HomeMy WebLinkAboutItem 4a - ARCH-0386-2020_Applicant PresentationPROJECT 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 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 PROJECTA4.11 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 AVEEXISTING BRIDGEBRIDGEWATERLINE EASEMENTTHE OAKSTHE PALMS61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018EXISTINGBUILDINGEXISTINGBUILDINGTRASH & RECYCLINGA1.11AC DRIVEWAYAC DRIVEWAYAC PARKINGGARDEN CREEKBROAD STREET22' - 2 3/4"21' - 0"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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923MASTER SITE PLANMASTER SITE PLANN0'16'32'64'SCALE 1/32" = 1'-0VILLAGE AT THE PALMSSTUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37BUILDING A:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:BUILDING A TOTAL:STUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - 11 - 11BUILDING B:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 224TH FLOORTOTAL:BUILDING TOTAL:PROJECT SITE55 BROAD ST. SAN LUIS OBISPO, CA.VICINITY MAP.A1.0
7' - 0"SEATTINGAREATO P O F C R E E K20' FR O M C R E E K S E TB A C K
ADD 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 E E K
SETBACK10' - 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923EXHIBIT INDICATING EXCEPTION FOR ADDITIONALTHIRD STORY SETBACKEXHIBIT INDICATING EXCEPTION FORADDITIONAL THIRD STORY SETBACKA1.2
OUTDOORPATIOEXISTINGBUILDINGEXISTINGBUILDINGCOVEREDDROP-OFFRAMONA DRIVEBUILDING B(PARKING)PALOMAR AVESOUTH BRIDGEEDGE OF EXISTING AC PAVING AND NEW FLOOD PLAIN LINE10'-0" WATER PIPELINE EASEMENTFLOOD PLAIN LINETHE OAKSCREEK SETBACK61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018WATERLINE EASEMENTTRASH & RECYCLING(E) PARKINGAT GRADEEXIST. A.C. DRIVEWAYTHE PALMS(N) CONCRETE ACCESSIBLE RAMP14
17' - 0"2' - 0"A2.51A2.52A2.61A2.62A3.11A3.221 6 12
6' - 11 1/2"PROPERTY LINEPROPERTY LINEproposed bridgeentry to 2nd floornew entryWATERLINE EASEMENTnew entry37983 SFELEVATOR229 SFTERRACE160 SFSTAIRS B272 SFSTAIR 1182326(N) CONCRETE ACCESSIBLE RAMPENTRY1
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S Y S T E M (E) WALLTO REMAIN2A4.31A4.3SURVEYED TOP OF CREEK BANKCREEK SETBACK20' MIN.20' MIN.PROPERTYSIGNAGEPROPERTYSIGNAGE24' - 0"EV CHARGING STATIONS26 PARKING SPACESccccccccc
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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"16' - 10 1/2"38' - 8"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"MOTORCYCLEPARKINGMOTORCYCLEPARKING26' - 1"22' - 6 3/4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ENLARGED CONCEPT SITE PLANENLARGED CONCEPT SITE PLANN0'8'16'32'SCALE 1/16" = 1'-0A1.1
158 SFLAUNDRY390 SFACTIVITIES209 SFSTAIR 2712 SFDININGROOM436 SFKITCHEN44 SFLINEN54 SFJAN.300 SFPRIVATEDINING32 SFDRY STORE38 SFFREEZE32 SFREF.391 SFSTUDIO A549 SF1BEDROOMA1449 SFCORRIDOR565 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"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 AN0'4'8'16'SCALE 1/8" = 1'-0A2.1
STAIR 225246 SFMEDICALTECHS265 SFARTSTUDIO165 SFSTAIR 1ELEV72 SFMEN'S RR72 SFWOMEN'SRR188 SFLIFEENRICHMENT126 SFSTORAGE628 SFMULTIPURPOSE101 SFMEDOFFICE939 SF2BEDROOMA363 SFSTUDIO A362 SFSTUDIO A582 SF1BEDROOMA391 SFSTUDIO A579 SF1BEDROOMA642 SF1BEDROOMA549 SF1BEDROOMA594 SF1BEDROOMA562 SF1BEDROOMA562 SF1BEDROOMA565 SF1BEDROOMA578 SF1BEDROOMA757 SF2BEDROOMA1693 SFCORRIDOR7' - 0"7' - 0"SEATINGAREA1A2.6s369 SFSTUDIO ATO P O F C R E E K20' FR O M C R E EK SE TBA C K PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning 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 AN0'4'8'16'SCALE 1/8" = 1'-0A2.2
