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Home My WebLink About11-15-2021 ARC Agenda Packet Architectural Review Commission AGENDA Monday, November 15, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of California, and subsequently Assembly Bill 361, enacted in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), commissioners and members of the public may participate in this regular meeting by teleconference. 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: URL: https://slocity- org.zoom.us/j/82955509939?pwd=TGZIcktueXVHeW1ER21UZ0UzR0N1Zz09 Telephone Attendee: +1 (669) 900-6833 Webinar ID: 829 5550 9939; Passcode: 057475 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 - 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 Chair Withers will call the Regular Meeting of the Architectural Review Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA 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. Recommendation: To approve Consent Item 3a. 3.a.CONSIDERATION OF MINUTES - OCTOBER 18, 2021 ARCHITECTURAL REVIEW COMMISSION MINUTES 7 Consideration of the Architectural Review Commission Minutes of October 18, 2021. 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.835 EL CAPITAN (ARCH-0472-2021) REVIEW OF A NEW 12,872 SF THREE STORY RESIDENTIAL DEVELOPMENT, CONSISTING OF TEN RESIDENTIAL UNITS ASSOCIATED WITH AN EXISTING PLANNED DEVELOPMENT PROJECT KNOWN AS ROADHOUSE MIXED-USE. 11 Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. 4.b.3850 LONG ST. (ARCH-0674-2020) REVIEW OF A NEW TWO-STORY STRUCTURE AS PART OF THE PROJECT KNOWN AS LONG BONETTI RANCH 33 Recommendation: Review the proposed project in terms of its consistency with the Higuera Commerce Park Specific Plan, Community Design Guidelines and provide comments and recommendations to the Community Development Director. 4.c.3490 EMPRESA DRIVE (ARCH-0516-2021) REVIEW OF 16,741-SF COMMERCIAL STRUCTURE INCLUDING REQUESTED EXCEPTIONS FOR HEIGHT RELATIVE TO SETBACK, LOT COVERAGE, AND 10% PARKING REDUCTION 59 Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. 4.d.1656 MONTEREY ST. (ARCH-0352-2021) REVIEW OF AN ADDITION TO THE EXISTING SUNBEAM MOTEL, INCLUDING A 1,273-SF SECOND-STORY ADDITION AND 94-SF FIRST-FLOOR ADDITION 79 Recommendation: Review the project in terms of its consistency with the Community Design Guidelines and applicable City Standards and provide comments and a recommendation to the Community Development Director. 5.COMMENT AND DISCUSSION 5.a.STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Senior Planner Shawna Scott. 6.ADJOURNMENT The next Regular Meeting of the Architectural Review Commission meeting is scheduled for December 6, 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 Page 6 of 97 1 Architectural Review Commission Minutes October 18, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar Architectural Review Commissioners Present: Commissioner Mandi Pickens, Commissioner Allen Root, Commissioner Micah Smith, Chair Christie Withers Architectural Review Commissioners Absent: Commissioner Michael DeMartini, Commissioner Brian Pineda, Vice Chair Ashley Mayou City Staff Present: Associate Planner Kyle Bell and City Clerk Teresa Purrington _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on October 18, 2021, at 5:00 p.m. by Chair Withers with Commissioners present via teleconference. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT Motion By Commissioner Root Second By Commissioner Smith To approve Consent Item 3a. Ayes (4): Commissioner Pickens, Commissioner Root, Commissioner Smith, and Chair Withers Absent (3): Commissioner DeMartini, Commissioner Pineda, and Vice Chair Mayou CARRIED (4 to 0) Page 7 of 97 2 3.a CONSIDERATION OF MINUTES - OCTOBER 4, 2021, ARCHITECTURAL REVIEW COMMISSION MINUTES Approve the Architectural Review Commission Minutes of October 4, 2021. 4. PUBLIC HEARINGS 4.a 2800 BROAD STREET (ARCH-0366-2021) REVIEW OF A NEW 28,997- SF, THREE-STORY, MIXED-USE PROJECT CONSISTING OF 20 RESIDENTIAL UNITS AND 7,818 SF OF COMMERCIAL SPACE, WITHIN THE SOUTH BROAD STREET AREA PLAN. Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Applicant representative, Bryan Ridley, provided a brief overview of the project and responded to questions raised. Chair Withers opened the public hearing. Public Comments: None --End of Public Comment-- Chair Withers closed the public hearing. Motion By Commissioner Root Second By Commissioner Smith Find the project consistent with the South Broad Street Area Plan and the Community Design Guidelines, and recommend the Planning Commission approve the project with the following conditions and suggestions: Conditions:  The project design shall incorporate a system of recessed windows features to further articulate the exterior elevations and provide more shadow variation.  The project design shall incorporate residential balcony railings that are obscured for at least two/thirds of their height to provide privacy. Page 8 of 97 3 Suggestions:  The applicant should consider a more substantive roof cornice detail to provide greater definition of the project.  The applicant should consider incorporating reglets into the design of the project to provide further shadow variation.  The applicant should consider incorporating an additional accent color within the project façade. Ayes (3): Commissioner Pickens, Commissioner Root, and Commissioner Smith Noes (1): Chair Withers Absent (3): Commissioner DeMartini, Commissioner Pineda, and Vice Chair Mayou CARRIED (3 to 1) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Associate Planner Kyle Bell provided an update of upcoming projects. 6. ADJOURNMENT The meeting was adjourned at 6:09 p.m. The next Regular Meeting of the Architectural Review Commission meeting is scheduled for November 1, 2021, at 5:00 p.m. via teleconference. APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X Page 9 of 97 Page 10 of 97 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW 12,872 SF THREE STORY RESIDENTIAL DEVELOPMENT, CONSISTING OF TEN RESIDENTIAL UNITS ASSOCIATED WITH AN EXISTING PLANNED DEVELOPMENT PROJECT KNOWN AS ROADHOUSE MIXED-USE. PROJECT ADDRESS: 835 El Capitan Way BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0472-2021 FROM: Shawna Scott, Senior Planner APPLICANT: Matthew Quaglino REPRESENTATIVE: Frances Gibbs RECOMMENDATION Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of a new three-story residential development consisting of ten residential units. The proposed project includes the demolition of an existing commercial structure to provide for the new project and includes site improvements such as site access upgrades, and associated landscaping (Attachment A, Project Plans). General Location: The 1.83-acre project site is located near the intersection of El Capitan Way and Broad Street. With direct access from El Capitan Way. The project site has an average cross slope of less than 2%. Zoning and General Plan: Service Manufacturing (C-S) Surrounding Uses: East: (C-S-MU-PD) Mixed-Use West: (C-S-MU-PD) Mixed-Use North: (C-S-S-SP) Auto Shop South: (C-S-MU-PD) Mixed-Use Meeting Date: 11/15/2021 Item Number: 4a Time Estimate: 30 Minutes Figure 1: 835 El Capitan Way Project Site Page 11 of 97 Item 4a 835 El Capitan Way – ARCH-0472-2021 Architectural Review Commission Report – November 15, 2021 2.0 BACKGROUND The project site is located adjacent to the Planned Development known as Roadhouse Mixed-Use. The Planned Development (PD) Overlay was adopted through Resolution No. 9175 (2001 Series) to allow for a mixed-use project at the corner of Broad and El Capitan. The project site is not located within this PD Overlay; however, the proposed development is an extension of the existing mixed-use development and will share access and parking facilities with the existing development. A separate application will be submitted to merge the subject property with the adjacent PD property. 3.0 PROPOSED DESIGN Architecture: Contemporary Design details: Hip-style roofs, gutters and downspouts, decorative columns, covered awnings, balconies, and vertical windows. Materials: Metal roofs and cement plaster siding. Color: Primary color beige, accent colors light and dark beige. 4.0 FOCUS OF REVIEW The Architectural Review Commission’s (ARC’s) role is to review the proposed project in terms of consistency with the Community Design Guidelines and applicable City Standards and 2) provide comments and recommendations to the Community Development Director concerning the proposed project design, focusing on building architecture and layout. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 5.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and Community Design Guidelines (CDG). Staff has identified the discussion items below related to consistency with CDG Chapter 2 (General Design Principles), Chapter 3.1 (Commercial Project Design), Chapter 5.4 (Multi-family and Cluster Housing Design), and Chapter 6 (Site Planning and Other Design Details). Figure 2: Elevations; Street view (right), parking lot view (left). Page 12 of 97 Item 4a 835 El Capitan Way – ARCH-0472-2021 Architectural Review Commission Report – November 15, 2021 6.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Density Units (DU) 19 DU/acre 44 DU/acre Setbacks Street Yard Side Yard 15 feet 66 feet 15 feet 15 feet Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1 – Site Design The project site is located on a parcel zoned C-S, with single-family residences to the north and east, and single story commercial directly across El Capitan Way. The ARC should discuss how the project fits in with the best examples of appropriate site design and architecture in the vicinity of the site. Chapter 3 – Section 3.1 (Commercial Project Design Guidelines) §3.1.B.2: Neighborhood compatibility §3.1.C.1: Site planning, consider neighboring development As noted above, the project site is located in an area that demonstrates a variety of land uses and is proximate to structures with varying architectural styles. The proposed project setbacks from adjacent residential development meets or exceeds standard setbacks. The ARC should discuss the project’s proportionality and size, building setbacks and massing, and application of colors and materials relative to the surrounding neighborhood. Chapter 5 – Section 5.4 (Multi-Family and Clustered Housing Design) §5.4.A Site Planning The CDG states that placement of new units should consider the existing character of the surrounding residential area. