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Home My WebLink About06-26-2024 PC Agenda Packet Planning Commission AGENDA Wednesday, June 26, 2024, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo The Planning Commission holds in-person meetings. Zoom participation will not be supported at this time. Planning Commission meetings can be viewed remotely on Channel 20 and the City’s YouTube Channel: http://youtube.slo.city INSTRUCTIONS FOR PUBLIC COMMENT: Public Comment prior to the meeting (must be received 3 hours in advance of the meeting): Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401. Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting. Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to members, however, submissions received after the deadline may not be processed until the following day. Public Comment during the meeting: Meetings are held in-person. To provide public comment during the meeting, you must be present at the meeting location. Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation must provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at cityclerk@slocity.org or (805) 781-7114. Pages 1.CALL TO ORDER Chair Cooley will call the Regular Meeting of the Planning Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA At this time, people may address the Commission about items not on the agenda. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Planning Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. 3.a CONSIDERATION OF MINUTES - JUNE 12, 2024 PLANNING COMMISSION MINUTES 5 Recommendation: To approve the Planning Commission Minutes of June 12, 2024. 4.PUBLIC HEARINGS Note: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 4.a 1925 SANTA BARBARA AVENUE (APPL-0232-2024) APPEAL OF THE COMMUNITY DEVELOPMENT DIRECTOR'S DECISION TO APPROVE ARCHITECTURAL REVIEW APPLICATION ARCH-0448- 2022 11 Recommendation: Adopt the Draft Resolution denying the appeal and upholding the decision of the Community Development Director approving the Minor Development Review application ARCH-0448-2022. 4.b 10 HIGUERA STREET (ARCH-0358-2023) REVIEW OF A NEW MIXED-USE PROJECT THAT CONTAINS APPROXIMATELY 23,164 SQUARE FEET OF COMMERCIAL SPACE AND A ONE BEDROOM RESIDENTIAL UNIT, WITH ASSOCIATED SITE IMPROVEMENTS 59 Recommendation: Adopt the Draft Resolution approving the proposed new mixed-use project, associated site design and improvements, sign program, and the removal of two trees based on findings and subject to conditions of approval. This project is categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32, Infill Development Projects). 5.COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Senior Planner Rachel Cohen. 6.ADJOURNMENT The next Regular Meeting of the Planning Commission is scheduled for July 10, 2024 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. LISTENING ASSISTIVE DEVICES for the hearing impaired--see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7114 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Planning Commission meetings are televised live on Charter Channel 20 and on the City's YouTube Channel: www.youtube.com/CityofSanLuisObispo. Agenda related writings or documents provided to the Planning Commission are available for public inspection on the City’s website: https://www.slocity.org/government/mayor-and-city-council/agendas-and- minutes. 1 Planning Commission Minutes June 12, 2024, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Planning Commissioners Present: Commissioner Sheryl Flores, Commissioner Bob Jorgensen, Commissioner Steve Kahn, Commissioner Eric Tolle, Vice Chair Dave Houghton PC Absent: Commissioner Juan Munoz-Morris, Chair Justin Cooley City Staff Present: Deputy Community Development Director Tyler Corey, Assistant City Attorney Markie Kersten, Megan Wilbanks, Deputy City Clerk _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on June 12, 2024 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Vice Chair Houghton. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT 3.a CONSIDERATION OF MINUTES - MAY 8, 2024 PLANNING COMMISSION MINUTES Motion By Commissioner Tolle Second By Commissioner Kahn To approve the Planning Commission Minutes of May 8, 2024. Ayes (5): Commissioner Flores, Commissioner Jorgensen, Commissioner Kahn, Commissioner Tolle, and Vice Chair Houghton Absent (2): Commissioner Munoz-Morris, and Chair Cooley CARRIED (5 to 0) Page 5 of 98 2 4. PUBLIC HEARINGS 4.a REVIEW CONDITIONAL USE PERMIT (USE-0331-2023) TO ESTABLISH A FRATERNITY FOR UP TO 24 RESIDENTS, INCLUDING A REQUEST TO PROVIDE TWO (2) PARKING SPACES IN TANDEM ON AN EXISTING DRIVEWAY; THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW Commissioner Kahn provided ex-parte disclosure and announced that he visited site on Monday, June 10th and spoke with residents. Vice Chair Houghton provided ex-parte disclosure and announced that he visited the site on Wednesday, June 12th and discussed the proposal with the Applicant, Thomas Symer. Associate Planner Hannah Hanh presented the staff report and responded to Commission inquiries. The Applicant, Thomas Symer, provided a brief overview of the project and responded to questions raised. Vice Chair Houghton opened the Public Hearing Public Comment: Kathie Walker Sandra Rowley Steven Walker --End of Public Comment-- Vice Chair Houghton closed Public Comment Motion By Commissioner Kahn Second By Commissioner Jorgensen Adopt the Draft Resolution approving the project, which is categorically exempt from environmental review under Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA) Guidelines, with the added conditions listed below. "A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ESTABLISH A FRATERNITY AT 1264 AND 1264 ½ EAST FOOTHILL BOULEVARD AND 1241, 1243, 1249, AND 1251 MONTE VISTA PLACE. THE PROJECT INCLUDES A REQUEST TO PROVIDE TWO (2) PARKING SPACES IN TANDEM ON AN EXISTING DRIVEWAY ALONG Page 6 of 98 3 EAST FOOTHILL BOULEVARD. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15301 (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 12, 2024 (USE-0331-2023)"  Condition #14: The fraternity use shall comply with Table 1 (Exterior Noise Limits) of Section 9.12.060 (Exterior Noise Limits) between the extended hours of 10:00 pm and 9:00 am, except as approved in writing as a special event by the Community Development Director.  Condition #15: Prior to a special event approved by the Community Development Director pursuant to Condition No. 5, the fraternity shall provide written notification of the event to occupants within 300 feet of the site. The written notification shall include the date, hours, and contact information for the responsible party for the special event.  Condition #16: Live entertainment, bands, and/or amplified sounds are prohibited, unless otherwise approved through a special event by the Community Development Department. Ayes (5): Commissioner Flores, Commissioner Jorgensen, Commissioner Kahn, Commissioner Tolle, and Vice Chair Houghton Absent (2): Commissioner Munoz-Morris, and Chair Cooley CARRIED (5 to 0) 4.b REVIEW TEXT AMENDMENT TO ZONING REGULATIONS (CODE-0224- 2024) TO ADD SINGLE-FAMILY AND MULTI-FAMILY USES AS CONDITIONALLY ALLOWED WITH APPROVAL OF MINOR USE PERMIT IN THE NEIGHBORHOOD COMMERCIAL (C-N) ZONE; THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW Associate Planner Hannah Hanh presented the staff report and responded to Commission inquiries. Vice Chair Houghton opened the Public Hearing Public Comment: Sandra Rowley Toni Detz --End of Public Comment-- Vice Chair Houghton closed Public Comment Page 7 of 98 4 Motion By Commissioner Tolle Second By Commissioner Flores Adopt the Draft Resolution, which recommends the City Council introduce and adopt an Ordinance revising Table 2-1 (Uses Allowed by Zone) in Title 17 (Zoning Regulations) to add single-family and multi-family uses as conditionally allowed with approval of a Minor Use Permit in the Neighborhood Commercial (C-N) Zone. The project is exempt from environmental review under Section 15301(b)(3) (General Rule Exemption) of the California Environmental Quality Act (CEQA) Guidelines. "A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL INTRODUCE AND ADOPT AN ORDINANCE AMENDING TABLE 2-1 (USES ALLOWED BY ZONE) IN TITLE 17 (ZONING REGULATIONS) OF THE MUNICIPAL CODE TO ADD SINGLE-FAMILY AND MULTI-FAMILY USES AS CONDITIONALLY ALLOWED WITH APPROVAL OF A MINOR USE PERMIT IN THE NEIGHBORHOOD COMMERCIAL (C-N) ZONE. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW (CEQA) AS REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED JUNE 12, 2024 (CITYWIDE; CODE-0224-2024) " Ayes (5): Commissioner Flores, Commissioner Jorgensen, Commissioner Kahn, Commissioner Tolle, and Vice Chair Houghton Absent (2): Commissioner Munoz-Morris, and Chair Cooley CARRIED (5 to 0) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Deputy Community Development Director Tyler Corey provided the following update of upcoming projects:  On June 26, 2024, the Planning Commission will review an Appeal of the Community Development Director's decision regarding a new mixed-use development at 1925 Santa Barbara Avenue (APPL - 0232-2024) and review of a new mixed-use project at 10 Higuera Road (ARCH-0358-2023). Page 8 of 98 5  On July 10, 2024, the Planning Commission will review an Appeal of the Community Development Director's decision to deny a Homestay Permit at 1137 Peach Street (APPL 0210-2024). 6. ADJOURNMENT The meeting was adjourned at 8:19 p.m. The next Regular Meeting of the Planning Commission is scheduled for June 26, 2024 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. _________________________ APPROVED BY PLANNING COMMISSION: XX/XX/2024 Page 9 of 98 Page 10 of 98 PLANNING COMMISSION AGENDA REPORT SUBJECT: 1925 SANTA BARBARA AVENUE (APPL-0232-2024) – APPEAL OF DECISION APPROVING ARCHITECTURAL REVIEW APPLICATION ARCH-0448-2022 BY: Walter Oetzell, Assistant Planner FROM: Rachel Cohen, Senior Planner Phone Number: (805) 781-7593 Phone Number: (805) 781-7574 Email: woetzell@slocity.org Email: rcohen@slocity.org APPELLANT: Wayne Terry RECOMMENDATION Adopt the Draft Resolution denying the appeal and upholding the decision of the Community Development Director approving the Minor Development Review application ARCH-0448-2022. 1.0 COMMISSION'S PURVIEW As provided by Zoning Regulations Section 17.126.040 (A), the Commission will consider an appeal of the decision of the Community Development Director. 2.0 SUMMARY Obispo Investments Inc. proposes to develop the property at 1925 Santa Barbara Avenue with a mixed-use project comprised of four residential dwelling units and a small street - fronting nonresidential space (see Attachments B and C, and Figure 2, below). The project is subject to Minor Development Review1 and review by the City’s Cultural Heritage Committee, as the project site is located within the Railroad Historic District.2 Accordingly, Minor Development Review application ARCH-0448-2022 was filed on August 17, 2022. On April 22, 2024, the application was approved by the Community Development Director, based in part on the recommendation of the Cultural Heritage Committee, as to the consistency of the proposal with historical preservation policies, standards, and guidelines (see Decision Letter, Attachment D). Wayne Terry, owner and resident of the property at 1902 Chorro Street, situated immediately southwest of the subject site, appealed the decision of the Director, providing a narrative discussion of the reasons for the appeal (see Appeal Statement, Attachment E). 1 Minor development review is a staff -level review process with public notice provided, with no public hearing required (Zoning Regs. § 17.106.030 (B)) 2 For each level of development review, an advisory body may provide a recommendation to the review authority as applicable or required (Zoning Regs. § 17.106.040 (A)); The Cultural Heritage Committee shall review and make recommendations to the Director on applications and development review projects which include new construction located in historic districts. Meeting Date: 6/26/2024 Item Number: 4a Time Estimate: 45 Minutes Page 11 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 In the discussion, the appellant raises concerns with the conduct of the Cultural Heritage Committee’s deliberations and questions the project’s consistency with the development pattern in the Railroad Historic District and with the City’s Historic Preservation Ordinance and Historic Preservation Program Guidelines. This appeal is now before the Planning Commission. 3.0 BACKGROUND 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 (see Figure 1). 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). Adjacent to the site, directly north and south, are single-family dwellings (neither of which are included in the City’s Inventory of Historic Resources). Also in the vicinity are the San Luis Obispo Railroad Museum (a Master List Resource, the Southern Pacific Warehouse), 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),3 an “Area Plan”, intended to implement General Plan policies within the Railroad Historic 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 (see Attachment F) help to ensure that new development is architecturally compatible with adjacent buildings, and these guidelines are applied in reviewing new development in the Railroad Historic District. 3 The Railroad District Plan may be accessed through the City’s website, at : www.slocity.org/home/showpublisheddocument/27524/637305754075300000 Figure 1: 1925 Santa Barbara Page 12 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 Project Description The proposed project is comprised of three new buildings accommodating four dwellings and a nonresidential suite (see Project Description and Project Plans, Attachments B and C, and Figure 2, below). 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.4 The buildings are designed in a contemporary style, based on rectangular forms, and having medium-sloped pitched roofs with eave overhangs. Plaster and horizontally oriented cement fiber board siding are the predominant exterior materials. Double-hung or divided lite windows are recessed into the building walls and provided with wood trim and sill features. 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 4.0 PREVIOUS REVIEW Cultural Heritage Committee The application was reviewed by the Cultural Heritage Committee, over the course of two public hearings, for their recommendation to the Community Development Director on the application of architectural and historic preservation standards and guidelines to the proposed project. Video record of each hearing, along with hearing agendas and staff reports, is accessible from the Past Meetings section of the Public Meeting Agendas page on the City’s website5, and Agenda Correspondence and Minutes for each hearing are available in the City Clerk’s document archive.6 4 Uses permitted in various Zones are summarized in Zoning Regs. § 17.10.020 (A) 5 Public Meeting Agendas may be accessed through the City’s website at www.slocity.org/government/mayor-and-city-council/agendas-and-minutes 6 The City Clerk’s Documents Archive may be accessed at opengov.slocity.org/WebLink/Browse.aspx?id=26291 Figure 2: Project Rendering, from Santa Barbara Avenue Page 13 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 On January 22, 2024, the application was brought before the Cultural Heritage Committee.7 After deliberation, the Committee continued review of the application to “a date uncertain,” providing direction to staff and the applicant regarding building massing, height, and placement, roof forms, and building details such as materials, finishes, decorative elements, and window patterns. Project plans were revised by the applicant and project architect in response to the Committee’s direction, and the application was brought back to the Committee on March 25th, 2024.8 Revisions included lowering the building height and modifying the roof form, bringing its upper portion further away from the rear of the site. Fiber cement board with the appearance of wood was employed for the exterior material of the larger triplex building, and trim, decorative elements, and door and window recesses were refined to enhance visual interest, as encouraged by the Architectural Guidelines of the Railroad District Plan. The Committee considered the design revisions to be responsive to the direction they provided and recommended that the Community Development Director find the project to be consistent with the City’s Historic Preservation Ordinance, including architectural standards for construction in the Railroad Historic District. Director Decision (Minor Development Review) On April 22, 2024, the Community Development Director approved the project by administrative action, based on findings of consistency with the General Plan, Zoning Regulations, and, following the recommendation of the CHC, historical preservation policies, standards, and Historic Preservation Program Guidelines, including consistency with the Architectural Guidelines of the Railroad District Plan (Decision Letter, Attachment D). 5.0 APPEAL EVALUATION Public Comment at Hearings In his appeal statement (Attachment E), the appellant states that his right to public comment was hindered at the March 25th Cultural Heritage Committee hearing, by refusal of a visual presentation to supplement his public comment, and as such, he could not adequately provide important information to the Committee. Immediately prior to the March 25th CHC hearing, Mr. Terry requested that the Deputy City Clerk make a presentation available on the City’s computer netwo rk, from a personal “flash drive” that he had brought to the hearing. The presentation is said to have included images of buildings on Santa Barbara Avenue and excerpts of text from the Railroad District Plan, germane to his comments regarding the scale, m assing, and pattern of buildings on this street. 