HomeMy WebLinkAboutItem 2 - ARCH-0017-2019 (545 Higuera & 486 Marsh)Meeting Date: February 26, 2020
Item Number: 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Continued review of a proposed four-story mixed-use project consisting of 5,241 square
feet of ground-floor retail, eight hotel suites, and 39 residential (apartment) units. The project includes a
request for a three-level mechanical parking lift serving 48 spaces, a fourth floor roof deck, and tree
removals. The project includes a categorical exemption from environmental review.
PROJECT ADDRESS: 545 Higuera, 486 Marsh BY: Shawna Scott, Senior Planner
Phone Number: (805) 781-7176
E-mail: sscott@slocity.org
FILE NUMBERS: ARCH-0017-2019 FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) approving the project based on
findings and subject to conditions.
SITE DATA
Applicant Taylor Judkins, G3 Concepts
Representative Jessie Skidmore, Ten Over Studio
General Plan General Retail
Zoning Downtown Commercial (C‐D)
Site Area 0.79 acre (34,382 square feet)
Environmental
Status
Class 32 (Infill) Exemption from
Environmental Review
SUMMARY
The 0.79-acre project site consists of two parcels located between Higuera and Marsh Streets, within the
Downtown Planning Area (Downtown Commercial zone). Surrounding uses include offices, a bank,
commercial uses, a senior living facility, and residential uses. Surrounding zones include Commercial
Retail to the north, south, and west, and Downtown Commercial to the north and east. Historic structures
in the immediate vicinity include the Pollard House (adjacent to the site, to the southwest), the Norcross
House (across Higuera Street, to the north), and the Jack House and Gardens (approximately 100 feet to
the east).
Proposed Project
The proposed mixed-use project consists of two buildings, each up to 50 feet in height, connected by an
unenclosed bridge on the fourth floor. Parking would be provided within a ground-floor garage, and
surface parking spaces (totaling 74 vehicle spaces). The mechanical parking lifts would be located within
the garage. The proposed development would consist of the following:
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Building A: 3,198 square feet of retail space fronting Higuera Street; three studio units (448 to 530
square feet in size), six one-bedroom units (671 to 874 square feet in size), and three two-bedroom units
(938 to 1,001 square feet in size); eight hotel suites (372 to 1,260 square feet in size); wrap-around
walkways and decks; private balconies; and, a long-term bicycle storage room.
Building B: 2,043 square feet of retail space fronting Marsh Street; five studio units (447 to 629 square
feet in size), 14 one-bedroom units (700 to 807 square feet in size), and eight two-bedroom units (798 to
1,174 square feet in size); wrap-around walkways and decks; a 705-square foot roof deck on the fourth
floor; private balconies; and, an enclosed garage and three-level mechanical parking lift (48 spaces).
Site Improvements: The existing non-historic buildings onsite would be demolished, and trees proposed
for removal include one jacaranda, three Chinese elms, two carrot wood trees, one bottlebrush tree, and
one Pyrus tree. Existing Chinese Pistache and New Zealand Christmas street trees would remain, in
addition to existing parking lot trees adjacent to the bank to the northeast. Proposed site landscaping
includes 19 strawberry trees (10 to 15 feet in height at maturity), seven coral gum eucalyptus (36 feet
tall at maturity), five forest pansy redbud trees (20 feet tall at maturity), one Chinese Pistache (25 feet
tall at maturity), and a variety of shrubs. A decorative paver walkway and patios would surround the
proposed buildings. An artificial turf play area, pea gravel patio, and sitting bench are proposed adjacent
to the southwest side of Building A; this public area would be located behind a proposed six-foot tall
wood screen wall. The existing access drive between Marsh and Higuera Streets would remain, and a
crosswalk with decorative pavers is proposed between the new buildings and the shared parking area to
the northeast; this walkway is also intended to accommodate a future connection to the Jack House, as
envisioned in the Downtown Concept Plan1. Short-term bicycle parking would be provided adjacent to
each building.
Project Phasing: The applicant proposes to construct the project in phases. The first phase would consist
of the construction of Building B, followed by the construction of Building A. Recommended condition
of approval 12 would require submittal of a Construction Phasing Plan to ensure trash/recycling,
provision of parking, and other potential temporary effects would be addressed during construction of
the project.
1.0 COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project for consistency with the General Plan,2 Zoning
Regulations,3 Community Design Guidelines (CDG)4 and applicable City development standards. Relevant
policies and standards include: Land Use Element Chapters 2 (Conservation and Development of
Residential Neighborhoods), 3 (Commercial and Industrial Development), and 4 (Downtown); Zoning
Regulations Chapter 17.32 (Downtown Commercial [C-D] Zone, Section 17.70.130 (Mixed-Use
Development), Section 17.72.090.D (Mechanical Parking Lifts), and Section 17.70.150 (Rooftop Uses);
and CDG Chapters 3 (Commercial Project Design Guidelines) and 4 (Downtown Design Guidelines).
1 Downtown Concept Plan: https://www.slocity.org/government/department-directory/community-development/planning-
zoning/specific-area-plans/downtown
2 GP: https://www.slocity.org/government/department-directory/community-development/planning-zoning/general-plan
3 Zoning Regulations: https://www.slocity.org/home/showdocument?id=5861
4 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
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2.0 PREVIOUS REVIEW OF CURRENT PROJECT
The ARC reviewed the proposed project on September 9, 2019 and October 21, 2019 for consistency
with the CDG and voted to recommend approval of the project with the direction to: 1) incorporate
decorative features in the door entryways, either through materials or colors, showing variation between
the two buildings; and 2) add color to the band around the second story (7-0-0). Following the ARC
meeting, the applicant submitted revised plans to address the ARC’s recommendations for the Planning
Commission’s consideration (Attachment 3, Planning Commission Agenda Report, including ARC
Minutes and Agenda Reports).
On January 8, 2020, the Planning Commission reviewed the proposed project, and a motion passed (5-
2) to continue the item to a date uncertain with direction provided to the applicant, related to consistency
with CDG 1.1 (Purpose of the Design Guidelines), 1.4 (Goals for Design Quality and Character), 3.1.A.3
(Commercial Project Design Guidelines, Overall Design Objectives), and 3.1.B.2 (General Architectural
Design Guidelines). The applicant’s response to the directional items is provided in Attachment 2
(Applicant Narrative and Revised Plan) and is discussed further below. This report focuses on the
applicant’s response to Planning Commission direction; for additional information and analysis, please
refer to the previous January 8, 2020 agenda package.5
2.1 Planning Commission Directional Items
On January 8, 2020, the Planning Commission reviewed the proposed project, and provided the
following direction to the applicant: The exteriors of both buildings A and B shall be redesigned to bring
them into compatibility with adjacent and surrounding architectural forms that reflect and preserve the
historic character of the downtown area and equally important in size and scale.
Additional comments provided by the Commission, but not specifically incorporated into the motion,
included the following:
Consideration of additional setbacks on Marsh and Higuera street fronts, which would be more
consistent with policy; but do not reduce or effect proposed residential density
Window design is critical, consistent fenestration and maintenance of four-sided architecture
Explore issue of one-way driveway
Make sure trees will be tall (privacy between balconies and residential use)
Housing Accountability Act. The Housing Accountability Act applies to “housing development
projects.” “Housing development project” means a use consisting of any of the following:
Residential units only.
Mixed-use developments consisting of residential and nonresidential uses in which
nonresidential uses are limited to neighborhood commercial uses and to the first floor of buildings
that are two or more stories.
Transitional housing or supportive housing.
5 January 8, 2020 Planning Commission Agenda Report Package:
https://opengov.slocity.org/WebLink/DocView.aspx?id=102290&dbid=0&repo=CityClerk
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As previously acknowledged by the Planning Commission and reflected in a statement to maintain the
proposed residential density of the mixed-use project, Section 65589.5(j) of the Act states that:
(1) When a proposed housing development project complies with applicable, objective general plan,
zoning, and subdivision standards and criteria, including design review standards, in effect at the time
that the application was deemed complete, but the local agency proposes to disapprove the project or to
impose a condition that the project be developed at a lower density, the local agency shall base its
decision regarding the proposed housing development project upon written findings supported by a
preponderance of the evidence on the record that both of the following conditions exist:
(A) The housing development project would have a specific, adverse impact upon the public health
or safety unless the project is disapproved or approved upon the condition that the project be
developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on objective, identified written
public health or safety standards, policies, or conditions as they existed on the date the application
was deemed complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified
pursuant to paragraph (1), other than the disapproval of the housing development project or the
approval of the project upon the condition that it be developed at a lower density.
Community Design Guidelines. The CDG identified by the Planning Commission states that
“development projects should be designed in a manner that responds to the unique characteristics of their
individual sites, but also to fit into the wider context of San Luis Obispo”6 and notes the following goals
for design quality and character: integrate local cultural and historical themes into building and site
design where appropriate; the quality of development at city gateways and along key corridors is critical
to the city's overall image for residents and visitors; design with consideration of the site context in terms
of the best nearby examples of massing, scale, and land uses when the site is located in a notable area of
the city (such as Downtown); and protect the scale and character of historic neighborhoods.7 The
Planning Commission also noted Commercial Project Design Guidelines, which state that “the design of
each project should work toward achieving the following objectives, including preservation of the design
integrity of architecturally or historically significant structures and neighborhoods adjacent to the
commercial area.8 In addition, a key component of the Planning Commission’s previous deliberation of
the proposed project related to neighborhood compatibility. The CDG does not call for the duplication
of architectural character, but rather achieving neighborhood compatibility through the use of
appropriate design theme, proportional building scale and size, appropriate building setbacks and
massing, and appropriate colors, textures, and building materials.9
6 CDG 1.1 Item 1 (Purpose of the Design Guidelines)
7 CDG 1.4 Goals for Design Quality and Character, Items 2-5
8 CDG 3.1.A.3 (Overall Design Objectives for Commercial Projects)
9 3.1.B.2: General architectural design guidelines. Neighborhood compatibility. In designing a building, it is important to
analyze the areas surrounding the building site to find elements of compatibility that can be used in a new design. Simply
duplicating the character of surrounding buildings, however, should not be a design goal. It is important for each site to
both maintain its own identity and be complementary to its surroundings. Thus, a new building can be unique and
interesting and still show respect for and compatibility with the architectural styles and scale of other buildings in its
vicinity.
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Pursuant to Planning Commission comments, the applicant did not reduce the residential density of the
building, nor increase the step-backs of the third or fourth floors in order to maintain proposed residential
density. The project maintains a two-story façade facing Higuera Street (proximate to the historic Pollard
House) and provides a visual transition between this project site and one and two-story buildings
immediately adjacent to the project site. The size and scale of the project has not been modified; however,
the revised project incorporates a variety of revised elements, which reduce the apparent massing of the
structure by better reflecting pedestrian-scale elements present in the Downtown, and complementing
elements of historic structures present within the area. The most prominent project revision is the use of
brick and stucco materials, which are more commonly found throughout the Downtown and demonstrate
improved compatibility with the neighborhood.
The applicant’s revised plans (Attachment 2) incorporate a variety of exterior changes intended to
promote consistency with the CDG. The proposed revisions that promote improved neighborhood
compatibility and preservation of the historic character of the downtown area, and soften the overall
appearance of the buildings include: limestone material is replaced by brick, and metal and wood siding
materials are replaced by smooth-finished stucco, consistent with Downtown Design Guidelines for
finish materials;10 the shape, size, orientation, framing, and location of the windows has been modified
to reflect existing vertically-oriented windows on neighboring buildings, the windows on all elevations
will be consistent, and clear glass is proposed; revised window design incorporates larger window
headers (light in color) and a reduction in the metal and glazing between windows; the material between
the second and third-floor windows would match the window frame to further enhance the vertical
composition on the elevation; a bulkhead is incorporated into the stepped-back storefront (which also
reduces the size of the storefront windows) on the north elevation of Building B; the application of
vertical rather than angular canopy posts to better reflect linear posts present on proximate buildings;
addition of an awning on the north elevation of Building A; overall massing is broken down with decks
and balconies, additional decks and balconies are shown on the second and third floors, and modification
of balcony railings from metal and glass to all metal; and the use of lighter shades of tan, particularly on
the second and third floors (compared to the previously proposed project).
10 CDG 4.2.D. Materials and architectural details, finish materials. “Materials with integral color such as smooth troweled
plaster, tile, stone, and brick are encouraged…”
Figure 2. Higuera Street Rendering (previous) Figure 1. Higuera Street Rendering (proposed)
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The sum of these exterior changes would result in improved compatibility with the surrounding area
while allowing for the project to maintain its own identity, consistent with the CDG.
In addition to improved consistency with the CDG, the proposed changes also promote visual
compatibility with the surrounding area, and maintain the visual character of the neighborhood,
particularly this southern extent of the Downtown. As the exterior materials are one of the key
components of the project’s consistency with the CDG and neighborhood compatibility, staff
recommends that the Planning Commission consider proposed condition of approval 2, which expands
upon the standard condition regarding review of colors and materials by requiring further review of the
details and color of proposed stucco and brick by the Community Development Director upon submittal
of building permits. Based on the proposed revisions and further refinement of exterior materials through
review by staff and the Community Development Director, staff recommends the Planning Commission
find the project consistent with the CDG and applicable regulations, guidelines, and standards.
3.0 ALTERNATIVES
3.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required. This action is not recommended to ensure consistency with
the Housing Accountability Act, noting that this law allows for a maximum of five hearings
for housing development projects, and the project will have been reviewed in four hearings
as of this current meeting.
3.2 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, Zoning Regulations or other policy documents.
4.0 ATTACHMENTS
1. Draft Resolution
2. Applicant Narrative and Revised Project Plans
3. Planning Commission Agenda Report (including ARC Minutes and Agenda Reports (January
8, 2020) [refer to package online:
https://opengov.slocity.org/WebLink/DocView.aspx?id=102290&dbid=0&repo=CityClerk]
Figure 3. Marsh Street Rendering (proposed) Figure 4. Marsh Street Rendering (previous)
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A 50-FOOT TALL MIXED-USE PROJECT
CONSISTING OF 5,241 SQUARE FEET OF GROUND-FLOOR RETAIL,
EIGHT HOTEL SUITES, AND 39 RESIDENTIAL UNITS, INCLUDING
MECHANICAL PARKING LIFTS, AND A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMETNS DATED FEBRUARY 26, 2020 (545
HIGUERA STREET, 486 MARSH STREET, ARCH-0017-2019)
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 September 9, 2019, and continued review of the project to a date uncertain,
pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, applicant; and
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 October 21, 2019, recommending the Planning Commission find the project
consistent with the Community Design Guidelines and two directional items related to colors and
architectural details, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 8, 2020, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins,
applicant, and moved to continue review of the entitlement to a date uncertain; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
February 26, 2020, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins,
applicant; and
WHEREAS, the Planning 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 hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. 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
ATTACHMENT 1Item 2
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designation and is consistent with the applicable zoning designation and applicable regulations.
The project site occurs on a property of no more than five acres, which is currently developed with
existing commercial and office uses and associated parking, is substantially surrounded by urban
uses, and has no value as habitat for endangered, rare or threatened species. The project would be
served by adequate 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. Based on the current use of the site, the
proposed project as designed, the location of the project, and compliance with existing Zoning and
Municipal Code Regulations including the City’s Noise and Stormwater Regulations, the project
would not result in any significant effects related to noise, air quality, or water quality.
SECTION 2. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0017-2019), based on the following findings:
General 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 respects site constraints and
will be compatible with the scale and character of the neighborhood.
2. The project is consistent with the Zoning Regulations, since the proposed building design
complies with all property development standards including height, setbacks, coverage, floor
area ratio, density, and parking for the Downtown-Commercial zone.
3. The project is consistent with the General Plan Land Use Element, because: the proposed
retail, hotel, and residential uses are consistent with uses intended for the Downtown area
(Land Use Element Policies 3.8.5, 4.1, and 4.2.1); as proposed and conditioned the project
incorporates landscaping, setbacks, and step-backs to provide a protection of existing
residential uses (Land Use Element Policy 4.2); and, the project includes public gathering
space, onsite walkways and paths, and connections to sidewalks (Land Use Element Policies
4.4 and 4.5). As designed and conditioned, the project is compatible with historically
significant and other existing buildings in the immediate neighborhood (Land Use Element
Policies 4.16 and 4.20.4).
4. The project is consistent with General Plan Land Use Element Policy 2.2.7, because the
project is located within a half-mile of an existing transit stop, and is proximate to bicycle
routes, parks, open space, and commercial uses.
5. The project is consistent with the Zoning Regulations for Mixed-use Projects (Section
17.70.130) because the proposed building design complies with objective design criteria and
performance standards for mixed-use development.
6. The project is consistent with the Zoning Regulations for Rooftop Uses (Section 17.70.150)
because the roof deck would be located at 40 feet, 6 inches in elevation, which is below the
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maximum allowable building height for the structure (50 feet) and would be in compliance
with required performance standards related to lighting and noise.
7. The project design is consistent with the City’s Community Design Guidelines because the
architectural design of the project is compatible with design and scale of existing structures
in the surrounding neighborhood, the project incorporates articulation to minimize massing,
visual linkages are provided through the use of landscaping, and pedestrian walkways, the
proposed design demonstrates use of articulated facades by incorporating textured materials,
balconies and decks, and a variety of siding materials (brick and stucco) is proposed to
provide texture, relief, and visual interest consistent with the Downtown Design Guidelines
and visual character of the neighborhood.
Mechanical Lift Parking
8. The use of mechanical lift parking results in superior design and implementation of City goals
and policies for infill development, because it would allow for the provision of parking spaces
for proposed retail, hotel, and residential uses in a compact location within an enclosed
garage.
9. As the mechanical lift parking system would be located within an enclosed garage, it will be
adequately screened and compatible with the character of surrounding development and the
Community Design Guidelines.
10. As the mechanical lift parking system would be located within an enclosed garage, it will
comply with all development standards including but not limited to height and setback
requirements and parking and driveway standards, except for minimum parking stall sizes,
which are established by lift specifications.
