HomeMy WebLinkAboutItem 4a. REVIEW OF MULTI-FAMILY, 3-STORY, 28-UNIT RESIDENTIAL DEVELOPMENT; 2932 AUGUSTA ST
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF MULTI-FAMILY, 3-STORY, 28-UNIT RESIDENTIAL
DEVELOPMENT; 2 ADUS; REMOVAL OF 27 TREES WITH RE-PLANTING PLAN;
FENCE HEIGHT EXCEPTION; AND 20% DENSITY BONUS WITH CONCESSIONS /
WAIVERS FOR REDUCED PARKING & TREE RE-PLANTING, & HEIGHT INCREASE
PROJECT ADDRESS: 2932 Augusta St. BY: Mallory Patino, Assistant Planner
Phone Number: (805) 783-7704
FILE NUMBER: ARCH-0464-2023 Email: mpatino@slocity.org
AFFH-0620-2925
TREE-0561-2025
APPLICANT: Frankie and Frank Ciano FROM: Rachel Cohen, Principal Planner
REPRESENTATIVE: Jessie Skidmore, Ten Over Studio
RECOMMENDATION
Staff recommends the Architectural Review Commission (ARC) review the project in
terms of its consistency with the Community Design Guidelines and provide a
recommendation to the Community Development Director regarding the proposed multi-
family structure and associated site improvements.
1.0 PROJECT DESCRIPTION
Frankie and Frank Ciano (Applicant) have applied for a Moderate Development Review
application (ARCH-0464-2023) to redevelop an existing 0.48-acre lot located at 2932
Augusta Street (Attachment A – Project Plans). The application is for a new three-story
multi-family structure with 28 one-bedroom units and a one-story, two-unit accessory
dwelling unit (ADU) structure, and associated site improvements. The application is
accompanied by a Tree Removal Application (TREE -0561-2025) as the project includes
removal of 27 trees with a re-planting plan. The project also includes a request for a fence
height exception to allow a fence and wall combination of approximately 7.5 feet and 11.5
feet in height where 6 feet is allowed.
California State Housing Laws
Housing Accountability Act (HAA)
Per state of California, there are various laws that set parameters for housing
development. The Housing Accountability Act (HAA), codified in Government Code
§ 65589.5, applies to any housing development project. Accordingly, the review authority
may only lawfully deny a housing project or reduce its density if it determines the project
or the additional density causes a specific adverse health or safety impact.
Meeting Date: 10/5/2026
Item Number: 4a
Time Estimate: 45 minutes
Page 9 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
A "specific, adverse impact" is defined to mean a “significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety
standards, policies, or conditions as they existed on the date the application was deemed
complete."
Density Bonus Law (DBL)
To facilitate development of the project, the applicant is requesting a 20 percent density
bonus in exchange for dedicating a minimum of five (5) percent of the res idential units to
very low-income households per the State Density Bonus Law.
In accordance with Municipal Code (M.C.) Section 17.140.040 (Standard Incentives for
Housing Projects), application of a 20 percent density bonus allows the total number of
residential units for the project to increase from a base density of 11.52 units to 14 units
(rounded up from 13.8). To qualify for the 20 percent density bonus, the applicant is
proposing to dedicate two 1-bedroom units to satisfy the minimum requirement of
providing five (5) percent of the base density to very low-income households.
Requested Incentive/Concession
One incentive or concession is allowed for projects that dedicate a minimum five (5)
percent of units to very low-income households per M.C. Section 17.140.070(A)(1)
(Alternative or Additional Incentives). The applicant is requesting an incentive for the
project to reduce the required parking to 14 spaces where 28 spaces would otherwise be
required (Attachment A and B – Project Plans and Affordable Housing Summary).
This incentive would facilitate the construction of additional residential units by reducing
the surface area covered by parking to result in construction cost reductions that allow
the project to provide for affordable housing costs or rents.
Under Government Code § 65915(d)(1), the City's ability to deny a requested incentive
or concession is narrowly limited. The City may deny an incentive or concession only if it
makes a written finding, based on substantial evidence, that: (A) the incentive or
concession does not result in identifiable and actual cost reductions to provide for
affordable housing costs; (B) the incentive or concession would have a specific adverse
impact upon public health, safety, or the physical environment (or on a historic resource),
and there is no feasible method to satisfactorily mitigate the impact without rendering the
development unaffordable to the target income group; or (C) the incentive or concession
would be contrary to state or federal law.
Requested Waivers
Per Chapter 4.3 (Density Bonuses and Other Incentives) of the Government Code
(§ 65915-65918), a project qualifying for a density bonus may receive other forms of
assistance such as waivers or reductions of development standards that physically
preclude construction of the project at its permitted density and with the granted
incentive(s) and/or concession(s). The applicant is requesting a waiver regarding the
overall building height, specifically, an exception to the height limit standard set forth in
M.C. Section 17.22.020 (R-4 Zone Development Standards) that imposes a maximum
height limit of 35 feet from average natural grade. The project is requesting an allowance
to achieve an overall building height of up to 37 feet above natural grade (Attachments A
Page 10 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
and B – Project Plans and Affordable Housing Summary). Additionally, the applicant is
requesting a waiver relating to the tree removal request and required re -planting
standards set forth in M.C. Section 12.24.090(J) (Compensatory Tree Planting). The
project includes a request to remove 27 trees, which requires a 1:1 onsite replacement
ratio, and proposes to plant 16 trees instead (Attachments A and B – Project Plans and
Affordable Housing Summary).
2.0 PROJECT SITE INFORMATION
Location 2932 Augusta Street
Land Use Designation High Density Residential (HDR)
Zone High-Density Residential (R-4)
Project Site 21,000 Square Feet (~0.48 acres)
Surrounding Uses
North – Single-family residences
South – Multi-family residences, nursing home facility
East – Senior living facility and multi-family residences
West – Multi-family residences
Figure 1 – Project Site
Page 11 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
Site Background Information
The project site currently includes one permanent, vacant structure that was previously
used as a church and a temporary trailer that was used as an office and classrooms. The
church structure was built with the issuance and finaling of a Building Permit in 1962.
