HomeMy WebLinkAboutItem 4a - Project Plans (ARCH-0448-2022)(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
ARCHIT
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blwa@charter.net
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OBISPO
INVESTMENTS, INC.
1110 CALIFORNIA BLVD. STE C
SAN LUIS OBSIPO, CA 93401
1
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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
Occupancy
Group 1
R-2
Occupancy
Group 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 of
Space
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
Ratio
Equation 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 YARDS
NO 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
(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
ARCHIT
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L I C E N S E D
blwa@charter.net
blw
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OBISPO
INVESTMENTS, INC.
1110 CALIFORNIA BLVD. STE C
SAN LUIS OBSIPO, CA 93401
CPXTC
239.37
BCEG
236.35
EPAC
236.99
EG
237.70 TCF238.65
BOCEPAC
238.22
BOCEPAC
238.21
TCF
238.70
BOCAC
238.40
TCF
238.77
EG
238.16 TCF
239.13
BOCAC
238.73
BOCAC
238.02TCF
238.50 EG
237.26
EG237.76
BOCAC
238.63
BOCAC
239.14
TCF
239.55
EG
239.22 EG
239.28TCF
239.94
BUCAC
239.53
AC
239.48
BOCAC
238.95
TCF
239.34
FEWCOREG
238.94
BOLLARD
239.44
EG
239.09
TCF
239.61
SWB
239.44
SWB
239.59
TCFEND
239.87
BOCAC
239.61
BOCAC
239.49TCF
239.86
EG
239.37
EG
239.83
TCF
239.95
BOCAC
239.56
BOCAC
239.68
TCFCOR
240.16
EG
239.74
EG ATSIGN
239.66
EG ATSIGN
239.66
BOLLARD
239.44
TCF DW
238.80
TCF
239.35
FL
238.79 LIP
238.90
PSW
239.47
N89°53'43"W 145.17'
N89°56'11"W 145.19'
N0
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E
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SWB
239.51
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236.78
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235.89
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236.55
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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
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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
3
4" WATER METER (E)
TO BE REMOVED
3
4" PVC WATER LINE (E)
TBR
WOOD 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
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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'-81
2"
PL
@
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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
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DOWNWARD DRIVEWAY DECENT
MAX 4.7' DECENT (SLO ENG. STD. 2130)
NEW DRIVEWAY
APPROACH
(SLO
ENG.STD.2110)
TP 23
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TRENCH DRAIN
CONTAINMENT
PIT & DUAL
SUMP PUMP
2-2"D PRESSURE LINE TO
STREET
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NEW 4" SEWER
14
'
-
2
11
16
"
October 23, 2023
Barry Williams, Architect
BLW Architects
1103 Ella St
San Luis Obispo, CA 93401
805-459-7353
Re: 1925 Santa Barbara Ave – Enclosure Plans for MFU – Revised Will-Serve Letter
This letter is to act as a Will-Serve letter for the collection of solid waste, recycling, and organic waste at:
1925 Santa Barbara Ave, San Luis Obispo, CA, 93401
Per pages 2 and 3 of the Architectural Site Plan received on 10/22/2023
In accordance with the franchise agreement with the City of San Luis Obispo, San Luis Garbage Company will
provide commercial in-yard collection of the three waste streams at this location per the following schedule:
Solid Waste: 2 95-gallon trash cans, 1x weekly
Recycling:
Organic Waste: 1 65G can, 1x weekly
Note: Service levels may change depending on volumes.
It will be the property owner’s responsibility to make sure that all containers are accessible by 6:00 AM on the
day(s) of collection.
Based on my review of the property and plan set, the space allotted for waste storage and service is
sufficient.
Based on my review of the property and plan set, the volume of cans anticipated for use at this property
is sufficient.
It is the property owner’s responsibility to increase frequency or volume of service if necessary pursuant to
Municipal Code Section 8.04.070(E).
Notes Regarding Service:
This MFU commercial account will share five residential style cans. In-yard service to be included with the
commercial account. However, cans may also be rolled onto the street by residents to be serviced curbside.
If you have any questions or need any additional information, please do not hesitate to contact me.