7 The Meeting Agenda, Video, and Staff Reports for the January 22 nd meeting may be accessed online at pub-slocity.escribemeetings.com/Meeting.aspx?Id=092f5d9e-222d-4d65-8388-30e946288483 8 The Meeting Agenda, Video, and Staff Reports for the March 25th meeting may be accessed online at pub-slocity.escribemeetings.com/Meeting.aspx?Id=0fb2d569-cf24-478d-8a8d-d2e4a0dd4582 Page 14 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 The City’s Electronic Visual Aid Presentation policy9 encourages members of the public who wish to utilize electronic visual aids as a supplement to their oral presentation to provide those materials to the City Clerk by noon on the day of the hearing. The Clerk follows this policy to ensure safe transfer of files to the City’s computer network (digital files are subjected to a “virus scan”) and to allow for the timely commencement of public hearings. In this case, the Deputy Clerk was not able to accommodate Mr. Terry’s request immediately prior to the hearing, well past the noon deadline. Nevertheless, many images of buildings along the west side of Santa Barbara Avenue were provided to the Committee in the applicant’s project plans (see Sheet 7 of Project Plans, Attachment C), including a study of the development pattern on this block), in staff reports to the Commission, and with photographs displayed in the staff presentation. These photographs were also displayed by staff during Mr. Terry’s public comment. Staff reports also included evaluation of the consistency of the proposed project with historical preservation policies, standards, and guidelines, including the consistency of new buildings with the scale, massing, rhythm, and siting of historic structure s in the district, along with specific architectural guidelines from the Railroad District Plan. Furthermore, the matter of scale, pattern, and spacing of existing buildings on the west side of the street were, before each Committee hearing, explicitly raised and discussed directly in Mr. Terry’s correspondence and his public comment to the Committee, prior to, and during, both hearings. The record of agenda correspondence and public comment reflects that Mr. Terry was not hindered in his ability to provide information and public comment to the Committee regarding this item Advisory Body Review Process The appellant raises concern with the process by which the Cultural Heritage Committee formed their recommendation; that the Committee failed to consider key elements of the Railroad District Plan and inadequately deliberated about the pattern of development in the vicinity of the project site. He notes that the project architect was not present at the second (March 25th) Committee hearing, that the Committee Chair had professional familiarity with the project architect, and that the Chair disclosed that he had met the architect and discussed the project design. It is not uncommon for architectural professionals active in the local community to be familiar with each other and with their work, and ex parte communication between a project proponent and individual Committee Members is permissible, where properly disclosed. Under the Brown Act, if a majority of Committee members are present during communication with a project proponent, generally such discussion could only take place at a noticed public hearing unless an exception applied. Here, however, communication with the applicant’s architect was limited to discussion with an individual Committee Member, to share some conceptual ideas regarding potential design revisions, and this 9 This policy is described on the City’s website and on Public Meeting Agendas, see: www.slocity.org/government/mayor-and-city-council/agendas-and-minutes Page 15 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 ex-parte communication was properly disclosed by the Committee Chair during the hearing, immediately following staff’s presentation. Staff notes, again, that all relevant elements of the City’s Historic Preservation Program Guidelines and the Railroad District Plan were fully evaluated in staff’s report and presentation to the Committee, including the consistency of the proposed project with the character of the Railroad District in terms of scale, massing, siting, and spacing of buildings, and these matters were given full deliberation by the Committee. In addition, these elements were directly raised and discussed in the appellant’s correspondence and public comment to the Committee prior to, and during, both hearings. The project architect was absent from the March 25th Committee hearing, due to an unintentional scheduling error (mistaking the hearing start time). Although it is customary for an applicant or their representative to be present at public hearings, there is no formal applicant attendance requirement that would constrain the Committee from deliberating and acting on an item under consideration. In this case, the hearing was the second hearing on the item, to consider revisions made in response to Committee direction. Staff advised the Committee that they could proceed with the hearing or, if necessary, further continue consideration of the item to a futu re date. The Committee elected to proceed with deliberations, having sufficient information available in the project plans and materials, staff reports and presentations, and public correspondence and comments, on which to base their recommendation to the Director. Pattern of Development The pattern of development in the vicinity of the project site and along the west side of Santa Barbara Avenue are further discussed in the appellant’s statement. The appellant notes that the Railroad District Plan makes n o explicit distinction between portions of Santa Barbara Avenue that are north and south of Upham Street, though they lie within different Zones and are subject to different development standards. The predominant building type and pattern of massing and spacing south of Upham is described in the appellant statement, and it is suggested that projects adjacent to historic resources should provide deep rear setbacks and concentrate building height at their west (Santa Barbara Avenue) side, as more appropriate and consistent with the area. The Railroad District Plan explicitly refers to the City’s Zoning Regulations for descriptions of applicable property development standards (see Plan, pg. 33) and provides no specific standards for building setbacks or height for new development. Guidance on building setbacks is limited to encouraging new residential buildings to generally maintain the prevailing setbacks of older houses and apartments along Osos, Santa Barbara, and Church streets (Plan, pg. 82), an area that lies north of Upham Street, in a Medium-High Residential (R-3) Zone. Page 16 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 The project was found by the Community Development Director to conform to the development standards applicable to the Service Commercial (C-S) Zone in which it is located, including standards for building height and setbacks, lot coverage, and parking requirements. Zoning Regulations set no rear setback standard within the C-S Zone, but require that, where a site is adjacent to a zone with minimum setback requirements, a setback be provided as in the zone of the adjacent property.10 In this case, the site is adjacent to a Medium-Density (R-2) Zone, and therefore a minimum setback ranging from five feet (at the ground floor) to ten feet (at the upper levels of the building) must be provided.11 Furthermore, the project is subject to “Edge Condition” provisions in the Zoning Regulations,12 to provide a buffer between commercial zones and adjacent lower intensity residential zones. An enhanced building setback ranging from ten feet (at the ground level) to twelve feet (at the upper levels of the building) is required at the rear of the site, adjacent to the residential uses behind it. This project exceeds this requirement, providing a twelve-foot rear setback for the whole building, from the ground to its upper levels. At just over 25 feet above existing grade to the peak of a single roof gable feature, t he height of the tallest building in the project is considered to be consistent with the height of existing residential structures in the adjacent Medium Density Residential (R -2) Zone, including listed historic resources, and well below the maximum 35 -foot building height allowed in both the C-S Zone and the adjacent R-2 Zone. Given these facts, neither the project’s building height nor setback from the adjacent residential zone would provide a basis under the City’s applicable development standards or historical preservation standards to require modification of the project design or to deny the Architectural Review application. 10 See Zoning Regulations § 17.36.020 (B): sanluisobispo.municipal.codes/Code/17.36.020 11 See Zoning Regulations § 17.18.020 (B): sanluisobispo.municipal.codes/Code/17.18.020 12 See Zoning Regulations § 17.70.050: sanluisobispo.municipal.codes/Code/17.70.095 Figure 3: Pattern Study (from Project Plans), West Side of Santa Barbara Avenue Page 17 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 Negative Impacts The appellant’s statement concludes that the project, due to building height and se tbacks, will negatively impact Master List Historical resources near the project site. The Guidelines for the Implementation of the California Environmental Quality Act (CEQA Guidelines) provide guidance about determining the significance of impacts to historical resources: “A project with an effect that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment.” (CEQA Guidelines §15064.5(b)). Substantial adverse change in the significance of an historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired.” As to “materially impaired,” CEQA Guidelines describe this as involving demolition or material alteration of physical characteristics of a historic resource that convey its significance. 13 In the case of the Master List “Bittick Residence” at 1902 Chorro (Figure 4, above), the property was found to be eligible for listing as a historic resource due to its Colonial Dutch Barn Style, rarity of its single-story Gambrel Roof style, architectural integrity, attractiveness of design, and association with John Chapek, an early local builder and Town Council member (see Council Resolution No. 9310, Attachment G). Construction of the proposed project on an adjacent site, in conformance to the height limits and enhanced setbacks required under the City’s development standards, involves no demolition, destruction, relocation, or alteration of the features identified as important to the significance of the Bittick Residence , nor would the project development to the rear of the Bittick Residence compromise its ability to convey its significance. Summary In summary response to the appellant’s discussion, staff maintains that the Director took into consideration all relevant matters, including the development pattern of the Railroad Historic District, the City’s historical preservation policies, standards, and guidelines, and any potential for negative impacts to historic resources, in deciding to approve the Minor Development Review application for the proposed mixed -use project. The Director’s decision was informed by correspondence received from interested parties, and by the recommendation of the Cultural Heritage Committee (CHC), whose duties include 13 See CEQA Guidelines § 15064.5 (b), available online (Thomson Reuters Westlaw): govt.westlaw.com/calregs/Document/I87D9F3AA5B4D11EC976B000D3A7C4BC3 Figure 4: Bittick Residence, 1902 Chorro Page 18 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 application of historical preservation standards and guidelines, as set out in the City’s Historic Preservation Ordinance (SLOMC § 14.01.030 (B)). The CHC deliberated and formulated their recommendation over the course of two duly noticed and conducted public hearings, following review of all relevant information in staff reports and presentations, along with public correspondence and in-person comment provided at the hearings. As there is no basis presented with this appeal on which to deny the Minor Development Review application ARCH-0448-2022, for development of the subject property with a mixed-use development, staff recommends that the Commission deny the appeal and uphold the decision of the Community Development Director approving the application. 6.0 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 Cit y’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 endanger ed, 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. Furthermore, development of the proposed project will not cause a substantial adverse change in the significance of any historical resources (CEQA Guidelines § 15300.2 (f)) since the project has been found consistent with the Historic Preservation Ordinance provisions for compatible development in historic districts; is not located on a listed historic property; and would not have the potential to result in adverse impacts to adjacent and nearby historic resources. 7.0 ALTERNATIVES 1. Uphold the appeal and direct staff to prepare a resolution denying the Minor Development Review application ARCH-0448-2022, regarding development of a proposed mixed-use project at 1925 Santa Barbara Avenue. This action is not recommended since the appeal provides no justification for denying the Minor Development Review application or for finding that the proposed project is inconsistent with the City’s Historic Preservation Ordinance and Historic Preservation Program Guidelines, including those regarding architectural compatibility for new construction in historic districts. Furthermore, this project is a “housing development project” pursuant to the Housing Accountability Act and therefore can only be denied or conditioned in a manner that reduces density if a “specific adverse impact” (a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions) is identified. Facts and evidence based on the City’s historical preservation policies, standards, and guidelines, as set out in the Historical Preservation Ordinance (SLOMC Ch. 14.01), along with specific adverse Page 19 of 98 Item 4a APPL-0232-2024 (1925 Santa Barbara) Planning Commission Report – June 26, 2024 impacts to public health or safety, as described by the Housing Accountability Act, would have to be provided with any consideration to uphold the appeal as the basis for this alternative. 2. Continue consideration of the item to a future date, with relevant guidance to staff and applicant. This alternative is not recommended, as continued consideration beyond the three public hearings that will have already been held on the item is unlikely to uncover additional considerations relevant to the action taken on this application. Furthermore, the Housing Crisis Act limits an agency to conduct of no more than five hearings on a proposed housing development that complies with objective standards (Govt. Code § 65905.5 (a)). 8.0 ATTACHMENTS A - Draft Planning Commission Resolution (APPL-0232-2024) B - Project Description: Santa Barbara Lofts C - Approved Project Plans Santa Barbara Lofts D - Decision Letter (ARCH-0448-2022) E - Appeal Statement (Wayne Terry) F - Architectural Guidelines (Railroad District Plan) G - Council Resolution No. 9310 (2002) Page 20 of 98 R ______ RESOLUTION NO. PC-XXXX-24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPEAL AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR’S DECISION APPROVING MINOR DEVELOPMENT REVIEW APPLICATION ARCH-0448-2022 REGARDING DEVELOPMENT OF A MIXED-USE PROJECT AT 1925 SANTA BARBARA AVENUE (APPL-0232-2024) WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on January 22, 2024, for the purpose of reviewing a proposed mixed-use development comprised of four residential dwellings and a nonresidential suite located at 1925 Santa Barbara Avenue, under Minor Development Review application ARCH 0448 2024; Obispo Investments Inc., applicant, and continued consideration of the application to a date uncertain with direction to staff and the applicant; and WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 25, 2024, for the purpose of reviewing revised plans for the proposed mixed- use development, and recommended that the Community Development Director find the project to be consistent with the City’s Historic Preservation Ordinance, including architectural standards for new construction in the Railroad Historic District; and WHEREAS, on April 22, 2024 the Community Development Director approved the proposed mixed-use project, under Minor Development Review application ARCH-0448-2024; and WHEREAS, On May 2, 2024, Wayne Terry filed an appeal of the Community Development Director’s decision to approve the Minor Development Review application; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on June 26, 2024, to consider the appeal of the Community Development Director’s decision; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Page 21 of 98 Resolution No. _____ (2024 Series) Page 2 SECTION 1. Findings. Based upon all the evidence, the Commission makes the following findings: 1. As conditioned, the proposed project is consistent with the goals and policies of the Land Use Element (LUE) of the City’s General Plan applicable to development in a Services and Manufacturing area, and with goals and policies of the General Plan’s Conservation and Open Space Policies (COSE) for Cultural Heritage (COSE § 3). Mixed uses are encouraged in commercial districts (LUE §3.8.5). The project’s residential component is situated at the west side of the site, at the boundary with an adjacent residential neighborhood to the west and provides enhanced building setbacks such that the residential atmosphere of the adjacent neighborhood is protected (LUE §2.3.3). New construction reflects the form, spacing, and materials of nearby historic structures and does not affect the street appearance of buildings which contribute to the neighborhood’s architectural character, consistent with Conservation and Open Space Element Policy 3.3.4. Fiber cement board and plaster are employed as the predominant exterior materials, which are visually compatible with the exterior materials of buildings in the vicinity. 