HomeMy WebLinkAbout01-24-2022 ARC PresentationArchitectural Review Commission
Special Meeting
January 24, 2022
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Public Comment
At this time,people may address the Commission on items not on the agenda.
Items raised are generally referred to staff and,if action by the Commission is
necessary,may be scheduled for a future meeting.
Item #3a
PUBLIC HEARING ITEM
1166 Higuera St. (ARCH-0511-2021)
1166 HIGUERA STREET (ARCH-0511-2021)REVIEW OF A
COMMERCIAL DEVELOPMENT CONSISTING OF AN
OUTDOOR DINING VENUE CONSISTING OF RETROFITTED
SHIPPING CONTAINERS;PROJECT INCLUDES A 60 %
PARKING REDUCTION
Staff Presentation By:
Kyle Bell, Associate Planner
Recommendation:
Review the proposed project in terms of its consistency with the Community
Design Guidelines and Sign Regulations and provide a recommendation to the
Planning Commission.
1166 Higuera Street
ARCH-0511-2021
Review of a temporary use consisting of an outdoor dining
venue by retrofitting shipping containers brought to the site to
serve food and beverages. The project includes a 60% parking
reduction to reduce the required parking to 16 spaces, where 50
parking spaces would normally be required.
January 24, 2022
Applicant: Paul Tompkins
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the projects design to the Planning
Commission.
13
Site Plan
14
Building Design
15
Focused Design Review
16
Staff has identified several discussion items for consideration
by the ARC related to consistency with Community Design
Guidelines:
▪Site Design –entries and neighborhood context
▪Neighborhood compatibility –design theme, building
materials, setbacks and massing
▪Parapets –architectural design integration
▪Color –various color schemes
▪Sign Program –neighborhood context
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the projects design to the Planning
Commission.
Applicant Presentation By:
Scott Martin
Kyle Murray
Paul Tompkins
Item #3a
PUBLIC HEARING ITEM
1166 Higuera St. (ARCH-0511-2021)
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 T1
0 4 8 16
3/8” = 1’-0”(24X36 SHEET)
TITLE SHEET
1166 HIGUERA STREET
SITE
MONTEREY ST.HIGUER
A ST.
SAN
TA
RO
SA
S
T
.
T
O
R
R
O
S
T
.
PROJECT DIRECTORY
OWNER:1166 HIGUERA STREET, LLC
PAUL TOMPKINS
684 HIGUERA STREET, SUITE B
SAN LUIS OBISPO, CA 93401
ARCHITECT:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT MARTIN
PHONE: (805)-543-1794
EMAIL: SAMARTIN@RRMDESIGN.COM
PROJECT ADDRESS:1144 HIGUERA STREET
SAN LUIS OBISPO, CA 93401
APN:002-436-005,
002-436-008
PROJECT DESCRIPTION
THE APPLICANT IS PROPOSING TO DEVELOP A NEW TEMPORARY USE
OUTDOOR DINING VENUE ON THE .56 ACRE SITE. THE PROJECT CONSISTS
OF (1) EXISTING BUILDING TO BE REMODELED INTO A RESTAURANT AND (7)
TENANT LEASE SPACES TO SERVE FOOD AND BEVERAGES. THE ATMOSPHERE
WILL BE FAMILY AND PET FRIENDLY WITH OUTDOOR SEATING DISPERSED
ACROSS THE SITE. PUBLIC ART IS TO BE INCLUDED IN THE PROJECT.
THE LEASE SPACES WILL BE PROVIDED WITHIN SHIPPING CONTAINERS
BROUGHT ONTO SITE. TWO LEASE SPACES WILL BE CASUAL DINING OPTIONS
AND WILL CONSIST OF (1) 8X40 CONTAINER FOR FOOD PREP AND (1) 8X20
CONTAINER FOR STORAGE. THREE LEASE SPACES WILL BE FOR THE SALE OF
BEVERAGES OR FOOD AND WILL CONSIST OF (1) 8X20 CONTAINER EACH.
TWO LEASE SPACES WILL USE (1) 8X40 CONTAINER EACH. THE HOURS OF
OPERATION AND ACCESS TO THE SITE ARE EXPECTED TO BE FROM 6 AM TO
11 PM.
THE SITE IS BORDERED BY THE CONTAINERS ALONG TORO AND HIGUERA
STREETS IN ORDER TO PROVIDE SECURITY FOR THE SITE AFTER HOURS. THIS
HARD BORDER WILL BE SOFTENED BY LANDSCAPING AND A BREAK AT THE
INTERSECTION OF HIGUERA AND TORO STREET SO AS TO PROVIDE VIEWS
INTO THE SPACE AND ACTIVATE THE CORNER WITH A VISUAL, YET SECURE
CONNECTION.
SITE AMENITIES INCLUDE LANDSCAPE AREAS, COVERED OUTDOOR SEATING,
FIRE PITS, HEATERS, AND OUTDOOR RECREATION ACTIVITIES. THE SITE ALSO
HAS AN AREA FOR BIKE PARKING / BIKE STORAGE THAT EXCEEDES THE CODE
REQUIRED MINIMUMS. PUBLIC ART WILL BE PROVIDED AT THE CORNER OF
HIGUERA AND TORO.
THE APPLICANT IS REQUESTING PARKING REDUCTIONS VIA A MIXTURE OF
EXCESS PROVIDED BIKE PARKING (10%) AND STAFF APPROVED PARKING
REDUCTION (50%). THE EXCESS BIKE PARKING WILL BE A MIXTURE OF LONG
AND SHORT TERM BIKE PARKING AND WILL PROVIDE A SECURE PLACE TO
KEEP BIKES DURING THE DAY.
SHEET INDEX
T1 TITLE SHEET
T2 SITE RENDERS
A3 EXISTING SITE SURVEY
A4 PROPOSED SITE PLAN
A4 (EXISTING BUILDING)
A5 PROPOSED FLOOR PLAN - EXISTING BUIDLING
A6 ELEVATIONS - EXISTING BUILDING
A7 TYPICAL FLOOR PLANS - SHIPPING CONTAINERS
A8 LOCAL ARTIST MURAL. DESIGN TBD
A8 ELEVATIONS - TYPICAL SHIPPING CONTAINER
A8 PROJECT SIGNAGE
A8 DESIGN TBD
A8 COLORS MAY VARY
A8 VENDOR SIGNAGE
PROJECT STATISTICS
ZONING C-R
PARCEL SIZE:0.56 ACRES (21,607 SF)
BUILDING GROSS AREA 4,208 SF
EXISTING BUILDING 1,488 SF
(4) TENANT LEASE SPACE
(LARGE)
1,280 SF
(@ 320 SF EACH)
(2) TENANT LEASE SPACE
(STORAGE)
320 SF
(@ 160 SF EACH)
(3) TENANT LEASE SPACE
(SMALL)
480 SF
(@ 160 SF EACH)
RESTROOMS 320 SF
(2) LONG TERM BIKE STORAGE 320 SF (@ 160 SF EACH)
OUTDOOR SEATING 1,637 SF
MAX LOT COVERAGE:100% (21,607 SF)
PROPOSED COVERAGE:19.5% (GROUND FLOOR/PARCEL SIZE)
MAX. F.A.R.3 (64,821 SF)
PROPOSED F.A.R..20 (BUILDING GROSS/ PARCEL SIZE)
LANDSCAPE AREA 4,386 SF
IMPERVIOUS SURFACE:14,452 SF
MAX. ALLOWED HEIGHT:45 FT.
