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Home My WebLink AboutItem 4a. Attachment C - ARCH-0386-2020 (55 Broad) Project Plans_High ResolutionPROJECT 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.9923COVER SHEETCOVER SHEETVILLAGE AT THE PALMSPROPOSED ASSISTED LIVING55 BROAD ST. SAN LUIS OBISPO, CA.VICINITY MAPPROJECT SITE55 BROAD ST. SAN LUIS OBISPO, CA.NPROJECT STATISTICSSHEET INDEXPROJECT DIRECTORYZONING ANALYSISPROJECT: PROPOSED ASSISTED LIVING APPARTMENTS COMPLEXLOCATION: 55 BROAD ST. SAN LUIS OBISPO, CAAPN: APN 052-162-021PROPERTY OWNER: WESTPAC COMMUNITIES APPLICANT:APPLICANT CONTACT: 505 BATH ST. SANTA BARBARA CA. 93101 PROPOSED USE: ASSISTED LIVINGARCHITECT:HOCHHAUSER BLATTER ARCHITECTS122 E. ARRELLAGA STREETSANTA BARBARA, CA 93101T: (805) 962-2746 EXT. 101CONTACT: JAY BLATTER JAN HOCHHAUSERPROPERTY OWNER:WESTPAC COMMUNITIES 505 BATH ST.SANTA BARBARA CA. 93101PATRICK SMITH T. 1(805) 965 - 2100psmith@westpacinv.comARCHITECTURALLANDSCAPE ARCHITECT:JBLA979 OSOS STREET, SUITE B6SAN LUIS OBISPO, CA 93401T. ((805) 439-3209 jim@jbla-slo.comCONTACT: JIM BURROWSCIVIL ENGINEER:ASHLEY & VINCE ENGINEERING1413 Monterey St.San Luis Obispo, CA 93401 JUAN ALVAREZ: (805) 545-0010 x156STUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37BUILDING A:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:BUILDING A TOTAL:STUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - 11 - 11BUILDING B:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 224TH FLOORTOTAL:BUILDING TOTAL:UNIT COUNTPARKINGTHE VILLAGE AT THE PALMS IS A PROPOSED PROJECT TO ADD TWO NEW BUILDINGS TO THE EXISTING VILLAGE AT THE PALMS CONTINUING CARE RETIREMENT COMMUNITY CAMPUS. THE PROPOSED NEW STRUCTURES ARE LOCATED AT THE WESTERN END OF THE CAMPUS IN AREAS CURRENTLY OCCUPIED BY PARKING ON THE EAST AND WEST SIDE OF THE EXISTING CREEK.THE INTENTION OF THE PROPOSED PROJECT IS TO CREATE ADDITIONAL ASSISTED LIVING UNITS THAT WILL MEET WITH CURRENT STANDARDS IN TERMS OF BOTH LICENSING AND QUALITY OF LIFE FOR RESIDENTS. THE PRIMARY MARKET WILL BE ELDERLY ADULTS FROM WITHIN THE GREATER SAN LUIS OBISPO COMMUNITY. BUILDING A IS A NEW THREE-STORY STRUCTURE THAT INCLUDES 37 NEW UNITS PLUS AMENITIES, INCLUDING A COMMERCIAL KITCHEN, DINING, LIVING ROOM, MULTI-PURPOSE ACTIVITIES SPACE, ADMINISTRATIVE OFFICES, AND A ROOFTOP TERRACE.BUILDING B IS A THREE-STORY BUILDING WHICH INCLUDES AN ADDITIONAL LEVEL OF NEW OFF-STREET PARKING, LOCATED ABOVE THE EXISTING PARKING LOT, AND 22 NEW UNITS.BOTH STRUCTURES WILL BE LICENSED BY THE CALIFORNIA DEPARTMENT OF SOCIAL SERVICES (DSS) COMMUNITY CARE LICENSING. ALL NEW STRUCTURES WILL BE FULLY SPRINKLERED PER NFPA13 REQUIREMENTS. ADDING NEW MONUMENT SIGNAGE INCORPORATING EXSITSTING PROJECT LOGO. LOCATED IN MUTIPLE LOCATIONS: 1)RAMONA DR. NEW ENTRY , 2) ON THE CORNER OF RAMONA DR. WITH PALOMAR AVE.3) AT THE PARKING ENTRY FROM PALOMAR AVE. NEW ENTRY, SEE SHEET A6.1 BUILDING A:FIRST FLOOR:9,293 SFSECOND FLOOR:13,293 SFTHIRD FLOOR:11,251 SFTOTAL: 33,837 SFTHIRD FLOOR TERRACE:1,054 SFBUILDING B:THIRD FLOOR:11,257 SFFOURTH FLOOR:11,232 SFTOTAL: 22,489 SF1ST FLOOR PARKING:11,583 SF2ND FLOOR PARKING:11,583 SF2nd floor, TERRACE 245 SF3rd floor, TERRACE 811 SF4th floor TERRACE 245 SFPARCEL 2 LOT AREA = 198,356 SF (SLO AL 20-0002 IN PROGRESS)EX BLDG COVERAGE = 43,966 SFPROPOSED LOT COVERAGE (43,966 + 9,293 + 11,583)/198,356 = 33%CURRENT ZONING = R-4 PDA0.1A0.1 COVER SHEETA1.0 MASTER SITE PLANA1.1 ENLARGED CONCEPT SITE PLANA1.2 EXHIBIT INDICATING EXCEPTIONA2.1 FIRST FLOOR PLAN - BUILDING AA2.2 SECOND FLOOR PLAN - BUILDING AA2.3 THIRD FLOOR PLAN - BUILDING AA2.4 ROOF PLAN AA2.5 ELEVATIONS AA2.6 ELEVATIONS AA2.6s SITE SECTION AA2.7 FIRST FLOOR PLAN - BUILDING BA2.8 SECOND FLOOR PLAN - BUILDING BA2.9 THIRD FLOOR PLAN - BUILDING BA2.10 FOURTH FLOOR PLAN - BUILDING BA3.0 ROOF PLAN BA3.1 ELEVATIONS BA3.2 ELEVATIONS BA3.2s SITE SECTION BA4.3 OVERAL SITE SECTIONSPROJECT SCOPEC-1.0 GRADING AND UTILITYL-1 CONCEPTUAL LANDSCAPE PLANL-2 WELO WORKSHEET ANDLANDSCAPE DESIGN NOTESCIVILLANDSCAPEBICYCLE PARKINGBUILDING A 33,837 SF ÷ 7,500 SF = 4.5 REQUIRED 8 PROVIDED(based on the medical clinic requirement)BUILDING B 22,489 SF ÷ 7,500 SF = 2.99 REQUIRED 8 PROVIDEDBUILDING B & B 107 SPACES ÷ 20 SPACES = 5.3 REQUIRED 8 PROVIDEDMOTORCYCLE PARKING 1. A PLANNED DEVELOPMENT AMENDMENT2. A MINOR USE PERMIT3. AN EXCEPTION TO ALLOW ENCROACHMENT INTO THE ADDITIONAL 10 FT. CREEK SIDE SETBACK AT THE UPPER STORIES, PER SECTION 17.70.030 E.34. 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.B5. 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.16. 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.17. 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 SETBACK8. AN EXCEPTION TO ALLOW THE BUILDING HEIGHT TO EXCEED 35 FT. IN THE EXISTING R4-PD ZONE9. 