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HomeMy WebLinkAboutItem 4a. 1422 Monterey St. (ARCH-0020-2022)_Project Plans_High QualityC/OS-40 C/OS-400 C/OS-40 PF M PF C/OS-160 C/OS-20 PF R-1 C/OS-40 PF C-R C/OS-40C/OS-40-PD PF C/OS-100 C/OS-40 R-2 R-1 R-4 O PF R-2-S C/OS-40 R-2 M-SP R-1 C-R C-T M C-R-SF R-2 R-1 R-1 R-1-PD C-S C/OS-20 R-1 R-1 R-1-SP R-1 C/OS-40 O-S R-1-SP R-1-S M C-C C-S-S R-1-S R-1 R-1 R-1-SP R-4 PF R-1 PF R-1 C-S C-S-S R-1 R-1 M-S C-T C-S-S-HR-1 R-2 PF O PF R-1 C-R-PD C-C-SF R-1 PF R-1-PD PF R-1 C-S R-3 C-S-SP O R-1 R-1 PF M-SP PF C-S-PD R-4 R-1 R-1 C/OS-10 M R-1 C-S-SP C-C R-1 R-4-PD R-4 C-S-SP R-2 C-T-S R-1-PD R-1 R-1-SP PF-SF O O M-M U O-PD R-1 R-1-PD C-C PF R-3 O R-1 M M-SP R-2 R-1 C-S-SP R-1 R-1-SP R-1-S C-S-S R-1 R-4 C/OS-40-SP R-1 O-PD R-1 R-2-SF O O PF C-T R-1 R-1 R-1 O-S C/OS-5 R-1-SP R-1 R-2-S R-2 R-1 R-1-SP R-1 R-1 PF BP-SP R-1-SR-1 C/OS-10 C-R R-1 R-1 R-1 R-1 C-S-MU R-1-SP R-1 C-R-MU R-1 R-1 C-S C/OS-20 O R-4 R-1 C-T-MU R-1 O R-1 R-1 R-1 R-1 R-1 R-1-SP R-1 R-1-SP R-1 O C-S-S R-1 M-SP C-S-S PF R-1 C/OS-40 C/OS-5 R-4 MM M-SP R-4 R-1-PD R-1-SP R-1 R-1-S C-C C-S-SP R-1 R-3 R-1 R-1 R-1 R-1 R-1 C-S R-4 R-1 PF-S R-1 R-1 R-3-PD R-1 C-T R-1 O O R-4 BP-SP R-2 R-1R-1 R-1 PF R-1 R-1 R-2 R-1 R-4 C-T-S R-1-S R-1-S R-3-PD C-S-S R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 O M-S R-4-SP R-2 R-1 R-1 C-S R-1-PD R-2-SP C-C R-1 R-1 R-1 PF PF O R-1 R-1 PF R-1 R-3-PD PF C-R-S R-1 R -1 -S P R-2-PD R-1 R-1 PF O R-2 R-3-PD R-2 O-S R-1 R-2 R-1 C-S-SP R-1 R-4 C-D R-1-SO O R-1 O R-3 O O R-1 R-1 R-4-PD R-1 O R-1 R-1 R-1 R- 2 -SR-1 R-1 C/OS-5 R-1 R-1 R-1 R-1 O R-2 R-1 R-3 R-1 R-1 R-1 C-S-H R-4 C/OS-5 O R-1 O R-2-PD R-1 R-2 R-1 R-1 R-1 R-1 R- 2 -SR-1 C/OS-10 R-1 R-1 R-3 C/OS R-4-SP R-1 R-1 R-1 R-1 R-4 C-S O R-1 R-1 R-1 R-3 R-3 O R-1 C-R-SO R-2-PD R-1 C-S-S R-1 R-2-PD R-1 R-1 R-1 R-1 R-1 R-1-S R-1 R-1 R-1-SP R-2 R-1 O O R-1 R-1 R-1 R-1 R- 2 -SR-1-S C-S-SP R-4 C-N-H-M U R-1 R-2 R-1 R-4 R-2 R-1 R-1 R-1 R-3-S R-4 C-S O R-2 R-1 C-T-S R-3 C/OS-SP R-1 C-D C-S-S O-PD R-1 R-1 C-S-H R-1 O R-1 R-2 PF R-2 R-3 R-1-PD R-3 R-1 C/OS-5 R-1 C-D R-1-PD O R-2 R-2 R-1 R-2-S R-2 R-1 R-3 C-T R-1 R-3 R-4 R-2-SP R-1 C/OS-40-SP R-1 C-N PF-H R-2 R-2 C/OS-10 R-1 C/OS-40-SPR-3-HO C-S C-S C-D R-1 C-R C-R C/OS R-2 C-T R-2 R-2 R-1 R-1 R-2 R-2 R-2 R-2 O R-2 R-2 R-1 R-2-SP R-1 O C-R R-1-PD R-1 R-2 R-1 R-1-PD R-2 R-2 C-C-SR-2 R-1 R-1 R-2 R-2-PD PF-H R-1-S R-1 O O O R-1 R-1 O R-4 R-1 R-3 R-2 R-2 R-1-S C-T R-1 R-2 R-2 R-2 C-R-PD R-1-S-2.5 R-2-H R-1 R-1 R-4 R-1 R-1 R-1 R-1 R-1 R-4 R-4 R-2R-1R-1 R-1 R-1-PD R-1 R-2 R-2 M R-4-PD R-2 R-3-S R-1 R-1 R-2R-3R-1 C-S-PDR-3-SR-1 C-T R-1-PD R-3-H R-1-PD O R-1 R-1 C-S-MU C-S-MU R-1 C-S-S C-D-H R-1 R-1-S R-2-SP R-3-H C-R O R-3 C-D-H C-S-MU C-R-MU R-3 C-S R-2-PD O R-2-SP R-1 R-2 R-1-PD-SP R-1 O-SP O O C-R C/OS-5R-3 R-2 R-4-S R-2 R-2 R-1-S R-1 R-1 R-3 R-3 R-2-SP R-4 R-4 R-2 R-1 C-S-PD R-2 C-S C-T R-2 R-1 R-2 R-3 R-2 R-1 R-2 C-T-S R-2 R-1R-1 R-1-PD R-4 R-2 R-3 C-R R-1-PD R-1 C-S-S O C-R R-2-SP C-D-S-H R-1-S R-4 R - 2 R-1-SP C-R R-1 M-PD PF-H R-2 R-1 C-C-SF R-4 C-D-H C-R R-2 R-2-SPF-SPR-1 R-3-PD R-2 O C-T C/OS C-S-MU C-T R-2-SP-PD C-S R-1R-2 R-2 C-S-HR-1-S P R-2-SR-2R-2 C-T R-2 R-4 O C-S-S-PD R-3 R-1 C-D-H R-2 C-D-H R-3-HPF R-1R-1 R-1R-1R -2-H PF O O R-1 R-2-S R-2 R -2-H R-3R-2C-D R-1 R-2 R-1-PD R-4 R-3 R-1 C-R R-1-SPC-DR-1-SP C-R R-1 R-1 C-D-H R-3 R-1 C-N O C-TR-2-S R-3-H C-D R-3 R-2 R-1 C-D R-2 C-S-PD C-T C/OS-5 O R-4-SP R-1 C-S R-3 C-N R-2R-1PF C-S R-2 R-3 R - 2 R-3-PD R-2 R-1 R-2 O R-3O R-2 PF PF-H PF-H C-D R-4 O-H R-2-H R-1 R-2-S R-2 R-2 C/OS-40 C-N R-1 C-N R-2 R-1C/OS-5C-S-H R-2-PD R-4-S R-1 R-3 O R-3 R-4 R-2 R-1-S-3.0 R-2 O-S R-3 R -2-H C-SR-1R-1 R -2-H C/OS -5 R -3-H R-3-H R-2 C/OS-10 PF-H R-1-PD C-TR-1-PD R-3 R-1 C-D-S-H R-1 R-2 C-S-PD C-D R-2-S R-2 R-1 C-R R-3-H R-3-H C-R-SF R-2 R-3 R-1-S OR-3-H R-2-PD R-1 PF C-S R-2-S R-2 R-1-SP R-1 R -2-H R-2-SPR-1R-2 R-1-S R-3 R-1R-4R-1 R-2 R-2-H R-2 C-S R-3-H R-1-SP R-4-H R-1 C-D-H R -2C-D C-D O-PD R-3-H R-1 C-D-H C-D-H R-3-H C-S-MU C- S - S F C/OS-10 R-2 R-1-S R-2 R-3-P D R-1 C-D-H C-D R-2-H R-1-S R-2-SP R-3 R-3-H R-2 C-D-H R-2 C/OS-5 O-H PF-S R-4-H C-S R-1 R-3-H C-N R-2-H R-1 C-N C/OS-5 R-3-H O R-2-PD R-1 R-1-PD R-4 R-4 C-N O-H-PD R-2-H R-1-SP R-3-PD C-R O-H R-2-PD C-S-H-MU R-3-H R-4-PD C-D R-1 R-1-PD R-4-PD C-S-PS C/OS O-H R-1-PD R-1-SO PF R-2 R-2-PD R-3-H R-3-H C/OS R-1-PD C-S-M U-PD C-N C-D-H R-2-H O-S R-1-PD R-2 C/OS-40-SP C-N R-1 C/OS-40-SP R-2 R-1-PD R-2-SP R-2 C/OS-5 R-2-S R-2 C-N R-1-PD C-N R-1 R-2 O C-S-H C-N PF R-1 C-S-MU C-T R-2 C-D-H C-R-SF R-3-H C-S-MU R-3-H C-R-S-H O R-2 R-2 O R-1-S-1.5C-D-H C-N R-4 R-1 R-2-S PF-H R-3 R-1 R-3-H C-S-SP-PD R-2 R-2 C-NR-2 R-1 R-1-S C/OS -40-SP C-D C/OS-20 R-1-S R-2-HC-N R-2 R-3-PD R-3 O R-2 C/OS-400 PF-H R-2-SP R-3-H C-S-MU R-2-P S R-4-H C-N C-S O-H C-S-S-SP C-S R-2-SP R-2-PD R -2-P D R-1 PF-H R-2 R-2 C-S C-S-MU R-1-PD C-N C-S C-N R-1-S C/OS-10 PF O-S C-R-MU C-N-S C-S C/OS-40-SP C-R-S-H R-3 R-3-H R-3 R-3-H-MU C-S-MU R-2-PD C-S C/OS-40 C-N-H R-3 C/OS C-N C-R-S C-D-H C-D-H-PD