MAX. PROPOSED HEIGHT:19 FT.
YARD SETBACKS REQUIRED PROPOSED
FRONT 0 FT 3 FT
SIDE 0 FT 3 FT
REAR 0 FT 0 FT
OCCUPANCY TYPES & AREA:
RESTAURANT 3,248 SF SF
OUTDOOR DINING 1,675 SF
TOTAL 4,923 SF
VICINITY MAP PARKING
AUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:
RESTAURANT 1 SPACE PER 100 SF
EXISTING BUILDING 851 SF
(4) LEASE SPACES
(LARGE)
273 SF X 4 = 1,092 SF
3 LEASE SPACES
(SMALL)
133 SF X 3 = 399 SF
COMBINED SEATING 1,637 SF
TOTAL REQUIRED FOR
PROPOSED
3,979 SF (EXCLUDES 960 SF STORAGE &
RR)
39.8
PARKING REDUCTION:
50% STAFF
REDUCTION
39.8 X 50% = -20
BICYCLE PARKING
REDUCTION
1 SPACE REDUCTION PER 5 EXCESS
BIKE PARKING SPACES.
PER SLO MUNICIPAL CODE 17.72.050.C.3.B
28 TOTAL - 8 REQ’D = 20 EXCESS -4
PARKING REQUIRED TOTAL REQUIRED WITH
PROPOSED - REDUCTIONS
16
PARKING PROVIDED 16
EV PARKING
EV READY: REQ’D 10%
PER SLO MUNICIPAL CODE 17.72.040
1.6
PROVIDED 2
EV CAPABLE: REQ’D 25 %
PER SLO MUNICIPAL CODE 17.72.040
4
PROVIDED 4
MOTORCYCLE PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:PER MUNICIPAL CODE:
1/20 AUTO PARKING REQUIRED 2
PARKING PROVIDED:2
BICYCLE PARKING
PARKING REQUIRED:PER SLOMC 17.72.070 TABLE 3-6
3,979 SF /500 SF = 8
SHORT TERM PROVIDED:75% PER MUNICIPAL CODE:21
LONG TERM PROVIDED:25% PER MUNICIPAL CODE:7
TOTAL PROVIDED:28
LONG TERM (EXISITNG):RELOCATED ON-SITE 24
Building & Safety Division Clean Energy Choice Program for New Buildings Community Development Building Permit Certificate of Compliance 919 Palm Street, San Luis Obispo, CA 93401-3218. T: 805.781.7180 F: 805.781.7182 CLEAN ENERGY CHOICE PROGRAM FOR NEW BUILDINGS PLANNING ACKNOWLEDGEMENT STATEMENT EFFECTIVE DATE: September 1, 2020 APPLICABLE PROJECTS: All New Residential and Non-Residential New Buildings APPLICABLE CODES: 2019 CEnC, CEC, CBC, and SLOMC INSTRUCTIONS: Complete the statement form below and please include the statement on the plans in both the planning entitlement application and building permit submittal. A physical signature or DocuSign are acceptable methods of signing.
THIS PROJECT IS SUBJECT TO THE ENERGY REACH CODE.
Ordinance No. 1684 (SLOMC 15.04.110)
Choose one of the following:
The project has chosen the “All-Electric”
building design.
The project has chosen the “Mixed-Fuel”
building design.
Signature
Position/Title
Date
For compliance instructions,
please visit the following website:
www.slocity.org/cleanenergychoice
X
NOTE: CITY OF SAN LUIS OBISPO IS CONSIDERED A “COMMUNITY
AT RISK” DUE TO THE THREAT OF WILDFIRE IMPACTING HE URBAN
COMMUNITY. NEW BUILDINGS CITYWIDE SHALL COMPLY WITH CBC 7A
FOR IGNITION RESISTANT WALL COVERINGS, FIRE PROTECTION SYSTEMS,
EMBER RESISTANT VENT SYSTEMS, PROTECTED EAVES,A ND CLASS “A”
ROOF COVERINGS.
ARCHITECT
PROJECT STATISTICS
OCCUPANCY:B, A-2
CONSTRUCTION TYPE:TYPE V-B
SPRINKLER:YES
(AT COMMERCIAL KITCHEN EXHAUSET HOOD AND
DUCTS)
10/11/21
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 T2
0 4 8 16
3/8” = 1’-0”(24X36 SHEET)
BIRDS EYE PERSPECTIVE
0 5 10 20
1” = 10’-0”24X36 SHEET
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A3EXISTING SITE SURVEY
0 5 10 20
1” = 10’-0”24X36 SHEET
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A4DEMOLITION PLAN - FOR REFRENCE ONLY
(E) 2 STORY BUILDING TO BE
DEMOLISHED
(E) PAVEMENT TO BE REMOVED
(E) BUILDING TO REMAIN
(E) 15” CUPANIOPSIS
ANACARDIOIDES (CARROT
WOOD) TREE TO BE REMOVED
(E) 5” QUERCUS ARIFOLIA
(COAST LIVE OAK) TREE TO
BE REMOVED
(E) 14” CUPANIOPSIS
ANACARDIODES (CARROT
WOOD) TREE TO REMAIN
(E) 5.5” ACER BUERGERIANUM
(TRIDENT MAPLE) TREE TO
REMAIN
(E) 12” CUPANIOPSIS
ANACARDIODES (CARROT
WOOD) TREE TO REMAIN
(E) 16” CUPANIOPSIS
ANACARDIOIDES
(CARROT WOOD) TREE TO
REMAIN
(E) LONG TERM BIKE
STORAGE FOR 1101
MONTERY STREET TO BE
RELOCATED TO 1101
MONTEREY STREET.
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A5
0 4 8 16
1/8” = 1’-0”24X36 SHEET
PROPOSED SITE PLAN
(EXISTING BUILDING)
1056 SF
DINING
Redundant Room
BAR
Not Enclosed
TRASH
64 GALLON TRASH
BINS, (3) PER
VENDOR MIN
PICK-UP WINDOWROLL UP DOR
392 SF
P.O.S.
