HomeMy WebLinkAbout11-01-2021 ARC PresentationsArchitectural Review Commission
Regular Meeting
November 1, 2021
•All attendees enter the meeting muted.
•You can rename yourself by following
the steps below.
•When Public Comment is called for an
item you would like to speak on,please
raise your virtual hand.
•When your name is called,you will be
moved to a Panelist.After a brief
moment,you will be able to unmute your
mic and turn on your video (optional).
•Please state your first and last name and
address (optional)for the record.
•After providing your comments you will
be moved back to an Attendee.
Directions for Public Comment
PUBLIC COMMENT FOR ITEMS
NOT ON THE AGENDA
•If you would like to speak on items
NOT ON THE AGENDA,please
raise your virtual hand.
•When your name is called,you will
be moved to a Panelist.
•Before you begin speaking,unmute
your mic and turn on your video.
Please state your First and Last
name and address (optional)for
the record.
•After you complete your comments,
you will be moved back to an
Attendee.
Public Comment
At this time,people may address the Commission on items not on the agenda.
Items raised are generally referred to staff and,if action by the Commission is
necessary,may be scheduled for a future meeting.
Item #3a
PUBLIC HEARING ITEM
55 Broad Street (ARCH-0386-2020)
55 BROAD ST (ARCH-0386-2020)REVIEW OF A NEW
79,492 SF,THREE TO FOUR STORY PROJECT WITHIN THE
PLANNED DEVELOPMENT OVERLAY FOR THE
RESIDENTIAL CARE FACILITY KNOWN AS THE VILLAGES
Staff Presentation By:
Kyle Bell, Associate Planner
Recommendation:
Review the proposed project in terms of its consistency with the Community
Design Guidelines and provide comments and recommendations to the
Planning Commission.
55 Broad Street
ARCH-0386-2021
Review of a new 79,492 sf, three to four story project
consisting of 59 rooms between two structures, within the
Planned Development Overlay for the residential care
facility known as The Villages.
November 1, 2021
Applicant: Morrison I, LP
5
Background
6
The Villages development was originally approved on January 4,
1965.
On April 27, 1988, the project was amended to include a third
structure known as The Gardens.
On May 20, 1997, the plan was amended to convert the project
from student housing to a residential care facility.
On October 13, 2004, the project was amended to include two
new structures to replace the parking lot between Old Garden
Creek and ‘The Palms’ along Ramona and provide a two-story
parking garage along Palomar. However, the project has since
expired.
Previous Review
7
On October 25, 2021, the Tree Committee reviewed the
proposed tree removals and compensatory planning plan,
recommending that the Planning Commission find the plan
consistent with the Tree Removal Ordinance.
Site Plan
8
Building Design
9
Building Height
10
Setback Exceptions
11
Monument Signs
12
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the projects design to the Planning
Commission.
Pine Tree
14
Monument Signs
15
Applicant Presentation By:
Jay Blatter
Jan Hochhauser
Bogdan Lomonosoff
Cristi Fri
Sarah Wells
Item #3a
PUBLIC HEARING ITEM
55 Broad Street (ARCH-0386-2020)