11. As conditioned, there exists adequate agreement running with the land that mechanical
parking systems will be safely operated and maintained in continual operation except for
limited periods of maintenance.
12. There are no circumstances of the site or development or particular model or type of
mechanical lift system that could result in significant impacts to those living or working on
the site or in the vicinity.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Construction plans submitted for building permits shall be designed in accordance
with the applicable codes in effect at time of submittal. Review of the general information
provided for entitlement is cursory and does not guarantee code compliance for a future
construction submittal. Code compliance will be verified during the plan check process, which
may include additional requirements applicable to the project. The Planning Commission hereby
grants final approval to the project with incorporation of the following conditions:
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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 Planning Commission for
project entitlements ARCH-0017-2019. 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 approval 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 Planning Commission, which may include review by the
Architectural Review Commission, as deemed appropriate.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements, which shall be in substantial conformance with the
exterior elevations approved by the Planning Commission. The applicant shall submit samples
for proposed brick and stucco. The details of the exterior materials, including final colors and
textures, shall be reviewed and approved by the Community Development Director.
3. Plans submitted for a building permit shall clearly depict the type of bicycle racks proposed,
location and dimensions of all short and long-term bicycle parking (both internal and
external). Sufficient detail shall be provided about the placement and design of bike racks and
storage locations to demonstrate compliance with relevant Engineering Standards, Zoning
Regulations, and Community Design Guidelines, to the satisfaction of the Public Works and
Community Development Directors.
4. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, balconies, and railings. Plans shall indicate the
type of materials for the window frames and mullions, their dimensions, and colors. Plans
shall include the materials and dimensions of all lintels, sills, surrounds recesses and other
related window features. Plans shall demonstrate the use of high-quality materials for all
design features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
5. Mechanical and electrical equipment shall be located internally or shall be fully screened.
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 from view of the public right-of-way and adjacent uses. 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.
6. 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
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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.
7. 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.
Street trees species shall comply with City standards.
8. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards. The locations of all lighting, including
bollard style landscaping or path lighting and lighting on exterior walkways and decks, 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. 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 ensure that light
is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter 17.70.100 of the Zoning Regulations.
9. Residents of new mixed-use projects, whether owners or tenants, shall be notified in writing
before taking up residence that they will be living in an urban-type environment and that the
noise levels may be higher than a strictly residential area.
10. Prior to issuance of building permits, a mechanical parking lift system adequate agreement
shall be approved by the City. The agreement shall run with the land, and confirm that the
mechanical parking systems will be safely operated and maintained in continual operation
except for limited periods of maintenance.
11. Upon application for building permits, to ensure the internal noise level is no greater than 45
decibels, the plans shall show a minimum STC rating of 25 for walls and windows on the
second, third, and fourth floors. The project shall incorporate mechanical ventilation for hotel
and residential uses on the second, third, and fourth floors.
12. Prior to issuance of building and encroachment permits, the applicant shall provide a
Construction Phasing and Management Plan for the review and approval of the Community
Development Director and Public Works Director. The Plan shall include all proposed phases,
including demolition and initial site grading, and construction of the project. Unless otherwise
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specifically approved by the Community Development Director and the City Engineer,
sidewalk, travel lane, and roadway closures shall remain open and passable during
demolitions and construction. The plan shall include, but not be limited to the following:
a. General strategies and parameters to minimize the disruption from the proposed
construction.
b. The location of the proposed temporary trash and recycling containers, which shall
be fully shielded from view during construction and use.
c. The location of parking spaces to be provided for existing adjacent uses including
the Bank of the Sierra and Achievement House.
d. Measures to minimize construction dust potentially affecting neighboring
properties.
e. The construction manager’s contact information.
f. Temporary site improvements related to any potential delay in construction
between the phases, including but not limited to stabilization of soils, stormwater
management, and aesthetic treatment of the internal-facing elevation.
13. A comprehensive sign program for the project shall be developed to the review and approval
of the Community Development Director. The sign program shall include information on the
sizes, locations, colors, materials, and types and illumination of signage proposed for the
building and the overall site. Project signs shall be designed to be compatible with the
architecture of proposed buildings and to complement the site’s setting. The Director may
approve signage if he finds that the proposal conforms to the sign regulations and is in keeping
with the design characteristics of the building. The Director may refer signage to the ARC if
it seems excessive or out of character with the building.
14. Prior to issuance of building permits, the applicant shall pay required affordable housing in-
lieu fees for the residential and commercial components of the project, pursuant to Zoning
Regulations Chapter 17.138 (Inclusionary Housing Requirements).
Engineering Division – Public Works/Community Development
15. A Voluntary Lot Merger, Lot Line Adjustment, or subdivision map will be required to remove
the lot line between the proposed buildings. The action on the adjustment to the existing
underlying parcels shall be completed and recorded prior to building permit issuance for any
building affected by the underlying lot line.
16. The action on the parcels and building plan submittal shall include a Title Report to clarify all
right, title, and interest in the parcels in question. The building plan submittal shall show and
label all existing and proposed easements and agreement for reference. The existing
easements shall be honored with the new development unless otherwise abandoned or quit-
claimed. Final documentation may be required from the dominant tenement for proposed
construction in, under, or over easement areas, if necessary. Any new required or proposed
easements or agreements shall be recorded prior to building permit issuance.
ATTACHMENT 1Item 2
Packet Page 22
Resolution No. PC-XXXX-20
545 Higuera, 486 Marsh Street
ARCH-0017-2019
Page 7
17. All work within the public rights-of-way shall conform with the City Engineering Standards
in effect at the time of Building Permit or Encroachment Permit issuance. The existing
frontage improvements shall be shown to comply with current City Engineering Standards or
they shall be upgraded to the satisfaction of the City Engineer. Any sections of damaged,
displaced, or non-ADA compliant sections of curb, gutter, and sidewalk shall be repaired or
replaced.
18. The building plan submittal shall show and note compliance with the Post Construction
Stormwater Regulations as promulgated by the Regional Water Quality Control Board per
their Resolution No. 2013-0032 or any updates of these regulations. Unless otherwise
exempted, the plans and reports shall include both the off-site and on-site new, altered, or
replaced impervious surfaces in the analysis for treatment and retention.
19. Stormwater treatment facilities shall not be located within the public rights-of-way unless
specifically approved under an encroachment agreement by the City Engineer.
20. The building plan submittal shall show and note compliance with the City’s Drainage Design
Manual of the Waterway Management Plan. The building plan submittals shall show and
note compliance with the City’s Floodplain Management Regulations. The buildings and all
building service equipment shall either be elevated or protected to at least one foot above the
Base Flood Elevation (BFE). Additional protection to two feet above the BFE is
recommended to provide better protection and to potentially reduce flood insurance
premiums.
21. Required building entrances/exits shall be constructed with alcoves or other strategies to allow
for the deployment of flood gates while maintaining some level of access and emergency
egress for occupants and emergency personnel to the satisfaction of the Fire Marshal and
Building Official.
22. Street trees are required along both street frontages as a condition of development. Any
proposal for deferring tree planting with each construction phase shall be approved to the
satisfaction of the City Arborist and Community Development Director. The condition of the
existing street trees to remain shall be evaluated by the City Arborist. A tree preservation
plan shall be submitted for approval by the City Arborist prior to demolition and building
permit issuance.
23. The City supports the proposed tree removals with the compensatory tree planting as shown
on the landscape plans. The Community Development Director, with support from the City
Arborist, may approve additional tree/street tree removals if the construction impacts cannot
be reasonably mitigated or if the existing trees are discovered to be in decline. Compensatory
tree plantings shall be required as a condition of permitting additional tree removals.
ATTACHMENT 1Item 2
Packet Page 23
Resolution No. PC-XXXX-20
545 Higuera, 486 Marsh Street
ARCH-0017-2019
Page 8
24. Tree protection measures shall be implemented 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 shown or noted on the building plans. Contact the City Arborist at 781-7023 to review
and establish any required preservation measures to be included with the building permit
submittal.
Building Division
25. Photovoltaic system shall be submitted under a separate permit.
26. Retail/Restaurant Plumbing fixture analysis shall be in accordance with the California
Plumbing Code (CPC) Table 422.1 using the CPC Occupant load factor in Table A and shall
include outdoor dining areas.
Transportation Division – Public Works Department
27. The drive aisle shall be constructed with a material alternative to asphalt, such as concrete, in
order for the drive corridor to function as a paseo consistent with the Downtown Concept
Plan. Plans submitted for a building permit shall identify the proposed material.
28. Plans submitted for a building permit shall show pedestrian scale lighting along the project
frontage of Marsh and Higuera as well as within the project site along the paseo.
Utilities Department
29. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure along public roads.
30. Building permit submittal shall include a site utility plan showing the size of existing and
proposed sewer and water services.
31. In order to be reused, any existing sewer laterals proposed to serve the project must pass a
video inspection, including repair or replacement, as part of the project. The closed-circuit
television (CCTV) inspection shall be submitted during the building permit review process
for review and approval by the Utilities Department prior to issuance of a building permit.
Existing laterals that are not proposed to be reused shall be abandoned at the City main
consistent with City standards.
ATTACHMENT 1Item 2
Packet Page 24
Resolution No. PC-XXXX-20
545 Higuera, 486 Marsh Street
ARCH-0017-2019
Page 9
32. The project shall connect new sewer laterals to the 30-inch sewer main on Marsh Street so
that all new sewer generated on-site does not flow to Higuera Street. Plans submitted for a
building permit shall comply with this requirement.
33. The building permit submittal shall clearly show the disposition of all existing water meters,
and new water service laterals shall connect to the existing 8-inch water main on Marsh Street.
34. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial units, and
service lines shall not cross parcel boundaries per Municipal Code Section 13.04.120.
Privately owned sub-meters may be provided for residential units upon approval of the
Utilities Director or her/his designee.
35. Potable water shall not be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal
Code. Recycled water is available through the City’s Construction Water Permit program.
36. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project’s maximum applied water allowance (MAWA). Information shall be
submitted during the building permit review process for review and approval by the Utilities
Department prior to issuance of a building permit to support required water demand of the
project’s proposed landscaping.
37. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for waste, recycling, and organics.
38. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
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 Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
ATTACHMENT 1Item 2
Packet Page 25
Resolution No. PC-XXXX-20
545 Higuera, 486 Marsh Street
ARCH-0017-2019
Page 10
On motion by Commissioner _______________, seconded by Commissioner
_______________, and on the following roll call vote:
AYES: Commissioners
NOES:
RECUSED:
ABSENT:
The foregoing resolution was passed and adopted this 26th day of February 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1Item 2
Packet Page 26
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ATTACHMENT 2Item 2
Packet Page 27
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ATTACHMENT 2Item 2
Packet Page 28
ATTACHMENT 2Item 2
Packet Page 29
Item 2
Packet Page 30
Prepared by TEN OVER STUDIO
545 HIGUERA
MIXED-USE
entitlements PACKAGE, 02/03/20
545 Higuera Mixed-Use is bringing 39 new residential units, 8 new hotel suites, as well as
ground-floor retail on both Marsh & Higuera Street in downtown San Luis Obispo. The unique
through-lot allows for a pedestrian connection to energize the south end of the downtown.
ATTACHMENT 2Item 2
Packet Page 31
INDEX
PROJECT INFO & DATA T1.0 - T1.2
DOWNTOWN DESIGN GUIDELINES T1.3
SUMMARY OF CONTEXT T2.0
VISUAL STUDY T2.1 - T2.3
SOLAR SHADING STUDIES T2.4 - T2.6
TOPOGRAPHIC MAP T3.0
ENTITLEMENT MAP T3.1
TITLE SHEET C-0.1
NOTES SHEET C-0.2
GRADING PLAN C-2.1
TREE REMOVAL PLAN L1.0
PLANTING PLAN L1.1
PLANTING PALETTE L1.2
WATER CALCS L1.3
LANDSCAPE FURNISHING & LIGHTING L1.4
SITE PLAN A1.0
SITE SECTIONS A1.1
SITE ELEVATION A1.2
FIRST FLOOR PLAN A2.0
SECOND FLOOR PLAN A2.1
THIRD FLOOR PLAN A2.2
FOURTH FLOOR PLAN A2.3
ROOF PLAN A2.4
BUILDING ELEVATIONS A3.0
BUILDING ELEVATIONS A3.1
MATERIAL BOARD A3.2
PROJECT IMAGES A4.0 TO A4.3
CONTACTSCLIENT
G3 CONCEPTS
486 MARSH STREET, SAN LUIS OBISPO, CA 93401
CONTACT: TAYLOR JUDKINS
taylorjudkins@g3realestate.com
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: JESSIE SKIDMORE
jessies@tenoverstudio.com
ATTACHMENT 2Item 2
Packet Page 32
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 T1.0
BUILDING A USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDRESIDENTIAL STUDIO 3 1 31 BEDROOM 6 1 62 BEDROOM 3 1.5 4.5GUEST1 PER 5 UNITS 2.4TOTAL15.9SUITES818
COMMERCIAL RETAIL 3198 SF 1/ 200*16
*AVERAGE FOR REST/RETAIL USE, TENANTS TBD
REQ'D COMBINED TOTAL 39.9
TOTAL W/ C-D ZONING REDUCTION OF 50%20.0
BUILDING B USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
RESIDENTIAL STUDIO 5 1 5
1 BEDROOM 14 1 14
2 BEDROOM 8 1.5 12
GUEST 1 PER 5 UNITS 5.4
TOTAL 36.4
COMMERCIAL RETAIL 2043 SF 1/ 200*10
*AVERAGE FOR REST/RETAIL USE, TENANTS TBD
REQ'D COMBINED TOTAL 46.4
TOTAL W/ C-D ZONING REDUCTION OF 50%23.2
PARKING CALCULATIONS PER BUILDING
BUILDING A
RESIDENTIAL 12 2/UNIT+GST 31 1: 5 UNITS 7 2/UNIT 24
HOTEL 8 1:10 SUITES 1:10 SUITES 1
RESTAURANT 3197 1/500 SF 6 75%5 25% 2
REQ'D TOTAL 37 13 26
BUILDING B
RESIDENTIAL 27 2/UNIT+GST 59 1: 5 UNITS 5 2/UNIT 54
RESTAURANT 2031 1/500 SF 4 75%3 25% 1
REQ'D TOTAL 63 8 55
REQ'D TOTAL 100 21 81
PROPOSED 100 21 81*
* 1 LONG TERM BIKE STORAGE WILL BE PROVIDED IN EACH UNIT AND EACH RETAIL
UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM
SHORT TERM LONG TERM
BICYCLE PARKING CALCULATIONS
UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM
PROJECT DESCRIPTION
The building consists of two separate structures linked together at an unenclosed bridge at the fourth floor. This
gap responds to neighboring structures and the midblock path intended to connect through to San Luis Square
behind the Jack House gardens. The proposed Building 'A', adjacent to the historical house on Higuera is setback
off the shared property line by 24' and provides a generous landscape buffer directly adjacent to the residence.
The proposed surface parking on the north side of the property, provides a minimum 55' separation to adjacent
neighbors, and avoids shading their properties.
Building materials include stone veneer, wood siding, steel, glass, and smooth stucco. The top floor steps back to
reduce massing from the pedestrian perspective. The building fenestration utilizes deep openings, decks, large
overhangs, and cantilevers to reduce solar gain. Operable windows will be provided at all residential units for
temperature regulation and fresh air. The roof is designed to accommodate solar panels that can be screened from
view with a parapet.
545 Higuera Mixed-Use proposes a new 4-story, 39-unit apartment, 8-suite hotel and retail building, in
downtown San Luis Obispo. The property spans from Marsh Street through to Higuera Street. The existing
vehicular through-connection from Marsh to Higuera is maintained. The ground floor first level is comprised of
four retail suites oriented towards Marsh and Higuera Street, with covered lift parking mid-block, and and
additional 26 at-grade parking stalls. Two residential entry lobbies are accessed off the midblock connection. The
second floor of Bldg A (fronting Higuera Street) is proposing 8 hotel suites. The remaining levels of both
buildings are studios, 1-bedroom and 2-bedroom units. The project will be phased starting with the construction
of Building B, with Building A to follow upon occupancy of Building B. A temporary trash facility will be proposed
to accommodate the trash/recycling needs for Bldg B before Bldg A is complete.