MEDIAROOM3672 SFMEN'S RR72 SFWOMEN'SRR188 SFSTAFFBREAKROOM209 SFSTAIR 2165 SFSTAIR 1ELEV125 SFKITCHEN39 SFSTORAGE579 SF1BEDROOMA562 SF1BEDROOMA562 SF1BEDROOMA593 SF1BEDROOMA549 SF1BEDROOMA642 SF1BEDROOMA757 SF2BEDROOMA578 SF1BEDROOMA565 SF1BEDROOMA362 SFSTUDIO A363 SFSTUDIO A369 SFSTUDIO A939 SF2BEDROOMA582 SF1BEDROOMA391 SFSTUDIO A1613 SFCORRIDOR7' - 0"SEATINGAREA2A2.6s1A2.6sTO P O F C R E E K20' FR O M C R E E K S E TB A C K
ADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEFIREPLACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning 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 AN0'4'8'16'SCALE 1/8" = 1'-0A2.3
2A2.6s1A2.6sFLAT ROOF TO VISUALLY SCREENMECHANICAL EQUIPMENTSTO P O F C R E E K20' FR O M C R E E K S E TB A C K
ADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE 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"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)
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
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 resubmittal11/12/2021 ARC review response VILLAGE 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 B575 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 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 BNA2.7
272 SFSTAIR 1160 SFSTAIRS BELEVATOR229 SFTERRACE575 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 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 BNA2.8
513 SFTERRACESTAIRS B627 SF1BEDROOMB630 SF1BEDROOMB625 SF1BEDROOMB625 SF1BEDROOMB623 SF1BEDROOMB614 SF1BEDROOMB614 SF1BEDROOMB614 SF1BEDROOMB613 SF1BEDROOMB612 SF1BEDROOMB674 SF1BEDROOMB83 SFELEVATOR235 SFSTAIRS B 194 SFSTORAGE86 SFSTORAGE90 SFSTORAGE283 SFSTORAGE2184 SFLOUNGE1A3.2s2A3.2s229 SFTERRACE0'4'8'16'SCALE 1/8" = 1'-0ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINE1 0 ' - 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 BNA2.9
229 SFSTAIRS B627 SF1BEDROOMB630 SF1BEDROOMB625 SF1BEDROOMB626 SF1BEDROOMB623 SF1BEDROOMB612 SF1BEDROOMB613 SF1BEDROOMB614 SF1BEDROOMB614 SF1BEDROOMB614 SF1BEDROOMB674 SF1BEDROOMB54 SFBALCONY57 SFBALCONY96 SFSTAIRS B 153 SFBALCONY53 SFBALCONY94 SFSTORAGE86 SFSTORAGE90 SFSTORAGE283 SFSTORAGE948 SFLOUNGE1A3.2s2A3.2sELEVATOR49 SFBALCONY1A4.4ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSET BACKPROPERTY LINE0'4'8'16'SCALE 1/8" = 1'-010' - 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 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 resubmittal11/12/2021 ARC review response VILLAGE 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"EP1D5059480A80A80A80A55DEP19494949494TO PROPERTY LINE17' - 1" TO PALOMAREP4EP1EP5EP4( or 240'-0" survey point)( or 293' -4" survey point)C4C42ND 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 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
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 TextEP1ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5SHERWIN WILLIAMSMEDICI IVORY 7558 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7SHERWIN WILLIAMSBILTMORE BUFF SW 7691 PLASTER BODY,FINE SAND FINISHEP8(TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 240.3AVERAGE 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 resubmittal11/12/2021 ARC review response VILLAGE 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"6' - 11"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 BANKPARKING48' - 0"OLD GARDENCREEK20' MIN.CREEKSETBACK20' MIN.CREEKSETBACKTOP OF RIDGE A45' -3"TOP OF RIDGE B58' -4"5' - 7 3/4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTIONSOVERALL SITE SECTIONSSECTION A NORTH OF THE BRIDGESCALE 3/32" = 1'-0"SCALE 3/32" = 1'-0"A4.3SECTION B / ELEVATION SOUTH OF THE BRIDGE