TERRACEEXISTINGBUILDINGEXISTINGBUILDINGRAMONA DRIVEPALOMAR AVEEXISTING BRIDGEBRIDGEWATERLINE EASEMENTTHE OAKSTHE PALMS61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018EXISTINGBUILDINGEXISTINGBUILDINGTRASH & RECYCLINGA1.11AC DRIVEWAYAC DRIVEWAYAC PARKINGGARDEN CREEKBROAD STREET22' - 2 3/4"21' - 0 1/4"6' - 11 1/2"37 UNITSBUILDING A13,293 SF22 UNITSBUILDING B12,068 SFPROPERTY LINEPROPERTY LINEGARDEN CREEK----APN 052-162-021PROPERTY SIGNAGEPROPERTYSIGNAGEPROPERTYSIGNAGETRASH & RECYCLINGNEW ENTRYBUS STOPPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923MASTER SITE PLANMASTER SITE PLANN0'16'32'64'SCALE 1/32" = 1'- 0VILLAGE AT THE PALMSSTUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37BUILDING A:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:BUILDING A TOTAL:STUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - 11 - 11BUILDING B:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 224TH FLOORTOTAL:BUILDING TOTAL:PROJECT SITE55 BROAD ST. SAN LUIS OBISPO, CA.VICINITY MAP.A1.0
OUTDOORPATIOEXISTINGBUILDINGEXISTINGBUILDINGCOVEREDDROP-OFFRAMONA DRIVEBUILDING B(PARKING)PALOMAR AVESOUTH BRIDGEEDGE OF EXISTING AC PAVING AND NEW FLOOD PLAIN LINE10'-0" WATER PIPELINE EASEMENTFLOOD PLAIN LINETHE OAKSCREEK SETBACK61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018WATERLINE EASEMENTTRASH & RECYCLING(E) PARKINGAT GRADEEXIST. A.C. DRIVEWAYTHE PALMS(N) CONCRETE ACCESSIBLE RAMP14
17' - 0"2' - 0"A2.51A2.52A2.61A2.62A3.11A3.221 6 12
6' - 11 1/2"20' MIN. REQUIRED23' - 2 3/4"PROPERTY LINEPROPERTY LINEproposed bridgeentry to 2nd floornew entryWATERLINE EASEMENTnew entry37983 SFELEVATOR233 SFTERRACE160 SFSTAIRS B278 SFSTAIR 1182326(N) CONCRETE ACCESSIBLE RAMPENTRY1
6
8
1 1
1 4
1 7
A U T O M A T E D P A R KL IF T
SY ST E M (E) WALLTO REMAIN2A4.31A4.3SURVEYED TOP OF CREEK BANKCREEK SETBACK20' MIN.20' MIN.PROPERTYSIGNAGEPROPERTYSIGNAGE24' - 0"EV CHARGING STATIONS26 PARKING SPACESccccccccc
c
c
c
c
c
c
c
cMOTORCYCLE PARKINGPROPOSED SITE 6' MAX. HIGH ALL (TYP.)SEE 4/A6.1entire area to north of red line removed pavement and replaced with pavers, concrete where coveredremoved pavement and replaced with pavers,TRASH & RECYCLINGA3.211' - 0"16' - 0"MOTORCYCLE PARKINGBICYCLESBICYCLES201A4.4outdoorbenchoutdoorbenchremoved pavement and replaced with paversDDCV16' - 4"2' - 0"Fire sprinklerriser & Fire alarmcontrol panel 22' - 0"97' - 8 1/2"16' - 10 1/2"164' - 1"38' - 8"40' - 0"15' - 5 1/4"147' - 1 1/4"60' - 9 1/2"144' - 5 1/2"87' - 1 3/4"PERMEABLEDECOMPOSED GRANITE WALKWAYFire sprinkler riser & Fire alarm control panel under stairBICYCLESoutdoorbenchoutdoorbenchPERMEABLEDECOMPOSED GRANITE WALKWAYPERMEABLEDECOMPOSED GRANITE WALKWAY42" PATIOWALL, TYP.ONE WAYTOP OF CREEK BANKPER SURVEYTOP OF CREEK BANKPER SURVEYproposed property line, 10' m in.12' - 8 3/4" setback toSEWER EASEMENT4A6.1PERMEABLE PAVERS1A6.1c
A6.01A6.04PROPERTYSIGNAGE3A6.1MOTORCYCLE PARKINGplanterPROPOSED SITE 6' MAX. HIGH ALL (TYP.)SEE 4/A6.126' - 0"26' - 0"5' - 6 3/4"20' - 0"EV CHARGINGSTATIONSEV CHARGING STATIONS1A6.1SimPROPERTY LINEPROPERTY LINEDECOMPOSED GRANITESETBACK10' - 0"PAVERS5A6.1proposed setback7' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ENLARGED CONCEPT SITE PLANENLARGED CONCEPT SITE PLANN0'8'16'32'SCALE 1/16" = 1'- 0A1.1
158 SFLAUNDRY390 SFACTIVITIES247 SFSTAIR 2712 SFDININGROOM436 SFKITCHEN44 SFLINEN54 SFJAN.300 SFPRIVATEDINING32 SFDRY STORE38 SFFREEZE32 SFREF.380 SFSTUDIO A549 SF1BEDROOMA1449 SFCORRIDOR549 SF1BEDROOMA579 SF1BEDROOMA549 SF1BEDROOMA642 SF1BEDROOMA165 SFSTAIR 1341 SFRECEPTION116 SFMAIL/PACKAGES125 SFBUSINESSOFFICE177 SFSALON67 SFWOMEN'SRR67 SFMEN'S RR72 SFELEV300 SFSTUDIO A7' - 0"4' - 9"DROP-OFF AREA2A2.6s1A2.6s16' - 0"ccccccccTOP OF CREEK20' CREEK SETBACK26' - 0"26' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN - BUILDING AFIRST FLOOR PLAN - BUILDING AN0'4'8'16'SCALE 1/8" = 1'- 0A2.1
