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Home My WebLink AboutItem 1 - ARCH-0652-2017 (435 Marsh) Marsh & Carmel Mixed-Use_rotatedpagesMeeting Date: September 11, 2017 Item Number: #1 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a four-story mixed-use development that includes eight residential units and approximately 1,100 square feet of commercial space with associated tree removals, and a 20% mixed-use parking reduction. The project is categorical exemption from environmental review. PROJECT ADDRESS: 435 Marsh Street & BY: Kyle Bell, Associate Planner 1210, 1218 Carmel Street Phone Number: 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-0652-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Renton Partners, LLC Representative Ten Over Studio Complete Date August 17, 2017 Zoning C-R General Plan General Retail Site Area ~0.31 acres Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) SUMMARY The project applicant, Renton Partners, LLC, is proposing to demolish an existing non-historic building and construct a new four-story mixed-use building with commercial/retail at the ground level (1,100 sq. ft.) and eight residential units to be subdivided for individual sale under the Minor Subdivision application SBDV-0936-2017, located within the Commercial Retail (C-R) zone at the corner of Marsh & Carmel Streets. The project has been designed to be consistent with the Community Design Guidelines (CDG) and is requesting a 20% mixed-use parking reduction, no other exceptions have been requested as part of this application. ARC1 - 1 DD ARCH-0652-2017 435 Marsh Street Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the General Plan, Zoning Regulations, Community Design Guidelines, and other applicable policy documents. 2.0 PROJECT INFORMATION Site Information/Setting Site Size ~0.31 acres Present Use & Development Retail Commercial, formally occupied by Landis Auto Service Topography Relatively Flat Access Marsh Street & Carmel Street Surrounding Use/Zoning North: C-R (Offices and Restaurant) South: R-4 (Multi-family & Single Family Residences) East: C-R (Offices) West: C-R (Car Wash and Auto Repair) Project Description A summary of significant project features includes the following (Attachment 2, Reduced Project Plans): 1. Site Plan: New four-story mixed-use building (22,434 sq. ft.), with parking garages interior to the site. • Eight residential units • Two commercial/retail tenant spaces (1,100 sq. ft.) • Ficas tree removal • 20% mixed-use parking reduction 2. Design: Mission architectural design that includes the following details and materials; • Two new commercial entrances oriented toward Marsh Street • Design features included; upper level balconies, detailed cornices, concrete bulkheads, aluminum clad storefront systems, detailed columns and glass storefronts • Materials include; Stucco, Mission style roof tile with exposed faux rafter beams, decorative tile trim along entrances, Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 0 feet 0 feet Side Yard Setbacks 5.75 feet 0 feet Max. Height of Structure(s) 42 feet 45 feet Coverage (buildings & paving) 46% 100% Density 11 11.1 Floor Area Ratio (FAR) 1.67 3.0 Parking Spaces 21 (20% parking reduction) 26 Notes: 1. Applicant’s project plans 2. City Zoning Regulations ARC1 - 2 ARCH-0652-2017 435 Marsh Street Page 3 3.0 PROJECT ANALYSIS The proposed improvements must conform to the standards and limitations of the Zoning Regulations and Engineering Standards, and be consistent with applicable CDG. Staff has evaluated the project against relevant standards and guidelines and found it to be in substantial compliance, as discussed in this analysis. Consistency with the Community Design Guidelines The CDG establish the intent of the development objectives for commercial projects that consider San Luis Obispo’s small town scale and demonstrate sensitivity to the design context of the surrounding area. The CDG establish the intent of the development standards for infill development projects to be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood. Site Plan: The CDG state that site planning should create a pleasant, comfortable, safe, and distinct place for residents. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height (CDG 5.4A). New development should provide a transition between the street and the project through definition of the building entries, walkways and landscaping (CDG 2.1D). The project orients the commercial uses along Marsh Street and provides residential units on the upper levels. The applicant has proposed to provide majority of the residential parking within the individual garages and parking for the commercial uses on the ground level accessed from Carmel Street. The project would consolidate the existing driveways on both Marsh and Carmel Streets to one driveway on Carmel Street. The project’s parking area is not a dominant visual element of the site and is screened by a structure that is oriented toward the major street frontage. Building Design: A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. (CDG 3.2). Designs should demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly face a street should not be ignored or receive only minimal architectural treatment (CDG 3.1.B.3). The structure demonstrates consistent use of colors, materials, and detailing throughout all elevations of the building. The design utilizes vertical wall articulation, offsets, and recessed windows to relieve the form and mass of the building. The project includes pedestrian-scale features including storefront windows, planter boxes, light fixtures, and balconies. All elevations are visually interesting and receive interesting architectural treatments that enhance views of the structures from all views on and off site1. 1 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. ARC1 - 3 ARCH-0652-2017 435 Marsh Street Page 4 Street Trees: The applicant has requested removal of one large ficus street tree, located on Marsh Street, to “reinforce the architectural rhythm of the primary building façade,” and to provide a consistent urban landscape with the planting of six new street trees (two along Marsh Street and four along Carmel Street). The City Arborist recommended that the ficus tree remain, due to its healthy condition, and this species’ ability to withstand heavy pruning. The City Arborist has reviewed the project plans and recommends Conditions No. 33 and 34 which require that the project construction plans address any necessary foundation design to accommodate the root system of the tree, and coordination regarding tree protection and trimming practices. ARC Discussion Item #1: Based on the City Arborist’s review of the project and tree removal request, it is Staff’s recommendation to retain the existing ficus street tree. The ARC should discuss 1) the applicant’s request to remove the ficus tree and the City Arborist’s recommendation to retain the tree and 2) proposed Conditions No. 32 and 33 (Attachment 1). If the ARC disagrees with the City