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Home My WebLink About12-06-2021 ARC Agenda Packet Architectural Review Commission AGENDA Monday, December 6, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of California, and subsequently Assembly Bill 361, enacted in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), commissioners and members of the public may participate in this regular meeting by teleconference. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in Architectural Review Commission meetings in the following ways: Remote Viewing - Members of the public who wish to watch the meeting can: View the Webinar: URL: https://slocity- org.zoom.us/j/81013573391?pwd=Sm00RFJsVDJkZVVJOTdnTENEMG4yUT09 Telephone Attendee: +1 (669) 900-6833 Webinar ID: 810 1357 3391; Passcode: 345781 Note: The City utilizes Zoom Webinar for public meetings. All attendees will enter the meeting muted. An Attendee tutorial is available on YouTube; test your audio settings. Public Comment - Public comment can be submitted in the following ways: Mail or Email Public Comment Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo, CA 93401. All emails will be archived/distributed to Commissioners, however, submissions after 3:00 p.m. on the day of the meeting may not be archived/distributed until the following day. Emails will not be read aloud during the meeting. Verbal Public Comment In Advance of the Meeting – Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to the Commissioners and saved as Agenda Correspondence. Voicemails will not be played during the meeting. During the meeting – Join the webinar (instructions above). Once public comment for the item you would like to speak on is called, please raise your virtual hand, your name will be called, and your microphone will be unmuted. If you have questions, contact the office of the City Clerk at cityclerk@slocity.org or (805) 781-7100. Pages 1.CALL TO ORDER Chair Withers will call the Regular Meeting of the Architectural Review Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA The public is encouraged to submit comments on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on items presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for discussion. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Architectural Review Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. Recommendation: To approve Consent Item 3a. 3.a.CONSIDERATION OF MINUTES - NOVEMBER 1, 2021 AND NOVEMBER 15, 2021 ARCHITECTURAL REVIEW COMMISSION MINUTES 5 Consideration of the Architectural Review Commission Minutes of November 1, 2021 and November 15, 2021. 4.PUBLIC HEARINGS Note: The action of the Architectural Review Commission is a recommendation to the Community Development Director, another advisory body, or to City Council and, therefore, is not final and cannot be appealed. 4.a.55 BROAD ST. (ARCH-0386-2020) CONTINUED 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 15 Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines and Sign Regulations and provide comments and recommendations to the Planning Commission. 5.COMMENT AND DISCUSSION 5.a.STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Senior Planner Shawna Scott. 6.ADJOURNMENT The next Regular Meeting of the Architectural Review Commission meeting is scheduled for February 7, 2022 at 5:00 p.m. via teleconference. LISTENING ASSISTIVE DEVICES are available -- see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Agenda related writings or documents provided to the Architectural Review Commission are available for public inspection on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on the City’s website: http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1 1 Architectural Review Commission Minutes November 1, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar Architectural Review Commissioners Present: Commissioner Michael DeMartini, Commissioner Allen Root, Commissioner Micah Smith, Chair Christie Withers Architectural Review Commissioners Absent: Commissioner Mandi Pickens, Commissioner Brian Pineda, Vice Chair Ashley Mayou City Staff Present: Senior Planner Shawna Scott, Deputy City Clerk Megan Wilbanks _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on November 1, 2021 at 5:00 p.m. by Chair Withers with Commissioners present via teleconference. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. PUBLIC HEARINGS 3.a 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 Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Applicant representatives, Jay Blatter, Jan Hochhauser, Patrick Smith, Cristi Fri, and Jim Burrows provided a brief overview of the project and responded to questions raised. Page 5 of 83 2 Chair Withers opened the public hearing. Public Comments: Peg Pinard Bob Mourenza Lydia Mourenza --End of Public Comment-- Chair Withers closed the public hearing. Motion By Chair Withers Second By Commissioner Root To continue review of the project to a date uncertain and provide the following recommendations to the applicant:  Preserve the pine tree and verify all tree removals in the project plans  Colors on Building B need to be uniform  Columns need more attention on the South elevation of Building B and Building A East and South elevations  Four-sided architecture needs to be addressed  The privacy railing needs to be 50% screened  Window detailing should be recessed or incorporate more shadow variation  Careful consideration of stucco finish  Consider increasing the use of tile for articulation and incorporating more colorful tile  Incorporate cornice detailing along the terrace of Building A.  Replace the lattice on Building B's East elevation with wrought iron  Consider removing the palm trees and replanting with a tree variety that is more efficient at sequestering carbon Ayes (4): Commissioner DeMartini, Commissioner Root, Commissioner Smith, and Chair Withers Absent (3): Commissioner Pickens, Commissioner Pineda, and Vice Chair Mayou CARRIED (4 to 0) Page 6 of 83 3 3.b 570 PACIFIC ST (ARCH-0467-2021) REVIEW OF A NEW 11,369 SF THREE STORY RESIDENTIAL DEVELOPMENT Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Applicant representative, Thom Jess, provided a brief overview of the project and responded to questions raised. Chair Withers opened the public hearing. Public Comments: None --End of Public Comment-- Chair Withers closed the public hearing. Motion By Commissioner Smith Second By Commissioner DeMartini Recommend finding the proposed project consistent with the Community Design Guidelines and recommend the Community Development Director approve the project. Ayes (4): Commissioner DeMartini, Commissioner Root, Commissioner Smith, and Chair Withers Absent (3): Commissioner Pickens, Commissioner Pineda, and Vice Chair Mayou CARRIED (4 to 0) 4. COMMENT AND DISCUSSION 4.a STAFF UPDATES AND AGENDA FORECAST Senior Planner Shawna Scott provided an update of upcoming projects. 5. ADJOURNMENT The meeting was adjourned at 7:58 p.m. The next Regular Meeting of the Architectural Review Commission meeting is scheduled for November 15, 2021 at 5:00 p.m. via teleconference. _________________________ APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X Page 7 of 83 Page 8 of 83 1 Architectural Review Commission Minutes November 15, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar Architectural Review Commissioners Present: Commissioner Michael DeMartini, Commissioner Brian Pineda, Commissioner Allen Root, Commissioner Micah Smith, Vice Chair Ashley Mayou Architectural Review Commissioners Absent: Commissioner Mandi Pickens, Chair Christie Withers City Staff Present: Senior Planner Shawna Scott, Deputy City Clerk Megan Wilbanks _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on November 25, 2021 at 5:00 p.m. by Vice Chair Mayou with Commissioners present via teleconference. