HomeMy WebLinkAboutItem 4 - ARCH-0368-2019 (1236 Archer)Meeting Date: October 21, 2019
Item Number: 4
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story mixed-use development consisting of four residential units and
540 square feet of commercial space. The project site is located at 1236 Archer Street, and is currently
developed with a non-historic single-story work/live structure and parking lot, which are proposed for
demolition. The proposed site improvements include parking and site access upgrades, and
landscaping upgrades and associated tree removals (Attachment 1, Project Plans).
General Location: The 6,628 square foot
project site is located on an existing
developed parcel along the intersection of
Archer and Pacific Streets, with direct
access from both street frontages. The
property includes an existing work/live unit
and parking lot.
Present Use: Work/Live Unit
Zoning: Commercial Services (C-S)
General Plan: Services & Manufacturing
Surrounding Uses:
East: Offices
West: Warehousing
North: Hotel
South: Auto Parts and Services
2.0 PROPOSED DESIGN
Architecture: Contemporary design
Design details: Ground-level retail space, side loaded garages, outdoor patio, shed style roofs, upper
level balconies, and metal awnings.
Materials: Stucco, corrugated metal, wood siding and decking, and permeable pavers.
Colors: Primary light-beige & dark gray siding with black trim.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1236 Archer Street FILE NUMBER: ARCH-0368-2019
APPLICANT: Cecilia Reyes REPRESENTATIVE: Aisling Fearon
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG) and applicable City Standards and 2) provide comments and
recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG
Chapters 2 (General Design Principles), 3.1 (Commercial Project Design), and 6 (Site Planning and Other
Design Details).
Highlighted Sections Discussion Items
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.B.3 Design
Consistency
The ARC should discuss whether the proposed development demonstrates a
consistent use of colors, materials, and detailing throughout all elevations of the
buildings; “Elevations which do not directly face a street should not be ignored
or receive only minimal architectural treatment”.
§3.1.B.4 Form and Mass
The ARC should discuss whether the project provides a sense of human scale
and proportion, and whether the proposed articulation is sufficient in relieving
the buildings mass and expansive wall planes.
§3.1.B.8 Entries
The ARC should discuss whether the project entries are sufficient for the
commercial district in creating an architectural focal point for each building.
§3.1.C.2 Building and
Parking Location
The ARC should discuss the location of surface parking in the context of visibility
from the street, and whether the project provides sufficient screening of
parking areas through the proposed landscaping.
Figure 2: Renderings of project design from Pacific Street.
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1236 Archer Street
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5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required
Front Setback 10 feet (street yard averaging) 15 feet (standard)