2. As conditioned, the project design is consistent with standards and limitations set out in the City’s Zoning Regulations. The site is within a Service Commercial (C-S) Zone, and Mixed-Use Development is a permitted use in the Zone (§ 17.10.020). The project and proposed new structures conform to applicable development standards for the zone (Ch. 17.70), including enhanced Edge Condition setbacks at the boundary of the adjacent residential neighborhood to the west (§17.70.050) and with standards for Mixed-Use Development (§17.70.130). 3. According to the recommendation of the Cultural Heritage Committee made on March 25, 2024, the project is consistent with the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01) and the supporting Historic Preservation Program Guidelines (HPPG), in particular with guidelines related to architectural compatibility (HPPG §§ 3.2.1 & 3.3.2). The proposed new buildings are based on simple rectangular forms and exhibit horizontal massing, sloping roof forms, grouped horizontal window patterns, fiber cement board (simulating wood appearance) and plaster exterior materials, and trim and roof detailing, consistent with Architectural Guidelines provided in the Railroad District Plan, complementing the District’s historic character. 4. According to the recommendation of the Cultural Heritage Committee made on March 25, 2024, the project is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The proposed new construction has been designed to be compatible in form, massing, color, and materials with the historic character of the Railroad Historic District. 5. The project is consistent with the City’s Community Design Guidelines. It is designed in an attractive and environmentally sensitive manner that responds to the character and constraints of the site, fits in with site design and architecture in the vicinity, and logically locates site elements for efficient operation (§ 2.1). The new building exhibits proper proportion, harmony, simplicity, rhythm, balance, and is designed to coordinate with existing structures on the site (§ 2.2) and is compatible with adjacent buildings and those in the immediate neighborhood (§ 5.3). Page 22 of 98 Resolution No. _____ (2024 Series) Page 3 SECTION 2. 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. Furthermore, development of the proposed project will not cause a substantial adverse change in the significance of any historical resources (CEQA Guidelines § 15300.2 (f)) since the project has been found consistent with the Historic Preservation Ordinance provisions for compatible development in historic districts; the property is not located on a historic property; and the project would not have the potential to result in adverse impacts to adjacent and nearby historic resources. SECTION 3. Action. The Planning Commission does hereby deny the subject appeal filed by Wayne Terry, and upholds the Community Development Director’s decision to approve development of 1925 Santa Barbara Avenue with a mixed-use development project, under Minor Development Review application ARCH-0448-2022, based on the above findings, and subject to the following conditions: 1. Conformance to approved plans and conditions. Final project design and construction drawings submitted for building permits shall be in substantial compliance with approved plans, as revised according to the direction provided by the Cultural Heritage Committee, and with the conditions of approval herein. A separate full-size sheet shall be included in plans submitted for permits, listing all conditions of project approval. Reference shall be made in the margin of the listed conditions as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping or other conditions of approval must be reviewed and approved by the Community Development Director. 2. Colors and materials. Plan submitted for permits to complete this project shall clearly depict and describe all materials and colors, including siding, roofing, windows, and decorative trim, and the dimensions of windows, including window frames and mullions, lintels, sills, surrounds, recesses, trim, and other related window features, shall be clearly indicated, to the satisfaction of the Community Development Director. Page 23 of 98 Resolution No. _____ (2024 Series) Page 4 3. Night Sky Preservation. Plans submitted for construction permits to complete this project shall include information about exterior lighting, including building-mounted lighting, sufficient to verify conformance to Night Sky Preservation regulations (Zoning Regulations Ch. 17.23). Upon motion of _______________, seconded by ________________, and on the following roll call vote: AYES: NOES: RECUSED: ABSENT: The foregoing resolution was adopted this 26th day of June 2024. ____________________________________ Rachel Cohen, Secretary Planning Commission Page 24 of 98 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 25 of 98 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 26 of 98 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 27 of 98 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. 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($81,7 3$7,2 0$ ; + 7 $ / / 2 : ( ' 5 3$5.,1* +5),5(5$7,1*5(4 ' 6((6+((7&%&&2'($1$/<6,6 +5),5(5$7,1*5(4 ' 6((6+((7&%&&2'($1$/<6,6 ('*(&21',7216$33/<6((6/2=21,1*25',1$1&(6(&7,21 $$* $(* $(* $(* $$* HJ $&78$/%8,/',1*6(7%$&. 9(57,&$/&859($63(53:67' ,17(532/$7('$6 581 '5,9($668%0,77(' '5,9($60$;,080'(&(17 &( 1 7 ( 5 2 ) 3 5 2 3 ( 5 7 < Page 36 of 98 1 : 1 : 1 ( 1 ( 6$ 1 7 $ % $ 5 % $ 5 $ $ 9 ( ,03(59,286$5($6)(;,67,1*6,7( ,03(59,286$5($6) 352326('6,7(/$1'6&$3($5($6) 3(59,2863$9(56 1$785$/$5($6) /$1'6&$3($1'1$785$/$5($6) 6$ 1 7 $ % $ 5 % $ 5 $ $ 9 ( 727$/$5($ 127((;,67,1*6758&785(,621 &$,66216$1'5$,6('2))2' 7+(*5281' 6$1/8,62%,632&$ (//$675((7 $UFKLWHFW'HYHORSHU %$55</:,//,$06 5(1(:$/ 1R& %$55</:,//,$06 $5&+,7(& 7 $,152),/$&)2(7$7 6 /,&(1 6 (' EOZD#FKDUWHUQHW EOZ 6 $ 1 7 $ % $ 5 % $ 5 $ $ 9 ( 6 / 2 & $ 6% 0 , ; ( ' 8 6 ( 2%,632,19(670(176,1& &$/,)251,$%/9'67(& 6$1/8,62%6,32&$ Page 37 of 98 48$17 PLANT SYMBOL LEGEND 6<0%2/6,=(:$7(586( 3/$17:$7(586(3(5:8&2/6=21( GROUND COVERS LEGEND 3/$171$0( LS. AREA CALCULATION & HYDROZONES BUILDING PROPOSED LP LP LP LP (1st fl GARAGE) BUILDING PROPOSED ³ 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 38 of 98 City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org April 22, 2024 Obispo Investments Inc c/o Barry Williams 1103 Ella St. San Luis Obispo, CA 93401 SUBJECT: Application ARCH-0448-2022 (1925 Santa Barbara) Architectural review of a new mixed-use development of three buildings, with four residential units and street-fronting nonresidential, in the Railroad Historic District Dear Mr. Williams: On April 22, 2024, I reviewed your client’s Architectural Review application regarding a new mixed-use project within the Railroad Historic District. After reviewing the plans, I determined that the project is minor and will not require review by the Architectural Review Commission (ARC). Your plans are approved, based on findings and subject to the following conditions: Findings: 1. As conditioned, the proposed project is consistent with the goals and policies of the Land Use Element (LUE) of the City’s General Plan applicable to development in a Services and Manufacturing area, and with goals and policies of the General Plan’s Conservation and Open Space Policies (COSE) for Cultural Heritage (COSE § 3). Mixed uses are encouraged in commercial districts (LUE §3.8.5). The project’s residential component is situated at the west side of the site, at the boundary with an adjacent residential neighborhood to the west and provides enhanced building setbacks such that the residential atmosphere of the adjacent neighborhood is protected (LUE §2.3.3). New construction reflects the form, spacing, and materials of nearby historic structures and does not affect the street appearance of buildings which contribute to the neighborhood’s architectural character, consistent with Conservation and Open Space Element Policy 3.3.4. Fiber cement board and plaster are employed as the predominant exterior materials, which are visually compatible with the exterior materials of buildings in the vicinity. 2. As conditioned, the project design is consistent with standards and limitations set out in the City’s Zoning Regulations. The site is within a Service Commercial (C-S) Zone, and Mixed-Use Development is a permitted use in the Zone (§ 17.10.020). The project and proposed new structures conform to applicable development standards for the zone (Ch. 17.70), including enhanced Edge Condition setbacks at the boundary of the adjacent residential neighborhood to the west (§17.70.050) and with standards for Mixed-Use Development (§17.70.130). 3. According to the recommendation of the Cultural Heritage Committee made on Page 39 of 98 ARCH-0448-2022 (1925 Santa Barbara) Page 2 March 25, 2024, the project is consistent with the City’s Historic Preservation Ordinance (SLOMC Ch. 14.01) and the supporting Historic Preservation Program Guidelines (HPPG), in particular with guidelines related to architectural compatibility (HPPG §§ 3.2.1 & 3.3.2). The proposed new buildings are based on simple rectangular forms and exhibit horizontal massing, sloping roof forms, grouped horizontal window patterns, fiber cement board (simulating wood appearance) and plaster exterior materials, and trim and roof detailing, consistent with Architectural Guidelines provided in the Railroad District Plan, complementing the District’s historic character. 4. According to the recommendation of the Cultural Heritage Committee made on March 25, 2024, the project is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The proposed new construction has been designed to be compatible in form, massing, color, and materials with the historic character of the Railroad Historic District. 5. The project is consistent with the City’s Community Design Guidelines. It is designed in an attractive and environmentally sensitive manner that responds to the character and constraints of the site, fits in with site design and architecture in the vicinity, and logically locates site elements for efficient operation (§ 2.1). The new building exhibits proper proportion, harmony, simplicity, rhythm, balance, and is designed to coordinate with existing structures on the site (§ 2.2) and is compatible with adjacent buildings and those in the immediate neighborhood (§ 5.3). 6. The project is categorically exempt from CEQA environmental review, as Infill Development (CEQA Guidelines §15332). The proposed development is consistent with the Services and Manufacturing designation of the property, applicable General Plan policies, and with the standards and land use limitations set out in Zoning Regulations for the Service Commercial (C-S) Zone with Historic Overlay. The site measures less than five acres in area, is located within City limits, substantially surrounded by urban uses, and has no value as habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services. The project does not involve physical demolition, destruction, relocation, or alteration of any historical resource or its immediate surroundings, and therefore does not cause a substantial adverse change in the significance of any such resource (CEQA Guidelines §15064.5(b)). The historical resources nearest to the property are located on separate parcels apart from the subject site, physically removed from, and not impacted by, the proposed project. As described in Findings 3 and 4, the project has been found to be architecturally compatible with adjacent and nearby historic resources and with the character of the Railroad Historic District. Conditions: Please note the project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. Page 40 of 98 ARCH-0448-2022 (1925 Santa Barbara) Page 3 Planning 1. Conformance to approved plans and conditions. Final project design and construction drawings submitted for building permits shall be in substantial compliance with approved plans, as revised according to the direction provided by the Cultural Heritage Committee, and with the conditions of approval herein. A separate full-size sheet shall be included in plans submitted for permits, listing all conditions of project approval. Reference shall be made in the margin of the listed conditions as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping or other conditions of approval must be reviewed and approved by the Community Development Director. 2. Colors and materials. Plan submitted for permits to complete this project shall clearly depict and describe all materials and colors, including siding, roofing, windows, and decorative trim, and the dimensions of windows, including window frames and mullions, lintels, sills, surrounds, recesses, trim, and other related window features, shall be clearly indicated, to the satisfaction of the Community Development Director. 3. Night Sky Preservation. Plans submitted for construction permits to complete this project shall include information about exterior lighting, including building-mounted lighting, sufficient to verify conformance to Night Sky Preservation regulations (Zoning Regulations Ch. 17.23). Code Compliance Notes: Engineering 1. The building plan submittal shall show and label all existing and proposed public or private easements for reference. Any required on-site or off-site easements shall be recorded prior to building permit issuance. 2. Complete frontage improvements will be required as a condition of the building permit including new curb, gutter, sidewalk and street paveout. The improvements shall be constructed in accordance with the Engineering Standards in effect at the time of encroachment permit issuance. 3. The building plan submittal shall note or dimension the street right-of-way width on the site plan. The plan shall show the dimensions of the centerline to property line, centerline to face of curb, and face of curb to property line for reference. 4. The building plan submittal shall show all required short-term and long-term bicycle parking to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. The Title Sheet of plans shall include a parking calculation describing the required and proposed bicycle parking for the project. 5. Final plans submitted for construction permits to complete this project shall be accompanied by written confirmation of solid waste service by the City’s Franchise Waste Hauler (San Luis Garbage). 6. Final plans submitted for construction permits to complete this project shall depict the location of the proposed mail receptacles or mailbox unit (MBU) serving the project, to the satisfaction of the Postmaster and the City Engineer. MBU’s shall not be located within Page 41 of 98 ARCH-0448-2022 (1925 Santa Barbara) Page 4 the public right-of-way or public sidewalk area, unless specifically approved by the City Engineer. Fire 7. Final plans submitted for construction permits to complete this project shall depict fire sprinkler riser rooms with direct exterior access for each building with direct exterior access, to the satisfaction of the Fire Marshal. 8. Proposed structures of Construction type “VB” and Occupancy Type “R-2,” as depicted in final plans submitted for permits to complete this project, shall be provided with a full NFPA 13-standard fire sprinkler system. 9. Plans submitted for construction permits to complete this project shall demonstrate compliance with minimum fire separation distance standards (i.e., 10 feet from the exterior edge of stairways and landings to adjacent lot lines and to other buildings on the same lot) set out in applicable building and fire safety codes, to the satisfaction of the Fire Marshal. 10. Plans submitted for construction permits to complete this project shall depict fire department ladder access from driveways to bedroom windows and roofs, compliant with applicable building and fire safety codes. Distances from accessible ground up shall be indicated, and any obstruction by support beams clearly noted. 11. Plans submitted for construction permits to complete this project shall show exit travel distances from units to the public way from exterior exit stairs for the residential buildings. Utilities 12. Final plans submitted for construction permits to complete this project shall include a site utility plan showing the size of existing and proposed sewer and water services. The construction plans for sewer and water services shall be in accordance with the engineering design standards in effect at the time the building permit is approved. The project’s commercial and residential uses shall be metered separately. All residential units are to be individually metered. The sewer lateral serving the property shall be made with HDPE material and shall be installed per the City’s engineering design standards. 