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Home My WebLink AboutItem 4a. 1601 Osos (ARCH-0333-2022) Project Plans_High ResolutionARCHITECTURAL REVIEW (MINOR), 10/13/23 Prepared by TEN OVER STUDIO 1601 OSOS ST The project aims to maximize the usability of .1 acre lot by integrating seven new dwelling units into a mixed use neighborhood in the core of San Luis Obipso's Historic Old Town District. The propsed residential building's simple, rectilinear, modern carraige house style design creates a sensitive intersection between the site's commercial and residential surroundings. The two story Duplex addition takes design influence from the existing commercial unit and creates a smooth transition in building scale from the exsiting single story commerical to the new three story residential building. 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 T1.0 JAMES M. DUFFY C-30770 7.31.2023 RENEWALLICENSEDAR CHI T E CTSTA T E O F A L IFORNIAC NOT FOR CONSTRUCTION PROJECT TITLEPROJECT ADDRESSNOT FOR CONSTRUCTIONTHESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2021 DATE SUBMITTAL PROJ #: DRWN BY: CHK'D BY: DRWN BY: CHK'D BY: T1.0 TITLE SHEET XXX XXX DRAWING SYMBOLS VICINITY MAP PROJECT DIRECTORY OWNER: COMPANY NAME CONTACT:NAME ADDRESS PH:PHONE ADDRESS EMAIL:email ARCHITECT: TEN OVER STUDIO, INC.CONTACT:JIM DUFFY 539 MARSH STREET PH:805.541.1010 SAN LUIS OBISPO, CA 93401 EMAIL:jimd@tenoverstudio.com PROJECT DATA PROJECT DESCRIPTION DESCRIPTION PROJECT ADDRESS APN ZONING CURRENT USE LOT SIZE LIVING SPACE GARAGE (TO BE REPLACED) BUILDING FOOTPRINT AGENCIES & UTILITIES CITY OF SAN LUIS OBISPO - COMMUNITY DEVELOPMENT DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH:805.781.7180 CITY OF SAN LUIS OBISPO - BUILDING DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH:805.781.7180 CITY OF SAN LUIS OBISPO - PLANNING DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH:805.781.7170 CITY OF SAN LUIS OBISPO - PUBLIC WORKS DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH:805.781.7220 CITY OF SAN LUIS OBISPO - FIRE DEPARTMENT 2160 SANTA BARBARA AVENUE SAN LUIS OBISPO, CA 93401 PH:805.781.7380 PG & E 406 HIGUERA STREET SAN LUIS OBISPO, CA 93401 PH:800.743.5000 SHEET INDEX TITLE / CODE T1.0 TITLE SHEET T1.1 CONDITIONS OF APPROVAL T2.0 GENERAL NOTES T2.1 CALGREEN COMPLIANCE T2.2 GREEN POINTS T3.0 TITLE 24 T3.1 TITLE 24 T4.0 CODE COMPLIANCE CIVIL C1.0 SHEET NAME C2.0 SHEET NAME C3.0 SHEET NAME ARCHITECTURAL A1.0 DEMOLITION SITE PLAN A1.1 SITE PLAN A2.0 DEMOLITION FLOOR PLAN A2.1 DIMENSION FLOOR PLAN A2.2 FLOOR PLAN A2.3 REFLECTED CEILING PLAN A2.4 POWER / COMMUNICATIONS PLAN A2.5 ROOF PLAN A3.0 EXTERIOR ELEVATIONS A4.0 BUILDING SECTIONS A4.1 WALL SECTIONS A5.0 ENLARGED FLOOR PLAN A6.0 INTERIOR ELEVATIONS A7.0 SCHEDULES A8.0 DETAILS A9.0 SPECIFICATIONS STRUCTURAL S1.0 SHEET NAME S2.0 SHEET NAME S3.0 SHEET NAME MECHANICAL M1.0 SHEET NAME M2.0 SHEET NAME M3.0 SHEET NAME PLUMBING P1.0 SHEET NAME P2.0 SHEET NAME P3.0 SHEET NAME ELECTRICAL E1.0 SHEET NAME E2.0 SHEET NAME E3.0 SHEET NAMECALIFORNIA CODE REFERENCES THIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES 2016 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2016 CALIFORNIA BUILDING CODE 2016 CALIFORNIA RESIDENTIAL BUILDING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA HISTORICAL BUILDING CODE 2016 CALIFORNIA FIRE CODE 2016 CALIFORNIA EXISTING BUILDING CODE 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE 2016 CALIFORNIA REFERENCE STANDARDS CODE CITY OF SAN LUIS OBISPO MUNICIPAL CODE: TITLE 15 BUILDINGS AND CONSTRUCTION CITY OF SAN LUIS OBISPO TITLE 17 ZONING REGULATIONS SAN LUIS OBISPO COUNTY CODE: TITLE 19 BUILDING AND CONSTRUCTION ORDINANCE SAN LUIS OBISPO COUNTY CODE: TITLE 22 LAND USE ORDINANCE SAN LUIS OBISPO COUNTY CODE: TITLE 23 COASTAL ZONE LAND USE ORDINANCE ABBREVIATIONS ABANCHOR BOLT ACAIR CONDITIONER ADJADJACENT AFFABOVE FINISH FLOOR ALALUMINUM APPROX.APPROXIMATELY ASPHASPHALT AVGAVERAGE BDBOARD BLDGBUILDING BLK/BLKGBLOCK/BLOCKING BMBEAM BNBULLNOSE BOTBOTTOM C.F.CUBIC FOOT C.I.CUBIC INCH CICAST IRON CJCEILING JOIST/CONTROL JOINT CLCENTER LINE CLRCLEAR/CLEARANCE CLGCEILING CLKGCAULKING CMUCONCRETE MASONRY UNIT COCLEANOUT COLCOLUMN CONCCONCRETE CONNCONNECTION CONSTCONSTRUCTION CONTCONTINUOUS CTRCENTER CWCOLD WATER C.Y.CUBIC YARD DBLDOUBLE DEGDEGREE DEPTDEPARTMENT DETDETAIL DFDOUGLAS FIR DIADIAMETER DIMDIMENSION DNDOWN DSDOWNSPOUT DWDISHWASHER EAEACH EJEXPANSION JOINT ELECELECTRICAL ELEVELEVATION/ELEVATOR ENCLENCLOSURE EOSEDGE OF SLAB EQEQUAL EQUIPEQUIPMENT ESTESTIMATE EXIST/(E)EXISTING EXTEXTERIOR FAUFORCED AIR UNIT FHFIRE HYDRANT F.O.C.FACE OF CURB F.O.F.FACE OF FINISH