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height, so that windows do not overlook and impair the privacy of the indoor or outdoor living space of adjacent units. The ARC should discuss whether design changes are necessary to improve considerations of preserving privacy of the adjacent existing residential developments. §5.4.C.2 Scale The CDG states that structures with greater height may require additional setbacks at the ground floor level and/or upper levels along the street frontage so that they do not visually dominate the neighborhood. The ARC should discuss the project’s scale and mass and discuss whether design changes are necessary to reduce the perceived scale of the project within the neighborhood. Page 13 of 97 Item 4a 835 El Capitan Way – ARCH-0472-2021 Architectural Review Commission Report – November 15, 2021 Maximum Height of Structures 34.5 feet 35 feet Max Lot Coverage 24% 75% Floor Area Ratio 0.61 1.5 Affordable Housing In-lieu fee On-site or In-Lieu fee Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 83 2 (EV ready) 8 (EV capable) 15 (72 Total) 2 (EV ready) 8 (EV capable) Bicycle Spaces Short-term Long-term 10 70 10 70 Motorcycle Parking 4 4 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2019 Zoning Regulations 7.0 ACTION ALTERNATIVES 7.1 Recommend findings of consistency with the Community Design Guidelines. An action recommending approval of the application based on consistency with Community Design Guidelines 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. 7.2 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. 7.3 Recommend findings of inconsistency with the Community Design Guidelines. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. 8.0 ATTACHMENTS A – Project Plans Page 14 of 97 No. C-26942T - 1.1TITLE SHEET1825815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW APARTMENTQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTSHEET INDEXGENERAL NOTESSYMBOLS11AADIRECTORYNEW APARTMENTROADHOUSE MIXED-USE DEVELOPMENTSAN LUIS OBISPO, CAVICINITY MAPSCOPE OF WORKEXISTING PROJECT ENTITLEMENTLOT LINE ADJUSTMENTEXCEPTION REQUESTPage 15 of 97 No. C-26942T - 1.2PROJECT STATISTICS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTPROJECT SUMMARY (EXIST & NEW PROJECT UNDER CURRENT ZONING)EXISTING PROJECT SUMMARY(ORIGINAL ENTITLEMENT)"'!%# % $" $$ $ # #!"#"##!"#"# %!&$&$ # &$%'!!! " " & *-.+% *, )+ **)& !$" !$" # XArchitectJune 2, 2021 "" !..'/-/. "! * ! 024/ !#' "!.1- " '401-.(302! " ) #$!&!!!302! " )#!% ! "%" #!! !)! # " " $!& !)&"#&" ! &!! ! !!!!!)! " )3-2)22-)1-34+$ !! ) Page 16 of 97 No. C-26942??1825T - 1.3CONDITIONS OF APPROVALEXISTING ENTITLEMENT815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW APARTMENTQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTPage 17 of 97 ROADHOUSENo. C-26942??1825T-1.4PHOTOSEXISTING PROJECT815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560825 & 835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW BUILDING & BLDG EXPANSIONQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTPage 18 of 97 No. C-26942??No. C-26942??1825T - 1.5T24 MANDATORY MEASURESGREEN BUILDING NOTES/815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560825 & 835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW BUILDING & BLDG EXPANSIONQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTSEALANT VOC LIMITTABLE 4.504.2SEALANTS CURRENTVOC LIMITFORMALDEHYDE LIMITSTABLE 4.504.5PRODUCTCURRENT LIMIT(1)VOC LIMITS FOR ARCH'L COATINGS TABLE 4.504.3COATING CATEGORY VOC LIMIT(2)(3)ADHESIVE VOC LIMITTABLE 4.504.1ARCHITECTURAL APPLICATIONSCURRENT VOC LIMITSPECIALTY APPLICATIONSSUBSTRATE SPECIFIC APPLICATIONS (1) (2)2019 CALGREEN RESIDENTIAL MANDATORY MEASURES)1$- -$ (.$&(.),3 -/, -/'',3 " $ $"$ !"!#$$ /$&$("(0 &)* -/, - D * $, %" !*7>/*,=>;.-/.7.<=;*=287.A=.;28;-88;<*7-.A=.;28;9.=-88;<6><=5262=*2;5.*4*0.=8 !9.;<:>*;./88=8;5.<<@1.7=.<=.-9.;"$ %&!8;!)!% % D * &$(".7.<=;*=2879;8->,=<*7-.A=.;28;-88;<6><=1*?.*5*+.56..=270=1.;.:>2;.6.7=<8/D *D +$ &!,$. 2. ,$),)),-(! 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PIPEINV. EL: 150.37EXISTINGWALLAPPROX. 1' HIGHWEXISTINGSTONEWALL3' HIGHTRASHEXISTINGSHEDEXISTINGPOLE RET.WALLEXISTINGSIGNDROP INLETLID EL: 160.19INV EL: 157.68EXISTINGFIBERGLASSTANKEXISTINGFENCEENCLUSUREEXISTINGTANKPLANTERPLANTERGATEGATEEXISTINGWOODPLAYSTRUCTURESANDBOXEXISTING BRIDGEEXISTING BRIDGEEXISTINGWOODPLANTER2' HIGHEXISTINGWOODPLANTERRAMPEXISTING WOOD FENCEEXISTING WOODFENCE (FALLEN)EMEXISTING AC DIKEEXISTING AC DIKE36" CONC. PIPEINV. EL: 157.11EXISTINGAC DIKEEXISTINGAC DRIVEEXISTINGAC DIKEEXISTINGWOODRET. WALL1.5' HIGHCREEK BOTTOMCREEK BOTTOMEL CAPITAN WAYWLSBM 10-369EL: 162.96TC EL: 163.20SEWER MANHOLERIM EL: 162.39INV IN: 156.10 S23°21'26"E130.18' MN66°30'54"E80.92' MS23°29'06"E 165.00' M N23°29'06"W 165.00' M N66°30'54"E66.28' MS23°29'06"E 165.00' M N20°11'12"W130.40' MS66°30'54"W345.00' MN66°30'54"E115.07' MN66°30'54"E66.00' M116.51' MN66°30'54"E66.00' MAC DRIVEEXISTING80'-8 3/4"'58'-4"'41'-2 1/2"'42'-6"'28'-0"'12'-0"'8'-5"'8'-0"'14'-2"'15'-9 3/4"'9'-0 1/4"'40'-2"'18'-2"'EXISTING EDGEOF PAVEMENTELEC.RISERSEWER MANHOLERIM EL: 163.00INV IN: 157.8117'-10 3/4"'17'-11"'17'-11 3/4"'17'-10 3/4"'21'-4 3/4"'25' OFFER OF DEDICATIONDOC. NO. 1997-03490925' OFFER OF DEDICATIONDOC. NO. 1997-034907PUE 1828 OR 693375 0R 410, 411462 0R 367514 0R 452PUE 1823 OR 604GREEN PAINT, APPARENTLOCATION OF SEWER LINEBLUE PAINT, APPARENTLOCATION OF WATER MAINORANGE PAINTAPPARENT LOC.OF PHONE LINEYELLOW PAINT,APPARENT LOC.OF GAS LINERED PAINTAPPARENTLOC. OF ELEC. LINESFD 3/4 IPLS 2391EL: 157.96FD 3/4" IP, NO TAGEL: 163.08FD 3/4" IPLS 2391EL: 160.67FD 1/2 IP OPENN20°11'12"W165.27' MENCROACHESAPPROX. 0.70'49'-3 3/4"'125'-8 3/4"'APPROX. CL OF CREEKSTORM DRAINMANHOLERIM EL: 163.07INV EL: 152.26TC EL: 163.02SURVEYS7362 MORRO ROADATASCADERO, CA 805-466-0812 FAX805-466-2445EK 12WILSONLANDKEN WILSONLS 5571COUNTY RECORDER'S STATEMENTFILED THIS DAY OF 19 AT .M. INBOOK OF LICENSED SURVEYS AT PAGE AT THE REQUEST OF KENNETH D. WILSON.COUNTY RECORDER BY: DEPUTYDOCUMENT NO.FEEJAMES MENESEZMATT QUAGLINO101 FB 64M-135, L-065KEN WILSONRELATED JOB NUMBERS:PROJECT DATAPROJECT:DRAWN BY:CHECKED BY:FIELD BOOK REF:JOB NUMBER: DRAWING NAME:CLIENT NAME: J-060N-138L-065TPRECORD OF SURVEYPORTIONS OF LOTS 103 & 104 IN THE SUBURBAN TRACTAS REQUESTED BY: MATT QUAGLINO NOVEMBER 1999 SCALE 1"=40'IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPOSTATE OF CALIFORNIABASIS OF BEARINGS OF EL CAPITAN PER RFOR THIS SURVEY IS N 66°30'54" E BEING THE CENTERLINESET 5/8" REBAR LS 5571R 18 MB 18FOUND AS NOTEDDD-1 3979 OR 524R-1 5 RS 31LEGEND18 MB 18PARCEL 1PARCEL 3PARCEL 21808/OR/596OF 3979 OR 524OF 3979 OR 524OF 3979 OR 524HELD DD-1ANGLEANGLEHELD DD-1INTINTINT7.12 M&REL CAPITAN WAYBASIS OF BEARINGSINTOLD HIGHWAY 227 R/WNEW HIGHWAY 227 R/WFD 1/2" IPWITH PLUGPER RFD 1" IPLS 2391PER R-2,FD 3/4" IPNO TAGPER R-1HIGHWAY 227FD 3/4" IPLS 2391PER RACCEPTEDSEEDETAILLOT 103LOT 104FOUND BC IN WELL (R)SHEET 1 OF 1THIS MAP HAS BEEN EXAMINED IN 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EUC06'' EUC35'' EUC14'' EUC30'' EUC06'' EUC04'' EUC08'' EUC50'' EUC24'' EUC16'' EUC07'' EUC07'' EUC60''BASE MULTI PRONG EUC26'' EUC33'' EUC24'' EUC 2 PRONG08'' EUC04'' EUC26'' EUC27'' EUC 3 PRONG63'' EUC36'' EUC07'' EUC05'' EUC30'' EUC06'' EUC40'' BASE EUC MULTI-PRONG19'' EUC06'' EUC35'' BASE EUC MULTI PRONG35'' EUC12'' EUC06'' EUC14'' EUC24'' BASE EUC MULTI PRONG15" EUC 2 PRONG18'' EUC35'' EUC06'' EUC14'' EUC15'' EUC 2 PRONG61'' BASE EUC MULTI PRONG53'' BASE 8 PRONG EUC06'' EUC39'' EUC MULTI-PRONG13'' EUC04'' EUC14'' EUC12'' EUC12'' EUC20'' EUC 9 PRONG18'' EUC24'' EUC10'' EUC10'' EUC07'' TREE16'' EUC60''BASE 5 PRONG EUC11'' EUC12'' EUC20'' EUC13'' WO28'' PINE24'' PINE13'' TREE20'' PINE05'' PINE28'' PINE10'' TREE19'' PINE23'' PINE21'' PINE06'' EUC50'' EUC66'' PINE30'' EUC20'' EUC22'' EUC06'' EUC36'' EUC12'' EUC11'' EUC20'' EUC17'' EUC08'' LO34'' EUC20'' EUC30'' EUC20'' EUC06'' EUC15'' EUC20'' EUC18'' EUC08'' EUC06'' EUC09'' EUC07'' EUC06'' EUC36'' EUC29'' EUC22'' EUC39'' EUC17'' EUC40'' EUC08'' EUC06'' EUC14'' EUC30'' EUC09'' EUC52'' EUC16'' EUC04'' EUC65'' EUC15'' EUC10'' EUC04'' EUC18'' EUC15'' EUC10'' EUC04'' EUC08'' EUC07'' EUC03'' EUC07'' EUC08'' EUC07'' EUC07'' EUC60'' EUC04'' EUC10'' EUC24'' EUC04'' EUC05'' EUC07'' EUC04'' EUC08'' EUC10'' EUC06'' EUC14'' EUC14'' EUC12'' EUC11'' EUC20'' EUC03'' EUC03'' EUC10'' EUC13'' EUC40'' EUC10'' EUC03'' EUC18'' EUC04'' EUC12'' EUC14'' EUC27'' EUC10'' EUC09'' EUC40'' EUC27'' EUC13'' EUC12'' EUC04'' EUC15'' EUC05'' EUC05'' EUC12'' EUC10'' EUC36'' EUC16'' EUC10'' EUC07'' EUC12'' EUC09'' EUC34'' EUC11'' EUC11'' EUC06'' EUC35'' EUC14'' EUC30'' EUC06'' EUC04'' EUC08'' EUC50'' EUC24'' EUC16'' EUC07'' EUC07'' EUC60'' EUC26'' EUC33'' EUC24'' EUC08'' EUC04'' EUC26'' EUC26'' EUC63'' EUC36'' EUC07'' EUC05'' EUC30'' EUC06'' EUC40'' EUC19'' EUC06'' EUC27'' EUC35'' EUC12'' EUC06'' EUC12'' EUC24'' EUC30'' EUC18'' EUC35'' EUC06'' EUC14'' EUC31'' EUC53'' EUC06'' EUC13'' EUC04'' EUC14'' EUC12'' EUC12'' EUC20'' EUC18'' EUC24'' EUC10'' 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1415163.45BSW/TOP 1416163.44BSW/TOP 1417163.49BSW/TOP 1418157.91STORET+2.51419158.16RET+1.5 1420158.24RET+1.5 1421158.50RET+1 1422158.69RET+1.3/ST1423158.82RET+1.3/ST1424159.04RET+1 1425158.89RET+1 1426159.29EP/FNC 1427159.14EP/FNC 1428159.18EP 1429159.05EP 1430159.04EP 1431158.90EP 1432159.03EP 1433159.92EP 1434159.99EP 1435160.26+RAMP+.9/P1436160.15EP/PLNTR 1437159.83EP/STEPS 1438159.78EP/STEPS 1439159.72EP/CONC+1.1440160.15EP/CONC+1.1441160.23EP/CONC+1.1442160.30EP/STEPS 1443160.57BUILDING 1444160.80BUILDING 1445161.11BC 1446161.51AC 1447161.67AC 1448162.21AC 1449162.52AC/FNC 1450162.71AC/FNCCCOR1451161.87AC/FNC 1452161.72ACFNCCOR 1453161.62EP/PLNTR+21454161.06AC 