HomeMy WebLinkAboutItem 4b. 10 Higuera St. (ARCH-0358-2023)
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
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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.
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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.
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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)
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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
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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.
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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.
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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.
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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.
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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.
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Resolution No. PC-XXXX-24
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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.
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Resolution No. PC-XXXX-24
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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.
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Resolution No. PC-XXXX-24
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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
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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
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DRWN BY:
CHK'D BY:
PROJ #:
NOT FOR
CONSTRUCTION
JOEL R. SNYDER
C-39262
2.28.2023
RENEWAL
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TITLE SHEET
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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
··
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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
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EXPOSITION CREEK
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(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
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TYP.
3
7
8
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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
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JOEL R. SNYDER
C-39262
2.28.2025
RENEWAL
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NOT FOR
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PROJ #:2023-020
DRWN BY:JD
CHK'D BY:NM
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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
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NO
PARKING
NO
PARKING
NO
PARKING
(E) DISTILLERY
KROBAR
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(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.
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C-39262
2.28.2025
RENEWAL
L
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C E N S E D A R CHI
T
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C
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OF A L I F O R NI
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NOT FOR
CONSTRUCTION
NO
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PROJ #:2023-020
DRWN BY:JD
CHK'D BY:NM
10
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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
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A
JOEL R. SNYDER
C-39262
2.28.2025
RENEWAL
L
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E
C
T
S
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OF A L I F O R NI
A
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NOT FOR
CONSTRUCTION
NO
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F
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C
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N
S
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PROJ #:2023-020
DRWN BY:JD
CHK'D BY:NM
10
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SA
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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 24.03.1 ARC 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
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JOEL R. SNYDER
C-39262
2.28.2025
RENEWAL
L
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C E N S E D A R CHI
T
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C
T
S
T
A
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OF A L I F O R NI
A
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NOT FOR
CONSTRUCTION
NO
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F
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S
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I
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PROJ #:2023-020
DRWN BY:JD
CHK'D BY:NM
10
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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
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DRWN BY:
CHK'D BY:
PROJ #:
NOT FOR
CONSTRUCTION
JOEL R. SNYDER
C-39262
2.28.2023
RENEWAL
L
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MF
NM
FIRST FLOOR PLAN
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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
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2.28.2023
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SECOND FLOOR
PLAN
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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
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EXTERIOR
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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
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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
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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"
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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
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NOT FOR
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JOEL R. SNYDER
C-39262
2.28.2023RENEWAL
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SIGNAGE PROGRAM
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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
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PROJ #:
NOT FOR
CONSTRUCTION
JOEL R. SNYDER
C-39262
2.28.2023
RENEWAL
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PERSPECTIVE
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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
1
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 TWO TREES AND REPLANT 25
TREES
Applicant: Keith Sweeny
ARCH-0358-2023 (10 Higuera Street) New Mixed-Use
Project
June 26, 2024
2
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.
3
Planning 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.
4
Project Location
Location: 10 Higuera Street
General Plan Land Use Designation:
General Retail and Services &
Manufacturing
Zoning Designation: Service
Commercial zone with a special
consideration overlay (C-S-S) & Tourist
Commercial zone with a mixed-use
overlay (C-T-MU)
5
Project Description
The proposed project includes:
A new mixed-use building with
23,164 square feet of
commercial space and a one-
bedroom residential unit,
Associated site improvements,
A sign program, and
A request to remove two trees.
6
Project Design
Architecture: Contemporary / Industrial
Design details: The building utilizes
symmetrical and asymmetrical lines, large
windows, and a mix of materials and colors
that contribute to the contemporary design.
7
Project Elevations
East Elevation West Elevation
8
Project Elevations
South Elevation
North Elevation
9
Project Design
Materials: Vertical box rib metal siding, vertical
wood siding, concrete bulkheads, dark bronze
aluminum storefront windows, and a standing
seam metal roof.
Colors: Black, Gray, natural wood, and dark
bronze colors are proposed.
10
Project Landscape and Site Plan
Includes:
•Removal of 2 Peruvian
pepper trees
•Replanting of numerous
groundcovers, shrubs
and 25 trees including:
•12 strawberry trees
•8 buckeye trees
•5 red oak trees
11
Sign Program
Sign programs are required for new
mixed-use projects (M.C. §15.40.485).
The applicant has proposed a sign
program with 5 sign areas or zones.
There would be a maximum of 4 signs
as well as signage on the entry way
windows / doors.
12
Project Analysis
•The project is not seeking any exceptions from development standards and
complies with relevant development standards of the Zoning Regulations.
•As outlined in the staff report, the project was evaluated for and determined
to be consistent with the City’s General Plan and Zoning Regulations.
13
Previous Review
•May 6, 2024: 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: Tree Committee 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.
14
ARC Direction Item #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.
•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.
15
Project Elevations
Revised North Elevation
Original North Elevation
New windows Wood accent
feature
16
ARC Direction Item #1
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.
•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.”
17
Tree Committee Direction 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.
•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.”
18
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.