Additions and alterations were made to the church facility in 1970 regarding the patio,
roofing, and enclosing of a workroom. In 1986 and 1987, the Community Development
Department reviewed two proposals from the church to add classrooms to the sit e,
deeming the addition minor and not requiring architectural review. The Community
Development Department approved the later application for temporary trailer to be used
as office/classroom, accessory to the church facility. A Building Permit was issued i n 1989
for the classroom structure. The applicant proposes to demolish both structures to
develop the project.
Proposed Design
Architecture: Contemporary or modern three-story building
Design Details and Materials: Horizontal and vertical fiber cement siding; fiber cement
panels; flat, metal roof; metal railings and trim; and tongue and groove wood soffits
Colors: Muted and cool color palette, including grays, navy, and tan
Figure 2 – Rendering of the South Façade / Main Building Entry Behind the
Parking Lot
Page 12 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
Figure 3 – Rendering of East Façade of the Building
3.0 FOCUS OF REVIEW
Per M.C. Section 17.106.040(A)(1) (Recommendations from Advisory Bodies), the ARC’s
role for Moderate Development Review applications is to conduct a public hearing,
evaluate the project for consistency with design principles and objectives in the
Community Design Guidelines, and provide a recommendation to the Community
Development Director regarding building and site designs.
The project, density bonus, and associated concession and reduction requests will be
evaluated in further detail by the Community Development Director following the ARC’s
recommendation and subject to required findings and conditions.
4.0 DESIGN GUIDELINES / DISCUSSION ITEMS
The project must be consistent with requirements of the General Plan, Zoning
Regulations, and Community Design Guidelines (CDG). Staff has identified discussion
items related to consistency with applicable guidance in the CDG below.
Page 13 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles, Chapter 5 – Residential Project Design, and Chapter
6 – Site Planning and Other Design Details
§2.1(E): Coordinate Site
Elements with Buildings
§6.1(B): Fences and Walls
The CDG states that fences and walls should relate to the
building’s architecture and be of the same quality, in design
and materials, as the building, while noting that such elements
can also provide valuable safety, security, screening, and
privacy functions. The proposed retaining wall will be stacked
precision or honed CMU block with the color to match the
architecture. The guardrail fence atop the retaining wall will be
a black, aluminum, vertical picket fence with 3.5-inch spacing
(Attachment A, Sheet L1.1.) The proposed wall and fence
combination will run approximately 295 feet along the western
property line, 1 to 4 feet inside the property line, and
approximately 276 feet along the eastern property line, 3.5
feet inside the property line, with landscaping provided
between the property line and the fence/wall on both sides.
The retaining wall and guardrail fence combination will be
stepped in height along its entire length, with segments of
approximately 10 to 20 feet at a given height before stepping
up or down (Attachment A, Sheets C2.2 and L1.0–1.1).
The applicant is requesting a fence height exception from
M.C. Sections 17.70.070(C)(4) and 17.70.070(F)(3), which
allow a maximum height of 6 feet for stacked fences and
retaining walls located in interior setback areas on properties
with a grade modification from the original subdivision or
development design. When measured from the neighboring
properties' existing grade, the retaining wall will be 0.5 feet tall
and the combined fence and wall will be 4.5 feet tall on both
the western and eastern sides, which is within the 6-foot
allowance. However, when measured from the subject
property's proposed finished grade, the retaining wall will have
a maximum height of 7.4 feet (west) and 7.7 feet (east), and
the combined fence and wall will have a maximum height of
11.4 feet (west) and 11.7 feet (east), exceeding the 6-foot
allowance on both sides (Attachment A and Attachment C –
Fence Height Exception Request).
The ARC should discuss the quality and placement of the
proposed fence, and whether any fence or wall improvements
are necessary to comply with the CDG.
Page 14 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required1
Maximum Density 14 density units per 0.48
net acre2 24 density units per net acre
1 2025 Zoning Regulations
2 Based on a 0.83 net acre, a maximum of 11.52 density units is permitted. After accounting for the 20%
density bonus request and fractional unit calculations, 14 density units may be permitted, which allows for
the 28 dwelling units proposed.
§5.3(F): Exterior Colors
Materials
The CDG states that color schemes for infill residential
structures should consider the colors of existing houses in the
neighborhood, to maintain compatibility. The project includes
a muted, dark, and cool color palette of grays and navy, while
many adjacent residences have brighter and lighter color
palettes, including white, tan, and beige. The ARC should
discuss the proposed color scheme in relation to the existing
adjacent residences, and whether any design or color
changes are necessary to comply with the CDG.
§5.4(A)(2) – Site Planning
§5.4(C)(2) – Multi-family
Project Architecture, Scale
The CDG states that large projects should be broken up into
groups of structures to avoid large single structures, and that
projects of more than 10 units outside the Downtown should
separate the units into structures of six or fewer units. The
project site is small and narrow, hence the project includes
construction of 28 units within one structure to achieve a
higher density within the constrained site. As noted in section
1.0 above, the ARC cannot make recommendations that
reduce the number and size of the proposed residential units
within the project, but may provide direction to the applicant
regarding architecture features, roof design, fenestration,
exterior articulations, colors, materials, etc. The ARC should
discuss whether any design changes are necessary to comply
with the CDG.
§5.4(B) - Parking and
driveways
§6.3 – Parking Facilities
The CDG states that if individual, closeable garages are not
provided, dispersed parking courts are acceptable.
Additionally, large, undivided parking lots are discouraged,
and where possible, parking lots should be placed behind
buildings. The proposed parking configuration includes
landscaping and pedestrian access for easy entrance from the
parking to the residences. To accommodate the narrow
project site and the desired higher density, parking is
proposed to be located at the front of the site, directly off
Augusta Street in one larger lot. The ARC should discuss the
proposed parking configuration, design, and location, and
whether any changes are necessary to comply with the CDG.
