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Home My WebLink AboutItem 4a. Project Plans - 1925 Santa Barbara St. (APPL-0232-2024)(805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 1 PR O P O S E D P E R S P E C T I V E , E X I S T I N G P H O T O , S T A T I S T I C S EXISTING VIEW FROM SANTA BARBARA AVE. SHEET INDEXSITE DEVELOPMENT SUMMARY ZONE C-S-H LOT SIZE - 145.50' X 49.88' = 7257 SF OR .166 AC. MAX. DWELLING = 24 / AC. = 3.996 DWELLING UNITS PROPOSED 4-1 BEDROOM UNITS = 4 X .66. = 2.64UNITS ADDITIONAL USAGE - COMMERCIAL SPACE , = 485 SF PARKING REQUIREMENT = 1PER 1BEDROOM UNIT = 4 1 PER 300 SF OF COMMERCIAL = 2 TOTAL REQ'D. = 6 PARKING SPACES PROPOSED = 7 (2 ACCES., 5 STANDARD) LOT COVERAGE = 75% MAX PROPOSED LOT COVERAGE = UNITS W/ BALCONIES = 2630 SF ELEVATED WALKWAYS AND STAIRS = 429 SF COMMERCIAL & TRASH = 534 SF TOTAL = 3593 SF 3344 / 7257 = 49.5% < 75% FAR 1.5 ALLOWED = 1.5 X 7257 = 10,885 SF 3 -1BEDROOM UNITS @ 895 SF / UNIT = 2685 SF 1-1 BEDROOM UNIT @ 768 SF = 768 COMMERCIAL @ 485 SF = 485 SF TOTAL = 3938 SF GENERAL INFORMATION OWNER: OBISPO INVESTMENTS LLC 1110 CALIFORNIA BLVD. STE C SAN LUIS OBISPO A.P.N.: CURRENT USAGE: SITE AREA: 7257 SF = .166 AC ZONING: 1925 SANTA BARBARA AVENUE SB LIVE / WORK UNITS SAN LUIS OBISPO, CA 93401 PROPOSED USAGE: 003-647-014 COMMERCIAL PROJECT DESCRIPTION LIVE / WORK SPACES AND SMALL COMMERCIAL C-S-H THIS MIXED-USE PROJECT PROPOSES 4 1-BEDROOM UNITS WITH A SMALL COMMERCIAL SPACE AT THE STREET FRONTAGE. ONE ACCESSIBLE UNIT AS PER C.B.C. SECTION 1102.A.3.1 IS PROVIDED AT GROUND LEVEL NEXT TO AN ACCESSIBLE PARKING SPACE. ALL 4 LIVING UNITS ARE DESIGNED AS LOFT STYLE UNITS. MATERIALS HAVE BEEN SELECTED TO HARMONIZE WITH THOSE OF THE IMMEDIATE AREA AND AS SUGGESTED IN THE GUIDELINES FOR THE HISTORICAL RAILROAD DISTRICT. DETAILS, WHEN PRACTICAL AND APPROPRIATE ALSO RESPECT THE GUIDELINES FOR THE DISTRICT. PESPECTIVE FROM SANTA BARBARA AVENUE VICINITY MAP 1925 SANTA BARBARA AVE. UPHAM 2019 CALIFORNIA BUILDING CODE SAN LUIS OBISPO MUNICIPAL CODE 2019 CALIFORNIA ENERGY CODE 2019 CALIFORNIA GREEN BUILDING CODE 2019 CMC 2019 CPC 2019 CEC 2019 CALIFORNIA FIRE CODE CLIMATE ZONE: CZ5 SEISMIC CATEGORY E CODE ANALYSIS SB-; LIVE WORK MIXED USE SPRINKLED: yes NFPA 13 Allowable Area and Height Calculations Occupancy Group Description Chapter 3 R-2 B S-2 Notes; all areas and heights are without increases Area, Story and Height Modifications Note: See section 506.3 Non required Mixed Use and Occupancy Calculation Section 508.3.3 & 510.3 Occupancy Group Actual Area Per Story R-2 B S-2 2040 483 3750 21000 27000 52500 Sum of ratio’s ≤1 Occupancy Separation Note: See Table 508.2.4 for occupancy separation OccupancyGroup 1 R-2 OccupancyGroup 2 S-2 S-2 R-2 B B Required Separation of Occupancies 1 HR 1 HR 1-HR Notes SEE 406.3.2 Total Allowable Area Per Story 9.76% 1.6% 7.1% 18.46% Ratio(Actual Area/Total Allowable Area) RESIDENTIAL BUSINESS LOW HAZARD Const.Type Section 602 VB VB IIB Allowable area Table 506.2 21000(sm) 27000(sm) 52500 Actual area 3453 483 3750 BLWA# 2203 JAN 15, 2022 Allowable Height Table 504.3 40 60 60 Allowable Stories Table 504.4 3 3 3 Fire Resistance Rating for Building Elements Note: See Table 601 for rating requirements and Table 721 for rated construction Building