Kris Mazurek
Operations Supervisor
360-789-0991 Cell
4388 Old Santa Fe Rd San Luis Obispo, CA 93401 805-543-0875
2 95-gallon recycle cans, 1x weekly
(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
ARCHIT
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C
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AINROFILACFO
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L I C E N S E D
blwa@charter.net
blw
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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"
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VAN
ACCESSIBLE
PARKING
C
8
C
8
NORTH
C-S ZONE
R2 ZONE
SA
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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
A 8
A 8
B 8
B 8
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 RESIDENCE
GARAGE
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
3 5
2 5
1
5
1
6
2 6
3 6
#
#EXTERIOR ELEVATION
LEGEND
SETBACK
41
2
40
'
-
6
"
9'-51
2"9'-51
2"9'-6"9'-6"9'-5"9'-6"
PERVIOUS PAVERS
LANDCAPE
1
1 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
1 2"
6'-37
8"
8'-7
5
16 "
14'-2"
2'-0"2'-0"2'-0"3'-0"2'-0"2'-0"
12
WINDOW SCHEDULE
14
'
-
0
"
41
2
MAIL BOXESELECTRIC
METERS
ELECTRIC
METERS
(805) 459-7353
SAN LUIS OBISPO, CA 93401
1103 ELLA STREET
Architect Developer
BARRY L. WILLIAMS
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No. C-10567
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AINROFILACFO
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A
T
S
L I C E N S E D
blwa@charter.net
blw
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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
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V
E
L
P
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A
N
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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
C
8
C
8
A 8
A 8
B 8
B 8
C
8
C
8
A 8
A 8
B 8
B 8
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
(805) 459-7353
SAN LUIS OBISPO, CA 93401
1103 ELLA STREET
Architect Developer
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OBISPO
INVESTMENTS, INC.
1110 CALIFORNIA BLVD. STE C
SAN LUIS OBSIPO, CA 93401
5
EX
T
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R
I
O
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L
E
V
A
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I
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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, POWDER
COATED
20 GA. CORRUGATED METAL SIDING
EXTERIOR PLASTER - ACRYLIC FINISH
PROPERTY LINE
ANODIZED WINDOWS, BLACK FINISH
PIPE RAIL TOP RAILING, POWDER
COATED - 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
5 8"
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, POWDER
COATED
EXTERIOR PLASTER - ACRYLIC FINISH,
LEVEL OF SUBTERRAINIAN PARKING BELOW
20 GA. CORRUGATED METAL SIDING
PIPE RAIL TOP RAILING, POWDER
COATED
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
(805) 459-7353
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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
SALSBURY
U.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
.
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
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B
A
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D
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OBISPO
INVESTMENTS, INC.
1110 CALIFORNIA BLVD. STE C
SAN LUIS OBSIPO, CA 93401
(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
ARCHIT
E
C
T
AINROFILACFO
E
T
A
T
S
L I C E N S E D
blwa@charter.net
blw
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A
B
A
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B
A
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9
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SB
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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
9 16
"
4'
-
2
1 8"
6'
-
4
3 4"
UNIT 102
UNIT 100
UNIT 101
MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE
ENTRY WALKWAY
UNIT 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
7 16
"
1'
-
0
"
8'
-
0
"
VA
U
L
T
E
D
1'
-
4
"
1'
-
0
"
7'
-
8
1 2"
8'
-
4
1 2"
8'
-
4
1 2"
9'
-
4
1 2"
8'
-
0
"
8'
-
0
"
9'
-
0
"
7'
-
6
"
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
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INVESTMENTS, INC.
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SAN LUIS OBSIPO, CA 93401
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 PATTERSON
LANDSCAPE ARCHITECT 1010 /11 /23
LANDSCAPE DEVELOPMENT
PLAN
3/16" = 1'-0"
SB-LIVE-WORK STUDIOS
1925 SANTA BARBARA STREET,
SAN LUIS OBISPO, CA
WATER BUDGET CALCULATION
PROJECT: Stanta Barbara St Mixed Used Project
MAWA = (ETo) x (0.62) x [(0.55 x LA)+(0.3 x SLA)]
SLA=0
MAWA=10,066.7
ETWU = (Eto)x(0.62)x[(PFxHA/IE)+SLA]
Site Location:San Luis Obispo
Site's ETo:43.8
Irrigation Efficiency:0.81 O.H = .75 max
Drip = .81
Plant Factors
Low 0 - 0.3
Medium 0.4 - 0.6
High 0.7 - 1.0
ETAF=0.55 RES.= 0.45
COM. = 0.55
Planting Plant Hydrozone
Hydrozone Type Factor Area PFxHA(FT SQ)ETWU LOCATION
1 Low 0.2 674 135 4,519 Entire property
Sum:674 135 4,519 TOTAL
Low water use areas:674
Medium water use area:0
(BUDGET)(ESTIMATED)
MAWA=10,067 ETWU=4,519
(Max. Allowed Water Allotment) Project complies with MWELO
(estimated is lower that budget)
PLANT IMAGES