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Home My WebLink AboutItem 4a. 1601 Osos (ARCH-0333-2022) CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: 1601 OSOS (ARCH-0333-2022) CONSTRUCTION OF TWO NEW RESIDENTIAL BUILDINGS WITHIN THE OLD TOW N HISTORIC DISTRICT BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Senior Planner Phone Number: (805) 781-7593 Phone Number: (805) 781-7166 Email: woetzell@slocity.org Email: bleveille@slocity.org APPLICANT: John Tricamo REPRESENTATIVE: Jennifer Korge, Ten Over Studio RECOMMENDATION Provide a recommendation to the Community Development Director as to the consistency of the proposed project with historic preservation standards and guidelines for new construction in a historic district. 1.0 BACKGROUND The applicant proposes to construct two new residential buildings: a two-story duplex and a three-story building with five dwellings, on a property located within the Old Town Historic District. A portion of an existing commercial building will be demolished to accommodate the duplex building. 2.0 DISCUSSION Site and Setting The property is located on the southwest corner of Islay and Osos Streets, in a Medium High Density Residential Zone and within the Old Town Historic District (R-3-H). The Old Town Historic District abuts the Railroad district and is one of the City’s oldest residential neighborhoods, built up historically around the turn of the twentieth century. A high concentration of older residences establishes the District’s predominant architectural and visual character, including many examples of High Victorian architecture (such as Queen Anne, Italianate, Stick and Gothic Revival influences) concentrated along the western stretches of Buchon Street, and more modest structures with simpler styles (Neo-classic Row House, Folk Victorian, and Craftsman Bungalow) in other areas of the district. A description of the District and its characteristics is provided in the City’s Historic Preservation Program Guidelines (see Attachment A). Meeting Date: 11/8/2023 Item Number: 4a Time Estimate: 45 Minutes Figure 1: 1601 Osos St Page 9 of 78 Item 4a ARCH-0333-2022 (1601 Osos) Cultural Heritage Committee Report – October 25, 2023 The subject property is developed with a commercial building, originally two, now joined, dating from the early 20th Century. It is of a simple rectangular form, clad in vertical wood board siding, with plain wood window trim and metal awnings. It is a corner building with an extensive plate glass storefront entry. Following a 1980’s survey of properties within historic preservation districts, the structure at 1601 Osos was coded as a “Non - Contributing Property” (a structure that does not contribute to the historic character of the area) in the listing adopted by the City Council in 1988 (under Resolution 6424), and the property is not currently included in the City’s Inventory of Historic Resources. Prior Review The Committee reviewed this application at their September 23rd meeting. The staff report for the item incorrectly described site as being located within the Railroad Historic District, but it is in fact within the Old Town Historic District. Although the Committee’s discussion indicated that the prior project design was considered to be consistent with architectural guidelines for the Railroad District, it was not sufficiently compatible with the predominant architectural characteristics of the Old Town Historic District. Of particular concern was that the project design should not represent a transition to the more commercial and industrial character of the Railroad District but should be revised to more closely consider neighboring development and in its street presence, roofline, and use of materials more closely fit the character of the Old Town Historic District, whose character is defined by the older residential structures. In response, the applicant has revised the project design, which is described in further detail within this report. Project Description Demolition. As depicted in Project Plans (see Attachment B), a 750 square-foot portion of the existing commercial building, at the rear of the building, is to be demolished to provide room for a new duplex building. As described above, neither the building nor the property have been determined to be historically or architecturally significant. New Construction. Behind the remaining portion of the commercial building at the west side of the site, a two-story duplex building just under 25 feet tall will be c onstructed, accommodating two small one-bedroom dwellings. Exterior material is vertical fiber cement board and batten, accented with a “belly band” between floors, with rectangular