13. Final plans submitted for construction permits to complete this project shall demonstrate compliance with fire flow and fire sprinkler requirements for all floors of the proposed project, to the satisfaction of the Utilities Director and Chief Building Official. Design plans shall be supported by engineering calculations, to be submitted with the building permit. 14. The project is located within a capacity constrained area and shall satisfy the wastewater flow offset requirements described in Municipal Code Section 13.08.396, prior to issuance of construction permits to complete the project. 15. The building permit submittal shall include a final landscape design plan and irrigation plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. 16. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s maximum applied water allowance (MAWA). Final plans submitted for construction permits to complete this project shall include calculation and information for review and approval by the Utilities Department prior to issuance of a Page 42 of 98 ARCH-0448-2022 (1925 Santa Barbara) Page 5 building permit to support required water demand of the project’s proposed landscaping. 17. Where commercial uses in the project may include food preparation, final plans submitted for construction permits to complete this project shall depict provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s). Such commercial facilities shall be subject to issuance of an Industrial Wastewater Discharge Survey and Permit Application prior to issuance of occupancy permit, and an area must be provided to wash floor mats, equipment, and trash cans that is located inside, and drained to the sanitary sewer. 18. Potable city water shall not be used for major construction activities, such as grading and dust control. Recycled water is available through the City’s Construction Water Permit program. Building 19. The design of the under-building parking garage depicted in final plans submitted for construction permits to complete this project must demonstrate compliance with building and fire codes applicable to parking garages, including, but not limited to California Building Code Sections 406 (Motor-Vehicle-Related Occupancies) and 705 (Fire and Smoke Protection Features), and where electric vehicle charging facilities are provided, California Fire Code Section 1207. Housing 20. The project is subject to Inclusionary Housing Requirements described in Municipal Code Chapter 17.138. Final plans for construction permits must be accompanied by a statement describing the project’s inclusionary housing plan, as described in Zoning Regulations Section 17.138.070(A). 21. The project is subject to the Commercial Linkage Fee described by Municipal Code Chapter 4.60. The fee must be paid in full prior to the issuance of the first building permit for the commercial development project. Indemnification The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim. My action is final unless appealed within 10 calendar days of the date of the decision. Anyone may appeal the action by submitting a letter to the Community Development Department within the time specified. The appropriate appeal fee must accompany the appeal documentation. Appeals will be scheduled for the first available Planning Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. The Community Development Director’s approval of this project will automatically expire in one year, unless plans for a building permit have been submitted, or unless a different Page 43 of 98 ARCH-0448-2022 (1925 Santa Barbara) Page 6 expiration date or unlimited expiration is stipulated at the time of approval, per Municipal Code section 2.48.070. On request, the Community Development Director may grant a single, one- year extension, provided, that approval not exceed a maximum of two years from the date of original approval. Included with this letter is an invoice for the Completion Fee associated with this planning application, which is now due. Completion Fees are to be paid within six months of the final action taken on planning services provided or prior to the acceptance of a building permit to construct the project. Please note that building permit applications will not be accepted prior to payment of the Completion Fee. Payment of this fee may be made in person, online, by mail or by phone. In Person Payment: Please visit the Community Development Department at 919 Palm Street, Monday and Wednesday between 1:00 p.m. and 4:00 p.m., and Tuesday and Thursday between 9:00 a.m. and 12:00 p.m. In person payments can be made in cash, check, or credit/debit card. Payment Online: The online payment portal has launched. Please visit the link: https://infoslo.slocity.org/EnerGov_Prod/selfservice#/home to pay the invoice online. Payment by Mail: Mailed payments must be check, payable to City of San Luis Obispo, with the application number from the subject line of this letter included, and sent to: CDD Planning Fees City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Payment by Phone: Call our main line 805-781-7170, please press option #6 to speak with a staff member to process credit card payment. If you have any questions, or if you need additional information, please contact Walter Oetzell, Assistant Planner at (805) 781-7593, or by email at: woetzell@slocity.org Sincerely, Tyler Corey Deputy Director Community Development Page 44 of 98 Page 45 of 98 Page 46 of 98 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 47 of 98 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 48 of 98 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 49 of 98 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 50 of 98 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 51 of 98 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 52 of 98 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 53 of 98 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 54 of 98 RECORDING REQUESTED AND WHEN RECORDED MAIL TO: City Clerk's Office CITY OF SAN LUIS OBISPO 990 Palm Street San Luis Obispo, CA 93401 JULIE RODE ii San Luis Obispo County— ClerklRecorder Recorded at the request of Public uoc #: 2002039415 RESOLUTION NO. 9310 (2002 SERIES) SR 5/10/2002 11:42 AM Titles: 1 Pages: 4 A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE MASTER LIST OF HISTORIC RESOURCES TO INCLUDE PROPERTY LOCATED AT 1902 CHORRC STREET WHEREAS, in 1983 the City Council adopted Resolution No. 5197 establishing the Master List of Historic Resources," along with procedures for adding properties to the listing; and WHEREAS, on March 21, 2002 the Cultural Heritage Committee held an advertised public hearing to consider recommending to the City Council the addition of 1902 Chorro Street to the Master List of Historic Resources due to its historical and/or architectural significance to the community; and WHEREAS, at said meeting, the Cultural Heritage Committee reviewed the historical documentation on the property and recommended that the City Council add the property to the Master List of Historic Resources; and;. WHEREAS, this City Council considered this recommendation during a public hearing on May 7, 2002 pursuant to historic preservation guidelines established by Council Resolution No. 6157 (1987 Series); NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that based on the Cultural Heritage Committee's recommendation, documentation as described in the Historical Resource Inventory for the property, on file in the Community Development Department, public testimony, the staff report, and on the City's Historical Preservation Program Guidelines the following: SECTION 1. Findings. A. The building located at 1902 Chorro Street meets the Historic Resource Criteria For Building Evaluation and Recommendations as listed in the Historic Preservation Program Guidelines, under the following categories: R9310 Fees 0.00 Taxes 0.00 Others 0.00 PAID 0.00 A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE MASTER LIST OF HISTORIC RESOURCES TO INCLUDE PROPERTY LOCATED AT 1902 CHORRC STREET WHEREAS, in 1983 the City Council adopted Resolution No. 5197 establishing the Master List of Historic Resources," along with procedures for adding properties to the listing; and WHEREAS, on March 21, 2002 the Cultural Heritage Committee held an advertised public hearing to consider recommending to the City Council the addition of 1902 Chorro Street to the Master List of Historic Resources due to its historical and/or architectural significance to the community; and WHEREAS, at said meeting, the Cultural Heritage Committee reviewed the historical documentation on the property and recommended that the City Council add the property to the Master List of Historic Resources; and;. WHEREAS, this City Council considered this recommendation during a public hearing on May 7, 2002 pursuant to historic preservation guidelines established by Council Resolution No. 6157 (1987 Series); NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that based on the Cultural Heritage Committee's recommendation, documentation as described in the Historical Resource Inventory for the property, on file in the Community Development Department, public testimony, the staff report, and on the City's Historical Preservation Program Guidelines the following: SECTION 1. Findings. A. The building located at 1902 Chorro Street meets the Historic Resource Criteria For Building Evaluation and Recommendations as listed in the Historic Preservation Program Guidelines, under the following categories: R9310 Page 55 of 98 o Resolution No. 9310 (2002 Series) Page 2 I. Architectural Criteria 1. Relative purity of a traditional style: Colonial Dutch Barn Style. 2. Rarity of existence of the single -story, Gambrel Roof style structure. 4. Degree to which the structure has maintained its architectural integrity. Ii. Design 2. Overall attractiveness because of craftsmanship and aesthetic value, though not necessarily unique. - IV. Architect/Builder 1. The house was designed and built by John Chapek, a designer/builder who, in terms of craftsmanship, made significant contributions to San Luis Obispo. VI. History- Person 3. The house is associated with John Chapek, an early San Luis Obispo builder and Town Council member who made early, unique or outstanding contributions to important local affairs or institutions. B. Historic designation does not constitute a "project" as defined under Section 15378 of Title 14, Ch. 3 Califomia Code of Regulations and therefore is not subject to review under the California Environmental Quality Act (CEQA). SECTION 2. Addition to Master List of Historic Resources. The building located at 1902 Chorro Street (Exhibit A) is hereby added to the Master List of Historic Resources as the historic `Bittick Residence" with the numeric historic ranking as a Type #5 historic property historically significant at a local level but not eligible for the National Register of Historic Places), as further described in the Documentation of Historical Significance and Historic Resources Inventory for the property, on file in the Community Development Department. SECTION 3. Publish Revised Master List. The Community Development Director is hereby directed to amend the Master List of Historic Resources to include the property listed above, and to publish a revised Master List for public distribution. SECTION 4. Recording of Historic Properties. The City Clerk is hereby directed to record the properties' historic designation with the County Recorder, pursuant to State Law. On motion of Vice Mayor Marx, seconded by Council Member Mulholland and on the following roll call vote: AYES: Council Members Ewan, Mulholland, Schwartz, Vice Mayor Marx and Mayor Settle NOES: None ABSENT: None Page 56 of 98 Resolution No. 9310 (2002 Series) Page 3 The foregoing Resolution was passed and adopted this 7th day of May 2002. Mayor Allen K. Seth A' ee Price, City Clf APPROVED AS TO FORM: 51 3 I ff nor ense , City tort} Page 57 of 98 V Resolution No. 9310 (2002 Series) Page 4 EXHIBIT A LEGAL DESCRIPTION OF LISTED HISTORIC PROPERTY Following is the legal description of the property added to the City of San Luis Obispo's Master List of Historic Resources, by City Council Resolution No. 9310 (2002 Series): 1902 Chorro Street. (Historic Name: `Bittick Residence ") City of San Luis Obispo, Ingleside Homestead Tract, Block 186, Lot 3 (Assessor's Parcel Number (APN #) 003 -647 -002). Owners: Wayne and Leslie Terry. END OF DOCUMENTPage 58 of 98 PLANNING COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW MIXED-USE PROJECT THAT CONTAINS APPROXIMATELY 23,164 SQUARE FEET OF COMMERCIAL SPACE AND A ONE BEDROOM RESIDENTIAL UNIT, WITH ASSOCIATED SITE IMPROVEMENTS, A SIGN PROGRAM, AND A REQUEST TO REMOVE TW O TREES AND REPLANT 25 TREES PROJECT ADDRESS: 10 Higuera Street FILE NUMBER: ARCH-0358-2023 BY: Rachel Cohen, Senior Planner Phone Number: (805) 781-7574 Email: rcohen@slocity.org RECOMMENDATION Adopt the Draft Resolution (Attachment A) approving the proposed new mixed-use project, associated site design and improvements, sign program, and the removal of two trees based on findings and subject to conditions of approval. This project is categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32, Infill Development Projects). SITE DATA Applicant Keith Sweeny Zone Service Commercial with a special consideration overlay (C-S-S) & Tourist Commercial with a mixed-use overlay (C-T- MU) zone General Plan Land Use General Retail and Services & Manufacturing Site Area 2.96-acre parcel (128,938 square feet) Environmental Determination Categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32, Infill Development Projects) 1.0 SUMMARY Keith Sweeny (Applicant) has applied for a Major Development Review (ARCH -0358- 2023) to allow for the construction of a new mixed-use project that contains approximately 23,164 square feet of commercial space [proposed to be occupied by a distillery, restaurant, tasting room, and associated spaces] and a one -bedroom residential unit with associated site improvements, a sign program, and a request to remove two trees on a 2.96 acre parcel zoned Service Commercial with a special consideration overlay (C-S-S) and Tourist Commercial with a mixed-use overlay (C-T-MU). Meeting Date: 6/26/2024 Item Number: 4b Time Estimate: 45 minutes Figure 1: Subject Property Location Page 59 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 2.0 COMMISSION'S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines (CDG), Sign Regulations and applicable City Standards. Per Zoning Regulations section 17.106.030(D)(3) a nonresidential / mixed-use development with more than ten thousand gross square feet of new construction requires discretionary Planning Commission review. 3.0 PROJECT INFORMATION 3.1 Project Description The applicant has applied for a new mixed-use project that contains approximately 23,164 square feet of commercial space [proposed future uses to be a distillery, restaurant, tasting room, and associated spaces] and a one-bedroom residential unit with associated site improvements, a sign program, and a request to remove two trees. The project is proposed on property located at 10 Higuera Street (Assessor Parcel Numbers [APN] 004- 511-015 and 004-511-022) that is 2.96-acre parcel acres in size located in the Service Commercial with a special consideration overlay (C-S-S) and Tourist Commercial with a mixed-use overlay (C-T-MU) zones. The project would include on-site amenities including a trash enclosure, a parking lot, bicycle parking, and landscaping (including the planting of 25 trees) (see Attachment B, Project Plans). 3.2 Site Information Present Development and Uses Partially developed site with a small distillery, some site improvements including access, some parking, and landscaping. Topography Relatively flat. San Luis Creek is located along the west property line and Exposition Creek is located along the south property line. Access Higuera Street Surrounding Zoning Designations and Uses East: Higuera Street, (C-S-MU) Retail Businesses West: San Luis Creek and Highway 101 North: (C-T-MU) Caltrans District 5 Offices South: (C-S-MU) Cemetery 3.3 Project Design Architecture: Contemporary Design details: The building utilizes symmetrical and asymmetrical lines, large windows, and a mix of materials and colors to provide contemporary design. Materials: Vertical box rib metal siding, vertical wood siding, concrete bulkheads, dark bronze aluminum storefront windows, and a standing seam metal room. Colors: Black, Gray, natural wood, and dark bronze colors are proposed. Page 60 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 Figure 3: Rendering of the proposed project looking west toward the public entrance to the building. Figure 3: Rendering of the proposed project as viewed from the loading area towards the front entrance. Page 61 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 3.4 Sign Program Municipal Code Chapter 15.40 outlines the City’s Sign Regulations. Subsection 15.40.485 describes that sign programs are required for new mixed-use projects in order to establish ongoing sign requirements and to ensure the signage is complementary and compatible with the development and the surrounding neighborhood and commercial district. The applicant has proposed a sign program and staff has highlighted components of the sign program in Table 1. Details of the sign program and example signage are provided on Sheet A3.1 of the Project Plans (Attachment B). Table 1. Proposed Sign Program Design Guidelines Proposed Signs Maximum Size Max Number Design Material Illumination Sign Zone 1 (wall sign) 150 square feet 1 Three-dimensional lettering and / or logo balanced and in proportion with the building. High Quality Materials and colors that complement and / or similar to the building materials. Exterior or internal illumination permitted (consistent with SLOMC 15.40.430) Sign Zone 2 (hanging, suspended, or awning if applicable) Hanging or Suspended signs: max area of 8 square feet (consistent with SLOMC 15.40.470(E)(2)). 