 1/4" = 1'-0"SECOND FLOOR DIMENSIONAL PLAN1.1122355ABDFG4ABCEGDENBEDROOM 4PATIOBEDROOM 3BEDROOM 5 HALL WAYINT.STAIRSECOND FLOORF.F. MAIN= 296.87BATHBATHCLOS.CLOSETCLOSET CLOSETLAUNDRYROOMW.D. HALL WAY39'-0"39'-1 1/2" OVERALL43'-11" OVERALL 3'-5"15'-1"20'-7 1/2"5'-1 1/2"4'-9 1/2"5'-2"3'-10 1/2"7'-9"7'-5"4'-9"5'-8 1/2"2'-6 1/2"7'-8 1/2"6'-0 1/2"8'-2 1/2"12'-4 1/2"12'-11"10'-4 1/2"34'-5"4'-7"10'-4 1/2"28'-9"4'-9"10'-4"2'-5"3'-6"UP16R @ 7"8'-2"16'-10 1/2"5'-10"5'-11"8'-10"2'-10 1/2"4'-11"9'-2"4'-1 1/2"3'-8 1/2"3'-8 1/2"3'-0 1/2"CLR10'-4"17'-11"2'-1"11'-0"10'-8"8'-2"5'-10 1/2"14'-5"6'-10 1/2"11'-0 1/2"3'-7"8'-4"15'-5"6'-10 1/2"7'-4"4'-2 1/2"2'-3"Page 24 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401A-7.0- 21- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALSCALE: 1/4" = 1'-0"ROOF PLANROOF PLAN1.1122355ABDFG4ABCEGAWNINGBELOWPATIO BELOWAWNINGBELOWAWNINGBELOWAWNINGBELOWAWNINGBELOWFLAT ROOFFLAT ROOFPARAPETGENERAL ROOFING NOTES:1.2.3.4.5.6.8.ROOFING ASSEMBLIES AND ROOFTOP STRUCTURES SHALL BE IN ACCORDANCE WITH 2019 CBC CHAPTER 15A.B.UNDERLAYMENTROOFING:ROOF SLOPE:TYPE: COOL ROOFTYPE: CLASS A RATINGSLOPE: 1/4 : 12 (2% SLOPE)C.FLASH CRICKETS AND VALLEYS IN ACCORDANCE WITH 2019 CBC SECTION 1503 AND 1507.FLASH AND COUNTER FLASH JUNCTIONS OF ROOFS AND VERTICAL SURFACES PER ROOFING MANUFACTURER'S RECOMMENDATIONS AND, WHEN OF METAL, SHALL NOT BE LESS THAN 26 GAGE CORROSION- RESISTANT METALFLASH ALL PLUMBING, MECHANICAL, AND ELECTRICAL ROOF PENETRATIONS.PROTECT ATTIC VENTS AGAINST ENTRANCE OF FIRE RAIN AND SNOW.ALL WEATHER EXPOSED SURFACES SHALL HAVE A WEATHER-RESISTIVE BARRIER TO PROTECT THE INTERIOR WALL COVERING AND THAT EXTERIOR OPENINGS SHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEM WEATHERPROOF.7.ALL FLASHING AT VALLEYS SHALL BE 28 GAGE MIN. CORROSION-RESISTANT METAL9.ROOF GUTTERS SHALL BE PROVIDED W/ MEANS TO PREVENT ACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER.VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT WITH ALL DISCREPANCIES PRIOR TO CONSTRUCTION.ROOF AND ATTIC VENTS SHALL RESIST THE INTRUSION OF FLAME AND EMBERS INTO THE ATTIC AREA OF THE STRUCTURE, OR SHALL BE PROTECTED BY CORROSION-RESISTANT, NONCOMBUSTIBLE WIRE MESH WITH OPENINGS A MINIMUM OF 1/16-INCH AND SHALL NOT EXCEED 1/8-INCH. [§ 706A CBC] 10.ROOF ASSEMBLY NOTES:MANUFACTURER: JOHNS MANVILLETYPE: PVC FB-80 MIL (THERMOPLASTIC POLYVINYL CHLORIDE MEMBRANE)COLOR: WHITE (REFLECTIVITY=0.86; TITLE 24=0.86 - PASS/NET-ZERO COMPLIANT)FASTENER: MECHANICALLY APPLIEDUNDERLAYMENT: ¼” “DEXCELL” (OVER PLYWOOD ROOF DECKING).COMPLIANCE: ASTM D 4434 – CBC 1507.13RATING: CLASS A (WITH “DEXCELL” UNDERLAYMENT).POLYMER TYPE: DUPONT “ELVALOY” KEE – TYPICALREFER TO SPECIFICATIONS ON THIS SHEETPage 25 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.A-9.0EXTERIOR ELEVATIONS02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALSCALE: EXTERIOR ELEVATIONSF.F. FIRST287.54'F.F. SECOND296.87'HOMEOFFICET.O. PARAPET20'-9"2'-6"HOMESOUTH ELEVATIONScale: 1/4" = 1'-0"T.O. PARAPET308.29'9'-4"8'-11"T.O. ROOF305.79'T.O. (E) SIGN 303.75'F.F. OFFICE286.96'OFFICE2'-6"EAST ELEVATIONScale: 1/4" = 1'-0"F.F. FIRST287.54'F.F. SECOND296.87'T.O. PARAPET308.29'T.O. ROOF305.79'T.O. (E) SIGN 303.75'LAUNDRYOFFICE2'-6"NORTH ELEVATIONScale: 1/4" = 1'-0"F.F. SECOND296.87'F.F. FIRST287.54'T.O. PARAPET308.29'10'-6"11'-5"T.O. ROOF305.79'18'-3"F.F. STORAGE & LAUNDRY286.42'F.F. OFFICE286.96'WEST ELEVATIONScale: 1/4" = 1'-0"F.F. SECOND296.87'F.F. FIRST287.54'T.O. PARAPET308.29'9'-4"11'-5"T.O. ROOF305.79'18'-3"F.F. STORAGE & LAUNDRY286.42'1'-1"T.O. (E) SIGN 303.75'Page 26 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.A-9.1EXTERIOR ELEVATIONS(COLOR)02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALSCALE:1/4" = 1'-0"EXTERIOR ELEVATIONS (COLOR)REFER TO COLORBOARD, IN ARCHITECTS OFFICE, FOR CLARIFICATION OF FINISH MATERIAL LOCATIONSHOMEOFFICEHOMESOUTH ELEVATIONScale: 1/4" = 1'-0"F.F. FIRST287.54'F.F. SECOND296.87'T.O. PARAPET20'-9"2'-6"T.O. PARAPET308.29'9'-4"8'-11"T.O. ROOF305.79'T.O. (E) SIGN 303.75'OFFICE2'-6"EAST ELEVATIONScale: 1/4" = 1'-0"F.F. OFFICE286.96'F.F. FIRST287.54'F.F. SECOND296.87'T.O. PARAPET308.29'T.O. ROOF305.79'T.O. (E) SIGN 303.75'NORTH ELEVATIONScale: 1/4" = 1'-0"LAUNDRYOFFICE2'-6"F.F. SECOND296.87'F.F. FIRST287.54'T.O. PARAPET308.29'10'-6"11'-5"T.O. ROOF305.79'F.F. STORAGE & LAUNDRY286.42'F.F. OFFICE286.96'WEST ELEVATIONScale: 1/4" = 1'-0"F.F. FIRST0'-0"F.F. SECOND296.87'F.F. FIRST287.54'T.O. PARAPET308.29'9'-4"11'-5"T.O. ROOF305.79'18'-3"F.F. STORAGE & LAUNDRY286.42'1'-1"T.O. (E) SIGN 303.75'Page 27 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401A-9.2PROPOSED VS.EXISTING OF FRONT ELEVATION- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 93401Page 28 of 84 MR. JERRY HSU1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401PH: 805-215-2455These drawings are instrumentsof service and are the propertyof C R S A Architecture. Alldesigns and other informationon the drawings are for use onthe specified project and shallnot be used otherwise withoutthe expressed writtenpermission of C R S AArchitecture.02017CRSA © 2021SUN BEAMCARETAKER'S REMODEL1656 MONTEREY STREETSAN LUIS OBISPO, CA 93401A-10.3COLORBOARD- 21PRELIMINARY NOT FOR CONSTRUCTION- 3011860 Walnut Street • Suite B • San Luis Obispo • CA 934016 MAY 2021PLANNING SUBMITTAL22 JUL 2021PLANNING SUBMITTALNATURAL WOODSW 3503WHITE BIRCHTRIMSW 7004SNOWBOUNDSTUCCOSW 6379JERSEY CREAMSTUCCOSW 9183DARK CLOVEPage 29 of 84 Page 30 of 84 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: AGRICULTURAL HERITAGE AND LEARNING CENTER IN THE SAN LUIS RANCH SPECIFIC PLAN, WHICH CONSISTS OF THE REHABILITATION OF TWO HISTORICALLY SIGNIFICANT STRUCTURES, THE PRESERVATION OF REMNANTS OF THE GRANDSTAND VIEWING BARN, AND FOUR NEW STRUCTURES INCLUDING PROJECT ADDRESS: 1035 Madonna Rd BY: John Rickenbach, Contract Planner Phone Number: (805) 610-1109 Email: jfrickenbach@aol.com FILE NUMBER: ARCH-0253-2021 FROM: Shawna Scott, Senior Planner RECOMMENDATION Review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines (CDG), Sign Regulations, and provide comments and recommendations to the Planning Commission. 1.0 PROJECT DESCRIPTION AND SETTING The project is the “Agricultural Heritage and Learning Center” as envisioned in the San Luis Ranch Specific Plan, which was adopted in 2017. The applicant calls the proposed development the San Luis Farms and Marketplace, but it is often more commonly re ferred to as the “Ag Heritage Center”. It would be located on the site designated for the Ag Heritage Center development concept, within the 53 -acre AG-zoned portion of the San Luis Ranch Specific Plan. Consistent with what is described in the specific plan, the project consists of a farm market, restaurant, general retail and agricultural processing buildings (Attachment A, Project Plans). Pursuant to mitigation requirements in the Final Environmental Impact Report (EIR), the project was originally intended to relocate and incorporate three historic structures from the Dalidio Ranch, but one of those structures—a grandstand viewing barn—was severely damaged in a fire in February 2019. Consequently, the project now will incorporate the two intact relocated historic buildings, including the ranch house and barn, which will be rehabilitated and used as part of the development. The project also includes the stabilized remains of Meeting Date: 9/20/2021 Item Number: 4b Time Estimate: 30 Minutes Figure 1: Subject Property Page 31 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 the damaged historic grandstand viewing barn, which is an important visual and historic component of the project. The balance of the AG zoned area within the specific plan will be maintained as a working farm with associated ag support structures and farm roads. General Location: The project