Page 15 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
Site Details Proposed Allowed/Required1
Minimum Setbacks
Front – Buildings
Front – Parking Lot
Side – East3
Side – West4
Rear
117 feet
20 feet
10 feet
10 feet
35 feet, 11 inches
10 feet
20 feet
10 feet
10 feet
10 feet
Edge Conditions
Setbacks5
Floor Area Ratio
Upper-Level Open Space
Rooftop Open Space
Window Orientation
Driveway Orientation
Trash and Recycling
Hours of Operation
Service and Loading Areas
35 feet, 11 inches
Not applicable in R-4
Compliant
No Rooftop Open Space
Compliant
Compliant
Compliant
Not applicable
Compliant
23
Not applicable in R-4
Prohibited above first floor
Additional 10-feet setback
12-foot offset
Screening required
Located internal to site
7:00 AM to 8:00 PM
Screening requirements
Maximum Height 35-37 feet6 35 feet
Maximum Lot Coverage 36% 60%
Inclusionary Housing 2 very low-income units
(two 1-bedroom units)
Exempt per 17.138.020(A)(2)
and 17.138.020(A)(4)
Tree Removals 27 trees Tree Removal authorization
by City Arborist
Total Vehicle Spaces
Electric Vehicle (EV)
Motorcycle
147
3 EV ready
108 EV capable
1
28
3 EV ready
14 EV capable
1
Number of Bicycle Spaces
Short-term
Long-term
62
6
56
62
6
56
6.0 ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) requires public agencies to evaluate
the potential effects a discretionary project will have on the environment before approval.
3 Setback standard for buildings 35 feet in height
4 Setback standard for buildings 35 feet in height
5 Setback standard for buildings over 34 feet in height
6 Requested waiver to exceed maximum building height as part of the density bonus.
7 Requested incentive to reduce parking requirement
8 All remaining parking spaces after EV Ready and ADA spaces are fulfilled and the parking reduction
incentive.
Page 16 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
CEQA also establishes Categorical Exemptions, which excuse certain projects that the
State has determined generally do not have a significant effect on the environment from
full environmental review. Categorical Exemptions are established in CEQA Guidelines
Sections 15300 through 15333 and may be used when a project meets the requirements
of a specific exemption.
The project qualifies for the Class 32 Categorical Exemption for In -Fill Development
Projects (CEQA Guidelines Section 15332). The project is consistent with the applicable
General Plan and Zoning Regulations. The project is a residential development on a 0.48
acres site that is zoned for high-density residential uses within City limits. The project site
is within an urban area surrounded by existing residential and commercial development.
Per Figure 2 of the Conservation and Open Space Element, the project site has no
records of rare or threatened species onsite, and given the disturbed and developed
nature of the site, it does not have value as habitat for endangered, rare or threatened
species. The project would result in new net peak hour trips of 34.84 trips during the AM
peak hour, and 22.9 trips during the PM peak hour . These additional peak hour trips are
both below the City's acceptable significant impact threshold of 100 new trips per day9.
The new average daily traffic (ADT) on Augusta Street after project construction would
be 2,266.29 vehicles/day, which is below the City’s acceptable threshold of 3,000
vehicles/day on a residential collector street10. The design of the project will not affect
vehicle or pedestrian visibility/lines of sight. Therefore, the project would not result in
significant impacts related to traffic. The demolition and new construction would require
a Building Permit application, which requires a Project to comply with City and State
standards and regulations regarding health, safety, and welfare, including standards for
air quality and water quality. The site, during construction and once developed, would be
subject to the City’s Noise Ordinance. Therefore, the project would not result in any
significant effects relating to noise, air quality, or water quality. The project can be
adequately served by all required utilities and public services. Consequently, the project
meets the criteria for Class 32 exemption, and no exception to the categorical exemption
applies.
9 Significant traffic impacts threshold set in the City’s Multimodal Transportation Impact Study Guidelines
10 Residential collector street threshold set in City of San Luis Obispo Circulation Element
Page 17 of 53
Item 4a
ARCH-0464-2023
Architectural Review Commission Report – October 5, 2026
7.0 ACTION ALTERNATIVES
1. Recommend approval of the project. An action recommending approval of the
application based on consistency with the Community Design Guidelines will be
forwarded to the Community Development Director for final action. This action may
include recommendations for conditions to address consistency with the Community
Design Guidelines
2. Continue the project to a hearing date certain or uncertain. An action continuing the
application should include direction to the applicant and staff on pertinent issu es.
3. Recommend denial of the project. An action recommending denial of the application
should include findings that cite the basis for denial and reference inconsistency with
the General Plan, Zoning Regulations, Community Design Guidelines, or other policy
documents.