windows, metal balconies, and a flat roof with cornice trim. Figure 2: 1601 Osos - East Elevation (left), North Elevation (center, right) Page 10 of 78 Item 4a ARCH-0333-2022 (1601 Osos) Cultural Heritage Committee Report – October 25, 2023 At the east side of the site a new three-story residential building just under 35 feet tall will be constructed. It will accommodate five new dwellings (three 1 -bedroom units and two 2-bedroom units). This building has a rectangular form with a flat roof, and vertical cement board and batten is the primary exterior material on this building as well. Articulation is provided by metal balconies on the north and west elevations) and a regularly spaced pattern of rectangular windows. A change in exterior materi al to stucco in the upper portion of the top floor of the building, above the second-floor cornice trim, is employed to make the upper floor of this building visually recessive (see Figure 3). 3.0 EVALUATION Guidance for construction within historic districts is provided in the City’s Historic Preservation Program Guidelines and the Secretary of the Interior’s Standards for the Treatment of Historic Properties.1 Relevant applicable guidelines, standards, and recommendations from these documents are outlined below. Historic Preservation Program Guidelines Alterations to Historic Resources 1 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 Figure 3: Proposed duplex (left) and three-story residential building (right) [Credit: 10-Over Studio] Page 11 of 78 Item 4a ARCH-0333-2022 (1601 Osos) Cultural Heritage Committee Report – October 25, 2023 § 3.2.1 (c) Architecturally compatible development within Historic Districts New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district's historic structures. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic. § 3.2.2 Architectural compatibility The CHC reviews development in historic districts for architectural compatibility with nearby historic resources, and for consistency with applicable design and preservation policies, standards, and historic district descriptions in Section 5.2. New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures located adjacent to the property to be developed, or detract from the prevailing historic architectural character of the historic district. Discussion: The proposed new construction is two- and three-stories in height, consistent with the scale of existing residential and commercial development in the vicinity, and with development standards applicable in a Medium-High Density Residential (R-3) Zone. Facades and entries are oriented to the street, in keeping with common site characteristics noted for the Old Town District in the City’s Historic Preservation Program Guidelines (Attachment A). The new buildings exhibit simplicity in form and detailing and do not sharply contrast with the District’s characteristic architectural styles or prevailing character. Secretary of the Interior’s Standards (Rehabilitation) Standards for Rehabilitation 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Setting (District / Neighborhood) Recommended Not Recommended Identifying, retaining, and preserving building and landscape features that are important in defining the overall historic character of the setting. Such features can include circulation systems (roads and streets); furnishings and fixtures (light posts or benches); vegetation, gardens and yards; adjacent open space (fields, parks, commons, or woodlands); and important views or visual relationships. Removing or substantially changing those building and landscape features in the setting which are important in defining the historic character so that, as a result, the character is diminished. Page 12 of 78 Item 4a ARCH-0333-2022 (1601 Osos) Cultural Heritage Committee Report – October 25, 2023 Discussion: The Secretary of Interior’s Standards provide guidance on rehabilitation of historic buildings, including approaches to work treatments and techniques that are either consistent (“Recommended”) or inconsistent (“Not Recommended”) with the Standards, specific to various features of historic buildings and sites. New construction will not materially alter historical characteristics of the subject property since, as noted above, the property is not included in the Inventory of Historic Resources. Old Town Historic District (Architectural Character) Certain architectural features of the older residences within the Old Town Historic District establish the District’s predominant architectural and visual character (see also Attachment A):  Two- and rarely three-story houses  Mostly gable and hip roof types  Highly ornamented roof features, including prominent