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Home My WebLink AboutItem 6a - Project Plans ARCH-0754-2021 (664 Upham)UPHAM MIXED USEENTITLEMENTS PACKAGE, 2/2/22 Prepared by TEN OVER STUDIO Located at the borders of the Historic Old Town and Railroad districts, the project pulls inspiration from traditional Spanish Style architecture prevalent in both neighborhoods. The classic materials and textures will invoke a sense of familiarity to neighbors and locals, while the new development will provide exemplary San Luis Obispo living. CLIENT TRICAMO CONSTRUCTION 3480 S. HIGUERA STREET, STE. 110, SAN LUIS OBISPO, CA 93401 CONTACT: JOHN TRICAMO john@tricamo.us ARCHITECT TEN OVER STUDIO 539 MARSH ST., SAN LUIS OBISPO, CA 93401 805.541.1010 CONTACT: JOEL SYNDER joels@tenoverstudio.com PROJECT INFO & DATA T1.0 SURVEY V1.0 PRELIMINARY GRADING C1.0 PRELIMNARY UTILITY C2.0 LANDSCAPE SITE PLAN L1.0 PLANTING PLAN L2.0 LANSCAPE MWELO CALCULATIONS L2.1 SITE PLAN A1.0 SITE SECTIONS A1.1 FIRST FLOOR PLAN A2.0 SECOND FLOOR PLAN A2.1 THIRD FLOOR PLAN A2.2 ELEVATIONS A3.0 TO A3.3 PROJECT IMAGES A4.0 TO A4.2 CONTACTS index VICINITY MAP PROJECT LOCATION 664 & 668 UPHAM STREET SANDERCOCK ST B R O A D S T N HIGH ST UPHAM STCHURCH STN I P OM O S T 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 T1.0 BICYCLE PARKING REQ'D UNIT COUNT (OR SF) BUILDINGS 1,3A,3B 3 UNITS 2 PER UNIT GUEST 0 2 PER UNIT 6 BUILDING 2 424 SF 1 PER 1,000 75%1 25%0 REQUIRED TOTAL 1 4 PROVIDED TOTAL 10 4 6 BICYCLE PARKING CALCULATIONS SHORT TERM LONG TERMTOTAL BICYCLE BUILDING 1 COV'D DECK SF MAIN OCC. SF GARAGE SF BLDG. TOTAL FIRST FLOOR 0 1155 464 SECOND FLOOR 0 1061 0 THIRD FLOOR 0 168 0 0 2384 464 2848 BUILDING 2 COV'D DECK SF MAIN OCC. SF GARAGE SF BLDG. TOTAL FIRST FLOOR 0 424 0 424 0 424 BUILDING 3B COV'D DECK SF MAIN OCC. SF GARAGE SF BLDG. TOTAL FIRST FLOOR 0 600 SECOND FLOOR 132 1029 0 132 1029 600 1761 BUILDING 3A COV'D DECK SF MAIN OCC. SF GARAGE SF BLDG. TOTAL FIRST FLOOR 0 1808 0 SECOND FLOOR 87 1238 0 87 3046 0 3133 SITE TOTAL: 8166 BUILDING AREA BUILDING 1 OCCUPANCY R-3 CONSTRUCTION TYPE V-B SPRINKLER SYSTEM Y, NFPA 13D STORIES PROPOSED 2 HEIGHT PROPOSED 30'-1" BUILDING AREA SF 2848 SF BUILDING 2 OCCUPANCY B CONSTRUCTION TYPE V-B SPRINKLER SYSTEM N, N/A <1000 SF STORIES PROPOSED 1 HEIGHT PROPOSED 13'-6" BUILDING AREA SF 424 SF BUILDING 3B OCCUPANCY R-3 CONSTRUCTION TYPE V-B SPRINKLER SYSTEM Y, NFPA 13D STORIES PROPOSED 2 HEIGHT PROPOSED 25'-0" BUILDING AREA SF 1761 SF BUILDING 3A OCCUPANCY R-3 CONSTRUCTION TYPE V-B SPRINKLER SYSTEM Y, NFPA 13D STORIES PROPOSED 2 HEIGHT PROPOSED 22'-6" BUILDING AREA SF 3133 SF BUILDING INFO DENSITY CALC UNIT TYPE STUDIO 0 0.5 0 1 BEDROOM 0 0.66 0 2 BEDROOM 1 1 1 3 BEDROOM 0 1.5 0 4+BEDROOM 1 2 2 2-BD ADU 1 0 0 TOTAL PROPOSED 3 DENSITY DENSITY ALLOWED: 12/ACRE DENSITY ALLOWED: 4 UNIT COUNT DU FACTOR DENSITY CALCULATIONS TOTAL DENSITY ALLOWED LOT SIZE:0.33 664 & 668 UPHAM STREET APN 003-641-010 (LOTS 9 & 10) CURRENT USE VACANT LOT 14500 SF .33 ACRE MAX SITE COVERAGE ALLOWABLE 75%PROPOSED 28%. 