R-2-H O-H R-3-H C-D-H-PD R-2 C-N-H R-3-H R-2 R-3 M M-PDR-2-PD R-1-S R-1 BP-SP C-D-MU C/OS-20 C-C-PD C-C-PD C-S-PD M-SP BP-SP C/OS-SP BP-SP C/OS-SP C-S-SP PF-SP R-2-SP C/OS-40-SPR-2-SP-PDR-1-SP-PD R-1-SPR-1-SP R-1-SP R -2-SP-PD R-2-SP-PDR-2-SP R-1-SP R-1-SP R-1-SPC/OS-SP BP-SP BP-SP C/OS-SP C/OS-SP C/OS-SP C/OS-SP O-SP O-SP C-R-H-SP R-2-SP R-2-SP R-2-SP R-2-S P R-2-SP R-3-SP R-3-SP PF-SP PF-SP PF-SP O-SP R-3-SP R-2-SPC-N-MU-SPR-2-SP R-2-SP R -2 -S P R-2-SPR-1-SPR-1-SPR-2-SP R-2-SP C-S-SPC-S-SPC/OS-40 C/OS-30 C/OS-SP R-3-S-PD C-D-S-H C-S-S-H- M U R-2-PD C-R R-4 C/OS-SP R-1-SP R- 1 - S P R-1-SP R-1-SP R-1-SP R -1 -S P R -1 -S PR-1 -S P R -1 -S P R-2-SP R- 2 - S P PF-SP PF-SP R- 2 - S P R-3-SP C-C-MU-SP R- 3 -SPP F - S P R-4-SP PF-SPR -1-SPO-H C-T-SF PF-SF C-C-SFC-C-SF R-2-SF R-1-SF C-R-SF O-SF C-C-SP-SF C-R-SF C-R-SFC- S - S F C- S - S F C- S - S FC- S - S FC-R-SF C-R-SF C-R-SFC-R-SF C-R-SF C-R-SF C-R-SFC-R-SF R-1-PD R-1-PD R-1-SP R-2-SP R-4-SP C-N-SP C-N-SPC-N-SP AG-SP C/OS-SP C/OS-S-20 R-1C/OS-20 R-1R-1-PD R-1-SP R -2 -S P-P D O-SP C/OS-SP R-1-SPR-1-SP R-1-SP R-1-SP PF-SP PF-SP PF-SP PF-SPR-3-SP R-3-SP R-4-SP R-2-SPC-N-SPR-2-SP C/OS-SP R- 1 - S PR- 1 - S PR- 1 - S PR-1-SPR -2-H R -2-H R -2-HR-2-H R -2-H R -2-HR-2-H R -2-H R -2-H R -2-H R -2-H R -2-HR-2-HR-2-H R -2-H R -2-H R -2-H R -2-H R-2-SP R-2-SPR-2-SP R-2-SP R-2-SP Madonna South Street Santa Rosa (Highway 1) Foothill Highway 101M ontereyH igueraM arshJ o h n s o n OrcuttBr o a d Terrace Hill South HigueraT a n k F a rmBroadPrado TankFarm Suburban L o s Os o s V a ll e y Ro a d L a g unaLake South Street Hills R-1-S R-1 City of San Lui s Ob ispoZoning MapSeptember 2020 Z SLOGIS 00.51Miles Legend of ZonesCreeksCityLimitConservation/Open Space (C/OS)Low Density Residential (R-1)Medium Density Residential (R-2)Medium-High Density Residential (R-3)High Density Residential (R-4)Agricuture (AG)Business Park (BP)Neighborhood Commercial (C-N)Tourist Commercial (C-T) Community Commercial (C-C) Retail Commercial (C-R) Downtown Commercial (C-D) Service Commercial (C-S) Manufacturing (M) Office (O) Public Facility (PF) Overlay Zones H 5, 10, 20, 40, 100, 160, 400 - Minimum Parcel Size S SP PD MU SF 300' Buffer Area of Residential Zones within the South Broad CBZ Cannabis Business Zones (CBZ) Historic Overlay Special Considerations Special Focus Specific Plan Area Mixed Use Planned Development 1422 MONTEREY MIXED-USE 2212-01-RS12 28 July 2022 T1TITLE SHEET 1422 MONTEREY MIXED-USE AFFORDABLE & SENIOR HOUSING SITEPALM ST. MONTEREY ST. P E P P E R S T . C A L I FO R N I A B L V D . PROJECT DIRECTORY OWNER:HOUSING AUTHORITY OF SAN LUIS OBISPO 487 LEFF STREET SAN LUIS OBISPO, CA 93401-4347 PHONE: (805) 543-4478 ARCHITECT:RRM DESIGN GROUP 3765 S. HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: DAVID GIBBS PHONE: (805)-543-1794 EMAIL: DPGIBBS@RRMDESIGN.COM LANDSCAPE ARCHITECT:RRM DESIGN GROUP 3765 S. HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: JAKE MINNICK PHONE: (805)-543-1794 EMAIL: JRMINNICK@RRMDESIGN.COM CIVIL ENGINEER:RICK ENGINEERING COMPANY 1160 MARSH STREET SUITE 150 SAN LUIS OBISPO, CA 93401 CONTACT: TOM MARTIN PHONE: 805-544-0707 EMAIL: TMARTIN@RICKENGINEERING.COM PROJECT ADDRESS:1422 MONTEREY ST., SAN LUIS OBISPO, CA APN:001-137-015 & 013 SHEET INDEX T1 TITLE SHEET A2 EXISTING SITE SURVEY A3 ENVIRONMENTAL ASSESSMENT AREA SITE PLAN A4 PROPOSED SITE PLAN A5 GROUND FLOOR PLAN - PARKING LEVEL 1 A6 GROUND FLOOR PLAN - PARKING LEVEL 2 A7 SECOND FLOOR PLAN RESIDENTIAL - PARKING LEVEL 3 A8 THIRD FLOOR PLAN RESIDENTIAL A9 FOURTH FLOOR PLAN RESIDENTIAL A10 FIFTH FLOOR PLAN RESIDENTIAL A11 ROOF PLAN A12 TYPICAL UNIT PLANS A13 BUILDING ELEVATIONS A14 BUILDING ELEVATIONS A15 SITE SECTIONS A16 MONTEREY STREET PERSPECTIVES A17 BUILDING 2 PLAZA PERSPECTIVE A18 BUILDING 1 PLAZA BIRDSEYE A19 BUILDING 2 PLAZA BIRDSEYE A20 PROJECT BIRDS EYE A21 CALIFORNIA BLVD PHOTOMATCH PERSPECTIVE A22 COLOR AND MATERIALS, EXT WALL SCONCE A23 DETAIL VIGNETTES A24 TRASH ROOMS - ENLARGED PLANS A25 PRELIMINARY BUILDING SIGNAGE A26 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21 A27 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21 A28 DESIGN GUIDELINES CONFORMANCE ANALYSIS A29 VISUAL ANALYSIS - SCENIC RESOURCES A30 PALM STREET DUPLEXES -TYPICAL DRAWINGS A31 PALM STREET DUPLEXES - PERSPECTIVES C1 EXISTING CONDITIONS C2 PRELIMINARY GRADING AND DRAINAGE PLAN C3 PRELIMINARY CUT/FILL EXHIBIT C4 PRELIMINARY UTILITY PLAN C5 PRELIMINARY STRIPING & SIGN PLAN L1 LANDSCAPE SITE PLAN L2 LANDSCAPE PLAN - BUILDING 1 PLAZA L3 LANDSCAPE PLAN - BUILDING 2 PLAZA L4 TREE PROTECTION PLAN PROJECT STATISTICS ZONING (MIXED):R-2 & C-R PARCEL SIZE:0.25 ACRES (10,890 SF, R-2) + 1.17 ACRES (50,965 SF, C-R) = 1.42 ACRES TOTAL (61,855 SF) BUILDING GROSS AREAS BUILDING 1=46,510 SF (10,071 SF FOOTPRINT) BUILDING 2 =35,234 SF (8,046 SF FOOTPRINT) TWO 2,700 SF DUPLEX’S = 5,400 SF (1,400 SF FOOTPRINT EACH) PARKING STRUCTURE = 31,366 SF (11,966 SF FOOTPRINT) MAX LOT COVERAGE:C-R =100% & R-2 = 50% (10,890 SF) PROPOSED COVERAGE:C-R=59% ([10,071+8,046+11,966]/50,965) R-2 = 26% (2,800/10,890) MAX. F.A.R.3.0 = (61,855*3= 185,565 SF ALLOWED) PROPOSED F.A.R.1.9 = (117,910/ 61,855). 