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 10. WE SEEKING ARC REVIEW AND APPROVAL OF THE PROPERTY SIGNAGE, THAT IS IIDENTICAL TO EXISTING ONE.A4.4 OVERAL SITE SECTION RELETIVE TO THE NEXT DOOR BUILDINGA4.5 ILLUSTRATION -VIEW FROM RAMONA DRIVEA4.6 ILLUSTRATION -VIEW FROM RAMONA DRIVE ON SIGNAGEA4.6b ILLUSTRATION -VIEW ON BUILDING B FROM RAMONA ACROSS THE CREEK SIGNAGEA4.7 ILLUSTRATION -VIEW ON BUILDING A FROM SOUTH EASTA4.8 ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ON BUILDING BA4.9 ILLUSTRATIVE - VIEW FROM PALOMAR AVENUE ON BUILDING BA4.10 ILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECTA5.0 VIEW FROM RAMONA DRIVE AND PALOMAR AVE CORNERA6.0 SITE DETAILS: TRASH ENCLOSURESA6.1 SITE DETAILSM-1 MATERIAL BOARDM-2 MATERIAL BOARD - WORK TILEM-3 MATERIAL BOARD - DOORSM-4 SIGNAGEE0.1 GENERAL NOTES, SYMBOLS AND DETAILSE0.2 SITE LIGHTING PLANE0.3 SITE LIGHTING PHOTOMETRIC PLANE0.4 EXTERIOR LIGHT FIXTURE CUT SHEETSELECTRICALC-1.1 PRELIMINARY SITE CIRCULATION PLANEXISTING CONDITIONSEXISTING NUMBER OF BEDS (242) = 48.4 PARKING SPACESPEAK NUMBER OF EMPLOYEES (67) = 67 PARKING SPACESPARKING REQUIRED = 115.4 SPACESEXISTING PARKING PROVIDED = 171 SPACESPROPOSED PROJECTADDITIONAL NUMBER OF BEDS (59) = 11.8 SPACESADDITIONAL ANTICIPATED EMPLOYEES (16) = 16 SPACESADDITIONAL PARKING REQUIRED = 27.8 SPACESEXISTING PARKING REMOVED = 128 SPACESADDITIONAL PARKING PROVIDED = 109 SPACESTOTAL PARKING REQUIRED = 143TOTAL PARKING PROVIDED = 152Zoning Regulations Section 17.72.030 Table 3-4 (Parking Requirements by Use): Residential Care Facility – 7 or more residents: 2 spaces for the owner-manager plus 1 for every 5 beds and 1 for each nonresident employee.ABC-0.0 PRELIMINARY TREE REMOVAL PLAN TERRACEEXISTINGBUILDINGEXISTINGBUILDINGRAMONA DRIVEPALOMAR AVEEXSITING BRIDGEBRIDGEWATERLINE EASEMENTTHE OAKSTHE PALMS61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018EXISTINGBUILDINGEXISTINGBUILDINGTRASH & RECYCLINGA1.11AC DRIVEWAYAC DRIVEWAYAC PARKINGGARDEN CREEKBROAD STREET22' - 2 3/4"21' - 0 1/4"6' - 11 1/2"37 UNITSBUILDING A13,293 SF22 UNITSBUILDING B12,068 SFPROPERTY LINEPROPERTY LINEGARDEN CREEK----APN 052-162-021PROPERTY SIGNAGEPROPERTYSIGNAGEPROPERTYSIGNAGETRASH & RECYCLINGNEW ENTRYBUS STOPPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923MASTER SITE PLANMASTER SITE PLANN0'16'32'64'SCALE 1/32" = 1'- 0VILLAGE AT THE PALMSSTUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37BUILDING A:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:BUILDING A TOTAL:STUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - 11 - 11BUILDING B:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 224TH FLOORTOTAL:BUILDING TOTAL:PROJECT SITE55 BROAD ST. SAN LUIS OBISPO, CA.VACINITY MAP.A1.0 OUTDOORPATIOEXISTINGBUILDINGEXISTINGBUILDINGCOVEREDDROPOFFRAMONA DRIVEBUILDING B(PARKING)PALOMAR AVESOUTH BRIDGEEDGE OF EXISTING AC PAVING AND NEW FLOOD PLAIN LINE10'-0" WATER PIPELINE EASEMENTFLOOD PLAIN LINETHE OAKSCREEK SETBACK61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018WATERLINE EASEMENTTRASH & RECYCLING(E) PARKINGAT GRADEEXIST. A.C. DRIVEWAYTHE PALMS(N) CONCRETE ACCESABLE RAMP14 17' - 0"2' - 0"A2.51A2.52A2.61A2.62A3.11A3.221 6 12 6' - 11 1/2"20' MIN. REQUIRED23' - 2 3/4"PROPERTY LINEPROPERTY LINEproposed bridgeentry to 2nd floornew entryWATERLINE EASEMENTnew entry37983 SFELEVATOR233 SFTERRACE160 SFSTAIRS B278 SFSTAIR 1182326(N) CONCRETE ACCESABLE RAMPENTRY1 6 8 1 1 1 4 1 7 A U T O M A T E D P A R KL IF T SY ST E M (E) WALLTO REMAIN2A4.31A4.3SURVEYED TOP OF CREEK BANKCREEK SETBACK20' MIN.20' MIN.PROPERTYSIGNAGEPROPERTYSIGNAGE24' - 0"EV CHARGING STATIONS26 PARKING SPACEScccccccccc c c cc c c cMOTORCYCLE PARKINGPROPOSED SITE 6' MAX. HIGH ALL (TYP.)SEE 4/A6.1entire area to north of red line removed pavement and replaced with pavers, concrete where coveredremoved pavement and replaced with pavers,TRASH & RECYCLINGA3.211' - 0"16' - 0"MOTORCYCLE PARKINGBICYCLESBICYCLES201A4.4outdoorbenchoutdoorbenchremoved pavement and replaced with paversDDCV16' - 4"2' - 0"Fire sprinklerriser & Fire alarmcontrol panel 22' - 0"97' - 8 1/2"16' - 10 1/2"164' - 1"38' - 8"40' - 0"15' - 5 1/4"147' - 1 1/4"60' - 9 1/2"144' - 5 1/2"87' - 1 3/4"PERMEABLEDECOMPOSED GRANITE WALKWAYFire sprinkler riser & Fire alarm control panel under stairBICYCLESoutdoorbenchoutdoorbenchPERMEABLEDECOMPOSED GRANITE WALKWAYPERMEABLEDECOMPOSED GRANITE WALKWAY42" PATIOWALL, TYP.ONE WAYTOP OF CREEK BANKPER SURVEYTOP OF CREEK BANKPER SURVEYproposed property line, 10' m in.12' - 8 3/4" setback toSEWER EASEMENT4A6.1PERMEABLE PAVERS1A6.1c A6.01A6.04PROPERTYSIGNAGE3A6.1MOTORCYCLE PARKINGplanterPROPOSED SITE 6' MAX. HIGH ALL (TYP.)SEE 4/A6.126' - 0"26' - 0"5' - 6 3/4"20' - 0"EV CHARGINGSTATIONSEV CHARGING STATIONS1A6.1SimPROPERTY LINEPROPERTY LINEDECOMPOSED GRANITESETBACK10' - 0"PAVERS5A6.1proposed setback7' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ENLARGED CONCEPT SITE PLANENLARGED CONCEPT SITE PLANN0'8'16'32'SCALE 1/16" = 1'- 0A1.1 7' - 0"SEATTINGAREATO P O F C R EEK20' FR O M C R EEK SETBAC KADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEFIREPLACEADD TO UPPER FLOORS SET BACK10' - 0"2 0 ' F R O M C R E E K S E T B A C K PALOMAR AVEBUILDING BBUILDING A- INDICATES AREAS WHERE EXCEPTION FOR THE ADDITIONAL THIRD STORY SETBACK IS BEING REQUESTEDRAMONA DRIVETO P O F C R EEKSETBACK10' - 0"SETBACK20' - 0"10' setback, 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 resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923EXHIBIT INDICATING EXCEPTION FOR ADDITIONALTHIRD STORY SETBACKEXHIBIT INDICATING EXCEPTION FORADDITIONAL THIRD STORY SETBACKA1.2 158 SFLAUNDRY390 SFACTIVITIES247 SFSTAIR 2712 SFDININGROOM436 SFKITCHEN44 SFLINEN54 SFJAN.300 SFPRIVATEDINING32 SFDRY STORE38 SFFREEZE32 SFREF.380 SFSTUDIO A549 SF1BEDROOMA1449 SFCORRIDOR549 SF1BEDROOMA579 SF1BEDROOMA549 SF1BEDROOMA642 SF1BEDROOMA165 SFSTAIR 1341 SFRECEPTION116 SFMAIL/PACKAGES125 SFBUSINESSOFFICE177 SFSALON67 SFWOMEN'SRR67 SFMEN'S RR72 SFELEV300 SFSTUDIO A7' - 0"4' - 9"DROP-OFF AREA2A2.6s1A2.6s16' - 0"ccccccccTOP OF CREEK20' CREEK SETBACK26' - 0"26' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN - BUILDING AFIRST FLOOR PLAN - BUILDING