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Home My WebLink AboutItem 4a. 1925 Santa Barbara (ARCH-0448-2022) CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: 1925 SANTA BARBARA (ARCH-0448-2022); CONSTRUCTION OF A MIXED-USE DEVELOPMENT WITHIN THE RAILROAD 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: Obispo Investments Inc REPRESENTATIVE: Barry Williams RECOMMENDATION Provide direction to the applicant and staff on design revisions to achieve consistency with the Architectural Guidelines of the Railroad District Plan 1.0 BACKGROUND The applicant proposes to develop a mixed- use project of three buildings accommodating four residential units and nonresidential space, on property located within the Railroad Historic District (RDP). As provided by the City’s Historic Preservation Ordinance (Municipal Code Ch. 14.01), the Cultural Heritage Committee will review and make recommendations to the Community Development Director on this Architectural Review application, which includes new construction within an historic district (MC §14.01.030 (C) (4)). 2.0 DISCUSSION 2.1 Site and Setting The subject property is a rectangular parcel measuring about 7,250 square feet in area, on the west side of Santa Barbara Avenue, 225 feet south of Upham Street, in a Service Commercial (C-S) Zone, and Historical Preservation Overlay (-H) Zone denoting its location in the Railroad Historic District. It is developed with a small commercial building installed in 1985 to serve as an office for an auto sales lot, and most recently used for personal services (The Brow Shoppe). Meeting Date: 1/22/2024 Item Number: 4a Time Estimate: 45 minutes Figure 1: 1925 Santa Barbara Page 9 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 Across the street are the San Luis Obispo Railroad Museum and a parking lot serving the Railroad Depot area. Adjacent to the site, to the north, is a group of residential structures: a single-family dwelling, Accessory Dwelling Unit, and rental unit. To the south is another single-family dwelling. These dwellings are now considered legally nonconforming in the C-S Zone and, though they were built more than fifty years ago, neither of these adjacent properties are included in the City’s Inventory of Historic Resources. Also found in the immediate vicinity is the Del Monte Café (a Contributing List Resource), a development comprised of industrial sheds (formerly Flanders Bicycle Shop; 1951 Santa Barbara), and a newer development of three mixed -use buildings, designed in an historical vernacular style with false fronts (1957-1977 Santa Barbara). Behind the subject site are the Chapek House (at 843 Upham) and the Bittick Residence (1902 Chorro), both Master List Historic Resources within the adjacent Old Town Historic District. Railroad District Plan. In 1998 the City Council adopted the Railroad District Plan (RDP), an “Area Plan”, intended to implement General Plan policies within the Railroad District. The plan aims to retain and preserve the historic and architectural character of the District with architectural standards to guide new development. The Architectural Guidelines provided in the Plan help to ensure that new development is architecturally compatible with adjacent buildings. These guidelines are applied in reviewing new development in the Railroad District, as discussed in more detail below (§3.3--Railroad District Plan Architectural Review Guidelines). 2.2 Project Description The proposed project is comprised of three new buildings accommodating four dwellings and a nonresidential suite (see also Project Plans, Attachment A). Non-Residential Space 485 sq. ft. 1-story Accessible Living Unit 825 sq. ft. 2-story Tri-Plex (825 sq. ft. /ea.) 2,475 sq. ft. 2-story over under-building parking area Figure 2: Buildings in the vicinity (within Railroad District) Page 10 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 The nonresidential space is provided at the Santa Barbara Avenue street frontage, and is intended for the range of uses and activities permitted in a Service -Commercial Zone (Zoning § 17.10.020 (A)). The buildings are designed in a contemporary style, based on rectangular forms, with medium-sloped pitched roofs. The applicant has provided a Project Description (Attachment B) which describes the project design concept: The design concept is to continue the commercial street frontage while adding more permanent residences. The commercial space continues the pattern of small commercial spaces along this side of the avenue in this block. The residential units have been designed in a residential character with the living area on the ground floor and the bedrooms above, in a loft type configuration. (Applicant Project Description, pg. 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. In addition, the Railroad District Plan includes architectural guidelines that supplement the City’s existing architectural guidelines, for new development within the Railroad District. Relevant applicable guidelines, standards, and recommendations from these documents are outlined below. 3.1 Historic Preservation Program Guidelines Alterations to Historic Resources § 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. Figure 3: Project Rendering, from Santa Barbara Avenue Page 11 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 § 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. The City’s Historical Preservation Program Guidelines include a description of the Railroad Historic District (Attachment C). As described in the Guidelines, development in the Railroad Historic District corresponded to the development of the Southern Pacific Railroad yard. Commercial and residential buildings were constructed to accommodate railway workers, freight and passengers, and employees of Southern Pacific and related businesses. Surviving historic structures date from 1894 to 1945, corresponding with the peak activity of the rail yard and the district’s period of significance, and most were constructed from 1894 to 1920. South of Upham Street the lots are much larger to accommodate the railroad structures. Common characteristic site and architectural features of the District include:  Commercial buildings located at back of sidewalk with zero street setbacks  Front building facades oriented parallel to street  Finish floors at grade  Recessed front entries oriented toward the street  Predominantly one- and two-story buildings  Gable and some hip roof types of low to medium pitch, occasionally with parapets  Predominantly painted wood siding, with some masonry or smooth plaster wall siding  Traditional fenestration, such as double-hung, wood sash windows, and fixed divided light windows  Rectilinear massing, with equal or lesser volume on second floor  Simple detailing often along the roof line including brackets Discussion: The proposed new construction is one- and two-stories in height overall, consistent with the scale of existing development in the vicinity. The façade and entry of the street-fronting building is oriented to the street, in keeping with common site characteristics noted for the Railroad Historic District in the City’s Historic Preservation Program Guidelines (Attachment C). The new buildings exhibit simplicity in form and detailing and echo architectural characteristics of some of the buildings in the vicinity. However, the development lacks many of the characteristics described in the Architectural Guidelines for the Railroad Historic District and, as further discussed below (§3.2.3 – Railroad District Plan Architectural Guidelines), and the Committee should discuss if revisions should be made to the project to achieve consistency with the District’s prevailing character and RDP guidelines as discussed in more detail later in this report. Page 12 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 3.2 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. 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. 3.3 Railroad District Plan Architectural Guidelines The Railroad District Plan includes Architectural Guidelines for new development within the Railroad District, aimed at ensuring that new development reflects the unique architectural character of the Railroad Historic District (Attachment D). Although the proposed project exhibits some aspects of consistency with the guidelines, several of the guidelines are highlighted in the discussion below, to guide discussion about where design refinements may be necessary to achieve overall consistency with the relevant guidelines. Building Form, Massing and Roof Lines. Simple, rectilinear building forms are encouraged, with horizontal massing at lower building levels and equal or lesser volume above. Medium-sloping roof pitches should be used, typically gable, hip, and shed roof forms, and false-fronts, shed roofs, and parapets may be used. Deep roof overhangs are common, particularly for commercial buildings, at ground floor level, and these are typically supported with exposed, diagonal support braces or decorative brackets. Simple dormers can be used for light or ventilation. (see RDP Guidelines, pg. 76). Page 13 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 The buildings are based on simple rectangular forms (see Fig. 4, below), with building volume diminishing with height, covered by medium -slope (4:12) pitched gable roofs. Massing volume is kept