4047 SF FAR ALLOWABLE 2.0 PROPOSED 0.53 DENSITY ALLOWABLE 4 du PROPOSED 3 du HEIGHT LIMIT ALLOWABLE 35'-0"BLDG 1 PROPOSED 30'-1" BLDG 2 PROPOSED 13'-6" BLDG 3B PROPOSED 25'-0" * BLDG 3A PROPOSED 22'-6" *WITH ADU HEIGHT EXCEPTION (17.86.020.B(5)A(V)) ADJACENT ZONES NORTH R-2* EAST C-N SOUTH C-N WEST C-N *SUBJECT TO EDGE CONDITIONS SETBACKS MINIMUM PROPOSED FRONT 10'-0"FRONT 10'-0" * SIDE 5'-0"SIDE 5'-0" WEST, 7'-0" EAST REAR 10'-0"REAR 5'-0" ** *EDGE CONDITION *WITH FENCE HEIGHT EXCEPTION (17.70.070.C(5)) **WITH SETBACK EXCEPTION EDGE CONDITIONS SETBACKS COMPLIANT** FAR REDUCTION COMPLIANT - SEE FAR SECTION ABOVE UPPER LEVEL OPEN SPACE ORIENTATION COMPLIANT*- SEE NOTE BELOW ROOFTOP OPEN SPACES COMPLIANT - SEE FLOOR PLANS WINDOWS COMPLIANT DRIVEWAY ORIENTATION COMPLIANT - SEE SITE PLAN TRASH & RECYCLING COMPLIANT - SEE SITE PLAN FOR TRASH AREA AT BUILDING 02 HOURS OF OPERATION 7:00 AM - 8:00 PM MECH. & LOADING AREAS N/A *PROPOSED LOT USE IS R-2 ADJACENT USES ARE R-2 & R-2 **SETBACK AT GROUND FLOOR HAS BEEN REDUCED AT 1-STORY PORTION OF BUILDING THAT IS BLOCKED BY ADJACENT FENCE. SECOND STORY IS COMPLIANT WITH EDGE CONDITION HEIGHTS. SEE SITE SECTION ON A1.1 LAND USE REQUIREMENTS ZONING OVERLAY ZONES SPECIFIC AREA DESIGN GUIDELINES LOT SIZE C-N N/A N/A ADDRESS PROPOSED USE MIXED-USE, RESIDENTIAL & PERSONAL SERVICES ALLOWED USE IN ZONE YES ENTITLEMENTS/USE PERMIT REQUIRED ENTILTLEMENTS REQUIRED PARKING REQUIRED USE UNIT COUNT PARKING FACTOR SPACES REQUIRED RESIDENTIAL BUILDINGS 1 & 3A 6 BEDROOMS 0.75 / BDRM 5 ADU 2 BEDROOMS 0*0 GUEST TOTAL 5 COMMERCIAL BUILDING 2 300 1 / 300 SF 1 TOTAL 1 TOTAL REQUIRED 6 TOTAL PROVIDED 6 ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED COMMERCIAL 1 1 @ 1-25 SPCS 1 PROVIDED TOTAL 1 VAN, 0 STD NOT APPLICABLE, <5 UNITS *ADA SPACE PROVIDED SHALL BE INSTALLED WITH AN EV CHARGING STATION PARKING CALCULATIONS *BEDROOMS FOR ACCESSORY DWELLING UNITS NOT REQUIRE TO BE ADDED TO PARKING CALCS This project involves the design of a Mixed-Use development in a vacant, C-N zoned parcel on Upham Street. The design proposes a small commercial space for the intent of future personal services, i.e. salon, (2) detatched single-unit dwellings, and an accessory dwelling unit. A common interest subdivision map is currently in process, and