1455160.84EP/FNCCOR 1456159.90EP/FNC 1457159.53EP/FNC/PLN1458159.54PLNTR+2 1459159.56PLNTR+2 1460159.52PLNTR+2 1461159.33PLNTR+2 1462159.38PLNTR+2 1463159.25PLNTR+2 1464159.21PLNTR+2 1465159.18PLNTR+2 1466159.21PLNTR+2 1467159.25PLNTR+2 1468159.09PLNTR+2 1469159.52AC 1470159.37AC 1471159.13AC 1472159.02AC 1473158.55AC 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162.55162.86163.38162.97162.56162.35161.69161.43161.42161.42161.24161.17161.56161.78162.38162.74163.79163.28163.22162.78162.43162.29161.47162.07161.41161.39161.39161.55161.68162.32162.63162.95162.32162.62162.00162.72160.84162.45162.86162.52161.92162.75162.73162.22161.76162.00161.93161.79161.89161.73160.88161.63161.49161.78161.68161.65161.58161.69161.62161.89161.81162.041269160.90FDSPINDLE 1191160.88SET SPINDLEXISTINGHOUSEGARAGEEXISTING HOUSE165.79EXISTINGBLDGEXISTING BLDGEXISTING BUILDINGEXISTINGBUILDINGEXISTING LEANTOSTRUCTUREFF EL: 161.63FF EL: 161.30WOOD FRAMESINGLE STORYSHEDSHEDSHEDEXISTINGHOUSESHEDSHEDSHEDBUILDINGEXISTING S66°30'54"W M345.00' M&DD-1 S23°21'26"E130.18' M N20°11'12"W M&R165.27' M TO CLS23°29'06"E M 165.00' M&DD-1 TO CL N23°29'06"W M 66.28' MN66°30'54"E M&R S23°29'06"E M 66.00' M&DD-1115.07' M66.28' M130.40' M&R25.04' M S24°50'00"E DD-1 165.00' M&DD-1 TO CL 165.00' M&DD-1 TO CL 140.23' M TO R/W S65°10'00"W DD-1 S24°50'00"E 130.00' DD-1 S24°50'00"E DD-1 S24°50'00"E DD-1 25'66.00' M66.28' M N66°30'54"E165.00' M&DD-1 TO CL S24°50'00"E DD-1 N23°29'06"W M 140.00' M TO R/W 140.00' M TO R/W 140.00' M TO R/W 1 6 5 162 1 63 163 1621581591591601601611651651651651661661 6 8169170 1741 6 9165170165 162162163164170165FENCE1 66166 1641 64 164WELLEDGE OF ADDTOPOPHONE PEDGAS METERCORNER CONCRETEEL=163.36TOP 160155150150155160155150150155160155155160160155155155160155160160PATCHED ACEDGE OF PAVEMENTHIGHWAY 227xxxxxxxxxxxx x x xxx 50'514 OR 452ACCESS EASEMENTOHOHOHOHOHOHOHOHOHSO H O H O H O H OH OHOHSSSSSSSSSSSSSSSSSS0H0H0H0H0HGGGGGGGGGGG GMGVDYHWDYHWVWVDYHWWWWWWWWWWWWVPNo. C-26942??1825AC - 3TOPOGRAPHIC MAP1999 PRE-DEVELOPMENT815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW APARTMENTQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTFOR REFERENCE ONLYPage 22 of 97 No. C-26942AC - 4SITE SECTIONS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTBSITE SECTION1/16" = 1' - 0"ASITE SECTION1/16" = 1' - 0"Page 23 of 97 16316416216316316311111DATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.®2009QUAGLINO PROPERTIESROADHOUSE MIXED USE39/8/20211475-03BDHCPK/WESSHEETSDEMOLITION PLANC-2.1 1FILE NAME: 1475-03 DEMO.DWGEXIST BUILDINGEXIST BUILDING002040(IN FEET)10GRAPHIC SCALE1 IN = 20 FTREFERENCE NOTES101REMOVE EXIST BUILDING102REMOVE EXIST CURB103REMOVE EXIST CONCRETE104 REMOVE EXIST WOOD FENCE105 REMOVE EXIST CURB AND GUTTER106 REMOVE EXIST UTILITY SHED107 REMOVE EXIST TREE108 REMOVE EXIST CONCRETE CURB ISLAND109 REMOVE EXIST WOODEN WALL110 REMOVE EXIST UTILITY SHED111REMOVE EXIST ASPHALT112REMOVE EXIST STORM DRAIN113REMOVE EXIST STORM DRAIN INLET114EXIST TREE PROTECT IN PLACE115 EXIST TRANSFORMER PROTECT IN PLACE116EXIST CURB PROTECT IN PLACE117EXIST APPROXIMATE AREA OF FORMER LEACH FIELDABANDONED APPROXIMATELY 2010 TO BE REMOVEDPER COUNTY REQUIREMENTS118EXIST CITY METER MONITORING WELL TO BEREMOVED119REMOVE EXIST WELL120APPROXIMATE LOCATION OF FORMER SEPTIC TANKREMOVED APPROXIMATELY 2010121 EXIST WELL PROTECT IN PLACENo. 80124DEMOLITION AREACURB REMOVALLEGEND121EXIST BUILDING101103107107109104105102107102105107108102114116116114104115110102114105112113117118119120GPage 24 of 97 GM1631616361636163616363163616361636163616361646164116416416441644164641646164616446331636363161616161631616361636161633331636333331111111116361163616361164416464641616161616416164616461616FFFF: 164.14FF: 1641.50%%%00%%3.16%3316%%%16%3.32.71%1.17%0.57%1.60%1.49%10.59%%%%163.53 TC1116163.03 FLFS: 162.56163.99 TC1111TCTCTCTCTCTCTCTCTC3993993993.993993993993993999969TC63399T199TCC163.49 FLFLFLFLFLFLFLFLFLFL3.493493.493.493.493.493493493493499FLL4FLLL4949FL3316311111116163.75 TCCC163.25 FL163.13 TC3CCCC162.63 FL26163.79 TC11163.29 FL163.57 TC35757516663.07 FL6616161616616316167FL16666366Ex TC: 163.04Ex TC: 163.24EEE1163.20 TC162.70 FL163.45 TC162.95 FL163.52 TCTC163.02 FL163 0162.79 Ex TC162.29 Ex FLFL163.91 Ex TC163.41 Ex FLFLTG: 162.000000000FS: 162.71711111112771TG: 162.055.30%55FS: 163.471636363636363161616S: 161S: 161S: 1S: 1S: 1:16111:16:16:16S6363347FSS6667F63634FSS1F1.50%%.50%%0%1151.08%FS: 162.80FS: 1 162FS: 163.92FS: 163.916S:FSFS Ex TC: 164.000Ex TC: 163.79xEx TC: 164.2222S: 162.861GMGMS: FSFSFSFSSSGMFS: 163 9933.9939999163.99163333999FS: 1639999TG: 162.54254444544444163.03 TC162.53 FLFS: 163.5963FS: 163.53FS: 163.07FS: 163.3111163.28 TC162.78 FL1.13%1%%%%1331.13%1%%113%11331.13%1%13%%131.111163.53 TC53 TC163.03 FL163.32 TC1162.82 FL161611616163.25 TCCCCCC162.75 FL63.30 TC30C0T303.3TCTCT300C163636363162.80 FL1FL0F816080L620F680FLFL11FS: 162.536333353FS: 162.6666666626FSFS:16163.60 TC163.10 FL163.43 TC162.93 FL163.57 TC3.07 FLL163163.007 FFLL3.36 TCCCCCCCCC3TC6363C6TCC36T1631111111163111113113631111111111162.86 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TC: 163.78EEE EEEEEEx TC: 163.74xEx TC: 163.700.72%%72%%070.53%%%%%%%0.00.0000.0.0.%53%%353%Ex TC: 163.686Ex TC: 163.64EEx TC: 163.63E163.43 TC36343316111162.93 FL3F1293 3F16212Ex TC: 163.62TCC:Ex TC: 163.43EExEx4EExEx33434333333333333Ex TC: 163.55xEx TC: 163.44Ex TC: 163.42Ex TC:xTEEx::CC61:Ex TC: 163.06EEET1.50%5%0110%%%1.50%0%1005%55FF:FF:FF: 164.1FF: 164.14.144.144464FF: : : 164: 16464.1641111411114%3.1.12.94%1.56%%%%%%%66616%58.33%883%383%%8%8383FS: 1636363.0063.00636363636350%%0%%0%1.5001550115005FS: 163.50FSFSFSFFSFSFS1116316363.563.53.503.505050S: S: 1S1S11S11111111111FFFFFSFSFSFSFFFFFS: 164.07074074074074074070.46%463.32 TCTCTCTCTCTC16162.82 FLLLLLL162623.40%3.80%0.58%EG: 162.686EG: 162.63EFL: 162.64FS: 162.69FSFL: 162.56FS: 162.64EG: 162.55FL: 162.47FLFS: 162.56FS: 1EG: 162.45FL: 162.37Ex TC: 164.32DDDDSDDSSDDDDDSDSSDDSDDSDDSDDDSDDSDDDDSSDDSDSDDSDSDS96363 31FSSSSSSS116316FS: 16FSS:SS16FS62533DATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.® QUAGLINO PROPERTIESROADHOUSE MIXED USE39/8/20211475-03BDHCPK/WESSHEETSPRELIMINARY GRADING PLANC-3.12FILE NAME: 1475-03 GRAD.DWGOPROPOOOOSOSSED BUILDINSED BUILDINNGNGNo. 80124001020(IN FEET)5GRAPHIC SCALE1 IN = 10 FTEXIST 12" SDEXIST 12" SD12" SDEXIST 12" SDSEXIST SD INLETXEETEEXIST SD INLETS3' FIRST DEFENSE STORMWATERATEE STREATMENT DEVICEEEV2' VALLEY GUTTER, TYP.LLEYGUUTTTERRTYPASPHALT, TYP.LPROPOSED ASAPROPOSED CONCRETE, TYP.REEEEEERRRCCCCCCCCONCONNCONONONONNCNCNCRPOOOEDNREETPRPPSOOCTRPOSDOCRREY.ROODNEROOF DRAINSYSTEMPage 25 of 97 JPJPJPGMGWVWVWVFHJFHHFHFHHHFHHFHPPPGMGFHFHDATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.® QUAGLINO PROPERTIESROADHOUSE MIXED USE39/8/20211475-03BDHCPK/WESSHEETSPRELIMINARY UTILITY PLANC-4.13FILE NAME: 1475-03 UTIL.DWGEXISTING BUILDINGEXISTING BUILDINGNEW BUILDIDINGGLDINDINILDINLDINDINILDINNEW BUILDINEW BUILDINEWNEWNNNNo. 80124REFERENCE KEYNOTESNCE KEYNOTES100100WATER101EXIST 8" WATER MAIN102EXIST FIRE HYDRANT103CONNECT TO EXIST WATER MAIN PER CITY OF SLO STDDETAIL 63301042" POLYETHYLENE WATER SERVICE LATERAL AND 1.5"WATER METER PER CITY OF SLO STD DETAIL 6220105DOUBLE CHECK BACKFLOW PREVENTER WITH FIREDEPARTMENT CONNECTION PER CITY OF SLO STDDETAIL 64201064" FIRE LINE PER CITY OF SLO STD DETAIL 6530107EXIST COMMERCIAL WATER METER108EXIST RESIDENTIAL WATER METER109EXIST WELL TO BE USED FOR SITE IRRIGATION200200SEWER201EXIST 8" SEWER MAIN202CONNECT TO EXIST SEWER CLEANOUT2034" HDPE SEWER LATERAL PER CITY OF SLO STD DETAIL6810204 EXIST 4" SEWER LATERAL101101101101101101101101101101101101101101101101101101101101101101101101101102102102102102102102102102102102102102102102102102102102102102102102102102103103103103103103103103103103103103103103103103103103103103103103103103103104104104104104104104104104104104104104104104104104104104104104104104104104105105105105105105105105105105105105105105105105105105105105105105105105105201201201201201201201201201201201201201201201201201201201201201201201201201202202202202202202202202202202202202202202202202202202202202202202202202202203203203203203203203203203203203203203203203203203203203203203203203203203002040(IN FEET)10GRAPHIC SCALE1 IN = 20 FT1061061061061061061061061061061061061061061061061061061061061061061061062042042042042042042042042042042042042042042042042042042042042042042042042041051051051051051051051051051051051051051051051051051051051051051051051051051081081081081081081081081081081081081081081081081081081081081081081081081080710700107100000071000071000107001070010700107001070010700107070771000107001077100007710010700077100107701077010770107701077010770107701077010701070107701070109109109109109109109109109109109109109109109109109109109109109109109109109Page 26 of 97 Page 27 of 97 No. C-26942A - 1.1FLOOR PLANS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTFIRST FLOOR PLAN1/8" = 1' - 0"SECOND FLOOR PLAN1/8" = 1' - 0"THIRD FLOOR PLAN1/8" = 1' - 0"Page 28 of 97 No. C-26942A - 1.2EXTERIOR ELEVATIONS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTEXTERIOR ELEVATIONS1/8" = 1' - 0"ELEVATION REFERENCE NOTESPage 29 of 97 " /""1&."!++%""/-+'" /(&"*/%""/+*/"*/. ! '" # " !Page 30 of 97 " /""1&."!++%""/-+'" /(&"*/%""/+*/"*/. ! '" # " !'%#!#& % & $ % !#%"!$%"# !