Redundant Room
PREP
Redundant Room
COOKLINE
WAITING
BAR SEATING
48 SF
STORAGE
44 SF
OFFICE
A-21144 HIGUERA STREET MIXED USE SCHEMATIC FLOOR PLAN
1144 HIGUERA STREET1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A6
0 4 8 16
3/8” = 1’-0”(24X36 SHEET)
PROPOSED FLOOR PLAN - EXISTING BUIDLING
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A7
0 4 8 16
3/8” = 1’-0”(24X36 SHEET)
ELEVATIONS - EXISTING BUILDING
FRONT ELEVATION - SOUTHEAST
3/8" = 1'-0" (24 X 36 SHEET)2
SIDE ELEVATION - NORTHEAST
3/8" = 1'-0" (24 X 36 SHEET)4
+0’-0” FF
GROUND LEVEL
+14-9” FF
(E) TOP OF PARAPET
+0’-0” FF
GROUND LEVEL
+14’-9” FF
(E) TOP OF PARAPET
+18’-9” FF
TOP OF MECH. SCREEN
+18-9” FF
TOP OF MECH. SCREEN
PROPERTY LINE 0’ SETBACKPROPERTY LINE 0’ SETBACK
40' - 0"20' - 0"8' - 0"ORDER WINDOW PICK-UP WINDOW
272 SF
KITCHEN 138 SF
STORAGE
40' - 0"8' - 0"PICK-UP WINDOW
ORDER WINDOW
211 SF
KITCHEN 58 SF
STORAGE
20' - 0"8' - 0"44 SF
COLD
STORAGE
86 SF
BEVERAGE
A-11144 HIGUERA STREET MIXED USE SCHEMATIC FLOOR PLAN
1144 HIGUERA STREET1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A8
0 4 8 16
3/8” = 1’-0”(24X36 SHEET)
TYPICAL FLOOR PLANS - SHIPPING CONTAINERS
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A9
0 4 8 16
3/8” = 1’-0”(24X36 SHEET)
ELEVATIONS - TYPICAL SHIPPING CONTAINER
FRONT ELEVATION
3/8" = 1'-0" (24 X 36 SHEET)2SIDE ELEVATION
3/8" = 1'-0" (24 X 36 SHEET)1
REAR ELEVATION
3/8" = 1'-0" (24 X 36 SHEET)4SIDE ELEVATION
3/8" = 1'-0" (24 X 36 SHEET)3
+0’-0” FF
GROUND LEVEL
+8’-0” FF
TOP OF CONTAINER
+12’-0” FF
TOP OF MECH. SCREEEN
+0’-0” FF
GROUND LEVEL
+8’-0” FF
TOP OF CONTAINER
+12’-0” FF
TOP OF MECH. SCREEEN
LOCAL ARTIST MURAL.
DESIGN TBD PROJECT SIGNAGE
DESIGN TBD
COLORS MAY VARY
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A10
0 4 8 16
3/8” = 1’-0”(24X36 SHEET)
SECTION AT AWNING & BIKE PARKING
SECTION THROUGH AWNING
3/8" = 1'-0" (24 X 36 SHEET)1
MECHANICAL
EQUIPMENT
KITCHEN HOOD
MOTORIZED, RETRACTABLE
FABRIC AWNING
WOOD COLUMN
REFER TO SHEET A1 FOR COUNT
PROPOSED SHORT-TERM BIKE PARKING
N.T.S. 1 PROPOSED LONG-TERM BIKE PARKING
N.T.S. 2
REFER TO SHEET A1 FOR COUNT
E F G
EXISTING PLANT WALL
VINES
HOLLOW METAL DOOR
PAINTED SW 6803 DANUBE
SLIDER WINDOW
DARK BRONZE ANNODIZED FINISH
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A11
A
B
D
COLOR SCHEME RESTAURANT
A B C D
GLAZED ROLLD UP DOOR
DARK BRONZE ANNODIZED FINISH
WALL LANTERN
FOUNTAIN BRONZE
WOOD PLANK PARAPET
PAINTED SW 6803 DANUBE
EXISTING CMU
PAINTED SW 6535 SOLITUDE
C
COLORS AND MATERIALS
E
G
F
RESTAURANT - FRONT ELEVATION
N.T.S.1
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A12COLORS AND MATERIALS SHIPPING CONTAINERS
C
B
A
B
SLIDER WINDOW
DARK BRONZE ANNODIZED FINISH
WALL LANTERN
FOUNTAIN BRONZE
COLOR INSPIRATION
WOOD PLANK PARAPET &
HOLLOW METAL DOORS
PAINTED SW 6496 OCEANSIDE
CC
D
C C C
WOOD PLANK PARAPET &
HOLLOW METAL DOORS
PAINTED SW 6818 VALIANT VIOLET
WOOD PLANK PARAPET &
HOLLOW METAL DOORS
PAINTED SW 6669 YARROW
WOOD PLANK PARAPET &
HOLLOW METAL DOORS
PAINTED SW 6866 HEARTTHROB
WOOD PLANK PARAPET &
HOLLOW METAL DOORS
PAINTED SW 9152 LET IT RAIN
WOOD PLANK PARAPET &
HOLLOW METAL DOORS
PAINTED SW 6734 ESPALIER
C
SHIPPING CONTAINER
PAINTED SW 6488 GRAND CANAL
DD D D D
SHIPPING CONTAINER
PAINTED SW 9019 GOLDEN PLUMERIA
SHIPPING CONTAINER
PAINTED SW 6817 GENTIAN
SHIPPING CONTAINER
PAINTED SW 7586 STOLEN KISS
SHIPPING CONTAINER
PAINTED SW 7551 GREEK VILLA
SHIPPING CONTAINER
PAINTED SW 6725 PICKLE
D
COLOR SCHEME 1 COLOR SCHEME 2 COLOR SCHEME 3 COLOR SCHEME 4 COLOR SCHEME 5 COLOR SCHEME 6
A
CC
TYP. SHIPPING CONTAINER - FRONT ELEVATION
N.T.S.1
TORO STREETHIGUERA STREET
FOOD / BEVERAGE
BEVERAGE
FOODFOOD
FOODRESTAURANT
B.O.H.
BEVERAGE
STORAGEFOOD STORAGELONG TERM BIKE STORAGERESTROOMS
STORAGEEMPLOYEE
BREAK
A-31144 HIGUERA STREET MIXED USE SCHEMATIC SITE PLAN -
SIGNAGE PROGRAM1144 HIGUERA STREET
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A13SIGNAGE PROGRAM
A
B
C
C
DD
D
D
DDE
SIGNAGE PROGRAM
REF #NAME OF SIGN SIGN STYLE MATERIALS DESCRIPTION DIMENSIONS
WXH
AREA (SF)HEIGHT TO T.O.S.COUNT
A CORNER 01 MONUMENT METAL PROJECT SITE MONUMENT SIGN 6’-0” X 2’-0”12 SF 4’1
B ENTRY 01 AWNING METAL ENTRY ARCH SIGNAGE 16’-0” X 1’-6”24 SF 13’1
C SITE 01 MULTI-TENANT METAL EXTERNALLY ILLUMINATED MULTI-TENANT SIGNAGE 8’-0” X 6’-0”48 SF EACH 2
D TENANT 01 AWNING METAL INDIVIDUAL TENANT SIGNAGE 8’-0” X 1’-0”8 SF EACH 8’7
E TENANT 02 WALL METAL INDIVIDUAL TENANT SIGNAGE 11’-0” X 1’-0” 11 SF 9’-6”1
TOTAL 199 SF 12
SIGNAGE PROGRAM KEY MAP
1/8" = 1'-0" (24 X 36 SHEET)1
D
MAX1' - 6"16'-0" MAX
3" DEEP REVERSE PAN CHANNEL LETTER
TO HALO LIGHT WITH LEDS. FONT AND
NAME TBD.
WIDE FLANGE ENTRY ARCH
LETTER OUTLINE
SECTION VIEW
RACEWAY FOR
LARGE LETTERS WITH
SERVICE SWITCH.
3" DEEP REVERSE
PAN CHANNEL LETTER
TO HALO LIGHT WITH
LEDS
WIDE FLANGE AT
ENTRY ARCH1' - 0"2' - 0"1' - 0"PROJECT NAME
MAX
6' - 0"4' - 0"SECTION VIEW
4' - 0"EXTERNALLY ILLUMINATED
MONUMENT SIGNAGE
STAFF LIGHT, AS REQUIRED.
LIGHT FIXTURE TBD.