fascias, bargeboards, gable end treatments, decorative shingles, prominent pediments or cornices  Traditional fenestration, such as double-hung, wood sash windows, divided light windows, ornamental front doors, wood screen doors  Painted wood surface material, including siding and decorative moldings New structures in historic districts are to be architecturally compatible with the district’s prevailing historic character, in terms of siting, scale, massing, rhythm, signature architectural elements, and exterior materials. New development should not sharply contrast with or visually detract from historically designated structures adjacent to the property or detract from the prevailing historic architectural character of the historic district. However, new structures are not required to copy or imitate historic structures or seek to create the illusion that a new building is historic. Form, Scale, and Roof Types. Both new buildings employ simple, rectilinear forms, two or three stories in height. The subject site is situated at a transition to a block of Osos Street (between Islay and Leff) that is characterized by a mix of commercial buildings and larger residential buildings of more vernacular styles. Additionally, as the proposed buildings are not single-family dwellings, the gabled, hipped, and highly decorated roof types and forms that are characteristic of Victorian, Craftsman, and other early 20th Century architectural styles are not elements that can be appropriately replicated or directly incorporated into the design of the buildings. Instead, cornice detailing on both buildings and a change in surface material at the upper portion of the taller building have been employed to reduce apparent building mass and to enhance compatibility with other structures in the District. Page 13 of 78 Item 4a ARCH-0333-2022 (1601 Osos) Cultural Heritage Committee Report – October 25, 2023 Doors and Windows. Doors and windows for the duplex building largely continue the simple pattern of the existing commercial building it is situated behind. The larger building exhibits symmetrical multi-panel door and window forms, including divided lite windows on all sides of the building. Windows are given fiber cement trim, except at the upper level of the taller building, to provide further visual recession. Surface Materials. The proposed buildings use vertical board and batten fiber cement surface material that relates closely to the existing building’s vertical wood board siding and which is also highly compatible with the predominant wood materials present in the Old Town Historic District. Stucco is used sparingly to provide a material transition at the upper level of the taller building, to reduce its perceived mass at its top floor. Overall, the design and treatment of exterior surfaces, use of balconies, and simple fiber cement door and window trim provide an appropriate level of visual interest and quality of design. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It consists of Infill Development consistent with the Medium High Density land use designation and applicable policies described in the City’s General Plan, consistent with standards and limitations described in Zoning Regulations for the Medium - High Density (R-3) Zone, occurs on a project site of less than five acres substantially surrounded by urban uses with no value as habitat for endangered, rare or threa tened species, would not result in any significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services , as described in CEQA Guidelines § 15332. 5.0 ACTION ALTERNATIVES 1. Recommend that the Community Development Director find the project consistent with historic preservation policies, standards, and guidelines for new construction in the Old Town Historic District (this is the action recommended by staff, based on the evaluation provided above); 2. Continue review to another date with direction to staff and applicant; or Figure 4: Three-story building (building 2), south and west elevations Page 14 of 78 Item 4a ARCH-0333-2022 (1601 Osos) Cultural Heritage Committee Report – October 25, 2023 3. Recommend that the Community Development Director deny the application, based on specific findings describing inconsistency with historical preservation p olicies, standards, and guidelines. 