10 feet (street yard averaging)*
Density (units/acre) 3.32 3.6
Floor Area Ratio (FAR) 0.85 1.5
Maximum Height of Structures 34 feet 35 feet
Max Building Coverage 36% 75%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
8 (20% Reduction)
1 EV Ready
13
10 (standard)
1 EV Ready
13
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations Section 17.70.170.D.1 Exceptions Entitled to Property Due to Physical
Circumstances1
6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
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.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, CDG, Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
7.1 Project Plans
1 Section 17.70.170.D.1.a: Front and/or Street Side Setback Averaging in Developed Areas. Where these Zoning Regulations
require front and/or street side setbacks and where buildings have been erected on at least one -half of the lots in a block
as of the effective date of the regulations codified in this Section, the minimum required front and/or street side setback
shall be the average of the front and/or street side (as applicable) setback of the developed lots, but in no case less than 10
feet nor more than would otherwise be required. Averaging does not apply to enclosed parking structures. Packet Page 207
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REYES MIXED-USEENTITLEMENTS PACKAGE, 09/13/19Prepared by TEN OVER STUDIOReyes Mixed-Use, situated on a corner lot surrounded by light-manufacturing buildings, proposes a modern industrial home design to two single family residences, and a neighborhood shop with living above. The design brings industrial elements through the use of metal siding, large roll-up doors, dark-framed large windows, shed roofs, and metal detailing. The corner shop will provide a neighborhood hangout spot with patios facing the south sun. The two single family residences, as well as the third floor of the corner mixed-use are pulled further back from the setback than required to allow the commercial use to be prominent on the corner, and provide further privacy for the residential uses. Packet Page 209
CLIENTCECE REYES1236 ARCHER ST, SAN LUIS OBISPO, CA805.574.0125CONTACT: CECE REYEScecereyes@yahoo.comARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: AISLING FEARONaislingf@tenoverstudio.comPROJECT INFO & DATA T1.0 TO T1.1CONTEXTUAL SITE PLAN T1.2GRADING AND DRAINAGE PLAN C1.0UTILITY PLAN C1.1TREE REMOVAL PLAN L1.0PLANTING PLAN L1.1PLANTING PALETTE L1.2WATER CALCULATIONS L1.3SITE PLAN A1.0BUILDING 1 FLOOR PLANS A2.0BUILDING 2 FLOOR PLANS A2.1BUILDING 3 FLOOR PLANS A2.2MATERIAL BOARD A3.0SITE ELEVATIONS A3.1BUILDING 1 ELEVATIONS A3.2BUILDINGS 2 AND 3 ELEVATIONS A3.3PROJECT IMAGES A4.0 TO A4.2CONTACTSindexLANDSCAPE ARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: JULIA OBERHOFFjuliao@tenoverstudio.comCIVIL ENGINEER ABOVE GRADE ENGINEERING245 HIGUERA STREET, SAN LUIS OBISPO, CA 93401805.548.1180CONTACT: SCOTT STOKESscott@abovegradeengineering.comPacket Page 210