%%Page 31 of 97 Page 32 of 97 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW TWO-STORY STRUCTURE AS PART OF THE PROJECT KNOWN AS LONG BONETTI RANCH, THAT CONSISTS OF 6,446 SQ FT OF OFFICE/RETAIL USES. PROJECT ADDRESS: 3850 Long Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0674-2020 FROM: Shawna Scott, Senior Planner APPLICANT: Taylor Judkins REPRESENTATIVE: Jesse Pereira RECOMMENDATION Review the proposed project in terms of its consistency with the Higuera Commerce Park Specific Plan, Community Design Guidelines and provide comments and recommendations to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project (Building K) consists of a new two-story commercial development consisting of 6,446 square feet of office and retail uses. The proposed project includes site improvements such as site access upgrades, and associated landscaping to accommodate the new structure (Attachment A, Project Plans). The project site is located proximate to the Long Bonetti Public Market. The project site was originally included in an approved Long Bonetti Ranch business park development in 2010, which included the Long Bonetti Public Market (Master List Property) and several commercial buildings (including Building K) on two adjacent parcels along Long Street (ARC 170-07). The 2010 approval was modified in 2013 to include the Tractor Supply building (ARC 18-13) on the parcel adjacent to the Long Bonetti Public Market. The Long Bonetti Ranch business park plan was further modified in 2016, including modifications and rebuilding of the Long Bonetti Ranch historic structures and the addition of four new buildings within the Public Market (ARCH-1219-2015). Since 2016, the Tractor Supply building has been constructed, and the Long Bonetti Public Market is currently under construction, with completion anticipated in 2022. The proposed project is the last building within the business park and has been designed to complement the existing and proposed development throughout the site. Meeting Date: 11/15/2021 Item Number: 4b Time Estimate: 30 Minutes Page 33 of 97 Item 4b 3850 Long Street – ARCH-0674-2020 Architectural Review Commission Report – November 15, 2021 General Location: The 0.39-acre project site is vacant and located mid- block between Hind Road and Tank Farm Road. With direct access from Long Street, Hind Road, and South Higuera Street. The project site has an average cross slope of less than 2%. Zoning and General Plan: Service Manufacturing (M-SP) within the Higuera Commerce Park Specific Plan. Surrounding Uses: East: (M-SP) Industrial Bakery West: (M-SP) Media Production North: (M-SP) Media Production South: (M-SP) General Retail 2.0 BACKGROUND The project site is located proximate to the Long Bonetti Public Market. The project site was originally included in an approved Long Bonetti Ranch business park development in 2010, which included the Long Bonetti Public Market (Master List Property) and several commercial buildings (including Building K) on two adjacent parcels along Long Street (ARC 170-07). The 2010 approval was modified in 2013 to include the Tractor Supply building (ARC 18-13) on the parcel adjacent to the Long Bonetti Public Market. The Long Bonetti Ranch business park plan was further modified in 2016, including modifications and rebuilding of the Long Bonetti Ranch historic structures and the addition of four new buildings within the Public Market (ARCH-1219-2015). Since 2016, the Tractor Supply building has been constructed, and the Long Bonetti Public Market is currently under construction, with completion anticipated in 2022. The proposed project is the last building within the business park and has been designed to complement the existing and proposed development throughout the site. 3.0 PROPOSED DESIGN Architecture: Agrarian Design details: Gable roofs, covered awnings, anodized aluminum storefronts. Materials: Standing seam metal roofs, board and batt siding, reclaimed wood acc ent siding. Color: Primary color white, accent colors wood and gray. Figure 1: 3850 Long Street Project Site Page 34 of 97 Item 4b 3850 Long Street – ARCH-0674-2020 Architectural Review Commission Report – November 15, 2021 4.0 FOCUS OF REVIEW The Architectural Review Commission’s (ARC’s) role is to review the proposed project in terms of consistency with the Higuera Commerce Park Specific Plan, Community Design Guidelines and applicable City Standards and 2) provide comments and recommendations to the Community Development Director concerning the proposed project design, focusing on building architecture and layout. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Higuera Commerce Park Specific Plan: https://www.slocity.org/home/showpublisheddocument/29103/637468301612370000 5.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, Higuera Commerce Park Specific Plan, and Community Design Guidelines (CDG). Staff has found the project to be consistent with the Architectural Guidelines for the Higuera Commerce Park and has not identified any discussion items or concerns related to consistency with the Higuera Commerce Park Specific Plan and CDG Chapter 2 (General Design Principles), Chapter 3.1 (Commercial Project Design), and Chapter 6 (Site Planning and Other Design Details). 6.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Street Yard Side Yard 15 feet 4 feet 15 feet 0 feet Maximum Height of Structures 34.6 feet 35 feet Figure 2: Rendering from driveway entrance along Long Street. Page 35 of 97 Item 4b 3850 Long Street – ARCH-0674-2020 Architectural Review Commission Report – November 15, 2021 Max Lot Coverage 35.6% 50% Floor Area Ratio 0.38 1.5 Landscaping Area 18% 15% Affordable Housing In-lieu fee On-site or In-Lieu fee Public Art Provided (ARCH-0941-2017) On-site or In-Lieu fee Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 365 7 (EV ready) 11 (EV capable) 21 (354 Total) 3 (EV ready) 11 (EV capable) Bicycle Spaces Short-term Long-term 6 1 4 1 Motorcycle Parking 1 1 Environmental Status The project is consistent with the previously adopted Mitigated Negative Declaration of the Marketplace at Bonetti Ranch project (EID-3116-2016), and no further environmental analysis is required. *2019 Zoning Regulations & Higuera Commerce Park Specific Plan (1997) 7.0 ACTION ALTERNATIVES 7.1 Recommend findings of consistency with the Higuera Commerce Park Specific Plan and Community Design Guidelines. An action recommending approval of the application based on consistency with Community Design Guidelines 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. 7.2 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. 7.3 Recommend findings of inconsistency with the Higuera Commerce Park Specific Plan or Community Design Guidelines. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. 8.0 ATTACHMENTS A – Project Plans Page 36 of 97 BONETTI RANCH BUILDING K ENTITLEMENTS PACKAGE, 09/21/2021 Prepared by TEN OVER STUDIO Building K at Bonetti Ranch provides retail and second floor office space fronting Long Street, between Tractor Supply and the Tribune building. The modern farmhouse aesthetic ties into the buildings of Bonetti Ranch while standing on its own. This project will infill an existing vacant lot and offer the opportunity to be adjacent to the busy uses of the Bonetti development. Page 37 of 97 CLIENT G3 CONCEPTS PO BOX 1188 SAN LUIS OBISPO, CA 93406 CONTACT: TAYLOR JUDKINS taylorjudkins@g3realestate.com ARCHITECT TEN OVER STUDIO 539 MARSH ST., SAN LUIS OBISPO, CA 93401 805.541.1010 CONTACT: JIM DUFFY jimd@tenoverstudio.com PROJECT INFO & DATA T1.0 SITE INFO & DATA T1.1 OVERALL SITE PLAN T1.2 SHARED PARKING PLAN T1.3 SHARED PARKING CALCS T1.4 SHARED PARKING CALCS T1.5 PRELIMINARY GRADING PLAN C1.1 PRELIMINARY UTILITIES PLAN C1.2 LANDSCAPE PLAN L1.0 PLANT PALETTE L1.1 PLANT PALETTE L1.2 SITE PLAN A1.0 FLOOR PLANS A2.0 ELEVATIONS A3.0 - A3.1 SITE SECTIONS A4.0 PROJECT IMAGES A6.0 - A6.3 CONTACTS index Page 38 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 06/17/2020 T1.0 VICINITY MAP N TANK FARM RD HIND LN S HIGUERA STLONG STSUBURBAN RD S HIGUERA STHIGHWAY 1MEISSNER LN GRANADA DR OLD WINDMILL LNPROJECT LOCATION 3861 Long Street APN 053-251-073 Use-0421-2014 Administrative Use Permit for The Marketplace at Bonetti Ranch Master Use List CURRENT USE Vacant Lot 82245 SF 1.89 ACRE LOT SIZE (OVERALL)4.18 ACRES MAX SITE COVERAGE ALLOWABLE 50%PROPOSED 35.62% HEIGHT LIMIT ALLOWABLE 35'-0"PROPOSED 34'-6" ADJACENT ZONES NORTH M-SP EAST M-SP SOUTH M-SP WEST M-SP SETBACKS FRONT 15' Public Utility Easement, 10' Street Tree Easement SIDE 0* REAR 0* TOTAL LANDSCAPED AREA 3,050 SF LAND USE REQUIREMENTS ZONING OVERLAY ZONES SPECIFIC AREA DESIGN GUIDELINES LOT SIZE (PROJECT) M-SP Higuera Commerce Park Higuera Commerce Park Specific Plan ADDRESS PROPOSED USE Commerical Retail / Offices ALLOWED USE IN ZONE Y ENTITLEMENTS/USE PERMIT REQUIRED Y THIS PROJECT WILL BE PAYING THE IN LIEU FEES TO SATISFY THE CITY OF SAN LUIS OBISPO'S INCLUSIONARY HOUSING REQUIREMENT BUILDING K BRINGS AN ADDITIONAL 3223 SF OF 1ST FLOOR RETAIL AND 3223 SF OF 2ND FLOOR OFFICE SPACE TO THE LONG-BONETTI DEVELOPMENT. THIS PROJECT IS LOCATED ON AN EXISTING VACANT LOT BETWEEN TRACTOR SUPPLY AND THE TRIBUNE BUIDLING, ACROSS THE STREET FROM KENNEDY CLUB FITNESS. CONSIDERED PART OF PHASE 1, ALL THE PARKING IMPROVEMENTS ARE COMPLETE WITH ONLY THE BUILDING AND ADJACENT SITEWORK TO BE INCLUDED WITH THIS PROJECT. THE BUILDING WILL USE FIBER-CEMENT BOARD AND BATT SIDING WITH STANDING SEAM METAL ROOF TO RECALL A MODERN FARMHOUSE VERNACULAR IN KEEPING WITH THE OTHER BONETTI RANCH BUILDINGS. RECLAIMED WOOD WILL BE USED AT ADJACENT AREAS. PROJECT DESCRIPTION BUILDING K PARKING REQUIRED AREA SF PARKING FACTOR SPACES REQUIRED General Retail 3223 SF 1 / 300 SF 11 Offices 3223 SF 1 / 300 SF 11 TOTAL 22 TOTAL REQUIRED 22 ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED COMMERCIAL 25 2 @ 26-50 SPCS 0 REQ'D TOTAL 0 PROVIDED TOTAL 1 VAN, 1 STD EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED COMMERCIAL 25 3 MIN. + 50% EVC 3 REQ'D TOTAL 3 PROVIDED TOTAL 7 MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'D COMMERCIAL 25 1 / 20 @ 10+SPCS 1 REQ'D TOTAL 1 PROVIDED TOTAL 1 PARKING CALCULATIONS BUILDING K OCCUPANCY M, B CONSTRUCTION TYPE V-B SPRINKLER SYSTEM Y STORIES PROPOSED 2 HEIGHT PROPOSED 34'-6" BUILDING AREA SF 8,105 1st Floor 4,025 2nd Floor 4,080 BUILDING INFO Page 39 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 06/17/2020 T1.1 CONTEXTUAL SITE PLAN SCALE: N.T.S. VIEW OF THE PROPOSED TRIBUNE RENOVATION VIEW OF THE EXISTING BONETTI RANCH DEVELOPMENT VIEW OF EXISTING TRACTOR SUPPLY VIEW ACROSS LONG ST : SAN LUIS SOURDOUGH 1 2 43 BUILDING K IS PART OF PHASE 1 OF THE BONETTI RANCH DEVELOPMENT. IT IS LOCATED AWAY FROM THE PUBLIC MARKET, BETWEEN THE STORAGE YARD AT TRACTOR SUPPLY (3) AND THE TRIBUNE BUILDING (1). ACROSS THE STREET IS SAN LUIS SOURDOUGH (4) AND KENNEDY CLUB FITNESS. THESE EXISTING BUILDINGS ARE