Element Exterior walls - bearing Interior walls - bearing Ext. walls - non-bearing (Table 602) Structural frame Partitions - permanent Shaft enclosures (Section 707.4) Floor & floor / ceiling Roof & roof / ceiling Notes: Fire Resistance Rating For Exterior Walls Based on Fire Separation Distance (Table 602) Occupancy Group Const. Type Section 602 R-2 B S-2 Notes: C. OPEN PARKING GARAGES COMPLYING WITH 406 SHALL NOT BE REQ'D TO HAVE A FIRE RESISTIVE RATING Maximum Area of Exterior Wall Openings Section 705.8 Wall Fire Separation Distance North* South East West 13'-0" 5'-0" >30 Area of wall 162 113 Allowable Protected % N/A N/A Note: If sprinkled use allowable protected openings for unprotected openings. Notes:* upper floor Egress & Occupancy (Refer to Chapter 10 for other exit requirements – corridors, horizontal and vertical exits, travel distance, etc.) Function ofSpace Table 1004.1.1 Description Residential Residential Business Garage Individual unit Triplex- Per Unit (876) Commercial - Floor Area per Occ. Table 1004.5(Ao) 200 200 150 200 Actual SF(As) 826 2628 483 1923 Occupant Load As/Ao 4 13 3 9 Exit Width(in.) Table 1024.1 36 44 36 44 Exits req’d Table 1015.1 1 1* 1 1 Allowable Un-Protected % 75% 25% Actual Protected SF N/A N/A Actual Un-Protected SF 15 24 RatioEquation 7- 29.25% 21.1% VB VB VB X < 5’ 1 1 1 5’ ≤ X < 10’ 1 1 1 0 0 0 10’ ≤ X < 30’X ≥ 30’ 0 0 0 Required Fire Rating 0 0 0 0 0 0 0 0 Rated Assembly Number Description NA NA NA NA NA NA NA NA APPLICABLE CODES CBC CODE ANALYSIS REQUIRED SETBACKS FRONT - 5' FOR PARKING AND SIGNS 10' FOR BUILDINGS LESS THAN OR EQUAL TO 20' IN HEIGHT 15' FOR BUILDINGS GREATER THAN 20' SIDE & REAR YARDS NO SETBACK REQUIRED UNLESS ADJACENT TO ZONE WITH MINIMUM SETBACK REQUIREMENT, IN WHICH CASE THE ADJOINING SETBACK SHALL BE PROVIDED IN ZONE OF ADJACENT LOT PROPERTIES TO THE NORTH AND SOUTH ARE IN THE C-S-H ZONE. PROPERTY TO THE WEST IS IN THE R-2 ZONE. ADDITIONAL SETBACKS AS PER TITLE 17 , SLO ZONING REGULATIONS C-S ZONE TABLE 2-20 ' HAVE BEEN ADHERED TO. SEE SHEETS 8 MAX. HEIGHT - 35' SPECIFICS; NO OPENINGS *R2 OCC. LOAD <20 THEREFORE 1 EXIT REQUIRED, EXIT DISTANCE =84' < 125 SEE CBC 1006.3.4(1), AND TABLE 1006.3.4(1) SHEET DESCRIPTION 1. PERSPECTIVE, PHOTO, AND STATISTICS 2. SITE SURVEY, DEMOLITION & GRADING PLANS 3. SITE IMPROVEMENT & GROUND LEVEL PLANS 4. 2ND & ROOF LEVEL PLANS SOLID WASTE PLAN & DETAILS 5. ARCHITECTURAL EXTERIOR ELEVATIONS 6. ARCHITECTURAL EXTERIOR ELEVATIONS 7. PHOTO SURVEY OF SANTA BARBARA AVE. 8. ARCHITECTURAL SECTIONS 9. STORM WATER CONTROL PLAN 10. LANDSCAPE PLAN (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 CPXTC 239.37 BCEG236.35 EPAC236.99 EG 237.70 TCF238.65BOCEPAC238.22BOCEPAC238.21TCF238.70 BOCAC238.40 TCF238.77 EG238.16 TCF239.13 BOCAC238.73 BOCAC 238.02TCF 238.50 EG 237.26 EG237.76 BOCAC238.63 BOCAC 239.14 TCF 239.55 EG239.22 EG239.28TCF239.94 BUCAC239.53 AC 239.48 BOCAC 238.95 TCF 239.34 FEWCOREG 238.94 BOLLARD239.44 EG239.09 TCF239.61 SWB239.44 SWB 239.59 TCFEND 239.87 BOCAC 239.61 BOCAC 239.49TCF 239.86 EG 239.37 EG 239.83 TCF 239.95 BOCAC 239.56 BOCAC 239.68 TCFCOR240.16 EG239.74 EG ATSIGN 239.66 EG ATSIGN 239.66 BOLLARD 239.44 TCF DW 238.80 TCF 239.35 FL 238.79 LIP 238.90 PSW 239.47 N89°53'43"W 145.17' N89°56'11"W 145.19' N0 0 ° 0 1 ' 2 1 " E 5 0 . 