AN0'4'8'16'SCALE 1/8" = 1'- 0A2.1 STAIR 225246 SFMEDICALTECHS265 SFARTSTUDIO165 SFSTAIR 1ELEV72 SFMEN'S RR72 SFWOMEN'SRR188 SFLIFEENRICHMENT126 SFSTORAGE628 SFMULTIPURPOSE101 SFMEDOFFICE112' - 0"899 SF2BEDROOMA363 SFSTUDIO A362 SFSTUDIO A582 SF1BEDROOMA380 SFSTUDIO A579 SF1BEDROOMA642 SF1BEDROOMA549 SF1BEDROOMA594 SF1BEDROOMA562 SF1BEDROOMA562 SF1BEDROOMA565 SF1BEDROOMA578 SF1BEDROOMA757 SF2BEDROOMA1693 SFCORRIDOR7' - 0"7' - 0"SEATINGAREA1A2.6s369 SFSTUDIO ATO P O F C R EEK20' FR O M C R EEK SETBAC KPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN - BUILDING ASECOND FLOOR PLAN - BUILDING AN0'4'8'16'SCALE 1/8" = 1'- 0A2.2 MEDIAROOM3672 SFMEN'S RR72 SFWOMEN'SRR188 SFSTAFFBREAKROOM247 SFSTAIR 2165 SFSTAIR 1ELEV126 SFKITCHEN39 SFSTORAGE579 SF1BEDROOMA562 SF1BEDROOMA562 SF1BEDROOMA593 SF1BEDROOMA549 SF1BEDROOMA642 SF1BEDROOMA757 SF2BEDROOMA578 SF1BEDROOMA565 SF1BEDROOMA362 SFSTUDIO A363 SFSTUDIO A369 SFSTUDIO A899 SF2BEDROOMA582 SF1BEDROOMA380 SFSTUDIO A1613 SFCORRIDOR7' - 0"SEATINGAREA2A2.6s1A2.6sTO P O F C R EEK20' FR O M C R EEK SETBAC KADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEFIREPLACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN - BUILDING ATHIRD FLOOR PLAN - BUILDING AN0'4'8'16'SCALE 1/8" = 1'- 0A2.3 2A2.6s1A2.6sFLAT ROOF TO VISUALLY SCREENMECHANICAL EQUIPMENTSTO P O F C R EEK20' FR O M C R EEK SETBAC KADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN AROOF PLAN AA2.4 1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"9082B55D9082B7190C480A9482CC482TO PROPERTY LINEN.T.S. 23' - 2 3/4"EP8EP1EP1EP4EP4EP1EP4( or 235'-0" survey point)( or 280' - 3" survey point)1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"45' - 3"55D8294947055DC484AEP4EP4EP8EP3EP313' - 6"22' - 11"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A1 - EAST ELEVATION BUILDING A2 - NORTH ELEVATION BUILDING AA2.5Keynote LegendKey Value Keynote Text55DDECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70SPANISH "S" TILE ROOF71THERMOPLASTIC MEMBRANE ROOFING: 60 MIL.MECHANICALLY ATTACHED TO SUBSTRATE.FIRESTONE ULTRAPLY TPO XR WHITE, CRRC:0608-0016, SRI 84 , SOLAR REFLECTANCE 0.70,THERMAL EMITANCE 0.8180AALUMINUM STOREFRONT WINDOW AND DOORSYSTEM (SEE SCHEDULE). DUAL PANE/LOW EGLAZING- TEMPERED WHERE REQUIRED BY CODE.OBSCURE (TRANSLUCENT OR SPANDREL) WHEREINDICATED BY SCHEDULE: WINDOWMANUFACTURER/INSTALLER SHALL DESIGN SYSTEMAND PROVIDE STRUCTRAL FRAME MEMBERS ASNECESSARY TO RESIST APPLIED WIND LOADS.82VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE82BVINYL FIXED WINDOW SYSTEM: JELD-WEN PREMIUMVINYL 'DARK BROWN'. SIZE PER WINDOW SCHEDULE82CVINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE84AEXTERIOR PAINTED HOLLOW METAL DOOR AND HMFRAME (SEE DOOR SCHEDULE).903-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)(PAINT FINISH) APPLIED OVER PLYWOOD SUBSTRATEAND MANUFACTURERS RECOMMENDED BUILDINGPAPER943-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C4DECORATIVE CERAMIC TILEEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP3 (DE-6139 SUMMERVILLE BROWN)EXTERIOR COLOR OFTRELLIS, WINDOW TRIM, BALCONIES,BEAMSEP4 SHERWIN WILLIAMS PARCEL WHITE 6098PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVARAGE GRADE 233.6AVARAGE GRADE 233.6(235'-0" SURVEY POINT) 1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"94708255D9425C281TO PROPERTY LINE23' - 2 3/4"EP1EP4EP4EP8EP4from the lowest survey point (building A @233.6')46' - 7"( or 235'-0" survey point)( or 280' - 3" survey point)1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"TOP OF RIDGE A45' - 3"94709481829455DEP4EP8EP1EP4EP1( or 235'-0" survey point)DATE: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 A1-WEST ELEVATION BUILDING A2-SOUTH ELEVATION BUILDING ASHEET CONTENTS ELEVATIONS AA2.6PROJECT NO:Keynote 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 ROOFINGAVARAGE GRADE 233.6AVARAGE GRADE 233.6 1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"1BEDROOMA1BEDROOMAACTIVITIESCORRIDORCORRIDORCORRIDORWOMEN'SRRSTAFFBREAKROOM2BEDROOMA2BEDROOMALIFEENRICHMENTWOMEN'SRRRECEPTIONDROP OFF AREA11' - 0"11' - 0"16' - 4"TOP OF RIDGE A45' - 3"1ST FLOOR (BUILDING A)0' - 0"2ND FLOOR (BUILDING A)16' - 4"3RD FLOOR (BUILDING A)27' - 4"ROOF (BUILDING A)38' - 4"1BEDROOMA1BEDROOMA1BEDROOMAMEDIAROOMCORRIDOR2BEDROOMA2BEDROOMACORRIDORMEDICALTECHS1BEDROOMA1BEDROOMA1BEDROOMA1BEDROOMA1BEDROOMAOUTDOORTERRACEARTSTUDIOKITCHEN1BEDROOMATOP OF RIDGE A45' - 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 resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SITE SECTION ASITE SECTION A0'8'16'32'SCALE 1/16" = 1'- 0CROSS SECTION 1 - BUILDING ACROSS SECTION 2 - BUILDING AA2.6s 163 SFSTAIRS B570 SFBIKE ANDGENERALSTORAGE83 SFELEVATOR250 SFLOBBYPARKLIFT AUTOMATEDSYSTEM -29 cars1347121517222530341ST LEVEL GARAGE34 SPACES2A3.2scccccEV CHARGINGPARKING STATION0'4'8'16'SCALE 1/8" = 1'- 020' FROM CREEK SET BACKSET BACKPROPERTY LINETOP OF CREEKA D D T O U P P E R F LO O R S S E T B A C K10' - 0"Fire sprinkler riser & Fire alarm control panel under stairEV CHARGINGPARKING STATIONMOTORCYCLE PARKINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN - BUILDING BFIRST FLOOR PLAN - BUILDING BNA2.7 278 SFSTAIR 1160 SFSTAIRS BELEVATOR233 SFTERRACE570 SFBIKE ANDGENERALSTORAGE(E) PARKINGAT GRADE1A3.2s2A3.2s168111417AUTOMATED PARKLIFTSYSTEM cccccccc14' - 0"14' - 0"0'4'8'16'SCALE 1/8" = 1'- 0ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINEEV CHARGING STATIONSEV CHARGING STATIONSPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN - BUILDING BSECOND FLOOR PLAN - BUILDING BNA2.8 513 SFTERRACESTAIRS B627 SF1BEDROOMB630 SF1BEDROOMB625 SF1BEDROOMB625 SF1BEDROOMB623 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB625 SF1BEDROOMB624 SF1BEDROOMB623 SF1BEDROOMB83 SFELEVATOR183 SFSTAIRS B 194 SFSTORAGE86 SFSTORAGE90 SFSTORAGE250 SFSTORAGE2439 SFLOUNGE1A3.2s2A3.2s236 SFTERRACE0'4'8'16'SCALE 1/8" = 1'- 0ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINE1 0 ' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN - BUILDING BTHIRD FLOOR PLAN - BUILDING BNA2.9 229 SFSTAIRS B627 SF1BEDROOMB630 SF1BEDROOMB625 SF1BEDROOMB626 SF1BEDROOMB623 SF1BEDROOMB624 SF1BEDROOMB625 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB626 SF1BEDROOMB623 SF1BEDROOMB56 SFBALCONY59 SFBALCONYNot EnclosedSTAIRS B 156 SFBALCONY56 SFBALCONY94 SFSTORAGE86 SFSTORAGE90 SFSTORAGE250 SFSTORAGE1100 SFLOUNGE1A3.2s2A3.2sELEVATOR52 SFBALCONY1A4.4ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINE0'4'8'16'SCALE 1/8" = 1'- 010' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FOURTH FLOOR PLAN - BUILDING BFOURTH FLOOR PLAN - BUILDING BNA2.10 1A3.2s2A3.2sADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKFLAT ROOF TO VISUALLY SCREENMECHANICAL EQUIPMENTSPROPERTY LINEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN BROOF PLAN BROOF (BUILDING B)A3.0 1ST FLOOR (BUILDING B)5' - 0"2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"12' - 0"12' - 0"12' - 0"TOP OF RIDGE B58' - 4"from the building B avarge low point @240.3'55' - 10 1/2"94D5059480A80A80A80A55DEP19494949494TO PROPERTY LINE17' - 1"EP4EP1EP5EP4( or 240'-0" survey point)( or 293' - 4" survey point)2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"topo line to buildingTOP OF RIDGE B58' - 4"94949455D82707082EP4EP7EP5EP8PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B1-SOUTH MAIN ENTRY B2-WEST ELEVATION BA3.1Keynote LegendKey Value Keynote Text55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF80A ALUMINUM STOREFRONT WINDOW AND DOORSYSTEM (SEE SCHEDULE). DUAL PANE/LOW EGLAZING- TEMPERED WHERE REQUIRED BY CODE.OBSCURE (TRANSLUCENT OR SPANDREL) WHEREINDICATED BY SCHEDULE: WINDOWMANUFACTURER/INSTALLER SHALL DESIGN SYSTEMAND PROVIDE STRUCTRAL FRAME MEMBERS ASNECESSARY TO RESIST APPLIED WIND LOADS.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.D505 SIM METAL ROOFINGEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS PARCEL WHITE 6098PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5 SHERWIN WILLIAMSWELCOME WHITE 6658 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7 SHERWIN WILLIAMSDROMEDARY CAMEL 7694 PLASTER BODY,FINE SAND FINISHEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVARAGE GRADE 240.3PALOMAR AVEPLANTS AND VEGETATIONSSEE LANDSCAPE L-1PLANTS AND VEGETATIONSSEE LANDSCAPE L-1AVARAGE GRADE 240.3 1ST FLOOR (BUILDING B)5' - 0"2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"TOP OF RIDGE B58' - 4"70C49455D949470TO PROPERTY LINE7' - 3 1/2"EP5EP4EP7EP7EP1EP11ST FLOOR (BUILDING B)5' - 0"2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"TOP OF RIDGE B58' - 4"82819494D5058255D55D7070EP8EP4EP712' - 4"PROPERTY LINE TO OAK BUILDINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B2 - NORTH PARKING ENTRYA3.21 - EAST ELEVATIONKeynote LegendKey Value Keynote Text25 SITE FURNISHINGS (BENCHES AND TRASH) PERSCOPE AND SPECIFICATION DESCRIBED ON THELANDSCAPE DRAWINGS55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE',WITH SIMULATED DIVIDED LITES PERMANUFACTURER.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C4 DECORATIVE CERAMIC TILED505 SIM METAL ROOFINGEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4SHERWIN WILLIAMS PARCEL WHITE 6098PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5SHERWIN WILLIAMSWELCOME WHITE 6658 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7SHERWIN WILLIAMSDROMEDARY CAMEL 7694 PLASTER BODY,FINE SAND FINISHEP8(TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVARAGE GRADE 240.3AVARAGE GRADE 240.3 1ST FLOOR (BUILDING B)5' - 0"2ND FLOOR (BUILDING B)17' - 0"3RD FLOOR BUILDING B29' - 0"4TH FLOOR BUILDING B41' - 0"ROOF (BUILDING B)53' - 0"PARKLIFT AUTOMATEDSYSTEM -29 carsENTRYPARKING LEVELRESEDENTIAL LEVELRESEDENTIAL LEVELPARKING LEVELTOP OF RIDGE B58' - 4"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"1BEDROOMBBALCONY1BEDROOMBCORRIDORSTORAGESTORAGE1BEDROOMB1BEDROOMBPARKING LEVELPARKING LEVELTOP OF RIDGE B58' - 4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SITE SECTION BSITE SECTION BCROSS SECTION 1 -BUILDING BCROSS SECTION 2 -BUILDING BA3.2s 1ST FLOOR (BUILDING A)0' - 0"ROOF (BUILDING A)38' - 4"1ST FLOOR (BUILDING B)5' - 0"ROOF (BUILDING B)53' - 0"property lineRESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"PALOMARAVESOUTH BRIDGE OVER OLD GARDEN CREEKDRIVE WAYPARKINGDROP OFF48' - 0"SURVEYEDTOP OF CREEK BANK20' MIN.CREEKSETBACK20' MIN.CREEKSETBACKTOP OF RIDGE A45' - 3"TOP OF RIDGE B58' - 4"1ST FLOOR (BUILDING A)0' - 0"ROOF (BUILDING A)38' - 4"1ST FLOOR (BUILDING B)5' - 0"ROOF (BUILDING B)53' - 0"1BEDROOMB?1BEDROOMB1BEDROOMB1BEDROOMB?1BEDROOMACORRIDORWOMEN'SRRSTAFFBREAKROOM2BEDROOMA2BEDROOMALIFEENRICHMENTWOMEN'SRRCORRIDOR1BEDROOMADININGROOMACTIVITIES CORRIDORRECEPTIONDRIVE WAYPARKINGPARKINGDRIVEWAYproperty lineRESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"SURVEYEDTOP OF CREEK BANKPARKING6' - 0"48' - 0"OLD GARDENCREEK20' MIN.CREEKSETBACK20' MIN.CREEKSETBACKTOP OF RIDGE A45' - 3"TOP OF RIDGE B58' - 4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERAL SITE SECTIONSOVERAL SITE SECTIONSSECTION A NORTH OF THE BRIDGESCALE 3/32" = 1'-0"SCALE 3/32" = 1'-0"A4.3SECTION B / ELEVATION SOUTH OF THE BRIDGE 1BEDROOMBCORRIDOR1BEDROOMB1BEDROOMB1BEDROOMB?1BEDROOMACORRIDORWOMEN'SRR2BEDROOMA2BEDROOMALIFEENRICHMENTWOMEN'SRRCORRIDOR1BEDROOMAproperty lineRESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"PALOMAR AVE.APPROVEDSTUDENT HOUSINGBUILDINGEXISTING TREESEXSITINGBUILDINGPROJECT 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.9923OVERAL SITE SECTION RELETIVE TO THE NEXTDOOR BUILDINGOVERAL SITE SECTION RELETIVE TOTHE NEXT DOOR BUILDINGA4.4OVERALL SITE CROSS SECTION PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVEILLUSTRATION -VIEW FROM RAMONADRIVEA4.5VIEW FROM RAMONA DRIVE PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVE ONSIGNAGEILLUSTRATION -VIEW FROM RAMONADRIVE ON SIGNAGEA4.6VIEW FROM RAMONA DRIVE AND SIGNAGE PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923VIEW ON BUILDING B FROM RAMONA ACROSS THECREEKVIEW ON BUILDING B FROM RAMONAACROSS THE CREEKA4.6B SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW ON BUILDING A FROM SOUTHILLUSTRATION -VIEW ON BUILDING AFROM SOUTH EASTPROJECT NO:VIEW ON BUILDING A FROM SOUTH EASTA4.7EAST PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ONBUILDING BILLUSTRATIVE -VIEW ON THE MAINENTRANCE ON BUILDING BVIEW ON THE MAIN ENTRANCE ON BUILDING BA4.8 SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE - VIEW FROM PALOMAR AVENUE ONBUILDING BILLUSTRATIVE - VIEW FROMPALOMAR AVENUE ON BUILDING BPROJECT NO:VIEW FROM PALOMAR AVENUE ON BUILDING BA4.9 SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE OVERALL VIEW ONTHE PROPOSED PROJECTPROJECT NO:OVERALL VIEW OF THE PROPOSED PROJECTILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECTA4.10 PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE VIEW FROM RAMONA DRIVE ANDPALOMAR AVE CORNERILLUSTRATIVE VIEW FROM RAMONADRIVE AND PALOMAR AVE CORNERA5.0VIEW FROM RAMONA DRIVE AND PALOMAR AVE CORNER 7' - 6"WOOD GATE ANDINTERMEDIATE 6X6 P.T. POSTS29' - 0"10' - 2"3' - 0"5' - 6 1/4"3 YARDDUMPSTER TYP.6 FEET HIGH8" SPLIT FACECMU WALL6" CURB3' - 0"1ST FLOOR (BUILDING B)5' - 0"1ST FLOOR (BUILDING B)5' - 0"6' - 0"7' - 6"6' HIGH 8"SPLIT FACE CMU WALL6' HIGH 8"SPLIT FACE CMU WALL6" CONCRETE CURBF.O.G.3 YARD DUMPSTER TYP.3' - 0"5' - 8"3' - 0"33' - 8"3' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittalVILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923Trash detailsTrash detailsA6.0BUILDING A TRASH ENCLOSURE PROFILEBUILDING A TRASH ENCL.GATE ELEVATIONCMU WALL W/ 7/8"STUCCO FINISHCMU WALL W/ 7/8"STUCCO FINISHWOODENTRELLIS SYSTEMBUILDING B TRASH ENCLOSUREBUILDING B TRASH ENCL.GATE ELEVATIONBUILDING B TRASH ENCLOSURE PROFILEBUILDING A TRASH ENCLOSUREWOODEN TRELLISROOF SYSTEM IN COMBINATIONWITH SOLID 6" ROOFING OVER THE F.O.G. AREA PER PLANWOODEN TRELLISSYSTEMSCALE: 3/8" =1'-0" 1SCALE: 3/8" =1'-0" 2SCALE: 3/8" =1'-0" 3SCALE: 3/8" =1'-0" 6SCALE: 3/8" =1'-0" 5SCALE: 3/8" =1'-0" 4523WOODEN TRELLISSYSTEM66" SOLID ROOF OVER THE F.O.G. AREA 7/8" THK., 3 COATS PORTLAND CEMENT PLASTER O/ METALLATH O/ 2 LAYESR OFGRADE D 60 MIN BUILDING PAPERPAINTED TO MATCH EXISTINGFINISH COAT O/ PRE-COATED FOAMMOLDING INSTALLED O/ STUCCO 10" TEXT SIZE PRE-COATED FOAMMOLDING INSTALLED OVER 80" X 40" STUCCO BOARDMONUMENT PROPERTY SIGNINSTALLED TO MATCH EXISTINGSINGAGE ON THE PROPERTY4' - 6"7' - 8 1/2"MONUMENT PROPERTY SIGNINSTALLED TO MATCH EXISTINGSINGAGE ON THE PROPERTYNEW SITE WALLAROUND THE PROPERTYA6.1 / 47/8" THK., 3 COATS PORTLAND CEMENT PLASTER O/ METALLATH O/ 2 LAYESR OFGRADE D 60 MIN BUILDING PAPERPAINTED TO MATCH EXISTINGFINISH COAT O/ PRE-COATED FOAMMOLDING INSTALLED O/ STUCCO10" TEXT SIZE PRE-COATED FOAMMOLDING INSTALLED OVER 80" X 40" STUCCO BOARD30" x 23" ADDRESSSIGNPER STRUCTURALFLOOR FINISH PER FINISHSCHEDULE2% MIN. SLOPE *INSTALL PER MANUFACTURER SPECIFICATIONS0' - 5 1/2"EXTERIORWALL ASSEMBLY FACE OF CMUTYPICAL CMU SITE WALLSLAB PER STRUCTURAL1' - 4"PROPERTY PARKING BPALOMAR AVE.6' MAX.CEMENTMORTAR CAP36" MAX.CEMENTMORTAR CAPCMU GARDENFREESTANDING WALLFLOOR FINISH PERSITE PLANSPECIFICATIONSUNDISTURBED SOILGRANULARLEVELING PAD6" MIN.PER STRUCTURAL*INSTALL PER MANUFACTURER SPECIFICATIONSPROJECT 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.9923Site detailsSite detailsA6.1SCALE: 1/2" =1'-0" 1SCALE: 1/2" =1'-0" 2SCALE: 1/2" =1'-0" 3SCALE: 1/2" =1'-0" 6SCALE: 1" =1'-0" 41&2 PROPERTY SIGNAGE ELEVATION, TYP.PROPERTY SIGNAGE ELEVATION 3NEW SITE WALL3. OFF PALOMAR PARKING ENTRY - 1" = 1'-0"5GARDEN WALL Villages at Palms, San Luis Obispo, CA - Material BoardPlaster Body, fine sand finishPaint: Sherwin Williams Creamy 7102Wood BeamsCabot Semi-Solid StainSlate GrayWood T&G Ceilings Cabot Semi-Tranparent StainNewburyport BlueWood Doors and Jambs Paint: Sherwin Williams Surf Green 6473Vinyl windows & Exterior doorsJeld - Wen - BronzeOrnamental Wrought IronBASIS FOR DESIGN Villages at Palms, San Luis Obispo, CA - Material BoardMP 110MP 23MP 104 MP 106MP 96 MP 95MP 36 MP 10DECORATIVE ACCENT TILES DSAP Series -pledType street lightWidth25"Height18.5"Barcelona Type Wall Bracket arm 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 DESIGN Villages at Palms, San Luis Obispo, CA - Signage SSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWW SS SSSSSSSS WWWWWWWWWWWWWW SSWWWWWWWWWWWWW STOPSTOPWW S S SSSSS S7.4%230235230240 245245250255 232230225225230 235235236235.71 FS235.05 FS234.98 FS235.00 FS(233.9 FS)(232.1 FS)231.99 FS233.18 FS233.75 