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT Motion By Commissioner Root Second By Commissioner DeMartini To approve Consent Item 3a. Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, Commissioner Smith, and Vice Chair Mayou Absent (2): Commissioner Pickens, and Chair Withers CARRIED (5 to 0) Page 9 of 83 2 3.a CONSIDERATION OF MINUTES - OCTOBER 18, 2021 ARCHITECTURAL REVIEW COMMISSION MINUTES Approve the Architectural Review Commission Minutes of October 18, 2021. 4. PUBLIC HEARINGS 4.a 835 EL CAPITAN (ARCH-0472-2021) REVIEW OF A NEW 12,872 SF THREE STORY RESIDENTIAL DEVELOPMENT, CONSISTING OF TEN RESIDENTIAL UNITS ASSOCIATED WITH AN EXISTING PLANNED DEVELOPMENT PROJECT KNOWN AS ROADHOUSE MIXED-USE. Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. The applicant, Matt Quaglino, provided a brief overview of the project and responded to questions raised. Vice Chair Mayou opened the public hearing. Public Comments: Miles Hischier Joe Benson Sara Sied --End of Public Comment-- Vice Chair Mayou closed the public hearing. Motion By Commissioner Root Second By Commissioner Smith Recommending finding the proposed project consistent with the Community Design Guidelines and recommending approval with the following recommendations to the Community Development Director:  Condition that arboreal landscape buffer be adequately filled in to provide maximum separation between the two properties; and  Consider turning the building 180 degrees to lessen the impact of balconies facing the neighbor’s property. Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, Commissioner Smith, and Vice Chair Mayou Absent (2): Commissioner Pickens, and Chair Withers CARRIED (5 to 0) Page 10 of 83 3 4.b 3850 LONG ST. (ARCH-0674-2020) REVIEW OF A NEW TWO-STORY STRUCTURE AS PART OF THE PROJECT KNOWN AS LONG BONETTI RANCH Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. The applicant, Taylor Judkins, provided a brief overview of the project and responded to questions raised. Vice Chair Mayou opened the public hearing. Public Comments: None --End of Public Comment-- Vice Chair Mayou closed the public hearing. Motion By Commissioner Smith Second By Commissioner Root Recommending finding the proposed project consistent with the Higuera Commerce Park Specific Plan and Community Design Guidelines and recommend to the Community Development Director approve the project as presented. Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, Commissioner Smith, and Vice Chair Mayou Absent (2): Commissioner Pickens, and Chair Withers CARRIED (5 to 0) 4.c 3490 EMPRESA DRIVE (ARCH-0516-2021) REVIEW OF 16,741-SF COMMERCIAL STRUCTURE INCLUDING REQUESTED EXCEPTIONS FOR HEIGHT RELATIVE TO SETBACK, LOT COVERAGE, AND 10% PARKING REDUCTION Associate Planner Kyle Van Leeuwen presented the staff report and responded to Commission inquiries. Applicant representative, Chris Hoover, provided a brief overview of the project and responded to questions raised. Page 11 of 83 4 Vice Chair Mayou opened the public hearing. Public Comments: None --End of Public Comment-- Vice Chair Mayou closed the public hearing. Motion By Commissioner Smith Second By Commissioner Pineda Recommend finding the proposed project consistent with the Community Design Guidelines and recommend the Planning Commission approve the project as presented. Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, Commissioner Smith, and Vice Chair Mayou Absent (2): Commissioner Pickens, and Chair Withers CARRIED (5 to 0) 4.d 1656 MONTEREY ST. (ARCH-0352-2021) REVIEW OF AN ADDITION TO THE EXISTING SUNBEAM MOTEL, INCLUDING A 1,273-SF SECOND-STORY ADDITION AND 94-SF FIRST-FLOOR ADDITION Associate Planner Kyle Van Leeuwen presented the staff report and responded to Commission inquiries. Applicant representative, Dana Hunter, provided a brief overview of the project and responded to questions raised. Vice Chair Mayou opened the public hearing. Public Comments: None --End of Public Comment-- Vice Chair Mayou closed the public hearing. Motion By Commissioner Root Second By Commissioner Smith Recommending finding the proposed project consistent with the Community Design Guidelines and recommend the Community Development Director approve the project as presented. Page 12 of 83 5 Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner Root, Commissioner Smith, and Vice Chair Mayou Absent (2): Commissioner Pickens, and Chair Withers CARRIED (5 to 0) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Senior Planner Shawna Scott provided an update of upcoming projects. 6. ADJOURNMENT The meeting was adjourned at 6:52 p.m. The next Regular Meeting of the Architectural Review Commission meeting is scheduled for December 6, 2021 at 5:00 p.m. via teleconference. _________________________ APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X Page 13 of 83 Page 14 of 83 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: CONTINUED 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 PROJECT ADDRESS: 55 Broad Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0386-2020 FROM: Shawna Scott, Senior Planner USE-0387-2020, PDEV-0001-2021 & EID-0528-2021 APPLICANT: Morrison I, LP REPRESENTATIVE: Jay Blatter RECOMMENDATION Review the proposed project in terms of its consistency with the Community Design Guidelines and Sign Regulations and provide comments and recommendations to the Planning Commission. 1.0 PROJECT DESCRIPTION AND SETTING The project consists of the expansion of an existing Residential Care Facility (The Villages) to provide two new three to four story structures consisting of a total of 59 rooms. The proposed project includes the demolition of existing parking facilities to provide for the new project and includes site improvements such as site access upgrades, and associated landscaping. The project also includes the following exceptions: creek setback of 20 feet for the upper-stories where 30 feet is the standard, creek setback for paving and grading, front yard exception of 7 feet where 10 feet is normally required, front yard parking exception, parking in the creek setback, side yard setback exception, monument signs, and trash enclosure located within the street yard (Attachment A, Project Description). The project is located within a Planned Development (PD) Overlay that was originally established at this site to allow a student housing project. In 1997 the PD was amended to allow the senior housing project that exists today. ‘The Villages’ Planned Development currently consists of three three-story buildings, including: ‘Garden Creek’ an assisted living facility with 64 rooms along Broad St., ‘The Oaks’ a 50-unit senior living facility along Palomar Ave., and ‘The Palms’ a 127-unit senior living facility along Ramona Dr. The project includes an amendment to the existing PD Precise Plan to address the two new structures and a deviation from development standards1 to allow the maximum 1 Zoning Regulations Section 17.48.030.D. Deviation from Development Standards . The application of the PD overlay zone to property may include the adjustment or modification, where necessary and justifiable, of any applicable development standard of this Title 17 (e.g., building height, floor area ratio, parcel size, parking, setbacks, etc.)