F.O.S.FACE OF STUD FDFLOOR DRAIN FDNFOUNDATION FEFIRE EXTINGUISHER FFFINISH FLOOR F.G./FGFINISH GRADE FINFINISH FIXFIXTURE FLRFLOOR FOSFACE OF STUD FPFIREPLACE / FLOOR PLAN F.S./FSFINISH SURFACE FTFOOT FTGFOOTING GGAS GAGAUGE GALVGALVANIZED GDGARBAGE DISPOSAL GLGLASS GYPGYPSUM HBHOSE BIBB HCHOLLOW CORE HDRHEADER HORIZHORIZONTAL HRDWHARDWARE HTHEIGHT HWHOT WATER ININCH INCLINCLUDE INFOINFORMATION INSULINSULATION INTINTERIOR INVINVERT JANJANITOR KITKITCHEN LAMLAMINATED LAVLAVATORY LB/#POUND L.F./LFLINEAR FLOOT LSLAG SCREW MAXMAXIMUM MBMACHINE BOLT MECHMECHANICAL MFRMANUFACTURER MINMINIMUM MISCMISCELLANEOUS MTLMETAL (N)NEW N.G./NGNATURAL GRADE NO. / #NUMBER NTSNOT TO SCALE O/OVER OBSOBSCURE O.C./OCON CENTER OPCIOWNER PROVIDED, CONTRACTOR INSTALLED OPOIOWNER PROVIDED, OWNER INSTALLED OSOCCUPANCY SENSOR OZOUNCE PERFPERFORATED PERPPERPENDICULAR PHPHONE PLPLATE/ PROPERTY LINE PLYWDPLYWOOD PRPAIR PREFABPRE-FABRICATED P.S.F.POUNDS PER SQUARE FOOT P.S.I.POUNDS PER SQUARE INCH PTDFPRESSURE TREATED DOUG FIR PVMTPAVEMENT RRISER RDROOF DRAIN REFREFRIGERATOR REQREQUIRED RMROOM ROROUGH OPENING ROWRIGHT OF WAY RTSREFER TO STRUCTURAL RWDREDWOOD S4SSURFACED 4 SIDES SCSOLID CORE SDSMOKE DETECTOR S.F./SFSQUARE FOOT SHTSHEET SHTGSHEATHING SIMSIMILAR SPECSPECIFICATION SSTSTAINLESS STEEL STDSTANDARD SYMSYMBOL STLSTEEL T&GTONGUE AND GROOVE TREA THKTHICK(NESS) TELTELEPHONE TEMPTEMPERATURE T.O.C.TOP OF CURB T.O.F.TOP OF FOOTING T.O.W.TOP OF WALL T.O.S.TOP OF SLAB TVTELEVISION TYP.TYPICAL UNOUNLESS NOTED OTHERWISE VCTVINYL COMPOSITION TILE VERTVERTICAL V.I.F.VERIFY IN FIELD W/WITH W/OWITHOUT WCWATER CLOSET WDWOOD WHWATER HEATER W.I.C.WALK IN CLOSET WTWEIGHT YDYARD BUILDING CODE DATA SPRINKLERS:REQUIRED:YES / NO PROPOSED:YES / NO CONSTRUCTION TYPE: OCCUPANCY GROUP: PROJECT NAME 2 ADDRESS PROJECT NAME 1 PROJECT LOCATION 1601 OSOS STREET STRUCTURAL ENGINEER: COMPANY NAME CONTACT:NAME ADDRESS PH:PHONE ADDRESS EMAIL:email INTERIOR ELEVATION MARKER KEYNOTE DETAIL TARGET DETAIL REFERENCE:DETAIL NUMBER SHEET NUMBER DOOR NUMBER WINDOW NUMBER ELEV NUMBER SHEET NUMBER ELEVATION MARKERELEV NUMBER SHEET NUMBER SECTION MARKERSECTION NUMBER SHEET NUMBER ROOF / GROUND SLOPE: INDICATES SLOPE AND DIRECTION OF SLOPE & DIRECTION OF VIEW HEIGHT / ELEVATION MARKER NORTH ARROW & DIRECTION OF VIEW & DIRECTION OF VIEW REVISION MARKER ROOM TAG XXX SLOPE X:XX XXX XXX MASTER BEDROOM 100 9'-0" X AX.XX X AX.XX X AX.X 1 2 3 4 X AX.XX X AX.XX X X N 1 EQUIPMENT NUMBERX MECHANICAL / PLUMBING ENGINEER: COMPANY NAME CONTACT:NAME ADDRESS PH:PHONE ADDRESS EMAIL:email ELECTRICAL ENGINEER: COMPANY NAME CONTACT:NAME ADDRESS PH:PHONE ADDRESS EMAIL:email CIVIL ENGINEERING: COMPANY NAME CONTACT:NAME ADDRESS PH:PHONE ADDRESS EMAIL:email SURVEY: COMPANY NAME CONTACT:NAME ADDRESS PH:PHONE ADDRESS EMAIL:email N SOUTHERN CALIFORNIA GAS COMPANY 1314 BROAD STREET SAN LUIS OBISPO, CA 93401 PH:1.800.427.2200 O S O S S T .MO R R O S T . C H O R R O S T .LEFF ST.ISLAY ST.BUCHON ST.CHURCH ST.SANTA BARBARA AVE.PISMO ST. S A N T A R O S A S T . PROJECT INFO & DATA T1.0 PROJECT INFO & DATA T1.1 PRELIMINARY GRADING C1.0 PRELIMINARY UTILITY C2.0 PROPERTY INFO C3.0 LANDSCAPE PLAN L1.0 PLANT SCHEDULE L2.0 IRRIGATION CALCULATIONS L3.0 EXISTING/DEMO SITE PLAN A1.0 PROPOSED SITE PLAN A1.1 BUILDING 1 FLOOR PLANS A2.0 BUILDING 2 FLOOR PLANS A2.1 EXISTING BUILDING 1 ELEVATIONS A3.0 EXISTING BUILDING 1 ELEVATIONS A3.1 PROPOSED BUILDINGS 1 ELEVATIONS A3.2 PROPOSED BUILDINGS 2 ELEVATIONS A3.3 MATERIAL BOARD A3.4 MODEL IMAGES A4.0-A4.1 EXHIBITS & STUDIES EX.1-EX.3 sheet index PROJECT DESCRIPTION The project proposes ONLY residential uses in a Medium-High Density Residential Zone (R-3) The Construction Office Space (Office Professional Use) was previously permitted under Administrative Use Permit USE-0055- 2021. The proposed current project consists of: a portion of the existing office building to be demolished to create space for a Duplex with (2) 1-BD units less than 600 SF. The project also proposes a new residential building that includes (3) 1-BD units less than 600 SF and (2) 2-BD units. (2) standard parking spaces, (1) compact space and (1) accessible van space have been provided to comply with commercial parking requirements. No motorcycle parking is required. (10) long-term bicycle spaces and (8) short term bicycle spaces have also been provided. No provisions of Administrative Use Permit USE-0055-2021 are proposed to be modified except: (1) portion of the existing 2,164 sf commercial building will be demolished to provide space for the Duplex. The new square footage of the commercial building will be 1198 SF. The project site is located within the City's Historic