at the lower level, except that the rear building is set over an open parking area. The uneven roof heights, and offset alignment of the buildings creates an asymmetric profile that stands in contrast to the simpler, more regular building arrangements and forms elsewhere in the district. At the ground floor, roof overhangs are shallow (except at the north side of the commercial building) and lack exposed support or decorative elements such as braces or brackets. Dormers are not employed, but a monitor style roofline for the residential buildings provides added light and ventilation. Lower level massing Unusual cantilever over parking area (triplex building) Roof overhangs Shallow overhangs (except north side of commercial building) Decorative supports Lack of decorative support elements Doors and Windows. Doors and windows should emphasize symmetry and be vertically oriented, and should generally have wood or plaster trim. Doors are typically single or multipanel, occasionally with glazing and transom windows above. Windows are typically Figure 4: Building forms and massing: Front (E) Elevation, left; Back (W) Elev, right Figure 5: Window types for project, from Window Schedule in plans Page 14 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 fixed, or double hung, often with divided lites, and are often grouped in multiples of two or three, side by side. Horizontal windows may be used with divided lites and may be grouped. In plaster buildings windows may be arched and recessed, sometimes with wood trim (see RDP Guidelines, pg. 77). Doors and windows on the commercial suite provide a symmetrical and vertically-oriented appearance to the street view and upper level windows on the residential buildings exhibit a more horizontal shape. Across all the buildings fixed and sliding window types, rather than double-hung, predominate. No window or door trim is depicted in plans for the wood building, nor any noticeable recesses in windows on the plaster triplex building. Form, Grouping Windows are predominantly sliding type, where operable Windows are roughly grouped, but not in the formal grouping encouraged by guidelines Horizontal Windows Horizontal windows are used in roof monitor, but do not exhibit any divided lite form (slider, single fixed) Trim or Recess Few, if any, trim features are exhibited in the design; Windows in the plaster (triplex) building are not noticeably recessed Surface Treatment and Color. On wood buildings in the Railroad District, shiplap siding or board and batten siding with wood trim are common. Siding may change direction to provide variety in surface pattern and texture, and horizontal trim may be used to separate board patterns or to create a wainscot effect. Foundations are commonly emphasized with brick, stone, or plaster wainscot. Composition shingle, rolled asphalt roofing, built -up roofing, low profile corrugated metal, and barrel tile are all common roof materials. Plaster buildings should have a smooth, hand-finished appearance, are usually white or off-white with pastel or low chroma accent colors, and barrel tile, built-up, and sometimes decorative composition shingle roofing is common. (Railroad District Plan, pg. 78). Figure 6: North Elevation Page 15 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 A variety of surface materials is employed in this project. The front building is sided in vertically-oriented corrugated metal, and the accessible dwelling behind in horizontal fiber cement board (emulating the appearance of wood). The rear triplex building is of acrylic finish plaster, rather than a smooth plaster finish. Each building is topped by a grey standing seam metal roof. The street-fronting commercial building has a darker color treatment, in a gray color, and plan renderings depict a lighter off -white color for the middle building, and darker clay color for the triplex behind. Windows are anodized, in a black color as accent. The proposed project does not include features to emphasize the foundations of the buildings using any wainscot feature (at the rear triplex building the metal and concrete supports over the parking area define the foundation). Decoration, pattern, texture No particular decoration or pattern variety (shingles, change in siding direction, etc.) is employed on the buildings Roof materials Standing seam metal roof used for all buildings; Guidelines discuss corrugated metal for wood and “auxiliary” buildings, but not plaster buildings Plaster finishes Plaster noted as "acrylic feature" which has a texture similar to sand finish, rather than "smooth, hand-troweled" Wainscot, Foundation No wainscot, trim, or other differential treament of lower walls employed No techniques emphasizing the foundation are employed (parking area supports serve as foundation for triplex building) Architectural Details. Commercial buildings generally have simple detailing with little decoration or ornamentation, with some carved shapes used for rafter tiles, brackets, roof eave bracing, and roof gutters. Masonry buildings commonly have more elaborate ornamentation, including parapet details, towers or decorative cornices or quoins, and sometimes finials and decorative woodwork at roof ridges. Discussion. The commercial building in this project has simple detailing with little decoration or ornamentation. The residential buildings are also simple, and lack the architectural details described in the Railroad District Plan Guidelines, such as carved and decorative roof elements, masonry ornamentation, or rounded plaster corners. Page 16 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 Decorative Elements Decorative or ornamental features are not widely employed in the design. 3.4 Summary Although of a scale and size consistent with historic structures in the Railroad District, much of the project lacks the specific characteristics and elements described by the Railroad District Plan’s Architectural Guidelines. Of particular concern are the elements which appear to be inconsistent with RDP guidelines such as: the asymmetric profile created by the uneven roof heights, and offset alignment of the buildings; the cantilevered massing over the parking area; lack of defined roof overhangs or roof support elements and elaboration; the type, form, and grouping of windows; lack of door and window trim and recesses; the treatment of surface texture and foundation emp hasis; and overall lack of architectural detail described in the Plan guidelines. Based on the evaluation above, staff is recommending that the Committee discuss the project’s overall consistency with District and Historic Preservation Program guidelines; and if there is concurrence with staff’s findings that revisions are required, provide direction to the applicant and staff on needed design revisions and refinements needed for consistency with relevant guidelines. 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 Services and Manufacturing land use designation and applicable policies described in the City’s General Plan, consistent with standards and limitations described in Zoning Regulations for the Service Commercial (C-S) 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 threatened 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. Continue review to another date with direction to staff and applicant regarding design revisions for greater consistency with the Railroad District Plan Architectural Guidelines; (this is the action recommended by staff, based on the evaluation pro vided above); or 2. Recommend that the Community Development Director find the project consistent with historic preservation guidelines and architectural standards for construction in the Railroad Historic District; or 3. Recommend that the Community Development Director deny the application, based on specific findings describing inconsistency with historical preservation policies, standards, and guidelines. Page 17 of 46 Item 4a ARCH-0448-2022 (1925 Santa Barbara) Cultural Heritage Committee Report – January 22, 2024 6.0 ATTACHMENTS A - Project Plans (ARCH-0448-2022) B - Project Description (Applicant) C - Railroad Historic District (Historic Preservation Program Guidelines) D - Architectural Guidelines (Railroad District Plan) Page 18 of 46 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 1 PR O P O S E D P E R S P E C T I V E , E X I S T I N G P H O T O , S T A T I S T I C S EXISTING VIEW FROM SANTA BARBARA AVE. SHEET INDEXSITE DEVELOPMENT SUMMARY ZONE C-S-H LOT SIZE - 145.50' X 49.88' = 7257 SF OR .166 AC. MAX. DWELLING = 24 / AC. = 3.996 DWELLING UNITS PROPOSED 4-1 BEDROOM UNITS = 4 X .66. = 2.64UNITS ADDITIONAL USAGE - COMMERCIAL SPACE , = 485 SF PARKING REQUIREMENT = 1PER 1BEDROOM UNIT = 4 1 PER 300 SF OF COMMERCIAL = 2 TOTAL REQ'D. = 6 PARKING SPACES PROPOSED = 7 (1 ACCES., 6 STANDARD) LOT COVERAGE = 75% MAX PROPOSED LOT COVERAGE = UNITS W/ BALCONIES = 2630 SF ELEVATED WALKWAYS AND STAIRS = 429 SF COMMERCIAL & TRASH = 534 SF TOTAL = 3593 SF 3344 / 7257 = 49.5% < 75% FAR 1.5 ALLOWED = 1.5 X 7257 = 10,885 SF 3 -1BEDROOM UNITS @ 895 SF / UNIT = 2685 SF 1-1 BEDROOM UNIT @ 768 SF = 768 COMMERCIAL @ 485 SF = 485 SF TOTAL = 3938 SF GENERAL INFORMATION OWNER: OBISPO INVESTMENTS LLC 1110 CALIFORNIA BLVD. STE C SAN LUIS OBISPO A.P.N.: CURRENT USAGE: SITE AREA: 7257 SF = .166 AC ZONING: 1925 SANTA BARBARA AVENUE SB LIVE / WORK UNITS SAN LUIS OBISPO, CA 