proposed properties lines are noted on the site plan. Storage and laundry facilities are provided in each unit in accordance to the subdivision regulations.We are requesting a fence height exception for the archway portion of the proposed wall outside of Building 1 (17.70.070.C(5)), as well as an ADU height exception. The commercial space fronts Upham Street, creating a small space for community engagement. A short site wall, in compliance with 17.70.070, provides separation of the Single Family Residence and the more active public street. The project site has an (5) trunk cluster of California Redwoods which are to remain and be protected during construction. The site will be landscaped with drought tolerant and low maintenance plantings, pervious pavers, and a plan for a future pool near Building 03. The survey provided in the following sheets contains information for both 003-641-004 (Lot 7) and 003-641-010 (Lots 9 & 10). The proposed work for this project only pertains to Lots 9 & 10 PROJECT DESCRIPTION 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 V1.0 (213.15 TC) (212.51 FL)(209.71 TC) (209.10 FL) (209.84 EC) (213.22 EC) 213.25 BSW 210.53 FS 210.45 FL 211.23 FS 211.15 FL 211.48 FS 211.08 FS 211.14 FS 211.54 FS 211.83 FS 211.33 FS 211.05 FS 211.11 FS 212.74 BSW 213.08 FS 211.25 FS 213.10 FS 213.10 FS/FF 211.25 FS211.25 FS/FF 211.10 FS 211.25 FS 212.65 FS 213.10 FF 212.77 FS211.20 FS 211.20 FS 211.95 FS/FF 211.50 FS 211.95 FS/FF 211.90 FS(208.9 EG) 212.9 FL 212.7 FL 211.05 TG 211.0 FL 211.3 FG 212.99 BSW 213.02 FS 213.08 FS 213.02 FS 211.25 FS COMMERCIAL FF=211.25 RESIDENTIAL FF=213.10 RESIDENTIAL FF=211.95 GARAGE SLOPE = 3% GARAGE SLOPE = 2.0% 3.6%3.9% 211.05 FS 211.11 FS 210.89 FS 211.25 FS 211.03 FS 210.15 FS 211.20 FS 210.20 FS 210.91 TC 210.34 FL 211.57 TC 211.24 FL 211.67 FS 212.85 TG 212.8 FL 212.85 TG 212.8 FL 211.90 FS 211.60 FS/FF 211.45 FS 211.95 FS 209.9 FG 211.18 FS 211.90 FS 209.2 FG 210.40 FS 209.9 FG 211.95 FS/FF 211.85 FS 211.73 FS/TG 211.85 FS 211.85 FS 211.85 FS 211.85 FS 211.85 FS 211.55 FS/FF 211.47 FS209.79 FS 209.23 FG 212.55 FS211.43 FS 211.25 FS 1 223 5 5 6 7 7 7 7 SHEET: DATE: C1.0 JOB NUMBER: SCALE: 21151 BY: UPHAM MIXED-USE DLL 01-18-2022 1"=20' PRELIMINARY GRADING SPECIFIC CONSTRUCTION NOTES: 1 CONSTRUCT CONCRETE FLATWORK. 2 CONSTRUCT SIDEWALK, CURB & GUTTER PER CITY DETAILS. 3 CONSTRUCT DRIVEWAY APRON PER CITY DETAILS. 4 NOT USED. 5 CONSTRUCT GRADED SWALE. 6 CONSTRUCT PERVIOUS PAVER SECTION. 