Old Town District. Therefore, the project is subject to review by the City's Cultural Heritage Committee and has been designed consistent with both the City's Old Town District Plan and Historical Preservation Ordinance. The elements of the project design that address relevant historical preservation policies, standards and guidelines include but are not limited to the following: preserving the existing granite curbing, selecting materials and colors that prevent the proposed structure from detracting from the historic or architectural integrity of designated historic resources within the district and has been designed to be architecturally compatible with the district's historic character (Historic Preservation Program Guidelines 3.2.1). Modest street setbacks of 10', roof types of low to medium pitch, painted wood surface material, traditional fenestrations, and raised finished floors have all been incorporated into the building and site design. DENSITY BONUS 24% LOW INCOME AFFORDABLE = 50% DENSITY BONUS 24% X 3DUs = .72 DUs AFFORDABLE TO ACHIEVE DENSITY BONUS .72 DUs ROUNDS UP TO 1 DU OF AFFORDABLE REQUIRED TOTAL DENSITY ALLOWED 3DUs + 50% DENSITY BONUS = 4.5DUs ALLOWED 4.5 DUs ROUNDS UP TO 5 DUs ALLOWED DENSITY CALC UNIT TYPE 1 BED 5 0.5 2.5 2 BEDROOM 2 1 2 TOTAL PROPOSED 7 4.5 AFFORDABLE UNITS (1) 2-BD UNIT = 1 DU OF AFFORDABLE HOUSING DENSITY CALCULATIONS UNIT COUNT DU FACTOR DENSITY BASE DENSITY ALLOWED 3 DUs / PARCEL 1601 Osos Street, San Luis Obispo, CA 93401 APN 003-551-003 CURRENT USE Industrial Commercial 5947 SF .14 ACRE (E) COMMERCIAL TO REMAIN 1198 SF 2-STORY ADU AREA 1066 SF (N) 3-STORY MULTIFAMILY BUILDING AREA 3680 SF TOTAL PROPOSED GROSS BUILDING AREA 5944 SF MAX SITE COVERAGE ALLOWABLE 60%PROPOSED 42% DENSITY ALLOWABLE 3 DENSITY UNITS/PARCEL PROPOSED 5 DUs +50% DENISTY BONUS PER CA DENSITY BONUS LAW TOTAL ALLOWABLE 4.5 DUs (ROUNDS UP TO 5 NEW DWELLING UNITS (3) 1-BEDROOM UNITS (<600 SF) (2) 2-BEDROOM UNITS (2) 1-BEDROOM @ DUPLEX (<600 SF) HEIGHT LIMIT ALLOWABLE 35'PROPOSED 34'-0" ADJACENT ZONES NORTH R3-H SOUTH R3-H WEST R3-H SETBACKS FRONT 10' SIDE 10' (Islay) INTERIOR SIDE REAR PARKING REQUIRED 11 (SEE T1.1)PROPOSED 5 PARKING DIMENSION STANDARD STALL 9.5'x18.4' BAY WIDTH 56.1' PER CITY OF SLO STANDARDS WITH 9.5' WIDE PARKING STALLS ENTITLEMENTS/USE PERMIT REQUIRED Minor Architectural and Cultural Heritage Committee Review VARIES PER CITY OF SLO ZONING CODE: R-3 Zone Minimum Interior Side and Rear Setbacks VARIES PER CITY OF SLO ZONING CODE: R-3 Zone Minimum Interior Side and Rear Setbacks LAND USE REQUIREMENTS ZONING OVERLAY ZONES LOT SIZE R3-H Historic Old Town District ADDRESS PROPOSED USE Industrial Commercial / Residential ALLOWED USE IN ZONE Yes NUMBER OF ALLOWED INCENTIVES:3 NUMBER OF REQUESTED INCENTIVES:2 INCENTIVE DESCRIPTION ALTERNATE PARKING REDUCTION IN DEVELOPMENT STANDARDS QUALIFYING INCENTIVES/CONCESSIONS This project proposes a 100% vehicular parking reduction for the residential units. The project has met the parking requirements for the commercial portion of the project. See Alternate Parking Summary letter dated 06/16/2023 for further information. The project proposes setback exceptions to achieve the density proposed as well as meet the design guidelines set forth by the Cultural Heritage Committee to adhere to the look of the Old Town District. See Affordable Housing Summary dated 10/11/2023 for further information 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 T1.1 PARKING REQUIRED USE UNIT COUNT (OR SF)PARKING FACTOR SPACES REQUIRED BUSINESS 1198 1/300 SF 4 1 BED UNITS 3 1 3 2 BED UNITS 2 1.5 3 DUPLEX 2 1 2 TOTAL REQUIRED 12 TOTAL PROVIDED 4 (2 STD, 1 COMP. 1 VAN ADA) ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED BUSINESS 4 1 @ 1-25 SPCS 1 REQ'D TOTAL 1 PROVIDED TOTAL 1 VAN EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED BUSINESS 4 0 REQ'D TOTAL 0 PROVIDED TOTAL 0 CLEAN AIR USE # OF SPACES CLNR AIR FACTOR CLEAN AIR REQ'D BUSINESS 4 0 @ 0-9 SPCS 0 REQ'D TOTAL 0 PROVIDED TOTAL 0 MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'D BUSINESS 4 1 / 20 @ 10+SPCS 0 REQ'D TOTAL 0 PROVIDED TOTAL 0 BICYCLE PARKING REQUIRED UNITS OR AREA SHORT TERM LONG TERM TOTAL SPACES REQUIRED BUSINESS 1198 SF 1/1500 SF 1 RESIDENTIAL (NOT INCLUDING DUPLEX)5 1 : 5 UNITS 2 / UNIT 11 DUPLEX 2 1 : 5 UNITS 2 / UNIT 5 TOTAL REQUIRED 17 TOTAL PROVIDED 18* VEHICLE PARKING CALCULATIONS *NOTE: PARKING FACTORS ARE BASED ON CA DENISITY BONUS STATUE 65915 SECTION (p). PARKING FOR THE (E) COMMERICAL SPACE IS PROVIDED. AN ALTERNATE PARKING REQUIREMENT WITH 100% PARKING REDUCTION FOR RESIDNETIAL UNITS IS REQUESTED AND IS NECESSARY