STAIR 225246 SFMEDICALTECHS265 SFARTSTUDIO165 SFSTAIR 1ELEV72 SFMEN'S RR72 SFWOMEN'SRR188 SFLIFEENRICHMENT126 SFSTORAGE628 SFMULTIPURPOSE101 SFMEDOFFICE112' - 0"899 SF2BEDROOMA363 SFSTUDIO A362 SFSTUDIO A582 SF1BEDROOMA380 SFSTUDIO A579 SF1BEDROOMA642 SF1BEDROOMA549 SF1BEDROOMA594 SF1BEDROOMA562 SF1BEDROOMA562 SF1BEDROOMA565 SF1BEDROOMA578 SF1BEDROOMA757 SF2BEDROOMA1693 SFCORRIDOR7' - 0"7' - 0"SEATINGAREA1A2.6s369 SFSTUDIO ATO P O F C R E E K20' FR O M C R E EK S E TBA C K PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN - BUILDING ASECOND FLOOR PLAN - BUILDING AN0'4'8'16'SCALE 1/8" = 1'- 0A2.2
MEDIAROOM3672 SFMEN'S RR72 SFWOMEN'SRR188 SFSTAFFBREAKROOM247 SFSTAIR 2165 SFSTAIR 1ELEV126 SFKITCHEN39 SFSTORAGE579 SF1BEDROOMA562 SF1BEDROOMA562 SF1BEDROOMA593 SF1BEDROOMA549 SF1BEDROOMA642 SF1BEDROOMA757 SF2BEDROOMA578 SF1BEDROOMA565 SF1BEDROOMA362 SFSTUDIO A363 SFSTUDIO A369 SFSTUDIO A899 SF2BEDROOMA582 SF1BEDROOMA380 SFSTUDIO A1613 SFCORRIDOR7' - 0"SEATINGAREA2A2.6s1A2.6sTO P O F C R E E K20' FR O M C R EE K S ET B A C K
ADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEFIREPLACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN - BUILDING ATHIRD FLOOR PLAN - BUILDING AN0'4'8'16'SCALE 1/8" = 1'- 0A2.3
2A2.6s1A2.6sFLAT ROOF TO VISUALLY SCREENMECHANICAL EQUIPMENTSTO P O F C R E E K20' FR O M C R EE K S ET B A C K
ADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN AROOF PLAN AA2.4
1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"9082B55D9082B7190C480A9482CC482TO PROPERTY LINEN.T.S. 23' - 2 3/4"EP8EP1EP1EP4EP4EP1EP4( or 235'-0" survey point)( or 280' - 3" survey point)1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"45' - 3"55D8294947055DC484AEP4EP4EP8EP3EP313' - 6"22' - 11"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A1 - EAST ELEVATION BUILDING A2 - NORTH ELEVATION BUILDING AA2.5Keynote LegendKey Value Keynote Text55DDECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70SPANISH "S" TILE ROOF71THERMOPLASTIC MEMBRANE ROOFING: 60 MIL.MECHANICALLY ATTACHED TO SUBSTRATE.FIRESTONE ULTRAPLY TPO XR WHITE, CRRC:0608-0016, SRI 84 , SOLAR REFLECTANCE 0.70,THERMAL EMITANCE 0.8180AALUMINUM STOREFRONT WINDOW AND DOORSYSTEM (SEE SCHEDULE). DUAL PANE/LOW EGLAZING- TEMPERED WHERE REQUIRED BY CODE.OBSCURE (TRANSLUCENT OR SPANDREL) WHEREINDICATED BY SCHEDULE: WINDOWMANUFACTURER/INSTALLER SHALL DESIGN SYSTEMAND PROVIDE STRUCTRAL FRAME MEMBERS ASNECESSARY TO RESIST APPLIED WIND LOADS.82VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE82BVINYL FIXED WINDOW SYSTEM: JELD-WEN PREMIUMVINYL 'DARK BROWN'. SIZE PER WINDOW SCHEDULE82CVINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE84AEXTERIOR PAINTED HOLLOW METAL DOOR AND HMFRAME (SEE DOOR SCHEDULE).903-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)(PAINT FINISH) APPLIED OVER PLYWOOD SUBSTRATEAND MANUFACTURERS RECOMMENDED BUILDINGPAPER943-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C4DECORATIVE CERAMIC TILEEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP3 (DE-6139 SUMMERVILLE BROWN)EXTERIOR COLOR OFTRELLIS, WINDOW TRIM, BALCONIES,BEAMSEP4 SHERWIN WILLIAMS PARCEL WHITE 6098PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 233.6AVERAGE GRADE 233.6(235'-0" SURVEY POINT)