93401 PROPOSED USAGE: 003-647-014 COMMERCIAL PROJECT DESCRIPTION LIVE / WORK SPACES AND SMALL COMMERCIAL C-S-H THIS MIXED-USE PROJECT PROPOSES 4 1-BEDROOM UNITS WITH A SMALL COMMERCIAL SPACE AT THE STREET FRONTAGE. ONE ACCESSIBLE UNIT AS PER C.B.C. SECTION 1102.A.3.1 IS PROVIDED AT GROUND LEVEL NEXT TO AN ACCESSIBLE PARKING SPACE. ALL 4 LIVING UNITS ARE DESIGNED AS LOFT STYLE UNITS PESPECTIVE FROM SANTA BARBARA AVENUE VICINITY MAP 1925 SANTA BARBARA AVE. UPHAM 2019 CALIFORNIA BUILDING CODE SAN LUIS OBISPO MUNICIPAL CODE 2019 CALIFORNIA ENERGY CODE 2019 CALIFORNIA GREEN BUILDING CODE 2019 CMC 2019 CPC 2019 CEC 2019 CALIFORNIA FIRE CODE CLIMATE ZONE: CZ5 SEISMIC CATEGORY E CODE ANALYSIS SB-; LIVE WORK MIXED USE SPRINKLED: yes NFPA 13 Allowable Area and Height Calculations Occupancy Group Description Chapter 3 R-2 B S-2 Notes; all areas and heights are without increases Area, Story and Height Modifications Note: See section 506.3 Non required Mixed Use and Occupancy Calculation Section 508.3.3 & 510.3 Occupancy Group Actual Area Per Story R-2 B S-2 2040 483 3750 21000 27000 52500 Sum of ratio’s ≤1 Occupancy Separation Note: See Table 508.2.4 for occupancy separation OccupancyGroup 1 R-2 OccupancyGroup 2 S-2 S-2 R-2 B B Required Separation of Occupancies 1 HR 1 HR 1-HR Notes SEE 406.3.2 Total Allowable Area Per Story 9.76% 1.6% 7.1% 18.46% Ratio(Actual Area/Total Allowable Area) RESIDENTIAL BUSINESS LOW HAZARD Const.Type Section 602 VB VB IIB Allowable area Table 506.2 21000(sm) 27000(sm) 52500 Actual area 3453 483 3750 BLWA# 2203 JAN 15, 2022 Allowable Height Table 504.3 40 60 60 Allowable Stories Table 504.4 3 3 3 Fire Resistance Rating for Building Elements Note: See Table 601 for rating requirements and Table 721 for rated construction Building Element Exterior walls - bearing Interior walls - bearing Ext. walls - non-bearing (Table 602) Structural frame Partitions - permanent Shaft enclosures (Section 707.4) Floor & floor / ceiling Roof & roof / ceiling Notes: Fire Resistance Rating For Exterior Walls Based on Fire Separation Distance (Table 602) Occupancy Group Const. Type Section 602 R-2 B S-2 Notes: C. OPEN PARKING GARAGES COMPLYING WITH 406 SHALL NOT BE REQ'D TO HAVE A FIRE RESISTIVE RATING Maximum Area of Exterior Wall Openings Section 705.8 Wall Fire Separation Distance North* South East West 13'-0" 5'-0" >30 Area of wall 162 113 Allowable Protected % N/A N/A Note: If sprinkled use allowable protected openings for unprotected openings. Notes:* upper floor Egress & Occupancy (Refer to Chapter 10 for other exit requirements – corridors, horizontal and vertical exits, travel distance, etc.) Function ofSpace Table 1004.1.1 Description Residential Residential Business Garage Individual unit Per floor Commercial - Floor Area per Occ. Table 1004.5(Ao) 200 200 150 200 Actual SF(As) 826 2478 483 1923 Occupant Load As/Ao 4 12 3 9 Exit Width(in.) Table 1024.1 36 44 36 44 Exits req’d Table 1015.1 1 1* 1 1 Allowable Un-Protected % 75% 25% Actual Protected SF N/A N/A Actual Un-Protected SF 15 24 RatioEquation 7- 2 9.25% 21.1% VB VB VB X < 5’ 1 1 1 5’ ≤ X < 10’ 1 1 1 0 0 0 10’ ≤ X < 30’ X ≥ 30’ 0 0 0 Required Fire Rating 0 0 0 0 0 0 0 0 Rated Assembly Number Description NA NA NA NA NA NA NA NA APPLICABLE CODES CBC CODE ANALYSIS REQUIRED SETBACKS FRONT - 5' FOR PARKING AND SIGNS 10' FOR BUILDINGS LESS THAN OR EQUAL TO 20' IN HEIGHT 15' FOR BUILDINGS GREATER THAN 20' SIDE & REAR YARDSNO SETBACK REQUIRED UNLESS ADJACENT TO ZONE WITH MINIMUM SETBACK REQUIREMENT, IN WHICH CASE THE ADJOINING SETBACK SHALL BE PROVIDED IN ZONE OF ADJACENT LOT PROPERTIES TO THE NORTH AND SOUTH ARE IN THE C-S-H ZONE. PROPERTY TO THE WEST IS IN THE R-2 ZONE. ADDITIONAL SETBACKS AS PER TITLE 17 , SLO ZONING REGULATIONS C-S ZONE TABLE 2-20 ' HAVE BEEN ADHERED TO. SEE SHEETS XX MAX. HEIGHT - 35' SPECIFICS; NO OPENINGS R2 OCC. LOAD <20 THEREFORE 1 EXIT REQUIRED, EXIT DISTANCE =62' < 125 SEE CBC 1006.3.3(1)(2) SHEET DESCRIPTION 1. PERSPECTIVE, PHOTO, AND STATISTICS 2. SITE SURVEY, DEMOLITION & GRADING PLANS 3. SITE IMPROVEMENT & GROUND LEVEL PLANS 4. 2ND & ROOF LEVEL PLANS SOLID WASTE PLAN & DETAILS 5. ARCHITECTURAL EXTERIOR ELEVATIONS 6. ARCHITECTURAL EXTERIOR ELEVATIONS 7. PHOTO SURVEY OF SANTA BARBARA AVE. 8. ARCHITECTURAL SECTIONS 9. STORM WATER CONTROL PLAN 10. LANDSCAPE PLAN Page 19 of 46 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 CPXTC239.37 BCEG236.35 EPAC236.99 EG237.70 TCF238.65BOCEPAC238.22BOCEPAC238.21TCF238.70 BOCAC238.40 TCF238.77 EG238.16 TCF239.13 BOCAC238.73 BOCAC 238.02TCF 238.50 EG237.26 EG237.76 BOCAC238.63 BOCAC239.14 TCF239.55 EG239.22 EG239.28TCF239.94 BUCAC239.53 AC239.48 BOCAC238.95TCF239.34 FEWCOREG238.94 BOLLARD239.44 EG239.09 TCF239.61 SWB239.44 SWB 239.59 TCFEND239.87 BOCAC239.61 BOCAC 239.49TCF239.86 EG 239.37 EG 239.83 TCF 239.95 BOCAC239.56 BOCAC239.68 TCFCOR240.16 EG239.74 EG ATSIGN 239.66 EG ATSIGN 239.66 BOLLARD 239.44 TCF DW 238.80 TCF239.35 FL238.79 LIP 238.90 PSW 239.47 N89°53'43"W 145.17' N89°56'11"W 145.19' N0 0 ° 0 1 ' 2 1 " E 5 0 . 1 0 ' N0 0 ° 0 0 ' 0 0 " E 5 0 . 0 0 ' SA N T A B A R B A R A A V E 30' SWB239.51 EG236.78EG235.89 EG236.55 (N ) 2 0 0 M M W A T E R L I N E 19 MM CU (E ) 6 " S E W E R 10.22' 10.12' PP OVERHEAD ELECT. OVERHEAD ELECT. & POLE TBR 30' SITE GRADING and UNDERGROUND UTILITIES PLAN SCALE: 1/8" = 1'-0" EXISTING SITE, TOPOGRAPHIC POINTS, & DEMOLITION NOTES SCALE: 1/8" = 1'-0"2 A.C.PAVING TO BE REMOVED DRIVEWAY APRON TO BE REPLACED TO CURRENT PW STANDARDS. EXISTING BUILDING AND CARPORT TO BE REMOVED San Luis Obispo CA C I V I L D E S I G N S O L U T I O N S Topo April 05, 2022 1925 Santa Barbara Ave. REMOVE SIGN REMOVE ALL FENCING REMOVE ALL FENCING REAR FENCE TO REMAIN DURING CONSTUCTION REMOVE ALL ON-SITE CONC. CURBING REMOVE PARKING LOT LIGHTS REMOVE STEPS, WOOD DECK AND SUPPORTS AND RAILS GENERAL NOTE 1. ENTIRE SITE IS TO BE STRIPPED OF ALL MATERIALS DOWN TO NATURAL SOIL FROM PROPERTY LINE TO PROPERTY LINE SI T E S U R V E Y , D E M O L I T I O N & G R A D I N G P L A N S FIRE HYDRANT LOCATIONS 1925 SANTA BARBARA AVE. FIRE HYDRANT ON WEST SIDE OF STREET FIRE HYDRANT ON EAST SIDE OF STREET NOTE: BUILDING IS ON PIERS, NO PERIMETER FOUNDATION, CONSIDERED PERMEABLE A.C.PAVING TO BE REMOVED 34" WATER METER (E) TO BE REMOVED 34" PVC WATER LINE (E) TBRWOOD FENCE (E) TBR WOOD FENCE (E) TBR EXISITING HOUSEEXISTING SHED EXISTING GARAGE 50 0 ' + / - 18 0 ' + / - NORTH NORTH ELECTRIC METER CABINET, 5 METERS AND MAIN DICONNECT 1. ANY SIDEWALK REPLACEMENT IS TO BE CONSTRUCTED AS PER ENG. STD. 4110 INTEGRAL SIDEWALK 2. SEE SHEET 3 FOR SITE IMPROVEMENT DESCRIPTIONS 3. SEE SHEET 9 FOR STORM WATER CONTROL MEASURES SLEEVE IN CONC. FOR DROP ROD - TYP (CLOSED POSITION) PAIR DOUBLE GATES, EQUAL STRUCTURAL WALL OF COMMERCIAL SPACE TRASH ENCLOSURE SCALE: 1/4"=1'-0" NOTE: GATES OPEN 180d FUNCTIONAL PLAN STRUCTURAL PLAN SINGLE GATE 3" X 2" X 3/16" STL COL. 5'-4"5'-4"2'-7" 95 GAL. 95 GAL. 95 GAL. 95 GAL. 65 GAL. SL O P E 1 / 4 " / 1 2 " 6X8X16 CONC. BLOCK WING WALLS W/ PLASTER FINISH 43 3'- O " 14'-0" SEE PLAN FOR OPENING MASONRY W/ PORT. CEM. PLASTER (M) FIN. FLR. 46B - 44A -45A - 42 - NOTE: ALL STEEL TO BE PAINTED TRASH ENCLOSURE SCALE: 1/4"=1'-0" 6'- 8 " LATCH 1-1/2" = 1'-0" ELEVATION 2" 3" 7" 4" 1/2"~ HOLE FOR PADLOCK 7" SECTION 1" 9" 2" 1 |" x 2" x _" STL. ANGLE 3"X 2" STL. TUBES |" x 2" x _" x 2" LONG 2" x 7" x _" PL. FRAME (MITER & WELD) 4"2" B GATE STOPPER 1-1/2" = 1'-0" ELEVATION A 1' - 0 " 4" B SECTION WASHER, WELD TO ROD TOP 1"~ x 12" STD. PIPE INTO PAVEMENT (INSTALL PIPES AT CLOSED AND OPEN POSITION OF GATE) OF PAVEMENT FRAME (MITER & WELD) 3/4"~ ROD BOTH SIDES 1/8" PLATE B - RUBBER WHEEL ON SPRING PISTON (TYP. EA. GATE LEAF) 6" JAMB CONNECTION 1-1/2" = 1'-0" A CONT. HINGE WELDED TO JAMB & TO TUBE FRAME, BY MISC. IRON & STL. SUB-CONTR. HINGE SHALL CONSIST OF 1/8" THK. STL. PLATE B 3" 4.1 W/ 1/2"~ x 8" ANCHORS 3" x 2" x 3/16" STL. TUBE FRAME MASONRY W/ PORT. CEM. PLASTER 1 |" x 2" x _" STL. ANGLE FRAME @ 4" FROM TOP & 1'-4" O.C. CLR. 2"1"2" 3" 414243444546 NOTE: CURRENT OFFSITE DRAINAGE EASEMENT TO BE ABANDON 5' RETAINING WALL SCALE: 3/4" = 1'-0" 8" 1'- 3 " 4'-9" 1'-0" 5' - 4 " 4' - 7 " 1'-812" PL @ S O U T H S I D E 3" PAVERS OR AC PAVING ON COMPACTED BASE AS PER SOILS ENG. 8,8,16, CMU BLOCK WALL, TO BE ENGINEERED 36 IMPERVIOUS AREA = 4365 SF LANDSCAPE & DIRT AREA = 2892 SF WILL SERVE LETTER 35 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W SWB 2 3 9 . 7 4 TP 239 . 0 0 TP 238 . 0 0 TP 237 . 0 0 TP 234 . 3 0 TP 236 . 0 0 DOWNWARD DRIVEWAY DECENT MAX 4.7' DECENT (SLO ENG. STD. 2130) NEW DRIVEWAY APPROACH (SLO ENG.STD.2110) TP 239 . 7 5 SWB 2 3 9 . 4 4 SWB 23 9 . 6 1 SWB 2 3 9 . 5 3 SW 239 . 7 5 SW 239 . 8 5 FF 240.00FF 239.20 EG 236 . 5 5 EG 235 . 8 9 EG 238 . 9 4 EG 237 . 7 6 T P 2 3 5 . 0 0 TP 234 . 5 0 TP 235 . 0 0 T P 2 3 2 . 8 4 T C 2 3 3 . 0 0 T C 2 3 2 . 9 0 TP 23 3 . 4 4 TC 23 3 . 7 5 TC 2 3 5 . 4 0 TC 2 3 5 . 5 0 TC 23 9 . 1 6 TC 2 3 8 . 9 1 TRENCH DRAIN CONTAINMENT PIT & DUAL SUMP PUMP 2-2"D PRESSURE LINE TO STREET SH E E T F L O W T O DR A I N SH E E T F L O W T O DR A I N SHEET FLOW T O DRAIN TW 23 6 . 7 5 TW 236 . 7 5 TW 236 . 7 5 SWB 23 9 . 9 8 EG 238 . 2 0 EG 237 . 7 2 EG 237 . 2 8 EG 236 . 8 5 TW 2 3 7 . 7 5 TW 2 3 6 . 7 5 TW 2 3 8 . 2 5 TW 2 3 9 . 0 0 EG 238 . 8 0 EG 239 . 4 0 TW 23 6 . 7 5 TW 23 6 . 7 5 TW 236 . 7 5 TW 23 7 . 4 1 TC.239 . 0 0 EG 237 . 0 0 EG 236 . 