TO COMPLETE THE PROJECT AT THE ALLOWED DENSITY. *(2) LONG TERM BIKE STORAGE SPACES WILL BE PROVIDED IN EACH UNIT (10 TOTAL) AND (8) SHORT TERM SPACES WILL BE PROVIDED ON OSOS STREET. UNIT#SIZE (SF)<600SF >600SF 2-BD 3-BD 4-BD+ BLDG 1 - 1ST FLOOR 1-BD 375 X BLDG 1 - 2ND FLOOR 1-BD 375 X BLDG 2 - 1ST FLOOR 1-BD ADAPTABLE 500 X BLDG 2 - 2ND FLOOR 1-BD 560 X 2-BD 561 X BLDG 2 - 3RD FLOOR 1-BD 560 X 2-BD 561 X TOTAL 3492 5 0 2 0 0 AFFORDABLE UNITS UNIT#SIZE (SF)<600SF 600-1000SF 2-BD 3-BD 4-BD+ BLDG 2 - 2ND FLOOR 2-BD 561 X TOTAL 0 0 1 0 0 ACCESSIBLE UNITS UNIT TYPES AVERAGE UNIT SIZE TOTAL UNIT SF:3492 TOTAL # UNITS:7 AVERAGE UNIT SF:499 GROUND FLOOR UNIT (EXLCUDING DUPLEX) SHALL BE ADAPTABLE AND ON AN ACCESSIBLE ROUTE ISLAY STREETGREENWAYGM FF ELEV.=217.71' FF ELEV.=217.62' EXISTING BUILDING PARAPET ELEV.=232.82' ROOF ELEV.=231.89' NEIGHBORING ROOF ELEV.=231.89'CONCRETE CURB & GUTTER CONCRETE DRIVE WAY CONCRETE DRIVE WAY BOLLARD PAVERCONCRETE PAVED PARKING LOT GATE TRACKS CONCRETE PAD WITH GATE MOTOR CELLAR OVERHEAD CABLE FOR NEIGHBOR OVERHEAD CABLE TO NEIGHBORING BUILDING 4 . 4%1.5% 7. 4% (215.58 EC) 215.48 FS 215.30 TC 214.63 FL (214.57 TC) (214.44 FL) (215.95 TC) (215.31 FL) 215.86 TC 215.19 FL 215.64 TC 214.97 FL 215.08 TC 215.00 FL 215.24 TC 215.16 FL (216.32 EC) 215.84 FS 215.74 FS 215.9 FS 215.68 FS 215.74 FS 215.95 FS 218.83 FF 215.34 TC 214.67 FL 215.49 FS 216.07 FS 215.92 TC 215.25 FL 215.51 FS 215.51 FS 217.50 FF 217.50 FF 217.46 FS 217.43 FS 217.38 FS 217.38 FS 218.83 FF 218.25 FS 218.25 FS 217.67 FS 217.4 FS 217.67 FS 217.65 FS 217.55 FS 217.28 FS 217.0 FS 217.6 FS 216.95 FS 216.87 FS 216.67 FS 216.01 FS 216.87 FS 216.67 FS 216.65 FS 216.28 FS 215.50 TC 214.83 FL 215.65 FS 215.60 FS 217.95 FS217.95 FS 2. 3%1.7% 1. 5% 1. 5% 1 . 5% 1. 5%1.3% 217.33 FS 217.06 FS 4.5%SSSSSS6 1 1 3 4 5 1 1 2 2 6 7 8 1"=10' 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 CONSTRUCT 6" CONCRETE CURB. 5 PROVIDE ADA ACCESSIBLE PARKING SPACE & STRIPING PER ARCHITECT. 6 CONSTRUCT ASPHALT DRIVEWAY. 7 CONSTRUCT PERMEABLE PAVER. 8 CONSTRUCT CURB RAMP. # ( IN FEET ) 1 INCH = FT. 5 1010 10 200 SHEET: DATE: C1.0 JOB NUMBER: SCALE: 22015 BY: 1601 OSOS ST. DLL 06-20-2023 ISLAY STREETGREENWAYGM FF ELEV.=217.71' FF ELEV.=217.62' EXISTING BUILDING PARAPET ELEV.=232.82' ROOF ELEV.=231.89' NEIGHBORING ROOF ELEV.=231.89'CONCRETE CURB & GUTTER CONCRETE DRIVE WAY CONCRETE DRIVE WAY BOLLARD PAVERCONCRETE PAVED PARKING LOT GATE TRACKS CONCRETE PAD WITH GATE MOTOR CELLAR OVERHEAD CABLE FOR NEIGHBOR OVERHEAD CABLE TO NEIGHBORING BUILDING S S S S S S S S S S 209.9 INV (±209.2 INV 8") (211.2 INV)FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW LVLVLVLVLVLVLVLVLVLVLVLVLVLVLVW W W W W W W W W W 218.83 FF 217.50 FFWWWWWWWWWWWWW SSSSSSFW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW 1 2 4 3 5 6 7 7 8 11 10 3 3 9 11 1" WM FOR ADU 12 3 3 3 1"=10' PRELIMINARY UTILITY SHEET: DATE: C2.0 JOB NUMBER: SCALE: 22015 BY: 1601 OSOS ST. DLL 06-20-2023 SPECIFIC CONSTRUCTION NOTES: 1 INSTALL NEW WATER SERVICE LINE AND WATER METER PER CITY STANDARDS. 2 INSTALL NEW SANITARY SEWER LATERAL PER CITY STANDARDS. 3 INSTALL FIRE WATER LINE. 4 INSTALL DOUBLE CHECK VALVE. FDC INCORPORATED. 5 EXISTING GAS METER TO BE RELOCATED. 6 EXISTING OVERHEAD LINES TO BE REMOVED. 7 PROTECT-IN-PLACE EXISTING POLE AND GUY WIRE. 8 PROTECT-IN-PLACE EXISTING WATER METER. 9 EXISTING DOWNSPOUTS OF THE COMMERCIAL BUILDING TO BE ROUTED TO EXISTING BACK OF SIDEWALK. 10 NEW PAD MOUNTED TRANSFORMER PER PG&E. 11 INSTALL ELECTRICAL CONDUIT UNDERGROUND TO NEW & EXISTING BUILDINGS. 12 EXISTING SEWER LATERAL TO REMAIN FOR COMMERCIAL SPACE USE. # ( IN FEET ) 1 INCH = FT. 5 1010 10 200 ISLAY STREETGREENWAYGM S TO P OSO S S T E E T C O N C R E T E C U R B 218.83 FF 217.50 FF SS3 0 . 0 0 ' R OW 30.00' ROW 2 0 . 0 0 ' T O F A C E - O F - C U R B 1 0 . 0 0 ' F R OM C U R B T O P L 4 . 0 0 ' 1 0 . 0 0 ' SW (E) POLE (E) GUY (E) C.O. (E) 5/8" WM TO BE ABANDONED (E) FH (E) STOP SIGN (E) POLE (E) D.I. (3) (N) 1" WM [6260] (E) CURB RAMP (E) RED CURB (E) D.I. (E) WV (E) SSMH (E) CURB, GUTTER & SIDEWALK (E) CURB, GUTTER & SIDEWALK (E) DRIVEWAY APRON (N) DRIVEWAY APRON [2110] (N) CURB, GUTTER & SIDEWALK [4030 & 4110] (N) PAD MOUNTED TRANSFORMER (19.94')CL TO CURB(10.15')CURB TO PL FIRE RISER ROOM 1"=20' PROPERTY INFO ( IN FEET ) 1 INCH = FT. 10 2020 20 400 SHEET: DATE: C3.0 JOB NUMBER: SCALE: 22015 BY: 1601 OSOS ST. DLL 06-20-2023 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 (E) OFFICE TO REMAIN ADDITION OF NEW FIREWALL NOPARKING65G 65G 95G 95G 95G 65G 65G 95G 95G 95G 1 2 1 2 3 3 4 4 4 56 7 47'-11" (E) OFFICE (N) DUPLEX (N) MULTIFAMILY BUILDING ISLAY STREET