FS234.34 FS234.59 FS235.00 FS233.83 FS234.66 FS(235.5 TC)(235.0 FL)235.00 FS234.14 FS233.70 FS(235.5 FS)235.18 FS234.86 FS232.17 FS(237.5 FS)237.22 FS237.52 FS239.72 FS240.00 FS240.00 FS239.40 FS239.80 FS240.00 FS239.88 FS240.29 FS240.07 FS238.80 FS239.26 FS240.16 FS241.41 FS239.73 FS239.69 FS240.00 FS240.00 FS239.85 FS239.44 FS239.21 FS(235.7 TC)(235.2 FL)235.64 FS234.71 FS235.00 FS234.55 FS235.00 FS234.78 FS(232.9 FG)(232.7 FG)(232.4 FG)(233.7 FG)(231.9 FG)233.07 FS233.08 FS234.14 FS239.37 FS239.66 FS(235.1 FG)(235.6 FS)(233.3 FS)(248.5 FS)234.43 FS234.96 FS234.41 FS234.17 FS234.37 TC233.98 FS233.90 FS234.42 FS234.66 FS234.23 FS239.52 FS239.66 FS239.53 FS(235.2 FG)234.55 FS234.30 FS237.36 FS(250.9 FS)235.39 FS235.12 FS234.86 FS(235.8 FS)(235.8 FS)(231.8 FS)234.29 FS(238.5 FG)(239.6 FG)(238.2 FG)(238.2 FG)(241.8 TC)(241.3 FL)(241.1 TC)(240.6 FL)(241.2 FS)(241.9 FS)(241.7 TC)(241.2 FL)(241.2 TC)(240.7 FL)241.55 FS241.62 FS235.18 FS235.16 FS234.86 FS(238.0 TC)(237.5 FL)(240.6 TC)(240.1 FL)240.38 FS239.95 FS240.52 FS(240.8 FS)240.60 FS240.60 FS239.51 FS240.68 FS233.86 FS240.09 FS0.2%2.7%2.0%0.6%4.0%3.4%1.7%4.4%0.7%2.0%1.6%1.5%1.3%1.5%1.5%0.5%0.4%1.2%0.3%4.1%3.4%4.7%4.2%4.0% 1 . 5% 2.0%2.0%1.8%2.0%0.5%2.0% 3.0% 2.0%2.4%4.5%1.0%2.1%1.5%1.3%1.6%1.5%1.5%0.5%1.5%251.10 FS250.05 FS249.46 FS(238.9) RIM(226.9) INV240.70 SMH227.96 INV246.63 SMH241.83 INV(244.2 FS)(247.2 FS)(251.4 FS)(241.9 FS)241.7 FG235.60 INV234.63 INV234.04 INV229.50 INVProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181183 - Village at Palms 24 Unit (Civil) - Smith\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-1.0, Jan 27, 2021 1:20pm, Sarah Phone Ext.:Phone Ext.:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&Vance ENGINEERIN G, IN C. 1413 Monterey Street San Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.com C I V I L S T R U C T U R A LSheet Size:24 x 36THE VILLAGE AT THE PALMS 55 BROAD ST SAN LUIS OBISPO, CA 93405JMACEF11.20.2020181183GRADING ANDUTILITY SHEETC-1.01.2.3.4.5.156149N0202040HORIZONTAL SCALE: 1" = 20' 57,000 SF DISTURBED AREA (SWPPP REQUIRED)EARTHWORK:1575 CY CUT620 CY FILL7.0' MAX CUT13.0' MAX FILLLID STORMWATER REQUIREMENTS, TIER 4PROJECT UTILIZES:·DISCONNECTED DOWNSPOUTS·PERVIOUS PAVINGBUILDING B252.0' FF - 2ND LEVEL240.0' FF - 1ST LEVELBUILDING A235.0' FFSITE CONSTRUCTION NOTES:SIDEWALK UNDERDRAIN PER CITY OF SANLUIS OBISPO STANDARD 3410.DRIVEWAY PER SAN LUIS OBISPO CITYSTANDARD 2110, 2120 AND 2130.PROPOSED 2' MAX SEAT WALLEXISTING 6' STUCCO SITE WALL TO REMAINPROPOSED 3' MAX RETAINING WALLEXISTING DRIVEWAY TO BE REMOVEDEXISTING POWER POLE TO REMAINEXISTING AC PAVEMENT AND AC DIKEEXISTING PARKING LOT TO BE REMOVEDEXISTING TREES TO REMAIN, SEE SHEETC-0.0EXISTING TREES TO BE RELOCATED, SEESHEET C-0.0PROPOSED DOMESTIC WATER LINEPROPOSED FIRE LINE WITH DCDAPROPOSED SEWER LINEPROPOSED SIGN PER ARCH ANDLANDSCAPE PLANS (TYP) HEIGHT ANDSETBACK AS NEEDED FOR SIGHT DISTANCEPROPOSED RAMPPROPOSE PERVIOUS PAVER SURFACEEXISTING BRIDGE TO BE PROTECTEDPROPOSED STAIRSPROPOSED TRASH ENCLOSURE WITHDRAIN TO LANDSCAPE AREAEXISTING FIRE LINE WITH BPF TO FH ONBUILDING A SITE AND EXISTING FIRE LINEWITH DCDA TO OAKSREMOVE AND REPLACE EXISTING ADACURB RAMP.PROPOSED BULBOUT WITH COORDINATIONWITH CITY TRAFFIC ENGINEERINGPROPOSED SIDEWALK PER CITYSTANDARDSREMOVE AND REPLACE CROSSWALKFLASHERSEXISTING TREE TO BE REMOVED, SEESHEET C-0.0PROPOSED PERVIOUS PATH PERLANDSCAPINGPROPOSED CONCRETE WALKWAYPROPOSED CURBPROPOSED GREASE INTERCEPTORPROPOSED F.O.G. AREA DRAIN TO SEWER.NOTE AREA TO HAVE SOLID ROOFINGPROPOSED 6' SITE WALL PER ARCHITECTPLANS1234567891011121314151617181920212223242526272829303132EXISTING EASEMENTSROAD AND UTILITY EASEMENT PER 1452 O.R. 52810' SEWER EASEMENT PER 1433 O.R. 12710' WATER PIPELINE EASEMENT PER 1333 O.R. 664AREA SUBJECT TO INUNDATION AND PUBLICDRAINAGE AND MAINTENANCE EASEMENT PER 24PM 88WATERLINE EASEMENT PER INST. 1999-054359, 54PM 796' BRIDGE EASEMENT PER 2018-02194810' SEWER EASEMENT PER 635 O.R. 17310' SEWER EASEMENT PER 1341 O.R. 99.84' TREE EASEMENT PER SL 96-1576' PUBLIC UTILITY EASEMENT PER SL 96-157PARKING AGREEMENT PER 1997-059991 TO BEADJUSTEDAPPROX. CL EX. STORM DRAIN AND CL EASEMENTPER 24 PM 88.123456789101112RAMONA DRIVEPALOMAR AVENUE (E) BUILDING"THE OAKS"(E) BUILDING"THE PALMS"(E) EAST GARDEN CREEKTYP.PEDESTRIAN IMPROVEMENT NOTE:PROJECT WILL BE REQUIRED TOIMPLEMENT THE PEDESTRIANIMPROVEMENTS IDENTIFIED IN THEANHOLM NEIGHBORHOOD GREENWAY.THESE IMPROVEMENTS ARE ELIGIBLEFOR TIF CREDITSAPN052-162-018APN052-162-021PROPERTY LINE NOTE:LOT LINES SHOWN HEREON PER SLOAL20-0002APN 052-162-022EX. CONC. PATHPRELIMINARY #:ARCH-0386-2020USE-0387-2020PDEV-0001-202110' YARD SETBACK LINE(E) FHCLCLPROPERTY LINEPROPERTY LINECL2224996611111010101010101312121314141515141588152131552234109151516161717172020871819232224241425(E) BUS SHELTER1410EX. 6"STORMDRAINOUTLETEX. 36"STORMDRAINOUTLETEX. 6"STORMDRAINOUTLET(E) CULVERT UNDER RAMONA DRIVE(E) 10" C.I.P.(E) 10" V.C.P.(E) 6" V.C.P. SS(E) 10" CIPP SS(E) 10" V.C.P.(E) 6" C.I.P.