7 CONSTRUCT STAIRS PER ARCHITECT. # ( IN FEET ) 1 INCH = FT. 10 2020 20 400 WWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS W W PERFPERFPERFPERFPERFPERFPERFPERFPERFPERFPERFPERFPERFSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSSSSSSSSSSSSSSSSSSWWWWWWWW W W W W W W WWWWJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTW JT JT JT JT WWWWWWWWWWWWWWWWWWWWW211.08 RIM 209.68 INV 211.08 RIM 209.68 INV 211.35 TG 209.75 INV 212.85 TG 211.35 INV 212.85 TG 211.01 INV 212.97 TG 210.85 INV 213.02 TG 210.60 INV 209.97 INV 209.58 INV 207.72 INV 207.5 BOT 209.5 INV SDSDSDSDSDSDSDSD211.73 TG 210.15 INV SDSDSDSD209.16 INV 209.12 FL 209.90 RIM 209.22 INV E E E E E E E E E E EGGGGGG1 22 3 33 3 3 4 4 4 4 5 5 6 6 6 6 6 6 8 8 88 9 9 10 11 11 11 11 12 12 15 11 8 7 13 11 1515 16 17 17 17 17 17 SHEET: DATE: C2.0 JOB NUMBER: SCALE: 21151 BY: UPHAM MIXED-USE DLL 01-18-2022 1"=20' PRELIMINARY UTILITY SPECIFIC CONSTRUCTION NOTES: 1 INSTALL WATER MANIFOLD PER CITY. 2 INSTALL SEWER LATERAL PER CITY. 3 INSTALL WATER SERVICE LINE. 4 INSTALL SEWER SERVICE LINE. 5 INSTALL SEWER BACKWATER VALVE. 6 INSTALL SEWER CLEAN OUT. 7 INSTALL 12" SQUARE CONCRETE JUNCTION BOX. 8 INSTALL 6" ROUND GRATE. ATRIUM WITHIN LANDSCAPE. 9 INSTALL 18" SQUARE CONCRETE JUNCTION BOX. 10 INSTALL 18" SQUARE CONCRETE DRAIN BOX. 11 INSTALL 6" STORM DRAIN LINE. 12 INSTALL 4" PERFORATED PIPE WITHIN PAVER SECTION. 13 INSTALL SIDEWALK DRAIN PER CITY. 14 CONSTRUCT 5' Ø BY 5' DEEP DRYWELL. 15 INSTALL ELECTRICAL CONDUIT. 16 INSTALL GAS SERVICE LINE. 17 INSTALL JOINT TRENCH, GAS & ELECTRICAL. # ( IN FEET ) 1 INCH = FT. 10 2020 20 400 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 7'-0" SCALE:1/4" = 1'-0"2 ARBOR ELEVATION 5'-0"3'-0"6'-0"9'-0"ARCHED ARBOR, FINISH PER DETAIL 1 3' TALL WALL, CONSTRUCT PER WALL DETAIL 11'-0" SOLID PILASTER 8'-0"CAP PER WALL DETAIL 1ADJACENT SURFACE PER PLAN SCALE:3/4" = 1'-0"1SITE WALL EXTERIOR LOW WALLS3'-0"FOUNDATION BY OTHERS STUCCO FINISH, CONTINUOUS OVER ENTIRE WALL FACE COLOR: LA HABRA CRYSTAL WHITE X-50 INTEGRAL COLOR, FINE SAND ACRYLIC PREFORMED STONE CAP COLOR: TO MATCH DARK STAINED WOOD TRIM FREE STANDING CMU WALL PER PLAN 8" 7'-0" SCALE:1/4" = 1'-0"2 ARBOR ELEVATION 5'-0"3'-0"6'-0"9'-0"ARCHED ARBOR, FINISH PER DETAIL 1 3' TALL WALL, CONSTRUCT PER WALL DETAIL 11'-0" SOLID PILASTER 8'-0"CAP PER WALL DETAIL 1ADJACENT SURFACE PER PLAN SCALE:3/4" = 1'-0"1 SITE WALL EXTERIOR LOW WALLS3'-0"FOUNDATION BY OTHERS STUCCO FINISH, CONTINUOUS OVER ENTIRE WALL FACE COLOR: LA HABRA CRYSTAL WHITE X-50 INTEGRAL COLOR, FINE SAND ACRYLIC PREFORMED STONE CAP COLOR: TO MATCH DARK STAINED WOOD TRIM FREE STANDING CMU WALL PER PLAN 8" L1.0 landscape SITE PLAN exterior low wall ENTRY ARBOR SCALE: 1” = 30’-0” DETAIL 1 DETAIL 2 SCALE: 3/4” = 1’-0” SCALE: 1/4” = 1’-0” N KEYNOTES 1. (N) ADA COMMERCIAL PARKING 2. (N) EXTERIOR PRIVATE PARKING 3. (E) OAK