545 HIGUERAAPN003-511-033 (545 HIGUERA ST) & 033-511-037 (486 MARSH ST)CURRENT USE OFFICE
34382 SF .79 ACRE
MAX SITE COVERAGE ALLOWABLE 100%PROPOSED 51%, 17,743 SF
FAR ALLOWABLE 3.0, (103,146 SF) PROPOSED 1.5, (50,869 SF)
DENSITY ALLOWABLE 36/ACRE = 28.44 du PROPOSED 28.2
HEIGHT LIMIT ALLOWABLE 50'PROPOSED 50'
ADJACENT ZONES NORTH C-R
EAST C-D
SOUTH C-R
WEST C-R
SETBACKS REQUIRED FRONT 0'
SIDE 0'
REAR 0'
EASEMENT 15' WIDE PUBLIC UTILITY EASEMENT ON MARSH STREET
10' WIDE STREET TREE EASEMENT ON MARSH STREET
23' COMMON DRIVEWAY EASEMENT
RECIPROCAL ACCESS EASEMENT BETWEEN MARSH & HIGUERA
LAND USE REQUIREMENTSZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINES
LOT SIZE
C-D DOWNTOWN-COMMERCIALN/ADOWNTOWN DESIGN GUIDELINESADDRESSPROPOSED USE MIXED-USE COMMERCIAL, RESIDENTIAL & HOTELALLOWED USE IN ZONE YENTITLEMENTS/USE PERMIT REQUIRED ARC, PLANNING COMMISSION
(E) SHARED PARKING
BLDG. DEDICATED SPACES
BANK OF THE SIERRA 10
ACHIEVEMENT HOUSE 2
TOTAL REQUIRED 12
SITE TOTAL BUILDING A 20.0
BUILDING B 23.2
SHARED PARKING 12
TOTAL REQUIRED 55
PROVIDED TOTAL 74
EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED
COMMERCIAL 13 11-15 RANGE 2
RESIDENTIAL 29 20+RANGE = 10% 3
REQ'D TOTAL 5
PROVIDED TOTAL 5
ADA SPACES REQUIRED 3 (1 PER 25)3
ADA VAN SPACES REQUIRED 1 OF 3 PROVIDED 2
ADA EV SPACES REQUIRED 1 1
ADA VAN EV SPACES REQUIRED 1 OF 1 1
MOTORCYCLE REQUIRED 3 PROVIDED 3
PARKING CALCULATIONS PER SITE
OCCUPANCY R-2, M, U
CONSTRUCTION TYPE V A, SPRINKLERED
SPRINKLER SYSTEM NFPA 13
STORIES PROPOSED 4
HEIGHT PROPOSED 50'
BUILDING INFO
ATTACHMENT 2Item 2
Packet Page 33
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 T1.1
USE ROOM MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR A-2 RETAIL 100A 1076A-2 RETAIL 101A 2132R-2 LOBBY 102A 215TOTAL: 3208 215AREA %: 0.00%6.70%ACC. STORAGE LOCKER 103A 60ACC. STORAGE SHOWER 104A 100S-2 BIKE 105A 324
S-2 TRASH 106A 241
S-2 UTILITY 107A 174
S-2 PARKING 108A 1031
FLOOR TOTAL:8186 0 590
AREA %: 0.00%7.21%
SECOND FLOOR HOTEL SUITE 200A 1063
HOTEL SUITE 201A 599
HOTEL SUITE 202A 470
HOTEL SUITE 203A 496
HOTEL SUITE 204A 917
HOTEL SUITE 205A 476
HOTEL SUITE 206A 403
HOTEL SUITE 207A 1200
FLOOR TOTAL:5624 0 0
AREA %: 0.00%0.00%
THIRD FLOOR RESIDENTIAL 300A 1063
RESIDENTIAL 301A 599
RESIDENTIAL 302A 1020
RESIDENTIAL 303A 917
RESIDENTIAL 304A 897
RESIDENTIAL 305A 955
FLOOR TOTAL:5451 0 0
AREA %: 0.00%0.00%
FOURTH FLOOR RESIDENTIAL 400A 714
RESIDENTIAL 401A 488
RESIDENTIAL 402A 850
RESIDENTIAL 403A 841
RESIDENTIAL 404A 558
RESIDENTIAL 405A 841
FLOOR TOTAL:4292 0 0
AREA %: 0.00%0.00%
FLOOR AREAS - BLDG A
COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
FIRST FLOOR 383 8186 0 590
SECOND FLOOR 99 5624 0 0
THIRD FLOOR 149 5451 0 0
FOURTH FLOOR 0 4292 0 0
631 23553 0 590 24774
BUILDING AREA - BLDG A
USE ROOM MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR GARAGE GARAGE 100B 4950RESIDENTIAL LOBBY 101B 140ACCESSORY LOCKER 102B 82ACCESSORY SHOWER 103B 92ACCESSORY UTILITY 104B 200MERCANTILE RETAIL 105B 1215MERCANTILE RETAIL 106B 816
FLOOR TOTAL:7121 0 374
AREA %: 0.00%5.25%
SECOND FLOOR RESIDENTIAL 200B 739
RESIDENTIAL 201B 761
RESIDENTIAL 202B 709
RESIDENTIAL 203B 513
RESIDENTIAL 204B 1174
RESIDENTIAL 205B 1025
RESIDENTIAL 206B 822
RESIDENTIAL 207B 760
RESIDENTIAL 208B 700
RESIDENTIAL 209B 599
FLOOR TOTAL: 0 7802 0 0
AREA %: 0.00%0.00%
THIRD FLOOR RESIDENTIAL 300B 739
RESIDENTIAL 301B 761
RESIDENTIAL 302B 709
RESIDENTIAL 303B 513
RESIDENTIAL 304B 1192
RESIDENTIAL 305B 1025
RESIDENTIAL 306B 825
RESIDENTIAL 307B 708
RESIDENTIAL 308B 760
RESIDENTIAL 309B 599
FLOOR TOTAL: 0 7831 0 0
AREA %: 0.00%0.00%
FOURTH FLOOR RESIDENTIAL 400B 596
RESIDENTIAL 401B 887
RESIDENTIAL 402B 798
RESIDENTIAL 403B 825
RESIDENTIAL 404B 969
RESIDENTIAL 405B 658
RESIDENTIAL 406B 887
FLOOR TOTAL: 0 5620 0 0
AREA %: 0.00%0.00%
FLOOR AREAS - BLDG B COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTALFIRST FLOOR 863 7121 0 374SECOND FLOOR 252 7802 0 0THIRD FLOOR 252 7831 0 0FOURTH FLOOR 0 5620 0 01,367 28374 0 374 30115BUILDING AREA - BLDG B
COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
BLDG A 757 23553 0 590
BLDG B 1,489 28374 0 374
2,246 51927 0 964 55,137
BUILDING AREA - BLDG A & BLDG BATTACHMENT 2Item 2
Packet Page 34
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 T1.2
BUILDING A UNIT TYPE
STUDIO/1BD < 600 3 0.5 1.5
1 BEDROOM 6 0.66 3.96
2 BEDROOM 3 1 3
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL 12 8.46
UNIT COUNT DU FACTOR DENSITY
DENSITY CALCULATIONS - BLDG A
BUILDING B UNIT TYPESTUDIO/1BD < 600 5 0.5 2.51 BEDROOM 14 0.66 9.242 BEDROOM 8 1 83 BEDROOM 0 1.5 04+BEDROOM 0 2 0TOTAL 27 19.74DENSITYDENSITY CALCULATIONS - BLDG BUNIT COUNT DU FACTOR
TOTAL DENSITY ALLOWED
BUILDING B UNIT TYPE
STUDIO/1BD < 600 8 0.5 4
1 BEDROOM 20 0.66 13.2
2 BEDROOM 11 1 11
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL 39 28.2
DENSITY CALCULATIONS - TOTAL PER SITE
UNIT COUNT DU FACTOR DENSITY
DENSITY FACTOR: 36/ ACRE
ALLOW. DENSITY: 28.44
LOT SIZE:.79 ACRES
UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+THIRD FLOOR 300A 1063 X301A599 X
302A 1020 X
303A 917 X
304A 897 X
305A 955 X
TOTAL 6 5451 1 2 3 0 0
UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+
FOURTH FLOOR 400A 714 X
401A 488 X
402A 850 X
403A 841 X
404A 558 X
405A 841 X
TOTAL 6 4292 2 4 0 0 0
BLDG TOTAL TOTAL 12 9743 3 6 3 0 0
UNIT TYPES - BLDG AAVERAGE UNIT SIZE TOTAL UNIT SF: 9743TOTAL # UNITS: 12AVERAGE UNIT SF: 812 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+SECOND FLOOR 200B 739 X201B761X202B709X203B513 X
204B 1174 X
205B 1025 X
206B 822 X
207B 760 X
208B 700 X
209B 599 X
TOTAL 10 7802 2 6 2 0 0
UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+
THIRD FLOOR 300B 739 X
301B 761 X
302B 709 X
303B 513 X
304B 1192 X
305B 1025 X
306B 825 X
307B 708 X
308B 760 X
309B 599 X
TOTAL 10 7831 2 6 2 0 0
UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+
FOURTH FLOOR 400B 596 X
401B 887 X
402B 798 X
403B 825 X
404B 969 X
405B 658 X
406B 887 X
TOTAL 7 5620 1 2 4 0 0
BLDG TOTAL TOTAL 27 21253 5 14 8 0 0
UNIT TYPES - BLDG BAVERAGE UNIT SIZE TOTAL UNIT SF: 21253TOTAL # UNITS: 27AVERAGE UNIT SF: 787 ATTACHMENT 2Item 2
Packet Page 35
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 T1.3
STREET ORIENTATION GUIDELINE COMPLIANCE 4.2-A
HEIGHT, SCALE GUIDELINE COMPLIANCE
4.2-B,1
4.2-B,1a
4.2-B,1b
4.2-B,1c
4.2-B,1d N/A
4.2-B,2
4.2-B,3
4.2-B,5
4.2-B,5a
4.2-B,5b See A1.0, keynote 8.
See C2.1, Grading
Plan
See A1.0
See A1.1, Building
Height Compliance
See A1.2, Site
Elevations
See A1.2 & Historical
Report Compliance
Addendum.
See T2.1 - T2.6 for
Solar Shading &
Visual Studies
See T2.4 -T2.6 for
Solar Shading
Per San Luis Obispo Community Design Guidelines, Chapter 4- Downtown Design Guidelines. The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial role in maintaining this character and vitality. DOWNTOWN DESIGN GUIDELINES
New buildings shall not obstruct views from, or sunlight to, publicly-owned
gathering places including, but not limited to, Mission Plaza, the Jack
House gardens, and YCLC Cheng Park. In these locations, new buildings
shall respect views of the hills, framing rather than obscuring them
New buildings should not shade the northerly sidewalk of Marsh, Higuera
or Monterey Streets at noon on December 21st. Information
demonstrating this objective shall accompany all applications for
architectural review as detailed on application checklists.
Buildings in the downtown should be located at the back of the sidewalk
unless space between the building and sidewalk is to be used for
pedestrian features such as plazas, courtyards, or outdoor eating areas.
The height and scale of new buildings and alterations to existing buildings
shall fit within the context and vertical scale of existing development and
provide human scale and proportion. Some tools to achieve this include:
In no case may the height of a building at the back of sidewalk exceed the
width of the adjoining right-of-way (see Figure 4-2).
New buildings that are significantly taller or shorter than adjacent buildings
shall provide appropriate visual transitions.
For new projects adjacent to buildings included on the City’s Inventory of
Historic Resources there shall be a heightened sensitivity to the mass and
scale of the significant buildings.
The project provides upper story setbacks from the front building façade
along the street consistent with LUE Policy 4.16.4. Portions of the building
above 50 feet should be set back sufficiently so that these upper building
walls are not visible to pedestrians on the sidewalk
along the building’s frontage.
Utility boxes for phone, cable, electricity, natural gas, information systems
and/or other services should be located along service alleys, within the
building, or in a sub-grade vault.
Location of backflow prevention devices and the fire sprinkler riser must be
identified on project plans submitted for Architectural Review and shall be
located inside the building, consistent with County Health Department
requirements.
4.2-B,5c
4.2-B,5d
FAÇADE DESIGN GUIDELINE COMPLIANCE
4.2-C
4.2-C,1
4.2-C,2
Minimum sidewalk width should be 8-feet clear of obstructions for
pedestrians (furniture, news racks, street trees etc.) across 100% of the
project frontage. Minor deviations may occur where necessary to preserve
street trees, or where right-of-way limitations reduce available sidewalk
width.
See A1.2, Site
Elevations
See L1.1, Planting
Plan
See A1.2, Site
Elevations
See A3.0, A3.1,
Building Elevations
See A3.0, A3.1,
Building Elevations
New structures and remodels should provide storefront windows, doors,
entries, transoms, awnings, cornice treatments and other architectural
features that complement existing structures, without copying their
architectural style.
Overall character. In general, buildings should have either flat or stepped
rooflines with parapets, and essentially flat facades. Walls with round or
curvilinear lines, or large pointed or slanted rooflines should generally be
avoided.
Proportions in relation to context. Buildings should be designed with
consideration of the characteristic proportions (relationship of height to
width) of existing adjacent facades, as well as the rhythm, proportion, and
spacing of their existing door and window openings.
Service access to the building for loading and maintenance functions
should not exceed 20% of the project frontage on any facing street.
4.2-C,14.2-C,24.2-C,3
4.2-C,4
4.2-C,5
4.2-C,6 See A2.0
4.2-C,7
See A1.2, Site Elevations See A1.2, Site Elevations
See A3.0, A3.1,
Building Elevations
See A3.0, A3.1,
Building Elevations
See A3.0, A3.1,
Building Elevations
Elevations See A3.0, A3.1, Building Elevations entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and
reinforcing a facade rhythm helps tie the street together visually and
provides pedestrians with features to mark their progress down the street.
Individual storefront proportions. Storefronts should not overpower the
building façade, and should be confined to the area framed by the support
piers and the lintel above, consistent with classic “Main Street”
architecture.
Wall surfaces. Wall surfaces, particularly at the street level, should be
varied and interesting, rather than unbroken and monolithic, because blank
walls discourage pedestrian traffic
Doorways. Doorways should be recessed, as described in Section D.3,
Bulkheads. Storefront windows should not begin at the level of the
sidewalk, but should sit above a base, commonly called a “bulkhead,” of
18 to 36 inches in height. Desirable materials for bulkhead facing include
those already common in the downtown: ornamental glazed tile in deep
rich hues, either plain or with Mediterranean or Mexican patterns; dark or
light marble panels; and pre-cast concrete.
4.2-D,1 GUIDELINE COMPLIANCE
4.2-D,3
4.2-D,3a
4.2-D,3b
4.2-D,3c
4.2-D,4
4.2-D,4a
4.2-D,4b
MATERIALS & ARCHITECTURAL DETAILS
N/A
See A3.0, A3.1
Building Elevations
See A3.2, Material
Board
See A1.2, Site
Elevation
See A3.0, A3.1
Building Elevations
See A3.0, A3.1
Building Elevations
See A2.0 First Floor
Plan
See A3.0, A3.1
Building Elevations
Finish materials. The exterior materials of downtown buildings involve
several aspects including color, texture, and materials. Materials with
integral color such as smooth troweled plaster, tile, stone, and brick are
encouraged. If the building's exterior design is complicated, with many
design features, the wall texture should be simple and subdued. However,
if the building design is simple (perhaps more monolithic), a finely textured
material, such as patterned masonry, can greatly enrich the building's
overall character.
Materials should complement those on significant adjacent buildings. The
following materials are considered appropriate for buildings within the
downtown.
- Exterior plaster (smooth troweled preferred)
- Cut stone, rusticated block (cast stone), and precast concrete
- New or used face-brick
- Ceramic tiles (bulkhead or cornice)
- Clapboard (where appropriate)
- Glass block (transom)
- Clear glass windows
Doorways. Doors and storefront systems should be of materials and have
details and ornament appropriate to the building wall materials.
Storefront entrance doors should be recessed within the building façade to
provide an area for pedestrians to transition from the interior space to the
public sidewalk.
Doors themselves should be primarily of glass, to avoid conflicts
between entering and exiting patrons.
Door and entry designs and materials should be compatible with the other
storefront materials. Terrazzo and tile pavers are attractive and appropriate
paving materials common in the downtown, while indoor/outdoor carpeting
and wood planking are inappropriate materials.
Windows. Windows that allow pedestrians to see the activities within the
ground floors of downtown buildings are important in maintaining the
pedestrian orientation of the downtown. Ground floor windows adjacent to
sidewalks encourage pedestrians to linger, while extensive
blank walls do not.
When windows are added or changed, it is important that the design be
compatible with the themes common on the same block.
Use of clear glass (at least 88 percent light transmission) on the first floor
is recommended. Introducing or changing the location or size of windows
or other openings that alter the architectural rhythm or character of the
original building is discouraged.
4.2-D,4 4.2-D,4a4.2-D,4b4.2-D,4c N/ASee A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials common in the downtown, while indoor/outdoor carpeting and wood planking are inappropriate materials.Permanent, fixed security grates or grilles in front of windows are not permitted. Any necessary security grilles should be placed inside, behind
the window display area.
Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensiveblank walls do not. When windows are added or changed, it is important that the design be compatible with the themes common on the same block. Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged.
GUIDELINE COMPLIANCE
4.2-E See L1.1, L1.4, A1.0
4.2-E,a See A1.0, keynote 14
4.2-E,b See A1.0
4.2-E,c See L1.1
4.2-E,d See L1.1, A1.0
4.2-E,e See L1.1
4.2-E,f See L1.1, A1.0
PUBLIC SPACES, PLAZAS AND COURTYARDS
Courtyards should be buffered from parking areas or drive aisles by low
walls, landscaping, or other features to clearly define the edges of the
pedestrian space.
Ample seating should be provided.
Bicycle parking should be provided.
Public spaces on downtown sites should be designed as extensions of the
public sidewalk by providing pedestrian amenities such as benches
fountains, and by continuing the pavement treatment of the sidewalk.
Plazas and courtyards are encouraged within the downtown. .
Primary access to public plazas and courtyards should be from the street;
secondary access may be from retail shops, restaurants, offices, and other
uses.
Shade trees or architectural elements that provide shelter and relief from
direct sunlight should be provided.
4.2-D,4d
4.2-D,4e
4.2-D,5
4.2-D,5a
4.2-D,5b
4.2-D,5c
4.2-D,5d
4.2-D,5e
4.2-D,5f See A3.0
4.2-D,5g
4.2-D,6
Light fixtures, wall mounted or hung with decorative metal brackets
Metal grillwork, at vent openings or as decorative features at windows,
doorways or gates, decorative scuppers, catches and down-spouts,
preferably of copper, balconies, rails, finials, corbels, plaques, etc.
Flag or banner pole brackets. Crafted artworks.
The use of second floor awnings shall be coordinated with lower storefront
awnings. Canvas is the most appropriate material for awnings. Metal,
plastic (vinyl), or glossy materials are not appropriate.
See A3.0, A3.1
Building Elevations
See A4.0-A4.4
Building Perspectives
See A2.0, A3.0, A3.1
See A3.0, A3.1
Building Elevations
See A3.0, A3.1
Building Elevations
See A3.0, A3.1
Building Elevations
See A3.0, A3.1
Building Elevations
and A3.2 Materials
Traditional storefront transom windows should be retained whenever
feasible. If the ceiling inside the structure has been lowered, the ceiling
should be stepped up to meet the transom so that light will penetrate the
interior of the building.
Existing windows should be maintained, and not "walled-in" or darkened to
provide more interior wall or storage space.
Awnings. Awnings should be retained and/or incorporated where feasible
and compatible with the storefront.
Awnings should be functional and at least four feet wide.