6.0 ATTACHMENTS A - Old Town Historic District (Historic Preservation Program Guidelines) B - Project Plans (ARCH-0333-2022) Page 15 of 78 Page 16 of 78 34 5.2.1 Old Town Historic District Setting Established in 1987, the Old Town Historic District abuts the Railroad district on the southeast and is generally bounded by Pacific and Islay streets on the north and south, and by Santa Rosa and Beach streets on the east and west. As one of the City’s oldest residential neighborhoods, Old Town was built up historically around the turn of the twentieth century, with older structures dating back to the 1880s. It consists of five subdivisions: the Mission Vineyard Tract recorded in March 1873, the Dallidet Tract recorded in 1876, the Murray Church Tract recorded in 1876, the Ingleside Homestead Tract, recorded in 1887, and the La Vina Homestead Tract, recorded in 1903. The District encompasses 86.1 acres, or 0.13 square miles. The District’s prominent location, located just south of and uphill from the Downtown commercial district, made it a desirable neighborhood for the City’s emerging merchant class and leading citizens. Here, residents were close to businesses and commerce, but could avoid the flooding and mud that plagued the Downtown. Home sites were laid out in regular grid patterns, with relatively wide (60 foot right-of-way) streets and 60 foot wide lots. The resultant wide streets and lot frontages allowed deep (20+ feet) setbacks and ample landscaping, reinforcing the district’s prosperous image. Today the high concentration of 100 year old or older residences establishes the District’s predominant architectural and visual character. Site Features and Characteristics Common site features and characteristics include: A. Prominent street yard setbacks of 20 feet or more B. Coach barn (garage) recessed into rear yard C. Finish floors raised 2 3 above finish grade D. Front entries oriented toward street, with prominent walk, stairs and porch E. Front building facades oriented parallel to street 1060 Pismo Street, South Elevation Page 17 of 78 35 Architectural Character In keeping with its peak period of development between 1880 and 1920, the Old Town District has many examples of High Victorian architecture, a style popular in California during that time period that reflected prosperity, power and discriminating taste. This included several style variations, such as Queen Anne, Italianate, Stick and Gothic Revival influences, especially along the top of the hill within the district roughly aligned with Buchon Street. Other, more modest structures with simpler styles abound in other areas of the district. These buildings were first home to the burgeoning merchant class in San Luis Obispo that emerged during the turn of the century. These styles include Neo-classic Row House, Folk Victorian, and Craftsman Bungalow, with many homes borrowing architectural details from several styles. Most of the houses in this district were designed and constructed by the homes’ first occupants or by local builders and were influenced by architectural pattern books of the time period. The shared first story porches along Pismo Street are a good example of a common design feature linking buildings. Predominant architectural features include: A. Two- and rarely three-story houses B. Mostly gable and hip roof types C. Highly ornamented roof features, including prominent fascias, bargeboards, gable end treatments, decorative shingles, prominent pediments or cornices D. Traditional fenestration, such as double-hung, wood sash windows, divided light windows, ornamental front doors, wood screen doors E. Painted wood surface material, including siding and decorative moldings Although many of the buildings were built at separate times, the pattern, rhythm and repetition of common design elements or detailing of historic building facades along Old Town streets creates a prevailing theme and character for the district. Individually Contributing Elements in the Old Town District Some buildings within the bounds of the Old Town District, constructed outside of the period of significance for the district, 1880- 1920, do not share the elements outlined in the above description, but have achieved historical significance on their own and 1543 Morro Street, East Elevation M.F. Avila House, 1443 Osos Street, East Elevation Page 18 of 78 36 therefore individually contribute to the historic character of San Luis Obispo. The M.F. Avila House at 1443 Osos Street is an example of a Spanish Revival style building built in the late 1920s that has been placed on the City’s Master List as a significant resource, in this case for its craftsmanship as well as its association with a historically significant local person. St. Stephens Episcopal Church at 1344 Nipomo Street built in 1873 is an example of Carpenter Gothic style. The first Episcopal church in San Luis Obispo County, St. Stephens is historically significant both its architecture and its association with the pioneer period of San Luis Obispo. Non-Contributing Elements in the Old Town District Non-contributing