1 0 ' N0 0 ° 0 0 ' 0 0 " E 5 0 . 0 0 ' SA N T A B A R B A R A A V E 30' SWB239.51 EG 236.78EG 235.89 EG 236.55 (N ) 2 0 0 M M W A T E R L I N E 19 MM CU (E ) 6 " S E W E R 10.22' 10.12' PP OVERHEAD ELECT. OVERHEAD ELECT. & POLE TBR 30' SITE GRADING SCALE: 1/8" = 1'-0" EXISTING SITE, TOPOGRAPHIC POINTS, & DEMOLITION NOTES SCALE: 1/8" = 1'-0"2 A.C.PAVING TO BE REMOVED DRIVEWAY APRON TO BE REPLACED TO CURRENT PW STANDARDS. EXISTING BUILDING AND CARPORT TO BE REMOVED San Luis Obispo CA C I V I L D E S I G N S O L U T I O N S Topo April 05, 2022 1925 Santa Barbara Ave. REMOVE SIGN REMOVE ALL FENCING REMOVE ALL FENCING REAR FENCE TO REMAIN DURING CONSTUCTION REMOVE ALL ON-SITE CONC. CURBING REMOVE PARKING LOT LIGHTS REMOVE STEPS, WOOD DECK AND SUPPORTS AND RAILS GENERAL NOTE 1. ENTIRE SITE IS TO BE STRIPPED OF ALL MATERIALS DOWN TO NATURAL SOIL FROM PROPERTY LINE TO PROPERTY LINE SI T E S U R V E Y , D E M O L I T I O N & G R A D I N G P L A N S FIRE HYDRANT LOCATIONS 1925 SANTA BARBARA AVE. FIRE HYDRANT ON WEST SIDE OF STREET FIRE HYDRANT ON EAST SIDE OF STREET NOTE: BUILDING IS ON PIERS, NO PERIMETER FOUNDATION, CONSIDERED PERMEABLE A.C.PAVING TO BE REMOVED 34" WATER METER (E) TO BE REMOVED 34" PVC WATER LINE (E) TBR WOOD FENCE (E) TBR WOOD FENCE (E) TBR EXISITING HOUSEEXISTING SHED EXISTING GARAGE 50 0 ' + / - 18 0 ' + / - NORTH NORTH 1. ANY SIDEWALK REPLACEMENT IS TO BE CONSTRUCTED AS PER ENG. STD. 4110 INTEGRAL SIDEWALK 2. SEE SHEET 3 FOR SITE IMPROVEMENT DESCRIPTIONS 3. SEE SHEET 9 FOR STORM WATER CONTROL MEASURES SLEEVE IN CONC. FOR DROP ROD - TYP (CLOSED POSITION) PAIR DOUBLE GATES, EQUAL STRUCTURAL WALL OF COMMERCIAL SPACE TRASH ENCLOSURE SCALE: 1/4"=1'-0" NOTE: GATES OPEN 180d FUNCTIONAL PLAN STRUCTURAL PLAN SINGLE GATE 3" X 2" X 3/16" STL COL. 5'-4"5'-4"2'-7" 95 GAL. 95 GAL. 95 GAL. 95 GAL. 65 GAL. SL O P E 1 / 4 " / 1 2 " 6X8X16 CONC. BLOCK WING WALLS W/ PLASTER FINISH 43 3' - O " 14'-0" SEE PLAN FOR OPENING MASONRY W/ PORT. CEM. PLASTER (M) FIN. FLR. 46B - 44A -45A - 42 - NOTE: ALL STEEL TO BE PAINTED TRASH ENCLOSURE SCALE: 1/4"=1'-0" 6' - 8 " LATCH 1-1/2" = 1'-0" ELEVATION 2" 3" 7" 4" 1/2"~ HOLE FOR PADLOCK 7" SECTION 1" 9" 2" 1 |" x 2" x _" STL. ANGLE 3"X 2" STL. TUBES |" x 2" x _" x 2" LONG 2" x 7" x _" PL. FRAME (MITER & WELD) 4"2" B GATE STOPPER 1-1/2" = 1'-0" ELEVATION A 1' - 0 " 4" B SECTION WASHER, WELD TO ROD TOP 1"~ x 12" STD. PIPE INTO PAVEMENT (INSTALL PIPES AT CLOSED AND OPEN POSITION OF GATE) OF PAVEMENT FRAME (MITER & WELD) 3/4"~ ROD BOTH SIDES 1/8" PLATE B - RUBBER WHEEL ON SPRING PISTON (TYP. EA. GATE LEAF) 6" JAMB CONNECTION 1-1/2" = 1'-0" A CONT. HINGE WELDED TO JAMB & TO TUBE FRAME, BY MISC. IRON & STL. SUB-CONTR. HINGE SHALL CONSIST OF 1/8" THK. STL. PLATE B 3" 4.1 W/ 1/2"~ x 8" ANCHORS 3" x 2" x 3/16" STL. TUBE FRAME MASONRY W/ PORT. CEM. PLASTER 1 |" x 2" x _" STL. ANGLE FRAME @ 4" FROM TOP & 1'-4" O.C. CLR. 2"1"2" 3" 414243444546 NOTE: CURRENT OFFSITE DRAINAGE EASEMENT TO BE ABANDON 5' RETAINING WALL SCALE: 3/4" = 1'-0" 8" 1' - 3 " 4'-9" 1'-0" 5' - 4 " 4' - 7 " 1'-81 2" PL @ S O U T H S I D E 3" PAVERS OR AC PAVING ON COMPACTED BASE AS PER SOILS ENG. 8,8,16, CMU BLOCK WALL, TO BE ENGINEERED 36 IMPERVIOUS AREA = 4365 SF LANDSCAPE & DIRT AREA = 2892 SF WILL SERVE LETTER 35 October 