8.0 ATTACHMENTS
A. Project Plans (2932 Augusta St)
B. Affordable Housing Summary (2932 Augusta St)
C. Fence Height Exception Request (2932 Augusta St)
Page 18 of 53
Prepared by TEN OVER STUDIO
entitlements PACKAGE 3/18/25
AUGUSTA STREET
APARTMENTS
Page 19 of 53
CLIENT
FRANKIE & FRANK CIANO
781 MARKET AVE, MORRO BAY, CA 93442
CONTACT: Frankie Ciano
frankie@searchingmorrobay.com
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: Jessie Skidmore
jessies@tenoverstudio.com
PROJECT INFO & DATA T1.0-T1.1
CIVIL TITLE SHEET C1.0
CIVIL NOTES SHEET C1.1
GRADING AND DRAINAGE PLAN C2.0
GRADING AND DRAINAGE SITE SECTIONS C2.1
GRADING AND DRAINAGE WALL PROFILES C2.2
UTILITY PLAN DETAILS C4.0
CONSTRUCTION DETAILS C5.0
LANDSCAPE PLAN L1.0
PLANT PALETTE L1.1
TREE REMOVAL PLAN L2.0
SITE PLAN A1.0
TRASH ENCLOSURE PLAN & ELEVATIONS A1.1
FIRST FLOOR PLAN A2.0
SECOND FLOOR PLAN A2.1
THIRD FLOOR PLAN A2.2
ROOF PLAN A2.3
BUILDING ELEVATIONS A3.0 - A3.1
MATERIAL BOARD A3.2
CONTEXT A3.2
ENLARGED UNIT PLANS A5.0
CONTACTS
index
Page 20 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE: 03/18/25 T1.0
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Page 21 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE: 03/18/25 T1.1
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Page 22 of 53
S
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329
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1
33
2
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ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
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SH
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AUGUSTA STREET APARTMENTS
2932 AUGUSTA STREET, SAN LUIS OBISPO, CA 93401
SHEET DESCRIPTIONSHEET NO. SHEET DESCRIPTION
PROJECT CONSULTANTS
C1.0 TITLE SHEET
C1.1 NOTE SHEET
C2.0 GRADING AND DRAINAGE PLAN
C2.1 GRADING AND DRAINAGE - SITE SECTIONS
C2.2 GRADING AND DRAINAGE - WALL PROFILES
C3.0 EROSION CONTROL PLAN
C3.1 EROSION CONTROL DETAILS
C4.0 UTILITY PLAN
C5.0 CONSTRUCTION DETAILS
PROJECT DATA
VICINITY MAP
LEGEND ENGINEERS DECLARATION
SHEETS
EXISTING PROPOSED
ABBREVIATIONS
GOVERNING CODES
SCOPE OF WORK
SPECIAL INSPECTIONS
EARTHWORK ESTIMATES
GRADING INFORMATION
SAN LUIS
OBISPO
REPORTS REQUIRED
”
’
”
“’
”
CITY OF SLO NOTES
Page 23 of 53
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
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SH
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“”
GRADING NOTES
“”
“
”
GENERAL NOTES
OBSERVATION AND TESTING
CONSTRUCTION
AIR QUALITY
DEMOLITION
Page 24 of 53
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ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
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CONSTRUCTION NOTES
NOTE TO CONTRACTOR:
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A
B
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STORMWATER COMPLIANCE SUMMARY
IMPERVIOUS AREA CALC
Page 25 of 53
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2 343 344
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
T
I
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L
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SH
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T
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Page 26 of 53
DYH
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ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
T
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SH
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Page 27 of 53
DYH
JP
WM
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33
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33
9
34
1
34
2
343
344
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
T
I
T
L
E
SH
E
E
T
T
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EROSION CONTROL NOTES EROSION CONTROL GENERAL NOTES
SF
FR
TO
B
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B
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D
W
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Page 28 of 53
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
T
I
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L
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SH
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L
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TO
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Page 29 of 53
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DYH
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WM
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH OH OH OH OH O
JP
OH OH OH OH OH OH
OH
OH
OH
OH
OH
OH
OH
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
T
I
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L
E
SH
E
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T
T
I
T
L
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UTILITY CONSTRUCTION NOTES
MA
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A
B
O
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MA
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B
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L
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UTILITY NOTES
Page 30 of 53
ENGINEERINGH I V E
705 FIERO LANE, SUITE 10
SAN LUIS OBISPO, CA 93401
WWW.HIVEENGINEERING.US
dan@hiveengineering.us
805-391-7798
JO
B
T
I
T
L
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SH
E
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T
T
I
T
L
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PL
A
C
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H
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PL
A
C
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H
O
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D
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Page 31 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:08/31/26
AU
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KITCHEN
14'-0" x 10'-0"
LIVING ROOM
11'-0" x 10'-0"
BATH
5'-6" x 10'-0"
BATH
10'-6" x 10'-6"
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10
'
-
0
"
SE
T
B
A
C
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20'-0"
PARKING SETBACK
23'-0" MIN SETBACK
FOR 34'+ BLDG HT
4'-0"
ADU SETBACK
1 6 8 7
7
8
4
5
(N) MULTI-FAMILY BUILDING (N) ADU
BUILDING
9
10
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PROPERTY LINE
PROPERTY LINE
5.4" CA. PEPPER
10.2" ITALIAN CYPRESS
27.7" EUCALYPTUS 10.2" ITALIAN CYPRESS
10.2" ITALIAN CYPRESS
32.8" EUCALYPTUS
13.1" PINE
8" YUCCA 6" COAST
LIVE OAK
15.3" COAST
LIVE OAK
28.3" CA. PEPPER
22.9" CAROB
17.8" CAROB
20.4" CAROB
22.9" CAROB
10.2" CA. PEPPER
8.7" CA. PEPPER
10.2" CYPRESS
10.2" CYPRESS
TYP.
TYP.
4" AILANTHUS
14.3" EUCALYPTUS
12" FICUS
24.8" CAROB
16.2" CAROB
6" COAST
LIVE OAK
28.3" CAROB
28.6" CAROB
9
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10
L1.0
LANDSCAPE PLAN
SCALE: 1” = 20’-0”
KEYNOTES
1. ADA RAMP
2. TRASH ENCLOSURE. SEE A1.1
3. ADA RAMP
4. MAILBOXES
5. TRANSFORMER
6. BIKE RACK
7. CONCRETE STEPS W/ HANDRAILS
8. RETAINING WALL, REFER TO SHEET L1.1
FOR DESIGN INTENT DETAILS.
9. CHARGING STATIONS. INSTALL AT READY
STALLS, FUTURE LOCATION EV CAPABLE.