2x4 WOOD PLANK FENCE
1' - 0"2' - 0"1' - 0"A-41144 HIGUERA STREET MIXED USE SIGNAGE PROGRAM
1144 HIGUERA STREET1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A14SIGNAGE PROGRAM
CORNER 01
1/16" = 1'-0" (24 X 36 SHEET)A
ENTRY 01
1" = 1'-0" (24 X 36 SHEET)B
NORTHEAST | HIGUERA STREET
ENTRY 01
FREE STANDING ENTRY ARCH SIGNAGE
NOTES:
- 1 POLE SIGN
- STEEL STRUCTURE RECTILINEAR ARCH
- FREESTANDING BACK-LIT METAL LETTERS WITH NAME
OF PROJECT
EAST | HIGUERA STREET & TORO STREET
CORNER 01
FREE STANDING MONUMENT SIGN ATTACHED TO
LOW FENCING.
NOTES:
-METAL SIGN WITH SITE NAME ATTACHED TO PAINTED
WOOD PLANK FENCE.
-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND
GROUND LIGHTING
MAX1' - 0"8'-0" MAX
3" DEEP REVERSE PAN CHANNEL LETTER
TO HALO LIGHT WITH LEDS. FONT AND
NAME TBD.
TENANT ORDER WINDOW. SHADOW BOX
LETTER OUTLINE
SECTION VIEW
RACEWAY FOR LARGE LETTERS
WITH SERVICE SWITCH.
3" DEEP REVERSE PAN
CHANNEL LETTER TO HALO
LIGHT WITH LEDS
SHADOWBOX AWNING
FACE OF SHIPPING CONTAINER
SECTION VIEW
1' - 0"WHITE LED ON LETTER INTERIORS
SHEET FABRICATED METAL REERSE
PAN CHANNEL HALO LETTER
0' - 3"STOREFRONT TRANSOM
1' - 0"11'-0" MAX
SHEET FABRICATED METAL REERSE
PAN CHANNEL HALO LETTER
STOREFRONT TRANSOM, BEYOND
SECTION VIEW
6' - 0"EXTERNALLY ILLUMINATED
WALL SIGNAGE
GOOSENECK LIGHT FIXTURE.
LIGHT FIXTURE TBD.
SHIPPING CONTAINER
EXTERIOR
STAFF LIGHT, AS REQUIRED.
LIGHT FIXTURE TBD.6' - 0"PROJECT NAME
INDIVIDUAL TENANT NAMES
MAX
8' - 0"
A-51144 HIGUERA STREET MIXED USE SIGNAGE PROGRAM
1144 HIGUERA STREET
1166 HIGUERA STREET 2453-01-CO21
12 OctOber 2021 A15SIGNAGE PROGRAM
TENANT 01
N.T.S. (24 X 36 SHEET)D
TENANT 02
N.T.S. (24 X 36 SHEET)E
SITE 01
N.T.S. (24 X 36 SHEET)C
INDIVIDUAL TENANT SIGNAGE | SITE INTERIOR
TENANT 01
LOCATION ON BUILDING:
ATTACHED ABOVE INDIVIDUAL TENANT ORDERING
WINDOW SHADOW BOXES.
NOTES:
-METAL OR PLASTIC LETTERS STICKING UP FROM
SHADOW BOX AWNINGS
-INDIVIDUAL WORDS TBD BY TENANTS
NORTHEAST | TORO STREET
SITE 01
LOCATION ON BUILDING:
ATTACHED TO CONTAINER SHIPPING CONTAINER
WALL FACING TORO STREET.
NOTES:
1 XX WALL SIGN
NORTHEAST | TORO STREET
SOUTHWEST | PARKING LOT
SITE 01
LOCATION ON BUILDING:
ATTACHED TO CONTAINER SHIPPING CONTAINER
WALL FACING TORO STREET & WALL FACING
PARKING LOT
NOTES:
-METAL WALL SIGN WITH SITE NAME AND (7)
INDIVUIDUAL TENANT NAMES
-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND
GROUND LIGHTING
-(2) TOTAL SIGNS
-ONE SIGN TO BE VISIBLE FROM TORRO STREET
-ONE SIGN TO BE VISIBLE WHEN WALKING ON
HIGUERA STREET
PUBLIC COMMENT
•When your name is called,you will
be moved to a Panelist,then you can
unmute and turn on your webcam.
•If you are having technical issues,
please try calling into the meeting:
➢Call:+1 (669)900-6833
➢Webinar ID:884 8087 7876
➢Passcode:817802
❖Press *6 to mute/unmute
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Public Comment
Item #3b
PUBLIC HEARING ITEM
3802, 3804 & 3806 Ranch House (ARCH -0256-2021)
3802,3804,AND 3806 RANCH HOUSE RD.(ARCH-0256-
2020/MOD-0526-2021)REVIEW OF A MODIFICATION TO A
PREVIOUSLY APPROVED MIXED-USE PROJECT LOCATED
WITHIN THE ORCUTT AREA SPECIFIC PLAN
Staff Presentation By:
Rachel Cohen, Associate Planner
Recommendation:
Review the proposed project in terms of consistency with the Orcutt Area
Specific Plan (OASP)design guidelines and the City’s Community Design
Guidelines (CDG)and provide a recommendation to the Community
Development Director.
3802, 3804, & 3806 RANCH HOUSE ROAD
MOD-0526-2021
REVIEW OF A MODIFICATION TO A PREVIOUSLY
APPROVED MIXED-USE PROJECT (ARCH-0256-2020)
LOCATED WITHIN THE ORCUTT AREA SPECIFIC PLAN
January 24, 2022
Applicant: Travis Fuentes, Ambient Communities Central Coast
Representative: Scott Martin, RRM
Recommendation
Review the proposed project in terms of
consistency with the Orcutt Area Specific Plan
(OASP)design guidelines and the City’s
Community Design Guidelines (CDG)and provide
a recommendation to the Community
Development Director.
22
Project Site
23
General Location:The 1.31-acre project
site is located on a vacant parcel along
Ranch House Road between Sponza Drive
and Tiburon Way,with direct access from
Sponza Drive and Tiburon Way.
Present Use:Vacant Land
Zoning:Community Commercial (C-C-MU)
General Plan:Community Commercial
Previous Review
◼February 1,2021:ARC recommended the
Planning Commission find the mixed-use project
(ARCH-0256-2020)consistent with the CDG and
OASP.
◼March 10,2021:Planning Commission reviewed
and granted final development plan approval to
the mixed-use project (ARCH-0256-2020).
24
Project Description
◼Converting one of the two-story,mixed-use structures
(Building 3)into a three story,residential building and
adding six (6)more residential units (for a total of nine (9)
residential units).
◼Architecture:Farmhouse architectural design.
◼Design details:Awnings,decorative gable roofs,shutters,
balconies,covered awnings with exposed rafters.
◼Materials:Horizontal and vertical board and batten siding,
stucco,asphalt shingle roof.
◼Colors:Blues and greys.
25
Project Description
26
Proposed Approved
Project Description
27
Proposed Approved
Project Description
28
Proposed
Approved
Project Consistency
◼Staff has not identified any discussion items or
concerns related to consistency with OASP
Design Guidelines or the CDG.
29
ARC Actions
◼Recommend findings of consistency with the
OASP design guidelines and the CDG.
◼Continue the project to a hearing date certain,or
uncertain.
◼Recommend findings of inconsistency with the
OASP design guidelines and/or the CDG.