TREE TO REMAIN 4. (E) REDWOOD CLUSTER TO REMAIN 5. (N) ARBOR 6. (N) BIKE PARKING 7. (N) COVERED PATIO 8. (N) FUTURE IN-GROUND POOL 9. (N) PRIVATE PATIO 10. (N) LAWN 11. (E) TREE TO BE REMOVED 12. (N) LOT LINE 13. (N) ROOT BARRIER SURROUNDING DRY WELLNOPARKING1 1 1 1 2 3 4 5 7 8 9 10 12 11 11613SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSS SS SS PERFPERFPERFPERFPERFPERFPERFPERFPERFPERFPERFPERFPERFSSSSSSSSSSSSSSSSSSNOPARKING1 BUILDING 2 COMMERCIAL BUILDING 1 SINGLE-FAMILY BUILDING 3B ADU ABOVE BUILDING 3A SINGLE-FAMILY UPHAM STREET 242 SF 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 L2.0 TREES QTY BOTANICAL / COMMON NAME CONT REMARKS 2 Cassia leptophylla / Gold Medallion Tree 24"box Size: 25' Tall & 30' Wide WUCOLS PF: .1-.3 1 Citrus x meyeri / Meyer Lemon 24"box Size: to 25' Wide x 30' Tall WUCOLS PF: .4-.6 4 Citrus x sinensis 'Dwarf Campbell' / Dwarf Campbell Valencia Orange 15 gal Size: 8-12' Tall & Wide WUCOLS PF: .4-.6 2 Citrus x sinensis 'Pineapple' / Pineapple Orange 24"box Size: 12' Wide & Tall WUCOLS PF: .4-.6 3 Olea europaea 'Monher' TM / Majestic Beauty Fruitless Olive 15 gal Size: to 25' Wide x 30' Tall WUCOLS PF: < .1 SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS 15 Ceanothus griseus horizontalis 'Diamond Heights' / Diamond Heights Carmel Creeper 1 gal Size: to 1' Tall x 4-6' Wide WUCOLS PF: .1-.3 69 Festuca californica 'River House Blues' / River House Blues California Fescue 1 gal Size: 2' Tall & Wide WUCOLS PF: .1-.3 9 Ficus pumila / Creeping Fig 5 gal Size: Climbing / Spreading WUCOLS PF: .4-.6 11 Leucadendron x 'Hawaii Magic' / Royal Hawaiian Magic Conebush 15 gal Size: to 3-4' Tall x 4-5' Wide WUCOLS PF: .1-.3 29 Olea europaea 'Little Ollie' TM / Little Ollie Olive 15 gal Size: 4-6 Tall & Wide WUCOLS PF: < .1 11 Senecio serpens / Blue Chalksticks 1 gal Size: <1' Tall x 2-3' Wide WUCOLS PF: .1-.3 26 Senecio x 'Skyscraper' / Skyscraper Senecio 1 gal Size: 2-3' Tall x 18" Wide WUCOLS PF: .1-.3 81 Sesleria autumnalis 'Campo Verde' / Campo Verde Autumn Moor Grass 1 gal Size: 2' Tall & Wide WUCOLS PF: .4-.6 7 Trichostema lanatum / Woolly Blue Curls 5 gal Size: 3-4' Tall x 4-5' Wide WUCOLS PF: <.1 GROUND COVERS QTY BOTANICAL / COMMON NAME CONT REMARKS 512 sf Festuca x 'Eco-Lawn' / Eco-Lawn Fescue Sod Size: <3" Tall WUCOLS PF: .8 PLANT SCHEDULE landscape plant palette plant schedule MEYER LEMON DIAMOND HEIGHTS CARMEL CREEPER ROYAL HAWAIIAN MAGIC CONEBRUSH CAMPO VERDE AUTUMN MOOR GRASS VALENCIA ORANGE RIVER HOUSE BLUSE CALIFORNIA FESCUE LITTLE OLLIE OLIVE WOOLLY BLUE CURLS MAJESTIC BEAUTY FRUITLESS OLIVE CREEPING FIG BLUE CHALKSTICKS SPREADING RUSH SKYSCRAPER SENECIO 