1BEDROOMBCORRIDOR1BEDROOMB1BEDROOMB1BEDROOMB?1BEDROOMACORRIDORWOMEN'SRR2BEDROOMA2BEDROOMALIFEENRICHMENTWOMEN'SRRCORRIDOR1BEDROOMAproperty lineRESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"PALOMAR AVE.APPROVEDSTUDENT HOUSINGBUILDINGEXISTING TREESEXISTINGBUILDINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTION RELETIVE TO THE NEXTDOOR BUILDINGOVERALL SITE SECTION RELETIVE TOTHE NEXT DOOR BUILDINGA4.4OVERALL 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 resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVEILLUSTRATION -VIEW FROM RAMONADRIVEA4.5VIEW 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 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 SIGNAGEA4.6VIEW 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.VILLAGE 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
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 EASTA4.7VIEW ON BUILDING A FROM SOUTH EAST
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 BA4.8VIEW ON THE MAIN ENTRANCE ON BUILDING B
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 BA4.9VIEW FROM PALOMAR AVENUE ON BUILDING B
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 PROJECTA4.10OVERALL VIEW OF THE PROPOSED PROJECT
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.A4.11OVERALL VIEW ON THE PROPOSED PROJECT FROM RAMONA DR AND PALOMAR AVE.
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)240' - 0"1ST FLOOR (BUILDING B)240' - 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.VILLAGE 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 TRELLISSYSTEMWOODEN 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 TRELLISSYSTEM6
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.3' - 0"CEMENTMORTAR CAPPROJECT 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.VILLAGE 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: 1/2" =1'-0" 5SCALE: 1/2" =1'-0" 41&2 PROPERTY SIGNAGE ELEVATION, TYP.PROPERTY SIGNAGE ELEVATION 3NEW SITE WALL3. OFF PALOMAR PARKING ENTRY -
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 DESIGNM-1
Villages at Palms, San Luis Obispo, CA - Material BoardMP 110MP 23MP 104 MP 106MP 96 MP 95MP 36 MP 10DECORATIVE ACCENT TILESM-2
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 DESIGNM-3
Villages at Palms, San Luis Obispo, CA - SignageM-4
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\PRELIM TREE REMOVAL SHEET.dwg, C-0.0, Nov 15, 2021 11:42am, 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 93405JMACEF11.20.2020181183PRELIMINARY TREEREMOVAL PLANC-0.0110/12/2021211/12/20213.4.5.156149N0101020HORIZONTAL SCALE: 1" = 10' RAMONA DRIVEPALOMAR AVENUE
BROAD STREETLUNETA DRIVE(E) BUILDINGTHE PALMS(E) BUILDINGTHE OAKS(E) BUILDINGGARDEN CREEKEX. 6'-8' PALM TREETO BE RELOCATEDOUT OF PROPOSEDWALKWAYTOP OF CREEK BANKNOTES:1.NO TREES BELOW THE TOP OF CREEK BANK WILL BE REMOVED WITH THISPROJECT.2.ANY EXISTING "STREET TREES" THAT ARE REMOVED WITH THIS PROJECTWILL BE REPLACED TO SATISFACTION OF THE CITY.3.THE FOUR EXISTING, VERY TALL, PALM TREES, IN THE EASTERLY PARKINGARE WILL BE RELOCATED.4.SEE LANDSCAPING PLAN FOR ALL PROPOSED NEW PROJECT PLANTINGS ANDADDITIONAL STREET TREES IN FRONTAGE.TOPOGRAPHIC INFORMATION DISCLAIMER:INDIVIDUAL TREE TRUNK LOCATIONS AND SIZES ARE FROM WALLACE GROUP SURVEY DRAWINGS AND ENTITLEMENT DOCUMENTS DATED BETWEEN1996 AND 2002. THE "CLOUD" TREE LINE INFORMATION WAS SUPPLEMENTED FROM GOOGLE EARTH AREAL IMAGERY. GOOGLE EARTH STREET VIEW.PHOTOS FROM 3 SEPARATE SITE VISITS WERE ALSO UTILIZED TO COMPILE THE INFORMATION SHOWN