23, 2023 Barry Williams, Architect BLW Architects 1103 Ella StSan Luis Obispo, CA 93401 805-459-7353 Re: 1925 Santa Barbara Ave – Enclosure Plans for MFU – Revised Will-Serve Letter This letter is to act as a Will-Serve letter for the collection of solid waste, recycling, and organic waste at: 1925 Santa Barbara Ave, San Luis Obispo, CA, 93401 Per pages 2 and 3 of the Architectural Site Plan received on 10/22/2023 In accordance with the franchise agreement with the City of San Luis Obispo, San Luis Garbage Company will provide commercial in-yard collection of the three waste streams at this location per the following schedule: Solid Waste: 2 95-gallon trash cans, 1x weekly Recycling: Organic Waste: 1 65G can, 1x weekly Note: Service levels may change depending on volumes. It will be the property owner’s responsibility to make sure that all containers are accessible by 6:00 AM on the day(s) of collection. Based on my review of the property and plan set, the space allotted for waste storage and service is sufficient.Based on my review of the property and plan set, the volume of cans anticipated for use at this property is sufficient. It is the property owner’s responsibility to increase frequency or volume of service if necessary pursuant to Municipal Code Section 8.04.070(E). Notes Regarding Service: This MFU commercial account will share five residential style cans. In-yard service to be included with the commercial account. However, cans may also be rolled onto the street by residents to be serviced curbside. If you have any questions or need any additional information, please do not hesitate to contact me. Kris Mazurek Operations Supervisor 360-789-0991 Cell 4388 Old Santa Fe Rd  San Luis Obispo, CA 93401  805-543-0875 2 95-gallon recycle cans, 1x weekly EG 237.70 EG238.16 EG 237.26 EG237.76 EG239.22 EG239.28 FEWCOREG 238.94 EG239.09 TCF239.61 SWB239.44 SWB 239.59 EG 239.37 EG 239.83 EG239.74 SWB239.51 EG 235.89 EG 236.55 6'-0" 23 9 . 8 1 23 9 . 8 9 FF = 239.93 SWB239.80 23 9 . 8 1 23 7 . 5 23 8 . 1 1 SLOPE 1:20 23 7 . 8 2 18 ' - 3 9 16 " 23 8 . 1 4 SL O P E 2 % M A X FF = 238.O 23 7 . 8 2 23 7 . 9 6 23 7 . 5 1 23 7 . 0 9 6'-0" VERTICAL CURVE AS PER PW STD. 2130 27'-11 716"8'-0" MAX. ACCESSIBLE SLOPE W/O RAMP23 8 . 1 1 23 6 . 2 6 FIN. FLR. NEEDS TO BE MIN. 6" ABOVE FIN. GRADE SLOPE 1:20 MAX. ACCESSIBLE SLOPE W/O RAMP ACCESSIBLE PATH OF TRAVEL - HATCHED 9'-112"9'-178"9'-17 8"9'-2"9'-0"5'-0" 8'-0"8'-0" 40 ' - 6 " 4' - 0 " 23 1 . 7 1 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 3 GROUND LEVEL PLAN SCALE: 1/8" = 1'-0" SCLAE: 1/8" = 1'-0" SI T E I M P R O V E M E N T & G R O U N D L E V E L P L A N S VAN ACCESSIBLE PARKING C8 C8 NORTH C-S ZONE R2 ZONE VAN PARKING Reference: ADA Standards for Accessible Design (28 CFR Part 36): § 4.1.6 Alterations; § 4.1.2 Accessible Sites and Exterior Facilities: New Construction, and § 4.1.6 Parking and Passenger Loading Zones A8 A8 B8 B8 FIRE -BACKFLOW PREVENTION DEVICE AND F.D.C. SEE SHEET 2 FOR FIRE HYDRANT LOCATIONS SITE IMPROVEMENT PLAN NEW DRIVEWAY APPROACH (SLO ENG.STD.2110) 6- 1' WATER METERS TRASH ENCLOSURE PERVIOUS PAVERS IMPERVIOUS AREA = 3388 SF LANDSCAPE AREA = 674 SF PERVIOUS AREA = 3195 SF NEIGHBOR RESIDENCEGARAGE GARAGE NEIGHBOR RESIDENCE C-S ZONE C-S ZONE R2 ZONE WHEEL