... Meeting Date: 12/6/2021 Item Number: 4a Time Estimate: 40 minutes Page 15 of 83 Item 4a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – December 6, 2021 height of Building A to be 45 feet and 3 inches, and the maximum height of Building B to be 58 feet and 4 inches, where the maximum height is normally 35 feet (Attachment B, Revised Project Plans). General Location: The 4.55-acre project site is located at the corner of Broad Street, Ramona Drive, and Palomar Avenue, with direct access from all three streets. The site is located along Old Garden Creek, with a 3% average cross slope along the east side of the creek, and a 12% average cross slope on the west side of the creek. Zoning and General Plan: High Density Residential (R-4-PD) within a Planned Development (PD) Overlay. Surrounding Uses: East: (R-1) Single Family Residences West: (R-4) Multi-Family Residences North: (C-C) Foothill Plaza South: (R-4-PD) Residential Care Facility (The Oaks) 2.0 PROPOSED DESIGN Architecture: Spanish Style Design details: Clay “S” tile roof, decorative parapets, various arched openings, vertical windows, courtyards/patios, balconies, new trash enclosure, two story parking garage, new signage, and a creek walk. Materials & colors: Smooth plaster, decorative tiles, ornamental wrought iron railings, and clay tile roof. Colors: Primary off-white stucco, beige and light brown accent colors. Figure 2: Rendering of the project from Ramona Drive and Palomar Avenue Figure 1: 55 Broad Street Project Site Page 16 of 83 Item 4a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – December 6, 2021 3.0 BACKGROUND The PD Overlay that was originally adopted by the City Council on January 4, 1965, through Council Resolution No. 1367 (1965 Series) included the Precise Plan to const ruct three buildings for student housing. On April 27, 1988, the Planning Commission approved an amendment to the Precise Plan to replace the third structure, which had not yet been constructed, with a new three-story structure with 42 residential units, known as ‘The Gardens’. On May 20, 1997, the Planning Commission approved an additional amendment to the PD Overlay to convert the three residential structures into a senior housing facility, which remains as the current use today. On October 13, 2004, the City Council approved an additional PD Amendment to add two additional structures to the Precise Plan, with one residential structure to replace the parking lot between Old Garden Creek and ‘The Palms’ along Ramona Dr. and a two - story parking structure west of the creek along Palomar Ave., however, these two structures were not constructed and the entitlement approval of these two structures have since expired. 4.0 PREVIOUS REVIEW On October 25, 2021, the Tree Committee (TC) reviewed the proposed tree removals and compensatory planting plan (TC Report). The TC recommended that the Planning Commission (PC) find the project consistent with the Tree Removal Regulations (vote 4- 0-1, Meeting Minutes). On November 1, 2021, the Architectural Review Commission (ARC) reviewed the project for consistency with the Community Design Guidelines (ARC Report). The ARC continued the project to a date uncertain, and provided eleven directional items for the applicant and staff to address in the project plans (vote 4-0-3, Meeting Minutes). 5.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of consistency with the Community Design Guidelines, Sign Regulations, and applicable City Standards and 2) provide comments and recommendations to the Planning Commission concerning the proposed project design, focusing on building architecture and site layout. The requested deviations from the maximum height under the PD Overlay will be evaluated in more detail by the PC proceeding the ARC’s recommendation, and subject to findings and conditions. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Sign Regulations: https://www.slocity.org/home/showpublisheddocument/24661/637100098653570000 Page 17 of 83 Item 4a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – December 6, 2021 6.0 DESIGN GUIDELINES/DISCUSSION ITEMS The ARC recommended eleven directional items to be reviewed and evaluated prior to taking action on the project. The applicant has updated the project plans (Attachment B, Revised Project Plans) and made the following changes in response to the directional items: ARC Directional Item #1: Preserve the pine tree and verify all tree removals in the project plans. Response: The applicant has revised the project plans to preserve the pine tree at the corner of Palomar Avenue and Ramona Drive. Project Plans Sheet C-0.0 has been updated to provide accurate measurements of existing trees, and clearly identifies the nine trees proposed for removal. ARC Directional Item #2: Colors on Building B need to be uniform. Response: The applicant has revised the colors on Building B, to provide a more uniform color scheme between building elements by eliminating the light beige color (Medici Ivory SW 7558) and replacing with the off-white color (Morning Sun SW 6672) (see Figure 3 below). ARC Directional Item #3: Columns need more attention on the South elevation of Building B and Building A - East and South elevations. Response: The applicant has revised the design of the columns along Building B and Building A (east and south elevations) to provide greater width and detailing of the columns along the ground floor to balance the architectural style providing a sturdier base for the upper-story features (Attachment C, Building Elevation Comparison). ARC Directional Item #4: Four-sided architecture needs to be addressed. Response: The applicant has revised each elevation for both buildings to provide greater details including additional tile work and window fenestration to enhance the views of the building from all four sides (Attachment C, Building Elevation Comparison). Figure 3: Revised Color Scheme of Building B (left), previous color scheme (right). Page 18 of 83 Item 4a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – December 6, 2021 ARC Directional Item #5: The privacy railing needs to be 50% screened. Response: The applicant has revised the balcony rails to provide greater than 50% screening of the balconies to screen personal belongings and enhance privacy from the public right-of-way (see Figure 3, and Sheet A3.3 of Attachment C, Building Elevation Comparison). ARC Directional Item #6: Window detailing should be recessed or incorporate more shadow variation. Response: The applicant has provided greater window fenestration to enhance window detailing resulting in greater shadow variation along the building facades (Attachment C , Building Elevation Comparison). ARC Directional Item #7: Careful consideration of stucco finish. Response: The applicant has proposed to use a smooth hand troweled finish for the stucco surfaces, as identified in the Project Plans on Sheets A2.5 and A3.1 (Attachment B, Revised Project Plans). ARC Directional Item #8: Consider increasing the use of tile for articulation and incorporating more colorful tile. Response: The applicant has provided additional tile work along each of the building elevations; the color schemes of the tile work is identified on Sheet M-2 of the Project Plans (Attachment B, Revised Project Plans). ARC Directional Item #9: Incorporate a cornice detailing along the terrace of Building A. Response: The applicant has revised the building designs of both buildings to incorporate cornice detailing along the terrace and other parapet features (Attachment C, Building Elevation Comparison). ARC Directional Item #10: Replace the lattice on Building B's East elevation with wrought iron. Response: The applicant has removed the lattice features along the east elevation o f Building B with wrought iron, to provide greater durability of building features (Attachment C, Building Elevation Comparison). Figure 4: Revised balcony railing Page 19 of 83 Item 4a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – December 6, 2021 ARC Directional Item #11: Consider removing the palm trees and replanting with a tree variety that is more efficient at sequestering carbon. Response: The project plans have been revised to include the removal of the four Palm Trees and replacement with four Coast Live Oaks. The additional tree removals will be reviewed by the Planning Commission along with the Tree Committee’s recommendations for determination of consistency with the City’s Tree Removal Ordinance. The applicant has provided a memo regarding the carbon sequestration of replacement of the Palm trees, the memo concludes that replacement of the Palm trees with Coast Live Oaks would increase carbon sequestration by 750%, per tree (Attachment D, Carbon Sequestration Memo). 