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 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 Low 0.30 288 Drip Irrigation 106.67 2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.20 3,353 Drip Irrigation 827.90 Zone 3 High 0.80 512 Drip Irrigation 505.68 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 4,153 1,440.25 SLA Total LA 4,153 Results:MAWA=62,028.4 ETWU=39,111.3 Gallons 52.3 HCF (Hundred Cubic Feet) per year 0.1200 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 landscape mwelo calculations 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 Low 0.30 288 Drip Irrigation 106.67 2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.20 3,353 Drip Irrigation 827.90 Zone 3 High 0.80 512 Drip Irrigation 505.68 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 4,153 1,440.25 SLA Total LA 4,153 Results:MAWA=62,028.4 ETWU=39,111.3 Gallons 52.3 HCF (Hundred Cubic Feet) per year 0.1200 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] 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A1.0 SITE PLAN SCALE: 1” = 30’-0” N KEYNOTES 1. (5) TRUNK REDWOOD TREE CLUSTER TO BE PROTECTED IN PLACE, REFER TO LANDSCAPE PLANS. 2. STANDARD DRIVEWAY CURB CUT PER CITY OF SAN LUIS OBISPO ENGINEERING STANDARDS 3. COMMERCIAL TRASH RECEPTACLE ROOM; FOR (1) 65 GAL. ROLLING BIN FOR RECYCLING, (1) 65 GAL. ROLLING BIN FOR TRASH, AND (1) 65 GAL. ROLLING BIN FOR GREEN WASTE. 4. (2) SHORT TERM U-SHAPED BIKE HOOPS, FOR A TOTAL OF 4 BICYCLE PARKING SPACES 5. 3’-0” TALL FENCE LOCATED IN FRONT SETBACK, PORTION OF FENCE AND ARBOR WITH A WIDTH OF 8’-0” AND HEIGHT OF 8’-0” COMPLIANT WITH SLO CITY MUNICIPAL CODE SECTION 17.70.070, SEE ELEVATIONS AND PROJECT IMAGES 6. (1) ADA EV VAN PARKING SPACE AND ACCESS AISLE ALLOCATED FOR COMMERCIAL UNIT’S USE 7. EXTERIOR PARKING SPACE WITH TURNING DIAGRAM 8. LOCATION OF FUTURE IN-GROUND POOL 9. DRYWELL FOR STORMWATER TREATMENT 10. 6” CURB ONSITE 11. 3’-0” TALL SITE WALL 12. LONGTERM BICYCLE STORAGE WITHIN RESIDENTIAL GARAGE TYP. OF (1) SPACE PER GARAGE 13. SINGLE FAMILY RESIDENCES’ TRASH RECEPTACLES, 64 GAL. ROLLING BINS FOR TRASH, RECYCLYING & ORGANICS TYP. 14. (N) LOT LINE 15. ACCESSIBLE PATH OF TRAVEL 16. (N) WATER METERS. SEE CIVIL PLANS 17. (N) STREET TREES. REFER TO LANDSCAPE PLANS 18. (E) WATER METER TO BE ABONDONED 19. APPROXIMATE LOCATION OF ROLLING TRASH BINS FOR PICKUP ALONG STREET WARD ST.WARD ST.NOPARKING1 7'-0" (ARBOR)10'-0"SETBACK8'-3"10'-6"STBK40'-1" SETBACK 16'-11"SETBACK16'-3" SETBACK 20'-0"5'-0"5'-0"5'-0"SETBACK8'-6" STBK 5'-0" STBK 6'-0" STBK 10'-0" SETBACK11'-0"SETBACK11'-0"SETBACK5'-9" SETBACK18'-11"3'-0"STBK8'-6"5'-9"5'-9" COMMERCIAL 424 SF BUILDING 3A SINGLE-FAMILY BUILDING 