OSOS STREETL1.0 proposed landscape PLAN SCALE: 1” = 10’-0” N KEYNOTES 1. (E) PROPERTY LINE 2. (N) ADA PATH OF TRAVEL 3. (E) 6'-0" TALL WOOD PRIVACY FENCE & GATE 4. (N) RESIDENTIAL ENTRANCE 5. (N) STREET TREE IN TREE WELL, TYP. 6. (E) POLE GUY ANCHOR 7. (N) DOUBLE CHECK DETECTOR VALVE SITE PLAN NOTES 1. REFER TO CIVIL SHEETS FOR EXISTING AND PROPOSED IMPERVIOUS SURFACES AND EXISTING AND PROPOSED DRAINAGE. SITE PLAN LEGEND (E) PROPERTY LINE BUILDING SETBACK ACCESSIBLE PATH OF TRAVEL (E) OFFICE TO REMAINADDITION OF NEW FIREWALL1 BEDROOM UNIT374 SF 1 BED UNIT 500 SF NOPARKINGTRASH PATIO PATH OF TRAVEL S2S3C1VAN1ELEC. ROOM FIRE RISER DRIVE AISLEWHUP 5'-0" SETBACK5'-0"SETBACK10'-0"SETBACK9'-6"8'-0"9'-6"9'-6"1'-2"8'-0"9'-6"8'-0"N. 53° 07'E110.00'N.36°53'W 54.07'N. 53° 07'E 110.00'N.36°53'W 54.07'37'-2"37'-8"27'-5"7'-3"17'-5" 1 2 3 4 6 7 F.H.10 811 65G 65G 65G 65G 65G 65GUPUP 56.1' BAY WIDTH PER CITY OF SLO STANDARDS TWO WAY TRAFFIC W/ 9'-6" PARKING STALL WIDTH 18.4' TYP.9 5 1'-6"UP DN 95G 95G 95G 65G 65G 95G 95G 95G 95G 95G 95G 95G 95G 95G WH UP FIRE RISER PATIO 63'-4"5'-0"4'-0"1'-6"1601 OSOS ST. - FEASIBILITY STUDYSAN LUIS OBISPO, CA01/31/23N SCALE:1" = 10'-0" 0 105 20 1 SITE PLAN OPTION 1 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 L2.0 PLANT PALETTE TREES QTY BOTANICAL / COMMON NAME SIZE REMARKS 1 Garrya elliptica 'Evie' / Evie Coast Silktassel 15 gal Size: to 15' Tall x 8'-12' Wide WUCOLS PF: .1-.3 1 Olea europaea 'Swan Hill' / Swan Hill Olive 24"box Size: to 25' Tall & Wide WUCOLS PF: < .1 SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS 10 Calamagrostis x acutiflora 'Karl Foerster' / Karl Foerster Feather Reed Grass 1 gal Size: 1-3' Tall & Wide WUCOLS PF: .4-.6 4 Ficus pumila / Creeping Fig 1 gal Size: Climbing / Spreading WUCOLS PF: .4-.6 2 Myoporum parvifolium 'Pink' / Pink Trailing Myoporum 1 gal Size: <1' Tall x 6-12' Wide WUCOLS PF: .1-.3 4 Salvia apiana compacta / Compact White Sage 1 gal Size: 4-5' Tall & Wide WUCOLS PF: >.1 22 Sesleria autumnalis 'Campo Verde' / Campo Verde Autumn Moor Grass 1 gal Size: 1-3' Tall & Wide WUCOLS PF: .4-.6 6 Trachelospermum jasminoides / Star Jasmine Trellis 1 gal Size: Climbing/Spreading WUCOLS PF: .4-.6 PLANT SCHEDULE EVIE COAST SILKTASSEL SWAN HILL OLIVE KARL FOERSTER FEATHER REED GRASS CREEPING FIG PINK TRAILING MYOPORUM COMPACT WHITE SAGE STAR JASMINE TRELLISCAMPO VERDE AUTUMN MOOR GRASS 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 L3.0 MWELO IRRIGATION 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) Enter Irrigation Type (PF x HA (ft2))/IE 2) Enter Hydrozone Area (HA) in square feet.Zone 1 Low 0.30 298 Drip Irrigation 110.37 Enter all Hydrozone information.Zone 2 Low 0.30 48 Drip Irrigation 17.78 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 SLA 1.0 Zone 7 4) ETWU results show at the bottom of the page Zone 8 Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 9 ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 10 SLA will be assumed to use 100% of MAWA Zone 11 Zone 12 Zone 13 Definitions Zone 14 ETWU Estimated Total Water Use. Total water used for lanscape.Zone 15 ETo Evapotranspiration Reference Value Zone 16 0.62 Conversion Factor. Acre-inches to Gallons-Square foot.Zone 17 PF Plant Factor. Multiplied by ETo to estimate amount of water needed by plants Zone 18 HA Hydrozone. Lanscaped area having plants with similar water needs.Zone 19 IE Irrigation Efficiency. 0.75 for overhead spray and 0.81 for drip systems.Zone 20 SLA Special Lanscape Area HA 346 128.15 Total LA 346 Results:MAWA=5,167.8 ETWU= 3,480.0 4.7 0.0107 HCF (Hundred Cubic Feet) per year Acre-feet per year Estimated Total Water Use Enter Values in Blue Cells Tan Cells Show Results ETo x 0.62 x [((PF x HA)/IE) + SLA] ETWU complies with MAWA Gallons 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 (ETAF)* and Water Source Residential Potable Water 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 346 Drip Landscape Area (ft2) 4) Enter Special Landscape Area (SLA) in square feet SLA (ft2) Total Landscape Area (LA)346 ft2 If project is using only Recycled Water, enter all data in SLA field. Do not enter values in Overhead and Drip Landscape fields. *Residential projects will have an Evapotranspiration Adjustment Factor (ETAF) of 0.55. Non-residential projects will have an ETAF of 0.45. Results: 4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]5,167.8 Gallons per year 7 HCF (Hundred Cubic Feet) per year 0.016 Acre-feet per year Definitions MAWAMaximum Applied Water Allowance EToEvapotranspiration Reference Value. Standard measurement of environmental parameters which affect the water use of plants. Taken from State MWELO. 