GENERALLY INDUSTRIAL IN CHARACTER AND INCORPORATE MATERIALS SUCH AS CEMENT BLOCK, STUCCO, AND METAL SIDING. BUILDING K SEEKS TO USE LESS INDUSTRIAL MATERIALS IN KEEPING WITH ITS FUNCTION AND ALIGNING WITH THE MATERIALS USED AT BONETTI RANCH. SUMMARY OF CONTEXTCONTEXT PHOTOS tank farm rd long sts higuera sthind ln bonetti ranch N 1 2 4 3 Page 40 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 T1.2 OVERALL SITE PLAN SCALE : N.T.S. N K SPACE #31,354 SF . SPACE #11,354 S F . SPACE #4549 SF. MECH./ELECT. SPACE #21,501 SF . (NORTON ' S ) (PIZZA) (RETAIL)BUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYSOUTH HIGUERA ST.TANK FARM ROAD Xref P:\2017-036 Building 7 Bonetti\7. WORKING DRAWING FILES\7.1 ACAD\XREFS\X-FP-1.dwgSOUTH HIGUERA ST.BUILD I N G 7 8 35 1 2 7 TRAC T O R SUPP L Y E TRIBUNE 6 BONETTI RANCH - BUILDING K1/28/2020NOT FOR CONSTRUCTION2 A4.0 1 A4.0 tank farm rd long sts higuera sthind ln k ev charging area Page 41 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 T1.3NOPARKINGNO PARKING NO PARKING NOPARKINGBUILDING 7 BUILDING 2 BUILDING 6 BUILDING 3 BUILDING 5 BUILDING 4 BUILDING 8 BUILDING E TRACTOR SUPPLY TANK FARM ROADSOUTH HIGUERALONG STREETHIND LANE BUILDING E 11 STALLS TRACTOR SUPPLY 64 STALLS BUILDING 7 100 STALLS TRIBUNE OFFICE BLDG. 50 STALLS TRIBUNE LIVE-WORK 48 STALLS BUILDING 2 11 STALLS BUILDING 3 4 STALLS BUILDING 6 - RETAIL 4 STALLS BUILDING 5 9 STALLS CURRENT SURPLUS 48 STALLS BUILDING K FUTURE BUILDING TRIBUNE UNDER SEPARATE BUILDING PERMIT BUILDING 1 PARKING PLAN LEGEND (E) PROPERTY LINE LOCATION OF BUILDING E PARKING - (E) 11 STALLS LOCATION OF TRACTOR SUPPLY COMPANY PARKING - (E) 64 STALLS LOCATION OF BUILDING 7 PARKING - 100 STALLS W/ 30% PARKING REDUCTION PER COA's LOCATION OF TRIBUNE OFFICE BUILDING PARKING - 50 STALLS W/ PROPOSED 20% PARKING REDUCTION LOCATION OF TRIBUNE LIVE-WORK PARKING - 48 STALLS W/ 20% PROPOSED PARKING REDUCTION LOCATION OF BUILDING 2 PARKING - 11 STALLS W/ 30% PARKING REDUCTION PER COA's LOCATION OF BUILDING 3 PARKING - 4 STALLS W/ 30% PARKING REDUCTION PER COA's LOCATION OF BUILDING 6 GENERAL RETAIL PARKING - 4 STALLS W/ 30% PARKING REDUCTION PER COA's LOCATION OF BUILDING 5 PARKING - 9 STALLS W/ 30% PARKING REDUCTION PER COA's PARKING PLAN FOR REFERENCE ONLY N PARKING PLAN LEGEND Page 42 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 T1.4 TOTAL REQUIRED PARKING WITH 20% REDUCTION 97.20 TOTAL PARKING PROVIDED 146.00 PARKING SURPLUS 48.80 BUILDING #1 USE SF PARKING FACTOR SPACES REQUIRED COMMERCIAL RESTAURANT 1,367.00 1 PER 100 13.67 **DEAD STORAGE 1,359.99 0 0.00 TOTAL SPACES 13.67 BUILDING #2 USE SF PARKING FACTOR SPACES REQUIRED COMMERCIAL FITNESS FACILITY 2,973 1 PER 200 (INDOOR)14.87 TOTAL SPACES 14.87 BUILDING #3 USE SF PARKING FACTOR SPACES REQUIRED COMMERCIAL RESTAURANT 530 1 PER 100 5.30 TOTAL SPACES 5.30 BUILDING #4 USE SF PARKING FACTOR SPACES REQUIRED ACCESSORY **RESTROOMS / UTILITY 209 0 0.00 TOTAL SPACES 0.00 BUILDING #5 USE SF PARKING FACTOR SPACES REQUIRED COMMERCIAL RESTAURANT 1,252.87 1 PER 100 12.53 TOTAL SPACES 12.53 BUILDING #6 USE UNIT COUNT/SF PARKING FACTOR SPACES REQUIRED COMMERCIAL RESTAURANT 2,282 1 PER 100 22.82 GENERAL RETAIL 1,897 1 PER 300 6.32 RESIDENTIAL MULTI-UNIT (4) 2BD UNITS .75 PER BED 6.00 RESIDENTIAL TOTAL SPACES 35.14 OVERALL SHARED PARKING CALCULATIONS BONETTI BUILDINGS TRIBUNE BUILDING RENOVATION BUILDING #7 USE SF PARKING FACTOR SPACES REQUIRED COMMERCIAL RESTAURANT 7986.95 1 PER 100 79.87 COM. REC. INDOOR 3053.00 1 PER 200 15.27 COM. REC. OUTDOOR 660.13 1 PER 200 3.30 RETAIL 1344.00 1 PER 300 4.48 OFFICE 945.66 1 PER 300 3.15 ASSEMBLY PUBLIC - INDOOR 1594.12 1 PER 200 7.97 PUBLIC - OUTDOOR 1176.50 1 PER 200 5.88 MANUFACTURING MANUF. LIGHT 110.0 1 PER 1000 0.11 ACCESSORY **DEAD STORAGE 5449.00 0 0.00 **CIRCULATION 6799.5 0 0.00 **SITE RESTROOMS 1053.5 0 0.00 MECHANICAL 660.5 1 PER 200 3.30 **UTILITY 1160.24 0 0.00 TOTAL SPACES 123.33 BUILDING #8 USE SF PARKING FACTOR SPACES REQUIRED COMMERCIAL RESTAURANT 4610 1 PER 100 46.10 TOTAL SPACES 46.10 TRACTOR SUPPLY USE SF PARKING FACTOR SPACES REQUIRED GENERAL RETAIL RETAIL 19,067 1 PER 300 63.56 TOTAL SPACES 63.56 BUILDING E USE SF PARKING FACTOR SPACES REQUIRED GENERAL RETAIL RESTAURANT 3,130 1 PER 100 31.30 TOTAL SPACES 31.30 BUILDING K USE SF PARKING FACTOR SPACES REQUIRED GENERAL RETAIL RETAIL 3,223 1 PER 300 10.74 GENERAL RETAIL OFFICE 3,223 1 PER 300 10.74 TOTAL SPACES 21.49 BONETTI TOTAL 367.28 257.10TOTAL WITH 30% REDUCTION PER COA'S Page 43 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 T1.5 ADA REQUIRED USE # OF SPCS / UNITS ADA FACTOR ADA REQUIRED PER 11B-208 COMMERCIAL 331.00 301-400 UNITS 8.00 PER 1109A.3 RESIDENTIAL 34 2% OF UNITS 1.00 REQ'D TOTAL 9.00 PROVIDED TOTAL 17 EV READY USE # OF SPCS / UNITS EV FACTOR EV READY PER 17.72.040 COMMERCIAL - MIXED (MORE RESTRICTIVE) 320.30 10%32.03 PER 17.72.040 RESIDENTIAL 34 10%3.40 REQ'D TOTAL 35.43 PROVIDED TOTAL 20 EV CAPABLE USE # OF SPCS / UNITS EV FACTOR EV CAPABLE PER 17.72.040 COMMERCIAL - MIXED (MORE RESTRICTIVE) 320.30 25%80.07 PER 17.72.040 RESIDENTIAL 34 50%17.00 REQ'D TOTAL 97.07 PROVIDED TOTAL 98 CLEAN AIR SPACES USE # OF SPCS / UNITS FACTOR CAS REQUIRED PER 5.106.5.2 COMMERCIAL 299 8%23.92 RESIDENTIAL N/A N/A N/A REQ'D TOTAL 23.92 PROVIDED TOTAL 24 MOTORCYCLE # OF SPCS / UNITS FACTOR PARKING REQ. REQ'D TOTAL 365 1 PER 20 AUTO 18.25 PROVIDED TOTAL 18 BICYCLE PARKING USE SF / UNITS FACTOR PARKING REQ. PER 17.72.070, TABLE 3-6 COMMERCIAL 422.78 20%84.56 LONG TERM 40%33.82 SHORT TERM 60%50.73 PER 17.72.070, TABLE 3-6 RESIDENTIAL 34 2 PER UNIT*74.80 LONG TERM 40%29.92 SHORT TERM 60%44.88 *PLUS 1 GUEST EVERY 5 UNITS SITE OVERALL TOTALS BUILDINGS # OF SPACES BONETTI RANCH (WITH 30% REDUCTION)REQUIRED 257.10 PROVIDED 219.00 TRIBUNE (WITH 20% REDUCTION)REQUIRED 97.20 PROVIDED 146.00 TRIBUNE BUILDING - PARKING SURPLUS 48.80 OVERALL COMBINED SITE REQUIRED 354.30 TOTAL SITE PROVIDED 365.00 OVERALL COMBINED SITE PROVIDED 364TOTAL SURPLUS 10.70 Page 44 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT MM LONG STREET1 2 2 4 4 5 5 3 (N) BUILDING K OFFICE & RETAIL 5 L1.0 LANDSCAPE PLAN SCALE: 1/16” = 1’-0” 1. (N) PLANTING AREA 2. (N) RAISED PLANTER 3. (N) ELECTRIC VEHICLE CHARGER 4. (E) CURB RAMP 5. (N) SEATING BENCH KEY NOTES N Page 45 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 L1.1 PLANT PALETTE TREES QTY BOTANICAL / COMMON NAME CONT REMARKS 4 Cercis canadensis `Forest Pansy` / Forest Pansy Redbud 24"box SIZE: 15-20` TALL x 15-25` WIDE WUCOLS: .4-.6 4 Platanus x acerifolia / London Plane Tree 24"box SIZE: 40-50` TALL x to 50` WIDE WUCOLS: .4-.6 SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS 33 Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita 1 gal SIZE: <1` TALL x 3-5` WIDE WUCOLS: .4-.5 92 Carex divulsa / Berkeley Sedge 1 gal SIZE: 1`-2` TALL & WIDE WUCOLS: .1-.3 23 Chondropetalum tectorum `El Campo` / Cape Rush 1 gal SIZE: 2-3` TALL x 3-4` WIDE WUCOLS: .1-.3 14 Elymus condensatus `Canyon Prince` / Canyon Prince Wild Rye 1 gal SIZE: 2-3` TALL x SPREADING WUCOLS: .1-.3 42 Lomandra longifolia `Roma 13` TM / Platinum Beauty Variegated Mat Rush 1 gal SIZE: 2-3` TALL x WIDE WUCOLS: .1-.3 48 Muhlenbergia dubia / Pine Muhly 3 gal SIZE: 2-3` TALL x WIDE WUCOLS: .1-.3 20 Polystichum munitum / Western Sword Fern 1 gal SIZE: 2-3` TALL x WIDE WUCOLS: .4-.5 33 Salvia spathacea `Las Pilitas` / Hummingbird Sage 1 gal SIZE: 2-3` TALL x 2-4` WIDE WUCOLS: .1-.3 PLANT SCHEDULE FOREST PANSY REDBUD LONDON PLANE TREE EMERALD CARPET MANZANITA BERKELEY SEDGE CAPE RUSH CANYON PRINCE WILD RYE PLATINUM BEAUTY MAT RUSH PINE MUHLY WESTERN SWORD FERN HUMMINGBIRD SAGE Page 46 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT MM (N) BUILDING K OFFICE & RETAIL LONG ST2 3 1 4 L2.0 IRRIGATION PLAN SCALE: 1/16” = 1’-0” 1. (N) IRRIGATION SYSTEM WILL UTILIZE RECYCLED WATER, ALL PIPE SHALL BE PURPLE AND VALVES SHALL BE TAGGED PER CITY OF SAN LUIS OBISPO ENGINEERING STANDARDS 2. (E) RECYCLED WATER METER, TO SERVE NEW IRRIGATION SYSTEM 3. (N) SEE SHEET L2.1 FOR IRRIGATION METHODS AND SCHEDULE 4. (E) RECYCLED WATER MAIN KEY NOTES N Page 47 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 Instructions Plant Water Use Type Plant Factor Cells with blue background are for entering data Very Low 0 - 0.1 Results show in cells with tan background Low 0.1 - 0.3 Errors will show in RED text.Moderate 0.3 - 0.6 High 0.6 - 1.0 1) Enter Plant Factor (PF) The plant factor used shall be from WUCOLS or from horticultural researchers with academic institutions or professional associations as approved by the California Department of Water Resources (DWR). (23 CCR § 492.4)Hydrozone Plant Water Use Type (low, moderate, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) Without SLA Enter Irrigation Type (PF x HA (ft2))/IE Zone 1 Moderate 0.40 192 Drip Irrigation 94.81 2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.30 3,050 Drip Irrigation 1129.63 Zone 3 3) Select Irrigation Type from drop-down menu.Zone 4 Drip System Irrigation Efficiency (IE) 0.81 Zone 5 Spray System Irrigation Efficiency (IE) 0.75 Zone 6 Zone 7 4) ETWU results show at the bottom of the page Zone 8 Zone 9 Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10 ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11 Zone 12 Zone 13 Zone 14 Zone 15 Zone 16 Zone 17 Zone 18 Zone 19 Zone 20 HA Area 3,242 1,224.44 SLA Total LA 3,242 Results:MAWA=48,421.9 ETWU=33,251.0 Gallons 44.5 HCF (Hundred Cubic Feet) per year 0.1020 Acre-feet per year Estimated Total Water Use Enter Values in Blue Cells Tan Cells Show Results ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA] L2.1 irrigation SCHEDULE & calculations irrigation calculations irrigation SCHEDULE SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Hunter RZWS-18-CV-R 25 8 18" long Root Zone Watering System with .25 gpm bubbler, with Check Valve. Install with manufacturer`s PURPLE reclaimed cap to indicate recycled water use. SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY Area to Receive Drip Emitters Hunter HE-B 1,754 s.f. Point Source Drip Emitter inserted into 1/2" tubing and have pressure compensating from 15 PSI-50 