HomeMy WebLinkAboutItem 4a. 55 Broad St. (ARCH-0386-2020)
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
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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
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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
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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).
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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
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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
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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
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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
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122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746
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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.
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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.
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122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746
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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
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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&$$31$313523(57<2:1(5:(673$&&20081,7,(6$33/,&$17$33/,&$17&217$&7%$7+676$17$%$5%$5$&$352326('86($66,67('/,9,1*$5&+,7(&7+2&++$86(5%/$77(5$5&+,7(&76($55(//$*$675((76$17$%$5%$5$&$7(;7CONTACT: JAY BLATTERJAN HOCHHAUSER3523(57<2:1(5:(673$&&20081,7,(6%$7+676$17$%$5%$5$&$3$75,&.60,7+7SVPLWK#ZHVWSDFLQYFRP$5&+,7(&785$//$1'6&$3($5&+,7(&7-%/$2626675((768,7(%6$1/8,62%,632&$7MLP#MEODVORFRPCONTACT: JIM BURROWS&,9,/(1*,1((5$6+/(< 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6)/$81'5<6)$&7,9,7,(66)67$,56)',1,1*52206).,7&+(16)/,1(16)-$16)35,9$7(',1,1*6)'5<6725(6))5((=(6)5()6)678',2$6)%('5220$6)&255,'256)%('5220$6)%('5220$6)%('5220$6)%('5220$6)67$,56)5(&(37,216)0$,/3$&.$*(66)%86,1(662)),&(6)6$/216):20(1
6556)0(1
6556)(/(96)678',2$7' - 0"4' - 9"'5232))$5($$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
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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($$V6)678',2$72 3 2 )&5 ((.
)5 2 0 &5 ((.6(7 %$&.PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN -BUILDING ASECOND FLOOR PLAN -BUILDING A1
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0(',$52206)0(1
6556):20(1
6556)67$))%5($.52206)67$,56)67$,5(/(96).,7&+(16)6725$*(6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)%('5220$6)678',2$6)678',2$6)678',2$6)%('5220$6)%('5220$6)678',2$6)&255,'257' - 0"6($7,1*$5($$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
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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,'*($
%'%$&&(3(3(3(3(3RU
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VXUYH\SRLQW16' - 4"4' - 1"TO PROPERTY LINEN.T.S. 26'- 0"67)/225%8,/',1*$
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&$/(
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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/$7(
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age 44 of 83
67)/225%8,/',1*%
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&'TO PROPERTY LINE7' - 3 1/2"(3(3(3(3(3(367)/225%8,/',1*%
1')/225%8,/',1*%
5')/225%8,/',1*%
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'''(3(3(312' - 4"3523(57</,1(722$.%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
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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
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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
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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 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
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($55(//$*$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
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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
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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
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