Arborist’s recommendation and approves removal of the ficus street tree, the Tree Committee will consider the applicant’s request pursuant to the Tree Ordinance2. Trash Enclosure: The CDG state that required trash enclosures should be located away from public streets and primary building entrances so that their use does not interfere with on-site parking or circulation areas, and adjacent uses. The trash enclosure has been located along Carmel Street adjacent to the driveway. Condition No. 4 requires design improvements to the trash enclosure as viewed from the public right-of-way by requiring the enclosure to be designed with high quality materials to match the architecture of the project3. Consistency with the Zoning Regulations The project design complies with building setbacks, lot coverage, density, and building height requirements for the Commercial Retail (C-R) zone (see Section 2.0 Project Statistics). The Zoning Regulations 17.08.72 Mixed Use Projects state that the design of mixed use projects shall consider potential impacts on adjacent properties and designed compatible with the adjacent and surrounding residential neighborhood. Parking: The project requires 26 vehicle parking spaces (20 spaces for eight residential units and 6 spaces for 1,100 square feet of commercial space – based on a request for a more intensive use requirement of 1/200 rather than 1/300). The applicant is requesting a 20% parking reduction, resulting in the provision of 21 vehicle spaces onsite. The project qualifies for a parking reduction of 20% because the project includes commercial and residential uses and it is 2 Tree Ordinance Section 12.24.090.E.2.c: If architectural review is required for the development, the architectural review commission shall approve or deny the application: (1) If the city arborist has recommended denying the application and the architectural review commission has approved the appli cation, the tree committee shall review the architectural review commission’s decision. 3 Community Design Guidelines Chapter 6.1F.3 Miscellaneous Design Details. If space constraints or excessive site slope mandate that a trash/recycling enclosure be installed in a street yard, then it should be: located so it gates do not face the street; finished with high quality materials to match the architecture of the project buildings; and utilize surrounding landscaping to further screen and enhance its appearance. Screening techniques such as trailing vines on walls, berming along side and rear walls, and overhead trellises are all encouraged. ARC1 - 4 ARCH-0652-2017 435 Marsh Street Page 5 anticipated that the times of peak parking demand would not coincide4, parking is adequate for the proposed project and all uses on-site. Condition No. 6 includes a requirement that the property owner must submit a running total of the site’s parking requirements and hours of operation with the submittal of any building permit for tenant improvements, and/or each business license. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on a developed property and is served by required utilities and public services. The project has been reviewed by the City Public Works Department, Transportation Division, and no significant traffic impacts were identified, based on the size and location of the project. 5.0 OTHER DEPARTMENT COMMENTS Comments from the other City departments have been incorporated into the Draft Resolution as conditions of approval. 6.0 ALTERNATIVES 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines, or other policy document. 7.0 ATTACHMENTS 1. Draft Resolution 2. Reduced Project Plans Available at the Community Development Department: Project Plans Available at ARC Hearing: Colors and Materials Board 4 Zoning Regulations Sections 17.16.060.B and C: Where two or more uses share common parking areas, the total number of parking spaces required may be reduced by up to 10% with approval of an administrative use permit and by approving an administrative use permit, the Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the sh ared parking reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from various uses will not coincide. ARC1 - 5 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A FOUR-STORY MIXED-USE PROJECT THAT INCLUDES EIGHT RESIDENTIAL UNITS AND APPROXIMATELY 1,100 SQUARE FEET OF COMMERCIAL SPACE WITH ASSOCIATED TREE REMOVALS, AND A 20% MIXED-USE PARKING REDUCTION. THE PROJECT IS CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW. AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED SEPTEMBER 11, 2017 (435 MARSH, 1210 & 1218 CARMEL STREETS ARCH-0652-2017) WHEREAS, the Architectural Review Commission 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 August 21, 2017, pursuant to a proceeding instituted under ARCH-0652- 2017, Renton Partners, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-0652-2017), based on the following findings: 1. 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 the project will be compatible with site constraints and the scale and character of the neighborhood. 2. The project is consistent with the General Plan Land Use Element for this location since the project proposes to construct a mixed-use building that includes commercial/retail and residential uses that can be utilized for such uses envisioned by the General Commercial District. 3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing & Businesses) and 3.8.5 (Mixed Uses), because the project provides residential dwellings within a commercial district that is appropriate and compatible with the existing neighborhood. 4. The project is consistent with the Housing Element because the project provides a variety of Attachment 1 ARC1 - 6 Resolution No. ARC-XXXX-17 435 Marsh, 1210 & 1218 Carmel Streets, ARCH-0652-2017 Page 2 residential types, sizes, and style of dwellings (HE Goal 5), and encourages the development of housing above ground-level commercial uses (HE 5.3). 5. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that complements the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 5.4). 6. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that complements the design and scale of the existing structures on-site, and by providing clearly defined customer entrances. 7. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use Projects (Section 17.08.072), since the proposed building design complies with design and performance standards for mixed-use development and is consistent with all property development standards including height, coverage, and setbacks for the Commercial Retail (C-R) zone. 8. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 A., Parking Space Requirements, in that it satisfies the intent of that section which is "...to minimize the area devoted exclusively to parking and drives when typical demands may be satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement for a mixed-use parking reduction in accordance with the provisions of Section 17.16.060 C., because the times of maximum parking demand from the proposed uses will not coincide. 