30
Applicant Presentation By:
Rachel Raynor
Scott Martin
Travis Fuentes
Item #3b
PUBLIC HEARING ITEM
3802, 3804 & 3806 Ranch House (ARCH -0256-2021)
JONES MIXED USE ENTITLEMENTS 10428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)
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Madonna
South Street
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R-1
City of San Luis Obispo
Zoning Map
January 2015
Z00.51Miles
Legend of Zones
Creeks
CityLimit
Conservation/Open Space (C/OS)
Low Density Residential (R-1)
Medium Density Residential (R-2)
Medium-High Density Residential (R-3)
High Density Residential (R-4)
Office (O)
Neighborhood Commercial (C-N)
Tourist Commercial (C-T)
Community Commercial (C-C)
Retail Commercial (C-R)
Downtown Commercial (C-D)
Business Park (BP)
Service Commercial (C-S)
Manufacturing (M)
Public Facility (PF)
Overlay Zones
H - Historic Overlay
5, 10, 20, 40, 100, 160, 400 - Minimum Parcel Size
S - Special Considerations
SP - Specific Plan Area
PD - Planned Development
MU - Mixed Use
SF - Special Focus
TITLE SHEET
JONES MIXED USE
PERSPECTIVE VIEW - Location Description
SI
T
E OR
C
U
T
T
R
D
.
CABRILL
O L
N.
PROJECT DIRECTORY
OWNER:TRAVIS FUENTEZ
AMBIENT COMMUNITIES
ARCHITECT:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT MARTIN
PHONE: (805)-543-1794
EMAIL: SAMARTIN@RRMDESIGN.COM
PROJECT ADDRESS:
APN:SAN LUIS OBISPO TR 3066-2
SHEET INDEX
1 TITLE SHEET
2 INSPIRATION IMAGERY
3 PROPOSED SITE PLAN
4 LANDSCAPE PLAN
5 BUILDING 1 GROUND FLOOR PLAN
6 BUILDING 1 SECOND FLOOR PLAN
7 BUILDING 2 FLOOR PLANS
8 BUILDING 3 GROUND FLOOR PLAN
9 BUILDING 3 2ND/3RD FLOOR PLAN
10 BUILDING 1 ELEVATIONS
11 BUILDING 1 B/C ELEVATIONS
12 BUILDING 2 ELEVATIONS
13 BUILDING 3 ELEVATIONS
14 COLOR AND MATERIALS
15 DETAIL VIGNETTES
16 SITE SECTIONS
17 TRASH ENCLOSURE/BIKE STORAGE
18 CIVIL GRADING AND DRAINAGE PLAN
19 UTILITY PLAN
VICINITY MAP
ZONING MAP
PROJECT DESCRIPTION
THE PROPERTY IS CURRENTLY VACANT, THE CENTER OF THE ORCUTT
AREA SPECIFIC PLAN WITH DEVELOPMENT ALL AROUND IT. THE
PROPOSED ON-SITE ACTIVITIES (LAND USES) INCLUDE COMMERCIAL
AND RESIDENTIAL USES, ENCOMPASSING TWO (2) TWO-STORY MIXED-
USE BUILDINGS, ONE (1) RESIDENTIAL ONLY BUILDING, AND ONE (1)
2,000 ONE-STORY B OCCUPANCY SHELL BUILDING WITH MEZZANINE.
THE TWO-STORY MIXED-USE BUILDINGS WILL BE ~2,800 SF OF RETAIL USE
WITH THREE (3) CONDOMINIUMS ABOVE EACH BUILDING. THE STAND
ALONE RESIDENTIAL BUILDING HAS AN ADDITIONAL 9 UNITS, FOR A
TOTAL OF FIFTEEN (15) UNITS. THE CONDOMINIUMS WILL RANGE IN
SQUARE FOOTAGE, FROM 940 SF TO 970 SF. TWO FLOOR PLANS FOR
THE PROPOSED CONDOMINIUMS, UNIT A AND UNIT B, BOTH CONSIST
OF TWO BEDROOMS FOR EITHER OPTION. BOTH UNIT A AND B INCLUDE
A PRIVATE OPEN SPACE DECK SPACE, APPROXIMATELY 50 SF IN SIZE.
REFER TO SHEETS 5-9 FOR ADDITIONAL SPECIFICATIONS FOR BUILDING
1, 2, AND 3 FLOOR PLANS. REFER TO THE PROJECT STATISTICS ON THIS
SHEET FOR PROPOSED DENSITY, HEIGHT, AND PARKING (VEHICULAR,
BICYCLE, AND MOTORCYCLE) PROVISIONS. THE PROPOSED
RESIDENTIAL UNITS CONSISTS OF NINE (9) MODERATELY AFFORDABLE
CONDOMINIUMS IN THE STANDALONE RESIDENTIAL BUILDING AND OF
THE 6 ADDITIONAL UNITS CREATED IN THE TWO MIXED-USE BUILDINGS,
ONE (1) WILL BE MODERATELY AFFORDABLE. THE EXISTING AFFORDABLE
AGREEMENT WILL BE AMENDED TO INCLUDE THESE ADDITIONAL SIX (6)
UNITS AND ASSOCIATED ADDITIONAL AFFORDABLE UNIT, SUFFICIENTLY
COMPLYING WITH THE CITY’S REQUIRED INCLUSIONARY HOUSING
REQUIREMENTS.
PROJECT STATISTICS
ZONING C-C (MU OVERLAY)
PARCEL SIZE:1.31 ACRES
BUILDING GROSS AREA:
GROUND FLOOR (3) 3,480 SF + (1) 1,710 SF = 12,150 SF
SECOND FLOOR (3) 3,410 SF + (1) 290SF = 10,520 SF
THIRD FLOOR 3,410 SF
MAX LOT COVERAGE:75%
PROPOSED COVERAGE:21.8%
MAX. F.A.R. 2.0
PROPOSED F.A.R..45
MAX. RES. DENSITY 36 UNITS/ACRE = 47.16 UNITS
PROPOSED RES. DENSITY 15 DU’S
MAX. ALLOWED HEIGHT:35’-0” FT
MAX. PROPOSED
HEIGHT:
35’-0” FT
YARD SETBACKS
PER MUNICIPAL CODE
17.28.020 TABLE 2-16
REQUIRED PROPOSED
FRONT 0’-0”VARIES
SIDE 0’-0” INTERIOR
LOTS
5’-0” CORNER
LOTS
VARIES
REAR 5’-0”5’-0”
OCCUPANCY TYPES &
AREA:
MIXED (R2/B/M/A-2)
RESIDENTIAL (15) 970 SF CONDOMINIUMS
GENERAL RETAIL (2) 3,480 SF
RESTAURANT (1) 1,710 SF
CONSTRUCTION TYPE:TYPE (PER BLDG SIZE AND
OCCUPANCY USE)
ASSUME VB
PARKING
REQUIRED AUTO PARKING
PER SLO ZONING TABLE 6
CALCULATIONS SPACE COUNT
COMMERCIAL:
PROPOSED COMMERCIAL
AREA:
*BASED ON HABITABLE
AREA
(2) 2,800 SF
REQUIRED PARKING:1 SPACE/300 SF = 18.7 SPACES
PROPOSED RESTAURANT
AREA:
*BASED ON HABITABLE
AREA
(1) 2,000 SF
REQUIRED PARKING:1 SPACE/100 SF = 20 SPACES
REQUESTED REDUCTION:
60%
PER OASP PROGRAM
3.2.19C
38.7 SPACES X 0.6 = 15.48 SPACES
REQUIRED COMMERCIAL
PARKING:
38.7 - 15.48 SPACES = 23.22 SPACES
RESIDENTIAL:
PROPOSED RESIDENTIAL
UNITS:
15 UNITS
REQUIRED RESIDENTIAL
PARKING (INCLUDES GUEST
PARKING AT 1 SPACE / 5
UNITS):
1.7 SPACES/UNIT = 25.5 SPACES
TOTAL REQUIRED SPACES:= 49 SPACES
TOTAL PROVIDED SPACES:= 48* SPACES
* PER COORDINATION
WITH CITY STAFF, AN
ADDITIONAL FIVE (5)
COMMERCIAL, SHORT-
TERM BICYCLE PARKING
SPACES HAVE BEEN
PROVIDED IN LIEU OF
THE EXTRA REQUIRED
PARKING SPACE.