site is located in the east-central portion of the 131-acre San Luis Ranch Specific Plan area, generally southwest of Dalidio Drive, and west of Highway 101. Access will be via the planned extension of Froom Ranch Way. Present Use: Vacant Land Zoning: Agriculture (AG) General Plan: Agriculture (San Luis Ranch Specific Plan) Surrounding Uses: (all within the SLRSP) East: Agriculture West: Planned residential North: Planned Hotel and Commercial Retail South: Agriculture 2.0 PROJECT INFORMATION Figure 2 (below) shows the location of proposed development in the context of surrounding development, both existing and planned within San Luis Ranch. Figure 2: Ag Heritage Center in Surrounding Context Page 32 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 Figure 3 (below) shows the proposed layout of the Ag Heritage Center in more detail, including the location of three historic structures associated with the San Luis Ranch complex, which is described in detail in Section 4.5 of the Final EIR for the San Luis Ranch project. The original complex included a variety of structures, some dating to the early 20th century. The nine structures included three single-family residences, a garage/shed, a smaller shed, the main barn, a large equipment storage building, a warehouse, and the former spectators’ barn/viewing stand, which was converted to farm use. Consistent with the intent of the required mitigation measures included in the San Luis Ranch Final EIR, three of the most significant structures have been relocated to the project site, including a residence, the hay barn, and a surviving wall of the racetrack viewing stand, which was destroyed in a fire in February 2019. All new buildings within the proposed development are intended to be architecturally consistent with the relocated historic structures and reflect an agricultural theme. Figure 4 on the following page shows the overall development concept, and how the three relocated historic structures will be integrated into the overall architectural design. Figure 3: Ag Heritage Center Proposed Layout Page 33 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 The following summarizes the proposed architectural details of buildings within the complex. Architecture: Draws from Farmhouse and Modern Agrarian elements, with design as described in Section 3.7.3 of the Specific Plan (Attachment B, Agricultural Heritage Facilities and Learning Center Design Guidelines). Design details: As described in Section 3.7.3 of the Specific Plan. Details include numerous agricultural architectural elements, outdoor seating areas, pedestrian pathways, and thematically decorative lighting and signage. Design is intended to highlight agricultural themes in the context of historic agricultural uses, and to be consistent with neighboring residential development planned under the San Luis Ranch Specific Plan. Lighting features are intended to avoid spi llover and are downward oriented to preserve the night sky and minimize potential impacts related to aircraft operations. Materials: Wood, metal roofs, with wood and metal trim and details. Colors: Grays, wood tones, and back trim, consistent with agriculturally themed architecture. Building elevations for the proposed market, restaurant, agriculture processing facility, and retail uses within the historic barn are shown on pages 11, 14, 17 and 20 of the applicant’s submittal (Attachment A). Colors and materials for these facilities are included on pages 12, 15, 18 and 21 of the same packet. Figure 4: Development rendering showing historic structures. View is south. Page 34 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan Design Guidelines, and Community Design Guidelines (CDG), and Sign Regulations (see links below); and 2) provide comments and recommendations to the Planning Commission. San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=15833 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Sign Regulations: https://www.slocity.org/home/showdocument?id=2116 4.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development should be evaluated based on its consistency with the San Luis Ranch Specific Plan, and CDG. Notably, upon its adoption the Specific Plan and accompanying guidelines were found to be consistent with the General Plan, and the guidelines contained in the Specific Plan were found to be consistent with the CDG. Therefore, consistency with the Specific Plan is the key consideration for ARC with respect to this project. In certain instances, the Specific Plan defers to other existing City regulations, and these are noted below. Staff has identified the discussion items below related to consistency with relevant provisions of the Specific Plan (Chapter 3: Table 3-10, Agriculture Development Standards; Neighborhood Form, Section 3.6, Sign and Monument Development Standards; Section 3.7.3, Agricultural Heritage Facilities and Learning Center Design Guidelines; Section 3.8, Architectural Style Reference Guide; and Section 3.9, Plant Palette. For reference, this staff report includes a discussion of the applicability of portions of the CDG (Chapter 2, General Design Principles; Section 7.3, Historic Resource Preservation). Highlighted Sections Discussion Items San Luis Ranch Specific Plan Chapter 3 – Neighborhood Form Table 3-10: Agriculture Development Standards The proposed project conforms with allowed size, building height, setback, landscaping, and lighting requirements for the AG zone. The ARC should also evaluate for compliance with other architectural and design standards of the Specific Plan. Sheet 1 of the applicant’s submittal provides a summary of design-related information in the context of various City regulations. Section 3.6: Sign and Monument Sign Development Standards Specific Plan Table 3-11 describes standards for signs allowed in the Ag Heritage Center development. Since the conceptual signage plan is being provided along with development plans in order to allow for concurrent evaluation of signs with building design and site layout, the Sign Regulations allow flexibility from standards as a Sign Program. Sign Programs are encouraged for new development projects since they provide an opportunity to ensure are complementary with the surrounding neighborhood or commercial district. A conceptual signage plan is included on Sheets 35-40 (Attachment A), which shows monument, directional, Page 35 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 and neighborhood signage. Conceptual building signs are also shown on Sheets 12, 15 and 21 (Attachment A). Signs should be evaluated for compatibility with architecture and coordination among tenant spaces. It should be noted that once the project is approved a formal sign program will be used on an ongoing basis for staff to review for consistency with applicable regulations. Section 3.7.3: Agricultural Heritage Facilities and Learning Center Design Guidelines This section provides general guidance for site planning and design, building form, building elements, lighting, signs, building materials, exterior colors, visual elements, landscaping, and fencing. Proposed design information related to these issues is summarized on Sheet 2, but shown in more detail on Sheets 5 -21, 25, 26 and 28-35 (Attachment B). As proposed, the project appears to be consistent with the intent of the Design Guidelines in the Specific Plan. Section 3.8: Architectural Style Reference Guide This project is designed with a Modern Agrarian architectural theme, which is described in Section 3.8.4. This section provides guidance on massing, building form and composition, materials, colors, and various architectural features. The ARC should focus on consistency with these guidelines. Proposed building elevations and the integration of historical