A single building face with multiple tenants should use consistent awning
design and color on each building floor, unless the building architecture
differentiates the separate tenancies.
Other details. A number of other details should be incorporated into
exterior building design to add a degree of visual richness and interest
while meeting functional needs. These details include such items as:
Where the facade of a commercial building is divided into distinct bays,
awnings should be placed within the vertical elements rather than
overlapping them.
Awning shape should relate to the window or door opening.
Awnings may not be internally illuminated.
Awnings can be either fixed or retractable.
ATTACHMENT 2Item 2
Packet Page 36
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
CONTEXTUAL SITE PLAN
SCALE: N.T.S.
N
MARSH STHIGUERA STCA
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C-D
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C-D
AVILA SENIOR LIVING
BANK OF THE SIERRA
MARSH & CARMEL HISTORIC RESID.- POLLARD HOUSE RETAIL
ACHIEVEMENT HOUSE
8
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Our site is surrounded by a large variety of building sizes and materials. Directly across Marsh Street is a 4-story stucco building that matches our proposed height of 50’(1). A new 43’, 4-story (3-story, 33’ tall at back of sidewalk) mixed-use project is under construction at Marsh & Carmel (3). A new 40’, 4-story (3-story, 35’ tall at back of sidewalk) residential condo project is near completion at 460 Marsh (2). The materials of the surrounding buildings are: brick, stucco, wood siding and block. SUMMARY OF CONTEXT
T2.0
8
460 MARSH2
2
3
PROJECT SITE
ATTACHMENT 2Item 2
Packet Page 37
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
KEY PLAN
SCALE: N.T.S.
N
VIEW FROM BEACH ST. TOWARDS HILL1
SIMULATED VIEW FROM BEACH ST. TOWARDS HILL1X VISUAL STUDY
T2.1
234
1
56
87
MARSH ST
BEACH STHIGUERA ST9VISUAL STUDYPursuant to Zoning regulations Section 17.32.030 F, a visual study shall determine whether the project will materially obstruct views of distant hills and/or create an adverse visual impact on existing or planned publicly owned gathering sites by materially obstructing views of nearby public open spaces, historic resources, City landmarks, or protected natural resources; and/or create adverse shade and shadow effects during the times of day when a gathering site is anticipated to be most used. For the proposed project at 545 Higuera St., the only publicly owned gathering spaces that exist within the viewshed of the hillside are the publicly owned sidewalks immediately adjacent on Marsh Street, Beach Street and Higuera Street. These are represented by Views 1 - 9. Only two locations have a view of the hillside that is not obstructed by existing buildings and trees (Views 1 & 9.). The Jack House and Jack House Gardens, located two-doors north on
Marsh Street does not have viewsheds affected by the proposed project, nor is it within any shadows cast by the
proposed project (See Shade Studies on T2.4 - T2.6.)
Views 2, 3, 5 & 6, taken from the sidewalk at the intersection of Beach and Marsh reveal how the hillside view is
blocked by existing trees. View 4 indicates the one glimpse of the hillside along the southerly sidewalk of Marsh.
However, this is a brief mid-block view.
Views 7 & 8, taken from the sidewalk across the street on Higuera, looking back towards the project show that no hills
are in the viewshed. Further down on Higuera, a glimpse of the eastern hills come it to view at location 9. View 9X
shows the simulated view where the project will makes the greatest impact on the viewshed. However, this is also a
brief mid-block view as there are no cross streets to form a street intersection.
The most prominent, existing view of the hillside is shown in View 1. This view influenced our decision to keep the
building to the Southwest property line and bring the height down to 50’. View 1X shows the simulated view where
the project makes the greatest impact on the viewshed. Further uphill from this point, the hill comes into view over the
top of the proposed building. Further down the hill towards Marsh, the view is screened by the existing street tree in
front of the bank (View 2.)
VIEW FROM MARSH & BEACH TOWARDS HILL2
ATTACHMENT 2Item 2
Packet Page 38
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
KEY PLAN
SCALE: N.T.S.
N
VIEW FROM MARSH & BEACH TOWARDS HILL3 VIEW FROM MARSH TOWARDS HILL5
VISUAL STUDY
T2.2
VIEW FROM SIDEWALK ON MARSH6
234
1
56
87
MARSH ST
BEACH STHIGUERA ST9
VIEW FROM MARSH TOWARDS HILL4
ATTACHMENT 2Item 2
Packet Page 39
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
KEY PLAN
SCALE: N.T.S.
N
VIEW OF SITE FROM HIGUERA LOOKING EAST
SIMULATED VIEW OF SITE FROM HIGUERA LOOKING EAST
7
9XVIEW OF SITE FROM HIGUERA LOOKING WEST8
VISUAL STUDY
T2.3
234
1
56
87
MARSH ST
BEACH STHIGUERA ST9
VIEW OF SITE FROM HIGUERA LOOKING EAST9
ATTACHMENT 2Item 2
Packet Page 40
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
SUMMERT2.4
SUMMER SOLSTICE - 10AM
SUMMER SOLSTICE - 1PM
SUMMER SOLSTICE - 11AM
SUMMER SOLSTICE - 2PM
SUMMER SOLSTICE - 12PM
SUMMER SOLSTICE - 3PM solar shading
SCALE: N.T.S.
N
JACK HOUSE
MARSH ST.HIGUERA ST.ATTACHMENT 2Item 2
Packet Page 41
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 T2.5
solar shading
SCALE: N.T.S.
N
VERNAL EQUINOX - 10AM
VERNAL EQUINOX - 1PM
VERNAL EQUINOX - 11AM
VERNAL EQUINOX - 2PM
VERNAL EQUINOX - 12PM
VERNAL EQUINOX - 3PM
JACK HOUSE
MARSH ST.HIGUERA ST.VERNAL
ATTACHMENT 2Item 2
Packet Page 42
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
WINTERT2.6
solar shading
SCALE: N.T.S.
N
WINTER SOLSTICE - 10AM
WINTER SOLSTICE - 1PM
WINTER SOLSTICE - 11AM
WINTER SOLSTICE - 2PM
WINTER SOLSTICE - 12PM
WINTER SOLSTICE - 3PM
JACK HOUSE
MARSH ST.HIGUERA ST.ATTACHMENT 2Item 2
Packet Page 43
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 T3.0
topographic map
SCALE: N.T.S.
ATTACHMENT 2Item 2
Packet Page 44
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 T3.1
entitlement map
SCALE: N.T.S.
ATTACHMENT 2Item 2
Packet Page 45
HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3
KBB
04/19/2019
171357
TITLE SHEET
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119Project:Revisions:
Proj. Engr.:
Proj. Mngr.:
Date:
A&V Job No.:
Scale:PER PLAN
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C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.1, Apr 19, 2019 9:32pm, FernandoPhone Ext.:
Phone Ext.:
Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732
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PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36
CLIENT:G3 CONCEPTS
486 MARSH STREET
SAN LUIS OBISPO, CA 93401
ARCHITECT:10 OVER STUDIO
539 MARSH STREETSAN LUIS OBISPO, CA 93401
GEOTECHNICAL: .
.
.
SURVEYOR:MBS LAND SURVEYS
3563 SUELDO STREET
SAN LUIS OBISPO, CA 93401
APN: 003-511-033 AND 033-511-037
SITE AREA: 0.79 AC
AREA DISTURBED: 0.70 AC
GRADING INFORMATION*
CUT QUANTITY: 50 CUBIC YARDS
FILL QUANTITY: 50 CUBIC YARDSNET QUANTITY: 0 CUBIC YARDS EXPORT
*NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSES
ONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TOCLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES AND
FOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES AREBASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES AND
PROPOSED FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THEPLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THE
CONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OF
PREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE SHALL
INCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTH
MATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTH
MATERIALS.
ELECTRICITY: P G & E COMPANY
406 HIGUERA ST
SAN LUIS OBISPO, CA 93401
805-743-5000
NATURAL GAS: SOUTHERN CALIFORNIA GAS COMPANY
P.O. BOX C
MONTEREY PARK, CA 91756(800)-427-2200
TELEPHONE: A T & T994 MILL ST.
SAN LUIS OBISPO, CA 934021-800-750-2355
CABLE TV: CHARTER COMMUNICATIONS
7775 SAN LUIS AVE.
ATASCADERO, CA 93422
WATER/SEWER: CITY OF SAN LUIS OBISPO
UTILITIES DEPARTMENT
879 MORRO ST
SAN LUIS OBISPO, CA 93401
EXISTING SURVEY INFORMATION FROM PLAN PREPARED BY
------------------------------------------------ DATED ----------; UPDATED ----------.
BOUNDARY DATA PER ---------------------------------------------.
HORIZONTAL DATUM: ---------------------------------------------.
BASIS OF BEARINGS: ---------------------------------------------.
VERTICAL DATUM: ---------------------------------------------.
PARCEL SIZE: ---------------------------------------------.
NOTE:
1. SURVEY INFORMATION IN THIS PLAN SET IS NOT A BOUNDARY SURVEY.
PROPERTY LINES, SETBACKS, AND EASEMENT INFORMATION SHOWN IS FOR
REFERENCE ONLY.2. CONFIRM BENCHMARK DATA AND CONDITION WITH PROJECT SURVEYOR
PRIOR TO USE. THE SURVEYOR MUST PROVIDE THE ENGINEER WITH THESURVEY CONTROL NOTES, CONTROL COORDINATES, AND SURVEY NOTES.
SURVEY MONUMENT PROTECTION:
PROTECT AND PRESERVE, IN PLACE, ALL SURVEY MONUMENTS AND
BENCHMARKS. DO NOT DISTURB, MOVE, OR RELOCATE MONUMENTS OR
BENCHMARKS WITHOUT THE PRIOR REVIEW AND APPROVAL BY THE AGENCY
HAVING JURISDICTION OVER THE MONUMENT OR BENCHMARK. THE CONTRACTOR
SHALL CONTRACT WITH A LICENSED SURVEYOR FOR MONUMENTS REQUIRING
DISTURBANCE OR REMOVAL, AND THE SURVEYOR SHALL RESET THE MONUMENTS
OR PROVIDE PERMANENT WITNESS MONUMENTS AND FILE THE REQUIRED
DOCUMENTATION WITH THE AUTHORITY HAVING JURISDICTION, PURSUANT TO ALL
APPLICABLE BUSINESS AND PROFESSIONAL CODES.
DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG
UNDERGROUND SERVICE ALERT
PRIOR TO COMMENCING OF ANYEXCAVATION, DIGGING, POT HOLING,
ETC. CALL DIG ALERT FORASSIGNMENT OF AN INQUIRY ID
NUMBER, BECAUSE NO EARTH WORKSHALL COMMENCE UNLESS THE
CONTRACTOR HAS OBTAINED THIS ANDEACH UTILITY OR OWNER OF
SUBSURFACE FACILITIES HAS
LOCATED AND MARKED THEIR
SUBSURFACE FACILITIES IN THE AREA
OF WORK.
SURVEY NOTESLEGENDVICINITY MAP
PROJECT SITE N
DIG ALERTPROJECT INFORMATION
UTILITY PURVEYORS
SHEET INDEX
STORM DRAINAGE
WATER SERVICE
GAS
SANITARY SEWER
POWER ELECTRICAL
DITCH / FLOWLINE
GRADING LIMIT
GRADE SLOPE
PROPERTY LINE
CENTERLINE
SAWCUT
SD
W
G
S
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AC ASPHALTIC CONCRETE
BLDG BUILDING
BCR BEGIN CURB RETURN
BVC BEGIN VERTICAL CURVE
BW BOTTOM OF WALL
CB CATCH BASIN
C/L CENTERLINE
CMU CONCRETE MASONRY UNIT
CONC CONCRETE
DW DRIVEWAY
ECR END CURB RETURN
EG EXISTING GRADE
EP EDGE OF PAVEMENT
EVC END VERTICAL CURVE
FF FINISHED FLOOR
FG FINISHED GRADE
FH FIRE HYDRANT
FL FLOW LINE
FS FINISHED SURFACE
GB GRADE BREAK
IE INVERT ELEVATION
INV INVERT
LA LANDSCAPE AREA
NG NATURAL GRADE
PA PLANTER AREA
PCC PORTLAND CEMENT
CONCRETE
P/L PROPERTY LINE
POC POINT OF CONNECTION
PS PARKING STRIPE
PVC POLYVINYL CHLORIDE
RW RIGHT OF WAY
SD STORM DRAIN
SG SUB-GRADE ELEVATION
SS SANITARY SEWER
TC TOP OF CURB, CONCRETE
TF TOP OF FOOTING
TG TOP OF GRATE
TW TOP OF WALL
VC VERTICAL CURVE
STANDARD ABBREVIATIONS
SHT SHEET TITLE
C-0.1 TITLE SHEET
C-0.2 NOTES SHEET
C-2.1 GRADING PLAN
ATTACHMENT 2Item 2
Packet Page 46
Project:Revisions:
Proj. Engr.:
Proj. Mngr.:
Date:
A&V Job No.:
Scale:PER PLAN
ABCDEF GHI
ABCDEF GHI
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C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.2, Apr 19, 2019 9:33pm, FernandoPhone Ext.:
Phone Ext.:
Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732
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PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3
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CITY OF SAN LUIS OBISPO GENERAL NOTES:1. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THEUTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OFTHE ENGINEERING STANDARDS AND STANDARD SPECIFICATION.2. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY ORWITHIN CITY EASEMENTS FOR CONNECTIONS TO PUBLIC UTILITIES. WORK REQUIRING ANENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER,FIRE SERVICE LATERALS, CURB, GUTTER, SIDEWALK, DRIVEWAY APPROACHES, SIDEWALKUNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS,STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.3. CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT (805) 781-7554 WITH AT LEAST A 48 HOURNOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OF FINAL INSPECTION.4. A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.5. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS OR TRENCHING GREATER THAN 5 FEET INDEPTH. A COPY OF THE ANNUAL, PROVISIONAL, OR TEMPORARY PERMIT SHALL BE PROVIDED TO THEBUILDING DIVISION PRIOR TO BUILDING, UTILITY, AND/OR GRADING PERMIT ISSUANCE IF APPLICABLE.6. ENCROACHMENT PERMITS WILL NOT BE ISSUED NOR WILL NEW WORK BE AUTHORIZED IN THE PUBLICRIGHT-OF-WAY IN THE DOWNTOWN AREA DURING THE HOLIDAY SEASON. THE HOLIDAY SEASONCOMMENCES WITH THANKSGIVING AND ENDS AFTER NEW YEARS DAY.7. METERED PARKING SPACES DISPLACED DURING CONSTRUCTION ARE LIMITED TO TWO SPACES ANDSHALL BE PAID FOR BY THE CONTRACTOR, OWNER, OR OPERATOR AT THE CURRENT RATE OF $20.00PER METER PER DAY. PARKING BAGS ARE AVAILABLE FROM THE PARKING DIVISION LOCATED AT 1260CHORRO STREET OR THE ENGINEERING DIVISION LOCATED AT 919 PALM STREET.
8. A PRE-CONSTRUCTION MEETING SHALL BE COORDINATED BY THE OWNER/DEVELOPER OR
CONTRACTOR AND SHALL INCLUDE PERTINENT CITY STAFF. AS A MINIMUM, THE ASSIGNED BUILDING
INSPECTOR AND PUBLIC WORKS INSPECTOR SHALL BE INCLUDED IN THIS MEETING TO DISCUSS THE
LIMIT OF SUBDIVISION IMPROVEMENTS AND INSPECTION RESPONSIBILITIES.
9. THE PUBLIC IMPROVEMENTS SHALL BE SUBSTANTIALLY COMPLETE TO THE SATISFACTION OF THE
PUBLIC WORKS DIRECTOR PRIOR TO FINAL INSPECTION APPROVALS AND/OR OCCUPANCY OF ANYBUILDING.
10. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER, SIDEWALK OR DRIVEWAY APPROACHSHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR.
11. THE CONTRACTOR SHALL FOLLOW THE REQUIREMENTS OF THE UTILITY DEPARTMENT SEWERABANDONMENT POLICY. THIS POLICY STATES THAT ALL SEWER LATERALS SHALL BE ABANDONED ATTHE MAIN PRIOR TO ANY DEMOLITION UNLESS THAT LATERAL IS INTENDED FOR REUSE AND IT PASSESA VIDEO INSPECTION.
12. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OF
THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS, CONSTRUCTIONAND GROUND DISTURBING ACTIVITIES.
13. THE ADJOINING STREET AND SIDEWALK SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST,
MUD, AND CONSTRUCTION DEBRIS AT THE END OF EACH WORKING DAY.
14. ALL DISTURBED SURFACE SLOPES, SLOPED FOUR HORIZONTAL TO ONE VERTICAL (4:1) AND GREATER
AND AREAS USED TO CONVEY CONCENTRATED DRAINAGE SHALL BE PREPARED AND MAINTAINED TO
CONTROL EROSION BY EFFECTIVE PLANTING TO BE COMPLETED NO LATER THAN 30 DAYS PRIOR TO A
REQUEST FOR FINAL INSPECTION.
15. TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED WHEN PERMANENT IMPROVEMENTS,
PLANTINGS, AND FACILITIES ARE IN PLACE. TEMPORARY MEASURES SHALL BE REMOVED PRIOR TOFINAL INSPECTION APPROVALS.
16. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW ANY PROPOSAL FOR TREE REMOVALSAND TO INITIATE AN APPLICATION FOR A TREE REMOVAL PERMIT IF APPLICABLE. CONTACT ARBORISTRON COMBS AT (805) 781-7023 TO COORDINATE A SITE INSPECTION AND TO VERIFY TREE REMOVALPERMIT APPLICATION REQUIREMENTS. THE TREE REMOVAL PERMIT SHALL BE ISSUED PRIOR TOBUILDING PERMIT ISSUANCE. OTHERWISE, THE DEMOLITION PLANS SHALL BE REVISED TO SHOW TREEPRESERVATION MEASURES.
17. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW AND APPROVE ANY REQUIRED ORPROPOSED PRUNING OF DOWNTOWN STREET TREES. SAFETY PRUNING MAY BE COMPLETED BY THE
CITY OR BY A CITY APPROVED ARBORIST.
18. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW THE PROPOSED TREE PROTECTION
MEASURES PRIOR TO COMMENCING WITH ANY DEMOLITION, GRADING, OR CONSTRUCTION. ANY
SAFETY PRUNING OR THE CUTTING OF SUBSTANTIAL ROOTS SHALL BE APPROVED BY THE CITY AND
COMPLETED BY A CITY-APPROVED ARBORIST. CONTACT THE CITY ARBORIST AT LEAST 48 HOURS
PRIOR TO CONSTRUCTION IN AREAS WHERE TREE PROTECTION AND INSPECTION IS REQUIRED.
19. HAND DIGGING IS REQUIRED WITHIN THE DRIPLINE OF TREES TO REMAIN; ANY EXPOSED ROOTS
SHALL BE OBSERVED BY CITY ARBORIST BEFORE REMOVING. CONTACT CITY ARBORIST RON COMBS
AT (805) 781-7023 BEFORE COMMENCING WITH DEMOLITION, GRADING, OR EXCAVATIONS.
20. TREE REMOVALS REQUIRE A SEPARATE TREE REMOVAL PERMIT. APPLICATION LOCATED HERE:HTTP://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=4685
LOS ANGELES
TRENCHING AND BACKFILL NOTES:
1. ALL TRENCHING, BEDDING AND BACKFILL MATERIAL AND CONSTRUCTION, SHALL BE IN ACCORDANCEWITH THESE PLANS INCLUDING THE PIPE TRENCH DETAIL.
2. TRENCH OR STRUCTURE EXCAVATION SUBGRADE SHALL BE OBSERVED BY THE GEOTECHNICALENGINEER PRIOR TO PLACEMENT OF BEDDING MATERIAL OR FORMS. WET OR UNSTABLE SOILENCOUNTERED IN THE BOTTOM OF THE EXCAVATION AND DEEMED BY THE GEOTECHNICAL ENGINEERTO BE INCAPABLE OF PROPERLY SUPPORTING THE PIPE OR STRUCTURE BEING CONSTRUCTED,SHALL BE REMOVED TO THE DEPTH RECOMMENDED BY THE GEOTECHNICAL ENGINEER AND THEEXCAVATION BACKFILLED TO THE BOTTOM OF THE PIPE OR STRUCTURE GRADE WITH SUITABLEMATERIAL RECOMMENDED BY THE GEOTECHNICAL ENGINEER.
3. WATER ENCOUNTERED IN TRENCH OR STRUCTURE EXCAVATION SHALL BE REMOVED BY THECONTRACTOR TO THE SATISFACTION OF THE GEOTECHNICAL ENGINEER TO PROVIDE DRY
CONDITIONS DURING CONSTRUCTION OF PIPE OR STRUCTURE.
4. BEDDING AND BACKFILL MATERIAL AND COMPACTED DENSITY, SHALL BE TESTED FOR COMPLIANCE
WITH APPLICABLE REQUIREMENTS BY THE GEOTECHNICAL ENGINEER.
5. BEDDING AND PIPE ZONE BACKFILL MATERIAL, SHALL BE COMPACTED TO NOT LESS THAN 95% OF
MAXIMUM DENSITY. TRENCH BACKFILL SHALL BE COMPACTED TO NOT LESS THAN 90% OF MAXIMUM
DENSITY. THE UPPER 12" BELOW THE BASE OR SUB-BASE COURSE IN PAVED AND OTHER TRAFFIC
AREAS AND BELOW THE CONCRETE OR SAND COURSE IN WALKWAY AREAS SHALL BE COMPACTED TO
NOT LESS THAN 95% OF MAXIMUM DENSITY. BACKFILL COMPACTION SHALL BE TESTED FOR
COMPLIANCE WITH THESE REQUIREMENTS IN ACCORDANCE WITH ASTM D-1557, LATEST REVISION,AND REPORTED BY THE GEOTECHNICAL ENGINEER.
6. CLASS I OR CLASS II (TRENCH) BACKFILL SHALL NOT BE PLACED UNTIL BEDDING AND INITIAL (PIPEZONE) BACKFILL HAVE BEEN OBSERVED, TESTED AND APPROVED.
7. COMPACTION BY FLOODING OR JETTING IS NOT PERMITTED.
8. CONTRACTOR SHALL REVIEW THE GEOTECHNICAL REPORT(S), THE PROJECT WORK AREA ANDVICINITY, AND SHALL FAMILIARIZE HIMSELF WITH THE WORK AREA CONDITIONS. CONTRACTOR SHALL
MAKE HIS OWN DEDUCTIONS AND CONCLUSIONS AS TO HOW EXISTING SURFACE AND SUB-SURFACECONDITIONS WILL AFFECT OR BE AFFECTED BY HIS CONSTRUCTION OPERATIONS, INCLUDING THE
NATURE OF MATERIALS TO BE EXCAVATED. THE DEGREE OF DIFFICULTY ASSOCIATED WITH MAKINGAND MAINTAINING THE REQUIRED EXCAVATIONS, AND THE DEGREE OF DIFFICULTY WHICH MAY ARISE
FROM SUBSURFACE CONDITIONS INCLUDING GROUNDWATER, AND SHALL ACCEPT FULLRESPONSIBILITY THEREOF.
9. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROTECT THE INTEGRITY OF EXISTING PAVEMENT
ALONG AND BEHIND THE TRENCH SAWCUT LINES DURING CONSTRUCTION. IF THIS PAVEMENT IS
BROKEN-OFF OR OTHERWISE DAMAGED BEFORE NEW PAVEMENT IS PLACED, CONTRACTOR SHALL
SAWCUT A NEW CONFORM LINE PARALLEL WITH, FULL LENGTH OF, AND SUFFICIENT DISTANCE
(1-FOOT MINIMUM) BEHIND ORIGINAL SAWCUT SO AS TO REMOVE DAMAGED PAVEMENT AND / OR
IRREGULARITY ALONG THE CONFORM LINE.
GENERAL GRADING NOTES:1. GRADING SHALL BE IN CONFORMANCE WITH RECOMMENDATIONS MADE BY THE GEOTECHNICALENGINEER DURING OBSERVATION AND TESTING OF SITE DEMOLITION, PREPARATION, GRADING, ANDDEVELOPMENT WORK. FOR ANY CONFLICT BETWEEN THESE PLANS AND THE RECOMMENDATIONSAND/OR SPECIFICATIONS OF THE GEOTECHNICAL ENGINEER, THE MORE STRINGENT PROVISIONSHALL GOVERN.2. AREAS TO BE GRADED SHALL BE CLEARED OF ALL VEGETATION (EXCEPT TREES INDICATED TOREMAIN), INCLUDING ROOTS AND ROOT STRUCTURES, OTHER ORGANIC MATERIAL, DEBRIS,NON-COMPLYING FILL, AND OTHER MATERIAL UNSUITABLE FOR SUPPORT OF FILL AND/OR PROPOSEDIMPROVEMENTS, AS RECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THEGEOTECHNICAL ENGINEER. CALL THE INSPECTOR FOR INITIAL INSPECTION.3. ALL UNSUITABLE SOIL MATERIALS AND RUBBISH AND DEBRIS RESULTING FROM DEMOLITION ANDGRADING OPERATIONS SHALL BE REMOVED FROM THE JOB SITE; TRANSPORTED TO A SUITABLELOCATION AND DISPOSED OF IN A PROPER AND LEGAL MANNER.4. AREAS TO RECEIVE FILL MATERIAL AND AREAS TO RECEIVE BUILDINGS, EXTERIOR SLABS, WALKWAYS,WALLS, PAVEMENT AND OTHER STRUCTURAL IMPROVEMENTS SHALL BE PREPARED ASRECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THE GEOTECHNICAL ENGINEER.RECOMMENDATIONS FOR OVER EXCAVATION, ADDITIONAL SCARIFICATION, BACKFILL ANDRECOMPACTION ARE CONTAINED IN THE PROJECT GEOTECHNICAL REPORT REFERENCED IN THEGENERAL NOTES ON THESE PLANS.5. PRIOR TO PLACEMENT OF FILL AND BACKFILL MATERIAL, THE PREPARED AREA SHALL BE INSPECTEDAND APPROVED BY THE INSPECTOR. THE GEOTECHNICAL ENGINEER SHALL ALSO OBSERVE THEAREAS TO BE FILLED. ALLOW A MINIMUM 48-HOUR NOTICE. FILL AND BACKFILL PLACED ON THEPREPARED AREA WITHOUT THE REQUIRED OBSERVATION SHALL BE REMOVED.6. ALL FILL MATERIAL, WHETHER EXCAVATED ON-SITE OR IMPORTED FROM OFF-SITE, SHALL BE TESTED
AND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACEMENT. IMPORTED FILL MATERIALSHALL BE EQUAL TO OR BETTER IN QUALITY THAN THE ON-SITE SOILS AND SHALL CONFORM TO THE
RECOMMENDATION OF THE GEOTECHNICAL ENGINEER. THE GEOTECHNICAL ENGINEER SHALL TESTAND APPROVE THE SOIL PROPOSED FOR IMPORT FOR STRUCTURAL FILL PRIOR TO IMPORTATION TO
THE SITE. THE LANDSCAPE ARCHITECT AND THE GEOTECHNICAL ENGINEER SHALL TEST AND
APPROVE THE SOIL PROPOSED FOR IMPORT FOR LANDSCAPE AREA SURFACE MATERIAL PRIOR TO
IMPORTATION TO THE SITE.
7. CONTRACTOR SHALL REFER TO THE FOLLOWING AS APPLICABLE:
- ARCHITECT'S PLANS FOR ADDITIONAL GRADING REQUIREMENTS IN BUILDING AREAS.
- LANDSCAPE ARCHITECT'S PLANS FOR TREE PRESERVATION REQUIREMENTS AND FOR SUBGRADE
ALLOWANCES IN LANDSCAPE AREAS.
- PUBLIC IMPROVEMENT PLANS FOR INTERFACING WITH PUBLIC GRADING, PAVING, STORM
DRAINAGE AND UTILITY IMPROVEMENTS.
8. WHERE PLANTER AREAS ARE SHOWN ON THE PLANS ADJACENT TO BUILDINGS AND ARE CONTAINED
BY WALKS / FLATWORK LESS THAN 8" BELOW BOTTOM OF SILL PLATE OR WHERE ADJACENT FINISHGRADE OUTSIDE A BUILDING IS SHOWN TO BE LESS THAN 8" BELOW BOTTOM OF SILL PLATE, IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THAT BUILDING PLANS CALL FOR APPROPRIATEDAMPPROOF OR WATERPROOF CONSTRUCTION AND IS CONSTRUCTED IN ACCORDANCE WITH ALLBUILDING APPLICABLE CODE REQUIREMENTS.
9. PLAN ELEVATIONS SHOWN ON SOIL AND LANDSCAPED AREAS ARE FINISH GRADE (FINISH SURFACE)ELEVATIONS INTENDED TO ESTABLISH SURFACE DRAINAGE CONTROL FOR THESE AREAS. DURINGGRADING OPERATIONS, THICKNESSES (SUBGRADE ALLOWANCES) SPECIFIED BY LANDSCAPEARCHITECT FOR TURF, WOOD CHIPS, MULCH, ETC. SHALL BE SUBTRACTED FROM THESE ELEVATIONSTO ESTABLISH FINISH SUBGRADE.
10. BEFORE PLACEMENT OF AGGREGATE BASE OR SUBBASE MATERIAL IN PAVEMENT AREAS, THESUBGRADE SOIL SHALL BE REVIEWED AND TESTED BY THE GEOTECHNICAL ENGINEER. DURING
PAVING OPERATIONS, STRUCTURAL SECTION COMPACTION SHALL BE OBSERVED AND TESTED BY THEGEOTECHNICAL ENGINEER.
11. QUALITY REVIEW AND REPORTING REQUIREMENTS.
A. GRADING AND IMPROVEMENTS FOUND NOT IN CONFORMANCE WITH APPROVED PLANS AND DESIGN
INTENT SHALL BE CORRECTED BY CONTRACTOR AT CONTRACTOR'S EXPENSE. ADDITIONAL
SURVEYING TO CONFIRM ELEVATIONS AFTER CORRECTIVE MEASURES SHALL ALSO BE AT
CONTRACTOR'S EXPENSE.
REQUIREMENTS FOR VARIOUS SURFACING CONDITIONS ARE AS FOLLOWS:
- DIRT: NOT LESS THAN 2% (1/4" PER FOOT) SLOPE IN DIRECTION OF SURFACE DRAINAGE AND 0.10FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION
- A.C. PAVEMENT: NOT LESS THAN 1% (1/8 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.04 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION
- CONCRETE: NOT LESS THAN 0.5% (1/16 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.02 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION
UNLESS NOTED OTHERWISE ON PLANS.
STORM DRAIN NOTES:
1. ALL PRIVATE STORM DRAIN MATERIAL AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESEPLANS, INCLUDING THE PIPE TRENCH DETAIL.
2. CONTRACTOR SHALL SCHEDULE STORM DRAIN WORK AHEAD OF OTHER UNDERGROUND CONDUITCONSTRUCTION.
3. GRAVITY STORM DRAIN WORK SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEEDUPSTREAM.
4. POLYVINYL CHLORIDE (PVC) PIPE FOR 4" THROUGH 15" SIZE SHALL COMPLY WITH THE MOST RECENT
ISSUE OF ASTM STANDARD D-3034 (SDR 35). PVC PIPE SHALL HAVE AN INTEGRALLY MOLDED BELL OR
SOCKET END FOR GASKETED JOINT ASSEMBLY. JOINTS AND GASKETS SHALL COMPLY WITH THE
MOST RECENT ISSUE OF ASTM STANDARD D-3212 AND F-477, RESPECTIVELY. PVC PIPE INSTALLATION
SHALL COMPLY WITH UNI-BELL PLASTIC PIPE ASSOCIATION STANDARD UNI-B-5, LATEST REVISION. PVC
PIPE CONNECTIONS TO MANHOLES, CATCH BASINS AND OTHER CONCRETE STRUCTURES SHALL BE
CONSTRUCTED WITH WATERSTOP AT MIDPOINT OF STRUCTURE WALL PENETRATION. WATERSTOP
SHALL BE PVC CONCRETE MANHOLE ADAPTER (4" THROUGH 12" PIPE) OR LARGE DIAMETER
WATERSTOP AS MANUFACTURED BY FERNCO, OR EQUIVALENT APPROVED BY THE ENGINEER.
5. HIGH DENSITY POLYETHYLENE (HDPE) PIPE AND FITTINGS FOR 4" THROUGH 48" SIZE SHALL BE
N-12PROLINK WT (WATERTIGHT) SERIES AS MANUFACTURED BY ADVANCED DRAINAGE SYSTEMS, INC.
(ADS). UNLESS NOTED OTHERWISE. LATERAL CONNECTIONS TO MAINLINES SHALL BE MADE USING
MANUFACTURER'S WATERTIGHT REDUCING FITTINGS. PIPE AND FITTING INSTALLATION SHALL BE IN
ACCORDANCE WITH MANUFACTURER'S RECOMMENDED PROCEDURES. CONNECTIONS TO CONCRETE
STRUCTURES SHALL BE CONSTRUCTED WATERTIGHT USING MANUFACTURER'S RECOMMENDEDMATERIALS AND METHODS.
6. GRATED CATCH BASINS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE PLAN DETAIL SHOWNHEREON.
7. WITHIN TEN (10) WORKING DAYS OF COMPLETION OF THE STORM DRAIN SYSTEM AND BEFORECONSTRUCTION OF PAVEMENT, WALKWAYS AND OTHER PERMANENT SURFACE IMPROVEMENTS,CONTRACTOR SHALL ENSURE TOP OF GRATE, COVER, INLET AND OUTLET INVERT ELEVATIONS OF ALLSTORM DRAIN STRUCTURES MATCH PLANS AND ARE ACCURATE TO 0.01 FEET.
DEMOLITION NOTES:1. THE EXISTENCE AND APPROXIMATE LOCATIONS OF ANY UNDERGROUND UTILITIES OR STRUCTURESSHOWN ON THESE PLANS ARE OBTAINED BY THE AVAILABLE RECORDS PROVIDED. THE CIVILENGINEER ASSUMES NO LIABILITY AS TO THE EXACT LOCATION OF SAID LINES, NOR FOR UTILITY ORIRRIGATION LINES WHOSE LOCATIONS ARE NOT SHOWN. THE CONTRACTOR SHALL BE RESPONSIBLEFOR NOTIFYING ALL UTILITY COMPANIES PRIOR TO WORK OR POTHOLE TO DETERMINE THE EXACTLOCATIONS OF ALL LINES AFFECTING THIS WORK, WHETHER OR NOT SHOWN HEREON. THECONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO OR PROTECTION OF ALL EXISTINGUTILITY LINES.2. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION OF THE SITE AND SHALL REMOVE ANDDISPOSE OF ALL STRUCTURES ABOVE AND OR BELOW GROUND UNLESS NOTED OTHERWISE. ANYHAZARDOUS MATERIALS ENCOUNTERED SHALL BE HANDLED AND REMOVED AS REQUIRED BY LOCALAND/OR STATE LAWS AT NO COST TO THE OWNER.3. THE CONTRACTOR SHALL EXERCISE DUE CARE TO AVOID DAMAGE TO EXISTING HARDSCAPEIMPROVEMENTS, UTILITY FACILITIES, AND LANDSCAPING FEATURES THAT ARE NOT AFFECTED BYTHESE PLANS.4. ALL JOIN LINES SHALL BE SAWCUT ON A NEAT, STRAIGHT LINE PARALLEL WITH THE JOIN. THE CUTEDGE SHALL BE PROTECTED FROM CRUSHING, AND ALL BROKEN EDGES SHALL BE RE-CUT PRIOR TOJOINING.5. ALL EXISTING OBJECTIONABLE MATERIALS THAT CONFLICT WITH PROPOSED IMPROVEMENTSINCLUDING, BUT NOT LIMITED TO, BUILDING FOUNDATIONS, UTILITIES, APPURTENANCES, TREES,SIGNS, STRUCTURES, ETC. SHALL BE REMOVED AND DISPOSED BY THE CONTRACTOR AT NO COST TOTHE OWNER, UNLESS NOTED OTHERWISE HEREIN, OR AS DIRECTED BY THE CONSTRUCTIONMANAGER.6. THE CONTRACTOR SHALL PROTECT ALL EXISTING STREETS FROM DAMAGES CAUSED BY HIS
OPERATIONS. ANY CURBS DAMAGED DURING HIS OPERATIONS SHALL BE SAWCUT AND REPLACED ATNO COST TO THE OWNER. ANY EXISTING PAVING IDENTIFIED AS POTENTIALLY NEEDING TO BE
REPLACED SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TOTHE COMMENCEMENT OF WORK.