10. FIRE HYDRANT
11. RECESSED WALL PATH LIGHTING
*FOR WATER USE CALCULATIONS, REFER TO
SHEET L1.1 FOR MORE INFORMATION
ASPHALT PAVING
CONCRETE PAVING
PERMEABLE VEHICULAR PAVERS
LANDSCAPE LEGEND
N
BROAD CANOPY PARKING LOT/STREET TREE- 24" Box Min, Such as:
Chionanthus retusus / Chinese Fringe Tree
Ulmus parvifolia / Lacebark Elm
Quercus rugosa / Netleaf Oak
ACCENT TREE- 15 gal. min., Such as:
Ginkgo biloba 'Princeton Sentry' / Princeton Sentry Maidenhair Tree
Tristaniopsis laurina 'Elegant' / Elegant Water Gum
Hymenosporum flavum / Sweetshade
Acacia stenophylla / Shoestring Acacia
EVERGREEN SCREEN SHRUBS- 5 Gal. Min, Such as:
Pittosporum 'Wrinkled Blue' / Wrinkled Blue Pittosporum
Westringia fruticosa 'Morning Light' / Morning Light Coast Rosemary
ORNAMENTAL SHRUBS & PERENNIALS- 30% 5 Gal, 70% 1 Gal, Such as:
Artemisia 'Powis Castle' / Powis Castle Wormwood
Dianella 'Cassa Blue' / Cassa Blue Flax Lily
Lomandra longifolia 'Breeze' / Breeze™ Mat Rush
Pennisetum spathiolatum / Slender Veldt Grass
Santolina chamaecyparissus 'Nana' / Lavender Cotton
GROUNDCOVER PLANTING- 1 Gal. Min, Such as:
Ceanothus griseus horizontalis 'Diamond Heights' / Diamond Heights Carmel Creeper
Festuca rubra 'Molate' / Molate Creeping Red Fescue
NOTE:
EXISTING TREES ON PROPERTY PER ARBORIST REPORT :27
EXISTING TREES TO BE REMOVED PER ARBORIST RECOMMENDATIONS: 27
PROPOSED REPLACEMENT TREES: 16
ADDITIONAL TREES TO BE PLANTED OFF SITE AT A 2:1 REPLACEMENT RATIO: 20
EXISTING TREE TO BE REMOVED
CONCEPT PLANT SCHEDULE
Page 32 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:08/31/26 L1.1
PLANt palette & DETAILS
LACEBARK ELM
RR E T A IN I N GG WAL L
MATERIAL: PRECISION OR HONED CMU BLOCK,
STACKED W/ CAP
PATTERN: STACKED BOND
COLOR: TO MATCH ARCHITECTURE; 70% FIELD
COLOR 30% ACCENT
NOTE: REFER TO CIVIL DWGS FOR PROPOSED
WALL HTS. ALL WALLS OVER 30” HT. TO BE
STRUCTURALL ENGINEERED.
GU A R D R AIL
MATERIAL: ALUMINUM
PATTERN: VERTICAL PICKET, 3.5” O.C. MAX
SPACING OF PICKETS
COLOR: BLACK
NOTE: GUARDRAIL TO BE LOCATED ON TOP OF
WALLS WITH HEIGHTS EXCEEDING 30” DROP
FROM ADJACENT FINISH SURFACE. REFER TO
CIVIL DWGS.
WATER USE CALCULATIONS plant palette
landscape details
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CASSA BLUE FLAX LILY BREEZE DWARF MAT RUSH SLENDER VELDT GRASS NANA LAVENDER COTTON CARMEL CREEPER CREEPING RED FESCUE
Page 33 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:08/31/26 L2.0
tree removal plan
SCALE: 1” = 20’-0”
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AG
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S
T
A
S
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E
E
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14'-0" x 10'-0"
LIVING ROOM
11'-0" x 10'-0"
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5'-6" x 10'-0"
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10'-6" x 10'-6"
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PR
O
P
E
R
T
Y
L
I
N
E
10
'
-
0
"
SE
T
B
A
C
K
23'-0" MIN SETBACK
FOR 34'+ BLDG HT
4'-0"
ADU SETBACK
PROPERTY LINE
(N) MULTI-FAMILY BUILDING (N) ADU
BUILDING
10
'
-
0
"
SE
T
B
A
C
K
201
202
203
204
205 206
207
208
209 210
211
212 213 236
237
238239240241242243
244
249 247
248
245
246
250
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
PROPERTY LINE
20'-0"
PARKING SETBACK
214
TREE REMOVAL QUANTITIES
SPECIES QTY REMOVED QTY PRESERVED
California Pepper (Schinus molle)4
Swamp Mahogony (Eucalyptus robusta)0
Italian Cypress (Cupressus
sempervirens)59
Lemon Eucalyptus (Corymbia citriodora)4 0
Monterey Pine (Pinus radiata)1 0
Yucca (Yucca gigantea)10
Sycamore (Platanus occidentalis)0 1
Podocarpus (Podocarpus macrophyllus)010
Italian Stone Pine (Pinus pinea)01
Hollyleaf Cherry (Prunus ilicifolia)0 1
Coast Live Oak (Quercus agrifolia)30
Carob (Ceratonia siliqua)80
Chinese Banyan (Ficus macrocarpa)1 0
TREE PROTECTION FENCE: HIGH
DENSITY POLYETHYLENE FENCING
WITH 3.5" X 1.5" OPENINGS; COLOR-
STEEL POSTS INSTALLED AT 8' O.C.
1/8" = 1'-0"SCALE:2 TREE PROTECTION FENCING
EG
CROWN DRIP LINE OR OTHER LIMIT OF
TREE PROTECTION AREA IF SHOWN ON PLANS
4'
-
0
"
KEEP OUT
TREE PROTECTIONAREA
KEEP OUT
TREE PROTECTION
AREA
NOTES:
1. NO PRUNING SHALL BE PERFORMED
EXCEPT BY APPROVED ARBORIST.
2. NO EQUIPMENT SHALL OPERATE INSIDE
THE PROTECTIVE FENCING INCLUDING
DURING FENCE INSTALLATION AND
REMOVAL.
3. SEE SITE PREPARATION PLAN FOR ANY
MODIFICATIONS WITH THE TREE
PROTECTION AREA.
2" X 6' STEEL POSTS OR
APPROVED EQUAL.
5" THK. LAYER OF WOOD CHIP
MULCH
MAINTAIN EXISTING GRADE
WITHIN THE TREE PROTECTION
FENCE UNLESS OTHERWISE
INDICATED ON THE PLANS.