7.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Street Yard (Ramona) Corner Yard (Palomar) Trash Enclosure (Palomar) Side Yard 23.2 feet 7 feet 6.5 feet 12.7 feet 10 feet 10 feet 10 feet 10 feet Creek Setback – Building A First and Second Stories Third and Fourth Stories 20 feet 20 feet 20 feet 30 feet Creek Setback – Building B First and Second Stories Third and Fourth Stories 25 feet 28 feet 20 feet 30 feet Maximum Height of Structures Building A Building B 45.25 feet 58.3 feet 35 feet 35 feet Max Lot Coverage 33% (total) 60% Affordable Housing In-lieu fee On-site or In-Lieu fee Monument Sign Zone Height Size Illumination Exception Requested 4.5 feet 24 square feet Non-illuminated Not allowed in R-4 zone 6 feet 24 square feet Externally Illuminated Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 37 3 (EV ready) 7 (EV capable) 28 1 (EV ready) 7 (EV capable) Bicycle Spaces Short-term Long-term 2 6 2 5 Page 20 of 83 Item 4a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – December 6, 2021 Site Details Proposed Allowed/Required* Motorcycle Parking 3 1 Environmental Status An Initial Study (IS) has been prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative Declaration (MND) is recommended for adoption (Attachment E). *2019 Zoning Regulations 8.0 ACTION ALTERNATIVES 8.1 Recommend findings of consistency with the Community Design Guidelines, and Sign Regulations. An action recommending approval of the application based on consistency with the Community Design Guidelines will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the Community Design Guidelines. 8.2 Continue the project to a hearing date certain, or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 8.3 Recommend findings of inconsistency with the Community Design Guidelines or Sign Regulations. An action recommending denial of 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. 9.0 ATTACHMENTS A – Project Description B – Revised Project Plans C – Building Elevation Comparison D – Carbon Sequestration Memo E – Initial Study/Mitigated Negative Declaration https://www.slocity.org/government/department-directory/community- development/documents-online/environmental-review-documents/-folder- 2192 Page 21 of 83 Page 22 of 83 Page 1 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com August 7, 2020 (Revised October 26, 2020) Kyle Bell, Associate Planner Community Development City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Re: The Village at The Palms 55 Broad Street San Luis Obispo, CA 93405 Proposed expansion of existing Assisted Living Facility Development review (major) application Minor Use Permit Architectural review (major) Dear Kyle, On behalf of our client, The Village at The Palms, Hochhauser Blatter Associates (HBA) submits this application for development review for the proposed expansion of their existing Assisted Living facilities located at 55 Broad Street. At this time, HBA is requesting the following approvals: 1. A Planned Development Amendment 2. A Minor Use Permit 3. Architectural Review Committee (ARC) review and approval 4. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per Section 17.70.030 E.3 5. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b 6. An exception to allow a small section of replacement parking incorporating impervious paving at the southwest corner of the “Building A” site, per Section 17.70.030 G.1 7. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft. creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1 Page 23 of 83 Page 2 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com 8. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the small section of “Building B” parking along Broad Street front yard setback 9. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone 10. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to facilitate increased setback from the creek 11. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be excessive for an Assisted Living project). Based upon this, the following would be required: Building A – 33,837 SF / 7,500 SF = 4.5 bicycles 8 bicycle spaces provided Building B – 22,489 SF / 7,500 SF = 2.99 bicycles 8 bicycles spaces provided The submitted plans include detailed development plans that are consistent with the City checklists and address comments identified by the Community Development Department, Utilities Department, and Fire Department during the December 19, 2019 Pre-Application meeting (PRE-0771-2019 (55 Broad Street)), as well as subsequent meetings and discussion with the City of San Luis Obispo. Project Description The Village at The Palms is an existing Continuing Care Retirement Community (RCFE) that provides a range of housing and services for the elderly population of San Luis Obispo, including Independent Senior Living, Assisted Living (including Memory Care), and Skilled Nursing. The proposed project is intended to meet the growing need within the community for additional Assisted Living housing and services. The project will provide various amenities and programs intended to promote social interaction, wellness and fitness, and group activities featuring art and music and access to the outdoors. In lieu of the current land use that is predominantly paved parking adjacent to the existing creek, the proposed development consolidates parking and will allow the new structures and associated outdoor patios and terraces meaningful visual access to the creek side environment. Building A includes a kitchen that will provide residents with a variety of food and meal choices and customized menus to meet specific nutritional needs of residents. The individual studio, one-bedroom, and two-bedroom accommodations reflect the current expectations of assisted living residents to live in a “residential setting” with nicely sized bedrooms, living spaces that allow for a variety of furniture layouts, bathrooms that meet all current accessibility and licensing standards, as well as +9 ft. ceiling heights which will allow windows with maximum natural daylight and opportunities for natural ventilation. The building designs reflects a more traditional “Spanish style” architecture that includes clay tile roofs, smooth plaster finish walls, decorative tile insets, ornamental wrought iron planters, and a variety of arched openings. The buildings incorporate a significant number of horizontal breaks in the building plane which helps frame the courtyards/patios and create a residential scale articulation.. In addition to the clay tile roofs, both buildings have substantial recessed flat roof areas behind the mansard roofs for the location and visual concealment of mechanical equipment, plumbing vents, exhaust fans, and potential solar panels. “Building A” incorporates an arrival porte- couchere that provides a meaningful drop-off / arrival feature that also complies with Fire Department vertical