1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"94708255D9425C281TO PROPERTY LINE23' - 2 3/4"EP1EP4EP4EP8EP4from the lowest survey point (building A @233.6')46' - 7"( or 235'-0" survey point)( or 280' - 3" survey point)1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"94709481829455DEP4EP8EP1EP4EP1( or 235'-0" survey point)PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A1- WEST ELEVATION BUILDING A2-SOUTH ELEVATION BUILDING AA2.6Keynote LegendKey Value Keynote Text25 SITE FURNISHINGS (BENCHES AND TRASH) PERSCOPE AND SPECIFICATION DESCRIBED ON THELANDSCAPE DRAWINGS55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE',WITH SIMULATED DIVIDED LITES PERMANUFACTURER.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C2 PRE-CAST CONCRETE "S" TILE, INSTALLED PERMANUFACTURER SPECIFICATIONSEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS PARCEL WHITE 6098PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 233.6AVERAGE GRADE 233.6
163 SFSTAIRS B570 SFBIKE ANDGENERALSTORAGE83 SFELEVATOR250 SFLOBBYPARKLIFT AUTOMATEDSYSTEM -29 cars1347121517222530341ST LEVEL GARAGE34 SPACES2A3.2scccccEV CHARGINGPARKING STATION0'4'8'16'SCALE 1/8" = 1'- 020' FROM CREEK SET BACKSET BACKPROPERTY LINETOP OF CREEKA D D T O U P P E R F LO O R S S E T B A C K10' - 0"Fire sprinkler riser & Fire alarm control panel under stairEV CHARGINGPARKING STATIONMOTORCYCLE PARKINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN - BUILDING BFIRST FLOOR PLAN - BUILDING BNA2.7
278 SFSTAIR 1160 SFSTAIRS BELEVATOR233 SFTERRACE570 SFBIKE ANDGENERALSTORAGE(E) PARKINGAT GRADE1A3.2s2A3.2s168111417AUTOMATED PARKLIFTSYSTEM cccccccc14' - 0"14' - 0"0'4'8'16'SCALE 1/8" = 1'- 0ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINEEV CHARGING STATIONSEV CHARGING STATIONSPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN - BUILDING BSECOND FLOOR PLAN - BUILDING BNA2.8
513 SFTERRACESTAIRS B627 SF1BEDROOMB630 SF1BEDROOMB625 SF1BEDROOMB625 SF1BEDROOMB623 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB625 SF1BEDROOMB624 SF1BEDROOMB623 SF1BEDROOMB83 SFELEVATOR183 SFSTAIRS B 194 SFSTORAGE86 SFSTORAGE90 SFSTORAGE250 SFSTORAGE2439 SFLOUNGE1A3.2s2A3.2s236 SFTERRACE0'4'8'16'SCALE 1/8" = 1'- 0ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINE1 0 ' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN - BUILDING BTHIRD FLOOR PLAN - BUILDING BNA2.9
229 SFSTAIRS B627 SF1BEDROOMB630 SF1BEDROOMB625 SF1BEDROOMB626 SF1BEDROOMB623 SF1BEDROOMB624 SF1BEDROOMB625 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB623 SF1BEDROOMB56 SFBALCONY59 SFBALCONYNot EnclosedSTAIRS B 156 SFBALCONY56 SFBALCONY94 SFSTORAGE86 SFSTORAGE90 SFSTORAGE250 SFSTORAGE1100 SFLOUNGE1A3.2s2A3.2sELEVATOR52 SFBALCONY1A4.4ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINE0'4'8'16'SCALE 1/8" = 1'- 010' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FOURTH FLOOR PLAN - BUILDING BFOURTH FLOOR PLAN - BUILDING BNA2.10
1A3.2s2A3.2sADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKFLAT ROOF TO VISUALLY SCREENMECHANICAL EQUIPMENTSPROPERTY LINEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN BROOF PLAN BROOF (BUILDING B)A3.0