0 0 NEW 4" SEWER 14 ' - 2 1116 " KĐƚŽďĞƌϮϯ͕ϮϬϮϯ ĂƌƌǇtŝůůŝĂŵƐ͕ƌĐŚŝƚĞĐƚ >tƌĐŚŝƚĞĐƚƐ ϭϭϬϯůůĂ^ƚ ^ĂŶ>ƵŝƐKďŝƐƉŽ͕ϵϯϰϬϭ ϴϬϱͲϰϱϵͲϳϯϱϯ ZĞ͗ϭϵϮϱ^ĂŶƚĂĂƌďĂƌĂǀĞʹŶĐůŽƐƵƌĞWůĂŶƐĨŽƌD&hʹZĞǀŝƐĞĚtŝůůͲ^ĞƌǀĞ>ĞƚƚĞƌ dŚŝƐůĞƚƚĞƌŝƐƚŽĂĐƚĂƐĂtŝůůͲ^ĞƌǀĞůĞƚƚĞƌĨŽƌƚŚĞĐŽůůĞĐƚŝŽŶŽĨƐŽůŝĚǁĂƐƚĞ͕ƌĞĐǇĐůŝŶŐ͕ĂŶĚŽƌŐĂŶŝĐǁĂƐƚĞĂƚ͗ ϭϵϮϱ^ĂŶƚĂĂƌďĂƌĂǀĞ͕^ĂŶ>ƵŝƐKďŝƐƉŽ͕͕ϵϯϰϬϭ WĞƌƉĂŐĞƐϮĂŶĚϯŽĨƚŚĞƌĐŚŝƚĞĐƚƵƌĂů^ŝƚĞWůĂŶƌĞĐĞŝǀĞĚŽŶϭϬͬϮϮͬϮϬϮϯ /ŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚƚŚĞĨƌĂŶĐŚŝƐĞĂŐƌĞĞŵĞŶƚǁŝƚŚƚŚĞŝƚǇŽĨ^ĂŶ>ƵŝƐKďŝƐƉŽ͕^ĂŶ>ƵŝƐ'ĂƌďĂŐĞŽŵƉĂŶǇǁŝůů ƉƌŽǀŝĚĞĐŽŵŵĞƌĐŝĂůŝŶͲǇĂƌĚĐŽůůĞĐƚŝŽŶŽĨƚŚĞƚŚƌĞĞǁĂƐƚĞƐƚƌĞĂŵƐĂƚƚŚŝƐůŽĐĂƚŝŽŶƉĞƌƚŚĞĨŽůůŽǁŝŶŐƐĐŚĞĚƵůĞ͗ ^ŽůŝĚtĂƐƚĞ͗ϮϵϱͲŐĂůůŽŶƚƌĂƐŚĐĂŶƐ͕ϭǆǁĞĞŬůǇ ZĞĐǇĐůŝŶŐ͗ KƌŐĂŶŝĐtĂƐƚĞ͗ϭϲϱ'ĐĂŶ͕ϭǆǁĞĞŬůǇ EŽƚĞ͗^ĞƌǀŝĐĞůĞǀĞůƐŵĂǇĐŚĂŶŐĞĚĞƉĞŶĚŝŶŐŽŶǀŽůƵŵĞƐ͘ /ƚǁŝůůďĞƚŚĞƉƌŽƉĞƌƚǇŽǁŶĞƌ͛ƐƌĞƐƉŽŶƐŝďŝůŝƚǇƚŽŵĂŬĞƐƵƌĞƚŚĂƚĂůůĐŽŶƚĂŝŶĞƌƐĂƌĞĂĐĐĞƐƐŝďůĞďǇϲ͗ϬϬDŽŶƚŚĞ ĚĂǇ;ƐͿŽĨĐŽůůĞĐƚŝŽŶ͘ ĂƐĞĚŽŶŵǇƌĞǀŝĞǁŽĨƚŚĞƉƌŽƉĞƌƚǇĂŶĚƉůĂŶƐĞƚ͕ƚŚĞƐƉĂĐĞĂůůŽƚƚĞĚĨŽƌǁĂƐƚĞƐƚŽƌĂŐĞĂŶĚƐĞƌǀŝĐĞŝƐ ƐƵĨĨŝĐŝĞŶƚ͘ ĂƐĞĚŽŶŵǇƌĞǀŝĞǁŽĨƚŚĞƉƌŽƉĞƌƚǇĂŶĚƉůĂŶƐĞƚ͕ƚŚĞǀŽůƵŵĞŽĨĐĂŶƐĂŶƚŝĐŝƉĂƚĞĚĨŽƌƵƐĞĂƚƚŚŝƐƉƌŽƉĞƌƚǇ ŝƐƐƵĨĨŝĐŝĞŶƚ͘ /ƚŝƐƚŚĞƉƌŽƉĞƌƚǇŽǁŶĞƌ͛ƐƌĞƐƉŽŶƐŝďŝůŝƚǇƚŽŝŶĐƌĞĂƐĞĨƌĞƋƵĞŶĐǇŽƌǀŽůƵŵĞŽĨƐĞƌǀŝĐĞŝĨŶĞĐĞƐƐĂƌǇƉƵƌƐƵĂŶƚƚŽ DƵŶŝĐŝƉĂůŽĚĞ^ĞĐƚŝŽŶϴ͘Ϭϰ͘ϬϳϬ;Ϳ͘ EŽƚĞƐZĞŐĂƌĚŝŶŐ^ĞƌǀŝĐĞ͗ dŚŝƐD&hĐŽŵŵĞƌĐŝĂůĂĐĐŽƵŶƚǁŝůůƐŚĂƌĞĨŝǀĞƌĞƐŝĚĞŶƚŝĂůƐƚǇůĞĐĂŶƐ͘/ŶͲǇĂƌĚƐĞƌǀŝĐĞƚŽďĞŝŶĐůƵĚĞĚǁŝƚŚƚŚĞ ĐŽŵŵĞƌĐŝĂůĂĐĐŽƵŶƚ͘,ŽǁĞǀĞƌ͕ĐĂŶƐŵĂǇĂůƐŽďĞƌŽůůĞĚŽŶƚŽƚŚĞƐƚƌĞĞƚďǇƌĞƐŝĚĞŶƚƐƚŽďĞƐĞƌǀŝĐĞĚĐƵƌďƐŝĚĞ͘ /ĨǇŽƵŚĂǀĞĂŶǇƋƵĞƐƚŝŽŶƐŽƌŶĞĞĚĂŶǇĂĚĚŝƚŝŽŶĂůŝŶĨŽƌŵĂƚŝŽŶ͕ƉůĞĂƐĞĚŽŶŽƚŚĞƐŝƚĂƚĞƚŽĐŽŶƚĂĐƚŵĞ͘ <ƌŝƐDĂǌƵƌĞŬ KƉĞƌĂƚŝŽŶƐ^ƵƉĞƌǀŝƐŽƌ ϯϲϬͲϳϴϵͲϬϵϵϭĞůů ϰϯϴϴKůĚ^ĂŶƚĂ&ĞZĚ^ĂŶ>ƵŝƐKďŝƐƉŽ͕ϵϯϰϬϭϴϬϱͲϱϰϯͲϬϴϳϱ ϮϵϱͲŐĂůůŽŶƌĞĐǇĐůĞĐĂŶƐ͕ϭǆǁĞĞŬůǇ Page 20 of 46 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 3 GROUND LEVEL PLAN SCALE: 1/8" = 1'-0" SCLAE: 1/8" = 1'-0" SI T E I M P R O V E M E N T & G R O U N D L E V E L P L A N S VAN ACCESSIBLE PARKING C8C8 NORTH C-S ZONE R2 ZONE SA N T A B A B A R A A V E N U E AC DRIVE - SLOPE DOWN TO SUBTERRANEAN PARKING AS PER PW STANDARD 2130 & 2140 UP FROM PARKING MAIL BOXES COMMERCIAL SPACE (AT GROUND LEVEL) WA T E R M E T E R S ( N ) EDGE OF BUILDING ABOVE BI K E P A R K I N G 24" CMU RET. WALL 1'-4' CMU RET. WALL (AC PAVING, STRIPED AS PER CODE) BUILDING SETBACK TRASH ENCLOSURE VAN PARKING Reference: ADA Standards for Accessible Design (28 CFR Part 36): § 4.1.6 Alterations; § 4.1.2 Accessible Sites and Exterior Facilities: New Construction, and § 4.1.6 Parking and Passenger Loading Zones A8 A8 B8 B8 FIRE -BACKFLOW PREVENTION DEVICE AND F.D.C. SEE SHEET 2 FOR FIRE HYDRANT LOCATIONS NO PARKING SITE IMPROVEMENT PLAN NEW DRIVEWAY APPROACH (SLO ENG.STD.2110) 6- 1' WATER METERS TRASH ENCLOSURE PERVIOUS PAVERS LANDSCAPE % AT FRONT PARKING AREA IMPERVIOUS AREA = 3388 SF LANDSCAPE AREA = 674 SF PERVIOUS AREA = 3195 SF UNIT 100 NEIGHBOR RESIDENCEGARAGE GARAGE NEIGHBOR RESIDENCE C-S ZONE C-S ZONE R2 ZONE WHEEL STOP BIKE STORAGE 2 / LOCKER COMMERCIAL SPACE (AT GROUND LEVEL) SUBTERRANEAN PARKING ACCESSIBLE LIVING UNIT (AT GROUND LEVEL) VITREOUS CHINABATHROOM SINKVEERK-5265-1 VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1 NORTH UP FROM GARAGE UP TO UNITS UNIT 101 PERVIOUS PAVERS SE T B A C K 50'-0" RESIDENTIAL AREA OCCUPYING FIRST 50' FROM FRONTAGE =20.5% ACCESSIBLE LIVING UNIT AS PER CBC 1102A.3.1 TRI-PLEX = 2628 SF 1ST- FLR=516 SF EA. 2ND-FLR=360 SF EA. TOTAL = 876 SF EA UNIT 102UNIT 103 OVERHANG OF 2ND LEVEL UNIT 100=825 SF 1ST- FLR=492 SF 2ND-FLR=333 SF EXIT WALKWAY 10 ' - 0 " 10'-0" SETBACK 10'-0" FIRE RISRER 483 SF BENCH BENCH LANDCAPE LANDCAPE 36" HIGH CMU WALL, PLASTERED 35 25 15 16 26 36 ##EXTERIOR ELEVATION LEGEND SETBACK 412 40 ' - 6 " 9'-512"9'-512"9'-6"9'-6"9'-5"9'-6" PERVIOUS PAVERS LANDCAPE 11 A A D B C A E 11 #NOMINAL SIZE MATERIAL HEAD WINDOW DESCRIPTION FRAME DETAILS NOTES WINDOW AND GLAZING SCHEDULE TYPE GLASS FINISH SILLJAMB A B C LEGEND TYPE: FG - FIXED GLASS SL - SLIDER SH - SINGLE HUNG AWN - AWNING CSMT - CASEMENT GLASS: DG - DUAL GLAZED DG-T - DUAL GLAZED TEMPERED SG - SINGLE GLAZED SG-T - SINGLE GLAZED TEMPERED SG-L - SINGLE GLAZED LAMINATED MATERIAL: AL - ALUMINUM VN - VINYL WD - WOOD FG - FIBERGLASS STL - STEEL FRAME FINISH: ANO - ANODIZED PC - POWDER COATED PT - PAINTED ST - STAINED FIRE D W/ ADVANCED LOW-E GLASS (MIN. U - FACTOR .3, SHGC .5) 6'-0" X 3'-6"SL VN WTDG 6'-0" X 6'-8"SL VN WTDG-T FG VN WTDG-T2'-0" X 2'-0"NA NA NA WINDOWS ARE TO BE MILGARD STLYE LINE V250 SERIES VINYL SKLT = SKYLIGHT E F 4'-0" X 3'-6" 2'-6" X 2'-6" SL VN WTDG NA AWN VN WTDG NA MILGARD SERIES TRINSIC SERIES V300 4'-0" X 3'-0"SL VN WTDG NA G H I 2'-6" X 3'-0" 4'-0" X 2'-0" SH VN WTDG NA VN WTDG NA 4'-0" X 2'-0"FG VN WTDG NA SL D B H I E C A E GF 7' - 0 " 2" 2' - 4 " 2' - 6 12" 6'-37 8"8'-7 516" 14'-2" 2'-0"2'-0"2'-0"3'-0"2'-0"2'-0" 12 WINDOW SCHEDULE 14 ' - 0 " 412 MAIL BOXESELECTRIC METERS ELECTRIC METERS Page 21 of 46 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 42ND LEVEL PLAN SCLAE: 1/8" = 1'-0" VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1 VITREOUS CHINABATHROOM SINKVEERK -5265 -1 SCLAE: 1/8" = 1'-0" 2N D , & R O O F L E V E L P L A N S NORTH ROOF PLAN SCLAE: 1/8" = 1'-0" PRIVATE DECK STANDING SEAM METAL ROOFS ON 4:12 SLOPE W/ PHOTOVOLTAIC PANELS ATTACHED, TYP. OF 4 UNIT 101 UNIT 102 UNIT 103 OPEN TO BELOW NO 2ND LEVEL AT COMMERCIAL OPEN TO BELOW OPEN TO BELOW PRIVATE DECK PRIVATE DECK C8 C8 A8 A8 B8 B8 C8C8 A8 A8 B8 B8 NORTH STANDING SEAM METAL ROOFS ON 4:12 SLOPE UNIT 100 LOW WALL CL CLCLCL OPEN TO BELOW OPEN RAIL BELOW WINDOWS EF GG B H HII B HHI Page 22 of 46 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 5 EX T E R I O R E L E V A T I O N S 1 - SOUTH ELEVATION SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" GREENSCREEN W/ FOLIAGE TO MASK SUBTERRANEAN PARKING PROPERTY LINE ANODIZED WINDOWS, BLACK FINISH - TYP. PIPE RAIL TOP RAILING, POWDERCOATED 20 GA. CORRUGATED METAL SIDING EXTERIOR PLASTER - ACRYLIC FINISH PROPERTY LINE ANODIZED WINDOWS, BLACK FINISH PIPE RAIL TOP RAILING, POWDERCOATED - AT TRIPLEX, BEYOND 20 GA. CORRUGATED METAL SIDING 3 - EAST ELEVATION - SANTA BARBARA STREET FRONTAGE LEVEL OF SUBTERRAINIAN PARKING BELOW GROUND LEVEL AT STREET PROPERTY LINE NOTES 1. SEE SHEET 6 FOR SETBACKS AT R2 PROPERTY TO THE WEST 2. ALL LIGHTING IS TO BE DOWN LIGHTING LOCATED IN SOFFET OR CEILINGS, OR WALL LIGHTS WITH A DOWNWARD DIRECTION. STAIRS TO GARAGE FINISH GRADE AT PROPERTY LINECONC. SOPPORT COLS., TYP. OF 4 HORIZONTAL CEMENT BOARD SIDING - PAINTED - BEYOND, ACCESSIBLE UNIT HORIZONTAL CEMENT BOARD SIDING - PAINTED PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING, TYP. OF 3 SIGNAGE 1925 EXTERIOR PLASTER W/ ACRYLIC FINISH - - BEYOND, TRI-PLEX SCALE: 1/4" = 1'-0"2 - EAST ELEVATION OF RESIDENCES BEHIND COMMERCIAL 20 GA. CORRUGATED METAL SIDING PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING, 28 ' - 8 58" STANDING SEAM METAL ROOFING, 6' REDWOOD FENCE AT PROPERTY LINE PROPERTY LINE 6' REDWOOD FENCE AT PROPERTY LINE LOW PLASTERED O/ CMU WALL W/ 6" ADDRESS FDC BENCHES PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING PROPERTY LINE PROPERTY LINE 20 GA. CORRUGATED METAL SIDING PIPE RAIL TOP RAILING, POWDERCOATED EXTERIOR PLASTER - ACRYLIC FINISH, LEVEL OF SUBTERRAINIAN PARKING BELOW 20 GA. CORRUGATED METAL SIDING PIPE RAIL TOP RAILING, POWDERCOATED PAINTED FASCIAS W/ METAL FLASHING TO MATCH ROOF - TYP. PAINTED FASCIAS W/ METAL FLASHING TO MATCH ROOF - TYP. HORIZONTAL CEMENT BOARD SIDING - PAINTED PAINTED FASCIAS W/ METAL FLASHING TO MATCH ROOF - TYP. 6' REDWOOD FENCE AT PROPERTY LINE REMOVED FOR VIEW OF UNIT OVERHANG NORTHSOUTH WEST EAST NORTHSOUTH NATURAL WOOD DOOR, STAINED WITH TRANSLUCENT LITES WALKWAY 16 ' - 1 0 " COMMERCIAL UNIT ACCESSIBLE 1-BEDROOM UNIT ON TRI-PLEX BEYOND TRI-PLEX ACCESSIBLE 1 BEDROOM UNIT COMMERCIAL UNIT Page 23 of 46 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 6 3 - WEST ELEVATION OF COMMERCIAL SCLAE: 1/4" = 1'-0" SCLAE: 1/4" = 1'-0" EX T E R I O R E L E V A T I O N S PROPERTY LINE ANODIZED WINDOWS, BLACK FINISH - TYP PIPE RAIL TOP RAILING, POWDER COATED 20 GA. CORRUGATED METAL SIDING EXTERIOR PLASTER - ACRYLIC FINISH 1 - NORTH ELEVATION LEVEL OF SUBTERRAINIAN PARKING BELOW GREEN SCREEN ALONG PROPERTY LINE TO MASK PARKING PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING LANDSCAPE STRIP SALSBURYU.S. MAIL PROPERTY LINE GREEN SCREEN ALONG WEST PROPERTY LINE TO MASK PARKING CMU SUPPORT WALL PIPE RAIL TOP RAILING, POWDER COATED 20 GA. CORRUGATED METAL SIDING HORIZONTAL CEMENT BOARD SIDING - PAINTED 20 GA. CORRUGATED METAL SIDING FIRE RISER 14'-6" DRIVEWAY MAIL BOXES STANDING SEAM METAL ROOF - TYP. STANDING SEAM METAL ROOF - TYP. STANDING SEAM METAL ROOF - TYP. STANDING SEAM METAL ROOF - TYP. 20 GA. CORRUGATED METAL SIDING TRASH ENCLOSURE ACCESSIBLE PARKING PASSENGER LOADING ACCESSIBLE LIVING UNIT 2 - WEST ELEVATION CONC. SOPPORT COLS., TYP. OF 4 6' REDWOOD FENCE AT WEST PROPERTY LINE 6' REDWOOD FENCE AT WEST PROPERTY LINE NATURAL GRADE AT PROPERTY LINE SA N T A B A R B A R A S T R E E T R . O . W . Page 24 of 46 1977 1965 1957 1951 1928 1925 1921 1901 THESE THREE PROJECTS WERE ALL BUILT AROUND 2008. THEY ARE COMMERCIAL RESIDENTIAL. THE ARCHITECTURE TAKES FROM THE FALSE FRONT OF THE DEL MONTE WITH SOME MORE CONTEMPORARY TOUCHES THIS OLD CS PROPERTY HAS SERVED IN MANY CAPACITIES AS A COMMERCIAL SERVICE PROPERTY. IT ALONG WITH THE PROPERTIES TO THE NORTH ARE BOUND TO BE REDEVELOPED THIS IS ONE OF THE LAST REMAINING SINGLE FAMILY RESIDENCES ON SANTA BARBARA AVE THIS SITE WAS A VACANT LOT UNTIL 1983 WHEN THE ORIGINAL McCARTHY'S USED CAR