9. The proposed parking reduction will be safe, and will not be detrimental to the surrounding area or cause a decline in quality of life because the project is located proxi mate to adjacent uses such as retail, restaurants, offices, employment, and auto services, which are in close proximity to a transit stop allowing for alternative modes of transportation such as walking, biking, or taking public transportation. SECTION 2. Environmental Review. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the redevelopment of the project site consistent with policies and standards applicable to development within a General Retail area, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include Attachment 1 ARC1 - 7 Resolution No. ARC-XXXX-17 435 Marsh, 1210 & 1218 Carmel Streets, ARCH-0652-2017 Page 3 additional requirements applicable to the project. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC (ARCH-0652-2017). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approvals listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Demolition of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings, including but not limited to, the following: the applicant shall provide evidence that for a period of not less than 90 days from date of permit application, the building was advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart, as available to any interested person to be moved, and submit historic documentation for the structure. 3. 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 color and material board submitted with Architectural Review application. 4. The trash enclosure located along Carmel Street shall be design with high quality materials to match the architecture of the project and screened with large shrubs and/or trees, subject to the approval of the Community Development Director. The applicant shall incorporate a trellis over the trash enclosure in order to screen from overlook; design of the trellis is subject to the Community Design Guidelines and to the satisfaction of the Community Development Director. 5. The storage area for trash and recycling cans shall be screened from the public right-of-way. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 6. The property owner shall be responsible for maintaining and updating the current parking calculations for the property. Parking calculations shall be provided upon the submittal of business license applications and Planning and Building permits for tenant changes or improvements. Parking calculations for the subject location shall be updated to include the minimum required parking spaces per tenant space with application of the 20% parking reduction. Attachment 1 ARC1 - 8 Resolution No. ARC-XXXX-17 435 Marsh, 1210 & 1218 Carmel Streets, ARCH-0652-2017 Page 4 7. All parking spaces must be available for common use and not exclusively assigned to any individual use, required residential parking may be reserved, but commercial parkin g must be made available for guests or overflow from residences. 8. Final plans shall clearly depict the location of all required short and long-term bicycle parking required for commercial uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two bicycles per unit. Sufficient detail shall be provided about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 9. The locations of all lighting, including bollard style landscaping or path/parking lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture, subject to the approval of the Community Development Director. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 10. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete the project will clearly indicate and describe the noise reduction measures, techniques, and materials used to reduce noise levels for the portion of the project along Marsh Street that is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures, techniques, and materials used to reduce noise levels shall be as described in the Standard Noise Package for achieving a noise level reduction of 25 dB, from the City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials. 11. Plans submitted for a building permit shall include window details indicating 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. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 12. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers 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 that proposed screening will be adequate. This condition applies to initial construction and later improvements. Attachment 1 ARC1 - 9 Resolution No. ARC-XXXX-17 435 Marsh, 1210 & 1218 Carmel Streets, ARCH-0652-2017 Page 5 13. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. 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. 14. 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. 15. Any new proposed signage shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. No channel letters with plex faces or metal cabinet signs are allowed. The Director may refer signage to the ARC if it seems excessive or out of character with the project. 16. The Architectural Review Commission’s approval of this project shall expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. Engineering Division – Community Development Department 17. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 18. The building plan submittal shall show an 8’ clear pedestrian path of travel void of all sidewalk obstructions along the Marsh and Carmel Street sidewalk in order to meet pedestrian level of service thresholds required for this area. 19. The project is located in the Mission Style Sidewalk District of downtown. The building plan submittal shall show the Marsh Street frontage to be upgraded in accordance with the Mission Sidewalk District of downtown per city engineering standards. 20. The building plan submittal shall show a new curb ramp to comply with current ADA and City Engineering Standard #4440. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. The curb ramp shall be constructed in the Mission Style. Attachment 1 ARC1 - 10 Resolution No. ARC-XXXX-17 435 Marsh, 1210 & 1218 Carmel Streets, ARCH-0652-2017 Page 6 21. The building plan submittal shall show a bulb-out at the intersection along Marsh and Carmel Street per city engineering standards in accordance with the Downtown Concept Plan and to the satisfaction of the Planning Division and Public Works Department. 22. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 23. The building plan submittal shall show the existing utility pole along Carmel Street to be removed or relocated and overhead utility wires placed underground to the satisfaction of the serving utility companies and the City. 24. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Compan y. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Drainage from the trash enclosure shall comply with the City Engineering Standard 1010.B regarding water quality treatment prior to discharge to the storm drain system or gutter. 25. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the neighboring high point elevation or grade break at the yard areas and drainage arrows to show historic drainage and any run-on. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 26. The building plan submittal shall show new sumped catch basins per City Engineering Standard 3355 to accommodate the new bulb-out design. 27. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 28. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 29. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Attachment 1 ARC1 - 11 Resolution No. ARC-XXXX-17 435 Marsh, 1210 & 1218 Carmel Streets, ARCH-0652-2017 Page 7 Management Regulations per Municipal Code Chapter 17.84. 30. This property is located in an AE flood zone. The buildings and building service equipment shall be elevated or flood-proofed to at least one foot above the Base Flood Elevation (BFE). The final BFE determination shall be based on the most upstream building face. Additional freeboard to 2’ above the BFE may result in additional savings on flood insurance and is encouraged. The garages may be “wet” floodproofed to 1’ above adjacent grade if elevating the garage finished floors is infeasible or impractical. 31. The elevators construction shall be detailed in the building permit plan submittal in accordance with the Floodplain Management Regulations and FEMA Technical Bulletin TB4-2010. The garages, storage, and areas of building access shall be “wet” flood-proofed with flood-resistant materials in accordance with adopted standards. 32. The City Arborist does not support the proposed Ficus street tree removal. Unless otherwise approved, the building plan submittal shall include complete tree protection plan and certified arborist report to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be clearly shown or noted on the building plans. 33. Unless otherwise approved for removal, the Ficus tree preservation measures may include building floor plan modifications, custom foundation detailing, and modified soils engineer recommendations for site preparation. 34. The building plan submittal shall show the proposed new 15-gallon street trees with tree wells, grates and guards in accordance with city engineering standards. Tree species and planting requirements shall be per City Engineering Standards. Utilities Department 35. Each unit shall be provided with an individual public water meter, and shall meter banks shall be in an area accessible by the city per the engineering design standards. 36. A new sewer lateral shall be installed per the engineering design standards into the existing sewer main along Carmel Street. 37. A new 8” water main shall be constructed along the frontage of the property, and shall connect from Marsh Street to Pacific Street. Housing Division – Community Development Department 38. To satisfy the City’s Inclusionary Housing Requirements, applicant shall either pay Attachment 1 ARC1 - 12 Resolution No. ARC-XXXX-17 435 Marsh, 1210 & 1218 Carmel Streets, ARCH-0652-2017 Page 8 Affordable Housing In-Lieu Fees equal to 5% of building valuation or dedicate affordable housing unit(s) consistent Table 2 of the General Plan Housing Element. Indemnification 39. 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 Indemn ified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 11th day of September, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC1 - 13 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 CL I E N T RE N T O N P A R T N E R S , L L C C / O J I M R E N D L E R 16 3 6 G A R D E N S T SA N L U I S O B I S P O , C A 9 3 4 0 1 re n d l e r j i m @ g m a i l . c o m AR C H I T E C T TE N O V E R S T U D I O 53 9 M A R S H S T . , S A N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 5 4 1 . 1 0 1 0 CO N T A C T : J O E L S N Y D E R jo e l s @ t e n o v e r s t u d i o . c o m CI V I L E N G I N E E R WA L S H E N G I N E E R I N G 97 9 O S O S S T R E E T , S U I T E 1 4 S A N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 3 1 9 . 4 9 4 8 X 1 0 1 CO N T A C T : M A T T W A L S H ma t t @ w a l s h e n g i n e e r i n g . n e t MA R S H & C A R M E L M I X E D - U S E TE N O V E R S T U D I O 5 39 M A R S H S T . , S A N L U I S O B I S P O , C A 9 3 4 0 1 80 5. 5 4 1 . 1 0 1 0 CO N T A C T : J O E L S N Y D E R j oe l s @ te n o v e r s t u d i o . c o m C IV I L E N G I N E E R WA L S H E N G IN E E R I N G 9 79 O S O S S T R E E T , S UI T E 1 4 S A N L U I S O B I S PO , C A 9 3 4 0 1 80 5 . 3 1 9. 4 9 4 8 X 1 0 1 CO N T A C T : M A T T W A L S H ma t t @ w a l s h e n g in e e r i n g .n e t A t t a c h m e n t 2 ARC1 - 14 A t t a c h m e n t 2 ARC1 - 15 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 EN E R G Y C O N S E R V A T I O N Ma r s h & C a r m e l M i x e d U s e i s p r i m a r i l y w a l k - u p t o w n h o m e s i n o r d e r t o ca p i t a l i z e o n p a s s i v e e n e r g y . T h i s a r r a n g e m e n t r e d u c e s t h e d e m a n d o f he a t i n g a n d c o o l i n g l o a d s b y e l i m i n a t i n g i n t e r i o r e g r e s s h a l l w a y s , a n d ma x i m i z e s t h e l i g h t a n d a i r q u a l i t y t o t h e u n i t s . A l l t h e u n i t s h a v e t h e a b i l - it y t o h a v e c r o s s - b r e e z e f o r n a t u r a l c o o l i n g w i t h a s o u t h - f a c i n g c o u r t y a r d to m a x i m i z e n a t u r a l d a y l i g h t t o t h e u n i t s . BU I L D I N G I N F O BU I L D I N G C O N S T R U C T I O N : T Y P E V A , S P R I N K L E R E D . 1 H R F I R E S E P A R A T I O N R E Q U I R E D B T W . C O M M E R C I A L A N D R E S I D E N T I A L U S E S . 1/ 2 H R F I R E S E P A R A T I O N R E Q U I R E D B T W . R E S I D E N T I A L U N I T S . BR E A K D O W N B Y F L O O R : FI R S T F L O O R B U I L D I N G A R E A * : 6 1 5 0 S F C O M M E R C I A L M 1 1 0 0 S F R E S I D E N T I A L R - 2 1 6 3 4 S F G A R A G E U 3 4 1 4 S F SE C O N D F L O O R B U I L D I N G A R E A * : 6 6 3 2 S F R E S I D E N T I A L R - 2 6 6 3 2 S F TH I R D F L O O R B U I L D I N G A R E A * : 6 3 7 0 S F R E S I D E N T I A L R - 2 6 3 7 0 S F FO U R T H F L O O R B U I L D I N G A R E A * : 3 2 8 2 S F R E S I D E N T I A L R - 2 3 2 8 2 S F TO T A L B U I L D I N G A R E A * : 2 2 , 4 3 4 S F UN C O V E R E D R O O F D E C K A T 4 T H F L O O R 1 , 9 8 6 S F BR E A K D O W N B Y T Y P E : 2- S T O R Y , 2 - B D C O N D O M I N I U M : L I V I N G A R E A * : 1 , 4 3 1 S F U N C O V ’ D R O O F D E C K 3 6 0 S F 4- S T O R Y 3 - B D T O W N H O M E : L I V I N G A R E A * : 2 , 0 1 8 S F U N C O V ’ D R O O F D E C K : 2 1 1 S F G A R A G E : 5 0 4 S F *I N C L U D E S A L L C O V E R E D P A T I O S A N D D E C K S , A N D E N C L O S E D C I R C U L A T I O N PA R K I N G I N F O GE N E R A L R E T A I L = 1 1 0 0 / 2 0 0 = 6 (2 ) 2 - B E D R O O M S = 4 (6 ) 3 - B E D R O O M S = 1 5 GU E S T P A R K I N G 1 P E R 5 U N I T S = 1 TO T A L P A R K I N G R E Q ’ D : 2 6 - 2 0 % M I X E D - U S E R E D U C T I O N : 2 1 PA R K I N G P R O P O S E D = 2 1 MO T O R C Y C L E @ 1 : 2 0 = 1 15 % B I K E R E Q ’ D : 3 (5 0 % S H O R T T E R M ; 4 0 % L O N G T E R M ) = 2 S H O R T , 1 L O N G DE N S I T Y TO T A L D E N S I T Y P R O V I D E D : 1 1 D U (6 ) 3 - B E D R O O M = 9 (2 ) 2 - B E D R O O M = 2 IN D E X PR O J E C T I N F O 1 CO N T E X T U A L S I T E P L A N 2 DE M O L I T I O N P L A N C 1 . 