buildings are those buildings that both do not meet the criteria outlined above and have not achieved historical significance. Most of the contemporary buildings in the district fall into this category. Non-contributing architectural styles, materials or site features include: A. Contemporary stucco or other material exterior siding B. Flat or extremely low pitched roof C. Aluminum sliding windows D. Rectilinear, “boxy” shape or very horizontal massing E. Unarticulated wall surfaces The Vista Grande Apartments, 1415 Morro Street, East Elevation. Page 19 of 78 37 *** 1059 Leff Street; Biddle House, 559 Pismo Street; 1624, 1636, 1642 Morro Street; and Pismo Buchon Alley from Santa Rosa Street Page 20 of 78 ARCHITECTURAL 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. Page 21 of 78 539 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 VICINITY MAP PROJECT LOCATION 1601 OSOS STREET N O S O S S T . M O R R O S T . C H O R R O S T . LEFF S T . ISLA Y S T . BUCH O N S T . CHUR C H S T . S A N T A B A R B A R A A V E . PISM O S T . 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 352-(&7'(6&5,37,21 7KHSURMHFWSURSRVHV21/<UHVLGHQWLDOXVHVLQD0HGLXP+LJK'HQVLW\5HVLGHQWLDO=RQH57KH&RQVWUXFWLRQ 2IILFH6SDFH2IILFH3URIHVVLRQDO8VHZDVSUHYLRXVO\SHUPLWWHGXQGHU$GPLQLVWUDWLYH8VH3HUPLW86( 7KHSURSRVHGFXUUHQWSURMHFWFRQVLVWVRIDSRUWLRQRIWKHH[LVWLQJRIILFHEXLOGLQJWREHGHPROLVKHGWR FUHDWHVSDFHIRUD'XSOH[ZLWK%'XQLWVOHVVWKDQ6)7KHSURMHFWDOVRSURSRVHVDQHZUHVLGHQWLDO EXLOGLQJWKDWLQFOXGHV%'XQLWVOHVVWKDQ6)DQG%'XQLWVVWDQGDUGSDUNLQJVSDFHV FRPSDFWVSDFHDQGDFFHVVLEOHYDQVSDFHKDYHEHHQSURYLGHGWRFRPSO\ZLWKFRPPHUFLDOSDUNLQJ UHTXLUHPHQWV1RPRWRUF\FOHSDUNLQJLVUHTXLUHGORQJWHUPELF\FOHVSDFHVDQGVKRUWWHUPELF\FOH VSDFHVKDYHDOVREHHQSURYLGHG 1RSURYLVLRQVRI$GPLQLVWUDWLYH8VH3HUPLW86(DUHSURSRVHGWREHPRGLILHGH[FHSWSRUWLRQRI WKHH[LVWLQJVIFRPPHUFLDOEXLOGLQJZLOOEHGHPROLVKHGWRSURYLGHVSDFHIRUWKH'XSOH[7KHQHZVTXDUH IRRWDJHRIWKHFRPPHUFLDOEXLOGLQJZLOOEH6) 7KHSURMHFWVLWHLVORFDWHGZLWKLQWKH&LW\ V+LVWRULF2OG7RZQ'LVWULFW7KHUHIRUHWKHSURMHFWLVVXEMHFWWRUHYLHZ E\WKH&LW\ V&XOWXUDO+HULWDJH&RPPLWWHHDQGKDVEHHQGHVLJQHGFRQVLVWHQWZLWKERWKWKH&LW\ V2OG7RZQ'LVWULFW 3ODQDQG+LVWRULFDO3UHVHUYDWLRQ2UGLQDQFH7KHHOHPHQWVRIWKHSURMHFWGHVLJQWKDWDGGUHVVUHOHYDQWKLVWRULFDO SUHVHUYDWLRQSROLFLHVVWDQGDUGVDQGJXLGHOLQHVLQFOXGHEXWDUHQRWOLPLWHGWRWKHIROORZLQJSUHVHUYLQJWKHH[LVWLQJ JUDQLWHFXUELQJVHOHFWLQJPDWHULDOVDQGFRORUVWKDWSUHYHQWWKHSURSRVHGVWUXFWXUHIURPGHWUDFWLQJIURPWKH KLVWRULFRUDUFKLWHFWXUDOLQWHJULW\RIGHVLJQDWHGKLVWRULFUHVRXUFHVZLWKLQWKHGLVWULFWDQGKDVEHHQGHVLJQHGWREH DUFKLWHFWXUDOO\FRPSDWLEOHZLWKWKHGLVWULFW VKLVWRULFFKDUDFWHU+LVWRULF3UHVHUYDWLRQ3URJUDP*XLGHOLQHV 0RGHVWVWUHHWVHWEDFNVRI URRIW\SHVRIORZWRPHGLXPSLWFKSDLQWHGZRRGVXUIDFHPDWHULDOWUDGLWLRQDO IHQHVWUDWLRQVDQGUDLVHGILQLVKHGIORRUVKDYHDOOEHHQLQFRUSRUDWHGLQWRWKHEXLOGLQJDQGVLWHGHVLJQ 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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age 22 of 78 539 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 600-1000S 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 Page 23 of 78 ISLA Y S T R E E T EETET G R E E RRR G R RR GGG W A GMGMGMGMMMMMGMGMMMMMGMGMGMGMMGMGMGMGMGMGMGMGMGMGMGMGMGMGMGMGMGM FF ELEV.=217.71' FF EL EXISTING BUILDINGSS PARAPET ELEV.=232.82' ROOF ELEV.=231.89'E 98989'E NEIGHBORING ROOF ELEV.=231.8 CON C R E T E C U R B & G U T T E R CUR B & G U T T E ERERERE CON C R E T E NNN REREREEEEECR CO CONC C ETE D R DDDDEEDRIV E W A Y EWEWEWEWWEW YYYYYY VE AWA RIVVR Y DR Y CON C R E T E D R I V E W A Y C BOLLARDBOLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLLLOLLLLLLLLLLLLLLOLLOLLOLOLOLLOLLLLOLLOLLOLLOLLOLLLLOLLLLLOLLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOOLLOLLOLLOLLOLLOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOBOBOBOBOOBOBOOBOBOOBOBOOOOOO ERRRRRRPAVEAAAAAAAAVVVAAVRRPAVEAAE CON C R E T E CO EEEEEE OOO RERERE N EET ERETCR ON R COCOCOCOCOCOCOCOCOCOCOCO EE KING LOTPAVED PARKIKINKINRKIRKIRKIRKIRKIRKI GATE T R TRA C K S TRA C K RARA GATATATATE T R ATATE T R RA GATE T R A GATE T R A RARARARA GATETETETE T R TETE T R RARARARA GATETETETE T R TETETE R GATE T R A RARA GATEGATETETETETE T R A TETETETETETETE T R A TETE RARARARARARARARARARARARARARARARARA ETETETEEEETETETETETEETETETEEEEETETE CONCRETE PADRETE D RROTORTORWITH GATE MOTOWOTMOTOMOTOWWWWWWW RRRRTOR LARCELLACEALALALALALA OVERHEAD CABLE FOR NEIGHBOR OVERHEAD CABLEVE TO NEIGHBORINGT BUILDINGBUILDINGBUILDINGBUILDINGBUILDINGBUILDING TERE ETEETE EEEETETET 4 . 4 % 4 % 4 5%5%1.55 7 . 