LOT WAS PLACED ON IT. SINCE IT HAS HAD A COUPLE OF OTHER COMMERCIAL USES THIS SINGLE FAMILY RESIDENCES WITH A COUPLE OF OUTBUILDINGS HOUSING RESIDENCES HAS HAD A COUPLE OF REDEVELOPMENT PROPOSALS THE DEL MONTE CAFE HAS BEEN A LANDMARK SINCE THE 70'S WHEN THE OLD VACANT MARKET WAS TURNED INTO A RESTAURANT. THIS ECLECTIC BUILDING HAS SERVED AS A HARDWARE STORE AND NOW A MENTAL HEALTH FACILITY. IRON HORSE OFFICE BUILDING, BUILT IN 1995 DOES A GOOD JOB AT USING INDUSTRIAL MATERIALS THAT ONE MIGHT FIND ALONG A RAILROAD R.O.W. PROPOSED STREET ELEVATION PROPOSED FOOTPRINT 1995 PARKING 2120 SANTA BARBARA STREET 1880 SANTA BARBARA AVE - RAILROAD SQUARE THE ORIGINAL RAILROAD SQUARE BUILDING KNOWN AS THE CHANNEL BUILDING WAS BADLY DAMAGED IN A FIRE IN 2002. ALTHOUGH 1970'S WOOD ADDITIONS WERE DESTROYED THE ORIGINAL BRICK BUILDING WAS ABLE TO BE SALVAGED. CONTEMPORARY ADDITONS MOSTLY IN STEEL CLADDING ERE ADDED TO EACH END BOOKENDING THE ORIGINAL STRUCTURE AND ALLOWING IT TO STAND OUT. THIS IS A GREAT EXAMPLE OF A CONTEMPORARY ARCHITECTURAL INTERVENTION HARMONIZING, NOT TRYING TO REPLICATE OR COMPETE WITH A WONDERFUL HISTORICAL STRUCTURE. CIRCUMSTANCES UNIQUE TO THIS PROJECT (TAKEN FROM OASIS WEB PAGE) REHABILITATION AND ADAPTIVE REUSE OF AN HISTORICAL STRUCTURE SUBSTANTIAL PUBLIC OUTREACH AND COMMUNITY INVOLVEMENT FIRE DAMAGE RESTORATION UNREINFORCED MASONRY SEISMIC RETROFIT. THE MOST RECENT PROJECT COMPLETED ON SANTA BARBARA AVE IS A MIX OF COMMERCIAL AND RESIDENTIAL. THE STREET FRONTAGE IS USING SHED ROOFS IN A SAW TOOTH ORIENTATION.THE MATERIALS ARE A COMBINATION OF CEMENT BOARD SIDING, EXTERIOR PLASTER AND VARIOUS PROFILES OF METAL PANELS. 7 SANTA BARBARA AVENUE R.O.W. (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 Page 25 of 46 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 8SECTION C-C SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" SECTION A-A BU I L D I N G S E C T I O N S PLANTING AREA COMMERCIAL SPACE UNIT 102 SECTION B-B SLOPE OF DRIVEWAY BEYOND WOOD FENCE ALONG PROPERTY LINE NATURAL GRADE (E) CENTER OF NATURAL GRADE ON LOT 35 ' - 0 " 15'-0" 5'-0" R2 ZONE SETBACK LINE MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE 10'-0" No setback unless adjacent to zone with minimum setback requirement, in which case the adjoining setback shall be as provided in zone of adjacent lot. Table 2-20: C-S Zone Development Standards NOTE: PROPERTY TO THE WEST IS ZONED R-2, AS PER ZONING REGULATIONS; 5'-0" 6'-0" 7'-0" 8'-0" 9'-0" 10'-0" 11'-0" 12'-0" 12' A.A.G. 15' A.A.G. 17' A.A.G. 19' A.A.G. 22' A.A.G. 24' A.A.G. 26' A.A.G. 28' A.A.G. 31' A.A.G. 33' A.A.G. 35' A.A.G. 0'- 9 916 " 4' - 2 18" 6'- 4 34" UNIT 102 UNIT 100 UNIT 101 MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE ENTRY WALKWAYUNIT 101 UNIT 100 TRI-PLEX BEYOND SUB-TERRANEAN PARKING LEVEL BEYOND 10'-0"10'-0" 1-HR FIRE RATING REQ'D, SEE SHEET 1, CBC CODE ANALYSIS 1-HR FIRE RATING REQ'D, SEE SHEET 1, CBC CODE ANALYSIS PRIVATE DECK, EA. UNIT PATIO 20 ' - 1 " MA X . H T . @ R I D G E 18 ' - 6 ' 10'-0"R-2 PARKING 8' - 5 716 " 1' - 0 " 8'- 0 " VA U L T E D 1' - 4 " 1'- 0 " 7' - 8 12" 8'- 4 12" 8'- 4 12" 9'- 4 12" 8'- 0 " 8'- 0 " 9' - 0 " 7'- 6 " Page 26 of 46 N89°53'43"W 145.17' N89°56'11"W 145.19' N0 0 ° 0 1 ' 2 1 " E 5 0 . 1 0 ' N0 0 ° 0 0 ' 0 0 " E 5 0 . 0 0 ' SA N T A B A R B A R A A V E IMPERVIOUS AREA 4383 SF EXISTING SITE IMPERVIOUS AREA 3388 SF PROPOSED SITELANDSCAPE AREA 674 SF PERVIOUS PAVERS & NATURAL AREA 3195 SF LANDSCAPE AND NATURAL AREA 2874 SF SA N T A B A R B A R A A V E TOTAL AREA 7257 9 NOTE: EXISTING STRUCTURE IS ON CAISSONS AND RAISED OFF OD THE GROUND (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFOETA T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 Page 27 of 46 QUANT. PLANT SYMBOL LEGEND S Y M B O L SIZE WATER USE* * PLANT WATER USE PER WUCOLS, ZONE #1 GROUND COVERS LEGEND PLANT NAME LS. AREA CALCULATION & HYDROZONES BUILDING PROPOSED LP LP LP LP (1st fl GARAGE) BUILDING PROPOSED “ LANDSCAPE DOCUMENT REQUIREMENTS GREEN CODE REQUIRMENTS : LANDSCAPE DEVELOPMENT PLAN BUILDING PROPOSED CASEY J PATTERSONLANDSCAPE ARCHITECT 1 10 /11 /23 LANDSCAPE DEVELOPMENTPLAN 3/16" = 1'-0" SB-LIVE-WORK STUDIOS1925 SANTA BARBARA STREET,SAN LUIS OBISPO, CA :$7(5%8'*(7&$/&8/$7,21 WZK:d͗ ^ƚĂŶƚĂĂƌďĂƌĂ^ƚDŝǆĞĚhƐĞĚWƌŽũĞĐƚ Dtс;dŽͿǆ;Ϭ͘ϲϮͿǆ΀;Ϭ͘ϱϱǆ>Ϳн;Ϭ͘ϯǆ^>Ϳ΁ ^>с Ϭ Dtс ϭϬ͕Ϭϲϲ͘ϳ dthс;ƚŽͿǆ;Ϭ͘ϲϮͿǆ΀;W&ǆ,ͬ/Ϳн^>΁ ^ŝƚĞ>ŽĐĂƚŝŽŶ͗ ^ĂŶ>ƵŝƐKďŝƐƉŽ ^ŝƚĞΖƐdŽ͗ ϰϯ͘ϴ /ƌƌŝŐĂƚŝŽŶĨĨŝĐŝĞŶĐǇ͗ Ϭ͘ϴϭ K͘,с͘ϳϱŵĂǆ ƌŝƉс͘ϴϭ WůĂŶƚ&ĂĐƚŽƌƐ >Žǁ ϬͲϬ͘ϯ DĞĚŝƵŵ Ϭ͘ϰͲϬ͘ϲ ,ŝŐŚ Ϭ͘ϳͲϭ͘Ϭ d&с Ϭ͘ϱϱ Z^͘сϬ͘ϰϱ KD͘сϬ͘ϱϱ WůĂŶƚŝŶŐ WůĂŶƚ ,ǇĚƌŽǌŽŶĞ ,ǇĚƌŽǌŽŶĞ dǇƉĞ &ĂĐƚŽƌ ƌĞĂ W&ǆ,;&d^YͿ dth >Kd/KE ϭ >Žǁ Ϭ͘Ϯ ϲϳϰ ϭϯϱ ϰ͕ϱϭϵ ŶƚŝƌĞƉƌŽƉĞƌƚǇ ^Ƶŵ͗ ϲϳϰ ϭϯϱ ϰ͕ϱϭϵ dKd> >ŽǁǁĂƚĞƌƵƐĞĂƌĞĂƐ͗ ϲϳϰ DĞĚŝƵŵǁĂƚĞƌƵƐĞĂƌĞĂ͗ Ϭ ;h'dͿ ;^d/DdͿ Dtс ϭϬ͕Ϭϲϳ dthс ϰ͕ϱϭϵ ;DĂǆ͘ůůŽǁĞĚtĂƚĞƌůůŽƚŵĞŶƚͿ WƌŽũĞĐƚĐŽŵƉůŝĞƐǁŝƚŚDt>K ;ĞƐƚŝŵĂƚĞĚŝƐůŽǁĞƌƚŚĂƚďƵĚŐĞƚͿ PLANT IMAGES Page 28 of 46 1925 Santa Barbara Avenue Project Description Note: All section numbers called out as reference are from the City of San Luis Obispo, Title 17 Zoning Regulations, unless noted differently. Words in italics have been taken directly from the zoning ordinance for clarification and support of the proposal. Project Use Concept –The premise of this project is to create a mixed-use development that will provide a commercial space on the street frontage and living spaces behind, similar to current developments on Santa Barbara Ave. Zone – C-S-H Lot size – 7257 SF (.166 AC) Max. Dwelling units = 24/AC = .166 x 43560 = 3.998 Proposed dwelling units = 4 - 1-bedroom units = 2.64< 3.98 Additional Use 1 commercial space 485 SF Lot coverage – Max = 75% Units including South balconies = 2630 SF Elevated walkways and stairs = 429 SF Commercial space = 485 SF Total = 3544 SF Coverage = 4740 / 7257 = 48.8% FAR – C-S zone 1.5 Allowable 1.5 site area = 1.5 x 7257 = 10885 SF 3 housing unit = 3 x 895 = 2685 SF Accessible unit = 1 x 768 = 768 SF Commercial = 485 SF Total = 3938 SF Parking requirements 1 space for 1 bedroom = 4 1 space per 300 SF = 2 Total required =6 Proposed parking Standard parking space =6 Van accessible =1 Total provided =7 Page 29 of 46 Bicycle parking 8 Long-term bicycle parking spaces have been provided in lockers in the sub-terranean parking area. Motorcycle parking Not required Existing structures – The current development on the site was built in 1985, on what was at that time a vacant lot. The site was developed as a used car lot with a small office with restroom (257 SF +/-) and a carport (220 SF+/-) for auto detailing. The site was paved, curbs were added, parking lot lights, and signage were added. A drainage easement was secure through the rear property. All that work is to be removed to the sub-grade. Structures to be removed - All structures, pavement, etc., as existing above are to be removed to the sub-grade. Adjacent uses – Single family dwellings exist to the North and South of the site. In the C-S zone this is a use that is no longer on the approved list. To the West are residences that are in the R-2 zone. As per SLO Municipal Code 17.36.20 Table 2-20 C-S Zone Development Standards “No setback unless adjacent to zone with minimum setback requirement, in which case the adjoining setback shall be as provided in zone of adjacent lot.” These set back lines are shown on Sheet 8 - Sections New land use proposal – Mixed Use – as allowed by 17.10.020 Table 2-1 Uses allowed in C-S zone Allowed Uses. A mixed-use project requires a combination of residential units with any other use or multiple uses allowed in the applicable zone by Section 17.10.020 Proposed Uses - A Mixed use, residential with a small commercial space. The project consists of three 1-bedroom residential units over a sub-terranean garage, an accessible 1 bedroom unit and a small commercial space. From 17.70.130 - Mixed Use Development Mixed-use projects provide an opportunity to locate housing, jobs, recreation, and other daily needs in close proximity to one another, thereby enhancing vitality and street life in San Luis Obispo and forwarding the city’s sustainability goals. A. Purpose – See above. B. Allowable uses – See above. C. Maximum density - See above. D. Site layout and project design standards 1. Location of Units – a. Ground Floor Limitations - In all other zones, residential units shall not occupy more than fifty percent of the ground floor space within the first fifty feet of floor area measured from each Page 30 of 46 building face adjacent to a street toward the rear of the building, with no more than thirty percent of the building frontage to be occupied by residential uses. Proposed location – The residential units are 45’-4” from the street property line and occupy approximately 9% of the front of the site as required above. The street frontage is primarily occupied by the small commercial use. 3. Trash and Recycling Areas. Areas for the collection and storage of trash and recyclable materials shall be located on the site in locations that are convenient for both the residential and nonresidential uses. The location and design of trash enclosures shall reduce nuisances from odors and noise when residential uses might be impacted. Proposed location – The location is conveniently located outside the front yard setback at the side of the commercial space. The garbage and recycling bins are in a lockable enclosure that is screened from the street and neighboring property. We have worked with San Luis