MOTORCYCLE PARK-
ING
PER SLO ZONING
17.72.08
CALCULATIONS SPACE COUNT
MC PARKING
REQUIRED:1 SPACE/20 AUTO SPACES = 3 SPACES
MC PARKING
PROVIDED:
= 3 SPACES
BICYCLE PARKING
PER SLO ZONING 17.72.070 TABLE 3-6
RESIDENTIAL BIKE:
SHORT TERM
REQUIRED:
GUEST SPACES (1 PER 5
UNITS)
= 3 SPACES
LONG TERM
REQUIRED:
2 SPACES/UNIT = 30 SPACES
TOTAL REQUIRED:= 33 SPACES
TOTAL PROVIDED:= 33 SPACES
RETAIL BIKE:
PARKING
REQUIRED:
1 SPACE / 1,000 SF = 8 SPACES
SHORT TERM
REQUIRED:
75% = 6 SPACES
LONG TERM
REQUIRED:
25% = 2 SPACES
SHORT TERM
PROVIDED:
= 12* SPACES
LONG TERM
PROVIDED:
= 5 SPACES
Architectural Review Commission
January 24, 2022
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Project Goals
• Provide needed housing
• Meet the Inclusionary Housing need for the
adjacent properties
• Provide commercial/retail uses adjacent to residential
JONES MIXED USE ENTITLEMENTS 30428-06-RS20
10/22/21
1/16” = 1’-0” (24X36 SHEET)
0 8 16 32
1” = 32’-0” (12X18 SHEET)PROPOSED SITE PLAN
BUILDING 1ABUILDING 1BBUILDING 3
RANCH HOUSE RD.SPONZA DR.BUILDING
2
SITE PLAN
1/16" = 1'-0" (24 X 36 SHEET)1
1
1
2
2 2 2 2 2 2
3
3
3
4
4
5
5
6
6 6 6
7
7
7
7
7
7
EXISTING MAILBOXES
SIGNAGE FEATURE
BIKE RACKS (SEE A17 FOR TYPE AND LOCATION)
PATIO WITH DECK ABOVE
EXISTING TRASH ENCLOSURES
OUTDOOR DINING
CONCRETE PLAZA
LEGEND AND NOTES
PEDESTRIAN LIGHT
BOLLARD
NOTES: OVERALL SITE DESIGN TO HELP ACCOMMODATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTIAL UNITS
SEPARATED BY OVER 60’ WITH PARKING LOT DESIGN.
LOT LINE IS ASSOCIATED
WITH THE LOT
LINE ADJUSTMENT
APPLICATION SBDV-
0533-2021.
JONES MIXED USE ENTITLEMENTS 30428-06-RS20
10/22/21
1/16” = 1’-0” (24X36 SHEET)
0 8 16 32
1” = 32’-0” (12X18 SHEET)PROPOSED SITE PLAN
BUILDING 1ABUILDING 1BBUILDING 3
RANCH HOUSE RD.SPONZA DR.BUILDING
2
SITE PLAN
1/16" = 1'-0" (24 X 36 SHEET)1
1
1
2
2 2 2 2 2 2
3
3
3
4
4
5
5
6
6 6 6
7
7
7
7
7
7
EXISTING MAILBOXES
SIGNAGE FEATURE
BIKE RACKS (SEE A17 FOR TYPE AND LOCATION)
PATIO WITH DECK ABOVE
EXISTING TRASH ENCLOSURES
OUTDOOR DINING
CONCRETE PLAZA
LEGEND AND NOTES
PEDESTRIAN LIGHT
BOLLARD
NOTES: OVERALL SITE DESIGN TO HELP ACCOMMODATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTIAL UNITS
SEPARATED BY OVER 60’ WITH PARKING LOT DESIGN.
LOT LINE IS ASSOCIATED
WITH THE LOT
LINE ADJUSTMENT
APPLICATION SBDV-
0533-2021.
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Site Plan
Limits of this ARC Review
EXISTING PARKING LOT BASED ON
PREVIOUSLY APPROVED PROJECT
PROPOSED PROJECT
• Two Mixed-Use Buildings
• Fifteen (15) Residential Units
• Two-bedroom
• 940 - 970 sf
• Private open space (decks)
• Meeting Inclusionary Requirements
• 33 short/long term residential bike parking
• 17 short/long term commercial bike parking
NOTE: OVERALL SITE DESIGN TO HELP ACCOMMODATE EDGE
CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTIAL
UNITS SEPARATED BY OVER 60’ WITH PARKING LOT DESIGN
JONES MIXED USE ENTITLEMENTS 100428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)BUILDING 1A/B ELEVATIONS
FRONT ELEVATION 1A
FRONT ELEVATION 1B
BUILDING 1A STREET ELEVATION
- COVERED ROOF PATIO PLAN
(SHOWN MIRRORED TO MATCH
PLAN)
BUILDING 1B STREET ELEVATION -
TRELLIS ADDITION PLAN
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 1A/B Elevations
JONES MIXED USE ENTITLEMENTS 110428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)BUILDING 1A/B ELEVATIONS (1B SHOWN)
FRONT ELEVATION
MIDBLOCK STREET VIEW
RIGHT ELEVATION
REAR ELEVATION
LEFT ELEVATION
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 1A/B Elevations (1B Shown)
JONES MIXED USE ENTITLEMENTS 50428-06-RS20
10/22/21
1/4” = 1’-0” (24X36 SHEET)
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PMA1SCHEMATIC FLOOR PLAN74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PMA1SCHEMATIC FLOOR PLAN74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PMA1SCHEMATIC FLOOR PLAN74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PMA1SCHEMATIC FLOOR PLANBUILDING 1 GROUND FLOOR PLAN
74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PM
A1SCHEMATIC FLOOR PLAN
74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PM
A1SCHEMATIC FLOOR PLAN
74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PM
A1SCHEMATIC FLOOR PLAN
74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PM
A1SCHEMATIC FLOOR PLAN
74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PM
A1SCHEMATIC FLOOR PLAN
74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PM
A1SCHEMATIC FLOOR PLAN
74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:26:45 PM
A1SCHEMATIC FLOOR PLAN
BUILDING 1 GROUND FLOOR PLAN (BUILDING 1A)
1/4" = 1'-0" (24 X 36 SHEET)1
BUILDING 1B GROUND FLOOR PLAN
BUILDING 1A GROUND FLOOR PLAN
1/8" = 1'-0" (24 X 36 SHEET)
1/8" = 1'-0" (24 X 36 SHEET)
2
3
BUILDING 1
RETAIL SPACE
2,800 SF
LEASE-ABLE
ELECTRICAL
CLOSET
BUILDING 1C
COVERED ROOF
PATIO
BUILDING 1 BASE PLAN
(BUILDING 1A)
BUILDING 1 BASE PLAN
(BUILDING 1A)
FIRE PLACE
BUILDING 1C
ONLY
BUILDING 1B
COVERED
TRELLIS
F.R.