7. THE CONTRACTOR SHALL PERFORM AND BE RESPONSIBLE FOR ALL CLEARING AND GRUBBING
OPERATIONS AS NECESSARY TO COMPLETE THE WORK, INCLUDING TRANSPORTATION AND DISPOSAL
OF ALL REMOVED MATERIALS, AND ALL ASSOCIATED COSTS.
GENERAL NOTES:1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF SAN LUIS OBISPO AND THECURRENT EDITION OF THE CALIFORNIA BUILDING CODE.2. IN THE EVENT OF A CONFLICT BETWEEN ANY REFERENCED STANDARD, THE MORE STRINGENTREQUIREMENT SHALL GOVERN.3. STORMWATER POLLUTION PREVENTION REQUIREMENTS PER CITY OF SAN LUIS OBISPO AND SWRCB.4. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS INPROGRESS.5. BEFORE BEGINNING WORK, CONTRACTOR SHALL CONFIRM WITH AGENCIES HAVING JURISDICTIONTHAT ALL REQUIRED PERMITS AND LICENSES HAVE BEEN OBTAINED AND ALL REQUIRED NOTICESGIVEN.6. UNDERGROUND AND OVERHEAD CONSTRUCTION IN ADDITION TO WHAT IS SHOWN ON THESE PLANSMAY BE PART OF THIS PROJECT, INCLUDING ARCHITECTURAL AND LANDSCAPE ARCHITECTURALIMPROVEMENTS. ADDITIONAL PERMITS MAY BE REQUIRED.A. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WORK AND INTERFACINGIMPROVEMENTS WITH WORK BY OTHER CONTRACTORS AT THIS JOB SITE AND WITH IMPROVEMENTSREQUIRED BY PLANS BY OTHERS.B. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR BUILDING AND SITE LAYOUTDIMENSIONING.C. CONTRACTOR SHALL REFER TO ARCHITECTURAL AND LANDSCAPE ARCHITECTURAL PLANS ANDSPECIFICATIONS FOR SITE DEVELOPMENT CONSTRUCTION DETAILS AND DIMENSIONING, INCLUDINGTHOSE FOR BUILDINGS, PATIOS, WALKWAYS, DRIVEWAYS, WALLS/FENCES, PLUMBING, ELECTRICAL,UTILITIES, LANDSCAPING, AND IRRIGATION.
7. ALL SITE WORK AND TESTING SHALL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONSCONTAINED IN THE FOLLOWING GEOTECHNICAL ENGINEERING REPORT FOR THIS PROJECT:
A. PREPARED BY: EARTH SYSTEMS PACIFIC,FILE NUMBER: SL-17242-SB, DATE: MARCH 31, 2015.
B. THIS REPORT AND ANY ADDENDA SHALL BE INCORPORATED INTO THESE PLANS AND MADE A PARTHEREOF AS IF SPELLED OUT IN THEIR ENTIRETY HEREON. IT IS THE CONTRACTOR'S RESPONSIBILITYTO REVIEW THE APPLICABLE GEOTECHNICAL REPORTS. CONTRACTOR SHALL CONTACT THEGEOTECHNICAL ENGINEER TO OBTAIN OR REVIEW COPIES OF THESE REPORTS AND ADDENDA.
C. PRIOR TO BIDDING, CONTRACTOR SHALL CONTACT THE GEOTECHNICAL ENGINEER TO DETERMINE
THE LOCATION AND DEPTH OF ALL TEST BORINGS AND EXPLORATORY PITS AND EXCAVATIONS.
CONTRACTOR SHALL DETERMINE FROM THE GEOTECHNICAL ENGINEER WHAT REMEDIAL WORK IS
RECOMMENDED TO MAKE THESE DISTURBED LOCATIONS SUITABLE FOR THE PROPOSED
IMPROVEMENTS. CONTRACTOR SHALL INCLUDE IN HIS BID ALL COSTS FOR THE RECOMMENDED
REMEDIAL WORK AND SHALL ADJUST HIS OPERATIONS TO PROPERLY SEQUENCE THE WORK TO
ACCOMMODATE REMEDIAL WORK WITH CONSTRUCTION OF PROPOSED IMPROVEMENTS.
8. ALL MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH APPLICABLE HEALTH AND
SAFETY LAWS, ORDINANCES, REGULATIONS, RULES, AND STANDARDS INCLUDING ALL REQUIREMENTS
OF CAL-OSHA AND OSHA.
9. ALL UNSUITABLE CONSTRUCTION MATERIALS AND RUBBISH AND DEBRIS SHALL BE REMOVED FROM
THE JOB SITE; TRANSPORTED TO A SUITABLE LOCATION, AND DISPOSED OF IN A PROPER AND LEGALMANNER.
10. ALL WORK INVOLVING EXCAVATION, INCLUDING THAT FOR WATER, SEWER, STORM DRAIN AND UTILITYCONDUITS AND ALL SERVICE CONNECTIONS AND METER BOXES (NOT PERMITTED IN DRIVEWAYS)SHALL BE COMPLETED AND OBSERVED AND APPROVED BY THE AGENCY HAVING JURISDICTION ANDTHE STRUCTURAL BACKFILL OBSERVED AND TESTED FOR COMPACTION AND APPROVED BY THEGEOTECHNICAL ENGINEER BEFORE AGGREGATE BASE, PAVING AND OTHER PERMANENT SURFACECONSTRUCTION MAY COMMENCE.
11. BEFORE COMMENCING EXCAVATION, CONTRACTOR SHALL CONTACT PUBLIC WORKS AND UTILITYCOMPANIES OR OTHER OWNERS OF SUBSURFACE FACILITIES WITHIN THE WORK SITE AND SHALL
VERIFY WHETHER OR NOT A REPRESENTATIVE WILL BE PRESENT BEFORE AND/OR DURING
EXCAVATION, AND SHALL DETERMINE SITE SPECIFIC REQUIREMENTS FOR EXCAVATION.
12. CONTRACTOR SHALL NOTIFY PUBLIC WORKS, BUILDING AND SAFETY, UTILITY COMPANIES,
GEOTECHNICAL ENGINEER, AND ENGINEER OF RECORD, AT LEAST 48 HOURS BEFORE START OF ANY
CONSTRUCTION AND OF THE TIME AND LOCATION OF PRE-CONSTRUCTION CONFERENCE, AND SHALL
DETERMINE FROM EACH PARTY THEIR SCOPE OF WORK TO BE OBSERVED AND BY WHOM, AND SCOPE
OF TESTING. DURING THE COURSE OF WORK, CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING
FOR OBSERVATION AND TESTING AS STIPULATED PURSUANT TO ABOVE DETERMINATIONS. WORK NOT
OBSERVED AND TESTED WILL BE SUBJECT TO REJECTION.
13. CONTRACTOR SHALL FURNISH, INSTALL, AND MAINTAIN SUCH SHEETING, SHORING, BRACING, AND/OR
OTHER PROTECTION AS IS NECESSARY TO PREVENT FAILURE OF TEMPORARY EXCAVATIONS ANDEMBANKMENTS AND TO PREVENT DAMAGE TO EXISTING IMPROVEMENTS, TEMPORARYIMPROVEMENTS, AND PARTIALLY COMPLETED PORTIONS OF THE WORK. CONTRACTOR SHALL BE
SOLELY RESPONSIBLE FOR THE SUFFICIENCY OF SUCH SUPPORTS AND/OR OTHER PROTECTION PERALL REQUIREMENTS OF CAL-OSHA AND OSHA.
14. CONTRACTOR SHALL PROMPTLY NOTIFY ENGINEER OF RECORD AND AUTHORITY HAVINGJURISDICTION BY TELEPHONE AND IN WRITING UPON DISCOVERY OF, AND BEFORE DISTURBING ANYPHYSICAL CONDITIONS DIFFERING FROM THOSE REPRESENTED BY APPROVED PLANS ANDSPECIFICATIONS.
15. CONTRACTOR SHALL MAINTAIN A COMPLETE AND ACCURATE RECORD OF ALL CHANGES OF
CONSTRUCTION FROM THAT SHOWN ON THESE PLANS AND SPECIFICATIONS FOR THE PURPOSE OFPROVIDING A BASIS FOR CONSTRUCTION OF RECORD DRAWINGS. NO CHANGES SHALL BE MADE
WITHOUT PRIOR WRITTEN APPROVAL OF ENGINEER OF RECORD AND AUTHORITY HAVING
JURISDICTION. UPON COMPLETION OF THE PROJECT, CONTRACTOR SHALL DELIVER THIS RECORD OF
ALL CONSTRUCTION CHANGES TO ENGINEER ALONG WITH A LETTER WHICH DECLARES THAT, OTHER
THAN THESE NOTED CHANGES, "THE PROJECT WAS CONSTRUCTED IN CONFORMANCE WITH THEAPPROVED PLANS AND SPECIFICATIONS."
WARNING: ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR,
UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THESE PLANS MUST
BE APPROVED IN WRITING BY PREPARER.
16. CONTRACTOR AGREES THAT, IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTIONPRACTICES, CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITYFOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT INCLUDINGSAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. CONTRACTOR FURTHER
AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALS HARMLESS FROM ALLLIABILITY AND CLAIMS, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ONTHIS PROJECT AND ACCEPTS LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGNPROFESSIONALS.
17. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR VEHICULAR AND PEDESTRIAN TRAFFICCONTROL AND SAFETY AND SHALL FURNISH, INSTALL, AND MAINTAIN SUCH FENCING, SIGNS, LIGHTS,TRENCH PLATES, BARRICADES, AND/OR OTHER PROTECTION AS IS NECESSARY FOR SAID CONTROLAND SAFETY.
18. CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR PROTECTION OFPUBLIC AND PRIVATE PROPERTY AT OR IN THE VICINITY OF THE JOB SITE AND FURTHER AGREES TO,
AT CONTRACTOR'S EXPENSE, REPAIR OR REPLACE TO ORIGINAL CONDITION, ALL EXISTINGIMPROVEMENTS WITHIN OR IN THE VICINITY OF THE JOB SITE WHICH ARE NOT DESIGNATED FORREMOVAL AND WHICH ARE DAMAGED OR REMOVED AS A RESULT OF CONTRACTOR'S OPERATIONS.
USE OF PLANS:THIS DRAWING IS PROVIDED IN AN ELECTRONIC FORMAT AS A COURTESY, IF REQUESTED BY THE USER.THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTE THE DELIVERY OF OUR PROFESSIONALWORK PRODUCT. THE SIGNED HARD COPY PREPARED FOR THE PROJECT CONSTITUTES OURPROFESSIONAL WORK PRODUCT AND THE HARD COPY MUST BE REFERRED TO FOR THE CORRECTDESIGN INFORMATION. THESE PLANS HAVE BEEN PREPARED SOLELY FOR USE FOR THE PROJECTSCOPE AND SITE SPECIFICALLY IDENTIFIED HEREON AT THE TIME THESE PLANS ARE SIGNED. THEENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, USE OF ANYPART OF THESE PLANS, INCLUDING ANY NOTE OR DETAIL, FOR ANY UNAPPROVED OR REVISED PROJECTSCOPE, OR FOR ANY OTHER PROJECT AT THIS OR ANY OTHER SITE. USER AGREES TO INDEMNIFY ANDHOLD HARMLESS ASHLEY & VANCE FOR ALL COSTS AND DAMAGES IF USED.USE OF ELECTRONIC INFORMATION:ELECTRONIC INFORMATION MAY BE PROVIDED BY THE ENGINEER FOR CONVENIENCE; UNDER NOCIRCUMSTANCES SHALL DELIVERY OF ELECTRONIC FILES FOR USE BY OTHERS BE DEEMED A SALE BYTHE ENGINEER AND THE ENGINEER MAKES NO WARRANTIES, EITHER EXPRESS OR IMPLIED, OFMERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE. IN NO EVENT SHALL THE ENGINEERBE LIABLE FOR INDIRECT OR CONSEQUENTIAL DAMAGES AS A RESULT OF THE USE OR REUSE OF THEELECTRONIC FILES BY OTHERS.ELECTRONIC INFORMATION IS INTENDED TO PROVIDE INFORMATION SUPPLEMENTAL AND SUBORDINATETO THE CONSTRUCTION CONTRACT DOCUMENTS. LAYOUT AND CONSTRUCTION OF PROJECT ELEMENTSSHALL BE BASED ON DIMENSIONS AND INFORMATION INCLUDED ON THE SIGNED AND SEALEDCONSTRUCTION CONTRACT DOCUMENTS WHICH SHALL CONTROL OVER ELECTRONIC INFORMATION.USER IS RESPONSIBLE FOR CONFIRMING LOCATION OF PROPOSED IMPROVEMENTS BASED ONDIMENSIONS AND INFORMATION INCLUDED ON THE CONSTRUCTION CONTRACT DOCUMENTS;INCONSISTENCIES BETWEEN THE ELECTRONIC INFORMATION AND THE CONSTRUCTION CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER FOR RESOLUTION PRIOR TOCONSTRUCTION.
PROJECT ELEMENTS SUCH AS MANHOLES, CATCH BASINS, UTILITY VAULTS, VALVE ASSEMBLIES, STAIRS,RAMPS, WALLS, ETC. ARE SHOWN SCHEMATICALLY IN THE ELECTRONIC INFORMATION ANDCONSTRUCTION OF THESE ELEMENTS SHALL BE IN ACCORDANCE WITH THE CONSTRUCTION NOTES ANDDETAILS PRESENTED OR REFERENCED IN THE SIGNED AND SEALED CONSTRUCTION CONTACTDOCUMENTS. IMPROVEMENTS CONSTRUCTED BASED ON ELECTRONIC INFORMATION AND IN CONFLICTWITH THE DRAWING DIMENSIONS DETAILS, AND THE CONSTRUCTION CONTRACT DOCUMENTS SHALL BEREMOVED AND CONSTRUCTED IN THE PROPER LOCATION AND DIMENSIONS AT CONTRACTOR'S SOLEEXPENSE.
DIGITAL DRAWINGS ARE TYPICALLY A COMPILATION OF DRAWINGS FROM A NUMBER OF SOURCES AND,AS SUCH, THERE IS INFORMATION IN THE ELECTRONIC FILE ISSUED BY THE ENGINEER THAT WAS NOTDEVELOPED BY THE ENGINEER AND IS NOT AUTHORIZED BY THE ENGINEER FOR USE BY OTHERS.
ELECTRONIC INFORMATION PROVIDED BY THE ENGINEER SHALL ONLY BE APPLICABLE FORIMPROVEMENTS DESIGNED BY THE ENGINEER AND WHICH ARE SPECIFICALLY DESIGNATED BY
CONSTRUCTION NOTES AND/OR DETAILS ON THE SIGNED AND SEALED CONTRACT DOCUMENTS.
IF DIGITAL FILES ARE OBTAINED WITH THE INTENT TO USE THEM FOR PROJECT STAKING, THEY SHALLONLY BE USED BY A QUALIFIED ENGINEER OR LAND SURVEYOR REGISTERED IN THE STATE OF
CALIFORNIA. DIGITAL INFORMATION SHALL ONLY BE USED FOR STAKING HORIZONTAL LOCATION OFPROPOSED IMPROVEMENTS AFTER IT HAS BEEN CONFIRMED WITH THE SIGNED AND SEALED
CONSTRUCTION CONTRACT DOCUMENTS.
THE DIGITAL DRAWINGS ARE NOT INTENDED TO BE USED DIRECTLY FOR CONTROL OF CONTRACTOR'S
GRADING OPERATIONS WITHOUT STAKING BY ENGINEER OR LAND SURVEYOR. THE INTERSECTION OFPROPOSED CUT AND FILL SLOPES WITH EXISTING GRADE IS APPROXIMATE WHERE SHOWN ON THEDRAWINGS AND SHALL BE CONFIRMED BY FIELD STAKING. IT IS THE CONTRACTOR'S RESPONSIBILITY TOCONSTRUCT SLOPES IN CONFORMANCE WITH THE SPECIFIED AND DETAILED REQUIREMENTS CONTAINEDIN THE CONTRACT DOCUMENTS.
SEWER NOTES:
1. ALL PUBLIC SEWER MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESE PLANSAND WITH THE PROJECT SPECIFIC AND STANDARD REQUIREMENTS AND STANDARD DRAWINGS OFTHE GOVERNING AGENCY.
2. ALL PRIVATE SEWER MATERIALS AND CONSTRUCTION, INCLUDING BUILDING SEWERS, SHALLCOMPLY WITH THE UNIFORM PLUMBING CODE, CURRENT EDITION, AND WITH THE GOVERNINGAGENCY CODE.
3. ALL SEWERS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT EDITION OF CRITERIA
FOR SEPARATION OF WATER MAINS AND SANITARY SEWERS.
4. GRAVITY SEWER CONSTRUCTION SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEED
UPSTREAM.
5. CONTRACTOR SHALL MAINTAIN RECORDS OF THE EXACT LOCATIONS AND DEPTHS OF ALL SEWERMANHOLES CLEANOUTS, MAIN STUBS, AND LATERALS FOR THE PURPOSE OF PROVIDING A BASISFOR CONSTRUCTION-RECORD DRAWINGS. SAID RECORD SHALL BE DELIVERED TO THEDEVELOPER'S ENGINEER PRIOR TO ACCEPTANCE OF THE WORK BY THE GOVERNING AGENCY.