Garbage Company, and they have provided a will-serve letter for this location. E. Design standards - The following is written to address the various parts of this section. The design concept is to continue the commercial street frontage while adding more permanent residences. The commercial space continues the pattern of small commercial spaces along this side of the avenue in this block. The residential units have been designed in a residential character with the living area on the ground floor and the bedrooms above, in a loft type configuration. The proposal has a potential impact on the single-family residences to the north and south. These uses, if proposed today, would not be allowed. Like much of the rest of the area to the south the old residences were removed and new mixed-use developments have replaced them. The overall area is a mix of commercial and multi-family residential. The individual uses in the residences are located such that the major living spaces are on the south allowing for a natural controlled light. Each living unit has a personal outdoor space. F. Performance Standards 1. Lighting – The commercial space is located on the street frontage. Landscape lighting will be used along the walks. A downlight for signage will be used. There are no other lights purposed that will have an effect on the residential uses on site or off. 2. Noise – With the small commercial space being located at ground level and on the streetside of the property there should not be any adverse impact on the residential units on site or off. 3. Air quality and odors – all heating / cooling units will be individual residential electric heat pumps. 4. Hours of operation – the commercial component of the project will adhere to city standards 5. Residential noise notice – all residences of the project will be provided in writing that they will be living in an urban-like environment and that the noise levels may be higher tha a strictly residential area. Page 31 of 46 G. Pedestrian access - the project meets is designed to meet all code requirements for pedestrian access and circulation. H. Objective design criteria – the project has taken these points as well as those of the Railroad District Plan into consideration in the design. Railroad District Plan (RDP) Under Land Use Developing trends the Mixed use Live / work development is identified as a developing trend. The RDP identifies a wide range of structures in size, architectural style and materials that are present in the District. In addition, the most recent developments go along this direction. In particular the 3 buildings at 1957, 1965, & 1957 Santa Barbara Ave. erected approximately 15 years ago take on a pseudo-historic character with the false front, gabled roof behind, and wood cladding. The more recent development at 2120 Santa Barbara Ave. while much larger, is more cubic in appearance with the bulk of the building having a flat roof. A saw tooth roof at the street facade works more with the RDP objectives. The building facades are composed of multiple building materials: stucco, metal siding, composite siding, and wood. Our proposal is a similar approach to the 2120 Santa Barbara Ave. See Sheet 7 – Photo Essay The project at 2120 Santa Barbara is the latest development on this stretch of Santa Barbara Ave. It too is a mixed-use project with residential and commercial. Although 2021 is a much larger project, in part due to parcel size, and taller project this proposal uses similar materials and to some extent building profile. Page 32 of 46 51 5.2.5 Railroad Historic District Setting Established in 1998, the Railroad Historic District boundaries follow the historic boundaries of the Southern Pacific rail yard. The district is bounded by railroad right-of-way on the east, from Johnson Avenue on the north to Orcutt Road on the south, on the northwest generally by Leff Street, and on the west by Broad Street and the railroad right-of-way. The district includes a residential and commercial area on the west side of the tracks, and abuts the Old Town Historic District along its northwest and north boundary. The Southern Pacific (or “Espee”) standard gauge railroad arrived in San Luis Obispo on May 4th, 1894. By 1901, San Luis Obispo was a part of the completed railroad line from San Francisco to Los Angeles, and served as the main layover and maintenance yard for the coastal route. The SP railroad operated in tandem with the older, narrow gauge railroad, the Pacific Coast Railway, or PCR. The PCR was a regional railway with a station on South and Higuera - the development of a spur line along South connected the PCR with the Southern Pacific rail yard. The Railroad District is a part of nine older subdivisions: the Beebee Phillips Tract recorded in 1874, Fairview Addition recorded in 1887, Haskins Tract recorded in 1887, Ingleside Homestead Tract recorded in 1887, the McBride Tract recorded in 1887, the Loomis Addition recorded in 1887, Maymont Addition recorded in 1888, Loomis and Osgood Re-subdivision recorded in 1894 and the Imperial Addition recorded in 1897. The Railroad District has an area of 80.7 acres or 0.126 square miles and 38 designated historic structures. Development in the Railroad Historic District corresponded to the development of the Southern Pacific Railroad yard. Commercial and residential buildings were constructed to accommodate railway workers, freight and passengers, and employees of Southern Pacific and related businesses. Surviving historic structures date from 1894 to 1945, corresponding with the peak activity of the rail yard and the district’s period of significance, and most were constructed from 1894 to 1920. The buildings were laid out in a fairly regular grid near the station, accommodating the curve of the rail line and the diagonal path of Santa Barbara. South of Upham the lots are much larger to accommodate the railroad structures. Site Features and Characteristics Common site features/characteristics include: A. Commercial buildings located at back of sidewalk with zero street setbacks B. Front building facades oriented parallel to street C. Finish floors at grade D. Recessed front entries oriented toward the street Channel Commercial Company, 1880 Santa Barbara Avenue, West Elevation Page 33 of 46 52 Architectural Character The predominant architectural style within the Railroad Historic District is Railroad Vernacular. Railroad Vernacular is characterized by simplicity of form and detailing, with wood, brick or plaster siding, and is a style favored by railroad construction for its easy construction. As a practical vernacular style it also incorporates other elements of other architectural styles including Classical Revival and Mission Revival. Although many of the buildings within the district were not constructed by the railroad, their use of Railroad Vernacular styles design reflects the unifying focus of the district. The buildings in the Railroad District are a mix of simple, yet elegant houses and practical, industrial-oriented commercial buildings, which create a distinctive neighborhood. The architectural character and important historical elements are described in the Railroad District Plan. The Plan includes design guidelines that illustrate architecturally compatible design treatments for new development. Predominant architectural details include: A. One- and two-story buildings predominate B. Gable and some hip roof types of low to medium pitch, occasionally with parapets C. Predominantly painted wood siding, with some masonry or smooth plaster wall siding D. Traditional fenestration, such as double- hung, wood sash windows, and fixed divided light windows E. Rectilinear massing, with equal or lesser volume on second floor F. Simple detailing often along the roof line including brackets 1901 Santa Barbara, East Elevation Tribune Republic Building, east elevation 1263 Santa Barbara Avenue Page 34 of 46 53 Individually Contributing Elements in the Railroad District Not all designated historic resources in the Railroad Historic District were built during the District’s period of significance, 1894-1945. These buildings were constructed outside of the period of significance, generally do not exhibit the signature architectural elements described above, but do contribute to the historic character of San Luis Obispo in their own right based on age, architectural style or historical association. By virtue of their significance, these resources also merit preservation. For example, the Tribune Republic Building, built in 1873, is believed to be the earliest surviving wood commercial building in San Luis Obispo and has been placed on the City’s Master List and the National Register of Historic Places for its association with the City’s first newspaper. Non-Contributing Elements in the Railroad District Non -contributing buildings are those that both do not meet the criteria outlined above and have not achieved historical significance. Most of the post—1950 contemporary buildings in the district fall into this latter category. Non-contributing architectural styles, materials or site features include: A. Building height, form, scale or massing which contrasts markedly with the district’s prevailing 1 and 2- story buildings B. Metal, contemporary stucco or other contemporary siding, including “faux” architectural details or features that contrast markedly