STOP SUBTERRANEAN PARKING VITREOUS CHINABATHROOM SINKVEERK-5265-1 VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1 NORTH PERVIOUS PAVERS 10 ' - 0 " 12'-2 3 16" BENCH BENCH LANDCAPE LANDCAPE 36" HIGH CMU WALL, PLASTERED 35 25 15 16 26 36 ##EXTERIOR ELEVATION LEGEND SETBACK 412 PERVIOUS PAVERS LANDCAPE 1 1 A A D B C A E 11 #NOMINAL SIZE MATERIAL HEAD WINDOW DESCRIPTION FRAME DETAILS NOTES WINDOW AND GLAZING SCHEDULE TYPE GLASS FINISH SILLJAMB A B C LEGEND TYPE: FG - FIXED GLASS SL - SLIDER SH - SINGLE HUNG AWN - AWNING CSMT - CASEMENT GLASS: DG - DUAL GLAZED DG-T - DUAL GLAZED TEMPERED SG - SINGLE GLAZED SG-T - SINGLE GLAZED TEMPERED SG-L - SINGLE GLAZED LAMINATED MATERIAL: AL - ALUMINUM VN - VINYL WD - WOOD FG - FIBERGLASS STL - STEEL FRAME FINISH: ANO - ANODIZED PC - POWDER COATED PT - PAINTED ST - STAINED FIRE D W/ ADVANCED LOW-E GLASS (MIN. U - FACTOR .3, SHGC .5) 6'-0" X 3'-6"PR-DH DG 6'-0" X 6'-8"SL DG-T FG DG-T2'-0" X 2'-0"NA NA NA SKLT = SKYLIGHT E F 4'-0" X 3'-6" 2'-6" X 2'-6" FG DG NA AWN DG NA MILGARD SERIES TRINSIC SERIES V300 - BLACK CAPSTOCK 4'-0" X 3'-0"PR-DH AL PCDG NA G H I 2'-6" X 3'-0" 4'-0" X 2'-0" SH DG NA DG NA 4'-0" X 2'-0"FG DG NA SL J 4'-6" X 2'-6"DH DG NEEDS TO MEET EGRESS REQUIREMENT 7' - 0 " 2" 2' - 4 " 8'-7 516 " 16'-4" 2'-0"2"2'-0"3'-0"2'-0"2'-0" 12 WINDOW SCHEDULE 14 ' - 0 " 412 MAIL BOXESELECTRIC METERS ELECTRIC METERS 2'-0" 3' - 7 5 8" RECESSED WDW AT PLASTER SCALE: 3/4" = 1'-0" WINDOW RECESSED 2 34" SILL EXTENDS 2" BEYOND FINISH WALL - SEE DTL 4/4 ALL SURFACES SMOOTH PLASTER W/ ELASTOMERIC PAINT. WDW TRIM AT HORIZ. SIDING SCALE: 3/4" = 1'-0" 1x2 WOOD TRIM AROUND WINDOW - 3 SIDES SHAPED 2X WOOD SILL 4 3 MAIL BOXES FIRE RISER ROOM 19'-0"18'-10"10'-0" SETBACK UP 23'-312"20'-0"16'-0" 5' - 0 " 3'-6" 4' - 6 " BIKE LOCKER (2)/ 9'-11 2"9'-17 8"9'-17 8"9'-2"9'-2 7 16"5'-0" 3-1 BEDROOM UNITS OVER PARKING COMMERCIALACCESSIBLE RESIDENCELIFT 19'-101 2"EXIT ROUTE (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 42ND LEVEL PLAN SCLAE: 1/8" = 1'-0" VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1VITREOUS CHINABATHROOM SINKVEERK-5265-1 VITREOUS CHINABATHROOM SINKVEERK-5265-1 SCLAE: 1/8" = 1'-0" 2N D , & R O O F L E V E L P L A N S NORTH ROOF PLAN SCLAE: 1/8" = 1'-0" PRIVATE DECK STANDING SEAM METAL ROOFS ON 4:12 SLOPE W/ PHOTOVOLTAIC PANELS ATTACHED, TYP. OF 4 UNIT 101 UNIT 102 UNIT 103 OPEN TO BELOW NO 2ND LEVEL AT COMMERCIAL OPEN TO BELOW OPEN TO BELOW PRIVATE DECK PRIVATE DECK C8 C8 A8 A8 B8 B8 C8 C8 A8 A8 B8 B8 NORTH STANDING SEAM METAL ROOFS ON 4:12 SLOPE UNIT 100 LOW WALL CL CLCLCL OPEN TO BELOW OPEN RAIL BELOW WINDOWS EF GG B H HII B HHI 3" = 1'-0"EXT. PLASTER SILL BLACK ALUMINUM WINDOWS SMOOTH EXTERIOR PLASTER W/ ELASTOMERIC COATING CAULK B/T WINDOW AND SILL 2 12'" X 1 1/2" DBL PL 2X8 DBL PL 2X6 STRUCT. WALL 3 PORTICO ENTRY AT TRIPLEX UNITS EXPOSED RAFTER TAILS, PAINTED, CUT TO 2X6 DIMENSION W/ PAINTED FASCIA HARDIE BOARD CEMENT SIDING, 6" EXPOSURE 2X10 BELLYBAND 2" STEEL PIPE RAILING CORRUGATED METAL SIDING WITH 6" CAP PARKING BELOW ENTRY PORTICO WITH RAILING PUSHED OUT FOR BENCH. CONCEPT - TO PROTECT ENTRY AND TO PROMOTED INFORMAL CONVERSATION AREAS DOUBLE HUNG WINDOWS W/ 2" WOOD TRIM SURROUND HARDIE BOARD CEMENT SIDING, 6" EXPOSURE ALTERNATE - PLASTER LOWER FLOOR (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 5 EX T E R I O R E L E V A T I O N S 1 - SOUTH ELEVATION SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" GREENSCREEN W/ FOLIAGE TO MASK SUBTERRANEAN PARKING PROPERTY LINE ANODIZED WINDOWS, BLACK FINISH - TYP. PIPE RAIL TOP RAILING, POWDER COATED 20 GA. CORRUGATED METAL SIDING PROPERTY LINE ANODIZED WINDOWS, BLACK FINISH PIPE RAIL TOP RAILING, POWDER COATED - AT TRIPLEX, BEYOND 20 GA. CORRUGATED METAL SIDING 3 - EAST ELEVATION - SANTA BARBARA STREET FRONTAGE LEVEL OF SUBTERRAINIAN PARKING BELOW GROUND LEVEL AT STREET PROPERTY LINE NOTES 1. SEE SHEET 6 FOR SETBACKS AT R2 PROPERTY TO THE WEST 2. ALL LIGHTING IS TO BE DOWN LIGHTING LOCATED IN SOFFET OR CEILINGS, OR WALL LIGHTS WITH A DOWNWARD DIRECTION. STAIRS TO GARAGE FINISH GRADE AT PROPERTY LINECONC. SOPPORT COLS., TYP. OF 4 HORIZONTAL CEMENT BOARD SIDING - PAINTED - BEYOND, ACCESSIBLE UNIT HORIZONTAL CEMENT BOARD SIDING - PAINTED PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING, TYP. OF 3 SIGNAGE 1925 SMOOTH EXTERIOR PLASTER W/ ELASTOMERIC FINISH SCALE: 1/4" = 1'-0"2 - EAST ELEVATION OF RESIDENCES BEHIND COMMERCIAL 20 GA. CORRUGATED METAL SIDING PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING, 6' REDWOOD FENCE AT PROPERTY LINE 6' REDWOOD FENCE AT PROPERTY LINE LOW WALL, PLASTERED O/ CMU W/ 6" ADDRESS FDC BENCHES PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING PROPERTY LINE PROPERTY LINE 20 GA. CORRUGATED METAL SIDING PIPE RAIL TOP RAILING, POWDER COATED SMOOTH EXTERIOR PLASTER W/ ELASTOMERIC FINISH, LEVEL OF SUBTERRAINIAN PARKING BELOW 20 GA. CORRUGATED METAL SIDING PIPE RAIL TOP RAILING, POWDER COATED PAINTED FASCIAS W/ METAL FLASHING TO MATCH ROOF - TYP.PAINTED FASCIAS W/ METAL FLASHING TO MATCH ROOF - TYP. HORIZONTAL CEMENT BOARD SIDING - PAINTED PAINTED FASCIAS W/ METAL FLASHING TO MATCH ROOF - TYP. 6' REDWOOD FENCE AT PROPERTY LINE REMOVED FOR VIEW OF UNIT OVERHANG NORTH SOUTH WEST NORTH SOUTH RECESSED ENTRY NATURAL WOOD DOOR, STAINED WITH TRANSLUCENT LITES ON TRI-PLEX BEYOND ACCESSIBLE 1 BEDROOM UNIT COMMERCIAL UNIT TYP 2X3 EXTERIOR CORNERS - TYP 2X10 BELLY BAND COVERED ENTRIES SMOOTH EXTERIOR PLASTER W/ ELASTOMERIC FINISH, STANDING SEAM METAL ROOF - NARROW RIB ON RESIDENTIAL - TYP. STANDING SEAM METAL ROOF - WIDE RIB ON COMMERCIAL 1X3 GABLE ENDS - PAINTED 12'-2 3 16" 23 ' - 7 3 4" HORIZONTAL CEMENT BOARD SIDING - PAINTED 1X3 GABLE ENDS - PAINTED SMOOTH EXTERIOR PLASTER W/ ELASTOMERIC FINISH, (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 6 3 - WEST ELEVATION OF COMMERCIAL SCLAE: 1/4" = 1'-0" SCLAE: 1/4" = 1'-0" EX T E R I O R E L E V A T I O N S PROPERTY LINE ANODIZED WINDOWS, BLACK FINISH - TYP. PIPE RAIL TOP RAILING, POWDER COATED 20 GA. CORRUGATED METAL SIDING 1 - NORTH ELEVATION LEVEL OF SUBTERRAINIAN PARKING BELOW GREEN SCREEN ALONG PROPERTY LINE TO MASK PARKING PHOTOVOLTAIC PANELS O/ STANDING SEAM METAL ROOFING LANDSCAPE STRIP MATERIALS NEW PROPOSAL SALSBURYU.S. MAIL GREEN SCREEN BEYOND, ALONG WEST PROPERTY LINE TO MASK PARKING CMU SUPPORT WALL PIPE RAIL TOP RAILING, POWDER COATED 20 GA. CORRUGATED METAL SIDING 20 GA. CORRUGATED METAL SIDING FIRE RISER 14'-6" DRIVEWAY MAIL BOXES STANDING SEAM METAL ROOF - TYP. STANDING SEAM METAL ROOF - TYP. STANDING SEAM METAL ROOF - NARROW RIB ON RESIDENTIAL - TYP. 20 GA. CORRUGATED METAL SIDING TRASH ENCLOSURE ACCESSIBLE PARKING PASSENGER LOADING ACCESSIBLE LIVING UNIT 2 - WEST ELEVATION CONC. SOPPORT COLS., TYP. OF 4 6' REDWOOD FENCE AT WEST PROPERTY LINE 6' REDWOOD FENCE AT PROPERTY LINE, EXCEPT AT SOUTH END WITH GREENS CREEN NATURAL GRADE AT PROPERTY LINE SA N T A B A R B A R A S T R E E T R . O . W . 