HomeMy WebLinkAboutItem 4b. 3850 Long St. (ARCH-0674-2020)
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
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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
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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
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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
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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