1 All signage shall be three-dimensional lettering and or logo balanced in proportion with the building. High Quality Materials and colors that complement and / or similar to the building materials. Exterior or internal illumination permitted (consistent with SLOMC 15.40.430) Sign Zone 3 (window signs) Signs shall be limited to a maximum of 24 square feet or 15 percent of the window area, whichever is less (SLOMC 15.40.470(B)(2)) 1 per window Signs shall be limited to small graphics and text that serve to frame a window or provide information. Signs are two-dimensional adhered to glass of windows. High Quality Materials and colors that complement and / or similar to the building materials. Sign Zone 4 (wall sign) 150 square feet 1 Three-dimensional lettering and / or logo balanced and in proportion with the building. High Quality Materials and colors that complement and / or similar to the building materials. Exterior or internal illumination permitted (consistent with SLOMC 15.40.430) Sign Zone 5 (wall sign that faces the rear of the property) 300 square feet 1 Three-dimensional lettering and / or logo balanced and in proportion with the building. High Quality Materials and colors that complement and / or similar to the building materials. Exterior or internal illumination permitted (consistent with SLOMC 15.40.430) Page 62 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 3.5 Tree Removal Request The applicant is requesting to remove two Schinus molle (Peruvian pepper) trees and replant 25 trees that include 12 strawberry trees, eight buckeye trees and five red oak trees. 3.6 Project Statistics Staff has reviewed the project for consistency with relevant development standards of the Zoning Regulations and have summarized its compliance in Table 2 below. The project is not seeking any exceptions from development standards. Table 2. Project Compliance with the Zoning Regulations Development Standards Site Details Proposed Allowed/Required* C-S-S Zone C-T-MU Zone Minimum Setbacks Front Interior Side Rear > 15 feet None 20 feet (Creek setback) 15 feet None 20 feet (Creek setback) 10 feet None None Maximum Building Height 33 feet 5 inches to 40 feet 35 feet 45 Feet Maximum Lot Coverage 13% 75% 75% Floor Area Ratio (FAR) 0.14 to 0.29 1.5 2.5 Affordable Housing Pay in-lieu fee and commercial linkage fee Provide units or pay in-lieu fee and commercial linkage fee Parking and Loading Standards Parking Spaces (Total) Commercial Space Residential EV Ready EV Capable 78 74 1 8 20 75 74 1 8 20 Bicycle Spaces (Total) Short-term Long-term 35 20 15 35 20 15 Motorcycle Parking 4 4 Tree Removal Replacement Plantings 2 trees removed; 25 trees to be replanted on- site 1:1 replacement planting ratio *2022 Zoning Regulations Page 63 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 4.0 PREVIOUS REVIEW Both the Architectural Review Commission (ARC) and the Tree Committee have reviewed the proposed project. Details regarding their purview and review can be found in the associated staff reports linked below. May 6, 2024: The (ARC) reviewed the proposed mixed-use project and found the proposed project design consistent with the Community Design Guidelines, Sign Regulations, and applicable City Standards with specific direction regarding design changes and recommended the Planning Commission approve the design . May 20, 2024: The Tree Committee (TC) reviewed the removal of two Peruvian pepper (Schinus molle) trees and the replanting of 25 new trees as a part of the proposed new mixed-use project. The Tree Committee recommended the Planning Commission approve the Tree Removal Application with specific direction regarding trees species selection. 4.0 PROJECT ANALYSIS 4.1 Consistency with the General Plan The General Plan does not provide specific design guidelines for new structures located within General Retail and Services & Manufacturing land use areas other than to discuss that new commercial buildings shall be accessed from arterial and collector streets and be designed and located to avoid increasing traffic on residential streets (Land Use Element Policy 3.1.2). As proposed, the projec t is accessed from Higuera Street, an arterial street (see Circulation Element Figure 1) and will not increase traffic on residential streets since the site is not located near residential areas. The new mixed-use project would also support the City’s land use designation’s purpose and application for General Retail and Services and Manufacturing land uses (Land Use Element Table 1). The project would include restaurant and retail uses, as well as l ight manufacturing and residential uses located near the intersection of Madonna Road and Highway 101. 4.2 Consistency with the Zoning Regulations As noted in Section 3.4 above, the proposed mixed-use project complies with the development standards for new structures located within the Service Commercial and Tourist Commercial zones. 4.3 Consistency with Design Guidelines The proposed project is a mixed-use project and with the proposed uses, zoning, and location it supports a more industrial / commercial design rather than residential. As such, staff evaluated the project for consistency with relevant standards and guidelines of the Community Design Guidelines (CDG), including Chapter 3, Section 3.3 (Industrial Project Design Guidelines) and Chapter 6 (Site Planning and Other Design Details) as well as the City’s Active Transportation Plan (ATC), Appendix C for bicycle parking design standards and Sign Regulations. Page 64 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 As proposed, the project would utilize a contemporary design that includes symmetrical and asymmetrical elements, large windows, and a mix of materials and colors. The exterior materials include vertical box rib metal siding, vertical wood siding, concrete bulkheads, dark bronze aluminum storefront windows, and a standing seam metal room. Blacks, Grays, natural wood, and dark bronze colors are proposed. The overall site plan has robust landscaping, and designated areas for vehicle and bicycle parking. On May 6, 2024, the ARC reviewed the proposed project and found it to be consistent with the CDG, ATC, and the sign regulations with two directional items and recommended the Planning Commission approve the project design. Provided below is a discussion on the two directional items: 1. Provide a change in color, materials, and/or window fenestration to the north elevation to provide architectural interest. Per direction from the ARC, the applicant has revised the north elevation to include more architectural interest by adding window fenestration and wrapping the wood accent feature from the west elevation around to the north elevation. Attachment B, Project Plans, includes the revised north elevation as part of the plans. The Planning Commission should discuss if the proposed revisions provide sufficient articulation and architectural features to break up the large wall expanse on the north elevation. 2. Provide screening around the bicycle lockers and/or paint them so that they better integrate into the site plan and overall architectural design. The applicant has indicated that they are willing to better integrate the long -term bicycle lockers into the site plan and design. As such, staff is recommending condition of approval #11 that states “Building plans submitted for the project shall show that the bicycle lockers are screened and/or painted so that they become integrated into the site and overall architectural design to the satisfaction of the Community Development Director.” Figure 5: Revised north elevation with additional window fenestration and wood detailing. Figure 5: Original north elevation design. Page 65 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 4.4 Consistency with Tree Regulations The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted in 2010 and recently updated in 2019 with the purpose of establishing a comprehensive program for installing, maintaining, and preserving trees within the City. This ordinance establishes policies, regulations, and specifications necessary to govern installation, maintenance, removal, and preservation of trees to beautify the city; to purify the air; to provide shade and wind protection; to add environmental and economic value; and to preserve trees with historic or unusual value. On May 20, 2024, the Tree Committee reviewed the proposed project and found it to be consistent with tree regulations with one directional item and recommended the Planning Commission approve the tree removal request. Provided below is a discussion on the directional item. 1. The applicant should consider replacing the proposed twelve (12) Marina Strawberry trees (Arbutus) with an alternate species from the City's Master Tree List, with the goal of maximizing canopy potential. The Committee noted that Strawberry trees are not well suited for high traffic areas, as their leaf and fruit litter are messy and require constant cleanup / maintenance and, even at maturity, this species will not provide sufficient canopy coverage. Staff is recommending condition of approval #14(a) that states that “Arbutus x ‘marina’ shall not be planted as part of the landscape plan. The project shall select another species from the City’s Master Tree List to be planted instead, to the satisfaction of the City Arborist.” 5.0 ENVIRONMENTAL REVIEW The project is categorically exempt from provisions of CEQA described in Section 15332 (Infill) of the CEQA Guidelines because it consists of infill development consistent with the applicable General Plan designation and all applicable General Plan policies as well as with the applicable zoning designation and regulations, it is located within city limits on a project site of no more than 5 acres in size (only 2.96 acres) surrounded by urban uses (existing light manufacturing, distribution, storage, and office uses), the site has no value as habitat for endangered, rare, or threatened species, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services. 6.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by the Engineering Division, Transportation Division, Building Division, Utilities Department, and Fire Department. Any conditions of approval or informational notes from these departments and divisions have been incorporated into the Draft Resolution (Attachment A) for project approval. Page 66 of 98 Item 4b ARCH-0358-2023 Planning Commission Report – June 26, 2024 7.0 ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 2. Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Zoning Regulations, or other policy documents. 8.0 ATTACHMENTS A - Draft Resolution for 10 Higuera (ARCH-0358-2023) approving a new, mixed-use project that contains approximately 23,164 square feet of commercial space and a one-bedroom residential unit with associated site improvements, a sign program, and a request to remove two trees. B - Project Plans for 10 Higuera (ARCH-0358-2023) Page 67 of 98 Page 68 of 98 RESOLUTION NO. PC-XXXX-24 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A NEW MIXED-USE PROJECT THAT CONTAINS APPROXIMATELY 23,164 SQUARE FEET OF COMMERCIAL SPACE AND A ONE BEDROOM RESIDENTIAL UNIT, WITH ASSOCIATED SITE IMPROVEMENTS, A SIGN PROGRAM, AND A REQUEST TO REMOVE TWO TREES AND REPLANT 25 TREES. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15332 (CLASS 32, INFILL DEVELOPMENT) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 26, 2024 (10 HIGUERA STREET, ARCH-0358-2023) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on May 6, 2024, reviewed the new mixed-use project at 10 Higuera Street and recommended the Planning Commission find the project consistent with the Community Design Guidelines, Sign Regulations, and applicable City Standards with two design modifications, pursuant to a proceeding instituted under ARCH-0358-2023, Keith Sweeny, applicant; and WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on May 20, 2024, and recommended that the Planning Commission find the project consistent with the Tree Regulations with one modification, pursuant to a proceeding instituted under ARCH-0358-2023, Keith Sweeny, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on June 26, 2024, to review a Major Development Project for new mixed-use project at 10 Higuera Street, pursuant to a proceeding instituted under ARCH-0358-2023, Keith Sweeny, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval for the project (ARCH-0358-2023), based on the following findings: Development Review Page 69 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 2 1. The project is consistent with the Land Use Element of the General Plan, particularly Land Use Element Table 1 and Policy 3.1.2 because it supports the City’s land use designation’s purpose and application for General Retail and Services and Manufacturing land uses by providing restaurant and retail uses, as well as light manufacturing and residential uses located near the intersection of Madonna Road and Highway 101 and the new mixed-use building will be accessed from Higuera Street, an arterial street and will not increase traffic on residential streets since the site is not located near residential areas . 2. As conditioned, the project conforms to applicable property development standards, set forth in the Zoning Regulations, for the Service Commercial with a special consideration overlay (C-S-S) zone and Tourist Commercial with a mixed- use overlay (C-T-MU) zone. The project is an allowed use in the C-S-S and C-T- MU zones and would be compatible with established commercial uses on Higuera Street. 3. On May 6, 2024, the ARC reviewed the project and recommended the Planning Commission find it consistent with the CDG, ATC, and Sign Regulations subject to considerations of (1) providing a change in color, materials, and/or window fenestration to the north elevation to provide architectural interest and (2) providing screening around the bicycle lockers and/or painting them so that they better integrate into the site plan and overall architectural design. As conditioned, the project building, site, and sign designs would be complementary improvements to the existing neighborhood and incorporate a contemporary design that exhibit proper proportion, articulation, rhythm, and balance. 4. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because conditions have been included that place limits on the number of persons allowed on site, restrict activities, provide adequate parking, and limit potential disturbances to neighboring properties. The project will be compatible with the existing site constraints and the character of the neighborhood. Sign Program 5. The sign program is consistent with the intent and purpose of Chapter 15.40 (Sign Regulations) and includes signs that comply with Section 15.40.480 (Design Principles) to provide sufficient visibility and identification without resulting in clutter or utilizing excessively sized signage. In addition, the ARC reviewed the sign program and found it to be consistent with the intent of the Sign Regulations and CDG. Page 70 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 3 Tree Removal 6. The proposed tree removal request is consistent with Municipal Code Section 12.24.090(G) because the two trees are located interior to the almost 3 -acre project site and are non-native and therefore have a lower preservation priority. In addition, the Tree Committee reviewed the tree removal application and found the request to be consistent with the Tree Regulations. 7. As conditioned, the proposed tree removal request is consistent with Municipal Code Section 12.24.090(J) because the two tree removals will be compensated by planting 25 new trees on the same property. SECTION 2. Environmental Review. The project is categorically exempt from provisions of CEQA described in Section 15332 (Infill) of the CEQA Guidelines because it consists of infill development consistent with the applicable General Plan designation and all applicable General Plan policies as well as with the applicable zoning designation and regulations, it is located within city limits on a project site of no more than 5 acres in size (only 2.96 acres) surrounded by urban uses (existing light manufacturing, distribution, storage, and office uses), the site has no value as habitat for endangered, rare, or threatened species, approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services. SECTION 3. Action. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division – Community Development Department 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project description and plans represented in the Staff Report dated June 26, 2024. A separate, full-sized sheet shall be included in the working drawings submitted for a building permit that lists all conditions of approval and applicable code requirements as Sheet No. 2. Reference shall be made in the margin of listed items as to where these requirements are addressed in the plans. Any change to the approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Community Development Director and may be subject to review by the Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the colors and materials board submitted with the Development Review application. Page 71 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 4 3. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 4. Plans submitted for a building permit shall include the locations of all lighting such as bollard style landscaping or path lighting. All wall-mounted lighting fixtures shall be clearly labeled on building elevations and complement the building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut sheets in the submitted plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with standards outlined in Section 17.70.100 (Lighting and Night Sky Preservation). 5. Mechanical and electrical equipment shall be located internally to the building to the greatest extent possible. Plans submitted for a building permit shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condenser, or other mechanical equipment, is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram may be required to confirm the proposed screening will be adequate. Please note this requirement applies to the initial construction of the building and any subsequent improvements. 6. Plans submitted for a building permit shall include landscape and irrigation plans. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Details on the proposed surfaces and finishes of hardscapes shall also be included in the landscaping plan. 7. Plans submitted for a building permit shall include elevations and detail drawings of all proposed fences and/or walls. Any proposed fences, walls, and hedges shall comply with standards outlined in Section 17.70.070 (Fences, Walls, and Hedges). 8. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back - flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Page 72 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 5 9. Plans submitted for a sign permit shall be in substantial conformance with the approved Sign Program. Modifications to the Sign Program or a request for additional signage may require review by the Architectural Review Commission or Community Development Director, as deemed appropriate. 10. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses. Plans shall show all areas designated for long-term bicycle parking such as bicycle lockers, interior spaces, or storage rooms. Short-term bicycle racks shall be consistent with the City Active Transportation Plan Design Guidelines and feature “hi-low style” campus racks (such as “Peak Racks”) or an inverted “U” rack design and shall be installed in close proximity to, and visible from, the main entries into the building. Sufficient detail shall be provided about the placement and design of bike racks, lockers, and interior spaces to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisf action of the Public Works and Community Development Directors. 11. Building plans submitted for the project shall show that the bicycle lockers are screened and/or painted so that they become integrated into the site and overall architectural design to the satisfaction of the Community Development Director.” Housing – Community Development Department 12. The applicant shall pay an inclusionary housing in-lieu fee and commercial linkage fee consistent with Municipal Code Chapters 17.138 and 4.60 prior to building permit approval. City Arborist – Community Development Department 13. The tree removals for the site shall include the two (2) Schinus molle (Peruvian Pepper) tree removals requested by the applicant in the project proposal. 14. The project shall replant, at a minimum, twenty-five (25) trees. All trees replanted shall be 15-gallon or 24-inch box trees. Trees shall be planted according to the landscaping plan with the following exception: a. Arbutus x ‘marina’ shall not be planted as part of the landscape plan. The project shall select another species from the City’s Master Tree List to be planted instead, to the satisfaction of the City Arborist. 15. All trees shall be planted per the City’s Engineering Standards for tree planting prior to final building inspection. All trees planted as part of a compensatory plan shall survive and any trees that do not survive shall be replanted. Page 73 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 6 16. The building plan submittal shall show all existing trees to be removed and trees to be retained. The plan shall show any neighboring trees with canopies/root zones within the area of construction disturbance. Tree preservation measures shall be shown and noted on the building plans to the satisfaction of the City Arborist. 17. California Fish and Game Code Section 3503.5 and the Migratory Bird Treaty Act of 1972 prevents the removal of trees with active nests. To account for most nesting birds, removal of trees should be scheduled to occur in the fall and winter (between September 1st and January 31st) and after the young have fledged. If removing trees during the nesting season (February 1st to August 31st), a qualified biologist shall inspect any trees marked for removal that contain nests to determine if the nests are active. If there are active nests, trees shall not be removed and may only be removed once a qualified biologist provides a confirmation memo that breeding / nesting is completed, and young have fledged the nest prior to removal of the tree to the satisfaction of the Community Development Director or City Biologist. Engineering Division – Community Development / Public Works Departments 18. Improvement plan submittal shall show the existing Biological Open Space Creek Easement limits, and the 20-foot-wide creek setback and future bike path easement. 19. The project shall show and document compliance with the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board. The building permit application shall include the required PCR checklist to show compliance with any pertinent standards. Page 74 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 7 20. A Private Stormwater Conveyance System Management and Maintenance Agreement (Operations and Maintenance Agreement) shall be provided, City will provide template. The agreement shall be recorded and shall reference a separate maintenance program for the stormwater items and the approved building plans. 21. Parking lots with parking spaces and drive aisles, including bay widths and turnaround areas will be subject to the latest City Engineering Standards. 22. Plan shall denote the finish floor elevations, elevations of finish grades adjacent to building, established parking lot grades, drainage patterns and locations and gradients of cut or fill slopes. 23. Drainage report shall provide a summary of the pre vs. post drainage analysis for the 2 through 100-year storm. Improved or diverted drainage shall not be directed across the side or rear property lines unless conveyed in an existing waterway, or a drainage easement. 24. New roof downspouts outlets shall show non-erosive discharge (such as splash blocks) to landscaped areas or approved outlet, or to required stormwater storage chambers per engineered plans. 25. As an option, the improved drainage may be retained/detained on site with a controlled outlet to mimic the pre-construction historic run-off (no increase of run- off volume, recreate sheet flow, and/or direct runoff to an existing concentrated outlet location). 26. The water service piping and water meter shall be sized in accordance with the approved fire sprinkler plans. 27. Provide walking surfaces that are part of an accessible route of travel between public way and accessible entrance. 28. Cleanouts for new sewer lateral on site shall be located at 100 feet minimum intervals. 29. Water meter and water service lateral to city main water line must be sized in accordance with approved fire sprinkler plans. If upsized meter required, the water service lateral, shall also be upsized. 30. The location of any required backflow prevention devices shall be shown on all site plans, including the landscaping plan. 31. Work adjacent to or within a channel or creek may require the approvals of Fish and Game, Army Corp of Engineers, and/or the Regional Water Quality Control Board. Provide copies of any required permits or a written waiver or exemption for the same. Page 75 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 8 32. Provide documentation that the adjoining property owner has been notified of the impending excavation and other future construction activity. 33. A CAL-OSHA permit is required for excavations or trenching greater than 5 feet in depth. A copy of the annual, provisional, or temporary permit shall be provided to the Building Division prior to building, utility, and/or grading permit issuance if applicable. CA Health and Safety Code Section 17922.5 34. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc. shall be designed so that all vehicles can exit to the adjoining street in a forward motion in not more than two maneuvers. For purposes of maneuverability, all required and proposed covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle. 35. Include complete parking statistics on the cover sheet of the plans in accordance with the zoning regulations. Include the number of required and proposed vehicle spaces, motorcycle spaces, and bicycle parking spaces. The project summary shall include all required and proposed short-term and long-term bicycle parking spaces. Commercial centers shall include the number and location of the required 12’ x 25’ commercial loading zones. 36. Clearly show the location and extent of the A and B flood zones on the site plan. 37. Unless on-site fire hydrants are required or proposed the fire service backflow preventer shall be a double-check assembly. An interior double-check may be approved when the fire riser assembly is located not more than 25’ from the property line. 38. Double check assemblies shall comply with city Engineering Standard #6420. 39. Show the location of any existing private water well and private waste disposal system for reference if applicable. Show or note the disposition of any well, septic tank, or leach field. Abandonment of a water well or private waste disposal system shall be in accordance with local ordinance, plumbing code requirements, and state requirements. 40. Provide a Water Pollution Control Plan (W PCP) in the format provided by the Building Division for minor projects less than 1 acre of disturbance. 41. Erosion control measures are required in accordance with the grading ordinance and Waterway Management Plan Drainage Design Manual. Provide an erosion control plan and/or erosion control notes on the plans to the satisfaction of the Building Official and Public Works Director. Erosion control measures shall be implemented and maintained during all construction and ground disturbing activities. A detailed erosion control plan is required in accordance with Waterway Management Plan Section 3.7 and Section 10.0. Page 76 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 9 42. Notes shall be added to the plans whether floodproofing or partial floodproofing will be completed with this permit or not. 43. Regardless of the valuation of building improvements, all new building service equipment shall be elevated to 1’ above the BFE or otherwise protected in accordance with the CBC as amended locally for buildings located in the flood zone. 44. This project shall comply with the Floodplain Management Regulations. Analysis shall be provided to show that this development project is reasonably safe from flooding and that that the project will not adversely affect adjoining properties. 45. All utilities, including but not limited to gas, electrical panels, telephone panels, sewer laterals, water service, fire service, and utility conduits entering the structure must be sealed to preclude infiltration of floodwater. 46. Only one sewer connection is allowed per property. If connecting to the existing sewer lateral, provide the required video inspection. Include the invert elevations for the new sewer lateral. Transportation Division - Public Works Department 47. Applicable Citywide Transportation Impact Fees must be paid prior to building permit issuance. 48. Unless otherwise approved by the Public Works Director, removal/relocation of any trees, landscaping, fencing, irrigation, or other elements that are constructed by the Project within the existing 20-foot Bike Path Easement (recorded July 2 1, 2020) shall be completed by the property owner at no expense to the City within 90 days of the City providing notice to the property owner of intent to begin construction of Bike Path. Utilities Department 49. The construction plans for sewer and water services shall be in accordance with the engineering design standards in effect at the time the building permit is approved. Building permit submittal shall identify the size of existing and proposed water services, water meters, sewer lateral, and sewer services for the project, and shall include a licensed engineer’s design narrative and supportive engineering calculations. The project’s commercial and residential uses shall be metered separately. The project shall provide a separate city-owned water meter and service line, due to the landscaped area exceeding 1,000 square feet. 50. Plans submitted for a building permit shall show a private water sub -meter for the proposed new building, to the satisfaction of the Utilities Director. Page 77 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 10 51. Commercial uses in the project include food preparation; therefore, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the plans submitted for a building permit. These commercial facilities shall also provide an area to wash floor mats, equipment, and trash cans. The wash area shall be inside, drained to the sanitary sewer, and an Industrial Wastewater Discharge Survey and Permit Application shall be submitted, and permit obtained prior to issuance of occupancy permit. 52. The building permit submittal shall include a final landscape design plan and irrigation plan that includes all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. The building permit submittal shall include a completed Maximum Applied Water Allowance (MAWA) form based on the final landscape design plan and a hydrozone table with a summary of Estimated Total Water Use (ETWU) and the corresponding irrigation window. 53. The proposed project shall comply with the City’s Development Standards for Solid Waste Services. Show the location and size of the bin enclosure(s) that can store the required containers for waste, recycling, and organics. Building permit submittal shall include a letter of service from San Luis Garbage Company pasted on the plans. Code Requirements Building Division – Community Development Department 54. Please be aware of H-2 requirements for the “Still Tower” regarding fire protection requirements If over the maximum amount allowed by table (307.1 CBC). Please be especially aware of section 415.6 CBC/CFC due to 25% of the H occupancy will have to be located on the exterior wall. Please be aware of maximum quantities of anticipated amounts for the H-2 / H-3 occupancy as building setback would have to be changed as only 10’ is shown. (415.6.3 CBC) 55. Parapets may be required, but this will be determined during building review. (705.11 CBC) Utilities Department 56. Plans submitted for a building permit shall show a backflow preventor, consistent with City Engineering Standards Uniform Design Criteria 6.1.3 Cross Connections (required for restaurants and private fire-protection lines, including fire sprinkler systems), to the satisfaction of the Utilities Director and Fire Department. 57. Plans submitted for a building permit shall show clearance between the private water service line and private sewer lateral in compliance with the Plumbing Code, to be demonstrated upon building permit issuance. Page 78 of 98 Resolution No. PC-XXXX-24 ARCH-0358-2023 10 Higuera Street Page 11 58. The proposed sewer lateral serving the property shall be made with HDPE material and shall be installed per the City’s engineering design standards. Existing lateral(s) that are not proposed to be reused shall be abandoned at the City main consistent with City standards. 59. Potable city water shall not be used for major construction activities, such as grading and dust control. Recycled water is available through the City’s Construction Water Permit program. Indemnification 60. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by __________, seconded by __________, and on the following roll call vote: AYES: NOES: RECUSED: ABSENT: The foregoing resolution was passed and adopted this 26th day of June 2024. ___________________ Rachel Cohen, Secretary Planning Commission Page 79 of 98 Page 80 of 98 THIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES 2022 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA PLUMBING CODE 2022 CALIFORNIA ENERGY CODE 2022 CALIFORNIA HISTORICAL BUILDING CODE 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA EXISTING BUILDING STANDARDS CODE 2022 CALIFORNIA REFERENCE STANDARDS CODE CITY OF SAN LUIS OBISPO MUNICIPAL CODE: TITLE 15 BUILDINGS AND CONSTRUCTION CITY OF SAN LUIS OBISPO TITLE 17 ZONING REGULATIONS CALIFORNIA CODE REFERENCES DRAWING SYMBOLS Name Elevation HEIGHT/ ELEVATION MARKER NORTH ARROW Room name 101 150 SF ROOM NAME ROOM NUMBER ROOM AREA ROOF / GROUND SLOPE: INDICATES SLOPE AND DIRECTION OF SLOPE OVERHEAD LINES KEYNOTE DIVISION NUMBER AND SPECIFICATION ?XX.XXX DIMENSION LINES CENTERLINE OF COLUMN OR STUD CENTERLINE OF OPENING FACE OF STUD CITY OF SAN LUIS OBISPO - COMMUNITY DEVELOPMENT DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH: 805.781.7180 CITY OF SAN LUIS OBISPO - BUILDING DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH: 805.781.7180 CITY OF SAN LUIS OBISPO - PLANNING DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH: 805.781.7170 CITY OF SAN LUIS OBISPO - PUBLIC WORKS DEPARTMENT 919 PALM STREET SAN LUIS OBISPO, CA 93401 PH: 805.781.7220 CITY OF SAN LUIS OBISPO - FIRE DEPARTMENT 2160 SANTA BARBARA AVENUE SAN LUIS OBISPO, CA 93401 PH: 805.781.7380 PG & E 406 HIGUERA STREET SAN LUIS OBISPO, CA 93401 PH: 800.743.5000 SOUTHERN CALIFORNIA GAS COMPANY 1314 BROAD STREET SAN LUIS OBISPO, CA 93401 PH: 1.800.427.2200 AGENCIES & UTILITIES OWNER KEITH SWEENEY CONTACT: KEITH SWEENEY 225 RANCHITO LANE PHONE: 415.740.4984 SLO, CA 93401 EMAIL: keith@sweeneyplumbing.com ARCHITECT TEN OVER STUDIO CONTACT: JOEL SNYDER 539 MARSH ST. PHONE: 805.541.1010 SLO, CA 93401 EMAIL: joels@tenoverstudio.com CIVIL ENGINEER BKF ENGINEERS CONTACT: JEREMY MARELLO 200 4TH STREET, SUITE 300 PHONE: 408.461.1640 SANTA ROSA, CA 95401 EMAIL: jmarello@bkf.com LANDSCAPE ARCHITECT TEN OVER STUDIO CONTACT: JULIA OBERHOFF 539 MARSH ST. PHONE: 805.541.1010 SLO, CA 93401 EMAIL: juliao@tenoverstudio.com PROJECT DIRECTORY N 101 FREEWAY PROJECT LOCATION 10 HIGUERA STREET HI G U E R A S T S H I G U E R A S T M A D O N N A R D BRIDGE ST ELKS LN THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com www.tenoverstudio.com NO T F O R C O N S T R U C T I O N DRWN BY: CHK'D BY: PROJ #: NOT FOR CONSTRUCTION JOEL R. SNYDER C-39262 2.28.2023 RENEWAL L I C E N S E D A RCH I T E C T S T A T E O F A L I F O R NI A C MF NM TITLE SHEET 10 H I G U E R A 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 2023-020 VICINITY MAP SHEET INDEX (ARC) GENERAL T1.0 TITLE SHEET CIVIL C1.0 EXISTING CONDITIONS C2.0 SITE DEMOLITION PLAN C3.0 SITE PLAN C4.1 GRADING AND DRAINAGE PLAN C4.2 SITE SECTIONS C5.1 UTILITY PLAN C6.1 STORMWATER CONTROL PLAN C7.1 CONSTRUCTION DETAILS LANDSCAPE L1.0 LANDSCAPE PLAN L2.0 LIGHTING PLAN L3.0 LANDSCAPE CUT SHEET ARCHITECTURE A1.0 SITE PLAN A2.0 FIRST FLOOR PLAN A2.1 SECOND FLOOR PLAN A3.0 EXTERIOR ELEVATIONS A3.1 SIGNAGE PROGRAM A4.0 PERSPECTIVE IMAGES T1.0 10 HIGUERA 10 HIGUERA ST., SAN LUIS OBISPO, CA 93401 NO. DATE SUBMITTAL 1 23.07.14 ARC INITIAL SUBMITTAL 2 24.02.06 ARC RESUBMITTAL 1 3 24.03.19 ARC RESUBMITTAL 2 Page 81 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com Page 82 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com Page 83 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com Page 84 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com Page 85 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com Page 86 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com Page 87 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com ·· · · · · · · · · · · · · Page 88 of 98 BKF ENGINEERS 200 4th STREET SUITE 300 SANTA ROSA, CA 95401 (707) 583-8500 www.bkf.com Page 89 of 98 NO PARKING NO PARKING NO PARKING NO PARKING (E) DISTILLERY KROBAR S H I G U E R A S T R E E T EXPOSITION CREEK SA N L U I S O B I S P O C R E E K (E) BREWERY CENTRAL COAST BREWING LOADING DOCK (N) DISTILLERY & WAREHOUSE STORAGE 6 4 5 1 1 1 TYP. PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINE PR O P E R T Y L I N E TYP. 3 7 8 7 8 7 8 9 9 10 11 12 11 12 11 11 12 13 2 5 11 SYMBOL QTY BOTANICAL / COMMON NAME SIZE TREES Aesculus californica / California Buckeye 15 gal 1 Arbutus x `Marina` / Marina Strawberry Tree 24"box Quercus rubra / Red Oak 24"box BIORETENTION SHRUBS Carex praegracilis / California Field Sedge Chondropetalum tectorum 'El Campo' / El Campo Cape Rush Juncus effusus 'Carman's Japanese' / Carman's Japanese Soft Rush Juncus patens / California Gray Rush ORNAMENTAL GRASSES Lomandra longifolia 'Roma 13' / Platinum Beauty® Variegated Mat Rush Pennisetum spathiolatum / Slender Veldt Grass Sesleria autumnalis 'Campo Verde' / Campo Verde Autumn Moor Grass GROUNDCOVER PLANTING Ceanothus griseus horizontalis 'Diamond Heights' / Diamond Heights Variegated Carmel Creeper Verbena lilacina 'De la Mina' / De la Mina Lilac Verbena NATIVE SHRUBS Eriogonum giganteum / St. Catherine's Lace Frangula californica / California Coffeeberry Rhus integrifolia / Lemonade Berry FLOWERING SHRUBS Epilobium canum 'Catalina' / Catalina California Fuchsia Kniphofia x 'Gladness' / Gladness Red Hot Poker FOUNDATION SHRUBS Pennisetum spathiolatum / Slender Veldt Grass NATIVE GRASSES Calamagrostis foliosa / Reed Grass Festuca idahoensis / Idaho Fescue Muhlenbergia rigens / Deer Grass SHRUB AREAS See above. STORMWATER TREATMENT PLANTERS Carex divulsa / European Grey Sedge Chondropetalum tectorum 'El Campo' / El Campo Cape Rush Juncus effusus 'Carman's Japanese' / Carman's Japanese Soft Rush Juncus patens / California Gray Rush LANDSCAPE NOTES 1.THIS PLAN IS SCHEMATIC IN NATURE AND INTENDED TO SHOW COMPLIANCE WITH LOCAL ZONING AND DEVELOPMENT CODES. 2.ALL LANDSCAPE AREAS SHALL BE IRRIGATED WITH A PERMANENT UNDERGROUND IRRIGATION SYSTEM. IRRIGATION SYSTEM SHALL BE DESIGNED TO ADEQUATELY AND EFFICIENTLY WATER ALL SHRUB AREAS AND TREES. 3.IRRIGATION CONROLLER SHALL BE PROGRAMMABLE AND HAVE WEATHER-BASED CAPABILITIES. 4.SOIL SHALL BE AMENDED PRIOR TO PLANTING FOR OPTIMAL HEALTH OF ALL PLANT MATERIAL. SOIL AMENDMENT SPECIFICATIONS SHALL BE DETERMINED BASED ON A SOIL TEST ANALYSIS. N SCALE: 0 2010 40 1" = 20'-0"1 LANDSCAPE PLAN LANDSCAPE PLAN LEGEND KEYNOTES REFER TO CIVIL PLANS FOR MORE INFORMATION REGARDING STORMWATER TREATMENT & DRAINAGE ENTRY PLAZA BENCH, REFER TO 6 / L3.0 MECHANICAL / CHILLER PAD (E) LOADING / DELIVERY BAY FOR CENTRAL COAST BREWING (E) PUMP HOUSE (NOT A PART) TOP OF BANK 20' SETBACK FROM TOP OF CREEK BANK DG PATH TRASH ENCLOSURE ACCESSIBLE PEDESTRIAN RAMP CROSSWALK BIKE RACK - PEAK RACKS, SINGLE SIDED RACK - REFER TO 5 / L3.0 1 2 3 4 5 6 7 8 9 10 11 12 13 L1.0 LANDSCAPE PLAN 10 H I G U E R A JOEL R. SNYDER C-39262 2.28.2025 RENEWAL L I C E N S E D A R CHI T E C T S T A T E OF A L I F O R NI A C NOT FOR CONSTRUCTION NO T F O R C O N S T R U C T I O N PROJ #:2023-020 DRWN BY:JD CHK'D BY:NM 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 10 H I G U E R A info@tenoverstudio.com 805.541.1010 www.tenoverstudio.com San Luis Obispo, CA 539 Marsh Street THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 PLANT SCHEDULE PLANT SCHEDULE ASPHALT PAVING CONCRETE PAVING DG OR GRAVEL ACCENT CONCRETE PAVING PROPOSED 6' TALL, HORIZONTAL WOOD FENCE MWELO IRRIGATION CALCULATION NO.DATE SUBMITTAL 1 23.07.14 ARC INITIAL SUBMITTAL 2 24.02.06 ARC RESUBMITTAL 1 3 24.03.19 ARC RESUBMITTAL 2 4 24.61.18 PLANNING HEARING 15 2 18 Page 90 of 98 NO PARKING NO PARKING NO PARKING NO PARKING (E) DISTILLERY KROBAR S H I G U E R A S T R E E T EXPOSITION CREEK SA N L U I S O B I S P O C R E E K (E) BREWERY CENTRAL COAST BREWING LOADING DOCK S1 S1 S1 S2 S2 S1 S1 S1 S1 S1 S1 S1 S1S1S1 S4 S4 S4 S1 S2 S3 S3 S3 S3 S3 S3 S5 S5 S5 S5 S5 S5 S5 S5 S5 S5 S5 S5 S5 S4 (N) DISTILLERY & WAREHOUSE STORAGE D-SERIES SIZE 0 AREA LUMINAIRE P3 PERFORMANCE PACKAGE TYPE 3 EXTREME BACKLIGHT CONTROL SYBMOL QTY.DESCRIPTION 14 6 4 MODEL LITHONIA LIGHTING 3 LITHONIA LIGHTING LITHONIA LIGHTING BEGA D-SERIES SIZE 0 AREA LUMINAIRE P3 PERFORMANCE PACKAGE 4000K CCT 80 CRI TYPE 3 MEDIUM WDGE2 LED WITH P2SW - PERFORMANCE PACKAGE, 4000K, 80CRI, VISUAL COMFORT FORWARD OPTIC S1 S2 S3 S4 13 LOW LEVEL BOLLARDS5 SURFACE MOUNTED CYLINDER BEGA N SCALE: 0 2010 40 1" = 20'-0"1 LIGHTING PLAN L2.0 LIGHTING PLAN LIGHTING PLAN GENERAL NOTES 1.REFER TO SHEET L3.0 FOR LIGHTING PRODUCT CUT SHEETS. 2.REFER TO PHOTOMETRIC LIGHTING PLAN PROVIDED BY MVS FOR MORE INFORMATION REGARDING PHOTOMETRIC VALUES AND PRODUCT INFORMATION. 10 H I G U E R A JOEL R. SNYDER C-39262 2.28.2025 RENEWAL L I C E N S E D A R CHI T E C T S T A T E OF A L I F O R NI A C NOT FOR CONSTRUCTION NO T F O R C O N S T R U C T I O N PROJ #:2023-020 DRWN BY:JD CHK'D BY:NM 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 10 H I G U E R A info@tenoverstudio.com 805.541.1010 www.tenoverstudio.com San Luis Obispo, CA 539 Marsh Street THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 LIGHTING SCHEDULE NO.DATE SUBMITTAL 1 23.0.14ARC INITIAL SUBMITTAL 2 24.02.06 ARC RESUBMITTAL 1 3 24.03.19 ARC RESUBMITTAL 2 4 24.61.18 PLANNING HEARING Page 91 of 98 1 S1 & S2 LIGHT FIXTURE REFER TO SHEET L2.0 FOR LIGHTING SCHEDULE & PLAN L3.0 LANDSCAPE CUT SHEETS 10 H I G U E R A JOEL R. SNYDER C-39262 2.28.2025 RENEWAL L I C E N S E D A R CHI T E C T S T A T E OF A L I F O R NI A C NOT FOR CONSTRUCTION NO T F O R C O N S T R U C T I O N PROJ #:2023-020 DRWN BY:JD CHK'D BY:NM 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 10 H I G U E R A info@tenoverstudio.com 805.541.1010 www.tenoverstudio.com San Luis Obispo, CA 539 Marsh Street THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 2 S3 LIGHT FIXTURE REFER TO SHEET L2.0 FOR LIGHTING SCHEDULE & PLAN 6 BENCH 3 S4 LIGHT FIXTURE REFER TO SHEET L2.0 FOR LIGHTING SCHEDULE & PLAN4S5 BOLLARD REFER TO SHEET L2.0 FOR LIGHTING SCHEDULE & PLAN 5 NOT USED NO.DATE SUB0ITTAL 1 23.0.14ARC INITIAL SUB0ITTAL 2 24.02.06 ARC RESUB0ITTAL 1 3 24.03.1ARC RESUB0ITTAL 2 4 24.61.13LANNING HEARING Page 92 of 98 NO PARKING VA-EVR EV CAPABLEEV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CH A R G I N G ONLY EV CH A R G I N G ONLY EV CH A R G I N G ONLY EV CH A R G I N G ONLY EV CH A R G I N G ONLY S-EVR S-EVR S-EVR S-EVR S-EVR S-EVRS-EVR EV CHARGING ONLY EV CHARGING ONLYEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLE S-EVCS-EVCS-EVCS-EVCS-EVCS-EVCS-EVCS-EVCS-EVCS-EVCS-EVCC-EVCC-EVCC-EVCC-EVCC-EVCC-EVCC-EVC NO PARKING EV CHARGING ONLY S-EVC EV CAPABLE (E) DISTILLERY KROBAR S H I G U E R A S T R E E T EXPOSITION CREEK SA N L U I S O B I S P O C R E E K (E) BREWERY CENTRAL COAST BREWING LOADING DOCK 1 2 3 3 5 6 TYP. 7 8 9 1 2 126'-1"38'-4" 1 A8.2 (N) DISTILLERY & WAREHOUSE RESTAURANT & BAR APPROX. 21,140 SF 10 (E) PARKING 30 SPACES PROPOSED PARKING 78 TOTAL SPACES 11 C-S ZONE DESIGNATION C-T ZONE DESIGNATION 12 13 14 15 10 ' - 0 " 16 18 17 2ND FLOOR RES. UNIT APPROX. 660 SF 2ND FLOOR TASTING & OFFICES APPROX. 4995 SF 19 4 4 16 2020 21 21 22 23 24 24 24 24 24 N SCALE: 0 2010 40 1" = 20'-0"1 SITE PLAN ARCHITECTURAL SITE PLAN LEGEND LANDSCAPE AREA (E) PROPERTY LINE, REFER TO ATTACHED LOT LINE ADJUSTMENT DOCUMENT KEYNOTES TOP OF CREEK BANK LINE 20' SETBACK LINE FROM TOP OF CREEK BANK (E) DRIVEWAY, NOT A PART OF THIS PROJECT LONG TERM BIKE PARKING (8 TOTAL), 2 EA TRASH ENCLOSURE TO COMPLY WITH CITY OF SAN LUIS OBISPO CITY ENGINEERING STANDARDS BY PROVIDING ADEQUATE SIZING TO STORE REQUIRED CONTAINERS FOR WASTE, RECYCLING, ORGANICS, AND FOG, PER CITY BIN ENCLOSURE DRAWINGS AND SLO MUNICIPAL CODE 17.70.200 TRASH ENCLOSURE STANDARDS. SHORT TERM BIKE PARKING, PEAK RACK OR SIMILAR "U" STYLE RACK, (20), 5 EA BACK-IN RAMP TO LOADING DOCK MECHANICAL PAD, UNDER FUTURE TENANT IMPROVEMENT PERMIT (E) PUMP HOUSE TO REMAIN, NOT IN SCOPE FLAG POLE FIRE RISER PRELIMINARY LOCATION; FINAL ROOM LOCATION AND RISER SHALL BE LOCATED FOR BUILDING PERMIT APPLICATION SUBMITTAL (E) ZONE BOUNDARY, REFER TO ATTACHED LOT LINE ADJUSTMENT DOCUMENT EXTENT OF FUTURE BOB JONES TRAIL EASEMENT THROUGH SITE (N) TRANSFORMER PG&E EASEMENT UTILITY POLE TO REMAIN, PROTECT IN PLACE DECOMPOSED GRANITE 6' FOOT TALL DECORATIVE LANDSCAPE FENCING AT OUT DOOR AREA SWITCHGEAR LOCATION BOLLARD AND CHAIN LOCATION AT OVERFLOW PARKING. OVERFLOW PARKING SHALL REMAIN CLOSED WITH CHAIN DEPLOYED DURING STORM EVENTS (E) PERUVIAN PEPPER TREE TO BE REMOVED, PLEASE SEE ARBORIST REPORT FOR TREE REMOVAL AND TREE PROTECTION INFORMATION CONCRETE STAIRS WITH HANDRAIL ACCESS TO PG&E EASEMENT ON NORTHERN PROPERTY LINE (N) LOCATION OF FUTURE ELECTRICAL VEHICLE CHARGING STATION (EVCS) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 A1.0 SITE PLAN ARCHITECTURAL SITE PLAN GENERAL NOTES 1.REFER TO SHEET T1.0 FOR PARKING REQUIREMENTS AND CALCULATIONS. 2.REFER TO CIVIL ENGINEERING PLANS FOR EXISTING CONDITIONS AND DEMOLITION PLANS. 3.REFER TO LANDSCAPE PLANS FOR MORE INFORMATION REGARDING PLANTING, SITE LIGHTING, AND HARDSCAPE 10 H I G U E R A JOEL R. SNYDER C-39262 2.28.2025 RENEWAL L I C E N S E D A R CHI T E C T S T A T E OF A L I F O R NI A C NOT FOR CONSTRUCTION NO T F O R C O N S T R U C T I O N PROJ #:2023-020 DRWN BY:JD CHK'D BY:NM 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 10 H I G U E R A NO.DATE SUBMITTAL info@tenoverstudio.com 805.541.1010 www.tenoverstudio.com San Luis Obispo, CA 539 Marsh Street THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 1 23.07.14 ARC INITIAL SUBMITTAL 2 24.02.06 ARC RESUBMITTAL 1 3 24.03.19 ARC RESUBMITTAL 2 STORMWATER TREATMENT LANDSCAPE AREA (E) CREEK / BUILDING SETBACK LINE (N) FENCE - 6' TALL, COATED CHAIN LINK, COLOR: BLACK FLOOD SHADOW SITE ARRIVAL POINT PATH OF TRAVEL FROM SIDEWALK AND EXIT DISCHARGE ROUTE PATH OF TRAVEL (E) ZONE BOUNDARY, REFER TO ATTACHED LOT LINE ADJUSTMENT DOCUMENT CONCRETE AT ENTRY PLAZA 4 24.61.18 PLANNING HEARING Page 93 of 98 UP UP UP 48 ' - 4 1 / 2 " 1 1 ' - 5 1 / 2 " 11 ' - 8 " 8'-10" 14'-5" 9'-3"9'-3" 30'-6" 10'-6" 12'-0" 15 ' - 0 " 19 ' - 0 " 18'-5" 22.001 22.002 08.003 08.003 01.001 245'-0" 10.001 7' - 0 " 22.001 22.003 21 ' - 0 " 01.006 01.010 20'-0" 23.002 01.007 265'-0" 19 ' - 6 " 2 4 ' - 6 " 01.003 08.003 79'-10 1/2"30'-5" TYP. 01.005 22.004 8'-7" 7308 SF WAREHOUSE STORAGE 101 7369 SF DISTILLERY 105 479 SF STILL TOWER 111 124 SF M RR 116 124 SF W RR 117 77 SF SHOWER 112 74 SF RR 114 180 SF LOCKER ROOM 102 252 SF OFFICE 103 67 SF WALK-IN 119A 1007 SF BOTTLING ROOM 106 69 SF RR 104 COVERED EXTERIOR LOADING EGRESS STAIR 2 EGRESS STAIR 1 ELEVATOR 47 SF ELEVATOR MACHINE ROOM 115 43 SF FREEZER 90 ' - 6 " 8' - 2 " 13 ' - 1 " W1 14.001 W1 W1 W1 W1 W1 W1W1 W1 W1 W1 8' - 0 " 9' - 8 3 / 8 " 720 SF KITCHEN 119 21 ' - 2 " 8' - 6 " 684 SF LOUNGE 120 270 SF BAR 121 614 SF DINING 118 256 SF HOST 122 4' - 0 " 8'-0" 22.006 26.002 46'-0"39'-3 3/8" 12.001 08.004 12.001 22 ' - 0 " 08.003 TYP. 01.004 61 SF STORAGE 123 22.003 FLOOR PLAN GENERAL NOTES B. THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL NOT BE LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36" MEASURED IN THE DIRECTION OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO EXCEED 2%. EXTERIOR BALCONIES LESS THAN 60 S.F. AND ONLY ACCESSIBLE FROM A DOOR ARE PERMITTED TO HAVE A LANDING LESS THAN 36" DEEP. REFER TO CRC R311.3. C. LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1-1/2" LOWER THAN THE TOP OF THE THRESHOLD. THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7-3/4" BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR. WHEN EXTERIOR LANDINGS OR FLOORS SERVING THE REQUIRED EGRESS DOOR ARE NOT AT GRADE, THEY SHALL BE PROVIDED WITH ACCESS TO GRADE BY MEANS OF A RAMP IN ACCORDANCE WITH SECTION R311.8 OR A STAIRWAY IN ACCORDANCE WITH SECTION R311.7. D. DOORS OTHER THEN THE REQUIRED EGRESS DOOR SHALL BE PROVIDED WITH LANDINGS OR FLOORS NOT MORE THAN 7-3/4" BELOW THE TOP OF THE THRESHOLD. A LANDING IS NOT REQUIRED WHERE A STAIRWAY OF TWO OR FEWER RISERS IS LOCATED ON THE EXTERIOR SIDE OF THE DOOR, PROVIDED THE DOOR DOES NOT SWING OVER THE STAIRWAY. E. STORM AND SCREEN DOORS SHALL BE PERMITTED TO SWING OVER ALL EXTERIOR STAIRS AND LANDINGS. 12. DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.). 13. ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THE ARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIOR TO PROCEEDING WITH ANY WORK. 1. TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM. 2. ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O. 3. ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O. 4. DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND A MAXIMUM 48" A.F.F. 5. ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH R-13 MINIMUM INSULATION OR PER TITLE 24, U.N.O. REFER TO WALL LEGEND. 6. ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND. 7. ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND. 8. PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM. 9. PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS. 10. PROVIDE 1 MIRROR, 1 TOILET PAPER HOLDER, 1 HAND TOWEL BAR, AND 2 BATH TOWEL BARS PER BATHROOM. 11. THRESHOLD AND LANDINGS A. THRESHOLDS AT DOORWAYS SHALL NOT EXCEED 3/4" IN HEIGHT FOR SLIDING DOORS SERVING DWELLING UNITS OR 1/2" FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS SHALL BE BEVELED WITH A SLOPE NOT GREATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL (50% SLOPE). THE THRESHOLD HEIGHT SHALL BE LIMITED TO 7- 3/4" AND THE DOOR IS AN EXTERIOR DOOR THAT IS NOT A COMPONENT OF THE REQUIRED MEANS OF EGRESS; THE DOOR DOES NOT SWING OVER THE LANDING OR STEP; AND THE DOORWAY IS NOT ON AN ACCESSIBLE ROUTE AND IS NOT PART OF AN ADAPTABLE OR ACCESSIBLE DWELLING UNIT. REFER TO CBC 1008.1.7. EXTERIOR WALL ASSEMBLY SCHEDULE TYPE DESCRIPTION W1 FIRE RATED WALL EXTERIOR SIDEWALK; DRAIN AWAY FROM BUILDING WHERE OCCURS FOUNDATION PER STRUCTURAL EXPANSION JOINT FILLER WALL ASSEMBLY PER PLAN 4" LIGHT-GAUGE STEEL FRAMING CONTINUOUS SILICONE SEALANT BUILDING SLAB PER STRUCTURAL BACKER ROD & SEALANT FLOODPROOFING WALL ASSEMBLY CORRUGATED VERTICAL METAL SIDING RUBBER COAT BRUSH APPLIED WATERPROOFING1/2" PLYWOOD SHEATHING, TAPE ALL JOINTS STEEL ANGLE CLIP PER STRUCTURAL VERTICAL CORRUGATED METAL TO MATCH THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com www.tenoverstudio.com NO T F O R C O N S T R U C T I O N DRWN BY: CHK'D BY: PROJ #: NOT FOR CONSTRUCTION JOEL R. SNYDER C-39262 2.28.2023 RENEWAL L I C E N S E D A RCH I T E C T S T A T E O F A L I F O R NI A C MF NM FIRST FLOOR PLAN 10 H I G U E R A 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 2023-020 1/8" = 1'-0"1 FLOOR PLAN KEYNOTES 01.001 DASHED OVERHEAD LINE INDICATES EXTENT OF SECOND FLOOR 01.003 DASHED LINE INDICATES CATWALK OVERLOOKING THE STILL TOWER 01.004 DASHED LINE INDICATES PALLET STORAGE, SPIRIT HOLDING TANKS AND FERMENTING TANKS 01.005 DASHED LINE INDICATES PALLET STORAGE 01.006 BAR AND BAR SEATING 01.007 ADA BAR, MAXIMUM HEIGHT OF 34" 01.010 LIQUOR STILL 08.003 OVERHEAD ROLL-UP DOOR 08.004 DOUBLE SWINGING KITCHEN DOOR 10.001 METAL LOCKERS, TYPE AND MANUFACTURER TBD 12.001 BUILT-IN BOOTH SEATING 14.001 ELEVATOR, TYPE AND MANUFACTURER TBD 22.001 ACCESSIBLE FLOOR-MOUNTED TOILET WITH GRAB BARS 22.002 WALL-MOUNTED URINAL 22.003 COUNTER-MOUNTED LAVATORY WITH REQUIRED KNEE AND TOE CLEARANCES PROVIDED 22.004 ACCESSIBLE ROLL-IN SHOWER WITH FOLDING SEAT AND TRANSFER AND CLEAR SPACE PROVIDED 22.006 FIRE RISER PRELIMINARY LOCATION; FINAL ROOM LOCATION AND RISER SHALL BE LOCATED FOR BUILDING PERMIT APPLICATION SUBMITTAL 23.002 TYPE 1 HOOD OVERHEAD 26.002 ELECTRICAL SWITCHGEAR; SEE ELECTRICAL DRAWINGS A2.01 1/2" = 1'-0"2 FLOODPROOFING @ EXTERIOR WALL NO. DATE SUBMITTAL 1 23.07.14 ARC INITIAL SUBMITTAL 24.02.06 ARC RESUBMITTAL 12 3 24.03.19 ARC RESUBMITTAL 2 4 24.61.18 PLANNING HEARING Page 94 of 98 DN DN DN 15'-10" 11 ' - 6 1 / 2 " 10'-0 3/4"10'-0 1/8"8'-7 1/2" 7'- 6 " 11 ' - 8 3 / 4 " 12 ' - 4 " 11 ' - 8 " 5'-6" TYP. 08.001 TYP. 22.003 TYP. 22.001 23.001 01.006 01.002 15'-10" 01.007 01.010 221 SF BRAND EDUCATION 204 78 SF W RR 209 208 SF ELEVATOR LOBBY 201 221 SF BRAND EDUCATION 205 219 SF BRAND EDUCATION 206 115 SF STILL TOWER ELEVATOR 90 ' - 6 " 19 ' - 0 " TYP. 14.001 7'- 1 0 " W1 W1 W1 W1 W1 W1 W1 W1 W1 W1 298 SF LIVING & KITCHEN 211 167 SF BEDROOM 212 43 SF CLOSET 213 46 SF BATHROOM 214 37 SF POWDER 215 78 SF M RR 210 192 SF BRAND EDUCATION 202 195 SF BRAND EDUCATION 203 305 SF CONFERENCE ROOM 220 134 SF OFFICE 216 134 SF OFFICE 217 183 SF OFFICE 218 76 SF STORAGE 219 5' - 6 " 9'- 1 0 " 6'-0" 29'-11 1/2" 3'-6" 18 ' - 4 " 1187 SF TASTING ROOM 207 FLOOR PLAN GENERAL NOTES B. THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL NOT BE LESS THAN THE DOOR SERVED. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36" MEASURED IN THE DIRECTION OF TRAVEL. EXTERIOR LANDINGS SHALL BE PERMITTED TO HAVE A SLOPE NOT TO EXCEED 2%. EXTERIOR BALCONIES LESS THAN 60 S.F. AND ONLY ACCESSIBLE FROM A DOOR ARE PERMITTED TO HAVE A LANDING LESS THAN 36" DEEP. REFER TO CRC R311.3. C. LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1-1/2" LOWER THAN THE TOP OF THE THRESHOLD. THE EXTERIOR LANDING OR FLOOR SHALL NOT BE MORE THAN 7-3/4" BELOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING OR FLOOR. WHEN EXTERIOR LANDINGS OR FLOORS SERVING THE REQUIRED EGRESS DOOR ARE NOT AT GRADE, THEY SHALL BE PROVIDED WITH ACCESS TO GRADE BY MEANS OF A RAMP IN ACCORDANCE WITH SECTION R311.8 OR A STAIRWAY IN ACCORDANCE WITH SECTION R311.7. D. DOORS OTHER THEN THE REQUIRED EGRESS DOOR SHALL BE PROVIDED WITH LANDINGS OR FLOORS NOT MORE THAN 7-3/4" BELOW THE TOP OF THE THRESHOLD. A LANDING IS NOT REQUIRED WHERE A STAIRWAY OF TWO OR FEWER RISERS IS LOCATED ON THE EXTERIOR SIDE OF THE DOOR, PROVIDED THE DOOR DOES NOT SWING OVER THE STAIRWAY. E. STORM AND SCREEN DOORS SHALL BE PERMITTED TO SWING OVER ALL EXTERIOR STAIRS AND LANDINGS. 12. DO NOT SCALE DRAWINGS. ALL DIMENSIONS ARE ROUGH AND TO FACE OF STUD (F.O.S.). 13. ALL DIMENSIONS SHALL BE FIELD VERIFIED PRIOR TO COMMENCEMENT OF WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION IS FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY THE ARCHITECT / DESIGNER IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ARCHITECT / DESIGNER PRIOR TO PROCEEDING WITH ANY WORK. 1. TOILET ROOMS SHALL HAVE EXHAUST RATE OF 50 CFM MINIMUM. 2. ELECTRICAL OUTLETS TO BE PLACED AT 18" TO CENTERLINE ABOVE FINISH FLOOR U.N.O. 3. ELECTRICAL SWITCHES TO BE PLACED AT 48" TO CENTERLINE FROM FINISH FLOOR U.N.O. 4. DOORS HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MINIMUM 34" AND A MAXIMUM 48" A.F.F. 5. ALL EXTERIOR WALL SHALL BE 2X FRAMING WITH R-13 MINIMUM INSULATION OR PER TITLE 24, U.N.O. REFER TO WALL LEGEND. 6. ALL INTERIOR WALLS SHALL BE 2X4 FRAMING, TYPICAL U.N.O. REFER TO WALL LEGEND. 7. ALL PLUMBING WALLS SHALL BE 2X6 MINIMUM FRAMING. REFER TO WALL LEGEND. 8. PROVIDE R-13 MINIMUM INSULATION AT PLUMBING WALLS AND WALLS OF LAUNDRY ROOM. 9. PROVIDE 1" MINIMUM AIR SPACE BETWEEN WOOD STRUCTURES AND RETAINING WALLS. 10. PROVIDE 1 MIRROR, 1 TOILET PAPER HOLDER, 1 HAND TOWEL BAR, AND 2 BATH TOWEL BARS PER BATHROOM. 11. THRESHOLD AND LANDINGS A. THRESHOLDS AT DOORWAYS SHALL NOT EXCEED 3/4" IN HEIGHT FOR SLIDING DOORS SERVING DWELLING UNITS OR 1/2" FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 1/4" AT DOORWAYS SHALL BE BEVELED WITH A SLOPE NOT GREATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL (50% SLOPE). THE THRESHOLD HEIGHT SHALL BE LIMITED TO 7- 3/4" AND THE DOOR IS AN EXTERIOR DOOR THAT IS NOT A COMPONENT OF THE REQUIRED MEANS OF EGRESS; THE DOOR DOES NOT SWING OVER THE LANDING OR STEP; AND THE DOORWAY IS NOT ON AN ACCESSIBLE ROUTE AND IS NOT PART OF AN ADAPTABLE OR ACCESSIBLE DWELLING UNIT. REFER TO CBC 1008.1.7. EXTERIOR WALL ASSEMBLY SCHEDULE TYPE DESCRIPTION W1 FIRE RATED WALL THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com www.tenoverstudio.com NO T F O R C O N S T R U C T I O N DRWN BY: CHK'D BY: PROJ #: NOT FOR CONSTRUCTION JOEL R. SNYDER C-39262 2.28.2023 RENEWAL L I C E N S E D A RCH I T E C T S T A T E O F A L I F O R NI A C MF NM SECOND FLOOR PLAN 10 H I G U E R A 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 2023-020 1/8" = 1'-0"1 SECOND FLOOR PLAN KEYNOTES 01.002 DASHED OVERHEAD LINE INDICATES ROOF LINE ABOVE 01.006 BAR AND BAR SEATING 01.007 ADA BAR, MAXIMUM HEIGHT OF 34" 01.010 LIQUOR STILL 08.001 ALUMINUM STOREFRONT SYSTEM 14.001 ELEVATOR, TYPE AND MANUFACTURER TBD 22.001 ACCESSIBLE FLOOR-MOUNTED TOILET WITH GRAB BARS 22.003 COUNTER-MOUNTED LAVATORY WITH REQUIRED KNEE AND TOE CLEARANCES PROVIDED 23.001 CHASE PROVIDED FOR VENTING AND HVAC A2.1 NO. DATE SUBMITTAL 1 23.07.14 ARC INITIAL SUBMITTAL 24.02.06 ARC RESUBMITTAL 12 3 24.03.19 ARC RESUBMITTAL 2 4 24.61.18 PLANNING HEARING Page 95 of 98 GROUND FLOOR0" SECOND FLOOR (MEZZANINE) 14'-6" TOP OF TOWER ROOF40'-0" TOP OF UPPER ROOF33'-5" TYP. 08.002 TYP. 05.003 SECOND FLOOR (RES. UNIT)10'-6" GROUND FLOOR0" SECOND FLOOR (MEZZANINE) 14'-6" TOP OF TOWER ROOF40'-0" TOP OF UPPER ROOF 33'-5" TOP OF LOWER ROOF25'-5" TYP. 05.005 TYP. 05.00308.002 SECOND FLOOR (RES. UNIT)10'-6" 08.003 GROUND FLOOR0" TOP OF TOWER ROOF40'-0" TOP OF UPPER ROOF33'-5" TOP OF LOWER ROOF 25'-5" TYP. 05.001 SECOND FLOOR (RES. UNIT)10'-6" EXTERIOR ELEVATION GENERAL NOTES 1.EXTERIOR FINISHES AND COLORS SHALL BE VERIFIED WITH THE OWNER PRIOR TO APPLICATION, WHETHER SPECIFIED ON THE PLANS OR NOT. 2.PROVIDE FLASHING AND COUNTERFLASHING PER CBC 1707 AT CHIMNEYS, PARAPETS, BALCONIES, LANDINGS, EXTERIOR STAIRWAYS, ROOF TO WALL INTERSECTIONS, AND ANY OTHER VERTICAL TO HORIZONTAL INTERSECTIONS TO MAINTAIN A WEATHER AND WATER TIGHT ENVELOPE. FLASHING AND COUNTERFLASHING SHALL BE MIN. 26 GA. GALV. METAL. PAINT ALL GALV. METAL MATERIAL TO MATCH ADJACENT MATERIAL 3.GUTTER AND DOWNSPOUTS SHALL BE INSTALLED ON ALL ROOF AREAS UNO. ALL GUTTERS SHALL BE GALVANIZED METAL OR ALUMINUM, PAINTED TO MATCH FASCIA. DOWNSPOUTS SHALL BE PAINTED TO MATCH ADJACENT WALL FINISH UNO AND TIED INTO UNDERGROUND DRAINAGE. REFER TO GRADING/DRAINAGE PLAN (IF PROVIDED) FOR ADDITIONAL INFORMATION 4.GUTTERS SHALL INCLUDE AN INTEGRAL MEANS OF PREVENTING ACCUMULATION OF LEAVES AND DEBRIS. VERTICAL BOX RIB METAL SIDING; AEP SPAN, COOL DURA TECH 5000 MATTE BLACK EXTERIOR ELEVATION LEGEND STANDING SEAM METAL ROOFING; AEP SPANSEAM, COOL DURA TECH 5000 SLATE GRAY VERTICAL WOOD SIDING; NATURAL STAIN ALUMINUM STOREFRONT WINDOW FRAMES, MULLIONS AND DOOR FRAMES; ANODIZED DARK BRONZE EXTERIOR DOWNLIT WALL SCONCE IN COMPLIANCE WITH DARK SKY REQUIREMENTS; DARK BRONZE CONCRETE BASE, BOARD FINISHED GROUND FLOOR 0" SECOND FLOOR (MEZZANINE)14'-6" TOP OF TOWER ROOF40'-0" TOP OF UPPER ROOF 33'-5" TOP OF LOWER ROOF25'-5" SECOND FLOOR (RES. UNIT) 10'-6" 08.003 THESE DRAWINGS ARE INSTRUMENTS OF SERVICEAND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com www.tenoverstudio.com NO T F O R C O N S T R U C T I O N DRWN BY: CHK'D BY: PROJ #: NOT FOR CONSTRUCTION JOEL R. SNYDER C-39262 2.28.2023 RENEWAL L I CE N S E D A R CHI T E C T S T A T E OF A L I F O RNI A C MF NM EXTERIOR ELEVATIONS 10 H I G U E R A 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 2023-020 1/8" = 1'-0"2 EAST ELEVATION 1/8" = 1'-0"1 SOUTH ELEVATION 1/8" = 1'-0"3 WEST ELEVATION KEYNOTES 05.001 EXTERIOR STEEL COLUMN, PAINTED BLACK 05.003 EXTERIOR STEEL AWNING 05.005 EXTERIOR STEEL SCREENING 08.002 ALUMINUM STOREFRONT ENTRANCE DOORS 08.003 OVERHEAD ROLL-UP DOOR A3.0 NO.DATE SUBMITTAL 1 23.07.14 ARC INITIAL SUBMITTAL 2 24.02.06 ARC RESUBMITTAL 1 1/8" = 1'-0"4 NORTH ELEVATION 3 24.03.19 ARC RESUBMITTAL 2 4 24.61.18 PLANNING HEARING Page 96 of 98 SIGNAGE PROGRAM GENERAL NOTES 1.SIGNAGE IS ONLY PERMITTED IN ZONES INDICATED IN ELEVATION DRAWINGS ABOVE. 2.ALL SIGNAGE SHALL FOLLOW GUIDELINES LISTED IN EACH RESPECTIVE ZONE'S NOTES ON THOSE ELEVATIONS INCLUDING SIGNAGE TYPES, NUMBER, DESIGN, SIZE, MATERIALS, COLOR, ILLUMINATION, AND INSTALLATION . 3.ALL SIGNAGE TYPES, DIMENSIONS, AND SPECIFICATIONS ARE BASED ON CHAPTER 15.40 "SIGN REGULATIONS" AND SECTION 15.40.460 ("SIGN STANDARDS BY DISTRICT") TABLE UNDER C-T AND C-S ZONING DESIGNATION AND SECTION 15.40.460 ("SIGN STANDARDS BY SIGN TYPE") WITH ADJUSTMENTS PER PROJECT PROGRAM AND DESIGN. 4. ALL SIGNS WILL COMPLY WITH ILLUMINATION REGULATIONS IN SAN LUIS OBISPO MUNICIPAL CODE SECTION 15.40.430. 5 . ALL SIGNS WILL COMPLY WITH DESIGN PRINCIPLES IN SAN LUIS OBISPO MUNICIPAL CODE SECTION 15.40.480. GROUND FLOOR0" SECOND FLOOR (MEZZANINE) 14'-6" TOP OF TOWER ROOF40'-0" TOP OF UPPER ROOF 33'-5" SIGN ZONE 1 TYPES PERMITTED: WALL-MOUNTED SIGNS NUMBER: 1 SIGN MAXIMUM MAXIMUM SIZE: 150 SF TOTAL DESIGN: THREE-DIMENSIONAL LETTERING AND/OR LOGO BALANCED AND IN PROPORTION TO SCALE WITH BUILDING ELEVATION WITH COMPOSITION THAT DOES NOT OVERWHELM OR OBSCURE DESIGN. MATERIAL: HIGH QUALITY AND DURABLE MATERIALS THAT ARE COMPLEMENTARY AND/OR SIMILAR TO BUILDING MATERIALS AND DO NOT DISTRACT FROM OF OVERWHELM DESIGN OR OVERALL BUILDING FORM. SIGN MATERIALS SHALL CONVEY A SENSE OF PERMANENCE AND DURABILITY, AND NOT CONSIST OF FOAM, POSTER BOARD, FLAT PLASTIC, OR ANY OTHER MATERIAL INDICATING TEMPORARY SIGNAGE. COLOR: ALL COLORS SHOULD BE COMPLEMENTARY TO BUILDING MATERIALS AND COLOR. ILLUMINATION: EXTERNAL OR INTERNAL PERMITTED CONSISTENT W/SLO MUNI CODE SECTION 15.40.430 INSTALLATION: HIGH QUALITY INSTALLATION USING A DIRECT OR FLUSH MOUNT WITHOUT EXPOSED WIRING, RACEWAYS, OR OTHER STABLIZING DEVICES INCLUDING BACKER MOUNTS. ATTACHMENTS SHALL BE HIDDEN FROM VIEW IN LEAST DESTRUCTIVE MANNER POSSIBLE. MIN. 1'-6" SIGN ZONE 2 TYPES PERMITTED: HANGING & SUSPENDED, OR AWNING IF APPLICABLE NUMBER: 1 SIGN MAXIMUM MAXIMUM SIZE: SIZE OF SIGNS SHALL BE PEDESTRIAN SCALE, IN PROPORTION WITH BUILDING, AND NOT NEGATIVELY OBSCURE TRANSPARENCY INTO BUILDING AT GLASS FACADE ELEMENTS. REFER TO SLO MUNI CODE SECTION 15.40.470 FOR GENERAL SIZE PARAMETERS. DESIGN: HANGING & SUSPENDED DESIGNED IN A CONSISTENT MANNER. ALL SIGNAGE SHALL BE THREE DIMENSIONAL (NOT ENTIRELY FLAT OR SIMPLY PAINTED) IN PROPORTION TO SCALE WITH BUILDING ELEVATION WITH COMPOSITION THAT DOES NOT OVERWHELM OR OBSCURE DESIGN. ANY ADDITIONAL ELEMENTS ADDED FOR SIGNAGE (AWNINGS, STRUCTURE, ETC...) MUST BE COHESIVELY INCORPORATED INTO BUILDING DESIGN IN TERMS OF FORM, SIZE, AND MATERIAL. MATERIAL: HIGH QUALITY AND DURABLE MATERIALS THAT ARE COMPLEMENTARY AND/OR SIMILAR TO BUILDING MATERIALS AND DO NOT DISTRACT FROM OF OVERWHELM DESIGN OR OVERALL BUILDING FORM. SIGN MATERIALS SHALL CONVEY A SENSE OF PERMANENCE AND DURABILITY, AND NOT CONSIST OF FOAM, POSTER BOARD, FLAT PLASTIC, OR ANY OTHER MATERIAL INDICATING TEMPORARY SIGNAGE. COLOR: ALL COLORS SHOULD BE COMPLEMENTARY TO BUILDING MATERIALS AND COLOR. ILLUMINATION: EXTERNAL OR INTERNAL PERMITTED CONSISTENT W/SLO MUNI CODE SECTION 15.40.430 INSTALLATION: HIGH QUALITY INSTALLATION WITHOUT EXPOSED WIRING, RACEWAYS, OR OTHER STABLIZING DEVICES INCLUDING BACKER MOUNTS. ATTACHMENTS SHALL BE HIDDEN FROM VIEW IN LEAST DESTRUCTIVE MANNER POSSIBLE. ADDITIONAL REQUIREMENTS: ALL SIGNS MUST MAINTAIN MINIMUM VERTICAL AND HORIZONTAL CLEARANCE REQUIREMENTS OF SLO MUNI CODE SECTION 15.40.440. 8'- 4 " M I N . TYPES PERMITTED: WINDOW SIGNS NUMBER: 1 SIGN PER WINDOW MAXIMUM SIZE: SIZE OF SIGNS SHALL BE PEDESTRIAN SCALE, IN PROPORTION WITH BUILDING, AND NOT NEGATIVELY OBSCURE VIEW TO INTERIOR AT GLASS. REFER TO SLO MUNI CODE SECTION 15.40.470 FOR GENERAL SIZE PARAMETERS. DESIGN: SIGNS SHALL BE LIMITED TO SMALL GRAPHICS AND TEXT THAT SERVE TO FRAME A WINDOW OR PROVIDE INFORMATION. WINDOW SIGNS ARE LOCATED WITHIN 36 INCHES OF A WINDOW. SIGNS SHOULD CLEARLY RELATE TO THEIR TENANT SPACE. TYPICALLY WINDOW SIGNS ARE TWO-DIMENSIONAL SIGNS ADHERED TO GLASS OF WINDOWS OR DOORS. MATERIAL: HIGH QUALITY AND DURABLE MATERIALS THAT ARE COMPLEMENTARY AND/OR SIMILAR TO BUILDING MATERIALS AND DO NOT DISTRACT FROM OF OVERWHELM DESIGN OR OVERALL BUILDING FORM. SIGN MATERIALS SHALL CONVEY A SENSE OF PERMANENCE AND DURABILITY, AND NOT CONSIST OF FOAM, POSTER BOARD, FLAT PLASTIC, OR ANY OTHER MATERIAL INDICATING TEMPORARY SIGNAGE. COLOR: ALL COLORS SHOULD BE COMPLEMENTARY TO BUILDING MATERIALS AND COLOR. INSTALLATION: HIGH QUALITY INSTALLATION WITHOUT EXPOSED WIRING, RACEWAYS, OR OTHER STABLIZING DEVICES INCLUDING BACKER MOUNTS. ATTACHMENTS SHALL BE HIDDEN FROM VIEW IN LEAST DESTRUCTIVE MANNER POSSIBLE. ADDITIONAL REQUIREMENTS: SIGNS IN THIS ZONE MAY BE ATTACHED TO WINDOWS AND/OR DOORS. SIGN ZONE 3 MIN. 1'-6" MI N . 1'- 6 " SECOND FLOOR (RES. UNIT) 10'-6" GROUND FLOOR 0" SECOND FLOOR (MEZZANINE)14'-6" TOP OF TOWER ROOF 40'-0" TOP OF UPPER ROOF33'-5" TOP OF LOWER ROOF25'-5" SIGN ZONE 4 TYPES PERMITTED: WALL-MOUNTED SIGNS NUMBER: 1 SIGN MAXIMUM MAXIMUM SIZE: 150 SF TOTAL DESIGN: THREE-DIMENSIONAL LETTERING AND/OR LOGO BALANCED AND IN PROPORTION TO SCALE WITH BUILDING ELEVATION WITH COMPOSITION THAT DOES NOT OVERWHELM OR OBSCURE DESIGN. MATERIAL: HIGH QUALITY AND DURABLE MATERIALS THAT ARE COMPLEMENTARY AND/OR SIMILAR TO BUILDING MATERIALS AND DO NOT DISTRACT FROM OF OVERWHELM DESIGN OR OVERALL BUILDING FORM. SIGN MATERIALS SHALL CONVEY A SENSE OF PERMANENCE AND DURABILITY, AND NOT CONSIST OF FOAM, POSTER BOARD, FLAT PLASTIC, OR ANY OTHER MATERIAL INDICATING TEMPORARY SIGNAGE. COLOR: ALL COLORS SHOULD BE COMPLEMENTARY TO BUILDING MATERIALS AND COLOR. ILLUMINATION: EXTERNAL OR INTERNAL PERMITTED CONSISTENT W/SLO MUNI CODE SECTION 15.40.430 INSTALLATION: HIGH QUALITY INSTALLATION USING A DIRECT OR FLUSH MOUNT WITHOUT EXPOSED WIRING, RACEWAYS, OR OTHER STABLIZING DEVICES INCLUDING BACKER MOUNTS. ATTACHMENTS SHALL BE HIDDEN FROM VIEW IN LEAST DESTRUCTIVE MANNER POSSIBLE. MIN. 1'-6" MIN. 1'-6" BO T T O M O F S I G N S H A L L B E A B O V E L A N D S C A P E F E A T U R E S MI N . 2'- 0 " SECOND FLOOR (RES. UNIT)10'-6" GROUND FLOOR0" TOP OF TOWER ROOF40'-0" TOP OF UPPER ROOF 33'-5" TOP OF LOWER ROOF25'-5" WALL SIGN ZONE 5 TYPES PERMITTED: WALL-MOUNTED SIGNS NUMBER: 1 SIGN MAXIMUM MAXIMUM SIZE: 300 SF TOTAL DESIGN: THREE-DIMENSIONAL LETTERING AND/OR LOGO BALANCED AND IN PROPORTION TO SCALE WITH BUILDING ELEVATION WITH COMPOSITION THAT DOES NOT OVERWHELM OR OBSCURE DESIGN. MATERIAL: HIGH QUALITY AND DURABLE MATERIALS THAT ARE COMPLEMENTARY AND/OR SIMILAR TO BUILDING MATERIALS AND DO NOT DISTRACT FROM OF OVERWHELM DESIGN OR OVERALL BUILDING FORM. SIGN MATERIALS SHALL CONVEY A SENSE OF PERMANENCE AND DURABILITY, AND NOT CONSIST OF FOAM, POSTER BOARD, FLAT PLASTIC, OR ANY OTHER MATERIAL INDICATING TEMPORARY SIGNAGE. COLOR: ALL COLORS SHOULD BE COMPLEMENTARY TO BUILDING MATERIALS AND COLOR. ILLUMINATION: EXTERNAL OR INTERNAL PERMITTED CONSISTENT W/SLO MUNI CODE SECTION 15.40.430 INSTALLATION: HIGH QUALITY INSTALLATION USING A DIRECT OR FLUSH MOUNT WITHOUT EXPOSED WIRING, RACEWAYS, OR OTHER STABLIZING DEVICES INCLUDING BACKER MOUNTS. ATTACHMENTS SHALL BE HIDDEN FROM VIEW IN LEAST DESTRUCTIVE MANNER POSSIBLE. MIN. 2'-10 1/4" SECOND FLOOR (RES. UNIT) 10'-6" WALL MOUNTED SIGN NOTE: THE SIGNS ABOVE ARE EXAMPLES OF SIGNAGE THAT GENERALLY COMPLY WITH THE DESIGN STANDARDS OF THIS SIGNAGE PROGRAM. SEE EACH ZONE FOR SPECIFIC REQUIREMENTS. WINDOW SIGNAWNING SIGN PROJECTING SIGN HANGING & SUSPENDED SIGN THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com www.tenoverstudio.com NO T F O R C O N S T R U C T I O N DRWN BY: CHK'D BY: PROJ #: NOT FOR CONSTRUCTION JOEL R. SNYDER C-39262 2.28.2023RENEWAL L I CE N S E D A R CHI T E C T S T A T E OF A L I F O RNI A C MF NM SIGNAGE PROGRAM 10 H I G U E R A 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 2023-020 A3.1 1/8" = 1'-0"2 EAST ELEVATION 1/8" = 1'-0"1 SOUTH ELEVATION 1/8" = 1'-0"3 WEST ELEVATION 3" = 1'-0"4 SIGNAGE TYPE EXAMPLES NO.DATE SUBMITTAL 1 23.07.14 ARC INITIAL SUBMITTAL 2 24.02.06 ARC RESUBMITTAL 1 3 24.03.19 ARC RESUBMITTAL 2 4 24.61.18 PLANNING HEARING Page 97 of 98 THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE PROPERTY OF TEN OVER STUDIO, INC. THE DESIGN AND INFORMATION REPRESENTED ON THESE DRAWINGS ARE EXCLUSIVELY FOR THE PROJECT INDICATED AND SHALL NOT BE TRANSFERRED OR OTHERWISE REPRODUCED WITHOUT EXPRESS WRITTEN PERMISSION FROM TEN OVER STUDIO, INC. COPYRIGHT 2022 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com www.tenoverstudio.com NO T F O R C O N S T R U C T I O N DRWN BY: CHK'D BY: PROJ #: NOT FOR CONSTRUCTION JOEL R. SNYDER C-39262 2.28.2023 RENEWAL L I C E N S E D A RCH I T E C T S T A T E O F A L I F O R NI A C EH NM PERSPECTIVE IMAGES 10 H I G U E R A 10 H I G U E R A S T . SA N L U I S O B I S P O , C A 2023-020 01 -VIEW FROM ENTRY 02 -VIEW FROM PLAZA 03 -VIEW FROM PARKING AREA 04 -VIEW FROM LOADING AREA A4.0 NO. DATE SUBMITTAL 1 23.07.14 ARC INITIAL SUBMITTAL 24.02.06 ARC RESUBMITTAL 12 3 24.03.19 ARC RESUBMITTAL 2 4 24.61.18 PLANNING HEARING Page 98 of 98