8' - 6 " HORIZONTAL CEMENT BOARD SIDING - PAINTED W/1X2 TRIM 2X3 CORNER TRIM, TYP. COVERED ENTRIES - TYP UPPER FLOOR POPPED OUT 2" ON ENDS KNEE BRACES MAILBOXES STANDING SEAM METAL ROOF - NARROW RIB ON RESIDENTIAL - TYP. STANDING SEAM METAL ROOF - WIDE RIB ON COMMERCIAL SMOOTH EXTERIOR PLASTER W/ ELASTOMERIC FINISH ANODIZED WINDOWS, BLACK FINISH, RECESSED IN WALL WITH PROTRUDING SILL - TYP. 12'-21 2" 23 ' - 1 0 7 16 " 2X10 WOOD BAND 2X10 BAND HORIZONTAL CEMENT BOARD SIDING - PAINTED 2X10 WOOD BAND SMOOTH EXTERIOR PLASTER W/ ELASTOMERIC FINISH 1977 1965 1957 1951 1928 1925 1921 1901 THESE THREE PROJECTS WERE ALL BUILT AROUND 2008. THEY ARE COMMERCIAL RESIDENTIAL. THE ARCHITECTURE TAKES FROM THE FALSE FRONT OF THE DEL MONTE WITH SOME MORE CONTEMPORARY TOUCHES THIS OLD CS PROPERTY HAS SERVED IN MANY CAPACITIES AS A COMMERCIAL SERVICE PROPERTY. IT ALONG WITH THE PROPERTIES TO THE NORTH ARE BOUND TO BE REDEVELOPED THIS IS ONE OF THE LAST REMAINING SINGLE FAMILY RESIDENCES ON SANTA BARBARA AVE THIS SITE WAS A VACANT LOT UNTIL 1983 WHEN THE ORIGINAL McCARTHY'S USED CAR LOT WAS PLACED ON IT. SINCE IT HAS HAD A COUPLE OF OTHER COMMERCIAL USES THIS SINGLE FAMILY RESIDENCES WITH A COUPLE OF OUTBUILDINGS HOUSING RESIDENCES HAS HAD A COUPLE OF REDEVELOPMENT PROPOSALS THE DEL MONTE CAFE HAS BEEN A LANDMARK SINCE THE 70'S WHEN THE OLD VACANT MARKET WAS TURNED INTO A RESTAURANT. THIS ECLECTIC BUILDING HAS SERVED AS A HARDWARE STORE AND NOW A MENTAL HEALTH FACILITY. IRON HORSE OFFICE BUILDING, BUILT IN 1995 DOES A GOOD JOB AT USING INDUSTRIAL MATERIALS THAT ONE MIGHT FIND ALONG A RAILROAD R.O.W. PROPOSED STREET ELEVATION PROPOSED FOOTPRINT 1995 PARKING 2120 SANTA BARBARA STREET 1880 SANTA BARBARA AVE - RAILROAD SQUARE THE ORIGINAL RAILROAD SQUARE BUILDING KNOWN AS THE CHANNEL BUILDING WAS BADLY DAMAGED IN A FIRE IN 2002. ALTHOUGH 1970'S WOOD ADDITIONS WERE DESTROYED THE ORIGINAL BRICK BUILDING WAS ABLE TO BE SALVAGED. CONTEMPORARY ADDITONS MOSTLY IN STEEL CLADDING ERE ADDED TO EACH END BOOKENDING THE ORIGINAL STRUCTURE AND ALLOWING IT TO STAND OUT. THIS IS A GREAT EXAMPLE OF A CONTEMPORARY ARCHITECTURAL INTERVENTION HARMONIZING, NOT TRYING TO REPLICATE OR COMPETE WITH A WONDERFUL HISTORICAL STRUCTURE. CIRCUMSTANCES UNIQUE TO THIS PROJECT (TAKEN FROM OASIS WEB PAGE) REHABILITATION AND ADAPTIVE REUSE OF AN HISTORICAL STRUCTURE SUBSTANTIAL PUBLIC OUTREACH AND COMMUNITY INVOLVEMENT FIRE DAMAGE RESTORATION UNREINFORCED MASONRY SEISMIC RETROFIT. THE MOST RECENT PROJECT COMPLETED ON SANTA BARBARA AVE IS A MIX OF COMMERCIAL AND RESIDENTIAL. THE STREET FRONTAGE IS USING SHED ROOFS IN A SAW TOOTH ORIENTATION.THE MATERIALS ARE A COMBINATION OF CEMENT BOARD SIDING, EXTERIOR PLASTER AND VARIOUS PROFILES OF METAL PANELS. 