elements into architecture are shown on Sheets 10-28 (Attachment A). Section 3.9: Plant Palette Section 3.9 discusses the appropriate plant palette to be used in project landscaping, with a focus on native and drought-tolerant plants. Table 3-12 provides a plant list, which ARC can refer to in order to determine consistency. The project’s proposed landscaping and plant palette information may be found on Sheets 29-32. The proposed trees are consistent with those included in the Specific Plan. Community Design Guidelines Chapter 2: General Design Principles The Specific Plan was previously found to be consistent with the City’s Community Design Guidelines. However, the CDG provides a framework upon which the Specific Plan builds, and provides additional direction with respect to basic design issues. The project appropriately applies the General Design Principles of the CDG, notably that it integrates agricultural elements to fit the setting, is thematically unified and functional. Buildings appear to be well- proportioned, and consistent with the scale of historic structures that have been relocated to the site for reuse. Section 7.3: Historic Resource Preservation The project integrates historic ranch structures into the design, which is an integral part of its overall function and form. The Cultural Heritage Committee (CHC) is evaluating the design as a separate review to ensure it complies with applicable regulations related to cultural resources. Page 36 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 5.0 PROJECT STATISTICS Site Details Proposed Requirement Land Use Designation AG AG Setbacks Front: 20 feet Side: 10 feet Rear: 20 feet Front: 20 feet Side: 10 feet Rear: 20 feet (per SLR Specific Plan Table 3-10) Building Height 35 feet (see building elevations on Sheets 10, 11, 14, 17 and 20) 35 feet; historic structures may be as much as 45 feet (Per SLR Specific Plan Table 3-10) Lot Coverage 23.5% 80% maximum (per SLR Specific Plan Table 3-7) Public Art Various agriculturally themed sculptures and features; locations shown on Sheet 31 Public art only required for commercial portion of SLRSP; project subject to Municipal Code 17.70.140. Parking Automobile spaces Bicycle Parking Motorcycle Parking 78 24 4 (see Sheet 1) 61 (1 per 500 SF per SLR Specific Plan) 12 (per municipal code; 20% of required vehicle parking) 4 (per municipal code) Environmental Status An Addendum to the Certified Final Environmental Impact Report (FEIR) for the San Luis Ranch Specific Plan has been prepared to address updated information related to the significance of the Spectators Barn/Viewing Stand and the change in mitigation approach based on the structure’s destruction in the 2019 fire (link: https://www.slocity.org/home/showpublisheddocument/31027/6376688536 41101713). Page 37 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 6.0 ACTION ALTERNATIVES 6.1 Recommend the Planning Commission find the project consistent with the San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines, and City Sign Regulations. The Architectural Review Commission’s recommendation will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the San Luis Ranch Specific Plan Design Guidelines and Community Design Guidelines. 6.2 Continue the project hearing to a date certain or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action recommending denial of the application should include findings that cite the basis for de nial and should reference inconsistency with the General Plan, San Luis Ranch Specific Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS A – Project Plans B – San Luis Ranch Agricultural Heritage Center Design Guidelines Page 38 of 84 SLO RANCH FARMS AND MARKETPLACE11046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACETITLE SHEETSLO RANCH FARMS AND MARKETPLACEPROJECT DIRECTORYOWNER:COASTAL COMMUNITY BUILDERS, INC.330 JAMES WAY, SUITE 270PISMO BEACH, CA 93448CONTACT: JACOB GROSSMANEMAIL: JACOB@CCB1.NETPHONE: (805)-556-3060 x 109ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: RANDY RUSSOM PHONE: (805)-543-1794EMAIL: RWRUSSOM@RRMDESIGN.COMPROJECT ADDRESS:FROOM RANCH ROADAPN:053-153-010PROJECT DESCRIPTIONAGRICULTURAL HERITAGE AND LEARNING CENTER AS ENVISIONED IN THE SAN LUIS SPECIFIC PLAN. PER THE SPECIFIC PLAN, THE PROJECT CONSISTS OF A FARM MARKET, RESTAURANT, GENERAL RETAIL AND AG PROCESSING BUILDINGS. PER SPECIFIC PLAN CLUTURAL RESOURCE MITIGATION MEASURE, CR-1 (A), AND (C) THE PROJECT ALSO INCORPORATED REHABILITATION OF TWO RELOCATED HISTORIC BUILDINGS, THE WOOD HOUSE AND THE WOOD BARN. THE PROJECT STABILIZES AND MAINTAINS FOR VIEWING, THE REMAINS OF THE HISTORIC GRANDSTAND VIEWING BARN. AS A WHOLE, THESE THREE COMPONENTS REPRESENT THE CULTURAL LEARNING CENTER PORTION OF THE PROJECT. THE BALANCE OF THE AG ZONED AREA WILL BE MAINTAINED AS A WORKING FARM WITH ASSOCIATED AG SUPPORT STRUCTURES AND FARM ROADS. THE FARM PLAN WILL BE A SEPARATE DOCUMENT SUBMITTED PRIOR TO OCCUPANCY.NO VARIANCES OR EXCEPTIONS ARE REQUESTED.ALL HISTORIC REHABILITATION TO BE IN COMPLIANCE WITH THE SECRETARY OF INTERIORS GUIDELINES FOR TREATMENT OF HISTORIC STRUCTURES. A FINAL REHABILITATION PLAN WILL BE DEVELOPED WITH PAULA CARR / SWCA IN COMPLIANCE WITH CULTURAL RESOURCE MITIGATION MEASURES CR-1 (A), AND (C). REFER TO THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021 FOR ADDITIONAL PROPOSED REHABILITATION INFORMATION. THE ATTACHED SWCA POST FIRE APPROACH MEMORANDUM DATED MARCH 11, 2021 ADDRESSES THE REVISED MITIGATION MEASURES TO ADDRESS COMPLIANCE WITH THE PROJECT EIR.THE CENTER MEETS ALL PARKING REQUIREMENTS AND IS ACCESSED FROM FROOM RANCH ROAD INCLUDING A CONNECTION TO THE CLASS-1 BIKE PATHSHEET INDEX1 TITLE SHEET2 CONFORMANCE MATRIX3 OVERALL SITE PLAN4 BIRDSEYE VIEW5 ILLUSTRATIVE SITE PLAN6 COURTYARD VIEW 1 7 COURTYARD VIEW 28 WALL VIEW9 ARCHITECTURAL SITE PLAN10 SITE SECTION11 MARKET - BUILDING ELEVATIONS12 MARKET - COLOR & MATERIALS13 MARKET - FLOOR PLANS14 RESTAURANT- BUILDING ELEVATIONS15 RESTAURANT - COLOR AND MATERIALS16 RESTAURANT - FLOOR PLANS17 AG PROCESSING - BUILDING ELEVATIONS18 AG PROCESSING - COLOR AND MATERIALS19 AG PROCESSING - FLOOR PLANS20 RETAIL AND HISTORIC BARN - BUILDING ELEVATIONS21 RETAIL AND HISTORIC BARN- COLOR AND MATERIALS22 RETAIL AND HISTORIC BARN- FLOOR PLANS23 HISTORIC FARM RELATIONSHIP PLAN24 CULTURAL HERITAGE LEARNING CENTER 25 HISTORIC HOUSE - COLOR AND MATERIALS26 HOMAGE TO HISTORIC VIEWING BARN27 AGRICULTURE CONSERVATION28 ACCESSORY AGRICULTURE STRUCTURES29 LANDSCAPE INSPIRATION IMAGES30 LANDSCAPE INSPIRATION IMAGES31 LANDSCAPE SITE PLAN32 CONCEPTUAL PLANT SCHEDULE33 SITE FURNISHINGS INSPIRATION BOARD34 TRASH ENCLOSURE AND WATER CALCULATIONS35 SIGNAGE SITE PLAN36 BUILDING SIGNAGE ELEVATIONS37 BUILDING SIGNAGE ELEVATIONS38 HISTORIC HOUSE SIGNAGE39 SITE SIGNAGE40 BUILDING SIGNAGE41 GRADING AND DRAINAGE42 SITE IMPROVEMENTS AND UTILITIES43 STORM WATER CONTROL PLANPROJECT STATISTICSZONINGAG PER SPECIFIC PLAN TABLE 3-9PARCEL SIZE:52.53 ACRESBUILDING GROSS AREA31,236 SFMARKET BUILDING4,529 SF TOTALPRODUCE MARKET 2,591 SFRETAIL/HARD PRODUCE 1,938 SFRESTAURANT BUILDING4,695 SFCONDITIONED SPACE 3,317 SFCOVERED OUTDOOR 1,378 SFAG PROCESSING BUILDING9,841 SFRETAIL/HISTORIC BARN9,469 SF TOTALNEW RETAIL BUILDING 6,531 SFGLASS ATRIUM 600 SFREHABILITATED HISTORIC BARN2,338 SFHISTORIC WOOD HOUSE2,608 SFFIRST FLOOR 1,898 SFSECOND FLOOR 710 SFPLAZA AREA38,987 SFPERMEABLE 10,777 SFIMPERMEABLE 28,210 SFLANDSCAPE AREA38,089 SFIMPERVIOUS SURFACE:74,684 SFMAX. ALLOWED HEIGHT:35 FT.MAX. PROPOSED HEIGHT:35 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT20’ >20’SIDE10’ 10’REAR20’ 20’CONSTRUCTION TYPE:VBALLOWED PROPOSEDLEARNING CENTER:3,000 SFWOOD HOUSE 1,898 SFATRIUM 600 SFTOTAL PROPOSED:2,498 SFMARKET FARM STAND:3,000 SFMARKET BUILDING:2,591 SFFOOD SERVICES:5,000 