1.9/3.0 = 63% OF ALLOWED PERVIOUS AREA 9,063 SF IMPERVIOUS SURFACE:52,727 SF MAX. ALLOWED HEIGHT:45 FT. MAX. PROPOSED HEIGHT:53’ 10” FT. REQUIRED SETBACKS R-2 SETBACKS C-R SETBACKS* FRONT 20’0’ SIDE 5’-15’0’ REAR 5’-15’0’ *10’-23’ WHEN ADJACENT TO “R-2” ZONED LOTS *5’-10’ WHEN ADJACENT TO “O” ZONED LOTS CONSTRUCTION TYPE GROUND FLOOR TYPE IA CONCRETE PODIUM OVER FOUR FLOORS OF WOOD CONSTRUCTION TYPE VA FIRE SPRINKLER TYPE FULL NFPA 13 SYSTEM WITH FIRE RISER ROOMS IN BUILDING 1 & BUILDING 2 ALONG WITH STAND- PIPE FOR PARKING STRUCTURE ACCESSED OFF PALM STREET. OCCUPANCIES TYPE 82,760SF R-2, 2,700SF B, & 1,684SF A-2. VICINITY MAP ZONING MAP PARKING AUTO PARKING CALCULATION SPACE COUNT PARKING REQUIRED: SENIOR RES = 58 UNITS:0.5 SPACE /UNIT= 58*0.5 =29 MULTI FAMILY=44 UNITS & TWO DUPLEX UNITS 1 PER DWELLING UNIT PER MUNICIPAL SEC. 17.140.040K.2 48 REQ. TOTAL RESIDENTIAL PARKING:77 15% OF FAMILY RES UNITS MUST BE PROVIDED AN ADA COMPLIANT SPACE: (MAY BE SHARED FOR A MIXED USE PROJECT) 48*0.15= 7.2 8 ADA GENERAL RETAIL 1 SPACE PER 300 SF = 2,700/300 9 RESTAURANT 1 SPACE PER 100 SF = 1,684/100 17 REQ. TOTAL COMMERCIAL PARKING:26 TOTAL REQUIRED:77 RESIDENTIAL +26 COMMERCIAL =103 PARKING PROVIDED STRUCTURE LEVEL 1 (4 VAN ADA)33 STRUCTURE LEVEL 2 (2 VAN ADA)27 STRUCTURE LEVEL 3 (6 ADA)32 GARAGES UNDER DUPLEX’S + SURFACE 14 GRAND TOTAL PARKING PROVIDED:106* *OF THE 106 SPACES 23 ARE COMPACT = 22% OF PARKING SPACE< 40% ALLOWED. MOTORCYCLE PARKING CALCULATION SPACE COUNT M. PARKING REQUIRED:1/20 AUTO PARKING REQUIRED = 103/20 6 M. PARKING PROVIDED:7 BICYCLE PARKING REQUIRED RESIDENTIAL: SENIOR RES = 58 UNITS:MATCH AUTO PARKING (0.5 PER UNIT)29 LT MULTI FAMILY=44 UNITS & TWO DUPLEX UNITS 1 PER DWELLING UNIT PER MUNICIPAL SEC. 17.140.040K.2 48 LT REQUIRED COMMERCIAL 1 PER 500 SF FOR RESTAURANT = 1,684/500 = 4 (75% ST & 25% LT) 3 ST 1 LT 1 PER 1,000 SF FOR GENERAL RETAIL= 2,700/1,000 = 3 (75% ST & 25% LT) 2 ST 1 LT SHORT TERM REQUIRED:5 ST LONG TERM REQUIRED:77 LT SHORT TERM PROVIDED:100% HORIZONTAL 5 ST LONG TERM PROVIDED:50% HORIZONTAL/50% VERTICAL 78 LT EV READY PROVIDED 103 REQUIRED SPACES *10% =11 EV CAPABLE PROVIDED 103 REQUIRED SPACES * 25% = 26 BUILDING AREAS BUILDING 1 GROSS SF 1ST FLOOR RESIDENTIAL COMMON = 2,179 SF LAUNDRY=198 RETAIL = 2,700 SF TWO 1-BED UNITS = (550*2)=1,100 SF ONE 3-BED UNIT = 900 SF CIRC/STORAGE/MAINT = 2,150 SF UNCONDITIONED = 844 SF 10,071 SF 2ND FLOOR FOUR 1-BED UNITS = (550*4) =2,200 SF THREE 2-BED UNITS = (800*3) = 2,400 SF FOUR 3-BED UNITS = (900*4) = 3,600 SF CIRC/STORAGE = 1,795 SF UNCONDITIONED = 73 10,068 SF 3RD FLOOR FOUR 1-BED UNITS = (550*4) =2,200 SF THREE 2-BED UNITS = (800*3) = 2,400 SF FOUR 3-BED UNITS = (900*4) = 3,600 SF CIRC/STORAGE = 1,686 SF UNCONDITIONED = 73 9,959 SF 4TH FLOOR TWO STUDIOS (372*2) = 744 SF FOUR 1-BED UNITS = (550*4) =2,200 SF TWO 2-BED UNITS = (800*2) = 1,600 SF THREE 3-BED UNITS = (900*3) = 2,700 SF CIRC/STORAGE = 1,543 SF UNCONDITIONED = 73 8,860 SF 5TH FLOOR FIVE 1-BED UNITS = (550*5) = 2,750 SF TWO 2-BED UNITS = (800*3) = 2,400 SF ONE 3-BED UNITS = (900*1) = 900 SF CIRC/STORAGE/LAUNDRY = 1,429 SF UNCONDITIONED = 73 7,552 SF TOTAL GROSS SF=46,510 SF TOTAL FAMILY RESIDENTIAL UNIT 2 STUDIO UNITS 19 1-BED UNITS 11 2-BED UNITS 12 3-BED UNITS 44 TOTAL RESIDENTIAL UNITS BUILDING 2 1ST FLOOR LAUNDRY= 214 SF RESTAURANT = 1,636 SF SIX STUDIO UNITS = (372*6) = 2,232 SF TWO 1-BED UNITS = (550*2)=1,100 SF CIRC/STORAGE/MAINT= 2,081SF UNCONDITIONED = 783 SF 8,046 SF 2ND FLOOR SEVEN STUDIO UNITS =(372*7) = 2,604 SF FIVE 1-BED UNITS = (550*5)=2,750 SF CIRC/STORAGE = 964 SF UNCONDITIONED = 66 SF 6,384 SF 3RD FLOOR SIX STUDIO UNITS = (372*6) = 2,232 SF SEVEN 1-BED UNITS = (550*7)=3,850 SF CIRC/STORAGE= 1,024 SF UNCONDITIONED = 66 SF 7,106 SF 4TH FLOOR SIX STUDIO UNITS = (372*6) = 2,232 SF SEVEN 1-BED UNITS = (550*7)=3,850 SF CIRC/STORAGE = 975 SF UNCONDITIONED = 66 SF 7,123 SF 5TH FLOOR SEVEN STUDIO UNITS =(372*7) = 2,604 SF FIVE 1-BED UNITS = (550*5)=2,750 SF CIRC/STORAGE = 931 SF UNCONDITIONED = 66 SF 6,351 SF TOTAL GROSS SF=35,234 SF TOTAL SENIOR RESIDENTIAL UNITS 32 STUDIO UNITS 26 1-BED UNITS 58 TOTAL RESIDENTIAL UNITS GRAND TOTAL UNITS 44 FAMILY + 58 SENIOR + 4 (DUPLEX) =106 DENSITY CALCULATIONS CALCULATION RESULT ALLOWED DENSITY UNITS PER SLO MUNICIPAL CODE 12 DU/ACRE (R-2) = 0.25*12= 36 DU/ACRE (C-R) = 1.17*36= TOTAL = 3 42.12 45.12 PROPOSED DENSITY STUDIOS & 1-BED’S (UNDER 600SF) =0.5*79=39.5 39.5 2-BEDS = 1/UNIT = 11 11 3-BEDS = 1.5/UNIT = 12*1.5 =18 18 3-BED DUPLEX’S 1.5/UNIT =4*1.5=6 TOTAL PROPOSED DENSITY 74.5 PROPOSED DENSITY BONUS 74.5/45.12 = 1.65 =65% PROJECT DESCRIPTION 1422 MONTEREY AFFORDABLE MIXED-USE CONSISTS OF 4,366 SF OF COMMERCIAL, 44 AFFORDABLE FAMILY RESIDENTIAL UNITS (BUILDING 1), 58 SENIOR RESIDENTIAL UNITS (BUILDING 