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19T1.0VICINITY MAPNHWY 1MARSH STSOUTH STHIGH STBROAD STPACIFIC STARCHER STHIGUERA STPROJECT LOCATION1236 ARCHER ST1236 ARCHER STREET, SAN LUIS OBISPO, CAAPN002-508-005CURRENT USELIVE/WORK6628 SF .15 ACREMAX SITE COVERAGEALLOWABLE75%PROPOSED36%, 2408 SFFARALLOWABLE1.5, (9,942 SF) PROPOSED.85, (5,615 SF)DENSITYALLOWABLE24/ACRE = 3.6PROPOSED3.32 duHEIGHT LIMITALLOWABLE35'PROPOSEDBLDG 1: 34'-5"BLDG 2 & 3: 33'-3"ADJACENT ZONES NORTHEASTSOUTHWESTC-RC-SC-SC-SSETBACKSCORNERFRONTSIDEREARч 20' = 10N/AN/AN/A>20' = 15*5' FOR PARKING LOTS* SETBACK AVERAGING ALLOWS FOR A 10' SETBACK, SEE SETBACK MAPLAND USE REQUIREMENTS ZONINGFLOOD ZONELOT SIZEC-S SERVICE COMMERCIALAEADDRESSPROPOSED USEMIXED-USE: B BUSINESS / M MERCANTILE, R-2 APARTMENTSALLOWED USE IN ZONEYENTITLEMENTS/USE PERMIT REQUIREDMUP, ARC ADVISORY TO DIRECTOR (NO PLANNING COMMISSION) BUILDING 1OCCUPANCYB BUSINESS/M MERCANTILE, R-2 APARTMENTS (MIXED-USE)CONSTRUCTION TYPEVB, SPRINKLEREDSPRINKLER SYSTEMNFPA 13, w/ .1 GPM/SF DENSITYSTORIES PROPOSED3HEIGHT PROPOSED35'-0"AREA/FLOOR PROPOSED983 SF MAX PER FLOOR, SEE T1.1 FLOOR AREASBUILDINGS 2 & 3OCCUPANCYR-2 APARTMENTSCONSTRUCTION TYPEVB, SPRINKLEREDSPRINKLER SYSTEMNFPA 13, w/ .1 GPM/SF DENSITYSTORIES PROPOSED3HEIGHT PROPOSED33'-3"AREA/FLOOR PROPOSED729 MAX PER FLOOR, SEE T1.1 FLOOR AREASBUILDING INFOSETBACK MAPDIRECTED BY PLANNER TO USE 15’-0” FOR SETBACKS THAT EXCEED 15’-0”ARCHER ST SETBACK AVERAGE: 8’-3” : (10 + 15 + 3 + 4 + 8.5 + 8.5) / 6 = 8.2’PACIFIC ST SETBACK AVERAGE: 7’-8” : (5 + 15 + 15 + 0 + 10 + 8 + 0) / 7 = 7.6352-(&7'(6&5,37,211236 Archer Street proposes a phased Mixed-use project comprised of 3 buildings. The first phase incorporates two 2-bedroom stand-alone residences. Each residence is three stories, with 2 floors of living space over garage. The second phase demolishes the existing SFR and replaces it with a new service oriented use at the corner with two 1-bedroom units above. This property is surrounded with warehouse type use and intends to add to this fabric by blending a warehouse feel with softer residential features. Setback averaging of the the neighboring buildings' setbacks allows for the mixed-use building on the corner to break setback requirements and engage more intimately with the street (see Setback Map).5'-0"8'-6">15'-0">15'-0"0'-0" SETBACK0'-0" SETBACK8'-0"10'-0"10'-0"24'-0"22'-0"10'-0">15'-0"3'-0"ARCHER STPISMO STMARSH STCARMEL ST8'-6"4'-0"PACIFIC ST10'-0"Packet Page 211
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19T1.1DENSITY CALC UNIT TYPE<600 SF 0 0.5 0600 -1000 SF 2 0.66 1.322 BEDROOM 2 1 23 BEDROOM 0 1.5 04+BEDROOM 0 2 0TOTAL PROPOSED 3.32DENSITYDENSITY ALLOWED: 24/ACREDENSITY ALLOWED: 3.6UNIT COUNT DU FACTORDENSITY CALCULATIONSTOTAL DENSITY ALLOWEDLOT SIZE: 0.15UNIT#SIZE (SF)STUDIO 1-BD 2-BD 3-BD 4-BD+1-STORY UNITS UNIT 1-A983XUNIT 1-B894X2-STORY UNITS BUILDING 21922X BUILDING 31915XTOTAL5714 0 2 2 0 0UNIT TYPESTOTAL # UNITS: 4AVERAGE UNIT SF: 1429AVERAGE UNIT SIZETOTAL UNITS SF: 5714BUILDING 1USEROOMMAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR B/M0640S-20712SECOND FLOOR R-21983THIRD FLOOR R-21894TOTAL:2322900AREA %: 0.00%0.00%BUILDING 2USEROOMMAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR S-20528SECOND FLOOR R-20729THIRD FLOOR R-22665TOTAL:2192200AREA %: 0.00%0.00%BUILDING 3USEROOMMAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR S-20528SECOND FLOOR R-20729THIRD FLOOR R-22658TOTAL:2191500AREA %: 0.00%0.00%FLOOR & BUILDING AREASSITE BUILDING AREACOV'D DECK GARAGE MAIN OCC. SFBLDG. TOTAL%8,/',1* %8,/',1* %8,/',1* SITE TOTAL 7,066BICYCLE PARKING REQ'DUNIT COUNT (OR SF) COMMERCIALBUILDING 1 540 SF 1 / 150 SF 4 75% 3 25% 1TOTAL 3 1RESIDENTIALUNIT 1-A 1 2 / UNIT 2 1 / 5 UNITS 0 2 / UNIT 2UNIT 1-B 1 2 / UNIT 2 1 / 5 UNITS 0 2 / UNIT 2BUILDING 2 1 2 / UNIT 2 1 / 5 UNITS 0 2 / UNIT 2BUILDING 3 1 2 / UNIT 2 1 / 5 UNITS 0 2 / UNIT 2TOTAL 0 8REQ'D TOTAL 3 9PROVIDED TOTAL 36 IN GARAGES, 4 IN STORAGEREFER TO A1.010BICYCLE PARKING CALCULATIONSSHORT TERMLONG TERMTOTAL BICYCLEPARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDCOMMERCIALBUILDING 1BUS / RETAIL 540 SF1 / 100 SF5TOTAL5RESIDENTIALBUILDING 11 BEDS20.75 / BED1.5BUILDING 22 BED10.75 / BED1.5BUILDING 32 BED10.75 / BED1.5GUESTUNITS41 / 5 UNITSN/ATOTAL5REQ'D COMBINED TOTAL9.9W/20% MIXED USE REDUCTION7.9TOTAL PROVIDED8ADA SPACES USE# OF SPACES ADA FACTOR ADA REQUIREDCOMMERCIAL 31 @ 1-25 SPCS 1RESIDENTIAL 5N/A - EXEMPT N/AREQ'D TOTAL 1PROVIDED TOTAL1 VANEV READY REQ'D USE# OF REQ'D PKG FACTOREV READY REQ'DZONINGMIXED USE101 EV READY@ 5-10 SPCS1REQ'D TOTAL 1PROVIDED TOTAL1EV CAPABLE REQ'D USE# OF SPACES FACTOREV CAPABLE REQ'DZONING 025(5(675,&7,9( MIXED USE1025% CAPABLE OF REQ'D SPCS3CALGREENCOMMERCIAL 30 @ 0-9 ACTUAL SPCS0CALGREEN RESIDENTIAL: SINGLE FAMILY4 1 PER DWELLING UNIT @ 2 UNITS2CALGREEN RESIDENTIAL: MULTI-FAMILY13% OF ACTUAL SPCS @ 17+ UNITSN/AREQ'D TOTAL 3PROVIDED TOTAL 3CLEAN AIR USE # OF SPACES CLEAN AIR FACTOR CLEAN AIR REQUIREDCOMMERCIAL 3 0 @ 0-9 SPCS 0REQ'D TOTAL 0PROVIDED TOTAL 0PARKING CALCULATIONSPacket Page 212
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19T1.2CONTEXTUAL SITE PLANSCALE: N.T.S.EXISTING BUILDING ON SITE TO BE DEMOLISHEDNEIGHBORING TWO STORY HOTELADJACENT WAREHOUSE WITH INDUSTRIAL FINISHES AND WINDOW STYLESTWO STORY MIXED USE BUILDINGPACIFIC MARINE BOAT REPAIRFRAME WORKS, TWO STORY STUCCO BUILDING142536Our site is primarily surrounded by similar industrial and mixed-use buildings. The neighboring buildings to the south west and south east have similar large warehouse style windows and roll-up garage doors. The surrounding materials include metal siding, brick, stucco, and metal awnings, in various color schemes and scales as shown below.SUMMARY OF CONTEXT213456R-4C-SC-RC-R-MUC-S-MUC-SC-SC-S-MUC-SC-S-MUC-SR-3R-3C-SR-2PACIFIC stPISMO stMARSH STHIGUERA STARCHER ST
WALK
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R
ST
CARMEL ST NPacket Page 213
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19C1.0GRADING AND DRAINAGE PLANEXISTING8.25' SWEXISTING8.00' SW4.50'10.25'24.00'3.00'3.00'BUILDING 1MIXED-USE1ST FLOOR = 173.84BUILDING 2SINGLE FAMILY1ST FLOOR = 174.34BUILDING 3SINGLE FAMILY1ST FLOOR = 174.59SWALE1.5%SWALE173.50 FS(173.42 FL)MATCH (E)173.71 FS(173.63 FL)MATCH (E)(173.21 FS)MATCH (E)(172.52 FL)MATCH (E)172.62 FS172.54 FL173.19 FS173.14 FS(173.26 FS)MATCH (E)173.86 FS174.15FS(174.26 FS)MATCH (E)(173.39 FL)MATCH (E)(173.67 FL)MATCH (E)(173.89 FS)MATCH (E)173.77 FS174.61 EG(174.87 EG)(174.68 EG)(174.37 EG)(174.95 EG)(174.55 EG)(174.60 