PSI. Tubing shall be PURPLE or display purple markings to indicate recycled water use. Emitter Notes: 05HE-B emitters (2 assigned to each 1 gal plant)348 05HE-B emitters (3 assigned to each 3 gal plant)66 Area to Receive Dripline Hunter HDL-06-12-R 1,078 l.f. Dripline with 0.6 GPH flow. Emitters at 12" O.C. Dripline laterals spaced at 12" apart, with emitters offset for triangular pattern. Light brown tubing with PURPLE striping to indicated recycled water use. IRRIGATION SCHEDULE Instructions Cells with blue background are for entering data Results show in cells with tan background Errors will show in RED text. 1) Select type of project from drop down menu Type of Project Residential For mixed-use projects please select Non-residential.ETo of City from MWELO data 43.80 ETo (inches/year) 2) Enter spray irrigated landscape area in square feet Overhead Landscape Area (ft2) 3) Enter drip irrigated landscape area in square feet 3242 Drip Landscape Area (ft2) 4) Enter Special Landscape Area (SLA) in square feet SLA (ft2) Total Landscape Area 3,242 ft2 SLA means an area of the landscape dedicated solely to edible plants, areas irrigated with recycled water, water features using recycled water, and areas dedicated to active play such as parks, sports fields, golf courses, and where turf provides a playing surface. Results: 4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]48,421.9 Gallons per year 65 HCF (Hundred Cubic Feet) per year 0.149 Acre-feet per year San Luis Obispo Tan Cells Show Results Enter Value in Blue Cells Maximum Applied Water Allowance Calculations Page 48 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A1.1 SITE PLAN SCALE: 1/16” = 1’-0” COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT MM24'-0 "DRIVEWAY ESMT . 15'-0" P.U.E. 10'-0" ST. TREE EASEMENT PROPE R T Y LI N E PROPERTY LINEPROPERTY LINE3 1 419 13 3 2 4 8 9 14 14 13 8 11 9 12 811 10 10 7 9 8 9 8 11 15 16 16 6 16 5 16 16 15 17 18 2 2 30'-0"30'-0"19 8 SPACES 10 SPACES7 SPACESBONETTI RANCH - BUILDING K1/28/2020NOT FOR CONSTRUCTIONlong st1. (N) ELECTRICAL EQUIPMENT & TRANSFORMER 2. (E) SHARED PARKING 3. (N) STANDING SEAM METAL ROOF 4. (E) ACCESSIBLE PARKING STALL 5. (E) MOTORCYCLE PARKING 6. (E) ACCESSIBLE AISLE 7. (N) ELECTRIC VEHICLE CHARGER 8. LANDSCAPE AREA - SEE LANDSCAPE DRAWINGS 9. CONCRETE WALK 10. (E) ASPHALT DRIVE AISLE/PAVING 11. RAISED PLANTING AREA 12. CURB CUT WITH 36” DETECTABLE WARNING SURFACE 13. CONCRETE SEAT WALL 14. BUILDING PERIMETER WALL SHOWN DASHED BELOW 15. (N) OUTDOOR BENCH 16. (N) 5% MAX SLOPE, SEE CIVIL PLAN 17. (N) BIKE PARKING, 6 TOTAL 18. (N) TRASH ENCLOSURE 19. (E) EV CAPABLE SPACES KEY NOTES N BUILDING K OFFICE & RETAIL BUILDING FIRST FLOOR: 4025 SF SECOND FLOOR: 4080 SF Page 49 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A2.0 second FLOOR PLANfirst FLOOR PLAN SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0” UP RETAIL 101 LOBBY 100 MECH. 105 ELEV. ADA RESTROOM 103 ADA RESTROOM 104 RETAIL 102 36'-0"42'-0" 80'-0" 14'-0"29'-0"14'-0"21'-0"2'-0"79'-0"15'-3"18'-9"2'-0"36'-0"4'-6"14'-3"24'-3"43'-0"2'-0" FIRE RISER RM. 106 DN OFFICE 201 LOBBY 200 OFFICE 202 36'-0"42'-0" 80'-0"36'-0"14'-3"4'-6"79'-0"43'-0"24'-3"MECH. 205 ELEV. ADA RESTROOM 203 ADA RESTROOM 204 2'-0" SCALE: 1/16" = 1'-0"1 FIRST FLOOR PLAN BONETTI RANCH - BUILDING K1/28/2020NOT FOR CONSTRUCTIONSCALE: 1/16" = 1'-0"2 SECOND FLOOR PLAN NN Page 50 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A3.0 EAST ELEVATION SOUTH ELEVATION MATERIALS LEGEND BOARD AND BATT SIDING (SW 7636 ORIGAMI WHITE) STANDING SEAM METAL ROOF (MEDIUM GRAY) RECLAIMED WOOD SIDING ACCENT (FINISH TO MATCH BONETTI BARN: BUILDING 5) SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0” SECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8" SECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8"+35' MAX BUILDING HEIGHT+35' MAX BUILDING HEIGHTSECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8" SECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8"+35' MAX BUILDING HEIGHT+35' MAX BUILDING HEIGHTFUTURE TENANT SIGNAGE FUTURE TENANT SIGNAGE FUTURE TENANT SIGNAGE Page 51 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 SECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8" SECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8"+35' MAX BUILDING HEIGHT+35' MAX BUILDING HEIGHTA3.1 west ELEVATION north ELEVATION SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0” SECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8" SECOND FLOOR +12'-0" TOP OF PLATE +22'-0" CANOPY +10'-6" BUILDING HEIGHT +34'-8"+35' MAX BUILDING HEIGHT+35' MAX BUILDING HEIGHTMATERIALS LEGEND BOARD AND BATT SIDING (SW 7636 ORIGAMI WHITE) STANDING SEAM METAL ROOF (MEDIUM GRAY) RECLAIMED WOOD SIDING ACCENT (FINISH TO MATCH BONETTI BARN: BUILDING 5) Page 52 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A4.0 SITE SECTION 2 SITE SECTION 1 SCALE: N.T.S. SCALE: N.T.S. BUILDING KTRACTOR SUPPLY CO.PARKING AREA LANDSCAPINGOUTDOOR SALES AREA 34'-8" (N) BUILDING HEIGHT +/- 25'-0" TOP OF (E) BUILDING TRIBUNE BUILDING K PARKING AREALONG ST. 34'-8" (N) BUILDING HEIGHT +/- 26'-0" (E) HEIGHT Page 53 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A6.0 VIEW from long street SPACE #31,354 SF. SPACE #11,354 SF. SPACE#4549 SF. MECH./ELECT. SPACE#21,501 SF. (NORTON'S ) (PIZZA) (RETAIL)BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYSOUTH HIGUERA ST.TANK FARM ROAD SOUTH HIGUERA ST.BUILDI N G 7 8 35 1 2 7 TRAC T O R SUPP L Y E TRIBUNE 6 K BONETTI RANCH - BUILDING K1/28/2020NOT FOR CONSTRUCTIONPage 54 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A6.1 VIEW from parking SPACE #31,354 SF. SPACE #11,354 SF. SPACE#4549 SF. MECH./ELECT. SPACE#21,501 SF. (NORTON'S ) (PIZZA) (RETAIL)BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYSOUTH HIGUERA ST.TANK FARM ROAD SOUTH HIGUERA ST.BUILDI N G 7 8 35 1 2 7 TRAC T O R SUPP L Y E TRIBUNE 6 K BONETTI RANCH - BUILDING K1/28/2020NOT FOR CONSTRUCTIONPage 55 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A6.2 VIEW from long street SPACE #31,354 SF. SPACE #11,354 SF. SPACE#4549 SF. MECH./ELECT. SPACE#21,501 SF. (NORTON'S ) (PIZZA) (RETAIL)BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYSOUTH HIGUERA ST.TANK FARM ROAD SOUTH HIGUERA ST.BUILDI N G 7 8 35 1 2 7 TRAC T O R SUPP L Y E TRIBUNE 6 K BONETTI RANCH - BUILDING K1/28/2020NOT FOR CONSTRUCTIONPage 56 of 97 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BONETTI RANCH, BUILDING K SAN LUIS OBISPO, CA DATE: 09/21/2021 A6.3 VIEW OF rear SPACE #31,354 SF. SPACE #11,354 SF. SPACE#4549 SF. MECH./ELECT. SPACE#21,501 SF. (NORTON'S ) (PIZZA) (RETAIL)BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLY BUS, TRAILER, RV PARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYBUS, TRAILER, RVPARKING ONLYSOUTH HIGUERA ST.TANK FARM ROAD SOUTH HIGUERA ST.BUILDI N G 7 8 35 1 2 7 TRAC T O R SUPP L Y E TRIBUNE 6 K BONETTI RANCH - BUILDING K1/28/2020NOT FOR CONSTRUCTIONPage 57 of 97 Page 58 of 97 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: 3490 EMPRESA DRIVE (ARCH-0516-2021) REVIEW OF 16,741-SF COMMERCIAL STRUCTURE INCLUDING REQUESTED EXCEPTIONS FOR HEIGHT RELATIVE TO SETBACK, LOT COVERAGE, AND 10% PARKING REDUCTION. BY: Kyle Van Leeuwen, Associate Planner FROM: Shawna Scott, Senior Planner Phone Number: (805) 781-7091 Phone Number: (805) 781-7176 Email: KVanLeeu@slocity.org Email: SScott@slocity.org APPLICANT: RSPaul Company Inc REPRESENTATIVE: Chris Hoover RECOMMENDATION Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a new two-story, 16,741-square-foot commercial building on an undeveloped lot within the Higuera Commerce Park Specific Plan. The 28.5-foot-tall structure is intended for manufacturing/industrial uses with supporting office space and delivery bays. The project includes a proposed lot line adjustment that would allow for the new structure to abut the existing adjacent structure and property to the north, which is under common ownership and would share parking areas and parking lot access. Project Includes an exception request to allow two 90 -square-foot portions of the corner architectural tower features to be over 20 feet in height and setback 15 feet, where the Higuera Commerce Park Specific Plan standard calls for buildings over 20 feet in height to be setback 20 feet. Project includes a request to allow 55% lot coverage where the Higuera Commerce Park Specific Plan standard is 50%, and a request for a 10% shared parking reduction as the proposed parking will be shared with the adjacent lot to the north. Meeting Date: 11/15/2021 Item Number: 4c Time Estimate: 45 Minutes Page 59 of 97 Item 4c ARCH-0516-2021 Architectural Review Commission Report – November 15, 2021 General Location: The project site is a corner lot at the intersection of Empresa Drive and Bonetti Drive and is approximately 17,850 square feet in size (approximately 23,000 after proposed lot line adjustment). The subject property is currently undeveloped with existing trees located along the north property line and utility cabinets near the southeast corner. Zoning: Service Commercial, Specific Plan Overlay (C-S-SP) General Plan: Service and Manufacturing Surrounding Uses: East: Professional Services (Engineering Consultants) West: Government Offices North: Professional Services (Mining Consultants) South: Bike Repair and Sales, Light Manufacturing, Wholesale and Distribution 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Industrial, flat parapet rooflines, corner towers with glass entries, glass roll-up doors at storefront, metal roll-up doors for delivery bays, outdoor patios and landscaping Materials: Metal siding, flat metal panels, aluminum storefront door and widows, glass, concrete Colors: Blue, light blue, grey, bronze (window/door frames) 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), the Higuera Commerce Park Specific Plan1, and applicable City Standards and 2) provide comments and recommendations to the Community Development Director. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 1 Link to Higuera Commerce Park Specific Plan: https://www.slocity.org/home/showpublisheddocument/29103/637468301612370000 Figure 1: Subject Property Page 60 of 97 Item 4c ARCH-0516-2021 Architectural Review Commission Report – November 15, 2021 Figure 2: Rendering of project, corner of Empresa an d Bonetti Drives (southwest). 4.0 COMMUNITY DESIGN GUIDELINES / DISCUSSION ITEMS The proposed project must be consistent with the requirements of the General Plan, Zoning Regulations, Higuera Commerce Park Specific Plan Guidelines, 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 project proposes vertical and horizontal articulation through wall offsets and use of material and material orientation. The ARC should discuss if the project achieves vertical and horizontal articulation and how the external treatments provide durability and authenticity, as well as beauty, or if any modifications are necessary. Chapter 3.1 – Commercial Project Design Guidelines §3.1.A. Overall design objectives for commercial projects The project includes primarily rectilinear forms. The ARC should discuss if the project avoids appearing “boxy” by articulating the building form and creating building shapes with shade and shadow (2) or if any modifications are warranted for consistency with this guideline. Page 61 of 97 Item 4c ARCH-0516-2021 Architectural Review Commission Report – November 15, 2021 Staff has reviewed the project in terms of its compliance with the architectural guidelines for the Higuera Commerce Park and have found the project is general compliance with those standards. The applicable standards include the following objectives, which can also be further discussed by the ARC:  Providing and defining pedestrian access from the street and parking lot.  Not placing parking between the street and building.  Placing the building on the rear lot line to avoid narrow strips or area between buildings.  Screening of meters, roof-mounted equipment, and utility apparatuses.  Large wall planes are relieved by showdown and textural interest.  Landscaping provided to reinforce and enhance pedestrian scale and character. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Setbacks Empresa Drive Bonetti Drive 10 feet** 10 feet** Buildings ≤ 20 feet in height: 10 feet Buildings > 20 feet in height: 15 feet Maximum Height of Structures 28.5 feet 35 feet Max Lot Coverage 55%** 50% Vehicle and Bicycle Parking Number of Vehicle Spaces 46 (10% parking reduction, shared parking with 3474 Empresa) 51 Number of Bicycle Spaces Short-term Long-term 3 2 3 2 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *Higuera Commerce Park Specific Plan & 2019 Zoning Regulations **Exception Request Page 62 of 97 Item 4c ARCH-0516-2021 Architectural Review Commission Report – November 15, 2021 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 and/or Higuera Commerce Park Specific Plan. 6.2 Continue the project to a hearing date certain, or uncertain. An action continuin g 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, Community Design Guidelines, Higuera Commerce Park Specific Plan, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS A – Project Plans B – Colors and Materials Board Page 63 of 97 Page 64 of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ϯϰϵϬDWZ^Z/ss>KWDEd2))675((73$5.,1* 3(5&,7<25',1$1&(0$18)$&785,1*,1'8675,$/ 63$&(3(56)2)),&( 63$&(3(56)(035(6$3$5.,1*6800$5<6)727$/86$%/(%8,/',1*63$&((;&/8'(6032( :$//7+,&.1(66(66)0$18)$&785,1*,1'8675,$//(9(/ 67$//65(48,5('6)2)),&(/(9(/ 67$//65(48,5('727$/ 67$//65(48,5('(95($'< 5281'('837267$//6(9&$3$%/( 67$//6+&9$167$//72%(3529,'(',1&/8'(',1727$/5(48,5('(035(6$3$5.,1*6800$5<6)*5266%8,/',1*6)0$18)$7&85,1*,1'8675,$/ 67$//65(48,5('6)2)),&( 67$//65(48,5('727$/ 5281'('837267$//65(48,5('+&67$//65(48,5('2):+,&+72%(9$1+&,1&/8'(',1727$/5(48,5('&20%,1('3$5.,1*6800$5< 3$5.,1*72%(6+$5('%(7:((1$1'(035(6$'5,9(727$/5(48,5(' 67$//63$5.,1*5('8&7,212) 67$//6727$/5(48,5('$)7(55('8&7,21 67$//6727$/3$5.,1*3529,'(' 67$//62))675((7/2$',1* 0,1,0806,=()7%<)7)25352-(&76(;&((',1*6)2)%8,/',1*$5($21(2))675((7/2$',1*63$&(6+$//%(3529,'('%,&<&/(3$5.,1* 3(5&,7<25',1$1&(7$%/(3(56)2)),&( 63$&(6 6+2577(50/21*7(503(56),1'8675,$/ 63$&(6 6+2577(50/21*7(50727$/5(48,5(' 63$&(66+2577(50$1'/21*7(5002725&<&/(3$5.,1* 3(5&,7<25',1$1&(63$&(&$56 63$&(5(48,5('63$&(3529,'('9,&,1,7<0$31257+352-(&77($03523(57<2:1(5(PSUHVD6WUHHW//&&2563DXO&RPSDQ\,QF+LJXHUD6WUHHW6XLWH'6DQ/XLV2ELVSR&$5LF3DXOUSDXO#UVSDXOFRPSDQ\FRP$5&+,7(&7563DXO&RPSDQ\+LJXHUD6WUHHW6XLWH'6DQ/XLV2ELVSR&$&KULV+RRYHUFKRRYHU#UVSDXOFRPSDQ\FRP&,9,/(1*,1((5$ERYH*UDGH(QJLQHHULQJ+LJXHUD6WUHHW6DQ/XLV2ELVSR&$6FRWW6WRNHV3(VFRWW#DERYHJUDGHHQJLQHHULQJFRP*(1(5$/&2175$&725563DXO&RPSDQ\+LJXHUD6WUHHW6XLWH'6DQ/XLV2ELVSR&$)UDQFLVFR5DPLUH]IUDPLUH]#UVSDXOFRPSDQ\FRP352326('86( 2)),&(6:$5(+286(&216758&7,217<3( 7<3(9%),5(635,1./(5(':,7+)8//1)3$6<67(02&&83$1&<*52836 6:$5(+286( %2)),&(1216(3$5$7('3(5&%&$//2:$%/(+(,*+7 )25%27+6$1'%352326('+(,*+7 /(667+$1 2.$//2:$%/(122)6725,(6 )25%27+6$1'%352326('180%(52)6725,(6/(667+$1 2.$//2:$%/($5($)$&725 6)60)25%6)60)256352326('$5($ 6)727$/ /(667+$102675(675,&7,9( 2.%8,/',1*&2'($1$/<6,6&,9,/6+((766KHHW1XPEHU6KHHW1DPH& /27/,1($'-8670(173/$1& 35(/,0,1$5<*5$',1*$1''5$,1$*(3/$1& 35(/,0,1$5<87,/,7<3/$1Page 65 of 97 SPACE 1FF = 132.60SPACE 2FF = 132.60N88°27'57"W 240.02'N1°31'33"E 50.16'N88°28'32"W 232.03'N2°37'45"W 29.92'N2°37'45"W 80.21'N1°31'56"E 79.89'N1°31'56"E 80.07'N1°31'56"E 50.04'D=90°00'00"R=30.00'L=47.12'N88°28'04"W 186.62'R=132.00', L=9.57''=4°09'14"N2°37'45"W 80.56'N88°28'32"W 233.80'N1°31'56"E 135.63'N2°36'55"W 85.72'N1°31'56"E 74.37'N2°37'45"W 104.96'EXISTING BUILDING(TO REMAIN)64' R/W64' R/W22'CL - CURB22'CL - CURB22'CL - CURB22'CL - CURBEXISTING PROPERTY LINE(TO BE ADJUSTED)PROPOSED ADJUSTED PROPERTY LINEAPN #053-252-0710.86 ac (EXISTING)0.73 ac (PROPOSED)APN #053-252-0150.40 ac (EXISTING)0.53 ac (PROPOSED)PROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENTPROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENTPROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENTPROPOSED 'PRIVATE'ACCESS & DRAINAGEBLANKET EASEMENT15' PUE &TREE ESMT.15' PUE &TREE ESMT.PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)PROTECT EXISTINGPROPERTY CORNER(5/8RBR.RCE12545)SHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONSTELEPHONE: (805) 544-24001432 Higuera Street, Suite D • San Luis Obispo, CA 93401ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL21-0029/17/20213490 Empresa DriveDESCRIPTION DATEC-011" = 20'( IN FEET )1 INCH = FT.10 202020400LOT LINEADJUSTMENTPLANPROPERTY DESCRIPTION:LOTS 13 AND 14 OF HIGUERA COMMERCE PARK, TRACT NO. 703, AS RECORDED INBOOK 10 OF MAPS AT PAGE 50, IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SANLUIS OBISPO, STATE OF CALIFORNIASURVEY INFORMATION:TOPOGRAPHIC SURVEY PERFORMED JULY 15, 2021 BY ABOVE GRADEENGINEERING.BENCHMARK: THE BASIS OF ELEVATIONS FOR THIS SURVEY IS A CHISELED'X' IN THE SIDEWALK SHOWN AS POINT NUMBER 13 HEREONHAVING AN ELEVATION OF 131.54 FEET.BOUNDARY: BOUNDARY LINE SHOWN IS BASED ON BOUNDARY SURVEYCURRENTLY IN PROGRESS. PERMANENT MARKERS WILL BESET AT ALL PROPERTY CORNERS AND A RECORD OFSURVEY WILL BE SUBMITTED TO THE COUNTY OF SAN LUISOBISPO AS REQUIRED BY STATE LAWPROJECT TEAM:OWNER: EMPRESA STREET 3490, LLCC/O RSPAUL COMPANY, INC.1432 HIGUERA STREET, SUITE DSAN LUIS OBISPO, CA 93401CIVIL ENGINEER: SCOTT STOKES, PE 58256ABOVE GRADE ENGINEERING245 HIGUERA STREETSAN LUIS OBISPO, CA 93401SURVEYOR: JEFFREY WYANT, PLS 9338ABOVE GRADE ENGINEERING245 HIGUERA STREETSAN LUIS OBISPO, CA 93401PROJECT INFORMATION:ADDRESS: 3474 & 3490 EMPRESS DRIVESAN LUIS OBISPO, CA 93401APN: 053-252-071 & 053-252-015GROSS TOTAL AREA: 0.86 ac & 0.40 acNUMBER OF LOTS: 2APPROXIMATE LOT SIZE: 0.50 acFLOOD ZONE: ZONE XFLOOD MAP: 06079C1068GLOT LINE ADJUSTMENT MAP - 21-00323474 & 3490 EMPRESA DRIVE, CA 93401 (APN: 053-252-071 & 053-252-015) NO SCALE VICINITY MAPPage 66 of 97 SPACE 1FF = 132.60(129.49 TC)MATCH (E)SPACE 2FF = 132.60(129.51 TC)MATCH (E)(130.20 TC)(129.53 FL)130.36 TC129.68 FL(130.42 TC)MATCH (E)(129.78 TC)(129.37 FL)(129.70 TC)(129.20 FL)129.93 FS129.86 FS130.01 FS130.26 FS129.60 FS129.57FS(129.14 FS)MATCH (E)(129.07 FS)MATCH (E)129.66 TC129.16 FS(133.11 FS)MATCH (E)130.29TC/FS130.41TC/FS132.60FS132.50 TC131.84 FS132.55 TC132.05 FS129.93FS129.87FS129.80FS132.60FS132.60FS132.55TC/FS132.53 TC131.86 FS(130.54 FS)MATCH (E)132.60FS132.60FS132.60FS132.60FS(129.68 TC)MATCH (E)129.64FS129.76FS(129.78 TC)MATCH (E)(129.88 FS)MATCH (E)132.60FS132.60FS(132.85 FL)MATCH (E)132.74FL(133.19 FS)MATCH (E)(132.75 FS)MATCH (E)(132.93 FS)MATCH (E)132.00FL131.35TG130.30FS8%MAXRAMP131.90 TC131.40 FS132.15 TC131.65 FS132.30 TC131.80 FS(133.40 FS)MATCH (E)133.10FS133.90 TC133.40 FS133.80 TC133.30 FS0.5% 131.60 FS131.53 FS132.10TC/FS130.40TG130.10FS(129.50 TC)(128.95 FL)5%MAX1.5% MIN5% MAX1.5% MIN5% MAX2%MAX132.55FS131.9FG(133.13 TC)(132.65 FL)132.35FS132.20FS8.2%MAX131.60 TC131.10 TG131.95FS132.45 TC131.95 FS132.90 TC132.40 FS132.50 TC132.00 FS2%MAX10' VC132.50 TW131.5 FG130.00FS132.50 FS133.10TC/FS133.10 TC132.60 FS131.75TC/FS130.60 TG130.2 FG129.60 TC129.10 FSN88°27'57"W 240.02'N1°31'33"E 50.16'N88°28'32"W 232.03'N2°37'45"W 29.92'N2°37'45"W 80.21'N1°31'56"E 79.89'N1°31'56"E 80.07'N1°31'56"E 50.04'D=90°00'00"R=30.00'L=47.12'N88°28'04"W 186.62'R=132.00', L=9.57''=4°09'14"N2°37'45"W 80.56'N88°28'32"W 233.80'N1°31'56"E 135.63'N2°36'55"W 85.72'N1°31'56"E 74.37'N2°37'45"W 104.96'129.70FS132.60FS132.50 FS132.50 FS132.50 FS132.50 TW131.5 FG132.50 TW131.0 FG132.50 TW131.5 FG130.10FS131.1FG2%MAX132.2FL10' VC(129.45 TC)(129.00 FS)130.50 TG130.1 FGEXISTING BUILDING(TO REMAIN)AA64' R/W64' R/W22'CL - CURB22'CL - CURB22'CL - CURB22'CL - CURB(3.0%) (1.5%) (4.5%) (1.8%) (0.4%) (0.7%) (0.2%) (0.5%)7544195661614141421232612101011152317881720202014181818182220324' WIDE310' WIDE1313130132134128136130132134128136EXISTING GRADEPROPOSED BUILDINGFF=132.606'SW10'BASINPLPLPARKING &DRIVEWAYCROSS-SECTION A-ASHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONSTELEPHONE: (805) 544-24001432 Higuera Street, Suite D • San Luis Obispo, CA 93401ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL21-0029/17/20213490 Empresa DriveDESCRIPTION DATEC-021" = 20'( IN FEET )1 INCH = FT.10202020400PRELIMINARYGRADING &DRAINAGE PLANSPECIFIC CONSTRUCTION NOTES:1 EXISTING SITE FEATURES TO REMAIN. CONTRACTOR TO PROTECT IN PLACE.2MATCH EXISTING. CONTRACTOR TO VERIFY MATCH LOCATION AND ELEVATIONPRIOR TO CONSTRUCTION TO ENSURE THEY ARE CONSISTENT WITH PLAN AND THATSLOPES MEET AGENCY REQUIREMENTS. CONTACT ENGINEER IF CONFLICTS AREDISCOVERED.3 INSTALL DRIVEWAY RAMP PER CITY STANDARD 2110. SEE PLAN FOR WIDTH.4 INSTALL STANDARD DRIVEWAY PER CITY STANDARD 2130.5 INSTALL CURB & GUTTER PER CITY STANDARD 4030.6 INSTALL SIDEWALK PER CITY STANDARD 4110.7 INSTALL CURB RAMP PER CITY STANDARD A88A.8 INSTALL CONCRETE CURB PER DETAIL9 INSTALL CONCRETE FLUSH CURB PER DETAIL10 INSTALL CONCRETE CROSS GUTTER PER DETAIL11TRANSITION FROM FULL CURB TO FLUSH CURB IN 10 FEET MIN. MAINTAIN 5% MAXSLOPE IN DIRECTION OF TRAVEL.12TREE TO BE REMOVED. CONTRACTOR TO COORDINATE WITH LOCAL AGENCY FORPERMIT REQUIREMENTS.13 INSTALL BOLLARD PER DETAIL14INSTALL REQUIRED LANDINGS AT DOORWAYS, TOP AND BOTTOM OR STAIRS, ANDRAMPS AT 2% OR LESS IN ALL DIRECTIONS PER ARCHITECTURAL DETAILS.CONTRACTOR TO VERIFY SIZE AND LOCATION PRIOR TO CONSTRUCTION.15INSTALL TRASH ENCLOSURE PER ARCHITECTURAL PLAN. PROVIDE CONCRETEFLATWORK (VEHICLE) PER DETAIL. SEE ARCHITECTURAL PLAN FOR SCORING ANDCOLOR OF CONCRETE.16INSTALL CONCRETE FLATWORK (PEDESTRIAN) PER DETAIL. SEE ARCHITECTURALPLAN FOR SCORING AND COLOR OF CONCRETE.17INSTALL ASPHALT CONCRETE (AC) PAVING PER DETAIL18SAW CUT AND REMOVE EXISTING AC/CONCRETE PAVING 18 INCHES MINIMUM FROMFACE OF CURB AND AT LEAST 6 INCHES INTO A COMPETENT STRUCTURAL SECTION.CONTRACTOR RESPONSIBLE FOR PROPER DISPOSAL.19 INSTALL CURB RAMP - CASE C PER DETAIL20INSTALL ADA RAMPS, STAIRS, AND RAILINGS PER ARCHITECTURAL DETAIL21INSTALL ADA STRIPING AND SIGNAGE PER ARCHITECTURAL DETAIL. INSTALL ADAPARKING SPACE AND PATH OF TRAVEL AT 2% OR LESS IN ALL DIRECTIONS PERARCHITECTURAL DETAILS. ALL ADA PARKING SPACES AND PATH OF TRAVEL TO BEINSTALLED IN CONCRETE FLATWORK (VEHICLE) PER DETAIL. CONTRACTOR TOVERIFY REQUIRED DIMENSIONS AND LOCATION PRIOR TO CONSTRUCTION.22INSTALL RETAINING WALL PER STRUCTURAL DETAIL. CONTRACTOR TO COORDINATECONNECTION OF WALL DRAIN TO DAYLIGHT OR STORM DRAIN SYSTEM.23INSTALL PARKING LOT STRIPING PER DETAIL24INSTALL MIDSTATE CONCRETE PARKING LOT BUMPER OR APPROVED EQUAL.INSTALL PER DETAIL#Page 67 of 97 SPACE 1FF = 132.60SPACE 2FF = 132.60WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGSS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS128.3 INV129.1 INV129.7 INV130.40 TG129.9 INVout128.2 INVin127.2 SUMP131.35 TG126.7 INV126.7INV130.29 TG128.9 INV130.41 TG128.4 INV(8" PVC SS)(8" PVC WS)131.10 TG128.5 INVN88°27'57"W 240.02'N1°31'33"E 50.16'N88°28'32"W 232.03'N2°37'45"W 29.92'N2°37'45"W 80.21'N1°31'56"E 79.89'N1°31'56"E 80.07'N1°31'56"E 50.04'D=90°00'00"R=30.00'L=47.12'N88°28'04"W 186.62'R=132.00', L=9.57''=4°09'14"N2°37'45"W 80.56'N88°28'32"W 233.80'N1°31'56"E 135.63'N2°36'55"W 85.72'N1°31'56"E 74.37'N2°37'45"W 104.96' UNDERGROUND CHAMBERS 125.0 CHAMBER INVERT 122.5 ROCK BASE 129.2 INV130.50 TG129.4 INVout127.7 INVin126.7 SUMPEXISTING BUILDING(TO REMAIN)64' R/W64' R/W22'CL - CURB22'CL - CURB22'CL - CURB22'CL - CURBWWWWWWWWWWWWWWGGGGGSSSSSSSSSS(4" SS)(GAS)(1-1/4" WS)129.93 TG128.9 INV129.87 TG128.6 INV128.1 INV124.7 INV(124.0 INV)125.5 INV131.45 RIM126.7 INV(4" FW)3741611111211111114132528910101215126717171118201919191915'PUE15'PUESHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONSTELEPHONE: (805) 544-24001432 Higuera Street, Suite D • San Luis Obispo, CA 93401ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL21-0029/17/20213490 Empresa DriveDESCRIPTION DATEC-031" = 20'( IN FEET )1 INCH = FT..511120PRELIMINARYUTILITY PLANSPECIFIC CONSTRUCTION NOTES:1 INSTALL 3"x12" SIDEWALK UNDERDRAIN PER CITY STANDARD 3415.2 INSTALL 2" WATER METER & SERVICE PER CITY STANDARD 6210.3 INSTALL FIRE HYDRANT PER CITY STANDARD 6310.4 INSTALL 6" FIRE WATER SERVICE PER CITY STANDARD 6530.5 INSTALL 4" SEWER LATERAL PER CITY STANDARD 6810.6 INSTALL 2.5" SCH-80 PVC WATER PIPE PER PIPE IN TRENCH DETAIL.7INSTALL 6" C900 DR-14 PVC WATER PIPE PER PIPE IN TRENCH DETAIL. INSTALLTHRUST BLOCK AT ALL BENDS PER DETAIL. COORDINATE WITH FIRESPRINKLER ENGINEER FOR DDCV & FDC ON FIRE RISER PIPE.8 INSTALL 4" FUSED HDPE SEWER PIPE PER PIPE IN TRENCH DETAIL.9 INSTALL SEWER CLEANOUT.10ADJUST UTILITY TO PROPOSED GRADE.11INSTALL 18" MIDSTATE CONCRETE SQUARE CATCH BASIN WITH GRATE.INSTALL PER MANUFACTURER'S INSTRUCTIONS.12INSTALL 12" HDPE STORM DRAIN PIPE, UNLESS OTHERWISE NOTED ON PLAN,PER PIPE IN TRENCH DETAIL.13CONSTRUCT UNDERGROUND STORAGE BASIN. INSTALL WITH FLAT BOTTOM.SET BOTTOM OF CHAMBERS TO INVERT SHOWN ON PLANS.14INSTALL 36"x78" 'MIDSTATE CONCRETE' SAND TRAP BASIN, OR APPROVEDEQUAL. PROVIDE SOLID MANHOLE GRATES FOR ACCESS. INSTALL PERMANUFACTURER'S INSTRUCTIONS.15INSTALL 3" CAST IRON PIPE THROUGH WALL DRAIN AT BACK CORNER OFTRASH ENCLOSURE TO OUTLET INTO LANDSCAPING.16INSTALL GAS LINE. COORDINATE WITH GAS COMPANY PRIOR TOCONSTRUCTION.17 INSTALL TRENCH DRAIN WITH TRAFFIC RATED GRATE.18INSTALL 3/4" LANDSCAPE WATER METER & SERVICE PER CITY STANDARD 6210.19PROTECT-IN-PLACE EXISTING UTILITY SERVICE.20REMOVE EXISTING FIRE WATER LINE AFTER RIGHT-OF-WAY LINE & RELOCATETO CONNECT TO NEW FIRE RISER LOCATION.#Page 68 of 97 0775((75((0775((75((75((0775((0775((75((0775((75((0775((75((3,1(3,1(072$.076&58%2$.072$. )/&*676*17(/%2;7(/%2;7(/%2;)/&*)/&*)/&*)/&*)&/)$3)*'*'*'*'/,3/,3)/7&*'*'*'*'*'*''/2$.'/2$.'/2$.'/2$.'/2$.'/2$.'/2$.'/2$.*'*'*'*'7&)//,3/,3)/7&*'*'*'*')&/%:*'*'*'*'7&)//,3/,3)/7&*'*'*' *')$3*'*'*'*'7&)//,3/,3)/7&*'*'*'*'*'*'*'*'7&)//,3)/7&*'*'*' *'*'7&':$)/':$/,3':$*'7&)//,3/,3)/7&*'*'7&)/&)/)/7&7&)/)/& &)/7)/&$3&&)/)/&$3 &/,3)/7&)/+&)/+&)6*%)/)6*%)6*%7&)//,3)/':$ )/':$)/&*'/'/'/'/'/'/'/'/'/'/'/'/'/'/'/'/'/'/'/'/ '/ &5 &5&5&5&5&5&5&5&5&85%$37233,3(')/;'5$,1')/$&$&$&)/)/$&$&)/&*%*1 /,3 *3)/&*/,3)/ %&&$3&$3&&85%%*1&85%%*1 7&)/&*)/&*%2& )/&*32&)/&*32&)/&*32&/,3/,3)/;'5$,1:&$3 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5'/)&&+$,1)&&+$,1)&&+$,1(;,67,1*&08%8,/',1*72%(5(029('(;,67,1*75((672%(5(029('$7)8785(%8,/',1*/2&$7,21(;,67,1*3523(57</,1((;,67,1*&+$,1/,1.)(1&(72%(5(029('1 /21'213/$1((;,67,1*75$6+(1&/2685(72%(5(029('352326('%8,/',1*)22735,17(;,67,1*(035(6$'5&200212:1(56+,372%(5(029('(;7(172)(;,67,1*:$//72%(5(029('$1'5(&216758&7('$662/,'+5),5(5(6,67$1&(5$7('(;7(5,25:$//:1223(1,1*672%(5(029('72%(5(029('(;,67,1*&85%72%(5(029('($6(0(17 ($6(0(17 6<&$025(6<&$025(6&58%2$./21'213/$1( /21'213/$1(/21'213/$1(6+58%6+58%6+58%6+58%(;,67,1*6+58%672%(5(029('(;,67,1*2))6,7(3,1(6$1'2$.6+((7180%(56+((77,7/(-2%12'$7(6&$/(5(9,6,2167(/(3+21(+LJXHUD6WUHHW6XLWH' 6DQ/XLV2ELVSR&$$0 $$5&+,7(&785$/5(9,(:0$-251'68%0,77$/(;,67,1*6,7(3/$1(PSUHVD'ULYH'(6&5,37,21 '$7( (;,67,1*6,7(3/$1Page 69 of 97 8383'183'1'1'1/2$',1*=21(/2$',1*=21(75$6+(;,67,1*(035(6$'5&200212:1(56+,33$5.,1*/272)62&,$/6(59,&(6'(3$570(17127$3$57%21(77,'5,9((035(6$'5,9(1')/2256(7%$&./,1(67)/2256(7%$&./,1(($6(0(17 ($6(0(17 /2$',1*(175< 7<367$1'$5'67$//6,=( 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6DQ/XLV2ELVSR&$30$VLQGLFDWHG$$5&+,7(&785$/5(9,(:0$-251'68%0,77$/(;7(5,25(/(9$7,216(PSUHVD'ULYH 6287+(/(9$7,21 1257+(/(9$7,21 6,*1'5$:,1* '(6&5,37,21 '$7(Page 73 of 97 /HYHO /HYHO 3ODWH+HLJKW 0D[%XLOGLQJ+W 0D[+W 6% (;,67,1*(035(6$%8,/',1*(;7(5,256,7(/,*+7,1*)520%8,/',1*),%(5&(0(173$1(/60(7$/6,',1*&2/250(7$/6,',1*&2/250(7$/52//83'22563285(',13/$&(&21&5(7(:$,6&270(7$/&$123<$7(175,(60(7$/75,0&$3/HYHO /HYHO 3ODWH+HLJKW 0D[%XLOGLQJ+W 0D[+W 6% 032(87,/,7<5220:0$1'225$1'52//83'22552//83'225:,7+0$1'225),%(5&(0(173$1(/60(7$/6,',1*&2/250(7$/6,',1*&2/253285(',13/$&(&21&5(7(:$,6&270(7$/&$123<$7(175,(60(7$/75,0&$3(;,67,1*(035(6$%8,/',1*/HYHO /HYHO 3ODWH+HLJKW 0D[%XLOGLQJ+W 0D[+W 6% :$5(+286(63$&()52172):$5(+286(63$&(/(9(/2)),&(6(/(9$7(':$/.(;,67,1*(035(6$%8,/',1*%21(77,'5,9(3/6%)25 0$;+7 6%72 0$;+7 0(&+/3:$/.72%/'*/$1'6&$3( 6,'(:$/. 5$1*(6$/6238( 75((($6(0(17 $6+((7180%(56+((77,7/(-2%12'$7(6&$/(5(9,6,2167(/(3+21(+LJXHUD6WUHHW6XLWH' 6DQ/XLV2ELVSR&$30 $$5&+,7(&785$/5(9,(:0$-251'68%0,77$/(;7(5,25(/(9$7,2166(&7,21(PSUHVD'ULYH :(67 ($67 75$169(56(6(&7,21 '(6&5,37,21 '$7(Page 74 of 97 6+((7180%(56+((77,7/(-2%12'$7(6&$/(5(9,6,2167(/(3+21(+LJXHUD6WUHHW6XLWH' 6DQ/XLV2ELVSR&$30$$5&+,7(&785$/5(9,(:0$-251'68%0,77$/3(563(&7,9(9,(:6(PSUHVD'ULYH0$,1(175<2))%21(77,'5,9(%21(77,675((7)5217$*('(6&5,37,21 '$7(Page 75 of 97 6+((7180%(56+((77,7/(-2%12'$7(6&$/(5(9,6,2167(/(3+21(+LJXHUD6WUHHW6XLWH' 6DQ/XLV2ELVSR&$30$$5&+,7(&785$/5(9,(:0$-251'68%0,77$/3(563(&7,9(9,(:6(PSUHVD'ULYH%,5'6(<()520($6729(5$//9,(:)520:(67'(6&5,37,21 '$7(Page 76 of 97 Page 77 of 97 Page 78 of 97 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: ADDITION TO EXISTING SUNBEAM MOTEL INCLUDING A 1,273-SF, SECOND-STORY ADDITION & 94-SF, FIRST-FLOOR ADDITION, WHICH WILL CONTAIN THE CARETAKERS’ QUARTERS, MOTEL OFFICE, & HOUSEKEEPING FACILITIES COINCIDING WITH UPDATES TO LARGER STRUCTURE ON SITE. 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: 11/15/2021 Item Number: 4d Time Estimate: 30 minutes Page 79 of 97 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 80 of 97 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 81 of 97 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 82 of 97 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 83 of 97 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 84 of 97 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 85 of 97 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 86 of 97 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 87 of 97 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 88 of 97 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 89 of 97 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 90 of 97 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 91 of 97 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 92 of 97 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 93 of 97 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 94 of 97 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 95 of 97 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 96 of 97 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 97 of 97