2), AND 4 AFFORDABLE FAMILY RESIDENTIAL UNITS IN TWO DUPLEX STRUCTURES ON PALM STREET. THE PROPOSED PROJECT HAS A GRAND TOTAL OF 106 RESIDENTIAL UNITS ALONG WITH A 3-STORY OPEN PARKING GARAGE THAT STEPS WITH THE EXISTING GRADE TO BE MOSTLY HIDDEN FROM THE ADJACENT R-2 NEIGHBOR’S VIEW. THE PROJECT IS REQUESTING A CREEK SETBACK WAIVER REDUCTION OF 13.9’ FROM THE 20’ REQUIRED RIPARIAN SETBACK, A MAXIMUM HEIGHT CONCESSION OF 8’-10”, A 2’-0” RAILROAD SIDE YARD SETBACK WAIVER FOR DUPLEX 1 DUE TO ADJACENT NEIGHBOR WALL/BUILDING ENCROACHMENT, EDGE CONDITION SETBACK WAIVER FOR THE MOSTLY SUBMERGED PARKING STRUCTURE, A REDUCED FRONT AND STREET SIDE YARD SETBACK EXCEPTION FOR DUPLEX 1, AND A DENSITY BONUS OF 65% AS CALCULATED ABOVE. THE PROJECT WILL INCORPORATE AND COMPLY WITH CITY POLICIES 7.3.2 AND APPENDIX “A” FROM THE COSE IN REGARDS TO NESTING BIRD AVOIDANCE AND MINIMIZATIONS AS RECOMMENDED IN PROJECT’S BIO- SUMMARY REPORT. THE PROJECT WILL ALSO COMPLY WITH CHAPTER 12.08 URBAN STORM WATER QUALITY MANAGEMENT AND DISCHARGE CONTROL FORM THE MUNICIPAL CODE FOR IMPLEMENTATION OF BEST PRACTICES AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT WILL IMPLEMENT AND COMPLY WITH SECTION 17.17.030 OF THE CITY ZONING REGULATIONS TO PROPERLY IMPLEMENT RECOMMENDATION 3 FROM THE BIO-SUMMARY REPORT IN REGARDS TO THE CREEK SETBACK REDUCTION. THE PROJECT WILL ALSO COMPLY WITH SECTION 12.24.090 FROM THE CITY TREE ORDINANCE NO. 1544 2010 SERIES TO IMPLEMENT TREE REMOVAL PERMIT AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT PARCELS ARE ZONED C-R AND R-2. THE APPROPRIATE R-2 TRANSITION SETBACKS ARE APPLIED. THE MAIN FACING ELEVATION OF THE PROJECT RESIDES ALONG MONTEREY STREET - THIS ELEVATION WILL INCORPORATE AN OFFER DEDICATION OF 12’ OF WIDTH TO ACCOMMODATE A NEW CLASS 1 BIKE PATH AND PARKWAY ALONG MONTEREY STREET. THE PROJECT IS FULLY PARKED AT 106 PROVIDED SPACES WHEREAS ONLY 103 SPACES ARE REQUIRED. THE PROJECT HAS CHOSEN “ALL- ELECTRIC” BUILDING DESIGN TO MEET REACH CODE COMPLIANCE FOR THE RESIDENTIAL PORTION OF THE PROJECT BUT MAINTAINS A MIXED FUEL STATUS AS IT RELATES TO THE COMMERCIAL USE. SOLAR CALCULATIONS CONDITIONED AREA 79,561 SF REQUIRED SYSTEM SIZE 173kW PV TYPICAL SOLAR PANEL 65”x39” 0.54 kW PV TOTAL PANELS REQUIRED REQUIRED SYSTEM SIZE / TYPICAL SOLAR PANEL 320 PANELS TOTAL SOLAR AREA ROOF REQUIRED REQUIRED SF 65”x39” PANELS 320 PANELS = 5,634 SF TOTAL SOLAR AREA ROOF PROVIDED 65”x39” PANELS 370 PANELS = 6,515 SF 0 8 16 32 1/16 SCALE 24X36 SHEET R2 ZONE CROSS SLOPE= 3.5% R2 ZONE CROSS SLOPE= 4.5% CR ZONE CROSS SLOPE= 10.7% 2212-01-RS12 25 July 2022 A21422 MONTEREY MIXED-USE EXISTING SITE SURVEY 1422 MONTEREY MIXED-USE 2212-01-RS12 25 July 2022 A29VISUAL ANALYSIS - SCENIC RESOURCES CONDITIONS ON MONTERY @ RAILROAD VERY MINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES1 CONDITIONS ON NORTH END OF PALM ST @ CA BLVD NO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES4 CONDITIONS ON MONTERY MINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES3 CONDITIONS ON MONTERY MODERATE EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES2 MAGENTA AREAS HIGHLIGHT IMPACT TO ANY EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES LEGEND 16 7 2 5 43 12 8 9 11 10 54 55 56 15 14 13 16 1718 19 20 21 22 31 32 24 23 25 27 33 28 30 29 34 35 36 42 60 43 44 45 51 46 49 48 50 51 53 58 59 57 41 37 38 40 39 26 N O R T H 0 feet40 1" = 20' 20 60 EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN TREE TAG NUMBER PALM STREET MONTEREY STREET CALIFORNIA BOULEVARD(E) BUILDING (E) BUILDING (E) BUILDING NOT A PARTNOT A PART NOT A PART NOT A PART NOT A PART NOT A PART UPRR RIGHT-OF-WAY(E) PARKING (E) PARKING QUANTITY 60 54 1:1 EXISTING PROPOSED PROPOSED REPLACEMENT RATIO DISPOSITION 54REMOVE 6REMAIN 0 8 16 32 1/16” = 1’-0”24X36 SHEET 2212-01-RS12 25 July 2022 L41422 MONTEREY MIXED-USE TREE PROTECTION PLAN HZ-5 HZ-8 IRRIGATION AND PLANTING DESIGN CRITERIA: A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATE HYDROZONES, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER. ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION. ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION. I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). x JAKE MINNICK LANDSCAPE ARCHITECT 6426 ISA CERTIFIED ARBORIST WE-11830A, TRAQ NOTES: 1. ALL SITE FURNISHINGS SHALL BE PROVIDED BY THE DEVELOPER 2. LANDSCAPE AREAS: 11,960 FT² 3. PLAY AREAS FOR AGES 6-12: 600 SF 4. HZ INDICATES HYDROZONE AREA. SEE CORRESPONDING HYDROZONE AREA TAKEOFFS IN THE ESTIMATED TOTAL WATER USE TABLE (ETWU) 5. HYDROZONES 7 AND 8 ARE LOCATED OFFSITE AND WILL BE IRRIGATED UNDER A FUTURE MAINTENANCE AGREEMENT SYMBOL DESCRIPTION PROPERTY LINE, TYPICAL METAL RETAINING WALL (HEIGHT VARIES) CONCRETE RETAINING WALL (HEIGHT VARIES) CONCRETE WALKWAY, TYPICAL ASPHALTIC CONCRETE, TYPICAL CONCRETE PAVERS, TYPICAL BUILDING OVERHANG SINGLE SIDED PEAK BICYCLE RACK. SHORT TERM PARKING FOR BLDG 1: 6 BICYCLES, AND BLDG 2: 2 