EG)(174.50 FS)MATCH (E)174.58 EG174.81TC174.31 FS174.84 TC174.34 FS174.9 FL174.2 TG175.10 TC174.6 FG175.30 TC174.8 FG173.93 FS174.21 FS173.70TG173.76TG173.96 FS174.98 TC174.48 FS174.59 FS175.09 TC174.59 FS175.0 FG174.37 FS174.5 FG174.34 FS174.26 FS/TC174.37 FS/TC174.25FS174.17 FS/TC174.03FS1.5%GARAGE1ST FLOOR = 173.84SWALE175.09 TC175.0 FG173.78 FS173.84 FS173.80FS173.84 FS173.84 FS173.75 FS173.63 FS173.51 FS173.40 FS(173.64 FS)173.70 FS173.34 FS(173.70 FS)1.5%174.77 TC174.27 FS174.5 FL174.7 FL174.80 TC174.3 FG173.50TG174.06TG174.2 FL174.84 TC174.34 FSNEW DRIVEWAYENTRANCE W/4' SIDEWALKNEW DRIVEWAYENTRANCE W/4'SIDEWALKPACIFIC STREETMATCH (E)SIDEWALKMATCH (E)SIDEWALKMATCH (E)SIDEWALKMATCH (E)SIDEWALK6" CURB6" CURB6" CURB12" CURB CUT(N) CURB WALL(N) CURB WALL(N) CURB WALL6" CURB(N) CURB WALL(N) CURB WALL(N) CURB WALL(N) CURB WALLSAWCUTMATCH (E)REMOVE (E)16" TREEREMOVE (E)12" TREEREMOVE (E)12" TREE6" CURB12" CURB CUT( IN FEET )1 INCH = FT.5101010200LEGENDPROPOSED ASPHALT PAVEMENTPROPOSED CONCRETE DRIVEWAY & SIDEWALKPROPOSED PAVERS AREAPacket Page 214
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19C1.1UTILITY PLANSDSDSDSDSDSDSDSDSDSDSDSDSDGGGGGGGGGGGGGGGGGGGGSDSDSDSDSDSDSDSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDW
W W W W W W W W W W W W W W W WWWW(E) SDCBINV = 170.08BUILDING 1MIXED-USE1ST FLOOR = 173.84BUILDING 2SINGLE FAMILY1ST FLOOR = 174.34BUILDING 3SINGLE FAMILY1ST FLOOR = 174.59GARAGE1ST FLOOR = 173.84GGGGSSSSSSSSSSSSSSSSSSSSWABANDON(E) CLEANOUT(N) RESIDENTIALWATER METERSERVICEPRESERVE EXISTINGWATER METER ANDCONNECT TO (N)RESIDENTIAL UNITABANDON (E)SEWER LATERAL(N) GAS LINEABANDON (E)GAS LINE(N) 6"SEWERLATERALCONNECT TO (E)2" GAS MAINCONNECT TO (E)WATER LINECONNECT TO (E) 30"PVC SEWER MAIN (TYP)(N) WATER LINETO FIRE RISERCONNECTTO (E) 8" C.I.WATERMAIN(N) GAS LINECONNECT TO (E)2" GAS MAIN(TYP.)PACIFICSTREETARCHERSTREET(N) STORMDRAIN LINEPRESERVE ANDPROTECT (E) STORMDRAIN LINE IN PLACECONNECT TO (E) 4"STORM DRAIN LINE(N) CLEANOUT(TYP)(N)DRAININLET(N)DRAININLETPERMEABLEPAVERS(N) DRAININLETREMOVE (E)STORM DRAIN LINEPERMEABLEPAVERSPERFORATED PIPE(N) 4"SEWERLATERAL(N) 4"SEWERLATERAL(N)DRAININLETCONNECT TO (E) 12"PVC WATER MAIN (TYP)(N) RESIDENTIALWATER METERSERVICEABANDON (E) 4"VCP SEWERLATERAL(N)DRAININLET(N) RESIDENTIALWATER METERSERVICE( IN FEET )1 INCH = FT.5101010200Packet Page 215
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A2.0BUILDING 1 FLOOR PLANSSCALE: 1/8” = 1’-0”KITCHENLIVINGBEDROOMFWDPATIOBATHKITCHENLIVINGW/DFBATHBEDROOMUPDNDN30'-612"6'-112"22'-012"6'-112"8'-6"12'-512"7'-512"7'-6"12'-3"36'-8"11'-4"36'-8"29'-8"7'-0"35'-1"28'-2"1'-6"5'-8"24'-0"29'-8"7'-0"4'-7"23'-1"12'-0"LOCATION FOR POTENTIAL FUTURECHASE FOR COMMERCIALWARMING KITCHENLOCATION FOR POTENTIAL FUTURECHASE FOR COMMERCIALWARMING KITCHENPATIO39'-8"16'-4"30'-612"6'-112"RETAILGARAGERES.ENTRYRES.STORAGEUTILITYUPFIRESTOR.RESTROOMBIKESTORAGERES.TRASHCOMM. &COMM.12'-0"7'-1112"5'-1"3'-312"THIRD FLOOR: UNIT 1BSECOND FLOOR: UNIT 1AFIRST FLOOR: RETAIL AND UTILITYNPacket Page 216