0 ( 3 ) GR A D I N G & D R A I N A G E P L A N C 2 . 0 ( 4 ) UT I L I T Y P L A N C 3 . 0 ( 5 ) SE C T I O N S & D E T A I L S C 4 . 0 ( 6 ) SE C T I O N S & D E T A I L S C 4 . 1 ( 7 ) SE C T I O N S & D E T A I L S C 4 . 2 ( 8 CO N C E P T U A L L A N D S C A P E P L A N 9 PL A N T S C H E D U L E & I M A G E S 1 0 LA N D S C A P E W A T E R U S E C A L C U L A T I O N S 1 1 AR C H ’ L D E M O P L A N 1 2 SI T E P L A N 1 3 SI T E S E C T I O N S 1 4 SI T E E L E V A T I O N S 1 5 FL O O R P L A N S 1 6 - 1 9 RO O F P L A N 2 0 EL E V A T I O N S 2 1 - 2 5 MA T E R I A L S 2 6 MO D E L I M A G E S 2 6 - 3 1 VI C I N I T Y M A P SI T E AD D R E S S : 4 3 5 M A R S H S T R E E T ( + 1 2 1 0 & 1 2 1 8 C A R M E L ) AP N : 0 0 3 - 5 1 2 - 0 1 7 & 0 0 2 LO T S I Z E : 1 3 , 4 4 2 . 5 S F / . 3 1 A C R E S CU R R E N T T O T A L L O T C O V E R A G E : 4 , 6 8 1 S F PR O P O S E D T O T A L L O T C O V E R A G E : 6 , 6 3 3 S F AL L O W E D C O V E R A G E : 1 0 0 % AL L O W E D F . A . R . 3 . 0 ZO N I N G : C - R AV E R A G E S L O P E : 0 % DE N S I T Y : 3 6 / A C R E HE I G H T L I M I T : 4 5 ’ OC C U P A N C Y U S E : M , ( R E T A I L ) & R - 2 ( R E S I D E N T I A L A P T S . ) PR O J E C T D E S C R I P T I O N Ma r s h & C a r m e l M i x e d U s e p r o p o s e s a n e w 2 2 , 4 3 4 S F 4 - s t o r y m i x e d - u s e b u i l d i n g o n t h e co r n e r o f M a r s h S t . a n d C a r m e l S t . T h e b u i l d i n g i s c o m p r i s e d o f t w o n e w c o n d o m i n i u m s , si x n e w t o w n h o m e s a n d n e w s t o r e f r o n t o p p o r t u n i t i e s a t M a r s h S t r e e t . T h e b u i l d i n g i s si t u a t e d i n a ‘ U ’ s h a p e . T h e b a s e o f t h e ‘ U ’ f r o n t s M a r s h S t . w i t h r e t a i l a t t h e g r o u n d f l o o r an d ( 2 ) 2 - s t o r y c o n d o m i n i u m s a b o v e , f o r a t o t a l o f t h r e e s t o r i e s o n M a r s h S t . T h e l e g s of t h e ‘ U ’ a r e i d e n t i c a l w i n g s c o m p r i s i n g t h r e e t o w n h o m e s t y l e u n i t s e a c h . T h e s e u n i t s ha v e p r i v a t e g a r a g e s o n a n i n t e r i o r c o u r t , c o m p l e t e l y h i d d e n f r o m t h e s t r e e t v i e w , w i t h ve h i c u l a r a c c e s s f r o m t h e o p e n e n d o f t h e ‘ U ’ . T h e s i x t o w n h o m e s a r e 3 - s t o r i e s w i t h a re c e s s e d 4 t h s t o r y p u l l e d b a c k 1 1 ’ f r o m t h e s t r e e t e d g e a n d 8 ’ - 4 ” u n d e r a l l o w e d h e i g h t l i m i t . Th e b u i l d i n g i s p u s h e d t o t h e n o r t h e r n m o s t e n d o f t h e l o t p r o v i d i n g a 4 5 ’ s e t b a c k f r o m th e r e s i d e n t i a l p r o p e r t y t o t h e s o u t h . W i t h i n t h i s 4 5 ’ b u f f e r i s s c r e e n e d s u r f a c e p a r k i n g . Th e a e s t h e t i c i s a c o n t e m p o r a r y S a n t a B a r b a r a s t y l e t h a t l e n d s i t s e l f w e l l t o a b a l a n c e of g r a n d e r c o m m e r c i a l p r o p o r t i o n s o n t h e f r o n t f a ç a d e o n M a r s h S t . a n d s c a l i n g d o w n t o ro w h o u s e s t y l e r e s i d e n t i a l w a l k u p s a l o n g C a r m e l . T h i s p r o j e c t w i l l r e p l a c e f i v e c u r b c u t s wi t h o n e , i n c r e a s i n g s t r e e t p a r k i n g b y s i x v e h i c l e s . a n d r e m o v e o n e t r e e t o b e r e p l a c e d b y si x n e w s t r e e t t r e e s . PR O J E C T L O C A T I O N CA L I F O R N I A C O D E R E F E R E N C E PAGE 1 A t t a c h m e n t 2 ARC1 - 16 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 4. P R I V A T E M . D . P R A C T I C E 5. S E L F - S E R V I C E C A R W A S H 7. M U L T I - F A M I L Y 8. A U T O S A L E S B U S I N E S S CO N T E X T U A L S I T E P L A N SC A L E : N T S 1. E X I S T I N G A U T O S E R V I C E B U S I N E S S O N S I T E 3. R E A L T Y B U S I N E S S 6. S I N G L E - F A M I L Y H O U S E N PAGE 2 2. A T T O R N E Y A T L A W B U S I N E S S SI T E R- 4 C- S C- R 7 6 8 5 4 3 2 1 A t t a c h m e n t 2 ARC1 - 17 DE M O L I T I O N G E N E R A L N O T E S : DE M O L I T I O N K E Y N O T E S : TO P O G R A P H I C S U R V E Y N O T E S GE N E R A L L E G E N D DE M O L I T I O N L E G E N D DATE SUBMITTAL 161011 COORDINATION SETDEVELOPMENT PLANS 435 MARSH - MIXED USE 435 MARSH ST. SAN LUIS OBISPO, CA 93401 APN: 003-512-017 DEMOLITION PLAN C1.0 A t t a c h m e n t 2 ARC1 - 18 A P N 0 0 3 - 5 1 2 - 0 0 3 AP N 0 0 3 - 5 1 2 - 0 1 8 FF 1 7 8 . 5 3 FF 1 7 8 . 7 1 FF 1 7 8 . 8 6 FF 1 7 9 . 2 3 FF 1 7 9 . 2 7 F F 1 7 9 . 3 5 FF 1 7 8 . 0 7 FF 1 7 8 . 2 3 FF 1 7 8 . 2 9 GR A D I N G G E N E R A L N O T E S : GR A D I N G K E Y N O T E S : GE N E R A L N O T E S : GR A D I N G L E G E N D GE N E R A L L E G E N D ST O R M D R A I N L E G E N D : 100 98 DATE SUBMITTAL 161011 COORDINATION SETDEVELOPMENT PLANS 435 MARSH - MIXED USE 435 MARSH ST. SAN LUIS OBISPO, CA 93401 APN: 003-512-017 GRADING AND DRAINAGE PLAN C2.0 A t t a c h m e n t 2 ARC1 - 19 A P N 0 0 3 - 5 1 2 - 0 0 3 AP N 0 0 3 - 5 1 2 - 0 1 8 UT I L I T Y G E N E R A L N O T E S : DR Y U T I L I T Y K E Y N O T E S : SA N I T A R Y S E W E R K E Y N O T E S : ST O R M D R A I N K E Y N O T E S : WA T E R K E Y N O T E S : GR A D I N G L E G E N D GE N E R A L L E G E N D ST O R M D R A I N L E G E N D : WA T E R L E G E N D : SA N I T A R Y S E W E R L E G E N D : 100 98 DATE SUBMITTAL 161011 COORDINATION SETDEVELOPMENT PLANS 435 MARSH - MIXED USE 435 MARSH ST. SAN LUIS OBISPO, CA 93401 APN: 003-512-017 UTILITY PLAN C3.0 A t t a c h m e n t 2 ARC1 - 20 FL O W T H R O U G H L I D P L A N T E R B O X W I T H S U B D R A I N 1 STANDARD VALLEY GUTTER DETAIL 2 AD A A C C E S S I B L E V A L L E Y G U T T E R D E T A I L 3 8" N Y L O P L A S T I N L I N E D R A I N T R A F F I C G R A T E 4 PERVIOUS PAVEMENT SECTION 5DATE SUBMITTAL 161011 COORDINATION SETDEVELOPMENT PLANS 435 MARSH - MIXED USE 435 MARSH ST. SAN LUIS OBISPO, CA 93401 APN: 003-512-017 SECTIONS AND DETAILS C4.0 MO D I F I E D A t t a c h m e n t 2 ARC1 - 21 DATE SUBMITTAL 161011 COORDINATION SETDEVELOPMENT PLANS 435 MARSH - MIXED USE 435 MARSH ST. SAN LUIS OBISPO, CA 93401 APN: 003-512-017 SECTIONS AND DETAILS C4.1 A t t a c h m e n t 2 ARC1 - 22 DATE SUBMITTAL 161011 COORDINATION SETDEVELOPMENT PLANS 435 MARSH - MIXED USE 435 MARSH ST. SAN LUIS OBISPO, CA 93401 APN: 003-512-017 SECTIONS AND DETAILS C4.2 A t t a c h m e n t 2 ARC1 - 23 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 CO N C E P T U A L L A N D S C A P E P L A N SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” N PAGE 9 R E C Y C L E T R A S H E E H H L E E E S H H S S S S S S L L C C A S S S C C C C A A Y C C Y Y Y Y Y A A R R R R R R R Y Y R R Y Y R R R R R R C C Y Y C C T T C C C C C C C C T T E C E E E E E T E E E E E E E E E E R R R R R R R R R R R R R R H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H S S H H H H H H H H H H H H H H H H H H H E E E E E M A R S H S T . CA R M E L S T . AD J A C E N T B U I L D I N G 57 ' - 7 " 25 ' - 0 " 25 ' - 0 " 3 8 ' - 3 " (1 ) E X I S T I N G F I C U S M I C R O C A R P A ST R E E T T R E E T O B E R E M O V E D A N D RE P L A C E D W I T H ( 6 ) N E W PL A T A N U S M E X I C A N A LA N D S C A P E G E N E R A L N O T E S TO T A L L A N D S C A P E A R E A : 6 9 4 S F 1. R E F E R T O A R C H I T E C T U R A L S I T E P L A N F O R T R A S H EN C L O S U R E A N D B I C Y C L E P A R K I N G L O C A T I O N S O N S I T E . 