0.62Conversion Factor (acre-inches/acre per year converted to gallons/square foot per year) ETAFA factor given to project types, when applied to ETo, adjusts for plant factors and irrigation efficiency. The ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8. LALandscape Area including SLA. All planting areas, turf areas, and water features in a landscape design plan. SLASpecial Landscape Area. An area of the landscape dedicated solely to recreational areas, areas irrigated with recycled water, or 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. San Luis Obispo Tan Cells Show Results Enter Value in Blue Cells Maximum Applied Water Allowance Calculations 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A1.0 EXISTING/DEMO SITE PLAN N TRUE NORTH F.H. J.P. WATER METER C.O. GM OHOHOHOH OH O H OHOH OH OHOHO H OHOHOH217216 216 1 2 3 4 5 (E) COMMERCIAL BUILDING 6 78 SCALE: 1” = 10’-0” KEYNOTES 1. (E) CURB CUT TO BE DEMOLISHED, REPLACED AND RELOCATED PER CITY OF SLO ENGINEERING STANDARDS 2. PORTION OF (E) BUILDING TO BE DEMOLISHED 3. OVERHEAD CABLE FOR NEIGHBORING DATA TO BE RELOCATED 4. (E) 4" DIA. OLIVE TREE TO BE REMOVED 5. (E) 7" DIA. PLUM TREE TO BE REMOVED 6. (E) UTILITY POLE TO REMAIN, REFER TO CIVIL 7. (E) GUY WIRE ANCHOR TO REMAIN, REFER TO CIVIL 8. (E) GUY WIRE ABOVE TO REMAIN, REFER TO CIVIL DEMOLITION SITE PLAN NOTES 1. ASPHALT PARKING AREA TO BE RE-SEALED AND RE- STRIPED PER PROPOSED SITE PLAN ON SEET A1.1 SITE PLAN LEGEND (E) BUILDING TO REMAIN (E) PROPERTY LINE (E) TO BE DEMOLISHED 18'-0" F.H. J.P.ELEC METER WATER METER C.O.VAN 1S1C3C2S3S2C1EVCAPABLEEVREADYEVCAPABLEEVREADYEVREADYEVREADY7'-6" TO HISTORIC CURB 65G32G95G 32G65G32G 95G 65G 65G 65G 65G 65G 65G 65G 65G 32G 65G 65G 65G 65G 65G 65G 65G 65G 17'-4"TO START OF HISTORIC CURB5'-0" SETBACK 10'-0"SETBACK7'-0" 22'-0"19'-0" 18'-0"22'-0"18'-0"9'-1"ADJACENT BUILDING (E) COMMERCIAL BUILDING NO CHANGE 1404 SF. (E) COMMERCIAL BUILDING TO BE RENOVATED 580 SF. N. 53° 07'E 110.00'N.36°53'W54.07'N. 53° 07'E 110.00'N.36°53'W54.07'OSOS ST.ISLAY ST. (N) BUILDING 2 1606 SF. (E) BUILDING 1 1984 SF. TOTAL 1 2 3 4 6 7 7 8 6'-112"8'-612" 10 9 7 13'-0"50' TO NEAREST HYDRANTON EAST SIDE OF OSOS ST.11 23'-912"4'-1"33'-10"3'-4"9'-1"10'-11"4'-0"1 9'-6"8'-6"8'-6"10'-0"18'-0" F.H. J.P.ELEC METER WATER METER C.O.VAN 1S1C3C2S3S2C1EVCAPABLEEVREADYEVCAPABLEEVREADYEVREADYEVREADY7'-6" TO HISTORIC CURB 65G32G95G 32G65G32G 95G 65G 65G 65G 65G 65G 65G 65G 65G 32G 65G 65G 65G 65G 65G 65G 65G 65G 17'-4"TO START OF HISTORIC CURB5'-0" SETBACK 10'-0"SETBACK7'-0" 22'-0"19'-0" 18'-0"22'-0"18'-0"9'-1"ADJACENT BUILDING (E) COMMERCIAL BUILDING NO CHANGE 1404 SF. (E) COMMERCIAL BUILDING TO BE RENOVATED 580 SF. N. 53° 07'E 110.00'N.36°53'W54.07'N. 53° 07'E 110.00'N.36°53'W54.07'OSOS ST.ISLAY ST. (N) BUILDING 2 1606 SF. (E) BUILDING 1 1984 SF. TOTAL 1 2 3 4 6 7 7 8 6'-112"8'-612" 10 9 7 13'-0"50' TO NEAREST HYDRANTON EAST SIDE OF OSOS ST.11 23'-912"4'-1"33'-10"3'-4"9'-1"10'-11"4'-0"1 9'-6"8'-6"8'-6"10'-0" 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A1.1 PROPOSED SITE PLAN SCALE: 1” = 10’-0” N TRUE NORTH KEYNOTES 1. (N) CMU TRASH STORAGE SHALL MEET CITY OF SLO ENGINEER STANDARDS AND ZONE CODE 17.70.200 COMMERCIAL AND RESIDENTIAL REFUSE SERVICES SHALL BE SEPARATE 2. (N) ACCESSIBLE PARKING STALL 3. (E) PAVING TO BE RE-SEALED AND RE-STRIPED 4. (N) CONCRETE WALKWAY 5. (N) STREET TREE WELL, REFER TO LANDSCAPE PLAN 6. (N) CONCRETE SLAB 7. (N) LANDSCAPING AREA 8. (E) FIRE HYDRANT 9. (N) PRE-FABRICATED SHORT-TERM "PEAK STYLE" BICYCLE PARKING FOR AND RETAIL CUSTOMERS, TYP. OF (8) SPACES PER CITY OF SAN LUIS OBISPO'S ENGINEERING STANDARDS #7930 10. (N) CURB, GUTTER AND DRIVEWAY APPROACH PER CITY ENGINEERING STANDARDS. REFER TO CIVIL SHEETS FOR MORE DETAILS 11. TRASH BIN COLLECTION LOCATION SITE PLAN NOTES 1. REFER TO CIVIL SHEETS FOR EXISTING AND PROPOSED IMPERVIOUS SURFACES, EXISTING AND PROPOSED DRAINAGE, STORM DRAIN INLETS, UTILITIES, FIRE SPRINKLER WATER LATERAL IF REQUIRED AND STORM WATER PLAN FOR POST CONSTRUCTION REQUIREMENTS. SITE PLAN LEGEND BUILDINGS (E) PROPERTY LINE BUILDING SETBACK ACCESSIBLE PATH OF TRAVEL (E) 6' TALL WOOD FENCE TO REMAIN S# VAN# STANDARD PARKING STALL EXTERIOR GRADE CAN LIGHT RECESSED INTO GROUND LEVEL CEILING TO CONFORM WITH CITY OF SLO NIGHT SKY GUIDELINES EXTERIOR GRADE WALL MOUNTED LIGHT FIXTURE TO CONFORM WITH CITY OF SLO NIGHT SKY GUIDELIN STANDARD ACCESSIBLE VAN PARKING STALL (E) OFFICE TO REMAIN ADDITION OF NEW FIREWALL 1 BEDROOM UNIT 374 SF 1 BED UNIT 500 SF NOPARKINGTRASH PATIO PATH OF TRAVEL S2S3C1VAN1ELEC. ROOM FIRE RISER DRIVE AISLEWH UP 5'-0" SETBACK5'-0"SETBACK10'-0"SETBACK9'-6"8'-0"9'-6"9'-6"1'-2"8'-0"9'-6"8'-0"N. 