SFRESTAURANT BUILDING:4,695 SFAG PROCESSING CENTER:10,000 SFAG PROCESSING BUILDING:9,841 SFAG ACCESSORY BUIDLINGS:10,000 SF10,000 SFGENERAL RETAIL:15,000 SFMARKET BUILDING: 1,938 SFWOOD BARN 1,344 SFRETAIL BUILDING 7,113 SFTOTAL PROPOSED:10,395 SFVICINITY MAPZONING MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED1/500SF PER SPECIFIC PLAN 61PARKING PROVIDED78EV REQUIRED# 0F TOTAL SPACES (76-100) 5EV PROVIDEDPER CALGREEN 5.106.5.3.35MOTORCYCLE PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 4PARKING PROVIDED:4BICYCLE PARKINGPARKING REQUIRED:PER MUNICIPAL CODE: 17.72.070 B TABLE 3.6SHOPPING CENTER USE 20% OF REQUIRED VEHICLE PARKING61 SPACES X 20%= 12SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 12LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 3TOTAL PROVIDED:15MADONNA RDOCEANAIRE DRDALIDIO DRSITESITEHWY 1AG SITESITESITESSITEFIRE DEPARTMENT1. EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A FOR EXPOSURE TO WILDLIFE “IGNITION RESISTANT”. ANY REUSE OF WOOD MATERIALS FOR EXTERIOR APPLICATION SHALL HAVE “1-HOUR FIRE RATED” UNDERLAYMENT.2. PROVIDE FIRE SPRINKLERS FOR ALL STRUCTURES INCLUDING EXISTING WOOD BARN THAT IS ATTACHED TO THE NEW STRUCTURE.3. PROVIDE FIRE HYDRANTS WITHIN 300 FEET OF ALL EXTERIOR WALLS OF STRUCTURES.Page 39 of 84 SLO RANCH FARMS AND MARKETPLACE21046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACECONFORMANCE MATRIXUSE PERMIT REQUIREMENTS USE REGULATIONSAgricultural EventsAIncludedAgricultural heritage & learning centerAIncludedAgricultural retail salesAIncludedAnimal keepingAIncludedBeer/wine/spirits production facilityAIncludedCaretaker quartersAConsidered (possible)Catering serviceAIncludedCommercial recreation facility - outdoorAIncludedCommunity gardenAIncludedCrop production and processingAIncludedGeneral retail - 15,000 sf or lessAIncludedGrazingAConsidered (possible)Greenhouse/plant nursery, commercialAConsidered (possible)Library, museums (Heritage Learning Center)AIncludedLiquor store/alcohol salesAIncludedOutdoor/BBQ/grill, accessory to restaurantAIncludedOutdoor/temporary/seasonal salesAIncludedParking facility - temporaryAConsidered (possible)Produce standAIncludedPublic assembly facilityAConsidered (possible)Farm to table restaurantAIncludedSpecial eventAConsidered (possible)Wine/local beer tasting roomAIncludedTable 3-9 Agricultural (AG) Allowed UsesUSEZone AGAll buildings and proposed uses (tenants) conform with allowable uses in Table 3-9Allowable Uses See Table 3-9All buildings and proposed uses (tenants) conform with allowable uses in Table 3-9DEVELOPMENT POTENTIALLearning Center3,000 sf maximumProposed building square footages are at or below allowed maximum.Market/Farm Stand3,000 sf maximumProposed building square footages are at or below allowed maximum.Ag Processing Center10,000 sf maximumProposed building square footages are at or below allowed maximum.Food Services 5,000 sf maximumProposed building square footages are at or below allowed maximum.Ag Accessory Structures10,000 sf maximum with no structure greater than 1,500 sfProposed building square footages are at or below allowed maximum.General Retail 15,000 sf maximumProposed building square footages are at or below allowed maximum.BUILDING HEIGHTBuilding Height35' maximum; Historical structures may exceed height limit up to 45' max.Max proposed building height is 35'SETBACKSStreet Front20' minimumBuildings conform to SP setbacksSide10' minimumBuildings conform to SP setbacksRear20' minimumBuildings conform to SP setbacksOTHERAutomobile Parking1 space per 500 sf Min.Bicycle ParkingSee SLOMC Section 17.16.060 IncludedLandscapingSee Table 3-12 IncludedLightingAll lighting shall be downward focused except for ambient string-style patio lightsIncludedSignsSee Table 3-11 IncludedFences/Walls/HedgesSee SLOMC Section 17.16.050 Considered (possible)ArchitectureShall conform with design guidelines in Section 3.73 herinIncludedTable 3-10 Agriculture Development StandardsSITE PLANNING AND DESIGNSite design should consider the highly visible character of this site and place loading/ delivery/back of house uses in various inconspicuous locations.Achieved, deliveries are in non-visable parking lot areas & behind restaurant. Particular attention paid to view from freeway.Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility from Highway 101.Achieved. Four-sided architecture incorporatedSite design should incorporate pedestrian walkways, outdoor seating, and landscape areas.Achieved. Site plan is based on indoor-outdoor design with permanent outdoor seating and fire pits.Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place.Achieved, plaza designed for distinct sense of placeBuilding forms, materials, and finishes should reflect the agrarian heritage of the site.AchievedMurals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the apearance and create visual interest.Achieved, see rear of Market and Retail buildingA series of pedestrian promenades and plazas should link the various structures placed on-site for the Agricultural Heritage Facilities and Learning Center. Achieved, Agricultural Heritage Facilities and Learning Center is forefront, prominent and connected.A variety of outdoor seating areas should be incorporated to encourage formal and informal on-site dining.Achieved, permanent benches, tables, picnic area, fire pits and shade structures are proposed.Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project's architectural character.Achieved, provisions for bicyclists and public art are proposed.Flexible spacing for use by food trucks, formal and informal events, live music, and other agricultural related activities should be incorporated adjacent to the planned Agricultural Heritage Facilities and Learning Center.Achieved, central plaza stage located in front of Agricultural Heritage CenterLighting should be designed to provide ambiance, saftey, and security without unnecessary spillover or glare onto adjacent properties.Achieved, lighting is focused downwardBuilding light fixtures, such as barn style or gooseneck, should be designed or selected to be architecturally compatible with the main structures, which should complement the agrarian theme of the site.Achieved, barn lighting and gooseneck lighting proposed on buildingsSigns should be in scale with and in proportion to the primary building façade so that the signs do not dominate the apperance.Achieved, signs are in scale and in style per specific planTable 3.7.3 Agricultural Heritage Facilities and Learning Center Design GuidelinesBuilding materials should consist of authentic materials commonly associated wit the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided.Achieved, building material is conistent with farm and agrarian styleExterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized.Achieved, color schemes are consistent with farm and agrarian styleDifferent colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. Achieved, different colors utilizedLandscaping will be comprised of the plants listed in Table 3-12.Achieved, plant palette conforms to table 3-12Fencing should reflect an agrarian theme with wood and metal materials. Wood fecnces with metal mesh (hog wire) and split rail fences are encouraged. Barbed wire fencing should not be used.Achieved, wood, hog wire, and split rail fencing used. No barbed wire fencing proposed.Trees and shrubs should be located and spaced to allow for mature and long-term growth.Achieved, noted on landscape plansTrees should be selected based on performace basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, Achieved, drought tolerant trees, fruiting trees, shade trees used. Focused on color and contrast and minimizing liter.Vines and potted plants should be incorporated to provide wall, column, and post texture