LONG TERM
BIKE STORAGE
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 1 First Floor Plan
JONES MIXED USE ENTITLEMENTS 60428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)WDDWR.WDDWR.DWR.WD25' - 6"25' - 0"77' - 0"18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.coma California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:35:37 PMA2SECOND FLOOR PLAN1/4” = 1’-0” (24X36 SHEET)
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)BUILDING 1 SECOND FLOOR PLAN
W D
DW R.WDDWR.DWR.W D
25' - 6"25' - 0"77' - 0"
18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401
p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com
a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA
2844
C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:35:37 PM
A2SECOND FLOOR PLAN
WD
DWR.WDDWR.DWR.WD
25' - 6"25' - 0"77' - 0"
18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401
p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com
a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA
2844
C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:35:37 PM
A2SECOND FLOOR PLAN
W D
DW R.WDDWR.DWR.W D
25' - 6"25' - 0"77' - 0"
18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401
p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com
a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA
2844
C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:35:37 PM
A2SECOND FLOOR PLAN
WD
DW R.WDDWR.DWR.WD
25' - 6"25' - 0"77' - 0"
18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401
p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com
a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA
2844
C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:35:37 PM
A2SECOND FLOOR PLAN
W D
DW R.WDDWR.DWR.W D
25' - 6"25' - 0"77' - 0"
18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401
p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com
a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA
2844
C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:35:37 PM
A2SECOND FLOOR PLAN
W D
DW R.WDDWR.DWR.W D
25' - 6"25' - 0"77' - 0"
18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401
p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com
a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA
2844
C:\Users\samartin\Documents\BUILDING_Central_scottmartin4044.rvt10/18/2021 2:35:37 PM
A2SECOND FLOOR PLANBUILDING 1 SECOND FLOOR PLAN
1/4" = 1'-0" (24 X 36 SHEET)1
COURTYARD
DN.
S.
S.S.
LIVING
17’-0” X 13’-6”
LIVING
17’-0” X 13’-6”
LIVING
19’-0” X 12’-6”
MASTER BED
12’-6” X 12’-0”
MASTER BED
12’-6” X 12’-0”
MASTER BED
12’-6” X 12’-0”
DECK
6’-0” X 8’-9”
DECK
6’-0” X 12’-0”
DECK
6’-0”X 13’-0”
BED 1
12’-0” X 10’-6”
BED 1
12’-0” X 10’-6”
BED 1
11’-0” X 10’-6”
MASTER
BATH
MASTER
BATH
MASTER
BATH
BATH
BATH
BATH
KITCHEN
16’-0” X 12’-0”KITCHEN
16’-0” X 12’-0”
KITCHEN
16’-0” X 12’-0”
UNIT A
970 SF
UNIT A
970 SF
UNIT B
940 SF
ROOF
BELOW,
BUILDING 1C
TRELLIS
BELOW,
BUILDING 1B
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 1 Second Floor Plan
JONES MIXED USE ENTITLEMENTS 120428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)BUILDING 2 ELEVATIONS
FRONT ELEVATION RIGHT ELEVATION
REAR ELEVATION
LEFT ELEVATION
274.25'
239.25’
MAX HEIGHT
FINISHED FLOOR
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 2 Elevations
JONES MIXED USE ENTITLEMENTS 70428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)
UP
47' - 0"48' - 0"18' - 0"
25' - 0"23' - 0"18' - 0"25' - 0"22' - 0"C:\Users\samartin\Documents\BUILDING-2_Central_SAMartin.rvt4/22/2020 12:43:38 PM
A1SCHEMATIC FLOOR PLAN
3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401
p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com
a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA
2844
C:\Users\samartin\Documents\BUILDING-2_Central_SAMartin.rvt3/24/2020 5:47:43 PM
A2Schematic second floorBUILDING 2 GROUND FLOOR PLAN
BUILDING 2 GROUND FLOOR PLAN
1/4" = 1'-0" (24 X 36 SHEET)1 BUILDING 2 MEZZANINE FLOOR PLAN
1/4" = 1'-0" (24 X 36 SHEET)1
1/4” = 1’-0” (24X36 SHEET)
0 2 4 8
1/8” = 1’-0” (12X18 SHEET)
BUILDING 2
RETAIL SPACE
2,000 SF
LEASE-ABLE
BUILDING 2
MEZZANINE
396 SF
OPEN TO
BELOW
MEZZANINE DECKPATIO
DINING
BACK OF
HOUSE
FIRE
RISER
ELECT.
ROOM
COUNTER
LONG TERM
BIKE STORAGE
LONG TERM
BIKE STORAGE
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 2 Floor Plan
JONES MIXED USE ENTITLEMENTS 130428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)BUILDING 3 ELEVATIONS
RIGHT ELEVATION
FRONT ELEVATION
REAR ELEVATION
LEFT ELEVATION
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 3 Elevations
JONES MIXED USE ENTITLEMENTS 80428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)DWR.W D
W D
DW R.
DW
R.WD18' - 0"24' - 0"24' - 0"49' - 0"24' - 11"25' - 6"BUILDING 3 GROUND FLOOR PLAN
BUILDING 3 GROUND FLOOR PLAN
1/4" = 1'-0" (24 X 36 SHEET)1
COURTYARD
UP
S.S.
S.
F.R.
LONG TERM BIKE
PARKING
LIVING
17’-0” X 13’-6”
LIVING
19’-0” X 12’-6”
LIVING
19’-0” X 12’-6”MASTER BED
12’-6” X 12’-0”
MASTER BED
12’-6” X 12’-0”
MASTER BED
12’-6” X 12’-0”
PATIO
8’-0” X 18’-9”
PATIO
6’-0” X 19’-0”
PATIO
8’-0”X 16’-0”
BED 1
12’-0” X 10’-6”
BED 1
11’-0” X 10’-6”
BED 1
11’-0” X 10’-6”
MASTER
BATH
MASTER
BATH
MASTER
BATH
BATH
BATH
BATHKITCHEN
16’-0” X 12’-0”
KITCHEN
16’-0” X 12’-0”
KITCHEN
16’-0” X 12’-0”
UNIT A
970 SF
UNIT B
940 SF
UNIT B
940 SF
S.
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 3 First Floor Plan
JONES MIXED USE ENTITLEMENTS 90428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)
W D
DW R.WDDW R.DWR.W D
DWR.W D
W D
DW R.25' - 6"25' - 0"74' - 2 5/8"
18' - 0"24' - 0"24' - 0"
BUILDING 3 2ND/3RD FLOOR PLAN
BUILDING 3 SECOND/THIRD FLOOR PLANS
1/4" = 1'-0" (24 X 36 SHEET)1
COURTYARD
DN.
S.
S.S.