with traditional railroad vernacular forms, details and materials C. Asymmetrical arrangement of doors or windows D. Non-recessed or offset street entries to buildings Residential Although the majority of the Railroad District is commercial, there is a small residential area within it which runs along Church Street and Santa Barbara Avenue from Osos to Upham Streets. This area was home to many railroad employees and their families. Modern addition to 1880 Santa Barbara, West Elevation Page 35 of 46 54 Site features and characteristics- Residential: A. Residential buildings with modest street setbacks of 10 feet B. Coach barn (garage) recessed into rear yard C. Front building facades oriented parallel to street. D. Finish floors raised 2-3 above finish grade E. Front entries oriented toward street, with prominent walk, stairs and porch The houses within the residential district are modest, which reflects their early working class occupants. Within the district are two hotels, the Call/Parkview Hotel at 1703 Santa Barbara and the Park/Reidy Hotel at 1815 Osos which once served as boarding houses for railroad workers. These vernacular buildings have decorative elements from several styles including Craftsman Bungalow, Classical Revival and Folk Victorian. Architectural features- Residential: A. One and two story buildings B. Gable and some hip roof types of low to medium pitch C. Painted wood surface material, occasionally smooth stucco wall siding D. Traditional fenestration, such as double-hung, wood sash windows, ornamental front doors, wood screen doors 1034 Church St, South Elevation 1724 Osos, East Elevation Page 36 of 46 55 *** Southern Pacific Railroad Depot, 1011 Railroad Avenue; Park/Reidy Hotel 1815 Osos Street; Southern Pacific Railroad Warehouse,1940 Santa Barbara Avenue; and house located at 1789 Santa Barbara Avenue. Page 37 of 46 Page 38 of 46 railroad district plan page architectural guidelines Architectural Guidelines for the Railroad District San Luis Obispo has adopted citywide architectural guidelines which apply to new buildings, significant remodels, site improvements, and public area im- provements. The Railroad District Architectural Guidelines are to supplement the citywide architectural guidelines and are to be applied in a similar manner, except that they apply only to the Railroad District as shown in Figure 4. Within this area, new development, remodels and additions, site improvements, and publicly-funded projects should follow these guidelines. Property owners, developers, designers, City staff and advisory bodies, such as the Cultural Heritage Committee, Architectural Review Commission and the Planning Commission will use these guidelines to review development projects, consistent with Municipal Code Chapter 2.48. Many of the older buildings in the Railroad District are generally described as “Railroad Vernacular” buildings. A variety of architectural styles fall under this category. Some of the more common architectural elements exemplifying this architectural style are illustrated in this document. These examples provide a “menu” of architectural elements which can be incorporated into new development projects in the Railroad District. New buildings need not include all of these elements, nor be designed to be a replica of a historic building. The Cultural Heritage Committee and Architectural Review Commission interpret the guidelines and will consider contemporary architectural styles which are consistent with these guidelines and which complement the District’s historic character. Examples of different architectural styles that may generally be referred to as Railroad Vernacular. Page 39 of 46 railroad district plan page architectural guidelines 1. Simple, rectilinear building forms should predominate. 2. Lower building level (ground floor) massing should be horizontal with equal or lesser volume on upper levels. 3. Use medium-sloping roofs, generally 4:12 - 8:12 pitch. 4. False-front buildings with shed roofs and parapets may be used. 5. Gable, hip, and shed roof forms are typical, with some combinations and minor variations. 6. Deep roof overhangs are common, particularly for commercial buildings, at ground floor level. 7. Roof overhangs are typically supported with exposed, diagonal support braces or decorative brackets. 8. Simple gable, hipped, or Dutch hipped dormers can be used for light or ventilation. Building Form, Massing, and Roof Lines Shed roofed buildings help increase light and ventilation in industrial buildings and contribute to the character of the District. Roof lines and details.Simple, rectilinear building forms. Page 40 of 46 railroad district plan page Doors and Windows 1. Doors and windows should emphasize symmetry and be vertically oriented. 2. Doors should typically be single or multi- panel, occasionally with glazing and transom windows above doors. 3. Windows are typically fixed, or double hung, often with divided lites. 4. Windows are often grouped in multiples of two or three, side by side. 5. Horizontal windows may be used with divided lites and may be grouped. 6. Doors and windows should generally have wood or plaster trim. 7. Windows in plaster buildings may be arched and recessed, sometimes with wood trim. architectural guidelines Single and multi-panel doors emphasizing symmetry. Various windows, single and grouped, with divided lites. This rendering shows many of the elements which contribute to the Railroad Vernacular style, including eaves with exposed rafters, a single panel door, and recessed windows with divided lites. Page 41 of 46 railroad district plan page architectural guidelines Surface Treatment and Colors Wood Buildings 1. Horizontal and vertical shiplap, “V-rustic” siding, or board and batten siding are common. 2. Shingles are often used as infill siding for gable ends or above doors and windows, away from people contact areas. 3. Wood trim is commonly used to create decorative patterns. 4. Siding may change direction in the same plane to provide variety in surface pattern and texture. 5. Horizontal trim may be used to separate board patterns or to create a wainscot effect. 6. Emphasize lighter earthtones such as tan and ochre, with contrasting trim and roof colors. Accent colors are generally low chroma and relatively neutral colors. 7. Common roof materials include composition shingle, rolled asphalt roofing, built-up roofing, low profile corrugated metal, and barrel tile. Barrel tile is occasionally used to accent ridges on composition shingle roofs. 8. If chimneys are used, they are generally of brick with simple ornamentation at the cap. 9. Foundations are commonly emphasized with brick, stone, or plaster wainscot. Plaster/Masonry Buildings 1. Brick is commonly used as an exterior building material. 2. Plaster should have a smooth, hand-finished appearance. Stucco or heavily-troweled finishes should be avoided. 3. Plaster buildings are usually white or off-white with accent plaster colors at wainscot or in accent areas. Accent colors should be pastel or low chroma. 4. Plaster building wainscots at lower walls may be flush and painted simply, or dimensional. 5. Roof material is generally barrel tile, or sometimes “diamond pattern” or similar decorative composition shingle roofing with accent tiles. Built-up roofing is also common. Auxiliary Buildings 1. Auxiliary buildings may be sided with the same material as adjacent principle buildings on the same lot; or if solitary, wood or unpainted corrugated metal panel siding is common. 2. Roofs should generally consist of composition shingles or corrugated metal panels. Wood or corrugated metal panel siding, or plaster are common surfaces. Stucco should be avoided. Page 42 of 46 railroad district plan page Architectural Details 1. Commercial buildings generally have simple detailing with little decoration or ornamentation. 2. Some carved shapes are used for rafter tiles, brackets, roof eave bracing, and roof gutters. 3. More elaborate ornamentation is common on masonry buildings, including parapet details, towers or decorative cornices or quoins. 4. Finials and decorative wood work is sometimes used at roof ridges. 5. Plaster corners are typically rounded. 6. Connection details, particularly for large structures, are visually emphasized, sometimes with timber connectors, bolts, brackets or other similar hardware. 7. Linear raised decks or platforms common with structures with raised floors. 8. Exterior-mounted mechanical equipment, including HVAC units, fire suppression equipment, and antennas should be architecturally screened. Signs and Awnings 1. Signage should generally be non-illuminated. Spot lighting should be used where lighting is needed. 2. Signs should either be monument type, or painted or applied individual letters directly on building walls. 3. The City will consider exceptions to Sign Regulations to encourage historic sign designs and placement. 4. Signs within the Railroad right-of-way should be simple, clearly legible, and reflect historical railroad graphic standards and colors. architectural guidelines Elaborate ornamentation is common on masonry buildings. The City will consider exceptions to the Sign Regulations to encourage historic sign designs. Page 43 of 46 railroad district plan page 0 architectural guidelines Site and Public Area Improvements 1. Site improvements, such as seating areas, bollards, stairs, ramps and walkways should be designed to complement the railroad architectural character. Public improvements such as, but not limited to, traffic controls, street lights, signs, benches and trash containers should be designed in a historic character similar to styles prevalent in the Railroad District before 1950, and they shall be approved by the Architectural Review Commission before the final design is completed. 