7 SANTA BARBARA AVENUE R.O.W. (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S L I C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 8SECTION C-C SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" SECTION A-A BU I L D I N G S E C T I O N S COMMERCIAL SPACE UNIT 102 SECTION B-B NATURAL GRADE (E) 35 ' - 0 " MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE NOTE: PROPERTY TO THE WEST IS ZONED R-2, AS PER ZONING REGULATIONS; UNIT 102 UNIT 100 UNIT 101 MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE MAX. ALLOWABLE PROPERTY DEVELOPMENT OUTLINE ENTRY WALKWAYUNIT 101 UNIT 100 TRI-PLEX BEYOND SUB-TERRANEAN PARKING LEVEL BEYOND 10'-0"10'-0" 1-HR FIRE RATING REQ'D, SEE SHEET 1, CBC CODE ANALYSIS 1-HR FIRE RATING REQ'D, SEE SHEET 1, CBC CODE ANALYSIS PRIVATE DECK, EA. UNIT PATIO MA X . H T . A L L O W E D 18 ' - 6 ' R-2 PARKING 1' - 4 " 1' - 0 " 8' - 0 " 9' - 4 12" 8' - 0 " 9' - 0 " 7' - 6 " 10'-0" 1-HR FIRE RATING REQ'D, SEE SHEET 1, CBC CODE ANALYSIS 10'-0" 1-HR FIRE RATING REQ'D, SEE SHEET 1, CBC CODE ANALYSIS EDGE CONDITONS APPLY, SEE SLO ZONING ORDINANCE SECTION 17.070.50 10'-0" 11'-0" 12'-0" 22' A.A.G. 24' A.E.G. 26' A.E.G. 28' A.E.G. 35' A.A.G. e.g. 236.55 ACTUAL BUILDING SETBACK 14'-0" 12'-2 3 16" 23 7 . 5 1 23 7 . 0 9 VERTICAL CURVE AS PER PW STD. 2130 (INTERPOLATED AS 37.5' RUN) 8'-0" 1' - 0 5 8" 8' - 7 5 16 " 37'-515 16" DRIVE AS SUBMITTED DRIVE AS MAXIMUM DECENT 6'-0" .4 2 ' 5. 8 ' .8 ' CE N T E R O F P R O P E R T Y 23'-57 8" N89°53'43"W 145.17' N89°56'11"W 145.19' N0 0 ° 0 1 ' 2 1 " E 5 0 . 1 0 ' N0 0 ° 0 0 ' 0 0 " E 5 0 . 0 0 ' SA N T A B A R B A R A A V E IMPERVIOUS AREA 4383 SF EXISTING SITE IMPERVIOUS AREA 3388 SF PROPOSED SITELANDSCAPE AREA 674 SF PERVIOUS PAVERS & NATURAL AREA 3195 SF LANDSCAPE AND NATURAL AREA 2874 SF SA N T A B A R B A R A A V E TOTAL AREA 7257 9 NOTE: EXISTING STRUCTURE IS ON CAISSONS AND RAISED OFF OD THE GROUND (805) 459-7353 SAN LUIS OBISPO, CA 93401 1103 ELLA STREET Architect Developer BARRY L. WILLIAMS RENEWAL: 7/31/2023 No. C-10567 BARRY L. WILLIAMS ARCHITE C T AINROFILACFO ET A T S LI C E N S E D blwa@charter.net blw 19 2 5 S A N T A B A R B A R A A V E . , S L O C A 9 3 4 0 1 SB - M I X E D U S E OBISPO INVESTMENTS, INC. 1110 CALIFORNIA BLVD. STE C SAN LUIS OBSIPO, CA 93401 QUANT. PLANT SYMBOL LEGEND S Y M B O L SIZE WATER USE* * PLANT WATER USE PER WUCOLS, ZONE #1 GROUND COVERS LEGEND PLANT NAME LS. AREA CALCULATION & HYDROZONES BUILDING PROPOSED LP LP LP LP (1st fl GARAGE) BUILDING PROPOSED “ LANDSCAPE DOCUMENT REQUIREMENTS GREEN CODE REQUIRMENTS : LANDSCAPE DEVELOPMENT PLAN BUILDING PROPOSED CASEY J PATTERSON LANDSCAPE ARCHITECT 1010 /11 /23 LANDSCAPE DEVELOPMENT PLAN 3/16" = 1'-0" SB-LIVE-WORK STUDIOS 1925 SANTA BARBARA STREET, SAN LUIS OBISPO, CA WATER BUDGET CALCULATION tZKW9/d͗ ^ƚĂŶƚĂ .ĂƌďĂƌĂ ^ƚ aŝǆĞĚ hƐĞĚ tƌŽũĞĐƚ at с ;9dŽͿ ǆ ;Ϭ͘ϲϮͿ ǆ ΀;Ϭ͘ϱϱ ǆ >Ϳн;Ϭ͘ϯ ǆ ^>Ϳ΁ ^>с Ϭ atс ϭϬ͕Ϭϲϲ͘ϳ 9dth с ;9ƚŽͿǆ;Ϭ͘ϲϮͿǆ΀;tCǆIͬL9Ϳн^>΁ ^ŝƚĞ >ŽĐĂƚŝŽŶ͗^ĂŶ >ƵŝƐ KďŝƐƉŽ ^ŝƚĞΖƐ 9dŽ͗ϰϯ͘ϴ LƌƌŝŐĂƚŝŽŶ 9ĨĨŝĐŝĞŶĐǇ͗Ϭ͘ϴϭ K͘I с ͘ϳϱ ŵĂǆ 5ƌŝƉ с ͘ϴϭ tůĂŶƚ CĂĐƚŽƌƐ >Žǁ Ϭ Ͳ Ϭ͘ϯ aĞĚŝƵŵ Ϭ͘ϰ Ͳ Ϭ͘ϲ IŝŐŚ Ϭ͘ϳ Ͳ ϭ͘Ϭ 9dCс Ϭ͘ϱϱ Z9^͘с Ϭ͘ϰϱ /Ka͘ с Ϭ͘ϱϱ tůĂŶƚŝŶŐ tůĂŶƚ IǇĚƌŽǌŽŶĞ IǇĚƌŽǌŽŶĞ dǇƉĞ CĂĐƚŽƌ ƌĞĂ tCǆI;Cd ^vͿ 9dth >K/dLKE ϭ >Žǁ Ϭ͘Ϯ ϲϳϰ ϭϯϱ ϰ͕ϱϭϵ 9ŶƚŝƌĞ ƉƌŽƉĞƌƚǇ ^Ƶŵ͗ϲϳϰ ϭϯϱ ϰ͕ϱϭϵ dKd> >Žǁ ǁĂƚĞƌ ƵƐĞ ĂƌĞĂƐ͗ϲϳϰ aĞĚŝƵŵ ǁĂƚĞƌ ƵƐĞ ĂƌĞĂ͗Ϭ ;.h5D9dͿ ;9^dLad95Ϳ atс ϭϬ͕Ϭϲϳ 9dthс ϰ͕ϱϭϵ ;aĂǆ͘ ůůŽǁĞĚ tĂƚĞƌ ůůŽƚŵĞŶƚͿ tƌŽũĞĐƚ ĐŽŵƉůŝĞƐ ǁŝƚŚ at9>K ;ĞƐƚŝŵĂƚĞĚ ŝƐ ůŽǁĞƌ ƚŚĂƚ ďƵĚŐĞƚͿ PLANT IMAGES