1 SINGLE-FAMILY BUILDING 3B ADU ABOVE UPHAM STREET HI G H S T R E E T 2 A1.1 1 A1.1 2 5 1 7 6 3 8 9 10 11 664 & 668 APN: 003-641-010 13 13 14 14 BUILDING 2 4 3 A1.1 15 19 1719 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A1.1 setback sections & edge conditions 1. BUILDING 1 2. BUILDING 3B 3. BUILDING 3A SCALE: 1/8” = 1’-0” MAX. HEIGHT LIMIT: 35'-0" 5'-0" 7'-0" SETBACK PLANE LINE 5'-0" 5'-2" MAX. HEIGHT LIMIT: 25'-0" SETBACK PLANE LINE MAX. HEIGHT LIMIT: 35'-0" 11'-0" EDGE CONDITION PLANE LINE 5'-0" 10'-0" SINGLE-FAMILY ADU SINGLE-FAMILY 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A2.0 BUILDING 1 FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN SINGLE-FAMILY RESIDENTIAL SINGLE-FAMILY RESIDENTIAL SINGLE-FAMILY RESIDENTIAL SCALE: 1/8” = 1’-0” N7'-7"9'-134"15'-234"13'-1112"7'-8"22'-1"23'-11"7'-7"21'-0"15'-012" 14'-712"12'-912"7'-912"53'-7"36'-012"7'-7"12'-8"25'-8"7'-8"21'-712"24'-412"7'-7"21'-0"15'-012" 14'-712"12'-912"7'-912"53'-7"36'-012"13'-114"WD GARAGE 464 SF BEDROOM MASTER BEDROOM OFFICE LAUNDRY DECK 425 SF KITCHEN DINING LIVING DECK 287 SF STORAGE 324 CFT 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A2.1 BUILDINGS 2 & 3BBUILDING 3B SECOND FLOOR PLANBUILDINGS 2 & 3B FIRST FLOOR PLANS COMMERCIAL & GARAGE ACCESSORY DWELLING UNIT SCALE: 1/8” = 1’-0” NNOPARKING11'-0"32'-10"26'-6"22'-4"43'-10"12'-0"14'-6" 24'-0"2'-6" 26'-6"24'-10"19'-0"3'-5"12'-7"16'-0"26'-6" 3'-0" W/D19'-712"18'-9"5'-512"16'-0"26'-6"43'-10"5'-10"10'-2"3'-0"5'-7"15'-11"8'-3" ⅊⅊3'-0"1 BUILDING 3B GARAGE 555 SF COMMERCIAL SPACE 300 SF BEDROOM KITCHEN LIVING/DINING BEDROOM COVERED DECK 122 SF SLOPE 2% STORAGE 229 CFT STORAGE 384 CFT BUILDING 2 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A2.2 BUILDING 3A FIRST FLOOR PLAN SECOND FLOOR PLAN SINGLE-FAMILY RESIDENTIAL SINGLE-FAMILY RESIDENTIAL SCALE: 1/8” = 1’-0” N 49'-1112"27'-7"17'-912"14'-812" 32'-1112"24'-412"7'-10"18'-3"14'-812"13'-6"19'-312"13'-912"17'-0"21'-312"48'-2"48'-2"11'-1"27'-7"38'-8"46'-512" 13'-6" 46'-512"6'-512"6'-0"13'-1112" 49'-1112" 11'-8"14'-7"5'-7"3'-6"6'-0"3'-6" LIVING OFFICE DINING KITCHEN COVERED DECK 78 SF MASTER BEDROOM MASTER BATH BEDROOM BEDROOM LAUNDRY COVERED PATIO STORAGE POWDER GUEST ROOM 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A3.0 FINISH FLOOR 0'-0" FF TOP OF PARAPET 30'-1" AFF SECOND FLOOR 10'-6" AFF TOP OF PLATE 20'-5" AFF FINISH FLOOR 0'-0" FF SECOND FLOOR 10'-6" AFF FINISH FLOOR 0'-0" FF TOP OF PARAPET 30'-1" AFF SECOND FLOOR 10'-6" AFF TOP OF PLATE 20'-5" AFF 2. west ELEVATION 4. EAST ELEVATION 3. north ELEVATION 1. SOUTH ELEVATION SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0”SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0” BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 