and color as well as for accentuating entryways, courtyards, and sidewalks.Achieved, vines on buildings and fencing included. Planting used to accentuate pathways and entrywaysPlantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities.Achieved, less desirable areas are turcked away from public view and screened with plantingNOTE: SUPPLEMENTAL CONDITIONS MATRIX PROVIDEDPage 40 of 84 SLO RANCH FARMS AND MARKETPLACE31046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEOVERALL SITE PLANPROJECT SITESEE AG HERITAGE SITE PLAN SHEET 9AG ACCESSORY BUILDINGSREFERENCE SHEET 28REFER TO ON-SITE AND OFF-SITE AG CONSERVATION EASEMENT, ON AGRICULTURE CONSERVATION SHEET 27EXISTING AG ROAD EASEMENT. FINAL FARM PLAN WITH CITY FARM TO BE SUBMITTED PRIOR TO OCCUPANCYBIO SWALE EASEMENTPage 41 of 84 SLO RANCH FARMS AND MARKETPLACE41046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEBIRDSEYE VIEWPage 42 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE5ILLUSTRATIVE SITE PLAN01020 401” = 20’-0” 24X36 SHEETRESTAURANT BUILDINGMARKET BUILDINGHISTORIC HOUSECOMMUNITY GARDENPLOTSAG PROCESSINGRETAILATRIUM GALLERYGRAVEL PATH / LOADINGANIMAL PENSHISTORIC WOOD BARNHOA MAINTAINED COMMUNITY GARDEN21,780 SFAG LANDAG LANDSMALL OWNER PLOTSAG LANDHISTORIC VIEWING BARN WALLPage 43 of 84 SLO RANCH FARMS AND MARKETPLACE61046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACECOURTYARD VIEW 1 1SITE PLANNTSPage 44 of 84 SLO RANCH FARMS AND MARKETPLACE71046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACESITE PLANNTSCOURTYARD VIEW 22Page 45 of 84 SLO RANCH FARMS AND MARKETPLACE81046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEWALL VIEW3SITE PLANNTSPage 46 of 84 SLO RANCH FARMS AND MARKETPLACE91046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEAG LANDAG LANDCENTRAL PLAZAVIEW PLAZARAMP AND STAIRSAG PROCESSING9,841 SFRETAIL7,113 SFHISTORIC WOOD BARN2,287 SFRESTAURANT4,695 SFMARKET4,529 SFHISTORIC HOUSE1,898 SFTRASH ENCLOSUREEXISTING SITE IMPROVEMENTS BEYOND LINECROSSWALK TO CLASS ONE BIKE PATHTRASH ENCLOSUREBIKE PARKINGFIRE HYDRANTSHORT TERM DELIVERY PARKINGEV PARKINGPARKING37 SPACESPARKING43 SPACESARCHITECTURAL SITE PLAN01020 401” = 20’-0” 24X36 SHEETBERM AND GRADE CHANGEBUILDING SETBACK LINEBARN FACADESERVICE AREAGRAVEL PATH / AG LANDANIMAL PENSHISTORIC VIEWING BARN WALLSMALL OWNER PLOTSBIKE PARKINGLONG-TERM BIKE STORAGERKIRKINGNGEV PEV PARARRESTAURANT DELIVERYPEDESTRIAN CONNECTION TO HOTEL221COMMUNITY GARDENPLOTS40,000 SFHOA MAINTAINED COMMUNITY GARDEN21,780 SFATRIUM /LEARNING CENTER600 SF1PG. 10PUBLIC ARTOPPORTUNITYPUBLIC ART OPPORTUNITYPUBLIC ART OPPORTUNITYPG. 10PG. 10PG. 10LEGEND:EV CAPABLE PARKINGEV READY PARKINGACCESSIBLE PARKING300’-0” FROM FIRE HYDRANT “ Page 47 of 84 SLO RANCH FARMS AND MARKETPLACE101046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE3/16” = 1’-0” (24X36 SHEET)048 16SITE SECTIONRETAIL BUILDINGBURNT WALL VIEWING PLATFORM MAIN ENTRYMARKET BUILDINGRESTAURANT BUILDINGAG PROCESSING BUILDINGMARKET BUILDINGCENTRAL PLAZACENTRAL PLAZARESTAURANT BUILDINGSECTION 1SECTION 234’-3”0’-0”MAX HEIGHTFINISH FLOOR0’-0”MAX HEIGHTFINISH FLOOR35’-0”Page 48 of 84 SLO RANCH FARMS AND MARKETPLACE111046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEMARKET - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHT35’-0”35’-0”MAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONPage 49 of 84 Image LocationFGWINDOWBLACK STEEL-LOOKDOORSBLACK OVERHEAD DOORSSLO RANCH FARMS AND MARKETPLACE121046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEMARKET - COLOR & MATERIALSAAAABBCBGFD1D2D1D2EECLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTSIGNAGESW 7069 IRON ORETRIMCLEAR COAT WOOD-LOOKSIGNAGESW 3503 WHITE BIRCHFIBER CEMENT SIDINGSHERWIN WILLIAMSSW 7102 WHITE FLOURROOFOLD TOWN GRAY AEP STANDING SEAMCNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 50 of 84 2498 SFBACK OFHOUSE98994 SFAHAARDOPROODUCE#1915 SFHARDPRODUCE#250' - 6"100' - 0"2' - 0"40' - 0"8' - 6"23' - 8"52' - 0"24' - 4"SLO RANCH FARMS AND MARKETPLACE131046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEMARKET - FLOOR PLANSPRODUCE MARKET: RETAIL /HARD PRODUCE: TOTAL GROSS SQUARE FEET: 2,591SF1,9384,529 SFPRODUCE MARKET 2,591 SFRETAIL/ HARD PRODUCE #1942 SFRETAIL/HARD PRODUCE #2996 SFPage 51 of 84 SLO RANCH FARMS AND MARKETPLACE141046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACERESTAURANT- BUILDING ELEVATIONS34’-3”34’-3”34’-3”34’-3”MAX HEIGHTMAX HEIGHTMAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/ SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/ EAST ELEVATIONPage 52 of 84 SLO RANCH FARMS AND MARKETPLACE151046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEABCEFGABCCGDEFRESTAURANT - COLOR AND MATERIALSAFWINDOWBLACK STEEL-LOOKLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTTRIMCLEAR COAT WOOD-LOOKVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 2819 DOWNING SLATEROOFZINCALUMEAEP STANDING SEAMDOORSBLACK OVERHEAD DOORSSIGNAGESW 7069 IRON OREDNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 53 of 84 COLD STOR.KEGWOMENMENDRY STOR.ELEC.RISERKITCHENHOSTBARDINING AREADINING AREAOOUTSIDE DINING1' - 2"6' - 0"12' - 0"20' - 0"12' - 0"6' - 0"57' - 2"50' - 0"36' - 0"12' - 0"98' - 0"SLO RANCH FARMS AND MARKETPLACE161046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACERESTAURANT - FLOOR PLANSGROSS SQUARE FEET: 4,695NOTE: PROPOSED CONCEPTUAL LAYOUTDINING AREA DINING AREA HOSTBAR KEG OUTSIDE DINING KITCHENCOLD STOR. DRY STOR. WOMEN MEN ELEC. RISERPage 54 of 84 SLO RANCH FARMS AND MARKETPLACE171046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEAG PROCESSING - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHT35’-0”35’-0”MAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEPOTENTIAL FOR BACK ROLL-UP DOORS TO BECOME WINDOWS Page 55 of 84 ABCDEFGWINDOWBLACK STEEL-LOOKLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTSIDINGRECLAIMED WOOD-LOOKTRIMCLEAR COAT WOOD-LOOKVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 2844 ROYCROFT MIST GRAYROOFZINCALUMEAEP STANDING SEAMDOORSBLACK OVERHEAD DOORSSLO RANCH FARMS AND MARKETPLACE181046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEDFABCGBAG PROCESSING - COLOR AND MATERIALSAEGNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 56 of 84 633 SFWINE BARS1741 SFBREWERY19' - 6"26' - 0"94' - 10"140' - 4"3' - 0"2' - 0"73' - 0"2' - 0"80' - 0"65' - 0"6' 0"75' - 4"'4"17' - 8"60' - 4"1574 SFCIDERMAKER920 SFCOFFEEROASTER316 SFVENDOR316 SFVENDORSLO RANCH FARMS AND MARKETPLACE191046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEAG PROCESSING - FLOOR PLANSGROSS SQUARE FEET: 9,481 SFNOTE: USES ARE CONCEPTUAL PER ALLOWED USES DEFINED IN SPECIFIC PLAN, REFER TO SHEET 2COFFEE ROASTER 920 SFCIDER MAKER 1,574 SFBREWERY 1,741 SFWINE BARS 633 SFVENDOR 316 SFVENDOR 316 SFPage 57 of 84 SLO RANCH FARMS AND MARKETPLACE201046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACE35’-0”35’-0”MAX HEIGHTMAX HEIGHTRETAIL AND HISTORIC BARN - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHTHISTORIC VIEWING BARN WALLHISTORIC BARNFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONPage 58 of 84 A1A2BCDEFHG1G2WINDOWBLACK STEEL-LOOKNO GRIDS ON BACK WINDOWSCONCRETE BASEBOARD FORM CONCRETELIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 7102 WHITE FLOURBARN WOOD SIDING RECLAIMED HAY BARN MATERIAL ACCENT METALSHERWIN WILLIAMSSW 7069 IRON OREROOFZINCALUMEAEP STANDING SEAMROOFCORRUGATED METALDOORSBLACK OVERHEAD DOORSDOORSBYPASS GLASS DOORSSLO RANCH FARMS AND MARKETPLACE211046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEDDDEFRETAIL AND HISTORIC BARN- COLOR AND MATERIALSBBHG2CA1A1A1A2A2G1NOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A. REUSE OF WOOD MATERIALS FOR EXTERIOR APPLICATION SHALL HAVE 1-HOUR FIRE RATED UNDERLAYMENT.Page 59 of 84 63 SFLONGTERM BIKESTORAGE20 SFRISER1377 