clearances. Page 24 of 83 Page 3 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com The main lobby for “Building B” incorporates a pedestrian courtyard that provides access to both a permeable creek side walkway and the existing pedestrian bridge. The pedestrian bridge will be modified to meet ADA standards, and in doing so, will serve as a meaningful pedestrian connection between the two new buildings and the overall existing campus. “Building B” also incorporates an automated parking system for a portion of the underbuilding parking, which, by its very nature, allows less of the site to be totally dedicated to surface parking. The landscape character will be consistent with the existing landscape at the Palms. Existing trees and palm trees, and the riparian plants of the creek corridor, are preserved and enhanced. City of San Luis Obispo planning documents, such as the “Water Efficient Landscape Ordinance (WELO)” and “Street Tree Master List,” have been consulted to meet city goals. Trees and shrubs are selected to highlight building entries, compliment building scale and screen less interesting site features such as trash enclosures and utilities. Trees and shrubs are selected to enhance microclimate conditions such as providing parking lot shade and shading outdoor gathering areas. Plants are selected for drought-tolerance and to provide a variety of forms, leaf color and texture, and flower color to create variety and interest throughout the year, especially where adjacent to pedestrian pathways and gathering areas. Justification for Exceptions 3. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per Section 17.70.030 E.3 Justification: Based upon site walk conducted on May 23, 2020 with Hal Hannula from the City of San Luis Obispo and Cristi Fry from Ashley & Vance Engineering, it was determined that the creek vegetation was a mix of very mature native and non-native vegetation with no predominant pattern of riparian vegetation. In addition, the majority of the upper story floor areas of “Building A” and “Building B” are not within the additional 10 ft. upper-story setback (see existing floor plans with 10 ft. additional setback indicated on plan). Lastly, the height and width of the existing trees within the creek boundaries are considerable which will already significantly impact the daylight within the existing creek corridor. 4. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b Justification: The Zoning Code Section 17.70.170 D.1.b is specifically intended to encourage enhanced setback from the creek. This will also allow for the inclusion of a permeable pedestrian walkway along the creek. 5. An exception to allow a small section of replacement parking incorporating impervious paving at the southwest corner of the “Building A” site, per Section 17.70.030 G.1 Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment. 6. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft. creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1 Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment. 7. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the small section of “Building B” parking along Broad Street front yard setback Justification: This parking is generally located in the areas currently consisting of driveways and parking. The parking in question will be visually screened by the existing and new site perimeter walls. Page 25 of 83 Page 4 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com 8. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone Justification: The additional height for “Building A” is primarily required in order to provide the Fire Department clearances at the main entrance area and to allow more appropriate ceiling heights. 9. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to facilitate increased setback from the creek Justification: The proposed location of the trash enclosure will allow for landscaping to screen it from the street elevation. It will not interfere with any driveway or vehicular access view lines. In addition, it is more desirable to have it screened on the street side versus on the creek side. 10. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be excessive for an Assisted Living project). Based upon this, the following would be required: Building A – 33,837 SF / 7,500 SF = 4.5 bicycles 8 bicycle spaces provided Building B – 22,489 SF / 7,500 SF = 2.99 bicycles 8 bicycles spaces provided Justification: The existing parking requirements in the City of San Luis Obispo Zoning Code do not specifically address an “Assisted Living” population. None of the residents will be “bicycle riders”, and therefore a ‘Medical Clinic’ use, and based upon HBA’s experience on similar projects, the proposed number of spaces will be sufficient. In conclusion, HBA would like to express our sincere appreciation to City staff for the recommendations and assistance provided to date, and we look forward to a successful review and approval of this much needed project. Sincerely, Jay I. Blatter, AIA, LEED AP Principal Page 26 of 83 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923COVER SHEETCOVER SHEETVILLAGE AT THE PALMSPROPOSED ASSISTED LIVING55 BROAD ST. SAN LUIS OBISPO, CA.VICINITY MAP352-(&76,7(%52$'676$1/8,62%,632&$1PROJECT STATISTICSSHEET INDEXPROJECT DIRECTORYZONING ANALYSIS352-(&7352326('$66,67('/,9,1*$33$570(176&203/(;/2&$7,21%52$'676$1/8,62%,632&$$31$313523(57<2:1(5:(673$&&20081,7,(6$33/,&$17$33/,&$17&217$&7%$7+676$17$%$5%$5$&$352326('86($66,67('/,9,1*$5&+,7(&7+2&++$86(5%/$77(5$5&+,7(&76($55(//$*$675((76$17$%$5%$5$&$7(;7CONTACT: JAY BLATTERJAN HOCHHAUSER3523(57<2:1(5:(673$&&20081,7,(6%$7+676$17$%$5%$5$&$3$75,&.60,7+7SVPLWK#ZHVWSDFLQYFRP$5&+,7(&785$//$1'6&$3($5&+,7(&7-%/$2626675((768,7(%6$1/8,62%,632&$7MLP#MEODVORFRPCONTACT: JIM BURROWS&,9,/(1*,1((5$6+/(< 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3$5.,1*63$&(63($.180%(52)(03/2<((6 3$5.,1*63$&(63$5.,1*5(48,5(' 63$&(6(;,67,1*3$5.,1*3529,'(' 63$&(6352326('352-(&7$'',7,21$/180%(52)%('6 63$&(6$'',7,21$/$17,&,3$7('(03/2<((6 63$&(6$'',7,21$/3$5.,1*5(48,5(' 63$&(6(;,67,1*3$5.,1*5(029(' 63$&(6$'',7,21$/3$5.,1*3529,'(' 63$&(6727$/3$5.,1*5(48,5(' 727$/3$5.,1*3529,'(' =RQLQJ5HJXODWLRQV6HFWLRQ7DEOH3DUNLQJ5HTXLUHPHQWVE\8VH5HVLGHQWLDO&DUH)DFLOLW\± RUPRUHUHVLGHQWVVSDFHVIRUWKHRZQHUPDQDJHUSOXVIRUHYHU\EHGVDQGIRUHDFKQRQUHVLGHQWHPSOR\HH$%&35(/,0,1$5<75((5(029$/3/$1Page 27 of 83 7(55$&((;,67,1*%8,/',1*(;,67,1*%8,/',1*5$021$'5,9(3$/20$5$9((;,67,1*%5,'*(%5,'*(:$7(5/,1(($6(0(177+(2$.67+(3$/06%52$'676725<%8,/',1*$5($6)$31(;,67,1*%8,/',1*(;,67,1*%8,/',1*75$6+ 5(&<&/,1*$$&'5,9(:$<$&'5,9(:$<$&3$5.,1**$5'(1&5((.%52$'675((722' - 2 3/4"21' - 0"6' - 11 1/2"81,76%8,/',1*$6)81,76%8,/',1*%6)3523(57</,1(3523(57</,1(*$5'(1&5((.$313523(57<6,*1$*(3523(57<6,*1$*(3523(57<6,*1$*(75$6+ 5(&<&/,1*1(:(175<%866723PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923MASTER SITE PLANMASTER SITE PLAN1 6&$/( 9,//$*($77+(3$/06678',221(%('52207:2%('5220678',221(%('52207:2%('5220678',221(%('52207:2%('5220%8,/',1*$VW)/225727$/1')/225727$/5')/225727$/%8,/',1*$727$/678',221(%('52207:2%('52203$5.,1*678',221(%('52207:2%('52203$5.,1*678',221(%('52207:2%('5220%8,/',1*%VW)/225727$/1')/225727$/5')/225727$/678',221(%('52207:2%('52207+)/225727$/%8,/',1*727$/352-(&76,7(%52$'676$1/8,62%,632&$VICINITY MAP.A1.0Page 28 of 83 7' - 0"6($77,1*$5($72 3 2 )&5 ((. )5 2 0 &5 ((.6 (7%$&.ADD TO UPPER FLOORS SET BACK10' - 0"287'2257(55$&(),5(3/$&(ADD TO UPPER FLOORS SET BACK10' - 0" )5 2 0 &5 ((.6 (7 %$&.3$/20$5$9(%8,/',1*%%8,/',1*$,1',&$7(6$5($6:+(5((;&(37,21)257+($'',7,21$/7+,5'6725<6(7%$&.,6%(,1*5(48(67('5$021$'5,9(72 3 2 )&5 ((.SETBACK10' - 0"SETBACK20' - 0"10' setb ac k, m in.12' - 8 3/4"proposed 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923EXHIBIT INDICATING EXCEPTION FOR ADDITIONALTHIRD STORY SETBACKEXHIBIT INDICATING EXCEPTION FORADDITIONAL THIRD STORY SETBACKA1.2Page 29 of 83 5$021$'5,9(3$/20$5$9(2/'* $ 5 ' ( 1 & 5 ( ( .