HEREON. ALL INFORMATION SHOULD BEVERIFIED BY THE CITY ARBORIST AND ADDITIONAL RECOMMENDATIONS MADE DURING REVIEW OF FINAL CONSTRUCTION DOCUMENTS.NESTING BIRDS NOTE:TO AVOID DIRECT IMPACT TO NESTING BIRDS, ANY PROPOSED TREE REMOVALOCCURRING BETWEEN FEB 1 AND SEPT 15 SHALL REQUIRE A PRE-ACTIVITYSURVEY FOR ACTIVE NESTS BY A CITY APPROVED QUALIFIED BIOLOGIST.EX. 24" PINE TREE TO BEPROTECTED IN PLACETREE PRESERVATION NOTE:THE CITY ARBORIST SHALL BE CONTACTED TO REVIEW THE PROPOSED TREEREMOVALS. A TREE REMOVAL PERMIT IS REQUIRED PRIOR TO BUILDING PERMITISSUANCE FOR ALL TREE REMOVALS OR A DEMOLITION PLAN SHALL BE PREPAREDSHOWING TREE PRESERVATION MEASURES ON THE PERMIT DRAWINGS.SEE LANDSCAPE PLANS FORADDITIONAL STREET TREESTO BE PLANTED IN STREETYARD SETBACK AREA (TYP)SEE LANDSCAPE PLANS FORADDITIONAL STREET TREESTO BE PLANTED IN STREETYARD SETBACK AREA (TYP)EX. STREET TREES TO BEREMOVED AND REPLACEDEX. 50' PALM TREESTO BE REMOVED2-14" PALMSEX. 50' PALM TREESTO BE REMOVED2-14" PALMSEX. 6-9"BRISBANEBOX TREESTO BEREMOVEDLEGEND: TREES TO BE REMOVED, REPLACED WITH COASTLIVE OAK TREES AROUND SITE, SEE LANDSCAPEPLAN SHEET L-1 (6 TOTAL) TREES TO BE REMOVED AND REPLACED WITHEVERGREEN PEAR TREES, SEE LANDSCAPE PLANSHEET L-1 (3 TOTAL)
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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.
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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 Radius46.500ftWWWWW STOPSTOPSTOPSTOPGarbage
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, Nov 15, 2021 9:55am, 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-1.1111/23/2020211/12/20213.4.5.156149TRUCK 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) DRIVEWAY TO BEABANDONED AND PROPOSEDTO AN UPGRADED BUS STOP(E) DRIVEWAY TO BEABANDONED AND PROPOSEDTO AN UPGRADED BUS STOP
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(E)ST TT EE
NEWSTREE
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NEW STREET
(E) ST
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OLD GARDEN CREEK F MA FLOOD ZONE
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EXIST\!NG ROSE GA.�E#l�I" TO BE\�RESERVED 2Jl , ,1t:::,�1JR REUilCATED � ,,,
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20' CREEK SETBACK
BUILDING B
RELOCATE & ffi (2) EXISTING 6'-8' --...,1.ijQUEEN PALMS TO THIS LOCATION
NORTH
Jim Burrows
Landscape Architecture
979 Osos Street, Suite 86
San Luis Obispo, CA 93401
(805)439-3209 • www.jbla-slo.com& 11/11/2021 Update per ARC comment�)sTREE ffi 10/11/2021 Update per tree removal plan andDATE: 01/27/2021 JBLA#20-107
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EXISTING FAN PALMS TO REMAIN (TYPICAL)
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Tree List
BOTANICAL NAME COMMON NAME ·wucoLsRATING
STREET TREES Per City of San Luis Obispo "Street Tree-Major Streets" List (Standard Drwg. 8020)
MAGNOLIA GRANDI FLORA 'MAJESTIC BEAUTY'/ 'MAJESTIC BEAUTY' MAGNOLIA M
PLATANUS ACERIFOLIA 'BLOODGOOD'/ LONDON PLANE TREE M
PYRUS CALLERY ANA 'ARISTOCRAT' / 'ARISTOCRAT' PEAR M
Evergreen Shade Trees
ARBUTUS UNEDO / STRAWBERRY TREE
MAGNOLIA GRANDI FLORA 'LITTLE GEM' / 'LITTLE GEM' MAGNOLIA
QUERCUS AGRIFOLIA / COAST LIVE OAK
Palm Trees
SYAGRUS ROMANZOFFIANA / QUEEN PALM
WASHINGTONIA ROBUSTA / MEXICAN FAN PALM
Deciduous Shade Trees
LAGERSTROEMIA INDICA TUSCARORA' / CRAPE MYRTLE (CORAL PINK)
PISTACIA CHINENSIS / CHINESE PISTACHE
PYRUS CALLERYANA 'ARISTOCRAT'/ 'ARISTOCRAT' PEAR
PROPOSED TREES -Design Notes
ARBUTUS UNEDO STRAWBERRY TREE
Height: 20-35'; Spread: 20-35'; erect or spreading canopy.