4 % 4 7 4 % 77 4 7 4 44 (215.58 EC)EC)() 48 FSSSS88888SSS15.444444421121215.421121211Y DRDDD 215.30 TCTC 214.63 FL6633FFLL46363 (214.57 TC)C)7 T )) (214.44 FL)14.4 () C))(215.95 TC)C) 1 FL)L)(215.31 F31 F ))( EREEE 215.86 TCTC 19 FL99 215.1915.19 ON 215.64 TC4 TC .97 FLFLLLL214.14.9 LLLFLFLFL 215.08 TCC 215.00 FL00 F CCCCCC215.24 TC4TTT22115.2244 TTTCT44422TTTC 215.16 FLFLFL1516FLFLFL (216.32 EC)2() 215.84 FS21S11SS212484444S88488881511155884848844 SSSS215.74 FS777777FF7215.74 FS2221211FSSSSSCCCC 5.9 FSFS5215.555.5212121 SS215.68 FSS6SS66S2FFF1S658FFFFFS5.5 66888 FFFFFFFSSSSWWFSSSFSSSSSSSSSSSS 215.74 FS2115.74 FS57744F2215511.7744 4 FFSSSS 215.95 FSS22125ELEVELEVEVEVEEELEV.E 218.83 FF 215.34 TCTC 214.67 FL.6 215.49 FS2222222222225S2912122111552 216.07 FS2FFS 215.92 TCTC 215.25 FL25 L URBR 215.51 FSS 215.51 FS 217.50 FF2 217.50 FF50 217.46 FS27.4 217.43 FS 217.38 FS 217.38 FS 218.83 FF 218.25 FSFSSS 218.25 FS2188252255 FS 217.67 FS177.66677 667 217.4 FS 217.67 FS 217.65 FS2 212117777777277 F62222FFFFFFSS RRRRPAVEAAAAAE 217.55 FS55555522222SS17 55 F555555SSSSSS2222222212222217.5555555515F55555SSSSSFFSSSSSS 217.28 FS28FFSSS2127.2288 FSS 217.0 FS 217.6 FS6 F 216.95 FS 216.87 FSSSOTOTOT 216.67 FSD CABLED CABLE 216.01 FSFSSS 216.87 FS 216.67 FS677 7F7FS 216.65 FS 216.28 FS6.28 822222222228CONCRETE 215.50 TCTC 214.83 FL.83 F4838 215.65 FS 215.60 FS5555555S20F 217.95 FS7717955 FFSS77777211221111217.95 FS.95 2 . 3 % 17%%1.7171717 %%7%% 1 . 5 % 5 % 1 . 5 % 5 % 5 % 55 % 5 % 5 % 5 % % 5 %% 1 . 5 % 111 5 %%%% 1 . 5 % 5555555 1.3%3331 %.%% SSS 2222 SSSS 22 217.33 FS33 337.177.33333 3 217.06 FS 4.5%%%%%%%44 %% S S S S 5 TCTCCTTT S S 2121 2121S S 2 S S D TOR 666DD RR 1 1111 Y 33333333 RIVRIVVVVVVVVV 4 555555555555 1 1 2 222 66 ELCEEEEEEEE7777777 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 200 SHEET: DATE: C1.0 JOB NUMBER: SCALE: 22015 BY: 1601 OSOS ST. G E W A DLL 06-20-2023 Page 24 of 78 ISLA Y S T R E E T EETETT G R W GMGMGMGMMMMMMMMMGG FF ELEV.=217.71' FF ELEV.=217.62' EXISTING BUILDINGSS PARAPET ELEV.=232.82' ROOF LEV.=231.89'EV 98989'EL NEIGHBORING ROOF ELEV.=231.89' CON C R E T E C U R B & G U T T E R CUR B & G U T T E CO ERER CONCOONCONNCRCNCNNNCRECRCRE T EREREREEEEEEETE D R DDDDEEDRDDRIV E W A Y EWEWEWEWWEW YYYYYYY VE AWA RIVVR Y DR DRIV E W A Y BOLLARDBOLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLOLLLLOLLOLLOLLOLLOLLOLLOLLOOLLOLLOLLOOLLOOLLOOOLLOLLOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOBOBBOBOBOBOBOBBOBO ERRRRRRRPAVEAAAAAAAAAVVVAEAVE CON C R E T E COOOO RERERE N EETET CR ON R COCOCOCOCOCOCO TEEEEEEEE KING LOTPAVED PARKIKINKINRKIKINRKIRKIRKIRKI GATE T R TRA C K S TRA C K RARA GATATATATTE T R ATTE T R RA GATE T R A GATE T R A RARARARA GATETETETETE T R TETE T R RARARARA GATETETETETE T R TETETE R GATE T R A RARA GATEGATETETETETE T R A TETETETETETETETETE T R A TETE RARARARARARARARARARARARARARARARARA TETETETETEETETETEEEETETETETEEEEETETE CONCRETE PADRETE RRMOTORTORWITH GATE MOOWMOTMOOMOTOWWWWWWWWWWWW RRWWWWWWWWWWWWWWITH LARCELLAEALALALALALACC OVERHEAD CABLE FOR NEIGHBOR OVERHEAD CABLEVE TO NEIGHBORINGT BUILDINGBUILDINGBUILDINGBUILDINGBUILDINGBUILDING TERE ETEETE T S S S S S S S S S S S RIVRIVIV S S S S S EEEETETET 209.9 INVV (±209.2 INV 8")NV 1.2 INV).2(2111.)( FW FWFWW FW FWWWWFWFWFW FW FW FW FWW FW F W W F W F W F W F W W F W F W F W F W W F W F F W WWW F W F W F F W WWWWWWW F W WW F W F W F W F W F W F W F W F W F W F W F W FFF W F W W DRDDD VVLVVLVL LV VVLVV LVLV L V L V L V L V L V L V L V L V LLLLL L V L V L V VVV L V LVLVLVLV LVLVLV LV OF WWWWWWWW WW WWWWW WWWWWWW W WWWVV WW W W W 218.83 FF 217.50 FF2 CO WWWW WWW W W W ON W W WWWWW WWWWWW NCNC WW WW WW WWWWWWWWWWWW )))) WW W S S S S S S S S F W ETEETEE FWFWFWFW FWWWW FWWFW FWFWWFWFWFW B FWFFF FW FWFW FW F W F W F W W F W F W F W F W F W F W 1CRCRCRRCRERRCCCCCCRNCCNCNC 2 4 33333333 5555 BLE6LL 7 7 S 8 11 CCCCECCC 10 RORO L 3 3 9 G 11111111 1" WM FOR ADU 12 33 3 3 1"=10' PRELIMINARY UTILITY SHEET: DATE: C2.0 JOB NUMBER: SCALE: 22015 BY: 1601 OSOS ST. R W 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. 4INSTALL 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 200 Page 25 of 78 ISLA Y S T R E E Y S T R Y S T R ET G R E E N W A Y GMGMGMGMMMMMGMMMMGGGGMM S T O P O S O S S T E E T T E E S C O N C R E T E C U R B SS T T E T E STSTSTTTTYSYSYS 218.83 FF 217.50 FF2 S S WWWWWW O W O W O W 3 0 . 0 0 ' R O R O W R O W O W O W O W O W O W O W WWWW R O R O R O R O R O R O 30.0 0 ' R O W 30 2 0 . 0 0 ' T O O U R B R B R B R B R B F A C E - O F - C U C U R R B R B R B O M C U R B M C U R B M C U R B CCC UU RRRR BBBB C U C O M M O M C U M C F R O M FFFFFFFFFF 0 0 ' F 0 0 0 0000' F 0 F 1 0 . 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 00 0 1 0 111111 FF R F R FFFFFFF R 1 0 0 1 0 1 0 0' F FFFFFFFFFF 0 0 ' 0 0 0 0 0 0 00'' O M T O P L T O T O T O T O P L 0 0 ' 0000000000000000000000000000000000 0 0 ' 0 0 444 . 0 0 4 . 0 0 0 0 0 0 0 0 ' 0 1 0 . 