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A2.1BUILDING 2 FLOOR PLANSSCALE: 1/8” = 1’-0”WDFPATIOGARAGERES.ENTRYPWDRKITCHENLIVING22'-0"5'-0"24'-0"3'-0"19'-612"4'-512"15'-812"4'-0"6'-312"27'-0"27'-0"5'-5"4'-0"3'-6"10'-312"7'-912"13'-1112"13'-012"5'-612"13'-4"3'-8"4'-512"4'-512"22'-612"27'-0"27'-0"5'-1112"12'-512"13'-0"8'-012"8'-5"10'-512"3'-8"4'-512"2'-0"7'-7"13'-512"5'-1112"3'-012"11'-6"UPDNUPDNBEDROOM 1MASTERBEDROOM EV READY EV CAPABLETHIRD FLOORSECOND FLOORFIRST FLOORNPacket Page 217
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19GARAGEUPUPDNWDFPATIO24'-0"19'-612"4'-512"5'-0"22'-0"14'-1012"7'-112"27'-0"27'-0"18'-612"8'-512"6'-612"13'-4"3'-412"3'-9"5'-1112"13'-0"8'-012"5'-1112"13'-512"12'-512"11'-6"27'-0"7'-7"9'-5"2'-0"10'-512"3'-412"3'-9"27'-0"PWDRKITCHENLIVINGBEDROOM 1MASTERBEDROOMBATH 1RES.ENTRY3'-0"4'-0"2'-9"20'-3"DN3'-012" EV CAPABLEA2.2BUILDING 3 FLOOR PLANSSCALE: 1/8” = 1’-0”THIRD FLOORSECOND FLOORFIRST FLOORNPacket Page 218
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A3.0WESTERN STATES METAL ROOFINGSIERRA PACIFIC WINDOWSMERLEX SBF BASE BWESTERN STATES METAL ROOFINGMATAVERDEAIR VOL BLOCK O S A OO S M, A S, ASC A, A A LS, L S, A L S A C S, A SS M S, A A A OO S O MA C LAC 0 3 LA M AL SO M M O M A L OMA A SSA S O CO A M AL ALL A LM M O OO S A C MAC C S CCO S 105 OA M ALMATERIAL BOARDPacket Page 219
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A3.12. NORTH WEST ELEVATIONSITE ELEVATIONS35'-0"MAX. BUILDING HEIGHTMAX. BUIL3'-0"035'-0"MAX. BUILDING HEIGHTMAX. BUIL3'-03"01. SOUTH EAST ELEVATIONSEE A3.2 AND A3.3 FOR BUILDING ELEVATIONSSCALE: 1/16” = 1’-0”Packet Page 220
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A3.2(E) GRADE 0'-0"35'-0"MAX. BUILDING HEIGHTMAX. BUILFIRST FLOOR 11'-6"SECOND FLOOR 22'-0"BFE: 3'-6"DFE: 4'-6"TOP OF ROOF 34'-6"4191025551428610115515132544871122544. NORTH EAST ELEVATION2. SOUTH WEST ELEVATION1. SOUTH EAST ELEVATION3. NORTH WEST ELEVATIONBUILDING 1 ELEVATIONSSCALE: 1/16” = 1’-0”KEYNOTES1. S CCO S , O A3.0 . CO A M AL S , O A3.03. O S 4. A O5. A . A A OO . S AL 8. S AL OO O A O9. A L 10. OLL OO 11. OO O S OOM1 . OO O L 13. OO O S AL A COMM C AL AS OOMPacket Page 221
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A3.34. NORTH EASTBUILDING 3 ELEVATIONS3. north WEST2. SOUTH WEST1. south EAST8. NORTH EAST7. north WEST6. SOUTH WEST5. south EASTSCALE: 1/16” = 1’-0”BUILDING 2 ELEVATIONSSCALE: 1/16” = 1’-0”1.southEAST(E) GRADE 0'-0"FIRST FLOOR 9'-6"SECOND FLOOR 20'-0"35'-0"MAX. BUILDING HEIGHTTOP OF ROOF 33'-3"BFE: 3'-6"DFE: 4'-6"53158244. NORTH EAST5412633. north WEST1252. SOUTH WEST575126. SOUTH WEST52617. north WEST128. NORTH EAST125345. south EAST(E) GRADE 0'-0"FIRST FLOOR 9'-6"SECOND FLOOR 20'-0"35'-0"MAX. BUILDING HEIGHTTOP OF ROOF 33'-3"BFE: 3'-6"DFE: 4'-6"5318427KEYNOTES1. S CCO S , O A3.0 . CO A M AL S , O A3.03. OO S , O A3.04. A O5. A . A A OO . S AL 8. S AL OO O A OPacket Page 222
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A4.0VIEW from pacific streetPACIFIC STARCHER STPacket Page 223
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A4.1VIEW from pacific streetPACIFIC STARCHER STPacket Page 224
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comREYES MIXED-USESAN LUIS OBISPO, CADATE: 09/13/19A4.2VIEW of building 1 from archer streetPACIFIC STARCHER STPacket Page 225
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