BICYCLES BUILDING 1 CIRCULATION TO MONTEREY STREET BUILDING 1 DINING AREA BUILDING 1 RETAIL PATIO WITH CONCRETE PAVERS, BUILT-IN SEATING, AND METAL RETAINING WALLS BUILDING 2 RETAIL PATIO WITH CONCRETE RETAINING WALLS, CONCRETE PAVERS, AND MOVEABLE SEATING MAIN RESIDENTIAL ENTRY PATIO FOR BUILDINGS 1 & 2 PROJECT MONUMENT SIGNAGE LOCATION LEVEL 1 ENTRY TO PARKING STRUCTURE LEVEL 2 ENTRY TO PARKING STRUCTURE LEVEL 3 ENTRY TO PARKING STRUCTURE PROPOSED PLANTING AREA, TYPICAL EXISTING TREE TO REMAIN, TYPICAL OF 6 PLAY AREA FOR CHILDREN AGES 2-12 WITH SYNTHETIC TURF PLAY SURFACING SITE WALL LIGHT, TYPICAL SITE BOLLARD LIGHT, TYPICAL CITY STANDARD STREET LIGHT, TYPICAL STRING LIGHTING, TYPICAL 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 DESIGN KEYDESIGN KEY PALM STREET MONTEREY STREET CALIFORNIA BOULEVARDBLDG 2 BLDG 1 PLANT_SCHEDULE N O R T H 0 feet32 1" = 16' 16 48 NOT A PARTNOT A PART 4 5 67 7 8 9 11 11 13 12 14 PARKING STRUCTURE 15 1617 18 23 10 1 19 PRELIMINARY PLANT LIST:DUPLEX 2DUPLEX 1PRELIMINARY IRRIGATION CALCULATIONS: 20 SITE LIGHTING: 24 24 23 STRING LIGHTING: MANUFACTURER: ENBRIGHTEN MODEL: LED CAFE LIGHTS W/ SS SHADE FINISH: BLACK SPACING: 24" O.C. WALL LIGHT: MANUFACTURER: BEGA MODEL: 24 101 (SHIELDED) FINISH: BRONZE SIZE: 5-1/2" BOLLARD LIGHT: MANUFACTURER: LANDSCAPE FORMS MODEL: ANNAPOLIS BOLLARD FINISH: ONYX SIZE: 6" X 33" 21 21 22 22 TREES COMMON NAME CERCIS OCCIDENTALIS WESTERN REDBUD CERCIS CANADENSIS 'FOREST PANSY'FOREST PANSY EASTERN REDBUD FEIJOA SELLOWIANA PINEAPPLE GUAVA HYMENSOSPORUM FLAVUM SWEETSHADE PLATANUS ACERIFOLIA LONDON PLANE QUERCUS RUBRA RED OAK QUERCUS HYPOLEUCOIDES SILVERLEAF OAK SHRUBS COMMON NAME AEONIUM CANARIENSE GIANT GREEN AEONIUM AGAVE CELSII 'NOVA'NOVA CENTURY PLANT ALOE DISTANS JEWELED ALOE ARCTOSTAPHYLOS X 'PACIFIC MIST'PACIFIC MIST MANZANITA CALAMAGROSTIS FOLIOSA REED GRASS CAREX TUMULICOLA FOOTHILL SEDGE CHONDROPETALUM TECTORUM 'EL CAMPO'EL CAMPO SMALL CAPE RUSH CRASSULA MULTICAVA CAPE PROVENCE PYGMYWEED DICHONDRA ARGENTEA 'SILVER FALLS'SILVER FALLS DICHONDRA DRYOPTERIS ARGUTA COASTAL WOOD FERN EUPHORBIA AMMAK CANDELABRA SPURGE FESTUCA CALIFORNICA CALIFORNIA FESCUE FICUS PUMILA CREEPING FIG HEUCHERA MAXIMA 'OPAL'OPAL ISLAND ALUM ROOT LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY'VARIEGATED RUSH PARTHENOCISSUS X 'HACIENDA CREEPER'HACIENDA CREEPER SALVIA CHAMAEDRYOIDES MEXICAN BLUE SAGE SALVIA CHIAPENSIS CHIAPAS SAGE SANSEVIERIA TRIFASCIATA MOTHER-IN-LAW'S TONGUE SEDUM MORGANIANUM BURRO'S TAIL SEDUM RUPESTRE 'ANGELINA'ANGELINA SEDUM SENECIO MANDRALISCAE SENECIO TIBOUCHINA HETEROMALLA SILVERLEAVED PRINCESS FLOWER TRADESCANTIA PALLIDA PURPLE QUEEN SPIDERWORT 8UPRR RIGHT-OF-WAYQTY.SIZE 12 24" BOX 12 24" BOX 3 24" BOX 10 24" BOX 7 36" BOX 6 36" BOX 4 24" BOX 19 19 19 0 8 16 32 1/16” = 1’-0”24X36 SHEET 2212-01-RS12 25 July 2022 L11422 MONTEREY MIXED-USE LANDSCAPE SITE PLAN 0 2 4 8 1/4 SCALE 24X36 SHEET HZ-5 HZ-8 IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATIONWATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOREACH HYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATEHYDROZONES, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MOREEFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBEDABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPEORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT 6426ISA CERTIFIED ARBORIST WE-11830A, TRAQ NOTES: 1. ALL SITE FURNISHINGS SHALL BE PROVIDED BY THE DEVELOPER 2. LANDSCAPE AREAS: 11,960 FT² 3. PLAY AREAS FOR AGES 6-12: 600 SF 4. HZ INDICATES HYDROZONE AREA. SEE CORRESPONDING HYDROZONE AREA TAKEOFFS IN THE ESTIMATED TOTAL WATER USE TABLE (ETWU) 5. HYDROZONES 7 AND 8 ARE LOCATED OFFSITE AND WILL BE IRRIGATED UNDER A FUTURE MAINTENANCE AGREEMENT SYMBOLDESCRIPTIONPROPERTY LINE, TYPICALMETAL RETAINING WALL (HEIGHT VARIES)CONCRETE RETAINING WALL (HEIGHT VARIES)CONCRETE WALKWAY, TYPICALASPHALTIC CONCRETE, TYPICALCONCRETE PAVERS, TYPICALBUILDING OVERHANGSINGLE SIDED PEAK BICYCLE RACK. SHORT TERM PARKINGFOR BLDG 1: 6 BICYCLES, AND BLDG 2: 2 BICYCLESBUILDING 1 CIRCULATION TO MONTEREY STREETBUILDING 1 DINING AREABUILDING 1 RETAIL PATIO WITH CONCRETE PAVERS, BUILT-INSEATING, AND METAL RETAINING WALLSBUILDING 2 RETAIL PATIO WITH CONCRETE RETAINING WALLS,CONCRETE PAVERS, AND MOVEABLE SEATING MAIN RESIDENTIAL ENTRY PATIO FOR BUILDINGS 1 & 2 PROJECT MONUMENT SIGNAGE LOCATION LEVEL 1 ENTRY TO PARKING STRUCTURE LEVEL 2 ENTRY TO PARKING STRUCTURE LEVEL 3 ENTRY TO PARKING STRUCTURE PROPOSED PLANTING AREA, TYPICAL EXISTING TREE TO REMAIN, TYPICAL OF 6 PLAY AREA FOR CHILDREN AGES 2-12 WITH SYNTHETIC TURF PLAY SURFACING SITE WALL LIGHT, TYPICAL SITE BOLLARD LIGHT, TYPICAL CITY STANDARD STREET LIGHT, TYPICAL STRING LIGHTING, TYPICAL 123456789101112 13 14 15 16 17 18 19 20 21 22 23 24 DESIGN KEYDESIGN KEYPALM STREET MONTEREY STREET CALIFORNIA BOULEVARDBLDG 2 BLDG 1PLANT_SCHEDULE N O R T H 0 feet32 1" = 16' 16 48 NOT A PARTNOT A PART 4 5 67 7 8 9 11 11 13 12 14 PARKING STRUCTURE 15 