SFRETAIL 51346 SFRETAIL 4720 SFRETAIL 3860 SFRETAIL 21344 SFRETAIL 1724 SFRETAIL 7742 SFRETAIL 641' - 8"28' - 0"67' - 0"74' - 6"11' - 4"303 SFMEN302 SFWOMENEQEQ10' - 0"56' - 0"8' - 6"EQEQ600 SFHALL429 SFHALL52 SFELEC.148' - 0"74' - 6"8' - 6"55' - 0"11' - 0"SLO RANCH FARMS AND MARKETPLACE221046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACETOTAL GROSS SQUARE FEET: NEW RETAIL BUILDING:GLASS ATRIUM:RELOCATED & REHABILITATED HISTORIC WOOD BARN: RETAIL:GLASS ATRIUM:PUBLIC RESTROOMS:MECHANICAL AND STORAGE:9,469 SF6,531 SF600 SF2,338 SF7,600 SF600 SF605 SF135 SFRETAIL AND HISTORIC BARN- FLOOR PLANSRETAIL 41,346 SFRETAIL 2860 SFGLASS ATRIUM CONNECTION600 SFVIEWING DECK FOR HISTORIC BARN WALLINTERPRETIVE DISPLAYINTERPRETIVE DISPLAYRETAIL 11,344 SFMEN303 SFWOMEN302 SFELEC.52 SFRISERRETAIL 3720 SFRETAIL 51,377 SFRETAIL 6742 SFRETAIL 724 SFGLASS ATRIUM TRANSITION PER SWCA RECOMMENDATIONS AND CONSISTENT WITH STATE STANDARDSGALLERY DISPLAY IN ATRIUMNEW RETAIL BUILDINGBUILDING AREAUSE AREARELOCATED AND REHABILITATED HISTORIC BARNLONG TERM BIKE STORAGEPage 60 of 84 SLO RANCH FARMS AND MARKETPLACE231046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEHISTORIC FARM RELATIONSHIP PLANRELOCATED AND REHABILITATED RELOCATED HISTORIC WOOD BARN PER MITIGATION MEASURE SWCA CR-1(A).NATURALIZED LANDSCAPE SURROUNDING HISTORIC STRUCTURES PER SWCA RECOMMENDATIONS PER MITIGATION MEASURE CR-1WALL VIEWING TERRACE WITH INTERPRETIVE DISPLAYSNOTE:BUILDING DOCUMENTATION, RELOCATION, AND REHABILITATION TO BE CONDUCTED IN COMPLIANCE WITH CULTURAL RESOURCE MITIGATION MEASURE CR-1 (A), CR-(B), AND CR-1(C) AS MODIFIED THROUGH SWCA POST FIRE MITIGATION APPROACH MEMORANDUM DATED MARCH 11, 2021. REFER TO THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021 FOR ADDITIONAL PROPOSED REHABILITATION INFORMATION. REMAINING FIRE DAMAGED WALL OF HISTORIC VIEWING BARNRELOCATED AND REHABILITATED HISTORICAL WOOD HOUSE TO SERVE AS LEANING AND INTERPRETIVE CENTER PER MITIGATION MEASURE SWCA CR-1(A).MAINTAIN HISTORIC HOUSE ORIENTATIONCULTURAL HERITAGE LEARNING CENTERPROPOSED PLANSCALE: NTSHISTORIC PLANSCALE: NTSCONNECTING GLASS ATRIUM; DISPLAY GALLERY PER MITIGATION MEASURE SWCA CR-1(C).NOTE: ORIGINAL HISTORIC BUILDING ORIENTATION PER SAN LUIS RANCH MAP SURVEYPage 61 of 84 223 SFCLASSROOM52' - 0"8' - 0"14' - 0"14' - 8"15' - 4"2' - 5"11' - 0"1' - 2"16' - 10"7' - 8"2' - 0"2' - 0"14' - 1"7' - 0"192 SFSTORE/INFORMATION239 SFRECEPT./OFFICE415 SFEXHIBITS85 SFVESTIBULEPORCH225 SFMEETING/SECONDARYCLASSROOMC.C.7 SFC.142 SFHALL63 SFR.R.FLOOR PLANSCALE: 1/8” = 1’-0”CLASSROOMRECEPTION/ OFFICEEXHIBITSLOUNGEBUILDING AREANOTE: FINAL INTERPRETIVE DISPLAY DETAILING THE HISTORY OF SAN LUIS RANCH COMPLEX TO BE DEVELOPED. DISPLAY TO INCLUDE IMAGES AND DETAILS FROM THE HABS DOCUMENTATION AND ANY COLLECTED RESEARCH PERTAINING TO THE HISTORY OF THE PROPERTY. THE CONTENT SHALL BE PREPARED BY A QUALIFIED ARCHITECTURAL HISTORIAN OR HISTORIAN WHO MEETS THE SECRETARY OF THE INTERIOR’S PROFESSIONAL QUALIFICATION STANDARDS FOR HISTORY.INTERIOR TO BE REHAVILITATED PER SCWA CR-1 (A).INFORMATIONAL DISPLAYS TO BE INCORPORATED PER CULTURAL RESOURCE MITIGATION MEASURE CR-1(C) AS MODIFIED PER SWCA POST FIRE MITIGATION APPROACH MEMORANDUM DATED MARCH 11, 2021. ADDITIONAL REHABILITATION INFORMATION FOUND IN THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021.PORCH: 134 SFRECEPTION/OFFICE: 239 SFSTORE/INFORMATION: 192 SFEXHIBITS: 415 SFCLASSROOM: 223 SFMEETING/SECONDARY: 225 SFRESTROOM: 63 SFVESTIBULE: 85 SFSLO RANCH FARMS AND MARKETPLACE241046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACECULTURAL HERITAGE LEARNING CENTER Page 62 of 84 SLO RANCH FARMS AND MARKETPLACE251046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACETRIMSHERWIN WILLIAMSSW 7102 WHITE FLOURACCENTSHERWIN WILLIAMSSW 6502 LOCH BLUEWALL LIGHTURBAN AMBIANCEUHP1153SIDINGCOLOR TO BE DETERMINED AT TIME OF EXPLORATORY SANDING AND FURTHER RESEARCHSHERWIN WILLIAMSSW 6673 BANANA CREAMROOFTIMBERLINE WEATHERED WOODGAF ASPHALT SHINGLESHISTORIC HOUSE - COLOR AND MATERIALSABCDCBCBBAACCEDEPage 63 of 84 SLO RANCH FARMS AND MARKETPLACE261046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEHOMAGE TO HISTORIC VIEWING BARNRELOCATED AND REHABILITATED WHITE BARNATRIUM GALLERYRELOCATED AND REHABILITATED WHITE BARNREUSED EXISTING “BURNT WALL” ATRIUM GALLERY ENTRANCEATRIUM GALLERYEXAMPLES OF INTERPRETIVE DISPLAY IMAGERYINTERPRETIVE DISPLAYSREUSE OF EXISTING “BURNT WALL” FACADE OF VIEWING BARN FOR INTERPRETIVE DISPLAY.Page 64 of 84 /HJHQG+DELWDWV)DUPODQG DFUHV 5LSDULDQ DFUHV 5RDGV DFUHV 5XGHUDO DFUHV 2IIVLWH0LWLJDWLRQ3DUFHO'UDLQDJHm6DQ/XLV5DQFK2IIVLWH$JULFXOWXUDO&RQVHUYDWLRQ(DVHPHQW0DS&HQWHU : 16DQ/XLV2ELVSR&DOLIRUQLD%LRORJLFDO6XUYH\'DWH )HHW/RV2VRV9DOOH\5RDGLEGEND:ON-SITE AGRICULTURAL CONSERVATION AREA: 48.85 ACRESAG CONSERVATION AREA DEDICATED PRIME FARMLANDTOTAL ON-SITE CONSERVATION AREA 48.85 ACRESCAL TRAN DEDICATIONS#1 4.91 ACRES#2 1.08 ACRES#3 .30 ACRESLOT 10 (42.56 ACRES)AG. ACCESSORY BUILDING AREA 0.5 ACRESPRIME FARMLAND 42.06 ACRESPROVIDEDON-SITE 42.06 ACRESOFF-SITE 24.50 ACRESTOTAL PRIME FARMLAND PROVIDED66.56 ACRESSLO RANCH FARMS AND MARKETPLACE271046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEAGRICULTURE CONSERVATIONVVEXISTING AG ROAD EASEMENTBIO SWALE EASEMENTAGRICULTURE EASEMENT; 1/2 ACRE MAX. FINAL STRUCTURE LOCATIONS TO BE SUBMITTED WITH FARM PLANAGRICULTURE CONSERVATION EASEMENTREQUIRED MITIGATION MEASURE AG-1: 59.356 ACRESNOTE:REFERENCED FROM BASE LINE DOCUMENTATION REPORT FOR SAN LUIS RANCH ONSITE AGRICULTURAL EASEMENT BY ALTHOUSE AND MEADE, INC DATED NOV 2019 FOR SAN LUIS RANCH OFFSITE PARCEL APN 067-121-022FARMLANDNOT TO SCALENOT TO SCALEOFF-SITE AGRICULTURAL CONSERVATIONON-SITE AGRICULTURAL CONSERVATIONNOTE:REFERENCED FROM BASE LINE DOCUMENTATION REPORT FOR SAN LUIS RANCH OFFSITE AGRICULTURAL EASEMENT BY ALTHOUSE AND MEADE, INC DATED OCT 2018 FOR SAN LUIS RANCH OFFSITE PARCEL APN 067-181-101ADDITIONAL 30 ACRES OF PRESERVED AGRICULTURAL OPEN SPACE HAS PREVIOUSLY BEEN PROVIDED THROUGH AN OPEN-SPACE EASEMENT IN FAVOR OF THE CITY OF SAN LUIS OBISPO RECORDED ON 11-29-2018, DOCUMENT 2018049254 AND DESCRIBED AS EXHIBIT “B·1” LEGAL DESCRIPTION AGRICULTURE AND CONSERVATION EASEMENT AREA THAT REAL PROPERTY IN THE UNINCORPORATED AREA OF THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA BEING THE NORTHEASTERLY 30.00 ACRES OF THE PROPERTY DESCRIBED IN THE DEED TO GARY ESAJIAN RECORDED JANUARY 18, 2006, AS DOCUMENT NUMBER 2006-003672 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, THE NORTHEASTERLY LINE OF SAID 30.00 ACRES TO BE THE SOUTHWESTERLY LINE OF THE PROPERTY DESCRIBED IN THE DEED TO THE COUNTY OF SAN LUIS OBISPO RECORDED APRIL 19, 1979, IN VOLUME 2147, AT PAGE 788, OF OFFICIAL RECORDS OF SAN LUIS OBISPO COUNTY, CALIFORNIA AND THE SOUTHWESTERLY LINE OF SAID 30.00 ACRES TO BE PARALLEL WITH SAID NORTHEASTERLY LINE.ADDITADDITADDITIOIOIONNNAL 30AL 30AL 30ACRACRACREEESOFSOFSOFPRPRPREEESSSEEERVRVRVEEEDDADAADDITIONAL OPEN SPACE NOTE: NO MORE THAN SIX ACRES TO BE USED FOR COMMUNITY GARDEN PLOTS, INTERACTIVE SEASON FARMING, TENANT FARM TO TABLE, ANIMAL PENS, AND EDUCATIONAL CROPS.Page 65 of 84 SLO RANCH FARMS AND MARKETPLACE281046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEACCESSORY AGRICULTURE STRUCTURES01020 401” = 20’-0” 24X36 SHEETAGRICULTURE BUILDINGS10,000 SF TOTALEXISTING AG ROADAGRICULTURE EASEMENT; 1/2 ACRE MAX. FARM ROAD LOCATION IS APROXIMATE AND WILL BE IDENTIFIED IN FINAL FARM PLAN TO BE SUBMITTED NOTE: IMAGES REPRESENT EXAMPLES, FINAL DESIGNS TO BE SUBMITTED Page 66 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE29LANDSCAPE INSPIRATION IMAGESPage 67 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE30LANDSCAPE INSPIRATION IMAGESPage 68 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE31LANDSCAPE SITE PLAN01020 401” = 