1ST FLOOR (BUILDING B)5' - 0"2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"12' - 0"12' - 0"12' - 0"TOP OF RIDGE B58' - 4"from the building B avarge low point @240.3'55' - 10 1/2"94D5059480A80A80A80A55DEP19494949494TO PROPERTY LINE17' - 1"EP4EP1EP5EP4( or 240'-0" survey point)( or 293' - 4" survey point)2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"topo line to buildingTOP OF RIDGE B58' - 4"94949455D82707082EP4EP7EP5EP8PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B1- SOUTH MAIN ENTRY B2-WEST ELEVATION BA3.1Keynote LegendKey Value Keynote Text55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF80A ALUMINUM STOREFRONT WINDOW AND DOORSYSTEM (SEE SCHEDULE). DUAL PANE/LOW EGLAZING- TEMPERED WHERE REQUIRED BY CODE.OBSCURE (TRANSLUCENT OR SPANDREL) WHEREINDICATED BY SCHEDULE: WINDOWMANUFACTURER/INSTALLER SHALL DESIGN SYSTEMAND PROVIDE STRUCTRAL FRAME MEMBERS ASNECESSARY TO RESIST APPLIED WIND LOADS.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.D505 SIM METAL ROOFINGEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS PARCEL WHITE 6098PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5 SHERWIN WILLIAMSWELCOME WHITE 6658 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7 SHERWIN WILLIAMSDROMEDARY CAMEL 7694 PLASTER BODY,FINE SAND FINISHEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 240.3PALOMAR AVEPLANTS AND VEGETATIONSEE LANDSCAPE L-1PLANTS AND VEGETATIONSEE LANDSCAPE L-1AVERAGE GRADE 240.3
1ST FLOOR (BUILDING B)5' - 0"2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"TOP OF RIDGE B58' - 4"70C49455D949470TO PROPERTY LINE7' - 3 1/2"EP5EP4EP7EP7EP1EP11ST FLOOR (BUILDING B)5' - 0"2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"TOP OF RIDGE B58' - 4"82819494D5058255D55D7070EP8EP4EP712' - 4"PROPERTY LINE TO OAK BUILDINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B2 - NORTH PARKING ENTRYA3.21 - EAST ELEVATIONKeynote LegendKey Value Keynote Text25 SITE FURNISHINGS (BENCHES AND TRASH) PERSCOPE AND SPECIFICATION DESCRIBED ON THELANDSCAPE DRAWINGS55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE',WITH SIMULATED DIVIDED LITES PERMANUFACTURER.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C4 DECORATIVE CERAMIC TILED505 SIM METAL ROOFINGEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4SHERWIN WILLIAMS PARCEL WHITE 6098PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5SHERWIN WILLIAMSWELCOME WHITE 6658 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7SHERWIN WILLIAMSDROMEDARY CAMEL 7694 PLASTER BODY,FINE SAND FINISHEP8(TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 240.3AVERAGE GRADE 240.3
1ST FLOOR (BUILDING A)0' - 0"ROOF (BUILDING A)38' - 4"1ST FLOOR (BUILDING B)5' - 0"ROOF (BUILDING B)53' - 0"property lineRESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"PALOMARAVESOUTH BRIDGE OVER OLD GARDEN CREEKDRIVE WAYPARKINGDROP OFF48' - 0"SURVEYEDTOP OF CREEK BANK20' MIN.CREEKSETBACK20' MIN.CREEKSETBACKTOP OF RIDGE A45' - 3"TOP OF RIDGE B58' - 4"1ST FLOOR (BUILDING A)0' - 0"ROOF (BUILDING A)38' - 4"1ST FLOOR (BUILDING B)5' - 0"ROOF (BUILDING B)53' - 0"1BEDROOMB?1BEDROOMB1BEDROOMB1BEDROOMB?1BEDROOMACORRIDORWOMEN'SRRSTAFFBREAKROOM2BEDROOMA2BEDROOMALIFEENRICHMENTWOMEN'SRRCORRIDOR1BEDROOMADININGROOMACTIVITIES CORRIDORRECEPTIONDRIVE WAYPARKINGPARKINGDRIVEWAYproperty lineRESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"SURVEYEDTOP OF CREEK BANKPARKING6' - 0"48' - 0"OLD GARDENCREEK20' MIN.CREEKSETBACK20' MIN.CREEKSETBACKTOP OF RIDGE A45' - 3"TOP OF RIDGE B58' - 4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTIONSOVERALL SITE SECTIONSSECTION A NORTH OF THE BRIDGESCALE 3/32" = 1'-0"SCALE 3/32" = 1'-0"A4.3SECTION B / ELEVATION SOUTH OF THE BRIDGE
1BEDROOMBCORRIDOR1BEDROOMB1BEDROOMB1BEDROOMB?1BEDROOMACORRIDORWOMEN'SRR2BEDROOMA2BEDROOMALIFEENRICHMENTWOMEN'SRRCORRIDOR1BEDROOMAproperty lineRESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"PALOMAR AVE.APPROVEDSTUDENT HOUSINGBUILDINGEXISTING TREESEXISTINGBUILDINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTION RELETIVE TO THE NEXTDOOR BUILDINGOVERALL SITE SECTION RELETIVE TOTHE NEXT DOOR BUILDINGA4.4OVERALL SITE CROSS SECTION