(3$/06%8,/',1*(2$.6%8,/',1*(%5,'*(0$7&+32,176 ) 6)(6,'(:$/. 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ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ENLARGED CONCEPT SITE PLANENLARGED CONCEPT SITE PLAN1 6&$/( A1.1Page 31 of 83 6)/$81'5<6)$&7,9,7,(66)67$,56)',1,1*52206).,7&+(16)/,1(16)-$16)35,9$7(',1,1*6)'5<6725(6))5((=(6)5()6)678',2$6)%('5220$6)&255,'256)%('5220$6)%('5220$6)%('5220$6)%('5220$6)67$,56)5(&(37,216)0$,/3$&.$*(66)%86,1(662)),&(6)6$/216):20(1 6556)0(1 6556)(/(96)678',2$7' - 0"4' - 9"'5232))$5($$V$V16' - 0"FFFFFFFF7232)&5((. &5((.6(7%$&.26' - 0"26' - 0"50' - 10 1/4"8' - 0"1' - 0"EQ28' - 5 1/2"EQPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN -BUILDING AFIRST FLOOR PLAN -BUILDING A1 6&$/( A2.1Page 32 of 83 67$,56)0(',&$/7(&+66)$57678',26)67$,5(/(96)0(1 6556):20(1 6556)/,)((15,&+0(176)6725$*(6)08/7,385326(6)0('2)),&(6)%('5220$6)678',2$6)678',2$6)%('5220$6)678',2$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)&255,'257' - 0"7' - 0"6($7,1*$5($$V6)678',2$72 3 2 )&5 ((. )5 2 0 &5 ((.6(7 %$&.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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN -BUILDING ASECOND FLOOR PLAN -BUILDING A1 6&$/( A2.2Page 33 of 83 0(',$52206)0(1 6556):20(1 6556)67$))%5($.52206)67$,56)67$,5(/(96).,7&+(16)6725$*(6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)678',2$6)678',2$6)678',2$6)%('5220$6)%('5220$6)678',2$6)&255,'257' - 0"6($7,1*$5($$V$V72 3 2 )&5 ((. )5 2 0 &5 ((.6 (7%$&.ADD TO UPPER FLOORS SET BACK10' - 0"287'2257(55$&(),5(3/$&(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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN -BUILDING ATHIRD FLOOR PLAN -BUILDING A1 6&$/( A2.3Page 34 of 83 $V$V)/$7522)729,68$//<6&5((10(&+$1,&$/(48,30(17672 3 2 )&5 ((. )5 2 0 &5 ((.6 (7%$&.ADD TO UPPER FLOORS SET BACK10' - 0"287'2257(55$&(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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN AROOF PLAN AA2.4Page 35 of 83 67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ 7232)5,'*($ %'%$&&(3(3(3(3(3RU VXUYH\SRLQWRU VXUYH\SRLQW16' - 4"4' - 1"TO PROPERTY LINEN.T.S. 26'- 0"67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ 7232)5,'*($ 45' - 3"''&(3(3(3(3(313' - 6"21' - 2"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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A($67(/(9$7,21%8,/',1*$1257+(/(9$7,21%8,/',1*$A2.5.H\QRWH/HJHQG.H\9DOXH .H\QRWH7H[W' '(&25$7,9(:528*+75$,/7235$,/$)) 63$1,6+67,/(522) 7+(5023/$67,&0(0%5$1(522),1*0,/0(&+$1,&$//<$77$&+('7268%675$7(),5(6721(8/75$3/<732;5:+,7(&55&65,62/$55()/(&7$1&(7+(50$/(0,7$1&($ $/80,1806725()5217:,1'2:$1''2256<67(06((6&+('8/('8$/3$1(/2:(*/$=,1*7(03(5(':+(5(5(48,5('%<&2'(2%6&85(75$16/8&(172563$1'5(/:+(5(,1',&$7('%<6&+('8/(:,1'2:0$18)$&785(5,167$//(56+$//'(6,*16<67(0$1'3529,'(6758&75$/)5$0(0(0%(56$61(&(66$5<725(6,67$33/,(':,1'/2$'6 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/(% 9,1</),;(':,1'2:6<67(0-(/':(135(0,809,1</ '$5.%52:1 6,=(3(5:,1'2:6&+('8/(& 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/( &2$7&(0(173/$67(56<67(0),1,6+3$,17),1,6+$33/,('29(53/<:22'68%675$7($1'0$18)$&785(565(&200(1'('%8,/',1*3$3(5 &2$7&(0(173/$67(56<67(0),1,6+$33/,('29(50(7$//$7+29(5/$<(562)*$5'('0,1%8,/',1*3$3(529(5(;7(5,253/<:22'6+($7+,1*& '(&25$7,9(&(5$0,&7,/((;7(5,25),1,6+(6/(*(1'.H\9DOXH .H\QRWH7H[W(3 $&&(17026$,&&(5$0,&7,/(:$//,16(76(3 '(6800(59,//(%52:1(;7(5,25&2/252)75(//,6:,1'2:75,0%$/&21,(6%($06(3 6+(5:,1:,//,$060251,1*6816:3/$67(5%2'<60227++$1'7+52:(/('),1,6+(;7(5,25&2/252)35,0$5<678&&2(3 786&$1<%/(1'3,(&(667</(&/$<7,/(%25$/522),1*$9(5$*(*5$'($9(5$*(*5$'( 6859(<32,17Page 36 of 83 67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ 7232)5,'*($ &TO PROPERTY LINE22' - 8 3/4"(3(3(3from the lowest survey point (building A @233.6')46' - 7"RU VXUYH\SRLQWRU VXUYH\SRLQW4' - 0"67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ 7232)5,'*($ '(3(3(3(3(3RU VXUYH\SRLQWPROJECT 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A:(67(/(9$7,21%8,/',1*$6287+(/(9$7,21%8,/',1*$A2.6.H\QRWH/HJHQG.H\9DOXH .H\QRWH7H[W' '(&25$7,9(:528*+75$,/7235$,/$)) 63$1,6+67,/(522) $/80,180&/$':22')5(1&+'2256-(/':(1 (3,&6(5,(6 2876:,1*'2256 '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(63(50$18)$&785(5 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/( &2$7&(0(173/$67(56<67(0),1,6+$33/,('29(50(7$//$7+29(5/$<(562)*$5'('0,1%8,/',1*3$3(529(5(;7(5,253/<:22'6+($7+,1*& 35(&$67&21&5(7(67,/(,167$//('3(50$18)$&785(563(&,),&$7,216(;7(5,25),1,6+(6/(*(1'.H\9DOXH .H\QRWH7H[W(3 $&&(17026$,&&(5$0,&7,/(:$//,16(76(3 6+(5:,1:,//,$060251,1*6816:3/$67(5%2'<60227++$1'7+52:(/('),1,6+(;7(5,25&2/252)35,0$5<678&&2(3 786&$1<%/(1'3,(&(667</(&/$<7,/(%25$/522),1*$9(5$*(*5$'($9(5$*(*5$'(Page 37 of 83 67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ %('5220$%('5220$$&7,9,7,(6&255,'25&255,'25&255,'25:20(1 65567$))%5($.5220%('5220$%('5220$/,)((15,&+0(17:20(1 6555(&(37,21'5232))$5($11' - 0"11' - 0"16' - 4"7232)5,'*($ 67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ %('5220$%('5220$%('5220$0(',$5220&255,'25%('5220$%('5220$&255,'250(',&$/7(&+6%('5220$%('5220$%('5220$%('5220$%('5220$287'2257(55$&($57678',2.,7&+(1%('5220$7232)5,'*($ 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SITE SECTION ASITE SECTION A 6&$/( &52666(&7,21%8,/',1*$&52666(&7,21%8,/',1*$A2.6sPage 38 of 83 6)67$,56%6)%,.($1'*(1(5$/6725$*(6)(/(9$7256)/2%%<3$5./,)7$8720$7('6<67(0FDUV67/(9(/*$5$*(63$&(6$VFFFFF(9&+$5*,1*3$5.,1*67$7,21 6&$/( )520&5((.6(7%$&.6(7%$&.3523(57</,1(7232)&5((.A D D T O U P P E R F LO O R S S E T B A C K10' - 0")LUHVSULQNOHUULVHU )LUHDODUPFRQWUROSDQHOXQGHUVWDLU(9&+$5*,1*3$5.,1*67$7,2102725&<&/(3$5.,1*PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN -BUILDING BFIRST FLOOR PLAN -BUILDING B1A2.7Page 39 of 83 6)67$,56)67$,56%(/(9$7256)7(55$&(6)%,.($1'*(1(5$/6725$*((3$5.,1*$7*5$'($V$V$8720$7('3$5./,)76<67(0FFFFFFFF14' - 0"14' - 0" 6&$/( ADD TO UPPER FLOORS SET BACK10' - 0" )520&5((.6(7%$&.6(7%$&.3523(57</,1((9&+$5*,1*67$7,216(9&+$5*,1*67$7,216PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN -BUILDING BSECOND FLOOR PLAN -BUILDING B1A2.8Page 40 of 83 6)7(55$&(67$,56%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)(/(9$7256)67$,56%6)6725$*(6)6725$*(6)6725$*(6)6725$*(6)/281*($V$V6)7(55$&( 6&$/( ADD TO UPPER FLOORS SET BACK10' - 0" )520&5((.6(7%$&.6(7%$&.3523(57</,1(10' - 0"25' - 7"25' - 7"7' - 1 1/2"7' - 7"2' - 6 1/4"2' - 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN -BUILDING BTHIRD FLOOR PLAN -BUILDING B1A2.9Page 41 of 83 6)67$,56%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%$/&21<6)%$/&21<6)67$,56%6)%$/&21<6)%$/&21<6)6725$*(6)6725$*(6)6725$*(6)6725$*(6)/281*($V$V(/(9$7256)%$/&21<$ADD TO UPPER FLOORS SET BACK10' - 0" )520&5((.6(7%$&.6(7%$&.3523(57</,1( 6&$/( 10' - 0"4' - 9"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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FOURTH FLOOR PLAN -BUILDING BFOURTH FLOOR PLAN -BUILDING B1A2.10Page 42 of 83 $V$VADD TO UPPER FLOORS SET BACK10' - 0" )520&5((.6(7%$&.6(7%$&.)