Moderate growth rate (1-2' per year). Branch strength: strong. Drought tolerant.
Good parking lot tree (root intrusion: low). Resists oak root rot.
L
M
VL
L
L
L
L
M
WATER USE"
L
Evergreen. Flowers: showy white (Fall-Winter). Bark Striking Red Brown, Exfoliating or Smooth
Biogenic Volatile Organic Compounds emissions (BVOC): Low.
LAGERSTROEMIA TUSCARORA' TUSCARORA HYBRID CRAPE MYRTLE L
Height: 18-25'; Spread: 15-18'; upright form. Drought tolerant.
Moderate growth rate (2' per year). Powdery mildew resistant.
Good parking lot tree (root intrusion: low), Branch strength: medium.
Deciduous. Flowers: 4" clusters of showy pink or rose flowers (summer). Litter issue: dry fruit.
Biogenic Volatile Organic Compounds emissions (BVOC): Low.
MAGNOLIA GRANDI FLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA
Height: 20'; Spread: 10'; oval form, attractive large, white fragrant flowers.
Moderate growth rate (1' per year). Good parking lot tree (root intrusion: low). Resists oak root rot.
Evergreen. Drought tolerant.
MAGNOLIA GRANDI FLORA 'MAJESTIC BEAUTY' MAJESTIC BEAUTY MAGNOLIA
Height: 40-50', Spread: 20-25'; oval or conical form. Glossy, large, leathery leaves.
Attractive large, white fragrant flowers, blooms at young age. Branch strength: medium.
Fast growth (2-3' per year). Good parking lot tree (root intrusion: low). Susceptible to root fungus.
Evergreen. Litter issue: Leaves & dry fruit pods. Attracts birds.
M
M
Pl STACIA CHINENSIS CHINESE PISTACHE L
Height: 30-40' (rarely 60' locally), Spread: 30-50'. Good parking lot tree (root intrusion: low)
Slow to moderate growth. Resists oak root rot.
Deciduous. Fall color brilliant orange to red, reliable fall color. Drought tolerant.
PLATANUS ACERIFOLIA LONDON PLANE TREE M
Height: 40-80'; Spread: 30-40'.
Fast-growing. Resists oak root rot, tolerates any soil type, can have aggressive roots (root intrusion: high)
Deciduous. Handsome, large leaves and attractive bark and branching habit. Hardy.
PYRUS CALLERYANA 'ARISTOCRAT' ARISTOCRAT PEAR
Height: 30-40'; Spread: 20'; erect or spreading with high canopy.
Fast growth (2-3' per year). Branch strength: medium. Attractive upright branching structure
Deciduous. Flowers: showy white (Spring and Winter). Root intrusion: moderate.
Biogenic Volatile Organic Compounds emission (BVOC): Low.
M
QUERCUS AGRIFOLIA COAST LIVE OAK VL
Height: 20-70'; Spread: 30-80'. Dense, round crown.
Slow to moderate growth. Subject to oak root rot, can have aggressive roots (root intrusion: high).
Evergreen. Dense foliage. Extremely drought tolerant, California native. Litter issue: dry leaves & acorns
•WATER-USE EVALUATION OF PLANT MATERIALS
WATER USE OF PROPOSED PLANTS HAVE BEEN EVALUATED USING THE "WATER USE CLASSIFICATION
OF LANDSCAPE SPECIES" (WUCOLS IV, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION.)