0 0 ' S W 1 0 0 0 ' S W 0 0 ' 0' S W S W W (E) POLEPOLE() (E) GUYUUUUUUUEGYGGGYYEEEEEEGGGYYUY)GGGGUGGUYYUUGYYUE)(E)(E(E(E((E(E(E(E(E(E)(E) ()(( (E) C.O.()ET())5/8" WM TO BEETT(E) 5/8" WM TO BE GG 5/8 E ABANDONEDEETEETET()) (E) FH(E) FH PP () (E) STOP SIGNS T S T T ()S T S T (E) POLE() (E) D.I.() (3) (N) 1" WM [6260] ()() (E) CURB RAMPCUCU() (E) RED CURB(E) RED CUR() (E) D.I.PP()P (E) WVV() (E) SSMH) ()) (E) CURB, GUTTER((( & SIDEWALK () , ()(E) CURB, GUTTERR & SIDEWALKKWAWAAALKK () , (E) DRIVEWAY APRONY APROE) D() VEWAAYAY(N) DRSLA YLAY WAAAAAA RON [2110]0]0]APISLISL 000]]] ()SLASLA URB, GUTTERUTT) CUR(N) CCUCURB GUTTERCUR) CN) CCCN) C) C) C) CCCC(N CURB)CUCCCCCC(NN))RRR 4110]44 10]0]0]4111041WALK [4030 & 40 & & SIDEWA 0]0]0]0]&&0& SIDEWALK [400&&&&&&&&&&&&&&&&&&&&&&&WA 0]00&&&&&&&&&&44441444 )()))) (N) PAD MOUNTED TRANSFORMER () (19. 9 4 ' ) CL T O C U R B (10. 1 5 ' ) CUR B T O P L L FIRE RISERRRR ROOM 1"=20' PROPERTY INFO ( IN FEET ) 1 INCH = FT. 10 2020 400 SHEET: DATE: C3.0 JOB NUMBER: SCALE: 22015 BY: 1601 OSOS ST. DLL 06-20-2023 Page 26 of 78 539 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 NO PA R K I N G 65G 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 OS O S S T R E E T L1.0 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 Page 27 of 78 539 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 Page 28 of 78 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com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age 29 of 78 539 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. *0 2+ 2+ 2+ 2+ 2+ 2+ 2+ 2+ 2+ 2+ 2+ 2+ 2+ 2+ 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 Page 30 of 78 539 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 NO PA R K I N G TRASH PATIO PATH OF TRAVEL S2 S3 C1 VA N 1 ELEC. ROOM FIRE RISER DRIVE AISLEWH UP 5'-0" SETBACK 5' - 0 " SE T B A C K 10 ' - 0 " SE T B A C K 9' - 6 " 8' - 0 " 9' - 6 " 9' - 6 " 1' - 2 " 8' - 0 " 9' - 6 " 8' - 0 " N. 53° 07'E 110.00' N. 3 6 ° 5 3 ' W 5 4 . 0 7 ' N. 53° 07'E 110.00' N. 3 6 ° 5 3 ' W 5 4 . 0 7 ' 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 " C#COMPACT PARKING STALL Page 31 of 78 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 (2)),&(522) BEDROOM LIVING ROOM BATH KITCHEN 2 1 UP '83/(; 425 SF W.I.C.W/D STOR. BALCONY DE S K 7'-3" 11 ' - 4 " 12'-6"5'-0" 5' - 0 " 4' - 0 " 12 ' - 8 12" 10 ' - 9 " 8'-312"9'-1112"6'-5" (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 ' - 8 12" 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 Page 32 of 78 539 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 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 DN UP BEDROOM 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' - 1 1 " 10'-712"7'-1"6'-712"10'-7"2'-9" 18 ' - 1 12" 10 ' - 3 12" 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' - 1 0 " 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 Page 33 of 78 539 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” TO BE DEMOLISHED 12 APPROX. TOP OF BUILDING 15'-8" EXISTING TO REMAIN 1 2 1. NO PROPOSED CHANGES TO EXISTING, PREVIOUSLY APPROVED SIGNAGE EXISTING ELEVATION NOTES KEYNOTES 1. (E)VERTICAL SIDING 2. (E)WHITE TRIM Page 34 of 78 539 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” TO BE DEMOLISHED 13 TO BE DEMOLISHED1 3 3 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 Page 35 of 78 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:10/13/23 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" building 1 SOUTH ELEVATION building 1 WEST ELEVATION building 1 EAST ELEVATION building 1 NORTH ELEVATION 3 1 2 4 1 2 2 A3.2 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. Page 36 of 78 539 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 building 2 SOUTH ELEVATION SCALE: 1/8” = 1’-0” building 2 west ELEVATION SCALE: 1/8” = 1’-0”, TYP. 1 2 6 4 4 7 4 5 2 1 SCALE: 1/8” KEYNOTES 1. STUCCO EXTERIOR FINISH 2. BOARD & BATTEN SIDING 3. NOT USED 4. 1X12 TRIM 5. WINDOW 6. METAL BALCONY 7. METAL AWNING Page 37 of 78 539 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 Page 38 of 78 539 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 Page 39 of 78 539 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 Page 40 of 78 539 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 Page 41 of 78 539 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 Page 42 of 78 539 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 Page 43 of 78 Page 44 of 78 11/08/2023 Item 4a Staff Presentation 1 ARCH-0333-2023 (1601 Osos) Construction of two new residential buildings within the Old Town Historic District The CHC shall make recommendations to decision-making bodies on the application of architectural, historic, and cultural preservation standards and guidelines to projects and approvals involving historic sites, districts, and structures The Committee shall review and make recommendations to the Director on applications and development review projects which include new construction, additions or alterations located in historic districts 1 2 11/08/2023 Item 4a Staff Presentation 2 3 4 11/08/2023 Item 4a Staff Presentation 3 5 6 11/08/2023 Item 4a Staff Presentation 4 Construction in Historic Districts New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district's historic structures. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic.. § 3.2.1 (c) Architecturally compatible development within Historic Districts The CHC reviews development in historic districts for architectural compatibility with nearby historic resources, and for consistency with applicable design and preservation policies, standards, and historic district descriptions in Section 5.2. New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures located adjacent to the property to be developed, or detract from the prevailing historic architectural character of the historic district. § 3.2.2 Architectural compatibility 7 8 11/08/2023 Item 4a Staff Presentation 5 Secretary of the Interior’s Standards (Rehabilitation) Alterations and Additions for a New Use Not RecommendedRecommended Introducing new construction into historic districts which is visually incompatible or that destroys historic relationships within the setting, or which damages or destroys important landscape features Designing new exterior additions to historic buildings or adjacent new construction that are compatible with the historic character of the setting that preserve the historic relationship between the buildings and the landscape Replicating the features of the historic building when designing a new building, with the result that it may be confused as historic or original to the site or setting Designing new construction on a historic site or in a historic setting that it is compatible but differentiated from the historic building or buildings 9 10 11/08/2023 Item 4a Staff Presentation 6 ARCH-0333-2023 (1601 Osos) Construction of two new residential buildings within the Old Town Historic District Action Provide a recommendation to the Community Development Director regarding the consistency of the new construction with the City’s historical preservation policies… 11 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:11/06/23 Image capture: May 2019 © 2023 Google San Luis Obispo, California Google Street View May 2019See latest date 969 Islay St Image capture: Jan 2021 © 2023 Google San Luis Obispo, California Google Street View Jan 2021See more dates 1609 Osos St Image capture: May 2019 © 2023 Google San Luis Obispo, California Google Street View May 2019 See latest date 1321 Osos St Image capture: May 2019 © 2023 Google San Luis Obispo, California Google Street View May 2019 See more dates 999 Pismo St Image capture: Apr 2015 © 2023 Google San Luis Obispo, California Google Street View Apr 2015 See latest date 1401 Osos St 1601 osos st existing commercial 1609 osos st adjacent commercial 1604 morro st adjacent multi-family 1321 osos st mixed use 1341 osos st multi-family 1401 osos st commercial Image capture: May 2019 © 2023 Google San Luis Obispo, California Google Street View May 2019 See latest date 1514 Osos St 1521 osos st multi-family 1638 osos st commercial Imagery ©2023 Airbus, CNES / Airbus, Maxar Technologies, USDA/FPAC/GEO, Map data ©2023 100 ft o s o s s t pismo stbuchon stislay stpacific stmo r r o s t s a n t a r o s a s t c h o r r o s t A1.0 historic old town district site context 11/08/2023 Item 4a - Applicant Presentation 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:11/06/23 A1.1 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 GUIDELINE 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 proposed site plan 11/08/2023 Item 4a - Applicant Presentation 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:11/06/23 old town design context A1.2 many surrounding homes have exterior parking board and batten siding and stucco are prevalent materials throughout the neighborhood surrounding commercial & multifamily buildings have flat roofs aligned roof & cornice line canopy to match existing commercial building canopy massing steps up in scale from one to three stories ELEVATION EXHIBIT FROM historic guidelines, section 3.2.2 fig. 3 elevation from islay streetraised building entries 11/08/2023 Item 4a - Applicant Presentation 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 1601 OSOS STREET SAN LUIS OBISPO, CA DATE:11/06/23 A1.3 VIEW FROM ISLAY STREET (N) DUPLEX & MULTIFAMILY BUILDING revised submittalprevious submittal 11/08/2023 Item 4a - Applicant Presentation