53° 07'E 110.00'N.36°53'W 54.07'N. 53° 07'E 110.00'N.36°53'W 54.07'37'-2"37'-8"27'-5"7'-3"17'-5" 1 2 3 4 6 7 F.H. 10 811 65G 65G 65G 65G 65G 65G UP UP 56.1' BAY WIDTH PER CITY OF SLO STANDARDS TWO WAY TRAFFIC W/ 9'-6" PARKING STALL WIDTH 18.4' TYP. 9 5 1'-6"UP DN 95G 95G 95G 65G 65G 95G 95G 95G 95G 95G 95G 95G 95G 95G WH UP FIRE RISER PATIO 6 3'-4"5'-0"4'-0"1'-6"1601 OSOS ST. - FEASIBILITY STUDYSAN LUIS OBISPO, CA01/31/23N SCALE:1" = 10'-0" 0 105 20 1SITE PLAN OPTION 1 (E) OFFICE TO REMAINADDITION OF NEW FIREWALL1 BEDROOM UNIT374 SF1 BED UNIT500 SF NOPARKINGTRASHPATIOPATH OF TRAVEL S2S3C1VAN1ELEC.ROOMFIRERISER DRIVE AISLEWHUP5'-0"SETBACK5'-0"SETBACK10'-0"SETBACK9'-6"8'-0"9'-6"9'-6"1'-2"8'-0"9'-6"8'-0"N. 53° 07'E110.00'N.36°53'W 54.07'N. 53° 07'E 110.00'N.36°53'W 54.07'37'-2"37'-8"27'-5"7'-3"17'-5"1 23467 F.H.10 81165G65G65G65G65G65GUPUP56.1' BAY WIDTH PER CITY OF SLO STANDARDSTWO WAY TRAFFIC W/ 9'-6" PARKING STALL WIDTH18.4' TYP.9 51'-6"UP DN95G95G 95G65G 65G 95G 95G 95G 95G 95G 95G 95G 95G 95GWHUP FIRERISERPATIO63'-4"5'-0"4'-0"1'-6"1601 OSOS ST. - FEASIBILITY STUDYSAN LUIS OBISPO, CA01/31/23N SCALE:1" = 10'-0" 0 105 20 1 SITE PLAN OPTION 1 C#COMPACT PARKING STALL 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 (E) OFFICE ROOF BEDROOM LIVING ROOM BATH KITCHEN 2 1 UP DUPLEX 425 SF W.I.C.W/D STOR. BALCONY DESK7'-3"11'-4"12'-6"5'-0"5'-0"4'-0"12'-812"10'-9"8'-312"9'-1112"6'-5" (E) OFFICEOFFICEOFFICEOFFICEOFFICELOBBYBATHSHEDOFFICE BEDROOM14'-6" x 12'-0"BATH7'-0" x 8'-0"KITCHEN/LIVING17'-0" x 14'-6"175 S.F.60 S.F.240 S.F.W/DUP (E) OFFICEADDITION OF NEW FIREWALL12(E) OFFICEOFFICEOFFICEOFFICEOFFICELOBBYBATHSHEDOFFICE BEDROOM14'-6" x 12'-0"BATH7'-0" x 8'-0"KITCHEN/LIVING17'-0" x 14'-6"175 S.F.60 S.F.240 S.F.W/DUP (E) OFFICEADDITION OF NEW FIREWALL12(E) OFFICEOFFICEOFFICEOFFICEOFFICELOBBYBATHSHEDOFFICE BEDROOM14'-6" x 12'-0"BATH7'-0" x 8'-0"KITCHEN/LIVING17'-0" x 14'-6"175 S.F.60 S.F.240 S.F.W/DUP (E) OFFICEADDITION OF NEW FIREWALL12 (E) OFFICE OFFICE OFFICE OFFICE OFFICE LOBBY BATH SHED OFFICE BEDROOM 14'-6" x 12'-0" BATH 7'-0" x 8'-0" KITCHEN/ LIVING 17'-0" x 14'-6" 175 S.F. 60 S.F. 240 S.F. W/D UP (E) OFFICE ADDITION OF NEW FIREWALL 1 2 (E) OFFICE TO REMAIN ADDITION OF NEW FIREWALL BEDROOM LIVING ROOM BATH KITCHEN WH 7'-3"11'-4"2 1 UP DUPLEX 425 SF UP 3 W.I.C.W/D STOR. DECK 12'-6"5'-0"5'-0"4'-0"12'-812"10'-9"4'-512"13'-912"6'-5" A2.0 building 1 - DUPLEX 2nd floor plan building 1 - DUPLEX 1st floor plan SCALE: 1/8” = 1’-0”SCALE: 1/8” = 1’-0” N FLOOR PLAN LEGEND (E) BUILDING NOT IN SCOPE (E) WALLS TO BE DEMOLISHED (E) WALLS TO REMAIN (N) 2X WALL KEYNOTES 1. (N) FIRE RISER 2. FIRE SEPARATION WALL 3. (N) ELECTRICAL METERS 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A2.1 LINE OF BUILDING/ ROOF ABOVE 18'-0" F.H. J.P.ELEC METER WATER METER C.O.VAN 1S1C3C2S3S2C1EVCAPABLEEVREADYEVCAPABLEEVREADYEVREADYEVREADY7'-6" TO HISTORIC CURB 65G32G95G 32G65G32G 95G 65G 65G 65G 65G 65G 65G 65G 65G 32G 65G 65G 65G 65G 65G 65G 65G 65G 17'-4"TO START OF HISTORIC CURB5'-0" SETBACK 10'-0"SETBACK7'-0" 22'-0"19'-0" 18'-0"22'-0"18'-0"9'-1"ADJACENT BUILDING (E) COMMERCIAL BUILDING NO CHANGE 1404 SF. (E) COMMERCIAL BUILDING TO BE RENOVATED 580 SF. N. 53° 07'E 110.00'N.36°53'W54.07'N. 53° 07'E 110.00'N.36°53'W54.07'OSOS ST.ISLAY ST. (N) BUILDING 2 1606 SF. (E) BUILDING 1 1984 SF. TOTAL 1 2 3 4 6 7 7 8 6'-112"8'-612" 10 9 7 13'-0"50' TO NEAREST HYDRANTON EAST SIDE OF OSOS ST.11 23'-912"4'-1"33'-10"3'-4"9'-1"10'-11"4'-0"1 9'-6"8'-6"8'-6"10'-0"FLOOR PLAN LEGEND KEYNOTES 1. (N) LONG TERM, WALL MOUNTED DOUBLE BIKE STORAGE TYP. 2. (N) ELECTRICAL METERS, SINGLE STACKED METER SET 3. WALL MOUNTED CONDENSER UNITS FOR IN UNIT MINI-SPLIT SYSTEMS 4. ADJACENT RAMP DNUPBEDROOM BATH KITCHEN LIVING ROOM BALCONY 1-BED 560 SF BEDROOM BEDROOM LIVING ROOM BALCONY 2-BED 581 SF BATH KITCHEN WH WH UTIL./ STOR. WD WD 12'-3"10'-11"10'-6"4'-0"24'-8"2'-7"9'-11"10'-712"7'-1"6'-712"10'-7"2'-9"18'-112"10'-312"2'-7"7'-8"1'-6"1 1 1 BED UNIT ADAPTABLE 500 SF BALCONY ELEC. ROOM FIRE RISER WH TRASH 12'-612"6'-512"18'-8"5'-0"5'-6"12'-8"19'-6"8'-6"28'-6"1'-8"W/D 1 2 3 9'-10"22'-4"9'-11"7'-312" 4 UP DN UP UP building 2 - MULTIFAMILY BUILDING 2nd floor plan (3RD SIM.) building 2 - MULTIFAMILY BUILDING 1st floor plan SCALE: 1/8” = 1’-0”SCALE: 1/8” = 1’-0” N 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A3.0 EXISTING building 1 EAST ELEVATION EXISTING building 1 NORTH ELEVATION SCALE: 1/8” = 1’-0” SCALE: 1/8” = 1’-0” APPROX. TOP OF BUILDING 15'-8" EXISTING TO REMAIN 1 2 TO BE DEMOLISHED 13 TO BE DEMOLISHED1 3 3 TO BE DEMOLISHED 12 APPROX. TOP OF BUILDING 15'-8" EXISTING TO REMAIN 1 2 TO BE DEMOLISHED 