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVEILLUSTRATION -VIEW FROM RAMONADRIVEA4.5VIEW FROM RAMONA DRIVE
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVE ONSIGNAGEILLUSTRATION -VIEW FROM RAMONADRIVE ON SIGNAGEA4.6VIEW FROM RAMONA DRIVE AND SIGNAGE
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923VIEW ON BUILDING B FROM RAMONA ACROSS THECREEKVIEW ON BUILDING B FROM RAMONAACROSS THE CREEKA4.6B
SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW ON BUILDING A FROM SOUTHILLUSTRATION -VIEW ON BUILDING AFROM SOUTH EASTPROJECT NO:VIEW ON BUILDING A FROM SOUTH EASTA4.7EAST
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ONBUILDING BILLUSTRATIVE -VIEW ON THE MAINENTRANCE ON BUILDING BVIEW ON THE MAIN ENTRANCE ON BUILDING BA4.8
SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE - VIEW FROM PALOMAR AVENUE ONBUILDING BILLUSTRATIVE - VIEW FROMPALOMAR AVENUE ON BUILDING BPROJECT NO:VIEW FROM PALOMAR AVENUE ON BUILDING BA4.9
SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE OVERALL VIEW ONTHE PROPOSED PROJECTPROJECT NO:OVERALL VIEW OF THE PROPOSED PROJECTILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECTA4.10
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE VIEW FROM RAMONA DRIVE ANDPALOMAR AVE CORNERILLUSTRATIVE VIEW FROM RAMONADRIVE AND PALOMAR AVE CORNERA5.0VIEW FROM RAMONA DRIVE AND PALOMAR AVE CORNER
Villages at Palms, San Luis Obispo, CA - Material BoardPlaster Body, fine sand finishPaint: Sherwin Williams Creamy 7102Wood BeamsCabot Semi-Solid StainSlate GrayWood T&G Ceilings Cabot Semi-Tranparent StainNewburyport BlueWood Doors and Jambs Paint: Sherwin Williams Surf Green 6473Vinyl windows & Exterior doorsJeld - Wen - BronzeOrnamental Wrought IronBASIS FOR DESIGN
Villages at Palms, San Luis Obispo, CA - Signage
PUBLIC COMMENT
•If you would like to speak on this
item,please raise your virtual
hand.
•When your name is called,you will
be moved to a Panelist.
•Before you begin speaking,unmute
your mic and turn on your video.
Please state your name and
address (optional)for the record.
•After you complete your comments,
you will be moved back to an
Attendee.
Public Comment
Item #3b
PUBLIC HEARING ITEM
570 Pacific Street (ARCH-0467-2021)
570 PACIFIC ST (ARCH-0467-2021)REVIEW OF A NEW
11 ,369 SF THREE STORY RESIDENTIAL DEVELOPMENT
Staff Presentation By:
Kyle Bell, Associate Planner
Recommendation:
Review the proposed project in terms of its consistency with the Community
Design Guidelines and provide comments and recommendations to the
Community Development Director.
570 Pacific Street
ARCH-0467-2021
Review of a new 11,369 SF three story residential
development, consisting of four residential units with
private roof decks and an Accessory Dwelling Unit.
November 1, 2021
Applicant: Chris Knauer
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the projects design to the Community
Development Director.
21
Site Plan
22
Building Design
23
Building Design
24
Focused Design Review
25
Staff has identified several discussion items for consideration
by the ARC related to consistency with Community Design
Guidelines:
▪Context of the site
▪Neighborhood compatibility
▪Site Planning
▪Scale
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the projects design to the Community
Development Director.