/$7522)729,68$//<6&5((10(&+$1,&$/(48,30(1763523(57</,1(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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN BROOF PLAN B522)%8,/',1*%A3.0Page 43 of 83 67)/225%8,/',1*% 1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% 12' - 0"12' - 0"12' - 0"7232)5,'*(% from the building B avarge low point @240.3'55' - 10 1/2"(3'$$$$'(3TO PROPERTY LINE17' - 1" TO PALOMAR(3(3(3(3RU VXUYH\SRLQWRU VXUYH\SRLQW&&1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% WRSROLQHWREXLOGLQJ7232)5,'*(% (3(3(3(3'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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B6287+0$,1(175<%:(67(/(9$7,21%A3.1.H\QRWH/HJHQG.H\9DOXH .H\QRWH7H[W' '(&25$7,9(:528*+75$,/7235$,/$)) 63$1,6+67,/(522)$ $/80,1806725()5217:,1'2:$1''2256<67(06((6&+('8/('8$/3$1(/2:(*/$=,1*7(03(5(':+(5(5(48,5('%<&2'(2%6&85(75$16/8&(172563$1'5(/:+(5(,1',&$7('%<6&+('8/(:,1'2:0$18)$&785(5,167$//(56+$//'(6,*16<67(0$1'3529,'(6758&75$/)5$0(0(0%(56$61(&(66$5<725(6,67$33/,(':,1'/2$'6 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/( &2$7&(0(173/$67(56<67(0),1,6+$33/,('29(50(7$//$7+29(5/$<(562)*$5'('0,1%8,/',1*3$3(529(5(;7(5,253/<:22'6+($7+,1*' 6,00(7$/522),1*(;7(5,25),1,6+(6/(*(1'.H\9DOXH .H\QRWH7H[W(3 $&&(17026$,&&(5$0,&7,/(:$//,16(76(3 6+(5:,1:,//,$060251,1*6816:3/$67(5%2'<60227++$1'7+52:(/('),1,6+(;7(5,25&2/252)35,0$5<678&&2(3 6+(5:,1:,//,$060(',&,,925<3/$67(5%2'<60227++$1'7+52:(/('),1,6+(3 6+(5:,1:,//,$06%,/7025(%8))6:3/$67(5%2'<),1(6$1'),1,6+(3 786&$1<%/(1'3,(&(667</(&/$<7,/(%25$/522),1*$9(5$*(*5$'(3$/20$5$9(3/$176$1'9(*(7$7,216((/$1'6&$3(/3/$176$1'9(*(7$7,216((/$1'6&$3(/$9(5$*(*5$'(Page 44 of 83 67)/225%8,/',1*% 1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% 7232)5,'*(% &'TO PROPERTY LINE7' - 3 1/2"(3(3(3(3(3(367)/225%8,/',1*% 1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% 7232)5,'*(% '''(3(3(312' - 4"3523(57</,1(722$.%8,/',1*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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B1257+3$5.,1*(175<A3.2($67(/(9$7,21.H\QRWH/HJHQG.H\9DOXH .H\QRWH7H[W 6,7()851,6+,1*6%(1&+(6$1'75$6+3(56&23($1'63(&,),&$7,21'(6&5,%('217+(/$1'6&$3('5$:,1*6' '(&25$7,9(:528*+75$,/7235$,/$)) 63$1,6+67,/(522) $/80,180&/$':22')5(1&+'2256-(/':(1 (3,&6(5,(6 2876:,1*'2256 '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(63(50$18)$&785(5 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/( &2$7&(0(173/$67(56<67(0),1,6+$33/,('29(50(7$//$7+29(5/$<(562)*$5'('0,1%8,/',1*3$3(529(5(;7(5,253/<:22'6+($7+,1*& '(&25$7,9(&(5$0,&7,/(' 6,00(7$/522),1*(;7(5,25),1,6+(6/(*(1'.H\9DOXH .H\QRWH7H[W(3 $&&(17026$,&&(5$0,&7,/(:$//,16(76(3 6+(5:,1:,//,$060251,1*6816:3/$67(5%2'<60227++$1'7+52:(/('),1,6+(;7(5,25&2/252)35,0$5<678&&2(3 6+(5:,1:,//,$060(',&,,925<3/$67(5%2'<60227++$1'7+52:(/('),1,6+(3 6+(5:,1:,//,$06%,/7025(%8))6:3/$67(5%2'<),1(6$1'),1,6+(3 786&$1<%/(1'3,(&(667</(&/$<7,/(%25$/522),1*$9(5$*(*5$'($9(5$*(*5$'(Page 45 of 83 67)/225%8,/',1*% 1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% 3$5./,)7$8720$7('6<67(0FDUV(175<3$5.,1*/(9(/5(6('(17,$//(9(/5(6('(17,$//(9(/3$5.,1*/(9(/7232)5,'*(% 67)/225%8,/',1*% 1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% %('5220%%$/&21<%('5220%&255,'256725$*(6725$*(%('5220%%('5220%3$5.,1*/(9(/3$5.,1*/(9(/7232)5,'*(% 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SITE SECTION BSITE SECTION B&52666(&7,21%8,/',1*%&52666(&7,21%8,/',1*%A3.2sPage 46 of 83 67)/225%8,/',1*$ 522)%8,/',1*$ 67)/225%8,/',1*% 522)%8,/',1*% SURSHUW\OLQH5(6,'(17,$//,9,1*%8,/',1*%$66,67('/,9,1*%8,/',1*$3$/20$5$9(6287+%5,'*(29(52/'*$5'(1&5((.'5,9(:$<3$5.,1*'5232))48' - 0"6859(<('7232)&5((.%$1. 0,1&5((.6(7%$&. 0,1&5((.6(7%$&.7232)5,'*($ 7232)5,'*(% 6' - 11"67)/225%8,/',1*$ 522)%8,/',1*$ 67)/225%8,/',1*% 522)%8,/',1*% %('5220%"%('5220%%('5220%%('5220%"%('5220$&255,'25:20(1 65567$))%5($.5220%('5220$%('5220$/,)((15,&+0(17:20(1 655&255,'25%('5220$',1,1*5220$&7,9,7,(6 &255,'255(&(37,21'5,9(:$<3$5.,1*3$5.,1*'5,9(:$<SURSHUW\OLQH5(6,'(17,$//,9,1*%8,/',1*%$66,67('/,9,1*%8,/',1*$6859(<('7232)&5((.%$1.3$5.,1*48' - 0"2/'*$5'(1&5((. 0,1&5((.6(7%$&. 0,1&5((.6(7%$&.7232)5,'*($ 7232)5,'*(% 5' - 7 3/4"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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTIONSOVERALL SITE SECTIONS6(&7,21$1257+2)7+(%5,'*(6&$/( 6&$/( A4.36(&7,21%(/(9$7,216287+2)7+(%5,'*(Page 47 of 83 %('5220%&255,'25%('5220%%('5220%%('5220%"%('5220$&255,'25:20(1 655%('5220$%('5220$/,)((15,&+0(17:20(1 655&255,'25%('5220$SURSHUW\OLQH5(6,'(17,$//,9,1*%8,/',1*%$66,67('/,9,1*%8,/',1*$3$/20$5$9($33529('678'(17+286,1*%8,/',1*(;,67,1*75((6(;,67,1*%8,/',1*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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTION RELETIVE TO THE NEXTDOOR BUILDINGOVERALL SITE SECTION RELETIVE TOTHE NEXT DOOR BUILDINGA4.429(5$//6,7(&52666(&7,21Page 48 of 83 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVEILLUSTRATION -VIEW FROM RAMONADRIVEA4.59,(:)5205$021$'5,9(Page 49 of 83 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVE ONSIGNAGEILLUSTRATION -VIEW FROM RAMONADRIVE ON SIGNAGEA4.69,(:)5205$021$'5,9($1'6,*1$*(Page 50 of 83 8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDO7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('9,//$*($77+(3$/06&21&(37'(6,*1%52$'676$1/8,62%,632&$9,(:21%8,/',1*%)5205$021$$&52667+(&5((.9,(:21%8,/',1*%)5205$021$$&52667+(&5((.$%Page 51 of 83 PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW ON BUILDING A FROM SOUTHEASTILLUSTRATION -VIEW ON BUILDING AFROM SOUTH EASTA4.79,(:21%8,/',1*$)5206287+($67Page 52 of 83 PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ONBUILDING BILLUSTRATIVE -VIEW ON THE MAINENTRANCE ON BUILDING BA4.89,(:217+(0$,1(175$1&(21%8,/',1*%Page 53 of 83 PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE -VIEW FROM PALOMAR AVENUE ONBUILDING BILLUSTRATIVE -VIEW FROMPALOMAR AVENUE ON BUILDING BA4.99,(:)5203$/20$5$9(18(21%8,/',1*%Page 54 of 83 PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE OVERALL VIEW ON THE PROPOSEDPROJECTILLUSTRATIVE OVERALL VIEW ONTHE PROPOSED PROJECTA4.1029(5$//9,(:2)7+(352326('352-(&7Page 55 of 83 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE OVERALL VIEW ON THE PROPOSEDPROJECT FROM RAMONA DR AND PALOMAR AVE.ILLUSTRATIVE OVERALL VIEW ONTHE PROPOSED PROJECT FROMRAMONA DR AND PALOMAR AVE.A4.1129(5$//9,(:217+(352326('352-(&7)5205$021$'5$1'3$/20$5$9(Page 56 of 83 :22'*$7($1',17(50(',$7(;3732676 <$5''80367(57<3)((7+,*+63/,7)$&(&08:$//&85% 67)/225%8,/',1*% 67)/225%8,/',1*% +,*+63/,7)$&(&08:$// +,*+63/,7)$&(&08:$//&21&5(7(&85%)2*<$5''80367(57<3 8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDO7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('9,//$*($77+(3$/06&21&(37'(6,*1%52$'676$1/8,62%,632&$7UDVKGHWDLOV7UDVKGHWDLOV$%8,/',1*$75$6+(1&/2685(352),/(%8,/',1*$75$6+(1&/*$7((/(9$7,21&08:$//:678&&2),1,6+&08:$//:678&&2),1,6+:22'(175(//,66<67(0%8,/',1*%75$6+(1&/2685(%8,/',1*%75$6+(1&/*$7((/(9$7,21%8,/',1*%75$6+(1&/2685(352),/(%8,/',1*$75$6+(1&/2685(:22'(175(//,66<67(0:22'(175(//,66<67(06&$/( 6&$/( 6&$/( 6&$/( 6&$/( 6&$/( :22'(175(//,66<67(0Page 57 of 83 7+.