1 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 ⅊ ⅊ 1 8'-7"FINISH FLOOR 0'-0" FF TOP OF PLATE 10'-0" AFF TOP OF ROOF BLDG 2A 13'-6" AFF FINISH FLOOR 0'-0" FF TOP OF PLATE 10'-0" AFF TOP OF ROOF BLDG 2A 13'-6" AFF ⅊ ⅊ 1 8'-7"FINISH FLOOR 0'-0" FF TOP OF PLATE 10'-0" AFF TOP OF ROOF BLDG 2A 13'-6" AFF FINISH FLOOR 0'-0" FF TOP OF PLATE 10'-0" AFF TOP OF ROOF BLDG 2A 13'-6" AFF A3.1 2. west ELEVATION 4. EAST ELEVATION 3. north ELEVATION 1. SOUTH ELEVATION SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0”SCALE: 3/32”= 1’-0” SCALE: 3/32” = 1’-0” BUILDING 2 BUILDING 2 BUILDING 2 BUILDING 2 KEYNOTES 1. FUTURE TENANT WALL SIGNAGE (11 SF) NOT TO EXCEED 15% OF BUILDING FACE, COMPLIANT WITH 15.40.400. SIGN ILLUMINATION TO BE COMPLIANT WITH 15.40.430 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 FINISH FLOOR 0'-0" FF SECOND FLOOR 10'-6" AFF TOP OF ROOF BLDG 2B 22'-4" AFF TOP OF PLATE 19'-6" AFF FINISH FLOOR 0'-0" FF SECOND FLOOR 10'-6" AFF TOP OF RIDGE 22'-4" AFF TOP OF PLATE 19'-6" AFF ⅊ ⅊ FINISH FLOOR 0'-0" FF SECOND FLOOR 10'-6" AFF TOP OF ROOF BLDG 2B 22'-4" AFF TOP OF PLATE 19'-6" AFF FINISH FLOOR 0'-0" FF SECOND FLOOR 10'-6" AFF TOP OF RIDGE 22'-4" AFF TOP OF PLATE 19'-6" AFF ⅊ ⅊ A3.2 2. west ELEVATION 4. EAST ELEVATION 3. north ELEVATION 1. SOUTH ELEVATION SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0”SCALE: 3/32”= 1’-0” SCALE: 3/32” = 1’-0” BUILDING 3B BUILDING 3B BUILDING 3B BUILDING 3B 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A3.3 SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0” BUILDING 02 BUILDING 03 FINISH FLOOR 0'-0" FF TOP OF RIDGE 22'-6" AFF SECOND FLOOR 10'-6" AFF TOP OF PLATE 19'-6" AFF FINISH FLOOR 0'-0" FF TOP OF RIDGE 22'-6" AFF SECOND FLOOR 10'-6" AFF TOP OF PLATE 19'-6" AFF 4. east ELEVATION 2. west ELEVATION 3. north ELEVATION 1. south ELEVATION SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0” SCALE: 3/32” = 1’-0” BUILDING 3A BUILDING 3A BUILDING 3A BUILDING 3A 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A4.0 AERIAL VIEW MAIN STUCCO BODY COLOR LA HABRA CRYSTAL WHITE X-50 INTEGRAL COLOR, FINE SAND ACRYLIC PERGOLA DARK STAINED WOOD WINDOWS MILGARD, ESPRESSO TERRACOTTA ROOF TILES MULTI-COLORED MATERIALS TYPICAL OUTDOOR WALL LIGHT PROGRESS LIGHTING TRADITIONAL BLACK NIGHT SKY COMPLIANT TYPICAL SIGN LIGHT HTM LIGHTING SOLUTIONS ANGLE SHADE GOOSENECK SIGN LIGHT SATIN BLACK 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A4.1 UPHAM STREET view 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com UPHAM MIXED-USE SAN LUIS OBISPO, CA DATE: 2/2/2022 A4.2 Upham Street view