LIVING
17’-0” X 13’-6”
LIVING
17’-0” X 13’-6”
LIVING
19’-0” X 12’-6”
MASTER BED
12’-6” X 12’-0”MASTER BED
12’-6” X 12’-0”
MASTER BED
12’-6” X 12’-0”
DECK
6’-0” X 8’-9”
DECK
6’-0” X 12’-0”
DECK
6’-0”X 13’-0”
BED 1
12’-0” X 10’-6”
BED 1
12’-0” X 10’-6”
BED 1
11’-0” X 10’-6”
MASTER
BATH
MASTER
BATH
MASTER
BATH
BATH
BATH
BATH
KITCHEN
16’-0” X 12’-0”
KITCHEN
16’-0” X 12’-0”
KITCHEN
16’-0” X 12’-0”
UNIT A
970 SF
UNIT A
970 SFUNIT B
940 SF
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Building 3 Second/Third Floor Plan
JONES MIXED USE ENTITLEMENTS 140428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALS
LIGHT FIXTURE
BLACK FARMHOUSE WALL SCONCE
STOREFRONT DOORS
BLACK FINISH
GAF ASPHALT SHINGLE ROOF
TIMBERLINE HD PEWTER GRAY
TRIM
BM - DISTANT GRAY
STUCCO (SAND FINISH)
BM - WICKHAM GRAY
BUILDING 3 BUILDING 1B BUILDING 1A BUILDING 2COMMON MATERIALS
STUCCO (SAND FINISH)
SW - HAMMERED SILVER
STUCCO (SAND FINISH)
SW - ANJOU PEAR
VERTICAL CEMENT BOARD AND
BATTEN SIDING
SW - ANJOU PEAR
STUCCO (SAND FINISH)
SW - EARLY GRAY
BRICK
CORONADO - USED RED BRICK
HORIZONTAL CEMENT BOARD
LAP SIDING
BM - PALLADIUM BLUE
HORIZONTAL CEMENT BOARD
LAP SIDING
SW -AURORA BROWN
HORIZONTAL CEMENT BOARD
LAP SIDING
BM -WHITE DOVE
VERTICAL CEMENT BOARD AND
BATTEN SIDING
BM - CARIBBEAN TEAL
VERTICAL CEMENT BOARD AND
BATTEN SIDING
SW -AURORA BROWN
VERTICAL CEMENT BOARD AND
BATTEN SIDING
SW - ANEW GRAY
TRIM
SW- CASCADE GREEN
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Colors and Materials
JONES MIXED USE ENTITLEMENTS 170428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO
L
LIN
S
REGISTER EDP R O F E SSION
A
LE
N
GI
NEERST
A
TE OF C A L IF O RNIA
EXP.
CIV I L
12/31/2017
TRASH ENCLOSURE/BICYCLE STORAGE
EXTERIOR BIKE STORAGE EXAMPLE
INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE
TYPE 1 BIKE RACK
TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1
TYPE 1 BIKE RACK (3) 5-BIKE 15 SPACES
15 SHORT TERM BIKE SPACES
TYPE 2 BIKE STORAGE (5 LOCKABLE ROOMS WITH HANGING BIKE
RACKS)
BUILDING 1BUILDING 1BUILDING 3
RANCH HOUSE RD.SPONZA DR.BUILDING
2
1
1 1 1
2
2 2 2 2 2
3
3
3
JONES MIXED USE ENTITLEMENTS 170428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO
L
LIN
S
REGISTER EDP R O F E SSION
A
LE
N
GI
NEERST
A
TE OF C A L IF O RNIA
EXP.
CIV I L
12/31/2017
TRASH ENCLOSURE/BICYCLE STORAGE
EXTERIOR BIKE STORAGE EXAMPLE
INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE
TYPE 1 BIKE RACK
TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1
TYPE 1 BIKE RACK (3) 5-BIKE 15 SPACES
15 SHORT TERM BIKE SPACES
TYPE 2 BIKE STORAGE (5 LOCKABLE ROOMS WITH HANGING BIKE
RACKS)
BUILDING 1BUILDING 1BUILDING 3
RANCH HOUSE RD.SPONZA DR.BUILDING
2
1
1 1 1
2
2 2 2 2 2
3
3
3
JONES MIXED USE ENTITLEMENTS 170428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO
L
LIN
S
REGISTER EDP R O F ESSION
A
LE
N
GI
NEERST
A
TE OF C A L IF O RNIA
EXP.
CIV I L
12/31/2017
TRASH ENCLOSURE/BICYCLE STORAGE
EXTERIOR BIKE STORAGE EXAMPLE
INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE
TYPE 1 BIKE RACK
TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1
TYPE 1 BIKE RACK (3) 5-BIKE 15 SPACES
15 SHORT TERM BIKE SPACES
TYPE 2 BIKE STORAGE (5 LOCKABLE ROOMS WITH HANGING BIKE
RACKS)
BUILDING 1BUILDING 1BUILDING 3
RANCH HOUSE RD.SPONZA DR.BUILDING
2
1
1 1 1
2
2 2 2 2 2
3
3
3
JONES MIXED USE ENTITLEMENTS 170428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO
L
LIN
S
REGISTER EDP R O F E SSION
A
LE
N
GI
NEERST
A
TE OF C A L IF O RNIA
EXP.
CIV I L
12/31/2017
TRASH ENCLOSURE/BICYCLE STORAGE
EXTERIOR BIKE STORAGE EXAMPLE
INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE
TYPE 1 BIKE RACK
TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1
TYPE 1 BIKE RACK (3) 5-BIKE 15 SPACES
15 SHORT TERM BIKE SPACES
TYPE 2 BIKE STORAGE (5 LOCKABLE ROOMS WITH HANGING BIKE
RACKS)
BUILDING 1BUILDING 1BUILDING 3
RANCH HOUSE RD.SPONZA DR.BUILDING
2
1
1 1 1
2
2 2 2 2 2
3
3
3
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Landscape Plan and Site Features
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Applicant Request
• Recommend approval of the project based on
consistency with the OASP Design Guidelines
and Community Design Guidelines.
• Proceed to Community Development Director
for final action.
JONES MIXED USE
January 24, 2022
Architectural Review Commission
Thank You! Any Questions?
JONES MIXED USE ENTITLEMENTS 110428-06-RS20
10/22/21
1/8” = 1’-0” (24X36 SHEET)
0 4 8 16
1/16” = 1’-0” (12X18 SHEET)BUILDING 1A/B ELEVATIONS (1B SHOWN)
FRONT ELEVATION
MIDBLOCK STREET VIEW
RIGHT ELEVATION
REAR ELEVATION
LEFT ELEVATION
PUBLIC COMMENT
•When your name is called,you will
be moved to a Panelist,then you can
unmute and turn on your webcam.
•If you are having technical issues,
please try calling into the meeting:
➢Call:+1 (669)900-6833
➢Webinar ID:884 8087 7876
➢Passcode:817802
❖Press *6 to mute/unmute
❖Press *9 to raise your hand
Public Comment
Item #5
COMMENT & DISCUSSION
Staff Updates and Agenda Forecast
Senior Planner Shawna Scott will provide an update of
upcoming projects and the agenda forecast.
ADJOURNMENT
The next Regular Meeting of the
Architectural Review Commission
is scheduled for
Monday, February 7, 2022 at 5:00 p.m.
via teleconference
The Special Meeting of the
Architectural Review
Commission
will resume shortly
*Recess in Progress*