Applicant Presentation By:
Chris Knauer
Thom Jess
Norberto Larios
Item #3b
PUBLIC HEARING ITEM
570 Pacific Street (ARCH-0467-2021)
Date
Scale
Sheet
24x36:
11x17:
Project #
A0.0
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA NTS
NTS
A21070
COVER SHEET
570 PACIFIC STREET
SAN LUIS OBISPO, CALIFORNIA
1
A5.0
1
A5.3
1
A5.1
1
A5.2
1038 SF
RESIDENCE 1
A
A6.0
B
A6.0
GARAGE
DEN
BATH 1
ENTRY
GARAGE
BED 1
BATH 1
ENTRYENTRY
GARAGEGARAGE
DEN BED 1
BATH 1
990 SF
RESIDENCE 2
989 SF
RESIDENCE 3
1031 SF
RESIDENCE 4
513 SF
ADU
1
A5.4
4
A5.4
3
A5.4
2
A5.4
31'-7"6"30'-4"6"30'-4"6"31'-7"30'-10"4'-2"20'-0"35'-0"5'-0"10'-0"
LIVING
KITCHEN
BED 2 BED 1 BATH
BATH 1
20'-4"9'-7"4'-3"PATIO
PATIO PATIO PATIO PATIO
LOT 4 LOT 3 LOT 2 LOT 1
27'-5"8'-0"18'-2"Date
Scale
Sheet
24x36:
11x17:
Project #
A3.1
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA 1/8" = 1'-0"
1/16" = 1'-0"
A21070
FIRST FLOOR PLAN
DWELING DATA
ACTUAL
NORTH
PROJECT
NORTH
PROPOSED FIRST FLOOR PLAN
RESIDENCE 1
FIRST FLOOR 1038 SF
SECOND FLOOR 819 SF
THIRD FLOOR 904 SF
2761 SF
RESIDENCE 2
FIRST FLOOR 990 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2756 SF
RESIDENCE 3
FIRST FLOOR 989 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2755 SF
RESIDENCE 4
FIRST FLOOR 1031 SF
FIRST FLOOR 513 SF
SECOND FLOOR 739 SF
THIRD FLOOR 813 SF
3096 SF
DWELING AREA:
ADU
RESIDENCE 1
DECK 93 SF
PATIO 151 SF
DECK 293 SF
ROOF DECK 354 SF
RESIDENCE 2
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 3
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 4
DECK 369 SF
PATIO 377 SF
PATIO 252 SF
ROOF DECK 419 SF
3980 SF
OPEN SPACE
1
A5.0
1
A5.3
1
A5.1
1
A5.2
A
A6.0
B
A6.0
819 SF
RESIDENCE 1
839 SF
RESIDENCE 2
839 SF
RESIDENCE 3
PDR
DECK DECKDECK
PDR
29'-7"5'-0"7'-0"35'-0"5'-0"25'-10"20'-0"4'-2"DECK
KITCHEN
DINING
LIVING
739 SF
RESIDENCE 4
DINING
LIVING
KITCHENKITCHENKITCHEN
LIVING
DINING DINING
LIVING
ELEVATOR SHAFTELEVATOR SHAFT
30'-4"30'-4"5'-0"26'-7"
PDR PDR
DECK DECK DECK
LOT 4 LOT 3 LOT 2 LOT 1
Date
Scale
Sheet
24x36:
11x17:
Project #
A3.2
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA
A21070
SECOND FLOOR PLAN
ACTUAL
NORTH
PROJECT
NORTH
PROPOSED SECOND FLOOR
DWELING DATA
RESIDENCE 1
FIRST FLOOR 1038 SF
SECOND FLOOR 819 SF
THIRD FLOOR 904 SF
2761 SF
RESIDENCE 2
FIRST FLOOR 990 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2756 SF
RESIDENCE 3
FIRST FLOOR 989 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2755 SF
RESIDENCE 4
FIRST FLOOR 1031 SF
FIRST FLOOR 513 SF
SECOND FLOOR 739 SF
THIRD FLOOR 813 SF
3096 SF
DWELING AREA:
ADU
RESIDENCE 1
DECK 93 SF
PATIO 151 SF
DECK 293 SF
ROOF DECK 354 SF
RESIDENCE 2
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 3
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 4
DECK 369 SF
PATIO 377 SF
PATIO 252 SF
ROOF DECK 419 SF
3980 SF
OPEN SPACE
1
A5.0
1
A5.3
1
A5.1
1
A5.2
A
A6.0
B
A6.0
904 SF
RESIDENCE 1
927 SF
RESIDENCE 3
813 SF
RESIDENCE 4
927 SF
RESIDENCE 2
29'-7"30'-0"BED 1
W.I.C.
BATH 3
BED 2
BATH 2
BED 2
BATH 2
BED 3
W.I.C.
BATH 3
BED 2
BATH 2
BATH 3 W.I.C.
BED 3
BATH 3 W.I.C.