6. ALL SEWER MANHOLE AND CLEAN-OUT RIMS SHALL BE ADJUSTED TO FINISH GRADE IN PAVEDAREAS.
ATTACHMENT 2Item 2
Packet Page 47
(E) ADJACENT BUILDING - BANK OF THE SIERRA
APN: 003-511-038
(E) ADJACENT BUILDING - ACHIEVEMENT HOUSE
APN: 003-511-035
(E) ADJACENT BUILDING
APN: 003-511-018(E) RESIDENCE
HISTORICAL, APN: 003-511-006
(E) GARAGE
P.L. 162.99'
P.L. 131.04'P.L. 117.11'P.L. 43.05'1
ADA/VAN
2
ADA
3 4 5 6 7 8 9
ADA/EV/VAN
10
EV
11
EV
12
EV
13 14 15 16 17 18 19 20 21 22 23
MC
MC
UPUPETCETCETCETCETCETCETCWWWWWWWWWWWWWWGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSS1876PARCEL 1ETCETCETCETCETCETCETCETCETCETCETCSDSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDGGGGGGGGGGWWWWWWWWWWWWWWW
W
SD
SSSSEEE E
S S
Project:Revisions:
Proj. Engr.:
Proj. Mngr.:
Date:
A&V Job No.:
Scale:PER PLAN
ABC DEF G HI
ABC DEF G HI
1
2
3
4
5
6
7
C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\GRADING SHEET.dwg, C-2.1, Nov 21, 2019 5:43pm, FernandoPhone Ext.:
Phone Ext.:
Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732
T
S
CTA
E FO
IGER AIOFILAC
LIV NRRERP
TRUIT T G.VA
N
C
ESDERETFO NO
I
LA
GNE
ISS
PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3
KBB
010/02/2019
171357
GRADING PLAN
C-2.1
1 ----
2 ----
3 ----
4 ----
5 ----
150
119
NDIAL TOLL FREE811 OR
(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG
UNDERGROUND SERVICE ALERT 020 20 40
HORIZONTAL SCALE: 1" = 20'STATEHWY 101BROADST.NIPOMO ST.BEACH ST.CARMELST.MA R SH ST.PAC IFIC ST.H IGU ER A ST.VICINITY MAP
NOT TO SCALE
SITE
185.63 FS
(E) SS MANHOLE
(E) 8" SS SEWER
(E) SS LATERAL
TO REMAIN
(E) GAS MAIN
(E) 8" WATER MAIN
(E) ELECTRIC
(E) WATERMETER
NEW DRIVEWAY WITH ADA
WALK SEE SLO STD 2110
(E) GAS MAIN
(E) SS MAIN
(E) STORM DRAIN
(E) 8" WATER MAIN
HIGUERA STREETMARSH STREET107 DD 443
143 DD 99
PARCEL 2
74 PM 38
PARCEL 1
LLA DOC 2002-038933
BIO RETENTION
PLANTER
BIO RETENTION
PLANTER
BIO RETENTION
PLANTER
BIO RETENTIONPLANTER
BIO RETENTION
PLANTER
183.9 ES
MATCH (E)
185.3 ES
MATCH (E)
NEW TREE WELL TYP.
NEW TREE WELL
TYP.185.3 FF 183.2 FF
CONCRETEASPHALT
CONCRETE ASPHALTPERMEABLE PAVERS18.4' TYP18.4' TYPLS
LS
LS
LSLSLS LSLS LS
LSLS
LSLS
LS
TRANS
PAVERS
PAVERS
PERMEABLE PAVERS
186.36 TC
185.86 FS
184.81 TC184.31 FS
183.14 FS
186.14 TC
185.64 FS
184.87 TC184.37 FS
184.68 TC184.18 FS
(E) WATERMETER(S)
(E) GAS METER
(E) WATERLATERAL
(E) GAS METER
(E) ELECTRIC
(E) UTIL BOX
(E) FIRE HYDRANT
(E) STORMDRAINMH
(E) FIRE HYDRANT
NEW SIDEWALKSEE SLO STD 2110
NEW SIDEWALK
NEW SIDEWALKSEE SLO STD 2110
185.5 ES
MATCH (E)
185.34 TC
184.84 FS
(182.32) ES/FL
183.87 FS
180.85 FS
181.03 FS
185.27FS
185.27
FS
185.27
FS
185.27
FS
184.3
FS
183.4FS
184.1 ES
MATCH (E)
183.17 FS
183.17 FS183.17 FS183.17 FS
183.17 FS
183.17 FS
182.68 FS
182.99 TC182.49 FS
25'181.17 ES
MATCH (E)
180.52 ES
MATCH (E)
180.36 FL
180.21 FL
179.61 ES
MATCH (E)
178.96 ESMATCH (E)182183184
185185
185182 183184185185183.29 FS
MATCH (E)
5'P.U.E & ST TREE
EASEMENT
15' P.U.E PER PM 074
037 001
10' ST TREE
EASEMENT
8' P.U.E. & ST TREE
EASEMENT
23' RECIPROCALACCESS EASEMENT &P.U.E
23' RECIPROCAL
ACCESS EASEMENT &P.U.E.
P.U.E
SD SD
W
W
W
W183.17
FS
184.84 TC184.34 FS 184.03 FS
183.93 FS
184.61 TC184.11 FS
(N) BUILDING A
180.96 FS
180.81 FS
LS
(181.87) ES (181.69) ES (181.53) ES
180.88 TC180.38 FL
184.61 FS
185.03 FS
185.27 FS
180.79 FS
182.97 FS
182.69 FS
182.50 TC
182.00 FL
180.68 TC
180.18 FL
182.92 TC182.42 FS
183.03 TC
182.53 FS
183.12 TC182.62 FS 182.99 TC
182.49 FS
183.11 FS
184.81 TC
184.31 FS
185.81 TC185.31 FS
185.05 FS184.97 FL
185.51 TC
185.01 FL
184.05 FL
184.31 FL
185.55 FS
183.35 FS
183.65 FS
183.96 FS
NEW DRIVEWAY
WITH ADA WALKPER SLO STD 2110
NEW WATER LINE
AND P.O.C. SEE
ARCH PLANS
184.87FS SEWER LATERAL
AND SS P.O.C. SEEARCH PLANS
CO
TRANSFORMER
SEE ARCH PLANS ANDUTILITY HANDOUT
ELECTRIC LINE,
SEE ARCH PLANS AND
UTILITY HANDOUT
NEW GAS LINE AND
P.O.C. SEE ARCH PLANS
NEW WATER LINE
AND P.O.C. SEEARCH PLANS
NEW STORMDRAIN
LINE AND TIE IN
SEWER LATERAL
AND SS P.O.C. SEE
ARCH PLANS
LS
183.17 FS
LS LS LS
(181.70) FL (181.62) ES
183.17
FS
LS183.20 FS
183.07 FS
W W WW185.27
FS 185.27
FS
184.73 FS
(N) BUILDING B
ATTACHMENT 2Item 2
Packet Page 48
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 L1.0
TREE REMOVAL PLAN
SCALE: 1” = 30’-0”NLEGEND1. (E) TREES NOT IN PROJECT SCOPE2. (E) JACARANDA TO BE REMOVED
3. (E) CHINESE PISTACHE TO REMAIN
4. (E) CHINESE ELM TO BE REMOVED
5. (E) CARROT WOOD TREE TO BE REMOVED
6. (E) METROSIDEROS EXCELSA TREES TO
REMAIN
7. (E) BOTTLEBRUSH TREE TO BE REMOVED
8. (E) PYRUS TREE TO BE REMOVED
KEYPROPOSED BUILDINGFOOTPRINT (E) ADJACENT BUILDING - BANK OF THE SIERRA
APN: 003-511-038
(E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035
(E) ADJACENT BUILDING
APN: 003-511-018
(E) RESIDENCE
HISTORICAL, APN: 003-511-006
(E) GARAGE
MARSH ST. HIGUERA ST.
P.L. 162.99'
P.L. 104.37'
P.L. 131.04'
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
16
17
18
19
20
21
22
23
MC
(N) MIXED-USE - BLDG B
29,124 SF
(N) MIXED-USE - BLDG A
19,870 SF
25
ADA/EV
26
ADA/VAN
MC
TRASH
(6) 3-CY BINS
24
48 SPACES
3-LEVEL LIFT
11
2
1
11
1
4
3
44
5
1
5
66
7
8
(N) MIXED-USE - BLDG B
28,930 SF
(N) MIXED-USE - BLDG A
19,724 SF
(N) MIXED-USE - BLDG B
29,124 SF
(N) MIXED-USE - BLDG A
19,870 SF
(E) RESIDENCE
HISTORICAL, APN: 003-511-006
(E) GARAGE
HIGUERA ST. P
P.L. 117.11'
P.L. 149.49' (N) MIXE (N) MIXED-USE - BLDG A19,724 SF 24ADA/EV 25ADA/VAN
30 SPACES
2-LEVEL LIFT
MC TRASH (6) 3-CY BINS 4566 (N (N) MIXED-USE - BLDG A19,724 SF ATTACHMENT 2Item 2
Packet Page 49
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 L1.1
PLANTING PLAN
SCALE: 1” = 30’-0”NLEGEND1. (4) EXISTING METROSIDEROS EXCELSA TREES TO REMAIN2. (2) EXISTING CHINESE PISTACHE TREES TO REMAIN
3. (N) DECORATIVE PAVER WALK AND PATIO
4. (N) ARTIFICIAL TURF PLAY LAWN
5. (N) PEA GRAVEL PATIO
6. (N) WRAP AROUND SEAT BENCH
7. (N) 6’-0” MAX TALL WOOD SCREEN WALL, SEE
DETAIL 1 BELOW.
8.(N) CROSSWALK
9. (N) FUTURE PATHWAY CONNECTION TO EXISTING
JACK HOUSE & GARDENS
10. (N) ASPHALT DRIVE AND PARKING
11. PUBLIC RIGHT OF WAY
12.EXISTING PAVING AND LOT TO REMAIN
KEYADJACENT PROPERTY 18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6"TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6"
9'-0" 8'-0"
6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2
1
3 4
5
6
6
1A4.0
3
8
7
9
10
11
12
7 14 14
14
14
1413
13
15
12 3
16
16
11
(E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035
(E) ADJACENT BUILDING
APN: 003-511-018
(E) RESIDENCE
HISTORICAL, APN: 003-511-006
(E) GARAGE
MARSH ST. HIGUERA ST.
P.L. 162.99'
P.L. 104.37'
P.L. 131.04'
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
16
17
18
19
20
21
22
23
MC
(N) MIXED-USE - BLDG B
30,050 SF
(N) MIXED-USE - BLDG A
20,571 SF
25
ADA/EV
26
ADA/VAN
MC
TRASH
(6) 3-CY BINS
24
48 SPACES
3-LEVEL LIFT
DETAIL 1
HORIZONTAL WOOD SCREEN
WALLUPUP
RETAIL
106B
816 SF
RETAIL
100A
1014 SF
RETAIL
101A
2132 SF
RETAIL
105B
1215 SF
3-TIERED
48 PARKING SPACES W/ LIFT
LOBBY
102A
215 SF
LOBBY
101B
140 SF
UTILITY
104B
200 SF
F.R.
GARAGE
100B
4950 SFF
COV'D
PARKING
108A
1031 SF
LOCKER
102B
82 SF
F.R.
ELEV.
MACH.
MECH. SHAFT
LOCATIONS, TYP.
UTILITY
107A
174 SF
TRASH
106A
241 SF
LOCKER
103A
60 SF
SHW
104A
100 SF
SHOWER
103B
92 SFUP
BIKE
105A
324 SF, 39 COUNT
(E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035
(E) ADJACENT BUILDING
APN: 003-511-018
(E) RESIDENCE
HISTORICAL, APN: 003-511-006
(E) GARAGE
MARSH ST. HIGUERA ST.
P.L. 162.99'
P.L. 104.37'
P.L. 131.04'
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
16
17
18
19
20
21
22
23
MC
(N) MIXED-USE - BLDG B
30,050 SF
(N) MIXED-USE - BLDG A
20,571 SF
25
ADA/EV
26
ADA/VAN
MC
TRASH
(6) 3-CY BINS
24
48 SPACES
3-LEVEL LIFT
2
8
9
3
11
12
11
3
3
3
4
56
7
8
(N) MIXED-USE - BLDG B
29,124 SF
(N) MIXED-USE - BLDG A
19,870 SF
ATTACHMENT 2Item 2
Packet Page 50
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 L1.2
PLANTING PALETTE
TREES QTY BOTANICAL / COMMON NAME CONT REMARKS16 Arbutus unedo / Strawberry Tree Multi-Trunk 24"box Size: 10`-15` tall and wideWUCOLS PF = .1 - .35 Cercis canadensis `Forest Pansy` TM / Forest Pansy Redbud 24"box Size: 20` tall and wide
WUCOLS PF = .4 - .6
7 Eucalyptus torquata / Coral Gum 24"box Size: 36` tall and 30` wide.
WUCOLS PF: .1-.3
1 Pistacia chinensis / Chinese Pistache 24" box Size: 25-35` tall and wide
WUCOLS PF = .1-.3
SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS
18 Agave attenuata `Nova` / Blue Clone 15 gal Size: 3`-4` tall and wide
WUCOLS PF: .1 - .3
3 Ceanothus griseus horizontalis `Yankee Point` / California Lilac 15 gal Size: 2`-3` tall and 8`-10 wide
WUCOLS PF = .1 - .3
68 Helictotrichon sempervirens / Blue Oat Grass 5 gal Size: 1`-2` tall and wide
WUCOLS PF = .1-.3
18 Miscanthus sinensis `Morning Light` / Eulalia Grass 5 gal Size: 5` tall and 3`-4` wide
WUCOLS PF = .4-.6
100 Muhlenbergia capillaris `White Cloud' / White Awn Muhly 5 gal Size: 3` to 4` tall and wide
WUCOLS PF = .1 - .3
19 Salvia spathacea / Hummingbird Sage 5 gal Size: 1`-2` tall x 4`-5` wide
WUCOLS PF: .1 - .3
PLANT SCHEDULE
STAWBERRY TREE FOREST PANSY REDBUD
BLUE CONE CALIFORNIA LILAC
BLUE OAT GRASS EULALIA GRASS WHITE AWN MUHLY
HUMMINGBIRD SAGE
CHINESE PISTACHE
CORAL GUM
PLANTING PALETTE PLANTING PALETTE ATTACHMENT 2Item 2
Packet Page 51
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
Estimated Total Water UseEquation:ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA]Enter values in Pale Blue Cells
Tan Cells Show Results
Messages and Warnings
Enter Irrigation Efficiency (equal to or greater than 0.71)0.91
Irrigation Efficiency Default Value 0.71
Plant Water Use Type Plant Factor
Low 0 - 0.3
Medium 0.4 - 0.6
High 0.7 - 1.0
SLA 1.00
Hydrozone
Plant Water
Use Type (s)
(low, medium,
high)
Plant Factor
(PF)
Hydrozone
Area (HA)
(ft2) PF x HA (ft
2)
1 Low 0.30 1,537 461
2 Medium 0.40 744 298
3 Low 0.30 1,369 411
0
0
0
0
0
0
0
0
0
0
0
1,169
SLA 1 0 0
Sum 3,650
Results
MAWA = 54,524 ETWU= 34,902 Gallons ETWU complies with MAWA
4,666 Cubic Feet
47 HCF
0.11 Acre-feet
0.03 Millions of Gallons
Maximum Applied Water Allowance Calculations for New and Rehabilitated Landscapes Enter value in Pale Blue CellsTan Cells Show Results
Messages and Warnings
Click on the blue cell on right to Pick City Name San Luis Obispo Name of City
ETo of City from Appendix A 43.80 ETo (inches/year)
Enter total landscape including SLA 3,650.00 LA (ft2)
Enter Special Landscape Area 0.00 SLA (ft2)
Results:
MAWA = (ETo) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]54,523.70 Gallons
7,288.78 Cubic Feet
72.89 HCF
0.17 Acre-feet
0.05 Millions of Gallons
MAWA calculation incorporating Effective Precipitation (Optional)
ETo of City from Appendix A 43.80 ETo (inches/year)
Landscape Area 3,650.00 LA (ft2)
Special Landscape Area 0.00 SLA (ft2)
0.00 Total annual precipitation
Enter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation)
Results:
MAWA=(ETo - Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons
- Cubic Feet
- HCF
- Acre-feet
- Millions of Gallons
L1.3
water calcs
ATTACHMENT 2Item 2
Packet Page 52
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 L1.4
LANDSCAPE FURNISHING & LIGHTING
POWDER COAT FINISH: TBD
POWDER COAT FINISH: TBD
POWDER COAT FINISH: TBD
APEX BENCH
FORMS + SURFACES
DOUBLE BALLARD PATH LIGHT
LUCIFER LIGHTING
APEX TABLE ENSEMBLE
FORMS + SURFACES
ATTACHMENT 2Item 2
Packet Page 53
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 A1.0
SITE PLAN
SCALE: 1” = 30’-0”NLEGEND1. SEE LANDSCAPE SHEETS FOR TREE INFO2. (N) PAVING AND STRIPING. PROVIDE ALL-
WEATHER SURFACE.
3. (N) SHORT TERM BIKE PARKING
4. (N) TRANSFORMER
5. (N) CONNECTION TO MID-BLOCK PATH
6. (E) CURBCUT. REVISE PER CIVIL
7. (N) SITE FURNISHINGS AND HARDSCAPE
PER LANDSCAPE ARCHITECT
8. (N) CHECK VALVE BACKFLOW DEVICE FOR FIRE
WATER
9. (E) FIRE HYDRANT
10. (N) FIRE HYDRANT, IF REQUIRED
11. (N) FIRE RISER ROOM
12. (N) KNOX BOX ON EXTERIOR WALL
13. (N) ART MURAL AT FIRST FLOOR
14. (N) PUBLIC PLAZA
15. (N) INSULATED OVERHEAD ROLLING SLAT STEEL
DOOR. WITH REDUCED NOISE OPTIONS. AMARR
QUIET DOOR, OR SIMILAR.