1617 18 23 10 1 19 PRELIMINARY PLANT LIST:DUPLEX 2DUPLEX 1PRELIMINARY IRRIGATION CALCULATIONS: 20 SITE LIGHTING: 24 24 23 STRING LIGHTING:MANUFACTURER: ENBRIGHTENMODEL: LED CAFE LIGHTS W/ SS SHADEFINISH: BLACKSPACING: 24" O.C.WALL LIGHT:MANUFACTURER: BEGAMODEL: 24 101 (SHIELDED)FINISH: BRONZESIZE: 5-1/2"BOLLARD LIGHT:MANUFACTURER: LANDSCAPE FORMSMODEL: ANNAPOLIS BOLLARDFINISH: ONYXSIZE: 6" X 33" 21 21 22 22 TREESCOMMON NAMECERCIS OCCIDENTALISWESTERN REDBUDCERCIS CANADENSIS 'FOREST PANSY'FOREST PANSY EASTERN REDBUDFEIJOA SELLOWIANAPINEAPPLE GUAVAHYMENSOSPORUM FLAVUMSWEETSHADEPLATANUS ACERIFOLIALONDON PLANEQUERCUS RUBRARED OAKQUERCUS HYPOLEUCOIDESSILVERLEAF OAKSHRUBSCOMMON NAMEAEONIUM CANARIENSEGIANT GREEN AEONIUMAGAVE CELSII 'NOVA'NOVA CENTURY PLANTALOE DISTANSJEWELED ALOEARCTOSTAPHYLOS X 'PACIFIC MIST'PACIFIC MIST MANZANITACALAMAGROSTIS FOLIOSAREED GRASSCAREX TUMULICOLAFOOTHILL SEDGECHONDROPETALUM TECTORUM 'EL CAMPO'EL CAMPO SMALL CAPE RUSHCRASSULA MULTICAVACAPE PROVENCE PYGMYWEEDDICHONDRA ARGENTEA 'SILVER FALLS'SILVER FALLS DICHONDRADRYOPTERIS ARGUTACOASTAL WOOD FERNEUPHORBIA AMMAKCANDELABRA SPURGEFESTUCA CALIFORNICACALIFORNIA FESCUEFICUS PUMILACREEPING FIGHEUCHERA MAXIMA 'OPAL'OPAL ISLAND ALUM ROOTLOMANDRA LONGIFOLIA 'PLATINUM BEAUTY'VARIEGATED RUSHPARTHENOCISSUS X 'HACIENDA CREEPER'HACIENDA CREEPERSALVIA CHAMAEDRYOIDESMEXICAN BLUE SAGESALVIA CHIAPENSISCHIAPAS SAGESANSEVIERIA TRIFASCIATAMOTHER-IN-LAW'S TONGUESEDUM MORGANIANUMBURRO'S TAILSEDUM RUPESTRE 'ANGELINA'ANGELINA SEDUMSENECIO MANDRALISCAE SENECIOTIBOUCHINA HETEROMALLASILVERLEAVED PRINCESS FLOWERTRADESCANTIA PALLIDAPURPLE QUEEN SPIDERWORT 8UPRR RIGHT-OF-WAYQTY.SIZE1224" BOX1224" BOX324" BOX1024" BOX736" BOX636" BOX424" BOX 19 1919 2212-01-RS12 25 July 2022 L21422 MONTEREY MIXED-USE LANDSCAPE PLAN - BUILDING 1 PLAZA 0 2 4 8 1/4 SCALE 24X36 SHEET HZ-5 HZ-8 IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATIONWATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOREACH HYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATEHYDROZONES, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MOREEFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBEDABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPEORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT 6426ISA CERTIFIED ARBORIST WE-11830A, TRAQ NOTES: 1. ALL SITE FURNISHINGS SHALL BE PROVIDED BY THE DEVELOPER 2. LANDSCAPE AREAS: 11,960 FT² 3. PLAY AREAS FOR AGES 6-12: 600 SF 4. HZ INDICATES HYDROZONE AREA. SEE CORRESPONDING HYDROZONE AREA TAKEOFFS IN THE ESTIMATED TOTAL WATER USE TABLE (ETWU) 5. HYDROZONES 7 AND 8 ARE LOCATED OFFSITE AND WILL BE IRRIGATED UNDER A FUTURE MAINTENANCE AGREEMENT SYMBOLDESCRIPTIONPROPERTY LINE, TYPICALMETAL RETAINING WALL (HEIGHT VARIES)CONCRETE RETAINING WALL (HEIGHT VARIES)CONCRETE WALKWAY, TYPICALASPHALTIC CONCRETE, TYPICALCONCRETE PAVERS, TYPICALBUILDING OVERHANGSINGLE SIDED PEAK BICYCLE RACK. SHORT TERM PARKINGFOR BLDG 1: 6 BICYCLES, AND BLDG 2: 2 BICYCLESBUILDING 1 CIRCULATION TO MONTEREY STREETBUILDING 1 DINING AREABUILDING 1 RETAIL PATIO WITH CONCRETE PAVERS, BUILT-INSEATING, AND METAL RETAINING WALLS BUILDING 2 RETAIL PATIO WITH CONCRETE RETAINING WALLS, CONCRETE PAVERS, AND MOVEABLE SEATING MAIN RESIDENTIAL ENTRY PATIO FOR BUILDINGS 1 & 2 PROJECT MONUMENT SIGNAGE LOCATION LEVEL 1 ENTRY TO PARKING STRUCTURE LEVEL 2 ENTRY TO PARKING STRUCTURE LEVEL 3 ENTRY TO PARKING STRUCTURE PROPOSED PLANTING AREA, TYPICAL EXISTING TREE TO REMAIN, TYPICAL OF 6 PLAY AREA FOR CHILDREN AGES 2-12 WITH SYNTHETIC TURF PLAY SURFACING SITE WALL LIGHT, TYPICAL SITE BOLLARD LIGHT, TYPICAL CITY STANDARD STREET LIGHT, TYPICAL STRING LIGHTING, TYPICAL 123456789101112 13 14 15 16 17 18 19 20 21 22 23 24 DESIGN KEYDESIGN KEYPALM STREET MONTEREY STREET CALIFORNIA BOULEVARDBLDG 2 BLDG 1 PLANT_SCHEDULE N O R T H 0 feet32 1" = 16' 16 48 NOT A PARTNOT A PART 4 5 67 7 8 9 11 11 13 12 14 PARKING STRUCTURE 15 161718 23 10 1 19 PRELIMINARY PLANT LIST:DUPLEX 2DUPLEX 1PRELIMINARY IRRIGATION CALCULATIONS: 20 SITE LIGHTING: 24 24 23 STRING LIGHTING:MANUFACTURER: ENBRIGHTENMODEL: LED CAFE LIGHTS W/ SS SHADEFINISH: BLACKSPACING: 24" O.C.WALL LIGHT:MANUFACTURER: BEGAMODEL: 24 101 (SHIELDED)FINISH: BRONZESIZE: 5-1/2"BOLLARD LIGHT:MANUFACTURER: LANDSCAPE FORMSMODEL: ANNAPOLIS BOLLARDFINISH: ONYXSIZE: 6" X 33" 21 21 22 22 TREESCOMMON NAMECERCIS OCCIDENTALISWESTERN REDBUDCERCIS CANADENSIS 'FOREST PANSY'FOREST PANSY EASTERN REDBUDFEIJOA SELLOWIANAPINEAPPLE GUAVAHYMENSOSPORUM FLAVUMSWEETSHADEPLATANUS ACERIFOLIALONDON PLANEQUERCUS RUBRARED OAKQUERCUS HYPOLEUCOIDESSILVERLEAF OAKSHRUBSCOMMON NAMEAEONIUM CANARIENSEGIANT GREEN AEONIUMAGAVE CELSII 'NOVA'NOVA CENTURY PLANTALOE DISTANSJEWELED ALOEARCTOSTAPHYLOS X 'PACIFIC MIST'PACIFIC MIST MANZANITACALAMAGROSTIS FOLIOSAREED GRASSCAREX TUMULICOLAFOOTHILL SEDGECHONDROPETALUM TECTORUM 'EL CAMPO'EL CAMPO SMALL CAPE RUSHCRASSULA MULTICAVACAPE PROVENCE PYGMYWEEDDICHONDRA ARGENTEA 'SILVER FALLS'SILVER FALLS DICHONDRADRYOPTERIS ARGUTACOASTAL