2. R E F E R T O A R C H I T E C T U R A L S I T E P L A N F O R A L L SE T B A C K S A N D E A S E M E N T S . (N ) M I X E D U S E B U I L D I N G 58 3 5 S F PA R K I N G A R E A A t t a c h m e n t 2 ARC1 - 24 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 PL A N T S C H E D U L E A N D I M A G E S MI X I C A N S Y C A M O R E SW E E T S H A D E YA R R O W KI N N I K I N N I C K C A L I F O R N I A L I L A C A F R I C A N I R I S SI S K I Y O U B L U E F E S C U E D E E R G R A S S V V A R I E G A T E D M O U N T A I N F L A X QT Y BO T A N I C A L N A M E / C O M M O N N A M E 2 H y m e n o s p o r u m f l a v u m / S w e e t s h a d e Si z e : 2 5 ` - 4 0 ` t a l l x 1 5 ` - 2 0 ` w i d e WU C O L S P F : . 4 - . 6 6 P l a t a n u s m e x i c a n a ` A l a m o ` T M / M e x i c a n S y c a m o r e Si z e : 6 0 ` t a l l x 4 0 ` w i d e WU C O L S P F : . 4 - . 6 NO T E : T h i s v a r i e t y o f P l a t a n u s i s a n a p p r o v e d a l t e r n a t e t o Pl a t a n u s a c e r i f o l o a p e r t h e C i t y A r b o r i s t r e c o m m e n d a t i o n . QT Y BO T A N I C A L N A M E / C O M M O N N A M E 15 A c h i l l e a m i l l e f o l i u m ` M o o n s h i n e ` / Y a r r o w Si z e : 2 ` - 3 ` t a l l a n d w i d e WU C O L S P F : . 1 - . 4 5 A r c t o s t a p h y l o s u v a - u r s i / K i n n i k i n n i c k Si z e : 1 ` t a l l x 3 ` - 6 ` w i d e WU C O L S P F : < . 1 1 C e a n o t h u s x ` D a r k S t a r ` / C a l i f o r n i a L i l a c Si z e " 6 ` - 8 ` t a l l a n d w i d e WU C O L S P F = < . 1 13 D i e t e s v e g e t a / A f r i c a n I r i s Si z e : 3 ` - 4 ` t a l l a n d w i d e WU C O L S P F : . 1 - . 4 10 F e s t u c a i d a h o e n s i s ` S i s k i y o u B l u e ` / S i s k i y o u B l u e F e s c u e Si z e : 1 ` - 2 ` t a l l a n d w i d e WU C O L S P F = < . 1 6 M u h l e n b e r g i a r i g e n s / D e e r G r a s s Si z e : 4 ` - 5 ` t a l l x 4 ` - 6 ` w i d e WU C O L S P F : . 1 - . 3 2 P h o r m i u m c o o k i a n u m ` B r o n z e B a b y ` / V a r i e g a t e d M o u n t a i n F l a x Si z e : 3 ` - 4 ` t a l l a n d w i d e WU C O L S P F : . 1 - . 3 TR E E S SH R U B S PAGE 10 A t t a c h m e n t 2 ARC1 - 25 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 LA N D S C A P E W A T E R U S E C A L C U L A T I O N S TO T A L I R R I G A T E D A R E A : 6 9 4 S F 0D [ L P X P $ S S O L H G : D W H U $ O O R Z D Q F H & D O F X O D W L R Q V I R U 1 H Z D Q G 5 H K D E L OL W D W H G / D Q G V F D S H V ( Q W H U Y D O X H L Q 3 D O H % O X H & H O O V 7D Q & H O O V 6 K R Z 5 H V X O W V 0H V V D J H V D Q G : D U Q L Q J V &O L F N R Q W K H E O X H F H O O R Q U L J K W W R 3 L F N & L W \ 1 D P H 6D Q / X L V 2 E L V S R 1 D P H R I & L W \ (7 R R I & L W \ I U R P $ S S H Q G L [ $ (7 R L Q F K H V \ H D U (Q W H U W R W D O O D Q G V F D S H L Q F O X G L Q J 6 / $ /$ I W (Q W H U 6 S H F L D O / D Q G V F D S H $ U H D 6/ $ I W 5H V X O W V 0$ : $ ( 7 R [ [ > [ / $ [ 6 / $ @ * D O O R Q V & X E L F ) H H W + & ) $ F U H I H H W 0 L O O L R Q V R I * D O O R Q V 0$ : $ F D O F X O D W L R Q L Q F R U S R U D W L Q J ( I I H F W L Y H 3 U H F L S L W D W L R Q 2 S W L R Q D O (7 R R I & L W \ I U R P $ S S H Q G L [ $ (7 R L Q F K H V \ H D U /D Q G V F D S H $ U H D /$ I W 6S H F L D O / D Q G V F D S H $ U H D 6/ $ I W 7 R W D O D Q Q X D O S U H F L S L W D W L R Q (Q W H U ( I I H F W L Y H 3 U H F L S L W D W L R Q ( S S W L Q \ U R I W R W D O D Q Q X DO S U H F L S L W D W L R Q 5H V X O W V 0$ : $ ( 7 R ( S S W [ [ > [ / $ [ 6 / $ @ * D O O R Q V & X E L F ) H H W + & ) $ F U H I H H W 0 L O O L R Q V R I * D O O R Q V (V W L P D W H G 7 R W D O : D W H U 8 V H (T X D W L R Q (7 : 8 ( 7 R [ [ > 3 ) [ + $ , ( 6 / $ @ (Q W H U Y D O X H V L Q 3 D O H % O X H & H O O V 7D Q & H O O V 6 K R Z 5 H V X O W V 0H V V D J H V D Q G : D U Q L Q J V (Q W H U , U U L J D W L R Q ( I I L F L H Q F \ H T X D O W R R U J U H D W H U W K D Q ,U U L J D W L R Q ( I I L F L H Q F \ ' H I D X O W 9 D O X H 3O D Q W : D W H U 8 V H 7 \ S H 3 O D Q W ) D F W R U /R Z 0H G L X P +L J K 6/ $ +\ G U R ] R Q H 3O D Q W : D W H U 8V H 7 \ S H V O R Z P H G L X P KL J K 3O D Q W ) D F W R U 3 ) +\ G U R ] R Q H $U H D + $ I W 3 ) [ + $ I W /R Z /R Z /R Z 6/ $ 6X P 5H V X O W V 0$ : $ ( 7 : 8 * D O O R Q V (7:8FRPSOLHVZLWK0$:$ & X E L F ) H H W + & ) $ F U H I H H W 0 L O O L R Q V R I * D O O R Q V PAGE 11 A t t a c h m e n t 2 ARC1 - 26 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 DE M O P L A N SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” N 1. ( E ) C U R B C U T T O B E D E M O L I S H E D 2. ( E ) B U I L D I N G T O B E D E M O L I S H E D 3. ( E ) C A R P O R T T O B E D E M O L I S H E D 4. ( E ) F E N C E T O B E R E M O V E D 5. ( E ) C O N C R E T E , T H R O U G H O U T , T O B E R E M O V E D 6. ( E ) T R E E T O B E R E M O V E D KE Y N O T E S PAGE 12 A t t a c h m e n t 2 ARC1 - 27 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 SI T E P L A N SC A L E : 1 / 1 6 ” = 1 ’ 1. ( N ) 6 ’ T A L L G A T E ; M E T A L 2. ( N ) S T R E E T T R E E S O N M A R S H S T . T O B E L O C A T E D I N A D A C O M P L I A N T 5 ’ X 5 ’ T R E E G R A T E . M A I N T A I N 8 ’ C L E A R P E D E S T R I A N P A T H O F T R A V E L F R O M F A C E O F T R E E ( A S S U M E 2 ’ D I A M E T E R T R E E ) T O F A C E O F B U I L D I N G . S E E L A N D S C A P E F O R T Y P E . 3. ( E ) T R E E T O B E R E M O V E D 4. ( N ) B U I L D I N G A B O V E 5. ( N ) P E R V I O U S P A V E R S . S E E C I V I L S H E E T S 6. ( E ) C U R B W / 6 ’ F E N C E A B O V E 7. ( N ) 2 S H O R T T E R M B I K E S T O R A G E , 1 L O N G T E R M B I K E L O C K E R 8. 1 0 ’ S E T B A C K E Q U A L T O A D J . P R O P . E R T Y S T A N D A R D S 9. ( N ) 2 D U M P S T E R B I N S ( 8 3 ” X 5 9 ” ) - I N 4 ’ T A L L E N C L O S U R E . N O T E 6 T O W N H O M E S T O H A V E I N D I V I D U A L T R A S H B I N S I N P R I V A T E G A R A G E S 10 . ( N ) C O N C R E T E 11 . ( N ) W O O D C L A D P L A N T E R S . S E E C I V I L F O R U S E W I T H W A T E R T R E A T M E N T P L A N . 12 . P R I V A T E G A R A G E E N T R I E S , T Y P . O F 6 . 