(E) BUS STOP MOBILITY LANDING AREA29282727272729292929282817PLPLPLPL333020' CREEK SETBACK20' CREEK SETBACK311111124234.5 INV SMH226.67 INV SS32229.0 INV230.1 INV235.2 NG MAX232.0 NG MIN238.6 NG MIN242.0 NG MAXSEE LANDSCAPE PLANEDGE OFCOVEREDDROP OFF10' INTERIOR SIDEAND REAR SETBACK10' SIDE YARDSETBACK LINE228.6 INV230.6 INVDEVELOPMENTENVELOPE(TYP)(E) 6' WOOD FENCETO REMAINSEWER GENERATION TABLEAVERAGE DRY-WEATHERFLOW (ADWF) gpdPEAKING FACTOR (PERCITY OF SLO DESIGNSTANDARD 7.1.1)PEAK DRY-WEATHERFLOW (PDWF) gpdBUILDING AMULTI-FAMILYRESIDENTIAL UNITS5456704.3624728.52COMMERCIAL SPACEAREA (sq.ft.)46332785.891639.03TOTAL594826367.55BUILDING BMULTI-FAMILYRESIDENTIAL UNITS2223104.7711021.08COMMERCIAL SPACEAREA (sq.ft.)37892286.021367.67TOTAL253812388.75PROJECTTOTAL848638756.302626PDA NOTE:ALL SETBACK LINES SHOWN ARE PER R-4 ZONE PER CITY OF SLO 2019 ZONINGORDINANCE. MODIFICATIONS FOR PROPOSED NON-CONFORMING BUILDING ANDSITE IMPROVEMENTS ARE REQUESTED VIA PLANNED DEVELOPMENT AMENDMENTPDEV-0001-2021. WWWWW WWWWWWWWWWW WWWWWWWWWSTOPSTOPSTOPSTOPFire TruckFire TruckFire TruckFire Truck37.969.1319.58Fire TruckOverall Length37.960ftOverall Width8.170ftOverall Body Height10.432ftMin Body Ground Clearance0.862ftTrack Width8.000ftLock-to-lock time4.00sMax Wheel Angle45.00°360.110.5204.2GarbageOverall Length36.100ftOverall Width8.000ftOverall Body Height12.272ftMin Body Ground Clearance0.961ftTrack Width8.000ftLock-to-lock time4.00sWall to Wall Turning Radius46.500ftSDWWWWW STOPSTOPSTOPSTOPSDSDGarbage Garbage Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181183 - Village at Palms 24 Unit (Civil) - Smith\02_Working Drawings\Preliminary\02_ONSITE\CIRCULATION SHEET.dwg, C-1.1, Jan 27, 2021 12:57pm, Sarah Phone Ext.:Phone Ext.:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&Vance ENGINEERIN G, IN C. 1413 Monterey Street San Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.com C I V I L S T R U C T U R A LSheet Size:24 x 36THE VILLAGE AT THE PALMS 55 BROAD ST SAN LUIS OBISPO, CA 93405JMACEF8/7/2020181183PRELIMINARY SITECIRCULATION PLANC-1.1111/23/20202.3.4.5.156149TRUCK DIMENSIONSNTSSITE PLAN - FIRE TRUCK CIRCULATIONTRUCK DIMENSIONSNTSSITE PLAN - GARBAGE TRUCK CIRCULATIONN0404080HORIZONTAL SCALE: 1" = 40' RAMONA DRIVEPALOMAR AVENUE BROAD STREETRAMONA DRIVEPALOMAR AVENUE BROAD STREET MEINECKE AVEMEINECKEAVE(E) FH(E) FH(E) FH26'COVERED DROP OFF AREA14' x 26' CLEAR PROVIDEDEXISTING FIRE LANE(NO PARKING)CURBS PAINTED RED(E) FH AND FDC TOBE RELOCATED TOSOUTHEAST(E) FH(E) FH(E) FDC AND BFP(E) FHFIRE ACCESS NOTES:1. ADDRESS NUMBERS (BY OTHERS) - (MIN 8” HIGH BY 1” STROKE WIDTH ON CONTRASTING BACKGROUND).2. FINAL DESIGN FOR FIRE DEPARTMENT ACCESS SHALL BE IN ACCORDANCE WITH CHAPTER 5 ANDAPPENDIX D OF THE 2016 CALIFORNIA FIRE CODE (CFC). ACCESS ROADS SHALL BE ALL WEATHER ANDSUPPORT A 60,000 POUND FIRE APPARATUS. THE MAXIMUM ANGLE OF APPROACH AND ANGLE OFDEPARTURE SHALL BE LESS THAN 10%. THE MAXIMUM ROAD GRADES AND CROSS SLOPES SHALL BE LESSTHAN 15% AND 5% RESPECTIVELY.3. FINAL DESIGN FOR WATER SUPPLIES (BY OTHERS) SHALL BE IN ACCORDANCE WITH SECTION 507 OF THECFC AND PROVIDE THE REQUIRED FIRE FLOW DETERMINED BY USING APPENDIX B OF THE CFC. EXISTINGPUBLIC HYDRANTS, PRIVATE HYDRANTS, DOUBLE DETECTOR CHECK VALVES, AND FIRE DEPARTMENTCONNECTIONS, TO THE EXTENT KNOWN, ARE SHOWN HEREON.4. FINAL DESIGN FOR FIRE PROTECTION SYSTEMS (BY OTHERS) SHALL BE IN ACCORDANCE WITH THE CFCAND THE CBC AND SHALL INCLUDE AN APPROVED NFPA 13 FIRE SPRINKLER SYSTEM, AND NFPA 24 FIREMAIN, IF APPLICABLE. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION OR DEMOLITION SHALL BE INACCORDANCE WITH CHAPTER 34 OF THE CFC.5. FINAL DESIGN FOR FIRE DEPARTMENT ACCESS TO EQUIPMENT (BY OTHERS) SHALL SHOW CONTROLSFOR AIR-HANDLING SYSTEMS, AUTOMATIC FIRE-PROTECTION SYSTEMS, OR OTHER DICTION, SUPPRESSIONOR CONTROL ELEMENTS ARE IDENTIFIED FOR USE BY THE FIRE DEPARTMENT AND ARE LOCATED IN THESAME AREA WITH THE APPROPRIATE SIGNAGE STATING “FIRE SPRINKLER RISER” AND “FIRE ALARMCONTROL PANEL”. FIRE SPRINKLER RISERS SHALL BE LOCATED IN A ROOM WITH EXTERIOR DOOR ACCESSAND NEAR ELECTRICAL ROOM WITH A KNOX BOX ON THE OUTSIDE AND KEY TO THE ROOM.PROPOSED BLDGFIRE RISERPROPOSED BLDGFIRE RISERMAX15%249.5 FS(E) FH(E) FHONE WAYBUILDING BBUILDING ABUILDING BBUILDING A12'MIN.(P) 30' WIDE X 10' DEEP(3 BIN) CITY STD TRASHENCLOSURE (TYPE 1)(E) 11' WIDE X 6' DEEP(2 BIN) TRASHENCLOSURE WITHRECYCLE & F.O.G. (TOBE DEMOLISHED)(P) 34' WIDE X 10' DEEP(3 BIN) CITY STDTRASH ENCLOSUREWITH F.O.G. (TYPE 3)(E) GREASE INTERCEPTOR(E) GREASE INTERCEPTOR(E) 7' WIDE X 6' DEEP CMUTRASH ENCLOSURE WITHMETAL GATES(E) GREASE INTERCEPTOR(E) 6' WIDE X 8'DEEP "FENCED"TRASH BIN AREACOVERED DRIVE AISLE14' x 26' CLEAR PROVIDEDTYPE V-A CONSTRUCTION46'7" TALL3-STORY55'10" TALLROOF RIDGE ELEV. = 296.5'±4-STORY240.9 FSFIRE RISER ANDFIRE RISERACCESS PANELADDRESS SIGN FOR BUILDING AADDRESS SIGN FOR BUILDING APRELIMINARY #:ARCH-0386-2020243.4 FS256.1 FS(E) FIRE LINEBFP (TYP)THE OAKS61 BROAD STREETTHE PALMS55 BROAD STREETTHE OAKS61 BROAD STREETTHE PALMS55 BROAD STREETNOTE: ADDRESSSIGN LOCATIONFOR BLDG B TBDBY CITYEXISTING OR PROPOSED "RED"CURB OR STRIPING (TYP)KITCHENKITCHENNO KITCHEN(P) GREASE INTERCEPTORGARDEN CREEK73 BROAD STREETOLD GARDEN CREEKOLD GARDEN CREEK (E) STREET TREE 122 E. ARRELLAGA SANTA BARBARA 805 962 2746 CALIFORNIA 93101 SHEET PROJECT NO: THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. SHEET CONTENTS ISSUANCE OR REVISIONDATE:VILLAGE AT THE PALMS55 BROAD STREETSAN LUIS OBISPO, CALIFORNIA9923 E0.1 GENERAL NOTES, SYMBOLS & DETAILS ACCESSIBILITY NOTES Installation of switches, outlets and controls to reflect the accessibility requirements of the 2016 accessibility codes 1. CBC 11B-308.1.1 Electrical controls and switches intended to be used by the occupant of a room or area shall be located within the allowable reach ranges. Low reach shall be measured from the bottom of the outlet box and high reach is measured to the top of the outlet box. 2. CBC 11B-308.1.2 Electrical receptacle outlets on branch circuits of 30 amperes or less and communication system receptacles shall be located in the allowable reach range. Low reach shall be measured from the bottom of the outlet box and high reach is measured to the top of the outlet box. 3. CBC 11B-308.2.1 High forward reach that is unobstructed shall be 48 inches maximum and the low forward reach shall be 15 inches minimum above finish floor or ground. 