2. Lighting in the depot area should closely resemble the design of the railroad era downlights used in the passenger platform area. All lighting should be shielded to prevent glare onto adjacent properties. 3. Pole lights, bollards, information signs, trees and other vertical landscape features should be used to create repetitive, linear, rhythmic elements along the railroad corridor to complement the District’s historic character. 4. In the passenger depot and other high traffic areas, an open-style, decorative fencing and/or rails should be used. In non-traffic areas abutting the railroad right-of-way, storage areas, construction yards and similar uses should be visually screened from the railroad right-of-way. Appropriate fencing materials include vinyl-clad chainlink, steel picket, wrought iron and other similar, low-maintenance open fences which discourage graffiti. Combination wood and metal rails may also be appropriate. Solid, plain masonry and concrete, walls; and residential-style wood fencing should generally be avoided or accompanied by climbing vines to discourage graffiti. 5. Security fencing, such as barbed or concertina wire, should be minimized where visible from the railroad yard or a public way. The Architectural Review Commission may approve the use of security fencing when such materials are visually compatible with their surroundings and used sparingly. 6. Public sidewalks along portions of Osos, Santa Barbara, Church, Emily, High, and Roundhouse streets within the Railroad District should be a City-approved wood boardwalk design. 7. Decorative paving using patterns or integral color is encouraged in specific areas to define or clarify circulation or activity areas. 8. Pedestrian bridges, underpasses and other transportation- or rail-related structures should use historic materials and design elements. Possible elements include: metal and heavy timber structural supports with exposed connectors; local stone or brick foundations or bases; and use of spur track, railroad ties or other railroad equipment and materials. Figure 26: Railroad District pedestrian lighting, typical Page 44 of 46 railroad district plan page 1 Landscape Design 1. Planting areas should be provided: 1) in or adjacent to outdoor public use areas; 2) along the railroad right-of-way to screen storage yards, solid walls or fences, or unsightly views; and along public street parkways. 2. Planting should be used sparingly to define pedestrian use areas, waiting areas, and other high visibility/high traffic areas that can be regularly maintained. 3. Planting within the railroad right-of-way should be low-profile, generally not over 12-15 feet tall, to provide screening and color. 4. Tree planting within or immediately adjacent to the railroad right-of-way should emphasize open, medium- height canopy trees; and trees should be selected and placed to preserve and frame scenic vistas of the Morros and surrounding hillsides. Within the historic Railroad Yard, Canary Island Date Palms or equal should be used to extend the Southern Pacific theme as an entry statement for the Railroad District. architectural guidelines Railroad District boardwalk. Page 45 of 46 railroad district plan page 2 Residential Buildings 1. New residential buildings should generally maintain the prevailing spacing, scale, setbacks and character of older houses and apartments along Osos, Santa Barbara, and Church streets. 2. New houses and apartments should generally reflect the District’s predominant architectural styles, which include, but are not limited to California Bungalow, Spanish Revival, Italianate, and Victorian. New development should include architectural features common to the particular architectural style. 3. Raised foundations, covered front porches, and recessed front entries are common residential architectural features. 4. Architectural detailing at roof gable ends, roof eaves, windows, doors, railings, foundations, and chimneys should be emphasized, and be used consistently on all building elevations. 5. Site features such as exterior lighting, paving, walls, fences, railings and landscaping should be selected for ease of maintenance and for compatibility with traditional designs and materials. 6. Utility areas, trash enclosures, and uncovered parking spaces (except in driveways) should generally be screened with landscaping and/or low walls or fencing. Remodels and Additions 1. Remodels and additions should be sensitive to the building’s original character and to the character of adjacent buildings. Roof pitch, building form and materials, windows and doors, and architectural detailing should, where possible, match existing building features and be compatible with the scale, spacing, setbacks and massing of adjacent buildings within the Railroad Historic District. 2. Building colors and materials should complement the building’s historic character. When remodeling designated historic structures, materials and details should be used honestly such as wood sash windows to replace existing wood windows. Simulated or veneer products should generally be avoided. 3. When remodeling or adding on to designated historic structures, property owners and designers are encouraged to follow the U.S. Secretary of the Interior’s Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. architectural guidelines Figure 27: Residential Remodel and Addition Above: This rendering shows the potential for remodelling and expanding residential structures while maintaining the architectural character of the Railroad District. Below: A photograph of the structure. Page 46 of 46 1/22/2024 Item 4a ‐ Staff Presentation 1 ARCH-0448-2022 (1925 Santa Barbara) Construction of a Mixed-Use Development within the Railroad 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 1/22/2024 Item 4a ‐ Staff Presentation 2 3 4 1/22/2024 Item 4a ‐ Staff Presentation 3 5 6 1/22/2024 Item 4a ‐ Staff Presentation 4 7 8 1/22/2024 Item 4a ‐ Staff Presentation 5 9 10 1/22/2024 Item 4a ‐ Staff Presentation 6 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 11 12 1/22/2024 Item 4a ‐ Staff Presentation 7 13 14 1/22/2024 Item 4a ‐ Staff Presentation 8 15 16 1/22/2024 Item 4a ‐ Staff Presentation 9 17 18 1/22/2024 Item 4a ‐ Staff Presentation 10 Unusual cantilever over parking area (triplex building)Lower level massing Shallow overhangs (except north side of commercial building) Roof overhangs Lack of decorative support elementsDecorative supports Windows are predominantly sliding type, where operable Windows are roughly grouped, but not in the formal grouping encouraged by guidelines Form, Grouping Horizontal windows are used in roof monitor, but do not exhibit any divided lite form (slider, single fixed) Horizontal Windows Few, if any, trim features are exhibited in the design; Windows in the plaster (triplex) building are not noticeably recessed Trim or Recess Building Form, Massing, and Rooflines Doors and Windows No particular decoration or pattern variety (shingles, change in siding direction, etc.) is employed on the buildings Decoration, pattern, texture Standing seam metal roof used for all buildings; Guidelines discuss corrugated metal for wood and “auxiliary” buildings, but not plaster buildings Roof materials Plaster noted as "acrylic feature" which has a texture similar to sand finish, rather than "smooth, hand-troweled" Plaster finishes No wainscot, trim, or other differential treament of lower walls employed No techniques emphasizing the foundation are employed (parking area supports serve as foundation for triplex building) Wainscot, Foundation Surface Treatment and Color Decorative or ornamental features are not widely employed in the design.Decorative Elements Architectural Details 19 20 1/22/2024 Item 4a ‐ Staff Presentation 11 ARCH-0448-2022 (1925 Santa Barbara) Construction of a Mixed-Use Development within the Railroad Historic District Action Provide guidance to the applicant and staff as to design revisions necessary for consistency with historical preservation policies for property in the Railroad District; continue consideration to a future date to allow time for necessary revisions… 21 1925 SANTA BARBARA STREET – MIXED USEROBERT HOVER ARCHEOLOGICAL CONSULTANTPHASE 1 ARCHEOLOGICAL INVESTIGATIONEXISTING SITE PLAN1/22/2024 Item 4a ‐ Applicant presentation 1925 SANTA BARBARA STREET – MIXED USEEXISING DEVELOPMENT1/22/2024 Item 4a ‐ Applicant presentation 1925 SANTA BARBARA STREET – MIXED USE2021 Santa Barbara Street1/22/2024 Item 4a ‐ Applicant presentation 1925 SANTA BARBARA STREET – MIXED USEGROUND LEVEL PLAN1/22/2024 Item 4a ‐ Applicant presentation 1925 SANTA BARBARA STREET – MIXED USE1ST LEVEL PLAN1/22/2024 Item 4a ‐ Applicant presentation 1925 SANTA BARBARA STREET – MIXED USE1/22/2024 Item 4a ‐ Applicant presentation 1925 SANTA BARBARA STREET – MIXED USE1/22/2024 Item 4a ‐ Applicant presentation 1925 SANTA BARBARA STREET – MIXED USE1/22/2024 Item 4a ‐ Applicant presentation