WOOD FERNEUPHORBIA AMMAKCANDELABRA SPURGEFESTUCA CALIFORNICACALIFORNIA FESCUEFICUS PUMILACREEPING FIGHEUCHERA MAXIMA 'OPAL'OPAL ISLAND ALUM ROOTLOMANDRA LONGIFOLIA 'PLATINUM BEAUTY'VARIEGATED RUSHPARTHENOCISSUS X 'HACIENDA CREEPER'HACIENDA CREEPERSALVIA CHAMAEDRYOIDESMEXICAN BLUE SAGESALVIA CHIAPENSISCHIAPAS SAGESANSEVIERIA TRIFASCIATAMOTHER-IN-LAW'S TONGUESEDUM MORGANIANUMBURRO'S TAILSEDUM RUPESTRE 'ANGELINA'ANGELINA SEDUMSENECIO MANDRALISCAE SENECIOTIBOUCHINA HETEROMALLASILVERLEAVED PRINCESS FLOWERTRADESCANTIA PALLIDAPURPLE QUEEN SPIDERWORT 8UPRR RIGHT-OF-WAYQTY.SIZE1224" BOX1224" BOX324" BOX1024" BOX736" BOX636" BOX424" BOX 19 1919 2212-01-RS12 25 July 2022 L31422 MONTEREY MIXED-USE LANDSCAPE PLAN - BUILDING 2 PLAZA 0 8 16 32 1/16 SCALE 24X36 SHEET 0 8 16 32 1/16 SCALE 24X36 SHEET 1422 MONTEREY MIXED-USE 2212-01-RS12 25 July 2022 A4PROPOSED SITE PLAN WALL SCONCE OW2207-PLA Old Bronze Visa Lighting PLAN SYMBOL BLDG 1 29 COUNT BLDG 2 27 COUNT DUPLEX 1 5 COUNT DUPLEX 2 5 COUNT TOTAL= 66 COUNT 6’ High Screening Fence provided along transition zone property lines Dwelling Unit Fenestration for Transitional Zone analysis. LEGEND H D W Accent Plates Housing Canopy W = Width H = Height D = Depth W 8-5/8” (219 mm) H 18” (457 mm) D 10-5/8” (270 mm) From the welcoming glow for the entry to the functional façade lighting, in a durable, attractive wall mounted fixture yielding both dramatic accent lighting and functional area lighting without sacrificing efficiency DIMENSIONS Depth is measured from wall to front of fixture 5 Year WarrantyETL Listed OW2207 – PLa¯ ™4 Square Accents ©Visa Lighting. Design Modification Rights Reserved.LED VisaLighting.com/products/PLa¯ Canopy and Housing 🅐🅐 Uplight SOURCE 🅑🅑 Downlight SOURCE Fill in shaded boxes using information listed below 🅕🅕 FINISH –MVOLT 🅓🅓 Uplight OPTIC 🅔🅔 Downlight OPTIC🅒🅒 VOLTAGE OW2207 MODEL Order Code: Type:Project: Accent Plate 🅖🅖 FINISH 🅐🅐 🅑🅑 Source 🅒🅒 Voltage 🅓🅓 🅔🅔 Optic CCT per direction (up/down) Delivered Lumens Power (Watts)MED NRW L30K MVOLT MED (50° beam) NRW (23° beam) 3000K 2200 1600 29L35K3500K L40K 4000K P AMB MVOLT P (Pencil Beam Not dimmable 670 12 BLU 230 GRN 530 RED 400 L30K 3000K 730 L35K 3500K 750 L40K 4000K 790 🅐🅐 🅑🅑 SOURCE (Select one) 🅒🅒 VOLTAGE 🅓🅓 🅔🅔 OPTICAL DISTRIBUTION (Select one) MVOLT fixture accepts 120 through 277 input voltage White LED Sources are dimmable 0-10V to 10% (not available with pencil beam optic) White LED Sources are 93CRI, within 3-step MacAdam White Pencil Beam Sources are 82CRI within 3-step MacAdam Pearl Beige Rust Sungold Traffic White PB1035 RUST SUNG TW9016 🅕🅕 🅖🅖 FINISHES (Select one finish for Canopy and Housing and one finish for Accent Plate)See page 2 for color chart Powder Coat Painted Finishes (Standard) Agate Grey Bronze Matte Bronze Blade Silver AG7038 BMAT BRNZ BSIL Cove Blue Cream White Glimmer Graphite Silver CVBL CW9001 GLIM GSIL Grey White Heather Jet Black Old Bronze GW9002 HTHR JB9005 OBRZ PS-EMVL PS-EMVM PS-EMVH Can supply a single fixture up to 20W at 120V or 277V for 90 minutes Can supply multiple fixtures up to a combined 125W at 120V or 277V for 90 minutes Can supply multiple fixtures up to a combined 375W at 120V or 277V for 90 minutes ACCESSORIES - Order Separately Remote emergency line voltage inverter – Surface or cabinet mount Page 1800-788-VISA VisaLighting.com NONE MED Relative Scale DrawingOW2207 – PLa¯ ™4 Square AccentsPhotometrics Door Height = 7'Ceiling Height = 9'Silhouette Height = 6' ƒIntegral high power factor electronic power supply with MVOLT operation in wall bracket canopy ƒModular design for replacement of LED source and power supply ƒIP65 rated ƒBracket mounting system simplifies installation and maintenance ƒMounts over 4” junction box ƒTamper resistant fasteners ƒMeets seismic guidelines for weight ƒCast and fabricated aluminum ƒNo VOC powder coat paint finishTechnical Information This document contains information which is the property of Visa Lighting, and may not, in whole or in part, be duplicated, disclosed, or used for design or manufacturing purposes without the prior written permission of Visa Lighting. ©Visa Lighting. Design Modification Rights Reserved. 90˚60˚30˚120˚150˚180˚0˚90˚60˚30˚120˚150˚180˚0˚Photometrics (per direction - up/down)MED 50° beam NRW 23° beam Path of Egress 20 Ft13 Ft7421.5.25.1L35K, 50 degree beam spread, downlight only, mounted 16’ above grade, .70 light loss factor usedRev: 2016/03/08 800-788-VISA Page 2VisaLighting.com Traffic White (RAL9016) TW9016 Cream (RAL9001) CW9001 Grey White (RAL9002) GW9002 Jet Black (RAL9005) JB9005 Painted Finishes (Standard) Blade Silver BSIL Graphite Silver GSIL Glimmer GLIM Sungold SUNG Bronze BRNZ Old Bronze OBRZ Bronze Matte BMAT Pearl Beige (RAL1035) PB1035 Agate Grey (RAL7038) AG7038 Heather HTHR Cove Blue CVBL Rust RUST Specify color code when ordering. For accurate color matching, individual paint and finish samples are available upon requestFor additional information see VisaLighting.com/materials-finishes OPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. NO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITE TWO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITE ARE NOT ALIGNED WITH ANY AD- JACENT WINDOWS AND ARE INSTEAD ALIGNED WITH ACCESSORY STRUCTURES THAT HAVE ZERO FENESTRA- TION FACING PROPOSED SITE. 20’ RIPARIAN SETBACK PER ENVIRONMENTAL ASSESS- MENT AREA PLAN ON SHEET A3. 