13 . ( N ) S T R E E T T R E E S O N C A R M E L S T . T O B E L O C A T E D I N A D A C O M P L I A N T 4 ’ X 4 ’ T R E E G R A T E . M A I N T A I N 8 ’ C L E A R P E D E S T R I A N P A T H O F T R A V E L F R O M F A C E O F T R E E ( A S S U M E 2 ’ D I A M T E R T R E E ) T O F A C E O F B U I L D I N G . S E E L A N D S C A P E F O R T Y P E . 14 . ( N ) B U L B - O U T P E R C I V I L 15 . ( N ) C U R B C U T P E R C I V I L KE Y N O T E S N PAGE 13 (3 ) 4 - S T O R Y T O W N H O M E S (2 ) 2 - S T O R Y CO N D O M I N I U M S (3 ) 4 - S T O R Y T O W N H O M E S (N ) M I X E D U S E B U I L D I N G 58 3 5 S F M A R S H S T . CA R M E L S T . 95 ' - 0 " 4' - 0 1 2 " 41 ' - 1 " 20 ' - 0 " 75 ' - 0 " 95 ' - 0 " 5 ' - 9 " 3 4 ' - 0 " 3 4 ' - 1 " 1 4 ' - 6 " 8 2 ' - 7 " 2 9 ' - 4 " 2 4 ' - 0 " 2 9 ' - 2 1 2 " 1 1 ' - 6 " 1 5 ' - 0 " 20 ' - 0 " 21 ' - 1 " 4 8 1 9 32 6 5 10 MC P A R K I N G 1 11 11 3 ' - 6 " 7 R E C Y C L E T R A S H 101.3' MC P A R K I N G 1 14 15 PA R K I N G A R E A 12 AD J A C E N T B U I L D I N G PA R K I N G 4 AD A P A R K I N G 1 PA R K I N G 3 RE S . P A R K I N G 6 PA R K I N G 2 RE S . P A R K I N G 7 RE S . P A R K I N G 8 RE S . P A R K I N G 9 10 ' - 3 " 8'-0" C L E A R 11 8 ' - 0 1 2 " 1 ' - 5 " 8 ' - 0 " C L E A R 13 OV E R C O M M E R C I A L PA R K I N G 5 4 ' - 0 " A t t a c h m e n t 2 ARC1 - 28 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 SI T E S E C T I O N T H R O U G H M A R S H S T . SC A L E : 1 / 1 6 ” = 1 ’ SI T E S E C T I O N T H R O U G H C A R M E L S T . SC A L E : 1 / 1 6 ” = 1 ’ PAGE 14 A t t a c h m e n t 2 ARC1 - 29 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 CA R M E L S T R E E T E L E V A T I O N SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” MA R S H S T R E E T E L E V A T I O N SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” 4 2 ' - 0 " 4 5 ' - 0 " H E I G H T L I M I T 3 6 ' - 8 " 1 5 ' 2 7 ' P . L . P . L . 4' T A L L T R A S H E N C L O S U R E . C L A D IN S T U C C O T O M A T C H M A I N B O D Y CO L O R O F ( N ) B U I L D I N G PAGE 15 +(,*+7/,0,7 3/ 3 / A t t a c h m e n t 2 ARC1 - 30 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 FI R S T F L O O R P L A N SC A L E : 3 / 3 2 ” - 1 ’ N 1. ( N ) B U I L D I N G A B O V E 2. F I R E R I S E R R O O M KE Y N O T E S PAGE 16 N A t t a c h m e n t 2 ARC1 - 31 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 SE C O N D F L O O R P L A N SC A L E : 3 / 3 2 ” - 1 ’ N PAGE 17 A t t a c h m e n t 2 ARC1 - 32 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 TH I R D F L O O R P L A N SC A L E : 3 / 3 2 ” - 1 ’ N 1. R O O F B E L O W KE Y N O T E S PAGE 18 LO O R P L A N ” 1’ N A t t a c h m e n t 2 ARC1 - 33 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 FO U R T H F L O O R P L A N SC A L E : 3 / 3 2 ” - 1 ’ N 1. B U I L D I N G E D G E B E L O W 2. R O O F B E L O W KE Y N O T E S PAGE 19 OO R P L A N N A t t a c h m e n t 2 ARC1 - 34 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 RO O F P L A N SC A L E : 3 / 3 2 ” - 1 ’ N PAGE 20 A t t a c h m e n t 2 ARC1 - 35 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 EL E V A T O R T O W E R 2643523282 1 10 9 24 6 11 14 10 9 12 13 9 8 7 29 12'-6"9'-0"9'-0"3'-6"8'30'-6"11'-6"42'-0"45'-0" HEIGHT LIMIT 1 1 ' 3'-0"P.L. P . L . MA R S H S T R E E T E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 11 . M E T A L C A N O P Y , W / W O O D 12 . 3 ’ T A L L B U L K H E A D , C O N C R E T E 13 . B U I L T - I N P L A N T E R C O N C R E T E 14 . I N S E T M E T A L P A N E L S , B L A C K 15 . D E C O R A T I V E T I L E T R I M 16 . W O O D D E C K B A L C O N Y W / M E T A L R A I L I N G 17 . M E T A L R A I L I N G 18 . P R I V A T E R O O F D E C K D O O R 19 . S T U C C O C O V E R E D R A I L I N G , W / M E T A L R A I L I N G 20 . M E T A L C L A D D O O R , B L A C K 21 . W O O D C L A D P L A N T E R B O X 22 . W O O D T R E L L I S 23 . W I N D O W W / M E T A L A W N I N G , B L A C K 24 . W I N D O W , B L A C K 25 . G L A Z E D B A L C O N Y D O O R S , B L A C K 26 . F A U X B E A M 27 . G A R A G E D O O R , B L A C K 28 . W I N D O W , B L A C K W / I N S E T W O O D P A N E L 29 . A D J A C E N T B U I L D I N G 30 . D R Y F L O O D P R O O F I N G T O B E P R O V I D E D @ C O M M E R C I A L W E T F L O O D P R O O F @ R E S I D E N T I A L 1 ’ A B O V E B F E I N A C C O R D A N C E W / F E M A R E G U L A T I O N S 1. S T U C C O - A C C E N T C O L O R 2. M I S S I O N S T Y L E R O O F T I L E 3. S O F F I T R O O F W / E X P O S E D F A U X R A F T E R B E A M 4. S T U C C O - M A I N B O D Y C O L O R 5. S T U C C O C O R N I C E D E T A I L 6. W I N D O W W / J U L I E T B A L C O N Y 7. 6 ’ T A L L M E T A L G A T E 8. W A L L M O U N T E D S C O N C E 9. A L U M I N U M C L A D S T O R E F R O N T W I N D O W , B L A C K 10 . A L U M I N U M C L A D S T O R E F R O N T D O O R S W / F U L L G L A Z I N G , B L A C K KE Y N O T E S PAGE 21BFE: 182.00’ A t t a c h m e n t 2 ARC1 - 36 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 CA R M E L S T R E E T E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 11 . M E T A L C A N O P Y , W / W O O D 12 . 3 ’ T A L L B U L K H E A D , C O N C R E T E 13 . B U I L T - I N P L A N T E R C O N C R E T E 14 . I N S E T M E T A L P A N E L S , B L A C K 15 . D E C O R A T I V E T I L E T R I M 16 . W O O D D E C K B A L C O N Y W / M E T A L R A I L I N G 17 . M E T A L R A I L I N G 18 . P R I V A T E R O O F D E C K D O O R 19 . S T U C C O C O V E R E D R A I L I N G , W / M E T A L R A I L I N G 20 . M E T A L C L A D D O O R , B L A C K 21 . W O O D C L A D P L A N T E R B O X 22 . W O O D T R E L L I S 23 . W I N D O W W / M E T A L A W N I N G , B L A C K 24 . W I N D O W , B L A C K 25 . G L A Z E D B A L C O N Y D O O R S , B L A C K 26 . F A U X B E A M 27 . G A R A G E D O O R , B L A C K 28 . W I N D O W , B L A C K W / I N S E T W O O D P A N E L 29 . A D J A C E N T B U I L D I N G 30 . D R Y F L O O D P R O O F I N G T O B E P R O V I D E D @ C O M M E R C I A L W E T F L O O D P R O O F @ R E S I D E N T I A L 1 ’ A B O V E B F E I N A C C O R D A N C E W / F E M A R E G U L A T I O N S 1. S T U C C O - A C C E N T C O L O R 2. M I S S I O N S T Y L E R O O F T I L E 3. S O F F I T R O O F W / E X P O S E D F A U X R A F T E R B E A M 4. S T U C C O - M A I N B O D Y C O L O R 5. S T U C C O C O R N I C E D E T A I L 6. W I N D O W W / J U L I E T B A L C O N Y 7. 6 ’ T A L L M E T A L G A T E 8. W A L L M O U N T E D S C O N C E 9. A L U M I N U M C L A D S T O R E F R O N T W I N D O W , B L A C K 10 . A L U M I N U M C L A D S T O R E F R O N T D O O R S W / F U L L G L A Z I N G , B L A C K KE Y N O T E S PAGE 22 BF E : 1 8 2 . 0 0 ’ A t t a c h m e n t 2 ARC1 - 37 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 SO U T H E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 11 . M E T A L C A N O P Y , W / W O O D 12 . 