20’-0” 24X36 SHEETPERMEABLE PEDESTRIAN PAVERSTRASH ENCLOSUREPEAK BIKE RACKS SINGLE SIDED 6- BIKE CAMPUS RACKPEDESTRIAN SITE LIGHTINGRAISED PLANTERELEVATED WOODEN STAGE WITH OVERHEAD PERGOLA STRUCTURE AND CURRENT EVENTS SIGN35’ TALL WINDMILLVINTAGE TRACTOR OR FARM THEMED SCULPTUREPOSSIBLE LOCATION FOR A PUBLIC ART FEATURE PAINTED STEEL OVERHEAD STRUCTURE WITH GLULAM BEAMS AND STRING LIGHTINGPAINTED STEEL OPEN-AIR GREENHOUSE STRUCTURE WITH DINING SEATING AND STRING LIGHTING OVER A DECORATIVE CONCRETE PATIOGALVANIZED STEEL WATER TOWEROUTDOOR WRAP AROUND BARHOGWIRE FENCE WITH VINESMONUMENT SIGNAGEPEDESTRIAN CONNECTION TO HOTELCONCRETE SEAT WALL13’ X 76’ BOCCE COURT WITH OYSTER SHELL PLAYING SURFACESITE BENCHCONCERT PATIO WITH DECOMPOSED GRANITE SURFACING, RAISED PLANTERS, POLE MOUNTED STRING LIGHTING, AND FIRE PITS5’ X 8’ KIOSK LOCATION, TYPICAL OF 5STAIRS AND ACCESSIBLE RAMP FOR ACCESS TO AGRICULTURAL FIELDS AND WALKING PATH TO CONNECT THE VIEW PATIOS WITH THE ANIMAL PENS AND COMMUNITY GARDEN AREAMONUMENT STAIR ACCESS TO BURNT BARN WALL AND RACETRACK HOMAGE AREAHOA COMMUNITY GARDEN PLOTS AND RESTAURANT FARM-TO-TABLE GARDEN PLOTSPICNIC AREAANIMAL PEN, TYPICAL OF 4FENCED SYNTHETIC TURF PLAY AREA WITH NATURAL LOG AND BOULDER FEATURES PERMEABLE VEHICULAR PAVERSASPHALT PAVINGCOLORED CONCRETE PAVINGSYNTHETIC TURFGRAVEL PATH1h1h1h1h1i2i1a1a1a1s1p2p2p3p3p1s2s1p3s3s4s5s6s6s2s5s4s2a2a2i2i1i1i2h2h2h2h3h3h3h4h4h4h4h5h5h5h6h6h6h6h6hDESIGN KEYHARDSCAPESITE INFRASTRUCTURESITE AMENITIESSITE STRUCTURESPUBLIC ART OPPORTUNITIES3a3a4a4a4a5a6a6a6a7a7a8a9a10a10a11a12a13a14a13a14a12a12a11a9a8a5a3p3pPage 69 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE32CONCEPTUAL PLANT SCHEDULETREES ARBUTUS X `MARINA` / ARBUTUS STANDARD 24” BOX CITRUS SPP. 15GALDIOSPYROS KAKI ‘FUYU’ / FUYU PERSIMMON 15 GALERIOBOTRYA DEFLEXA / BRONZE LOQUAT 24”BOXFEIJOA SELLOWIANA / PINEAPPLE GUAVA 15 GALGINKGO BILOBA / MAIDENHAIR TREE 24” BOXOLEA EUROPAEA / OLIVE 24” BOXPISTACIA CHINENSIS / CHINESE PISTACHE 24”BOXPLATANUS ACERIFOLIA / LONDON PLANE TREE 24” BOXPUNICA GRANATUM ‘ANGEL RED’/ POMEGRANATE 15 GALPYRUS CALLERYANA ‘ARISTOCRAT’ / FLOWERING PEAR 24” BOXQUERCUS AGRIFOLIA / COAST LIVE OAK 24” BOXULMUS PARVIFOLIA / CHINESE ELM 24” BOX SHRUBSACHILLEA MILLEFOLIUM / COMMON YARROW 5 GAL AEONIUM CANARIENSE / AEONIUM 3 GALAGAVE ATTENUATA `NOVA` / BLUE CLONE 5 GALAGAVE X `BLUE FLAME` / BLUE FLAME AGAVE 5 GALALYOGYNE HUEGELII `SANTA CRUZ` / BLUE HIBISCUS 15 GALANIGOZANTHOS X `BIG RED` / KANGAROO PAW 1 GALANIGOZANTHOS X `YELLOW GEM` / KANGAROO PAW 1 GALCALLISTEMON VIMINALIS `LITTLE JOHN` / DWARF BOTTLEBRUSH 5 GALCHONDROPETALUM TECTORUM `EL CAMPO`/ CAPE RUSH 1 GALDIETES BICOLOR / FORTNIGHT LILY 1 GAL DODONAEA VISCOSA `PURPUREA` / PURPLE HOPSEED BUSH 5 GAL LANTANA CAMARA `RADIATION` / RADIATION LANTANA 5 GAL LAVANDULA ANGUSTIFOLIA `HIDCOTE` / HIDCOTE LAVENDER 1 GALLEUCADENDRON X `SAFARI SUNSET` / CONEBUSH 5 GALLOMANDRA LONGIFOLIA `BREEZE` / DWARF MAT RUSH 1 GALMUHLENBERGIA RIGENS / DEER GRASS 5 GALNEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT 1 GAL OLEA EUROPAEA `LITTLE OLLIE` / LITTLE OLLIE OLIVE 5 GALPENSTEMON `MARGARITA BOP` / BEARD TONGUE 1 GAL PHLOMIS FRUTICOSA / JERUSALEM SAGE 5 GALPHORMIUM X `MARGARET JONES` / MARGARET JONES FLAX 5 GALRHAPHIOLEPIS INDICA `BALLERINA` / INDIAN HAWTHORN 1 GALROSMARINUS OFFICINALIS `TUSCAN BLUE` / ROSEMARY 5 GALTHYMUS VULGARIS / CREEPING THYME 1 GAL VINE BOUGAINVILLEA X `BARBARA KARST` / BOUGAINVILLEA 15 GAL VITIS CALIFORNICA `ROGERS RED` / CALIFORNIA GRAPE 15 GALVITIS VINIFERA / WINE GRAPE 15 GALCONCEPTUAL PLANT SCHEDULE Page 70 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE33SITE FURNISHINGS INSPIRATION BOARDPEDESTRIAN/PARKING LOT LIGHTSPEAK BIKE RACKS - CAMPUS RACKBOLLARD LIGHTSSIGN LIGHTSEXTERIOR LIGHTING: Outdoor lighting systems shall be designed and installed to comply with CalGreen section 5.106.8. Refer to Landscape Site Plan (Sheet 31) for locations.Page 71 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE34TRASH ENCLOSURE AND WATER CALCULATIONS1RQ5HVLGHQWLDO 5HF\FOHG:DWHU(7R LQFKHV\HDU 2YHUKHDG/DQGVFDSH$UHD IW 'ULS/DQGVFDSH$UHD IW 6/$ IW IW+\GUR]RQH3ODQW:DWHU8VH7\SH ORZPRGHUDWHKLJK =RQH /RZ=RQH 0RGHUDWH=RQH=RQH=RQH=RQH=RQH=RQH=RQH =RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH =RQH0$:$ (7:8 5HF\FOHG:DWHU3URMHFW$OORZHG)XOO0$:$+&) +XQGUHG&XELF)HHW SHU\HDU$FUHIHHWSHU\HDU*DOORQV +$7RWDO/$6DQ/XLV2ELVSR0D[LPXP$SSOLHG:DWHU$OORZDQFH(VWLPDWHG7RWDO:DWHU8VH 3)[+$ IW ,((QWHU,UULJDWLRQ7\SH6/$6/$3ODQW)DFWRU 3) +\GUR]RQH$UHD +$ IW WATER CALCULATIONSPLANTING DESIGN CRITERIA:THE PLANT PALETTE ABOVE IS COMPRISED OF MEDITERRANEAN PLANT MATERIAL KNOWN TO THRIVE IN THE LOCAL CLIMATE AND SOIL CONDITIONS. 25% OR LESS OF THE PLANT MATERIAL WILL REQUIRE MODERATE WATER, AND THE REMAINDER WILL REQUIRE LOW TO VERY LOW WATER ONCE ESTABLISHED. THIS PLANT PALETTE COUPLE WITH THE IRRIGATION SYSTEM WILL MEET OR EXCEED THE STATE AND LOCAL STANDARDS FOR WATER CONSERVATION THROUGH WATER EFFICIENT LANDSCAPE IRRIGATION DESIGN. A COMPLETED WORKSHEET FOR MAXIMUM APPLIED WATER ALLOWANCE AND ESTIMATED TOTAL WATER USE CALCULATIONS IS PROVIDED ABOVE.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREES, SHRUBS AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATE HYDROZONES WITH DRIP OR BUBBLER IRRIGATION, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER.THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO).IRRIGATION PLAN WILL USE RECYCLED WATER PURPLE PIPE.PLANTING & IRRIGATION DESIGN STATEMENTSIDE ELEVATION - TRASH ENCLOSUREFRONT ELEVATION - TRASH ENCLOSURESLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE8'-0"PRECAST CONCRETE CAPWOOD POST AND BEAM SIZEDPER STRUCTURAL. PAINT ALLEXPOSED WOOD KELLYMOORE BROWN BEAR TOMATCH ARCHITECTURECORRUGATEDMETAL ROOFCMU BLOCK WALLRECYCLING4 CYSTEEL GATE FRAMEBARREL HINGEWOOD PANELS. PAINT TOMATCH ARCHITECTUREORGANICS18'-5"ROOF POSTPLAN VIEW - TRASH ENCLOSURE (SIDE ACCESS OPTION)CMU WALLROOF OUTLINEPLAN VIEW - TRASH ENCLOSURE (F.O.G. STORAGE OPTION)8'-0"(2) DOUBLESWING GATESGATE POSTTRASH4 CYORGANICSRECYCLING4 CYTRASH4 CYF.O.G.STORAGE(2) DOUBLESWING GATESROOF POSTCMU WALLROOF OUTLINEGATE POST25'-6"(2) SINGLESWING GATESAIRVOL BLOCK (A) 60B620CAIRVOL BLOCK (B)20-101TRASH ENCLOSURESSSSSSBIKE RACK SPECIFICATIONSPage 72 of 84 SLO RANCH FARMS AND MARKETPLACE351046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACESIGNAGE SITE PLANRESTAURANT BUILDINGMARKET BUILDINGHISTORIC HOUSEAG PROCESSINGRETAILHISTORIC WOOD BARNB2B3B4B5B6B1B1A3A2A1A3C1C1C1C1C1C1C1C1C1C1C1C1C1C1C1C1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1C2C2C2C2C2C2C2C2C2C2D2D2D2D2D2D2D2D2D2D1D1NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. Page 73 of 84 RETAIL AND HISTORIC BARN - BUILDING ELEVATIONSB4SLO RANCH FARMS AND MARKETPLACE361046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGE ELEVATIONSMARKET - BUILDING ELEVATIONSB1B1C1C1C1C1C1C1C1C1C1C1C1C1NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. C2C2C2C2C2D2D2D2D2D2D2D2D2D2D2D2B6SIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATED2Page 74 of 84 AG PROCESSING BUILDINGB3SLO RANCH FARMS AND MARKETPLACE371046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGE ELEVATIONSSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEC2D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1C2C2C2C2C2C2NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. RESTAURANT- BUILDING ELEVATIONSC1B2D1D1Page 75 of 84 SLO RANCH FARMS AND MARKETPLACE381046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEHISTORIC HOUSE SIGNAGEMAIN CULTURAL HERITAGE LEARNING CENTER SIGNAGEBLADE SIGNAGEPage 76 of 84 SLO RANCH FARMS AND MARKETPLACE391046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEA1A2A3A3SITE SIGNAGE2’-6” W6’-6” W5’-0” H3’-0” HDIRECTIONAL SIGNAGERESIDENTIAL (NG-10, NG-23, NG-30) SUBDIVISION ENTRY