11x17 LAMINATED
SIGN SPACED EVERY
50' ALONG THE FENCE
EXISTING TREE LEGEND
SYMBOL DESCRIPTION
EXISTING TREE TO REMAIN, PROTECT IN PLACE
EXISTING TREE TO BE REMOVED, REFER TO THE TABLE PROVIDED WITHIN THE ARBORIST REPORT
TREE REMOVAL NOTES
1. REFER TO ARBORIST REPORT PROVIDED BY ARBOR FIRST, DATED FEBRUARY
1, 2025. TREE IDENTIFICATION NUMBERS CORRESPOND WITH THE TABLE
PROVIDED WITHIN THE REPORT.
2. PROVIDE TREE PROTECTION FENCING PER DETAIL 2 ON THIS SHEET FOR ALL
TREE TO REMAIN ON SITE.
3. ANY TREES SHOWN ON THE PLAN THAT ARE NOT LABELED SHALL REMAIN
AND BE PROTECTED IN PLACE.
Page 34 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A1.0
SITE PLAN
SCALE: 1” = 20’-0”
N
NO
PARKING
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20'-0"
PARKING SETBACK
14 PARKING SPACES
10
'
-
0
"
M
I
N
.
SI
D
E
S
E
T
B
A
C
K
10
'
-
0
"
M
I
N
.
SI
D
E
S
E
T
B
A
C
K
AU
G
U
S
T
A
S
T
R
E
E
T
2'
-
6
"
EA
S
E
M
E
N
T
N7
2
°
0
7
'
5
1
"
W
6
9
.
9
2
'
S7
1
°
5
5
'
1
7
"
E
6
9
.
8
9
'
S18°00'00"W 299.95'
N18°00'18"W 300.20'
2932 AUGUSTA STREET
APN: 004-981-008
10'-0" MIN.
FRONT
SETBACK
DYH
35'-812"
274' HOSE
REACH
126'-3"10'-0"
DYH
4'-0" MIN.
ADU
SETBACK
23'-0" MIN. SETBACK
FOR 34'+ BLDG HT
147'-312"21'-8"
274' HOSE
REACH
(N) MULTI-FAMILY BLDG
20,057 SF (GROSS)
(N) ADU
BLDG
1,055 SF (GROSS)
11
'
-
1
1
"
20
'
-
3
12"
(N)TRANSFORMER, PAD AND
BOLLARDS (N)FIRE HYDRANT
(N)PEDESTAL MAILBOXES
(N)RETAINING WALL. REFER TO
CIVIL
(N)RETAINING WALL. REFER TO
CIVIL
(N)FIRE BACKFLOW, LATERAL TO RUN IN
DRIVE AISLE.
FIRE RISER ROOM
58
.
1
'
B
A
Y
W
I
D
T
H
18
'
-
0
"
T
Y
P
.
5'-0"12'-0"
4'
-
8
"
7'
-
9
"
4'
-
3
"
12
'
-
0
"
DECK OVERHANG AT
SECOND FLOOR
7'
-
3
"
EV
CAPABLE
NO
PARKING
EV
READY
9'-0"
TYP.
5'-0"12'-0"
EV
READY
EV
CAPABLE
MO
EV
CAPABLE
EV
CAPABLE
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
9'-0"
TYP.
(N)"PEAK" STYLE BIKE RACK FOR
2 BIKES. TYP. 3 RACKS.
EV
CAPABLE
EV CHARGERS PROVIDE CONDUIT
AT "CAPABLE" STALLS (TYP.
OF 10) AND INSTALL AT
"READY" (TYP. OF 3)
(N)TRASH ENCLOSURE:
4 YD TRASH, 4YD RECYCLE
& 65 GALLON ORGANICS
(N)ACCESSIBLE RAMP
Page 35 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A1.1
ENLARGED TRASH ENCLOSURE PLAN
SCALE: 1/8” = 1’-0”
N
TRASH ENCLOSURE ELEVATIONS
SCALE: 1/8” = 1’-0”
1. 2. 3. 4.
8'-0"8'-0"
9'
-
6
"
6'
-
0
"
2"
6'
-
0
"
2"
SMOOTH STONE COPING,
TYP. COLOR TO MATCH
CMU BLOCK
8" NOMINAL TAN SPLIT FACE
CMU BLOCK, RUNNING BOND
5" HSS POST AT
EACH SIDE OF
DOOR.
POWDER COATED
BLACK FINISH
TRASH ENCLOSURE DOOR,
TYP. OF 4. HSS FRAME,
POWDER COATED BLACK
FINISH. INFILL WITH
HORIZONTAL 2X4 STAINED
WOOD SLATS
OPEN TO
BEYOND
4 YD TRASH 4 YD RECYCLE
8" NOMINAL GRAY SPLIT
FACE CMU BLOCK,
RUNNING BOND
21'-0"
10
'
-
0
"
TRASH ENCLOSURE
ACCESSIBLE ACCESS
PROVIDED AT BACK OF
ENCLOSURE
16'-10"5'-0"
5'
-
0
"
14
'
-
2
"
10
'
-
8
516
"
OPEN TO
BEYOND
65 GAL ORGANICS
1
A1.1
4
A1.1
3
A1.1
6" WIDE X 6" HIGH
CONCRETE CURB, TYP.
AT SIDES AND BACK OF
ENCLOSURE
2
A1.165 GAL
ORGANICS
Page 36 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A2.0
FIRST FLOOR PLAN
SCALE: 1/16” = 1’-0”
N
STAIR 2
142'-312"
F.R.