3 ’ T A L L B U L K H E A D , C O N C R E T E 13 . B U I L T - I N P L A N T E R C O N C R E T E 14 . I N S E T M E T A L P A N E L S , B L A C K 15 . D E C O R A T I V E T I L E T R I M 16 . W O O D D E C K B A L C O N Y W / M E T A L R A I L I N G 17 . M E T A L R A I L I N G 18 . P R I V A T E R O O F D E C K D O O R 19 . S T U C C O C O V E R E D R A I L I N G , W / M E T A L R A I L I N G 20 . M E T A L C L A D D O O R , B L A C K 21 . W O O D C L A D P L A N T E R B O X 22 . W O O D T R E L L I S 23 . W I N D O W W / M E T A L A W N I N G , B L A C K 24 . W I N D O W , B L A C K 25 . G L A Z E D B A L C O N Y D O O R S , B L A C K 26 . F A U X B E A M 27 . G A R A G E D O O R , B L A C K 28 . W I N D O W , B L A C K W / I N S E T W O O D P A N E L 29 . A D J A C E N T B U I L D I N G 30 . D R Y F L O O D P R O O F I N G T O B E P R O V I D E D @ C O M M E R C I A L W E T F L O O D P R O O F @ R E S I D E N T I A L 1 ’ A B O V E B F E I N A C C O R D A N C E W / F E M A R E G U L A T I O N S 1. S T U C C O - A C C E N T C O L O R 2. M I S S I O N S T Y L E R O O F T I L E 3. S O F F I T R O O F W / E X P O S E D F A U X R A F T E R B E A M 4. S T U C C O - M A I N B O D Y C O L O R 5. S T U C C O C O R N I C E D E T A I L 6. W I N D O W W / J U L I E T B A L C O N Y 7. 6 ’ T A L L M E T A L G A T E 8. W A L L M O U N T E D S C O N C E 9. A L U M I N U M C L A D S T O R E F R O N T W I N D O W , B L A C K 10 . A L U M I N U M C L A D S T O R E F R O N T D O O R S W / F U L L G L A Z I N G , B L A C K KE Y N O T E S PAGE 23 BF E : 1 8 2 . 0 0 ’ A t t a c h m e n t 2 ARC1 - 38 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 DR I V E C O U R T E L E V A T I O N - L O O K I N G W E S T ( L O O K I N G E A S T , S I M . ) SC A L E : 1 / 8 ” = 1 ’ - 0 ” 11 . M E T A L C A N O P Y , W / W O O D 12 . 3 ’ T A L L B U L K H E A D , C O N C R E T E 13 . B U I L T - I N P L A N T E R C O N C R E T E 14 . I N S E T M E T A L P A N E L S , B L A C K 15 . D E C O R A T I V E T I L E T R I M 16 . W O O D D E C K B A L C O N Y W / M E T A L R A I L I N G 17 . M E T A L R A I L I N G 18 . P R I V A T E R O O F D E C K D O O R 19 . S T U C C O C O V E R E D R A I L I N G , W / M E T A L R A I L I N G 20 . M E T A L C L A D D O O R , B L A C K 21 . W O O D C L A D P L A N T E R B O X 22 . W O O D T R E L L I S 23 . W I N D O W W / M E T A L A W N I N G , B L A C K 24 . W I N D O W , B L A C K 25 . G L A Z E D B A L C O N Y D O O R S , B L A C K 26 . F A U X B E A M 27 . G A R A G E D O O R , B L A C K 28 . W I N D O W , B L A C K W / I N S E T W O O D P A N E L 29 . A D J A C E N T B U I L D I N G 30 . D R Y F L O O D P R O O F I N G T O B E P R O V I D E D @ C O M M E R C I A L W E T F L O O D P R O O F @ R E S I D E N T I A L 1 ’ A B O V E B F E I N A C C O R D A N C E W / F E M A R E G U L A T I O N S 1. S T U C C O - A C C E N T C O L O R 2. M I S S I O N S T Y L E R O O F T I L E 3. S O F F I T R O O F W / E X P O S E D F A U X R A F T E R B E A M 4. S T U C C O - M A I N B O D Y C O L O R 5. S T U C C O C O R N I C E D E T A I L 6. W I N D O W W / J U L I E T B A L C O N Y 7. 6 ’ T A L L M E T A L G A T E 8. W A L L M O U N T E D S C O N C E 9. A L U M I N U M C L A D S T O R E F R O N T W I N D O W , B L A C K 10 . A L U M I N U M C L A D S T O R E F R O N T D O O R S W / F U L L G L A Z I N G , B L A C K KE Y N O T E S PAGE 24BFE: 182.00’ A t t a c h m e n t 2 ARC1 - 39 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 WE S T E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 11 . M E T A L C A N O P Y , W / W O O D 12 . 3 ’ T A L L B U L K H E A D , C O N C R E T E 13 . B U I L T - I N P L A N T E R C O N C R E T E 14 . I N S E T M E T A L P A N E L S , B L A C K 15 . D E C O R A T I V E T I L E T R I M 16 . W O O D D E C K B A L C O N Y W / M E T A L R A I L I N G 17 . M E T A L R A I L I N G 18 . P R I V A T E R O O F D E C K D O O R 19 . S T U C C O C O V E R E D R A I L I N G , W / M E T A L R A I L I N G 20 . M E T A L C L A D D O O R , B L A C K 21 . W O O D C L A D P L A N T E R B O X 22 . W O O D T R E L L I S 23 . W I N D O W W / M E T A L A W N I N G , B L A C K 24 . W I N D O W , B L A C K 25 . G L A Z E D B A L C O N Y D O O R S , B L A C K 26 . F A U X B E A M 27 . G A R A G E D O O R , B L A C K 28 . W I N D O W , B L A C K W / I N S E T W O O D P A N E L 29 . A D J A C E N T B U I L D I N G 30 . D R Y F L O O D P R O O F I N G T O B E P R O V I D E D @ C O M M E R C I A L W E T F L O O D P R O O F @ R E S I D E N T I A L 1 ’ A B O V E B F E I N A C C O R D A N C E W / F E M A R E G U L A T I O N S 1. S T U C C O - A C C E N T C O L O R 2. M I S S I O N S T Y L E R O O F T I L E 3. S O F F I T R O O F W / E X P O S E D F A U X R A F T E R B E A M 4. S T U C C O - M A I N B O D Y C O L O R 5. S T U C C O C O R N I C E D E T A I L 6. W I N D O W W / J U L I E T B A L C O N Y 7. 6 ’ T A L L M E T A L G A T E 8. W A L L M O U N T E D S C O N C E 9. A L U M I N U M C L A D S T O R E F R O N T W I N D O W , B L A C K 10 . A L U M I N U M C L A D S T O R E F R O N T D O O R S W / F U L L G L A Z I N G , B L A C K KE Y N O T E S PAGE 25 BF E : 1 8 2 . 0 0 ’ A t t a c h m e n t 2 ARC1 - 40 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 MA T E R I A L S AW N I N G S & C A N O P I E S SW 6 2 5 8 T R I C O R N B L A C K DE C K S & P L A N T E R S WO O D S T A I N SW 3 5 0 7 R I V E R W O O D ST U C C O - A C C E N T LA H A B R A , X - 8 3 0 C L A Y BU L K H E A D CO N C R E T E - S M O O T H F I N I S H ST O R E F R O N T - F I R E S T O N E UN A C L A D , A N O D I Z E D A L U M . BL A C K B A T C H TE R R A C O T T A R O O F T I L E MU L T I C O L O R E D DE C O R A T I V E T I L E T R I M TB D - S I M I L A R T O A B O V E ME T A L R A I L I N G SW 6 2 5 8 T R I C O R N B L A C K LA R G E W A L L S C O N C E HI N K L E Y 1 3 4 4 1 L I G H T A D A C O M P L I A N T 18 ” T A L L L E D F L U S H M O U N T DA R K S K Y W A L L S C O N C E W / FR O S T E D G L A S S S H A D E BL A C K SM A L L W A L L S C O N C E HI N K L E Y 1 8 3 0 1 L I G H T A D A C O M P L I A N T 14 . 5 ” T A L L DA R K S K Y O U T D O O R W A L L SC O N C E SA T I N B L A C K ST U C C O - M A I N B O D Y LA H A B R A , X - 7 3 E G G S H E L L PAGE 26 A t t a c h m e n t 2 ARC1 - 41 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 MA R S H S T R E E T E L E V A T I O N PAGE 27 A t t a c h m e n t 2 ARC1 - 42 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 CA R M E L S T R E E T E L E V A T I O N PAGE 28 A t t a c h m e n t 2 ARC1 - 43 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 DR I V E W A Y A P P R O A C H O F F C A R M E L PAGE 29 A t t a c h m e n t 2 ARC1 - 44 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 DR I V E C O U R T PAGE 30 A t t a c h m e n t 2 ARC1 - 45 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 RO O F D E C K S O N C A R M E L PAGE 31 A t t a c h m e n t 2 ARC1 - 46 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.com tenoverstudio.com SET NOT FOR CONSTRUCTION All dimensions to be verified on site MARSH & CARMEL MIXED-USE 435 MARSH STREET, SAN LUIS OBISPO, CA DATE: 08/16/2017 RO O F D E C K S O N M A R S H PAGE 32 A t t a c h m e n t 2 ARC1 - 47