BIOGENIC VOLATILE ORGANIC COMPOUNDS EMISSION (BVOC):
Biogenic Volatile Organic Compounds (BVOCs) emissions lead to fine particulate matter and ground-level ozone
pollution and may be harmful to human health. BVOCs are emissions from natural sources, such as plants and
trees. BVOCs emitted from plants are the dominant source of reduced carbon chemicals to the atmosphere and
are important precursors to the photochemical production of ozone and secondary organic aerosols. The
California Air Resources Board (CARB) estimates emissions of BVOCs from vegetation. Adopting proactive
management (e.g. adjusting tree species composition) can reduce 61 % of the BVOCs emissions and 50% of the
health damage related to BVOCs emissions by 2050.
References: https :/ /selectree.cal poly .ed u/
https://www.arb.ca.gov/ei/biogenicei.htm
https://www.nrs.fs.fed.us/units/urban/local-resources/downloads/vocrates.pdf
STREET TREE CALCULATION: Ramona Drive: 255 l.f. frontage + 35 ft. = 7 street trees required O existing trees + 7 new trees = 7 street trees total.
Palomar Avenue: 322 l.f. frontage+ 35 ft. = 9 Street trees required 8 existing trees + 3 new trees = 11 street trees total.
TREE SUMMARY: •STREET TREES11 new and 7 existing street trees = 18 street trees total(16 trees required, see calculation above)•RELOCAT ED PALM TREES2 Queen Palms to be relocate = 2 relocated palm trees•NEW PALM TREES14 new palm trees•NEW SHADE TREES15 new shade trees•
•
•
TOTAL TREES REMOVED6 trees to be removed per Tree Removal Plan, Sheet C-0.0 TOTAL TREES REMOVED & REPLACED3 trees to be removed and replaced with Evergreen Pear TOTAL NEW TREES44 Total new trees•REPLANTING RATIO= 4.9:1
& &
L-1
VILLAGE AT THE PALMS
RAMONA and PALOMAR
SAN LUIS OBISPO, CA
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.
OUTDOOR
PATIO
EXISTING
BUILDING
EXISTING
BUILDING
COVERED
DROPOFF
RAMONA DRIVE
BUILDING B
(PARKING)PALOMAR AVESOUTH
BRIDGE
EDGE OF EXISTING
AC PAVING AND
NEW FLOOD PLAIN
LINE
BRIDGE
10'-0" WATER
PIPELINE
EASEMENT
FLOOD
PLAIN LINE
SEWER
EASEMENT
THE OAKS
CREEK
SETBACK
61 BROAD ST.
3-STORY BUILDING
AREA: 8,750 SF
APN: 052-162-018
WATERLINE
EASEMENT TRASH &RECYCLING(E) PARKING
AT GRADE
EXIST. A.C. DRIVEWAY
THE PALMS
(N) CONCRETE
ACCESABLE RAMP161 1612PROPERTY LINE
PROPERTY LINEproposed entry
to 2nd floor
new entry
WATERLINE
EASEMENT new entry4811
1283 SF
ELEVATOR
233 SF
TERRACE
160 SF
STAIRS B
280 SF
STAIR 1
18222528(N) CON
C
R
E
T
E
ACCES
A
B
L
E
R
A
M
P
ENTR
Y168 111417AUTOMATED 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
28 PARKING SPACEScccccccc cc
ccccccccMOTORCYCLE PARKING
MOTORCYCLE PARKING
PROPOSED
SITE WALL
(TYP.)
PROPOSED
SITE WALL
(TYP.)
entire area to north of red
line removed pavement and
replaced with pavers,
concrete where covered
removed pavement
and replaced with
pavers,TRASH &RECYCLINGMOTORCYCLE PARKINGc c4cBICYCLES
BICYCLES
20outdoor
bench outdoor
bench, typ
outdoor
bench
removed pavement
and replaced with
pavers
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
83 SF
ELEVATOR
233 SF
TERRACE
160 SF
STAIRS B
280 SF
STAIR 1
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
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