5'-0"
UP
UP
STAIR 1
1
A3.0
25
'
-
9
"
21
'
-
9
"
1'
-
6
"
147'-312"
421
1 3 4
E
C
E
1
A3.1
2
A3.1
2
A3.0
D
UTILITY
C
AA
B B
21'-8"
24
'
-
4
"
24
'
-
4
"
21'-8"
48
'
-
8
"
3
A3.0
3
A3.1
26'-912"26'-8"26'-8"26'-4"9'-412"26'-512"
26'-8"26'-912"26'-8"26'-4"9'-412"26'-512"
1 BED
599 SF
1 BED
599 SF
1 BED
599 SF
1 BED
599 SF
1 BED
599 SF
1 BED
599 SF
1 BED
599 SF
1 BED
599 SF
1 BED
488 SF
1 BED
488 SF
COMMUNITY ROOM
519 SF
BIKE STORAGE
519 SF
1'
-
6
"
20
'
-
3
"
25
'
-
9
"
5'-0"
1'
-
6
"
49
'
-
0
"
AFFORDABLE
AFFORDABLE
Page 37 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25
SECOND FLOOR PLAN
SCALE: 1/16” = 1’-0”
N
A2.1
STAIR 2
STAIR 1
UP
DN
UP
DN
5'-0"
25
'
-
9
"
21
'
-
9
"
1'
-
6
"
421
1 3 4
A
E
A
C
E
2
A3.1
2
A3.0
20
'
-
3
"
D
%('
566 SF
C
B
1
A3.1
1
A3.0
%('
565 SF
142'-312"
147'-312"
26'-912"26'-8"26'-8"26'-4"9'-412"26'-512"
26'-8"26'-912"26'-8"26'-4"9'-412"26'-512"
3
A3.0
3
A3.1
2'-0"
4'
-
0
"
4'
-
0
"
%('
565 SF
%('
565 SF
%('
565 SF
%('
565 SF%('
565 SF%('
565 SF
%('
565 SF
%('
565 SF
BUILDING BELOW
SL
O
P
E
1:
1
2
27
'
-
3
"
1'
-
6
"
3'
-
6
"
3'
-
6
"
5'-0"
3'
-
6
"
49
'
-
0
"
3'
-
6
"
Page 38 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A2.1
third FLOOR PLAN
SCALE: 1/16” = 1’-0”
N
5'-0"
5'-0"
25
'
-
9
"
21
'
-
9
"
421
1 3 4
A
E
A
C
E
1
A3.1
2
A3.1
2
A3.0
D
STAIR 2
STAIR 1
DN
%('
562 SF
%('
576 SF
2
C
B
1
A3.0
137'-312"
147'-312"
26'-8"26'-912"26'-8"26'-4"9'-412"21'-512"
26'-912"26'-8"26'-8"26'-4"9'-412"26'-512"
%('
562 SF
%('
562 SF
%('
562 SF
%('
562 SF
%('
562 SF
%('
562 SF
%('
562 SF
%('
562 SF
20
'
-
3
"
27
'
-
3
"
UP
1'
-
6
"
3'
-
6
"
3'
-
6
"
5'-0"
1'
-
6
"
3'
-
6
"
3'
-
6
"
49
'
-
0
"
DN UP
Page 39 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25
roof pLAN
SCALE: 1/16” = 1’-0”
N
A2.3
137'-312"5'-0"
1
A3.0
25
'
-
9
"
21
'
-
9
"
1'
-
6
"
142'-312"
421
1 3 4
E
C
E
1
A3.1
2
A3.1
2
A3.0
D
C
AA
B
2'-0"2'-0"
3'
-
6
"
SOLAR ARRAY
APPROX. POTENTIAL AREA
SL
O
P
E
1:
1
2
BUILDING BELOW
STAIR 1
DN
5'-0"
27
'
-
2
3
4"
1'
-
6
"
20
'
-
3
"
3'
-
6
"
2
5'-0"
2'-0"2'-0"
2'
-
0
"
2'-0"21'-512"9'-412"106'-512"
3'
-
6
"
21
'
-
9
"
3'
-
6
"
3'
-
6
"
STAIR 2
DN
26'-512"9'-412"106'-512"
ALTERNATE STAIR TO ROOF LOCATION
Page 40 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A3.0
2. northwest ELEVATION
1. SOUTHwest ELEVATION
SCALE: 1/16” = 1’-0”
SCALE: 1/16” = 1’-0”
3.SW ADU ELEVATION
SCALE: 1/16” = 1’-0”
1 . SOU THwest ELEVATION
SCALE: 1/16”= 1’-0”
3.SW ADU ELEVATION
SCALE: 1/16” = 1’-0”
OGGMAX. ALLOW.BLDG HEIGHT
35'-0" ABOVE AVE. GRADE (372.00')
AV. NATURAL GRADE
0'-0" (337.00')
FINISH FLOORS VARY
REFER TO SHEET C2.0
THIRD FLOOR
20'-0" ABOVE AVG GRADE
SECOND FLOOR
8'-6" ABOVE AVG GRADE
30
'
-
0"
L
AD
D
E
R
A
C
CE
S
S
AB
OVE
GRA
D
E
FINISH FLOORS VARY
REFER TO SHEET C2.0
16'-
0"
MA
X
HE
I
G
HT
F
OR
A
DUU
4 2 1
A E
MAX.ALLOW. BLDG HEIGHT
35'-0" ABOVE AVE. GRADE (372.00')
AV. NATURAL GRADE
0'-0" (337.00')
GRADE @ DRIVE AISLE
-8'-6" (328.64)
THIRD FLOOR
20'-0" ABOVE AVG GRADE
SECOND FLOOR
8'-6" ABOVE AVG GRADE
LINE OF LADDER ACCESS TO WINDOW
SILL OR DECK, MAX. 30' FROM GRADE
CB
LINE OF LADDER ACCESS TO WINDOW
SILL OR DECK, MAX. 30' FROM GRADE
41
'
-
0"
M
A
X
.
B
L
D
G
.
H
T
.