16. ‘X’ INDICATES 7’ PIT FOR LIFTS. NOTE: DRIVE
AISLE IN GARAGE REMAINS AT GRADE.
KEYADJACENT PROPERTY 18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6"TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6"
9'-0" 8'-0"
6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2
1
1
3 4
5
6
6
1A4.0
3
8
7
9
9
9
10
11
12
7
1
14 14
14
14
1413
13
15
12 3
16
16
11
(E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035
(E) ADJACENT BUILDING
APN: 003-511-018
(E) RESIDENCE
HISTORICAL, APN: 003-511-006
(E) GARAGE
MARSH ST. HIGUERA ST.
P.L. 162.99'
P.L. 104.37'
P.L. 131.04'
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
16
17
18
19
20
21
22
23
MC
(N) MIXED-USE - BLDG B
30,050 SF
(N) MIXED-USE - BLDG A
20,571 SF
25
ADA/EV
26
ADA/VAN
MC
TRASH
(6) 3-CY BINS
24
48 SPACES
3-LEVEL LIFT18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6"
TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6"
9'-0"8'-0"
6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2
1
1
3 4
5
6
6
1A4.0
2
A4.0
3
8
7
9
9
9
10
11
12
7
1
14 14
14
14
1413
13
15
12 3
16
16
11
(E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035
(E) ADJACENT BUILDING
APN: 003-511-018
(E) RESIDENCE
HISTORICAL, APN: 003-511-006
(E) GARAGE
MARSH ST. HIGUERA ST.
P.L. 162.99'
P.L. 104.37'
P.L. 131.04'
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
16
17
18
19
20
21
22
23
MC
(N) MIXED-USE - BLDG B
30,050 SF
(N) MIXED-USE - BLDG A
20,571 SF
25
ADA/EV
26
ADA/VAN
MC
TRASH
(6) 3-CY BINS
24
48 SPACES
3-LEVEL LIFT
ATTACHMENT 2Item 2
Packet Page 54
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6"
TOP OF BUILDING 50'-0"
PL PL
TOP OF PARAPET 13'-0"
DRIVE AISLE
PL PL
TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6"
TOP OF PARAPET 50'-0"
TOP OF ROOF 41'-4"
TOP OF ROOF 17'-6"
10'-0"12'-0"
CLCL
14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0"
HIGUERA STREET MARSH STREET
25'-0"25'-0"
SOLAR ARRAYSSOLAR ARRAYS
20'-3"
BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'
MAX HEIGHT AT UPPER STORIES= 2(x+y)
x= 25' (R.O.W to CENTERLINE OF STREET)
y= 14' (UPPER FLOOR SETBACK FROM P.L.)
MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50'
BUILDING HEIGHT COMPLIANCE AT MARSH ST.
PER SLO CDG 4.2
MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x
x= 25' (R.O.W to CENTERLINE OF STREET)
MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'
MAX HEIGHT AT UPPER STORIES= 2(x+y)
x= 25' (R.O.W to CENTERLINE OF STREET)
y= 20.25' (UPPER FLOOR SETBACK FROM P.L.)
MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50'
SITE SECTION 2
SITE SECTION 1
SCALE: 1” = 30’-0”
SCALE: 1” = 30’-0”
All heights of adjacent properties are approximate
A1.1
TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6"
TOP OF BUILDING 50'-0"PL PL
TOP OF PARAPET 13'-0"
DRIVE AISLE
PL PL
TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6"
TOP OF PARAPET 50'-0"
TOP OF ROOF 41'-4"
TOP OF ROOF 17'-6"
10'-0"12'-0"
CLCL
14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0"
HIGUERA STREET MARSH STREET
25'-0"25'-0"
SOLAR ARRAYSSOLAR ARRAYS
20'-3"
BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y)x= 25' (R.O.W to CENTERLINE OF STREET)y= 14' (UPPER FLOOR SETBACK FROM P.L.)
MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50'
BUILDING HEIGHT COMPLIANCE AT MARSH ST.
PER SLO CDG 4.2
MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x
x= 25' (R.O.W to CENTERLINE OF STREET)
MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'
MAX HEIGHT AT UPPER STORIES= 2(x+y)
x= 25' (R.O.W to CENTERLINE OF STREET)
y= 20.25' (UPPER FLOOR SETBACK FROM P.L.)
MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50'
TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6"
TOP OF BUILDING 50'-0"
PL PL
TOP OF PARAPET 13'-0"
DRIVE AISLE
PL PL
TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6"
TOP OF PARAPET 50'-0"
TOP OF ROOF 41'-4"
TOP OF ROOF 17'-6"
10'-0"12'-0"
CLCL
14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0"
HIGUERA STREET MARSH STREET
25'-0"25'-0"
SOLAR ARRAYSSOLAR ARRAYS
20'-3"
BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y)
x= 25' (R.O.W to CENTERLINE OF STREET)
y= 14' (UPPER FLOOR SETBACK FROM P.L.)
MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50'
BUILDING HEIGHT COMPLIANCE AT MARSH ST.
PER SLO CDG 4.2
MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x
x= 25' (R.O.W to CENTERLINE OF STREET)
MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'
MAX HEIGHT AT UPPER STORIES= 2(x+y)
x= 25' (R.O.W to CENTERLINE OF STREET)
y= 20.25' (UPPER FLOOR SETBACK FROM P.L.)
MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50'
BUILDING A
BUILDING BBUILDING A
ATTACHMENT 2Item 2
Packet Page 55
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
TOP OF ROOF50'-6"
5 40'-0"
TOP OF BRICKTOP OF ROOF42'-0"
TOP OF ROOF
13'-0"
TOP OF ROOF
36'-2"
5
5 P.L.P.L.MARSH ST.
133
5
4
6
1
4
5
6
HIGUERA ST.
TOP OF ROOF
27'-0"
TOP OF ROOF
18'-6"
TOP OF ROOF
50'-0"
TOP OF ROOF
27'-8"
5
5 P.L.P.L.123
TOP OF BRICK
28'-0"
1
4
6
3
SITE ELEVATION
SITE ELEVATION
SCALE: 1” = 30’-0”
SCALE: 1” = 30’-0”
All heights of adjacent properties are approximate
A1.2
KEYNOTES1. PROJECT PROVIDES A LARGE SETBACK TO PROPERTY LINES TO ALLOW FOR A VISUAL TRANSITION TO ADJACENT SMALLER STRUCTURES. 2. PROJECT STEPS DOWN TO A 2-STORY FACADE NEXT TO HISTORIC STRUCTURE.
3. STREET FRONT FACADES ARE BROKEN DOWN
TO BE COMPATIBLE WITH ADJACENT BUILDINGS.
4. BRICK IS PROVIDED AT PROMINENT STREET
ELEVATIONS TO COMPLIMENT ADJACENT BLDGS.
5. STUCCO IS PROVIDED TO TIE IN WITH EXISTING
NEIGHBORING PROPERTIES
6. CANOPIES AT FIRST LEVEL PROVIDE VISUAL
TRANSISTION WITH THE PORCH ELEMENTS OF
ADJACENT STRUCTURES.
TOP OF ROOF
50'-6"
5 40'-0"
TOP OF BRICK
TOP OF ROOF
42'-0"
TOP OF ROOF
13'-0"
TOP OF ROOF
36'-2"
5
5 P.L.P.L.MARSH ST.
133
5
4
6
1
4
5
6
HIGUERA ST.
TOP OF ROOF
27'-0"
TOP OF ROOF
18'-6"
TOP OF ROOF
50'-0"
TOP OF ROOF
27'-8"
5
5 P.L.P.L.123
TOP OF BRICK
28'-0"
1
4
6
3
TOP OF ROOF50'-6"
5 40'-0"
TOP OF BRICKTOP OF ROOF42'-0"
TOP OF ROOF
13'-0"
TOP OF ROOF
36'-2"
5
5 P.L.P.L.MARSH ST.
133
5
4
6
1
4
5
6
HIGUERA ST.
TOP OF ROOF
27'-0"
TOP OF ROOF
18'-6"
TOP OF ROOF
50'-0"
TOP OF ROOF
27'-8"
5
5 P.L.P.L.123
TOP OF BRICK
28'-0"
1
4
6
3
ATTACHMENT 2Item 2
Packet Page 56
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
FIRST FLOOR PLAN
SCALE: 1” = 20’
A2.0NBUILDING A BUILDING B
1 2 3 6 7
8 10 11 12 13 14 15 16 19
A
B
G
H
L
M
C
E
F
I
J
N
O
P
A
B
G
H
L
M
C
9
1 2 3 6 7
8 10 11 12 14 15 16 17 209
E
F
I
J
N
O
P
2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD
K K
18
19
17
18
5'-0"5'-0"2'-0"5'-9"5
5
10'-0"
60'-0"40'-0"32'-3"38'-3"131'-6"
26'-0"23'-6"44'-0"4
4
30'-0"
13
16'-0"
20
UPUP
RETAIL
106B
816 SF
RETAIL
100A
1014 SF
RETAIL
101A
2132 SF
RETAIL
105B
1215 SF
3-TIERED
48 PARKING SPACES W/ LIFT
LOBBY
102A
215 SF
LOBBY
101B
140 SF
UTILITY
104B
200 SF
F.R.
GARAGE
100B
4950 SFF
COV'D
PARKING
108A
1031 SF
LOCKER
102B
82 SF
F.R.
ELEV.
MACH.
MECH. SHAFT
LOCATIONS, TYP.
UTILITY
107A
174 SF
TRASH
106A
241 SF
LOCKER
103A
60 SF
SHW
104A
100 SF
SHOWER
103B
92 SFUP
BIKE
105A
324 SF, 39 COUNT
ATTACHMENT 2Item 2
Packet Page 57
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
SECOND FLOOR PLAN
SCALE: 1” = 20’
A2.1NBUILDING A BUILDING B
1 BD
206B
822 SF
1 2 3 6 7
8 10 11 12 13 14 15 16 19
A
B
G
H
L
M
C
E
F
I
J
N
O
P
A
B
G
H
L
M
C
9
1 2 3 6 7
8 10 11 12 14 15 16 17 209
E
F
I
J
N
O
P
2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD
K K
18
19
17
18
5'-0"5'-0"2'-0"5'-9"5
5
10'-0"
60'-0"40'-0"32'-3"38'-3"131'-6"
26'-0"23'-6"44'-0"4
4
30'-0"
13
16'-0"
20
2 BD
205B
1025 SF
SUITE
207A
1200 SF
2 BD
204B
1174 SF
1 BD
200B
739 SF
1BD
201B
761 SF
STUDIO
203B
513 SF
1BD
208B
700 SF
1BD
202B
709 SF
STUDIO
209B
599 SF
1BD
207B
760 SF
SUITE
206A
403 SF
SUITE
205A
476 SF
SUITE
200A
1063 SF
SUITE
203A
496 SF
SUITE
201A
599 SF
SUITE
204A
917 SF
SUITE
202A
499 SF
ATTACHMENT 2Item 2
Packet Page 58
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
THIRD FLOOR PLAN
A2.2
SCALE: 1” = 20’NBUILDING A BUILDING B
1 2 3 6 7
8 10 11 12 13 14 15 16 19
A
B
G
H
L
M
C
E
F
I
J
N
O
P
A
B
G
H
L
M
C
9
1 2 3 6 7
8 10 11 12 14 15 16 17 209
E
F
I
J
N
O
P
2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD
K K
18
19
17
18
5'-0"5'-0"2'-0"5'-9"5
5
10'-0"
60'-0"40'-0"32'-3"38'-3"131'-6"
26'-0"23'-6"44'-0"4
4
30'-0"
13
16'-0"
20
1 BD
303A
917 SF
STUDIO
301A
599 SF
2 BD
300A
1063 SF
2 BD
302A
1020 SF
1 BD
300B
739 SF
2 BD
305A
955 SF
1BD
301B
761 SF
STUDIO
309B
599 SF
1BD
308B
760 SF
2 BD
304B
1192 SF
1 BD
306B
825 SF
2 BD
305B
1025 SF
1BD
302B
709 SF
1BD
307B
708 SF
1 BD
304A
897 SF
STUDIO
303B
513 SF
ATTACHMENT 2Item 2
Packet Page 59
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
FOURTH FLOOR PLAN
A2.3
SCALE: 1” = 20’NBUILDING A BUILDING B
1 BD
403B
825 SF
2 BD
401B
887 SF
2 BD
402B
798 SF
2 BD
404B
969 SF
1 BD
405A
841 SF
2 BD
406B
887 SF
1 2 3 6 7
8 10 11 12 13 14 15 16 19
A
B
G
H
L
M
C
E
F
I
J
N
O
P
A
B
G
H
L
M
C
9
1 2 3 6 7
8 10 11 12 14 15 16 17 209
E
F
I
J
N
O
P
2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD
K K
18
19
17
18
5'-0"5'-0"2'-0"5'-9"5
5
10'-0"
60'-0"40'-0"32'-3"38'-3"131'-6"
26'-0"23'-6"44'-0"4
4
30'-0"
13
16'-0"
20
1 BD
400A
714 SF
1 BD
402A
850 SF
1 BD
403A
841 SF
STUDIO
404A
558 SF
STUDIO
401A
488 SF
STUDIO
400B
596 SF
ROOF DECK
407B
705 SF
1 BD
405B
658 SF
ATTACHMENT 2Item 2
Packet Page 60
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
ROOF PLAN
A2.4
SCALE: 1” = 20’NBUILDING A BUILDING B
1 2 3 6 7
8 10 11 12 13 14 15 16 19
A
B
G
H
L
M
C
E
F
I
J
N
O
P
A
B
G
H
L
M
C
9
1 2 3 6 7
8 10 11 12 14 15 16 17 209
E
F
I
J
N
O
P
2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD
K K
18
19
17
18
5'-0"5'-0"2'-0"5'-9"5
5
10'-0"
60'-0"40'-0"32'-3"38'-3"131'-6"
26'-0"23'-6"44'-0"4
4
30'-0"
13
16'-0"
20
POTENTIAL
SOLAR AREA
MECHANICAL AREA
WITH SCREEN
POTENTIAL
SOLAR AREA
MECHANICAL AREA
WITH SCREEN
ELEVATOR
OVERRUN
ELEVATOR
OVERRUN
ATTACHMENT 2Item 2
Packet Page 61
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 A3.0
MARSH STREET - EAST ELEVATION
NORTH ELEVATION
SCALE: 1” = 20’-0”
SCALE: 1” = 20’-0”
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PL
FIRST FLOOR
0'-0"
PLTOP OF BUILDING50'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"
FIRST FLOOR
0'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
PL
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL
PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
TOP OF STAIR
58'-0"
TOP OF CANOPY
14'-0"
FIRST FLOOR
0'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
A3.0
ELEVATIONS
EXTERIOR
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
PL
FIRST FLOOR
0'-0"
PLTOP OF BUILDING50'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"
FIRST FLOOR
0'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
PL
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL
PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
TOP OF STAIR
58'-0"
TOP OF CANOPY
14'-0"
FIRST FLOOR
0'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
A3.0
ELEVATIONS
EXTERIOR
BUILDING ABUILDING B
BUILDING B
ATTACHMENT 2Item 2
Packet Page 62
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 A3.1
HIGUERA STREET - WEST ELEVATION
SOUTH ELEVATION
SCALE: 1” = 20’-0”
SCALE: 1” = 20’-0”
SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PLFIRST FLOOR0'-0"PLTOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"PL
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING50'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING50'-0"PL PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"
TOP OF CANOPY
14'-0"
FIRST FLOOR
0'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
A3.0
ELEVATIONS
EXTERIOR
SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PLFIRST FLOOR0'-0"PLTOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"PL SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"
TOP OF CANOPY
14'-0"
FIRST FLOOR
0'-0"
SECOND FLOOR
14'-0"
THIRD FLOOR
25'-6"
FOURTH FLOOR
37'-0"
TOP OF PARAPET
40'-6"
FIRST FLOOR
0'-0"
TOP OF BUILDING
50'-0"
PL PL
50'-0" MAX. BUILDING HEIGHTTOP OF STAIR
58'-0"
A3.0
ELEVATIONS
EXTERIOR
BUILDING BBUILDING A
BUILDING A
ATTACHMENT 2Item 2
Packet Page 63
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020
MATERIAL BOARD
SW-7625
COLOR TAN VARIETY
SW-7542SW-7056
SW-7056
BULKHEAD
CONCRETE FINISH OR POLISHED PLASTER
STOREFRONT
(METAL ACCENTS TO MATCH)
KAWNEER, ANODIZED ALUM.
WALL SCONCE
LUMENS URBAN , INDOOR/OUTDOOR
BRICK VENEER - NEW, SMOOTH FACE BRICK
MANUFACTURER: TBD
SMOOTH STUCCO SIDINGSMOOTH STUCCO SIDING
SMOOTH STUCCO LINTEL
A3.2
LETTERS: CONTRASTING COLOR TO THE
BACKGROUND
METAL ADDRESS NUMBERS
NUMBERS SHALL BE A MIN. OF 8” HIGH BY 1” STROKE
ATTACHMENT 2Item 2
Packet Page 64
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 A4.0
VIEW DRIVING UP MARSH STREET
ATTACHMENT 2Item 2
Packet Page 65
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 A4.1
VIEW from marsh looking west
ATTACHMENT 2Item 2
Packet Page 66
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 A4.2
VIEW HIGUERA STREET looking south
ATTACHMENT 2Item 2
Packet Page 67
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
545 HIGUERA MIXED-USE
545 HIGUERA STREET, SAN LUIS OBISPO, CA
DATE: 02/03/2020 A4.3
VIEW FROM HIGUERA STREET looking east
ATTACHMENT 2Item 2
Packet Page 68
ATTACHMENT 2Item 2
Packet Page 69
Item 2
Packet Page 70