4. CBC 11B-308.2 Forward Reach Obstructed - Electrical receptacle outlets shall be located no more than 44 inches measured from the top of the receptacle outlet box when the obstruction is over 20” and does not exceed 25”. When the depth is less than 20” height can be increased to 48”. (desk counters) 5. CBC 11B-308.3 Side Reach Obstructed - Electrical receptacle outlets shall be located no more than 46 inches measured from the top of the receptacle outlet box when the obstruction is over 10” and does not exceed 24”. When the depth is less than 10” height can be increased to 48”. 6.Overhang light fixtures or wall fixtures projecting more than 4” from the wall surface shall be a minimum of 80” above the walking surface.\\jmpe.sharepoint.com@SSL\DavWWWRoot\sites\DWG\Shared Documents\DWG\2020 DWGS\20419\20419 E0.1.dwg, 10/1/2020 10:17:44 AM, DWG To PDF.pc3 OUTDOOR PATIO RAMONA DRIVE BUILDING B (PARKING)PALOMAR AVESOUTH BRIDGE EDGE OF EXISTING AC PAVING AND NEW FLOOD PLAIN LINE BRIDGE FLOOD PLAIN LINE THE OAKS CREEK SETBACK 61 BROAD ST. 3-STORY BUILDING AREA: 8,750 SF APN: 052-162-018 WATERLINE EASEMENT TRASH &RECYCLING(N) CONCRETE ACCESABLE RAMP PROPERTY LINE PROPERTY LINEproposed entry to 2nd floor WATERLINE EASEMENT new entry83 SF ELEVATOR 233 SF TERRACE 160 SF STAIRS B 18(N) CON C R E T E ACCES A B L E R A M P ENTRY6 8111417AUTOMATED PARKL IFTSYSTEM (E) WALL TO REMAIN SURV E Y E D T O P OF CR E E K B A N K CREEK SETBACK 20' MI N.20' MIN. PROPERTY SIGNAGE PROPERTY SIGNAGE EV CHARGING STATIONS cccccccc ccccccc(TYP.) entire area to north of red line removed pavement and replaced with pavers, concrete where covered BICYCLES outdoor bench outdoor bench removed pavement and replaced with pavers DDCV Fire sprinkler riser & Fire alarm control panel PERMEABLE WALKWAY BICYCL E S outdoor bench outdoor bench PERMEABLE WALKWAY PERMEABLE WALKWAY 42" PATIO WALL, TYP. ONE WAY TOP OF CREEK BANK PER SURVEY TOP OF CREEK BANK PER SURVEY EXISTING BUILDING EXISTING BUILDING COVERED DROPOFF (E) PARKING AT GRADE EXIST. A.C. DRIVEWAY THE PALMS16 11612new entry 61013 14278 SF STAIR 1 222527127 PARKING SPACES ccMOTORCYCLE PARKING MOTORCYCLE PARKING PROPOSED SITE WALL (TYP.) PROPOSED SITE WALL removed pavement and replaced with pavers,TRASH &RECYCLINGMOTORCYCLE PARKING BICYCLES 20Fire sprinkler riser & Fire alarm control panel under stairc 122 E. ARRELLAGA SANTA BARBARA 805 962 2746 CALIFORNIA 93101 SHEET PROJECT NO: THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. SHEET CONTENTS ISSUANCE OR REVISIONDATE:VILLAGE AT THE PALMS55 BROAD STREETSAN LUIS OBISPO, CALIFORNIA9923 E0.2 SITE LIGHTING PLAN EXTERIOR LIGHT POLLUTION MUST COMPLY WITH CGC SECTION 5.106.8 ALL LIGHT FIXTURES ARE DARK SKY COMPLIANT OUTDOOR PATIO RAMONA DRIVE BUILDING B (PARKING)PALOMAR AVESOUTH BRIDGE EDGE OF EXISTING AC PAVING AND NEW FLOOD PLAIN LINE BRIDGE FLOOD PLAIN LINE THE OAKS CREEK SETBACK 61 BROAD ST. 3-STORY BUILDING AREA: 8,750 SF APN: 052-162-018 WATERLINE EASEMENT TRASH &RECYCLING(N) CONCRETE ACCESABLE RAMP PROPERTY LINE PROPERTY LINEproposed entry to 2nd floor WATERLINE EASEMENT new entry83 SF ELEVATOR 233 SF TERRACE 160 SF STAIRS B 18(N) CON C R E T E ACCES A B L E R A M P ENTRY6 8111417AUTOMATED PARKL IFTSYSTEM (E) WALL TO REMAIN SURV E Y E D T O P OF CR E E K B A N K CREEK SETBACK 20' MI N.20' MIN. PROPERTY SIGNAGE PROPERTY SIGNAGE EV CHARGING STATIONS cccccccc ccccccc(TYP.) entire area to north of red line removed pavement and replaced with pavers, concrete where covered BICYCLES outdoor bench outdoor bench removed pavement and replaced with pavers DDCV Fire sprinkler riser & Fire alarm control panel PERMEABLE WALKWAY BICYCL E S outdoor bench outdoor bench PERMEABLE WALKWAY PERMEABLE WALKWAY 42" PATIO WALL, TYP. ONE WAY TOP OF CREEK BANK PER SURVEY TOP OF CREEK BANK PER SURVEY EXISTING BUILDING EXISTING BUILDING COVERED DROPOFF (E) PARKING AT GRADE EXIST. A.C. DRIVEWAY THE PALMS16 11612new entry 61013 14278 SF STAIR 1 222527127 PARKING SPACES ccMOTORCYCLE PARKING MOTORCYCLE PARKING PROPOSED SITE WALL (TYP.) PROPOSED SITE WALL removed pavement and replaced with pavers,TRASH &RECYCLINGMOTORCYCLE PARKING BICYCLES 20Fire sprinkler riser & Fire alarm control panel under stairc 122 E. ARRELLAGA SANTA BARBARA 805 962 2746 CALIFORNIA 93101 SHEET PROJECT NO: THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. SHEET CONTENTS ISSUANCE OR REVISIONDATE:VILLAGE AT THE PALMS55 BROAD STREETSAN LUIS OBISPO, CALIFORNIA9923 E0.3 SITE LIGHTING PHOTOMETRIC PLAN \\jmpe.sharepoint.com@SSL\DavWWWRoot\sites\DWG\Shared Documents\DWG\2020 DWGS\20419\20419 E0.3.dwg, 10/1/2020 9:41:01 AM, DWG To PDF.pc3 122 E. ARRELLAGA SANTA BARBARA 805 962 2746 CALIFORNIA 93101 SHEET PROJECT NO: THIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED. SHEET CONTENTS ISSUANCE OR REVISIONDATE:VILLAGE AT THE PALMS55 BROAD STREETSAN LUIS OBISPO, CALIFORNIA9923 E0.4 EXTERIOR LIGHT FIXTURE CUT SHEETS \\jmpe.sharepoint.com@SSL\DavWWWRoot\sites\DWG\Shared Documents\DWG\2020 DWGS\20419\20419 E0.4.dwg, 10/1/2020 10:19:57 AM, DWG To PDF.pc3