BED 1
BED 2
BATH 2
DOWNSPOUT
ELEVATOR SHAFTELEVATOR SHAFT
LOT 4 LOT 3 LOT 2 LOT 1
Date
Scale
Sheet
24x36:
11x17:
Project #
A3.3
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA
A21070
THIRD FLOOR PLAN
ACTUAL
NORTH
PROJECT
NORTH
PROPOSED THIRD FLOOR
DWELING DATA
RESIDENCE 1
FIRST FLOOR 1038 SF
SECOND FLOOR 819 SF
THIRD FLOOR 904 SF
2761 SF
RESIDENCE 2
FIRST FLOOR 990 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2756 SF
RESIDENCE 3
FIRST FLOOR 989 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2755 SF
RESIDENCE 4
FIRST FLOOR 1031 SF
FIRST FLOOR 513 SF
SECOND FLOOR 739 SF
THIRD FLOOR 813 SF
3096 SF
DWELING AREA:
ADU
RESIDENCE 1
DECK 93 SF
PATIO 151 SF
DECK 293 SF
ROOF DECK 354 SF
RESIDENCE 2
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 3
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 4
DECK 369 SF
PATIO 377 SF
PATIO 252 SF
ROOF DECK 419 SF
3980 SF
OPEN SPACE
1
A5.0
1
A5.3
1
A5.1
1
A5.2
A
A6.0
B
A6.0
593 SF
RESIDENCE 4
634 SF
RESIDENCE 3
634 SF
RESIDENCE 2
523 SF
RESIDENCE 1
WATER HEATER
ELEVATOR SHAFT
WATER HEATER
ELEVATOR SHAFT
ROOF DECK ROOF DECK ROOF DECK ROOF DECK
LOT 4 LOT 3 LOT 2 LOT 1
Date
Scale
Sheet
24x36:
11x17:
Project #
A3.4
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA
A21070
ROOF PLAN
ACTUAL
NORTH
PROJECT
NORTH
PROPOSED ROOF PLAN
DWELING DATA
RESIDENCE 1
FIRST FLOOR 1038 SF
SECOND FLOOR 819 SF
THIRD FLOOR 904 SF
2761 SF
RESIDENCE 2
FIRST FLOOR 990 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2756 SF
RESIDENCE 3
FIRST FLOOR 989 SF
SECOND FLOOR 839 SF
THIRD FLOOR 927 SF
2755 SF
RESIDENCE 4
FIRST FLOOR 1031 SF
FIRST FLOOR 513 SF
SECOND FLOOR 739 SF
THIRD FLOOR 813 SF
3096 SF
DWELING AREA:
ADU
RESIDENCE 1
DECK 93 SF
PATIO 151 SF
DECK 293 SF
ROOF DECK 354 SF
RESIDENCE 2
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 3
DECK 83 SF
PATIO 147 SF
DECK 148 SF
ROOF DECK 458 SF
RESIDENCE 4
DECK 369 SF
PATIO 377 SF
PATIO 252 SF
ROOF DECK 419 SF
3980 SF
OPEN SPACE
Date
Scale
Sheet
24x36:
11x17:
Project #
A0.0
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA NTS
NTS
A21070
COVER SHEET
570 PACIFIC STREET
SAN LUIS OBISPO, CALIFORNIA
Date
Scale
Sheet
24x36:
11x17:
Project #
A4.1
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA
A21070
PERSPECTIVES
BUILDING PERSPECTIVE (INTERIOR DRIVING AISLE)
Date
Scale
Sheet
24x36:
11x17:
Project #
A4.2
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA
A21070
PERSPECTIVES
BUILDING PERSPECTIVE (ADU)
Date
Scale
Sheet
24x36:
11x17:
Project #
A4.3
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA
A21070
PERSPECTIVES
BUILDING PERSPECTIVE
Date
Scale
Sheet
24x36:
11x17:
Project #
A0.0
09/30/2021
570 PACIFIC STREET
SAN LUIS OBISPO, CA NTS
NTS
A21070
COVER SHEET
570 PACIFIC STREET
SAN LUIS OBISPO, CALIFORNIA
PUBLIC COMMENT
•If you would like to speak on this
item,please raise your virtual
hand.
•When your name is called,you will
be moved to a Panelist.
•Before you begin speaking,unmute
your mic and turn on your video.
Please state your name and
address (optional)for the record.
•After you complete your comments,
you will be moved back to an
Attendee.
Public Comment
Item #4
COMMENT & DISCUSSION
Staff Updates and Agenda Forecast
Senior Planner Shawna Scott will provide an update of
upcoming projects and the agenda forecast.
ADJOURNMENT
The next Regular Meeting of the
Architectural Review Commission
is scheduled for
Monday, November 15, 2021 at 5:00 p.m.
via teleconference
The Regular Meeting of the
Architectural Review
Commission
will resume shortly
*Recess in Progress*