&2$763257/$1'&(0(173/$67(520(7$//$7+2/$<(652)*5$'('0,1%8,/',1*3$3(53$,17('720$7&+(;,67,1*),1,6+&2$7235(&2$7(')2$002/',1*,167$//('2678&&27(;76,=(35(&2$7(')2$002/',1*,167$//('29(5;678&&2%2$5'02180(173523(57<6,*1,167$//('720$7&+(;,67,1*6,1*$*(217+(3523(57< 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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 DESIGN0Page 59 of 83 Villages at Palms, San Luis Obispo, CA - Material Board030303 0303 0303 03DECORATIVE ACCENT TILES0Page 60 of 83 DSAP Series -pledTypestreet lightWidth25"Height18.5"Barcelona Type Wall Bracketarm mountWidth9"Height22"Sizes7" x 17" 12" x 29"Weight12 lbs.Canopy Size5.5" x 12"Projection12"Alcazar Star TypeHangingWidth16"Height16"Weight18 lbs.Canopy Size5.5" diameterVillages at Palms, San Luis Obispo, CA - Material BoardBASIS FOR DESIGN0Page 61 of 83 Villages at Palms, San Luis Obispo, CA - Signage0Page 62 of 83 3URMHFW5HYLVLRQV3URM(QJU3URM0QJU'DWH$ 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3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('6+((7&217(176,668$1&(255(9,6,21'$7(9,//$*($77+(3$/06%52$'675((76$1/8,62%,632&$/,)251,$(*(1(5$/127(66<0%2/6 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68 of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age 69 of 83 6)(/(9$7256)7(55$&(6)67$,56%6)67$,5($55(//$*$6$17$%$5%$5$&$/,)251,$6+((78:72-+<67"7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('6+((7&217(176,668$1&(255(9,6,21'$7(9,//$*($77+(3$/06%52$'675((76$1/8,62%,632&$/,)251,$(6,7(/,*+7,1*3+2720(75,&3/$1Page 70 of 83 ($55(//$*$6$17$%$5%$5$&$/,)251,$6+((78:72-+<67"7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('6+((7&217(176,668$1&(255(9,6,21'$7(9,//$*($77+(3$/06%52$'675((76$1/8,62%,632&$/,)251,$((;7(5,25/,*+7),;785(&876+((76Page 71 of 83 Page 72 of 83 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 Text55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF71 THERMOPLASTIC MEMBRANE ROOFING: 60 MIL.MECHANICALLY ATTACHED TO SUBSTRATE.FIRESTONE ULTRAPLY TPO XR WHITE, CRRC:0608-0016, SRI 84 , SOLAR REFLECTANCE 0.70,THERMAL EMITANCE 0.8180A 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 SCHEDULE82B VINYL FIXED WINDOW SYSTEM: JELD-WEN PREMIUMVINYL 'DARK BROWN'. SIZE PER WINDOW SCHEDULE82C VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE84A EXTERIOR PAINTED HOLLOW METAL DOOR AND HMFRAME (SEE DOOR SCHEDULE).90 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)(PAINT FINISH) APPLIED OVER PLYWOOD SUBSTRATEAND MANUFACTURERS RECOMMENDED BUILDINGPAPER94 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 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)%()25(129(0%(55'$5&5(9,(:Page 73 of 83 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"9082B55D9082B719080A9482CC482EP1EP4EP4EP1EP4( or 235'-0" survey point)( or 280' -3" survey point)16' - 4"4' - 1"TO PROPERTY LINEN.T.S. 26'- 0"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"55D8294947055DC4EP4EP4EP8EP3EP313' - 6"21' - 2"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 resubmittal11/12/2021 ARC review response VILLAGE 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 Text55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF71 THERMOPLASTIC MEMBRANE ROOFING: 60 MIL.MECHANICALLY ATTACHED TO SUBSTRATE.FIRESTONE ULTRAPLY TPO XR WHITE, CRRC:0608-0016, SRI 84 , SOLAR REFLECTANCE 0.70,THERMAL EMITANCE 0.8180A 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 SCHEDULE82B VINYL FIXED WINDOW SYSTEM: JELD-WEN PREMIUMVINYL 'DARK BROWN'. SIZE PER WINDOW SCHEDULE82C VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE90 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)(PAINT FINISH) APPLIED OVER PLYWOOD SUBSTRATEAND MANUFACTURERS RECOMMENDED BUILDINGPAPER94 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 TILEEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP3 (DE-6139 SUMMERVILLE BROWN)EXTERIOR COLOR OFTRELLIS, WINDOW TRIM, BALCONIES,BEAMSEP4 SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER 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)$)7(5129(0%(55'$5&5(9,(:Page 74 of 83 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%()25(129(0%(55'$5&5(9,(:Page 75 of 83 1ST FLOOR (BUILDING A)0' -0"2ND FLOOR (BUILDING A)16' -4"3RD FLOOR (BUILDING A)27' -4"ROOF (BUILDING A)38' -4"TOP OF RIDGE A45' -3"94708294C2TO PROPERTY LINE22' - 8 3/4"EP1EP8EP4from the lowest survey point (building A @233.6')46' - 7"( or 235'-0" survey point)( or 280' -3" survey point)4' - 0"1ST FLOOR (BUILDING A)0' -0"2ND FLOOR (BUILDING A)16' -4"3RD FLOOR (BUILDING A)27' -4"ROOF (BUILDING A)38' -4"TOP OF RIDGE A45' -3"94709481829455DEP4EP8EP1EP4EP1( or 235'-0" survey point)PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A1-WEST ELEVATION BUILDING A2-SOUTH ELEVATION BUILDING AA2.6Keynote LegendKey Value Keynote Text55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE',WITH SIMULATED DIVIDED LITES PERMANUFACTURER.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C2 PRE-CAST CONCRETE "S" TILE, INSTALLED PERMANUFACTURER SPECIFICATIONSEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 233.6AVERAGE GRADE 233.6$)7(5129(0%(55'$5&5(9,(:Page 76 of 83 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 uildingTOP 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 RE UIRED 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%()25(129(0%(55'$5&5(9,(:Page 77 of 83 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"EP1D5059480A80A80A80A55DEP19494949494EP4EP1EP5EP4( or 240'-0" survey point)( or 293' -4" survey point)C4C4TO PROPERTY LINE20' - 1"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"94949482707082EP4EP7EP5EP855DPROJECT 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 resubmittal11/12/2021 ARC review response VILLAGE 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 RECESSED 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 MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5 SHERWIN WILLIAMSMEDICI IVORY 7558 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7 SHERWIN WILLIAMSBILTMORE BUFF SW 7691 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$)7(51$5&5(9,(:5'29(0%(5Page 78 of 83 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 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 240.3AVERAGE GRADE 240.3%()25(129(0%(55'$5&5(9,(:Page 79 of 83 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"828194D5058255D55D7070EP8EP4EP712' - 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 resubmittal11/12/2021 ARC review response VILLAGE 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 TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5 SHERWIN WILLIAMSMEDICI IVORY 7558 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7 SHERWIN WILLIAMSBILTMORE BUFF SW 7691 PLASTER BODY,FINE SAND FINISHEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 240.3AVERAGE GRADE 240.3$)7(5129(0%(55'$5&5(9,(:Page 80 of 83 3RD FLOOR BUILDING B29' -0"4TH FLOOR BUILDING B41' -0"ROOF (BUILDING B)53' -0"A3.323' - 6"PERFORATED IRON GUARDRAIL SCREENMIN. 50% SCREENFLAT IRON BARGUARDRAILPROJECT 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923BALCONY DESIGN DETAILBALCONY DESIGN DETAIL1/4" = 1'-0"1BALCONY DESIGN VIEW (BUILDING B)1/2" = 1'-0"2BALCONY DETAIL (BUILDING B)3D VIEW ON SCREENED BALCONY AND RECESSED WINDOWSA3.3TYP.Page 81 of 83 Page 82 of 83 www.jbla-slo.com • 979 Osos Street, Suite B6, San Luis Obispo, CA 93401 • 805.439-3209 November 15, 2021 Kyle Bell City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401 Re: Response to ARC comment – Re: Carbon Sequestration Village at the Palms, Ramona and Palomar, San Luis Obispo, CA Dear Kyle, Increased carbon sequestration (removal of carbon dioxide from the atmosphere) was desired by the ARC. To increase this process, which occurs naturally through photosynthesis, we propose retaining the existing large pine tree, removing the 4 large palm trees rather than relocating them, and replacing them with four (4) additional evergreen canopy shade trees (Coast Live Oak). According to the Arbor Day Foundation, a mature tree will absorb more than 48 pounds of carbon dioxide per year from the atmosphere. Because the Pine and Coast Live Oak have much larger canopy than the palm trees, and noting that 40 additional canopy shade trees are proposed, this project should provide significantly increased carbon removal at completion, removing an additional 2,112 pounds of carbon dioxide per year, minimum. For comparison, replacing a Mexican Fan Palm (with a 10’x10’ canopy, and 1,000 cubic feet of leaf) with a Coast Live Oak (with, at mid-size, a 30’ height and 50’ canopy, and 75,000 cubic feet of leaf) would increase carbon sequestration by 750%, per tree. Sincerely, Jim Burrows Principal | Landscape Architect California Landscape Architect #2737 Page 83 of 83