13 TO BE DEMOLISHED1 3 3 TO BE DEMOLISHED 12 1. NO PROPOSED CHANGES TO EXISTING, PREVIOUSLY APPROVED SIGNAGE EXISTING ELEVATION NOTES KEYNOTES 1. (E)VERTICAL SIDING 2. (E)WHITE TRIM 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A3.1 EXISTING building 1 WEST ELEVATION EXISTING building 1 SOUTH ELEVATION SCALE: 1/8” = 1’-0” SCALE: 1/8” = 1’-0” APPROX. TOP OF BUILDING 15'-8" EXISTING TO REMAIN 1 2 TO BE DEMOLISHED 13 TO BE DEMOLISHED1 3 3 TO BE DEMOLISHED 12 APPROX. TOP OF BUILDING 15'-8" EXISTING TO REMAIN 1 2 TO BE DEMOLISHED 13 TO BE DEMOLISHED1 3 3 TO BE DEMOLISHED 12 1. NO PROPOSED CHANGES TO EXISTING, PREVIOUSLY APPROVED SIGNAGE EXISTING ELEVATION NOTES KEYNOTES 1. (E)VERTICAL SIDING 2. (E)WHITE TRIM 3. (E)CMU WALL 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 4 1 2 2 DUPLEX 1ST FLOOR 0'-0" DUPLEX 2ND FLOOR 10'-6" DUPLEX TOP OF ROOF PARAPET 22'-6" 1 2 2 DUPLEX TOP OF ROOF DECK 21'-0" 3 1 2 building 1 SOUTH ELEVATION building 1 WEST ELEVATION building 1 EAST ELEVATION building 1 NORTH ELEVATION 4 12 2 DUPLEX 1ST FLOOR 0'-0" DUPLEX 2ND FLOOR 10'-6" DUPLEX TOP OF ROOF PARAPET22'-6"1 2 2 DUPLEX TOP OF ROOF DECK21'-0" 3 1 2 4 1 2 2 DUPLEX 1ST FLOOR 0'-0" DUPLEX 2ND FLOOR 10'-6" DUPLEX TOP OF ROOF PARAPET 22'-6" 1 2 2 DUPLEX TOP OF ROOF DECK 21'-0" 3 1 2 A3.2 4 1 2 2 DUPLEX 1ST FLOOR 0'-0" DUPLEX 2ND FLOOR 10'-6" DUPLEX TOP OF ROOF PARAPET22'-6" 1 2 2 DUPLEX TOP OF ROOF DECK21'-0" 3 1 2 KEYNOTES 1. VERTICAL BOARD & BATTEN SIDING 2. 1X12 TRIM, SAME COLOR AS SIDING 3. (E)CMU WALL - NO CHANGE 4. (N)METAL BALCONY SCALE: 1/8” = 1’-0”, TYP. 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A3.3 building 2 EAST ELEVATION building 2 NORTH ELEVATION SCALE: 1/8” = 1’-0” 2 6 1 1ST FLOOR 0'-0" 2ND FLOOR 10'-0" 3RD FLOOR 20'-0" TOP OF ROOF DECK 30'-0" TOP OF PARAPET 32'-6" 4 4 7 5 1 2 6 4 4 7 4 5 2 1 building 2 SOUTH ELEVATION SCALE: 1/8” = 1’-0” building 2 west ELEVATION SCALE: 1/8” = 1’-0”, TYP. 2 6 1 1ST FLOOR 0'-0" 2ND FLOOR 10'-0" 3RD FLOOR 20'-0" TOP OF ROOF DECK 30'-0" TOP OF PARAPET 32'-6" 4 4 7 5 1 2 6 4 4 7 4 5 2 1 2 6 1 1ST FLOOR 0'-0" 2ND FLOOR 10'-0" 3RD FLOOR 20'-0" TOP OF ROOF DECK 30'-0" TOP OF PARAPET32'-6" 4 4 7 5 1 2 6 4 4 7 4 5 2 1 2 6 1 1ST FLOOR 0'-0" 2ND FLOOR 10'-0" 3RD FLOOR 20'-0" TOP OF ROOF DECK 30'-0" TOP OF PARAPET32'-6" 4 4 7 5 1 2 6 4 4 7 4 5 2 1 KEYNOTES 1. STUCCO EXTERIOR FINISH 2. BOARD & BATTEN SIDING 3. NOT USED 4. 1X12 TRIM 5. WINDOW 6. METAL BALCONY 7. METAL AWNING 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 MULTIFAMILY BUILDING MATERIALSEXISTING MATERIALS NO PROPOSED CHANGES TO EXISTING SIGNAGE. NO NEW SIGNAGE PROPOSED WINDOW FRAME WHITE EXISTING AWNING TO REMAIN CORRUGATED METAL EXISTING CMU BLOCK PAINTED GRAY TO REMAIN EXISTING WOOD 1X4 TRIM PAINTED WHITE TO REMAIN EXISTING WOOD VERTICAL SIDING PAINTED GRAY TO REMAIN NEW BUILDINGS CITYWIDE SHALL INCORPORATE THE FOLLOWING CONTRUCTION METHODS AND MATERIALS: IGNITION RESISTANT EXTERIOR WALL COVERINGS; FIRE SPRINKLER PROTECTION IN ATTIC AREAS (AT LEAST ONE "PILOT HEAD"); EMBER RESISTANT VENT SYSTEMS FOR ATTICS AND UNDER FLOOR AREAS, PROTECTED EAVES, AND CLASS 'A' ROOF COVERINGS AS IDENTIFIED IN THE CALIFORNIA BUILDING CODE CHAPTER 7A all new buildings shall have exterior construction materials that conform to chapter 7a of the building code or r337 of the crc for exposure to wildfire MATERIAL BOARD A3.4 WOOD OR FIBER CEMENT TRIM SW 7562 ROMAN COLUMN FIBER CEMENT BOARD & BATTEN SIDING SW 7562 ROMAN COLUMN DUPLEX MATERIALS SMOOTH STUCCO EXTERIOR FINISH PAINTED TO MATCH (E) BUILDING FIBER CEMENT BOARD & BATTEN SIDING SW 7562 ROMAN COLUMN WINDOW FRAME WHITE WOOD OR FIBER CEMENT TRIM SW 7562 ROMAN COLUMN METAL AWNING CORRUGATED METAL 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A4.0 VIEW FROM ISLAY STREET - (N) DUPLEX ADU & MULTIFAMILY BUILDING 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 A4.1 VIEW FROM ISLAY STREET - (N) DUPLEX & MULTIFAMILY BUILDING 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 EX.1 Residential Site context 976 ISLAY 1626 OSOS 1604 MORRO 981 BUCHON 1703 SANTA BARBARA many surrounding homes have exterior parking board and batten siding and stucco are prevalent materials throughout the neighborhood flat roofs & shed roof buildings are seen within the neighborhood 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 1638 OSOS 976 LEFF 1601 OSOS EX.2 surrounding commercial buildings have flat roofs commercial Site context 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 EX.3 ELEVATION FROM ISLAY STREET ELEVATION EXHIBIT FROM DESIGN GUIDELINES VISUAL STUDY from ISLAY street, the new buildingS STEP UP IN SCALE FROM 1 TO 3 STORIES