MONUMENT: 1 per street frontage, 20SF, max height as approved by ARC. Shall be located in a landscaped planter typically at neighborhood entrance. Monument sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470. DIRECTORY SIGN: 1 each per street frontage, 20SF, no applicable maximum height. Wall signs shall be located over building entrances. Directory sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470.RECLAIMED WOODMETAL LETTERINGNOT TO SCALENOT TO SCALENOT TO SCALERECLAIMED WOODSIGN LIGHTSSTONE BASEENTRY MONUMENT SIGNAGESIGNAGE LEGENDSIGNAGE KEY MAPSIGN AND MONUMENT DEVELOPMENT STANDARDSMETAL LETTERINGSTONE BASE10’-0” W1’-6” HRECLAIMED WOODMETAL LETTERING STONE BASENEIGHBORHOOD SIGNAGEENTRY MONUMENTDIRECTIONAL SIGNAGENEIGHBORHOOD SIGNAGENOTES:1. ALL SIGNAGE IS LOCATED OUTSIDE OF VEHICULAR SITE LINES2. SIGNS ARE CONSISTENT WITH SAN LUIS RANCH MASTER DEVELOPER PLANSA1A2A3Page 77 of 84 SLO RANCH FARMS AND MARKETPLACE401046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGEBUILDING SIGNAGEREFER TO BUILDING COLOR MATERIALS FOR PROPOSED FINISHESMARKET BUILDING: TOTAL SFRESTAURANT BUILDING: TOTAL SFRETAIL & HISTORIC BARN BUILDING: TOTAL SFTENANT BLADE SIGNAGESIGNS SHALL BE LOCATED OVER OR ADJACENT TO BUILDING ENTRANCES.LED LIGHTING MAY BE INCORPORATED INTO SIGNS. SIGNS MAY NOT EXCEED 9” DTENANT SIGNAGESIGNS SHALL BE LOCATED OVER BUILDING ENTRANCES.DARK SKY COMPLIANT LED SIGNAGE LIGHTINGMARKET BUILDING SIGNAGEWOOD AND STEELDIMENSIONS: 5’-6”H x 14’W77 SF (QTY 2)COLOR: BLACK OR WHITERESTAURANT BUILDING SIGNAGETEXT SIZE: 12” HDIMENSIONS: 1’H x 15’L15 SFCOLOR: BLACK OR WHITEAG PROCESSING BUILDING SIGNAGEDIMENSIONS: 6’H x 16’L96 SFRETAIL & HISTORIC BARN BUILDING SIGNAGETEXT SIZE: 2’-6”DIMENSIONS: 2’6”H x 25’L63 SFCOLOR: BLACK OR WHITEROUND OR RECTANGULAR BLADE SIGNAGERECTANGLE DIMENSIONS: 28”H x 46”L, 8 SFROUND DIMENSIONS: 24” DIA., 4 SFSTOREFRONT SIGNAGETEXT SIZE: 12” MAX.DIMENSIONS: 1’6”H x 10’L, 15 SFAWNING SIGNAGE8” TEXT SIZEDIMENSIONS: 8”H x 10’L, 7.5 SFCOLOR: BLACK OR WHITEVERTICAL BLADE SIGNAGEDIMENSIONS: 1’ W x 5’H, 5 SFIF USED, MUST MEET ACCESSIBLE REQUIREMENTSRETAIL & HISTORIC BARN BUILDING SIGNAGETEXT SIZE: 8”HDIMENSIONS: 8” x 12’-6”9 SFCOLOR: BLACK OR WHITERETAIL & HISTORIC BARN BUILDING SIGNAGEDIMENSIONS: XX’ H x XX’ LXX SFSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEB1B2B3B4B5B6C1D1D2C2TYPE BUILDING SQUARE FEETB1 MARKET BUILDING 154 SFB2 RESTAURANT BUILDING 15 SFB3 AG PROCESSING BUILDING 96 SFB4 RETAIL & HISTORIC BARN BUILDING63 SFB5 HISTORIC HOUSE 9 SFTOTAL SF 337 SFSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATETYPE QTY SQUARE FEETC1 13 104 MAX SFC2 10 50 SFTOTAL SF 154 MAX SFTYPE QTY SQUARE FEETD1 10 150 SFD2 7 52.5 SFTOTAL SF 152.5 SFPage 78 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE411” = 30’-0” (24X36 SHEET)01530 600 30 60 1201” = 60’-0” (12X18 SHEET)GRADING AND DRAINAGEPage 79 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE42SITE IMPROVEMENTS AND UTILITIESNOTE: SHADED AREA REPRESENT EXISTING IMPROVEMENTS FROM APPROVED TRACT 3096 IMPROVEMENT PLANS.Page 80 of 84 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE43STORM WATER CONTROL PLANNOTE: EROSION CONTROL PLAN TO BE SUBMITTED WITH CONSTRUCTION DOCUMENTSPage 81 of 84 Page 82 of 84 3-40 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | July 18, 2017 Adopted | August 21, 2018 Amended 3.7.3. Agricultural Heritage Facilities and Learning Center Design Guidelines The following design guidelines apply to the Agricultural Heritage Facilities and Learning Center within San Luis Ranch. Site Planning and Design a. Site design should consider the highly visible character of this site and place loading/delivery/back of house uses in various inconspicuous locations. b. Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility from Highway 101. c. Site design should incorporate pedestrian walkways, outdoor seating, and landscape areas. d. Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place. e. Building forms, materials, and finishes should reflect the agrarian heritage of the site. f. Murals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the appearance and create visual interest. g. A series of pedestrian promenades and plazas should link the various structures placed on-site for the Agricultural Heritage Facilities and Learning Center. h. A variety of outdoor seating areas should be incorporated to encourage formal and informal on-site dining. i. Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project’s architectural character. j. Flexible spacing for use by food trucks, formal and informal events, live music, and other agricultural related activities should be incorporated adjacent to the planned Agricultural Heritage Facilities and Learning Center. k. Lighting should be designed to provide ambiance, safety, and security without unnecessary spillover or glare onto adjacent properties. l. Building light fixtures, such as barn style or gooseneck, should be designed or selected to be architecturally compatible with the main structures, which should complement the agrarian theme of the site. m. Signs should be in scale with and in proportion to the primary building facade so that the signs do not dominate the appearance. n. Building materials should consist of authentic materials commonly associated with the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided. o. Exterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized. Building materials such as barn wood are consistent with character of this building Site design of highly visible areas reflects mountain viewsheds Pedestrian promenades link various uses Site amenities such as a public gardens complement the project’s character Page 83 of 84 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | July 18, 2017 Adopted | August 21, 2018 Amended 3-41 p. Different colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. q. Landscaping will be comprised of the plants listed in Table 3-12. r. Fencing should reflect an agrarian theme with wood and metal materials. Wood fences with metal mesh (hog wire) and split rail fences are encouraged. Barbed wire fencing should not be used. s. Trees and shrubs should be located and spaced to allow for mature and long-term growth. t. Trees should be selected based on performance basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, minimizing root intrusion, and providing color and contrast. u. Vines and potted plants should be incorporated to provide wall, column, and post texture and color, as well as for accentuating entryways, courtyards, and sidewalks. v. Plantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities. Agricultural Heritage Facilities and Learning Center Concept The Agricultural Heritage Facilities and Learning Center includes a learning center, market/farm stand, agricultural processing center, food services, and agricultural accessory structures. This community and visitor serving cultural destination will provide a venue for locally grown and produced products, educational and hands-on learning opportunities, and seasonal community gathering spaces. With a major portion of the site remaining in agricultural production, agricultural operations will be supported by an appropriately scaled agricultural processing center and a limited number of accessory structures. Historic structures identified on-site will be integrated into the site plan design as part of the Agricultural Heritage Facilities and Learning Center, as directed by a qualified Historic Architect, then through a Historical Structure Relocation Plan, as specified in Mitigation Measure CR-1. Archival documentation of the historic structures on-site and informational displays of historic resources will also be completed and included in the site plan when appropriate. Page 84 of 84