A
B
O
V
E
G
R
A
D
E
'
±4
9
'
-
3
"
T
OP
OF
S
T
A
I
R
1
A
B
OVE
GRA
D
E
±5
1
'
-1
1
"
TO
P
OF
ST
A
I
R
2
AB
O
V
E
G
R
AD
E
ALTERNATE STAIR TO ROOF LOCATION
Page 41 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A3.1
2. southeast ELEVATION
1. northeast ELEVATION
SCALE: 1/16” = 1’-0”
SCALE: 1/16” = 1’-0”
3.NE ADU ELEVATION
SCALE: 1/16” = 1’-0”
1. northeast ELEVATION
SCALE: 1/16”= 1’-0”
3.NE ADU ELEVATION
SCALE: 1/16” = 1’-0”
OGGMAX. ALLOW.BLDG HEIGHT
35'-0" ABOVE ANG (372.00')
AV. NATURAL GRADE
0'-0" (337.00')
FINISH FLOORS VARY
REFER TO SHEET C2.0
E
1 3 4
THIRD FLOOR
20'-0" ABOVE AVG GRADE
SECOND FLOOR
8'-6" ABOVE AVG GRADE
16
'
-
0
"
MA
X
H
E
I
G
H
T
F
O
R
A
D
U
U
M
D B A
MAX.ALLOW. BLDG HEIGHT
35'-0" ABOVE AVE. GRADE (372.00')
AV. NATURAL GRADE
0'-0" (337.00')
GRADE @ DRIVE AISLE
-8'-6" (328.64)
THIRD FLOOR
20'-0" ABOVE AVG GRADE
SECOND FLOOR
8'-6" ABOVE AVG GRADE
LINE OF LADDER ACCESS TO WINDOW
SILL OR DECK, MAX. 30' FROM GRADE
LINE OF LADDER ACCESS TO WINDOW
SILL OR DECK, MAX. 30' FROM GRADE
FINISH FLOORS VARY
REFER TO SHEET C2.0
ALTERNATE STAIR TO ROOF LOCATION
ALTERNATE STAIR TO ROOF LOCATION
Page 42 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE: 03/18/25 A3.2
MATERIAL BOARD
DOWNING SLATE
FIBER CEMENT PANEL SIDING
ALLURA OR EQUAL
BRONZE
DOWNING SLATE
VERTICAL AND HORIZONTAL FIBER CEMENT SIDING
ALLURA OR EQUAL
NAVAL
HORIZONTAL FIBER CEMENT SIDING
ALLURA OR EQUAL
CHARCOAL GRAY
RAILINGS, AWNINGS, TRIM
METAL ROOFING CALIFORNIA
2X6 TONGUE AND GROOVE WOOD SOFFIT BOARDS
VINYL WINDOWS AND DOORS
MILGARD
Page 43 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE: 03/18/25 A3.2
context
1210 LAUREL LANE3000 AUGUSTA STREET (IMMEDIATE NEIGHBOR TO EAST)
1241 LAUREL LANE2916 AUGUSTA STREET (IMMEDIATE NEIGHBOR TO EAST)
These images are 2-3 story structures in
the immediate vicinity. Design elements
of these buildings include:
CONTEMPORARY DESIGNS
VERTICAL BOARD AND BATTEN
VERTICAL WINDOW BANDING
SHED ROOFS
BALCONIES
CONTRASTING COLORS
WOOD ACCENTS
HORIZONTAL SIDING
DARK WINDOW FRAMES
The proposed project chose colors that
are complimentary, not matching to it’s
neighbors. It is also teh design intent to
use darker colors to make the building
appear smaller to better fit in with the
neighborhood.
Page 44 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A5.0
ENLARGED UNIT PLANS
SCALE: 1/8” = 1’-0”
TYP. 1 BEDROOMADU FLOOR PLANS
UNIT SIZES: 566 - 621 SF UNIT SIZE: 488 SF
Page 45 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A6.0
SOUTH FACADE
Page 46 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A6.1
EAST FACADE
Page 47 of 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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AUGUSTA STREET APARTMENTS
SAN LUIS OBISPO, CA
DATE:03/18/25 A6.2
ADU
Page 48 of 53
Page 49 of 53
Page 50 of 53
805.541.1010
tenoverstudio.com
AFFORDABLE HOUSING SUMMARY
2932 AUGUSTA ST.
PROJECT DESCRIPTION
PROJECT DATA
BASE DENSITY
PER: CALIFORNIA CODE, GOVERNMENT CODE - GOV § 65915
BONUS DENSITY
Page 51 of 53
805.541.1010
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INCENTIVES
WAIVERS
Page 52 of 53
Augusta Apartments Hive Engineering
2932 Augusta, San Luis Obispo, CA 3/12/2025
Augusta Apartments
Fence Height Exception Request
Statement:
The project is requesting an exception to build two walls with guardrails within the side
property line setback which exceed the maximum allowable height as defined by the
San Luis Obispo Municipal Code.
Sections Requesting Variance:
San Luis Obispo Municipal Code Section 17.70.070. Fences Walls and Hedges
C.Standards for Fences Located within Required Setbacks
4 Interior Side and Rear Setback Height. The maximum height of a fence,
wall, or hedge in any interior side or rear setback shall be six feet.
San Luis Obispo Municipal Code Section 17.70.070. Fences Walls and Hedges
F.Measurement of Height Where Fences or Walls Are Located on Retaining
Walls.
3 Where fences are located on retaining walls within interior side or rear
setbacks, fences shall not exceed six feet as measured from the uphill side
if erected or replaced on top of the retaining walls, and the combined
fence and retaining wall height shall not exceed nine feet from the lower
side.
Specific request:
The project is asking for the following variance:
West Wall
Variance
Section
Wall
Measurement
Code
Max
Height
Maximum
exterior
(high side)
Wall
Height
Maximum
Interior
(low side)
Wall
Height
Length
Exceeding
Code Max
Height
17.70.070.C.4 Wall Only 6.0’ 0.5’ 7.4’ 81’
17.70.070.F.3 Wall +
Guardrail
9.0’ 4.5’ 11.4’ 118’
East Wall
Variance
Section
Wall
Measurement
Code
Max
Height
Maximum
exterior
(high side)
Wall
Height
Maximum
Interior
(low side)
Wall
Height
Length
Exceeding
Code Max
Height
17.70.070.C.4 Wall Only 6.0’ 0.5 7.7’ 140’
17.70.070.F.3 Wall +
Guardrail
9.0’ 4.5 11.7’ 186’
Sincerely,
_____________________________
Dan Parker-King, PE
RCE 74672
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