6.1’ SETBACK - FROM OPEN CHANNEL’S EDGE OF RIPARIAN DELINEATION PER SHEET A3. PROPOSED BUILDING MATCHES EXISTING SITE DISTURBANCE. A REDUCTION OF 13.9’ OF THE REQUIRED 20’-0” RIPARIAN SETBACK. EXISTING ADJACENT TWO STORY R-2 DWELLING EXISTING ADJACENT SINGLE STORY R-2 DWELLING EXISTING ADJACENT SINGLE STORY R-2 DWELLING EXISTING ADJACENT C-R STRUCTURE -NO SETBACK FROM OPEN CHANNEL EXISTING ADJACENT SINGLE STORY ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITEEXISTING ADJACENT ENCROACHING ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITE EXISTING UNION PACIFIC RAILROAD MONTEREY STREET PALM STREET CALIFORNIA BLVD.EXISTING ADJACENT SINGLE STORY R-2 DWELLING BELOW GRADE EXISTING CONC R E T E CULVERT TO REMAIN BELOW GRADE EXISTING CONCRETE CULVERT TO REMAIN 2212-01-RS12 25 July 2022 C11422 MONTEREY MIXED-USE EXISTING CONDITIONS 2 ACCESS POINT ACCESS POINT ACCESS POINT ACCESS POINT ACCESS POINT 5 PTR (VACANT) 4 PTR (COMMERCIAL) 30.17'70.79'38.61'20.41'1.07'13.37'16.03'1.08'19.70'76.52' 68.59'1.13' 4.19'5.24'4.76'26.38'24.98' 3.18'23.57'31.22'39.81'36.19'78.37'31.08'4.01'8.44'36.46'1 1 1 3 M O N T E R E Y S T R E E T C A L I F O R N I A B L V DP A L M S T R E E T 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC1 EXISTING CONDITIONSSITE NO SCALE - CITY OF SAN LUIS OBISPOVICINITY MAPSURVEY LEGEND - ABOVE GRADEBLOCK WALL/RETAINING WALLSTORM DRAIN GRATESTORM DRAIN MANHOLESEWER MANHOLEVALVESSEWER LINEWWATER LINETTELEPHONEEELECTRIC LINESDSTORM DRAIN LINEOHOVERHEAD LINE FOUND MONUMENT AGL ABOVE ADJACENT GRADE STREET LIGHT LIGHT STANDARD JP JOINT POLE WATER METER PACIFIC GAS & ELECTRIC VAULT TELEPHONE VAULT HANDICAP PARKING FIRE HYDRANT TRAFFIC SIGNAL BOX OBSERVABLE EVIDENCE # TITLE REPORT EXCEPTION # (SEE ALTA) 1 1 OBSERVABLE EVIDENCE OF EASEMENTS AND/OR SERVITUDES: PER ITEM 5.(E)(ii) OF THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS. NO EASEMENT FOR UTILITY POLE AND OVERHEAD LINES. UTILITIES PRESENT ON POLE: POWER, TELEPHONE, CABLE NO PUBLIC UTILITY EASEMENT FOR PG&E TRANSFORMER NO PUBLIC ACCESS EASEMENT FOR PUBLIC ROAD ENCROACHMENT 1 2 3 2 ACCESS POINT ACCESS POINT ACCESS POINT ACCESS POINT ACCESS POINT 5 PTR (VACANT) 4 PTR (COMMERCIAL) 30.17'70.79'38.61'20.41'1.07'13.37'16.03'1.08'19.70'76.52' 68.59'1.13' 4.19'5.24'4.76'26.38'24.98' 3.18'23.57'31.22'39.81'36.19'78.37'31.08'4.01'8.44'36.46'1 1 1 3 M O N T E R E Y S T R E E T C A L I F O R N I A B L V DP A L M S T R E E T 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC1 EXISTING CONDITIONSSITE NO SCALE - CITY OF SAN LUIS OBISPOVICINITY MAP SURVEY LEGEND - ABOVE GRADE BLOCK WALL/RETAINING WALL STORM DRAIN GRATE STORM DRAIN MANHOLE SEWER MANHOLE VALVE S SEWER LINE W WATER LINE T TELEPHONE E ELECTRIC LINE SD STORM DRAIN LINE OH OVERHEAD LINE FOUND MONUMENT AGL ABOVE ADJACENT GRADE STREET LIGHT LIGHT STANDARD JP JOINT POLE WATER METER PACIFIC GAS & ELECTRIC VAULT TELEPHONE VAULT HANDICAP PARKING FIRE HYDRANT TRAFFIC SIGNAL BOX OBSERVABLE EVIDENCE # TITLE REPORT EXCEPTION # (SEE ALTA) 1 1 OBSERVABLE EVIDENCE OF EASEMENTS AND/OR SERVITUDES: PER ITEM 5.(E)(ii) OF THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS. NO EASEMENT FOR UTILITY POLE AND OVERHEAD LINES. UTILITIES PRESENT ON POLE: POWER, TELEPHONE, CABLE NO PUBLIC UTILITY EASEMENT FOR PG&E TRANSFORMER NO PUBLIC ACCESS EASEMENT FOR PUBLIC ROAD ENCROACHMENT 1 2 3 2 ACCESS POINT ACCESS POINT ACCESS POINT ACCESS POINT ACCESS POINT 5 PTR (VACANT) 4 PTR (COMMERCIAL) 30.17'70.79'38.61'20.41'1.07'13.37'16.03'1.08'19.70'76.52' 68.59'1.13' 4.19'5.24'4.76'26.38'24.98' 3.18'23.57'31.22'39.81'36.19'78.37'31.08'4.01'8.44'36.46'1 1 1 3 M O N T E R E Y S T R E E T C A L I F O R N I A B L V DP A L M S T R E E T 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC1 EXISTING CONDITIONSSITE NO SCALE - CITY OF SAN LUIS OBISPOVICINITY MAPSURVEY LEGEND - ABOVE GRADEBLOCK WALL/RETAINING WALLSTORM DRAIN GRATESTORM DRAIN MANHOLESEWER MANHOLEVALVESSEWER LINEWWATER LINETTELEPHONEEELECTRIC LINESDSTORM DRAIN LINEOHOVERHEAD LINEFOUND MONUMENTAGLABOVE ADJACENT GRADESTREET LIGHTLIGHT STANDARDJPJOINT POLEWATER METERPACIFIC GAS & ELECTRIC VAULTTELEPHONE VAULTHANDICAP PARKINGFIRE HYDRANTTRAFFIC SIGNAL BOXOBSERVABLE EVIDENCE #TITLE REPORT EXCEPTION # (SEEALTA)11OBSERVABLE EVIDENCE OF EASEMENTS AND/OR SERVITUDES:PER ITEM 5.(E)(ii) OF THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPSLAND TITLE SURVEYS.NO EASEMENT FOR UTILITY POLE AND OVERHEAD LINES. UTILITIES PRESENT ONPOLE: POWER, TELEPHONE, CABLENO PUBLIC UTILITY EASEMENT FOR PG&E TRANSFORMERNO PUBLIC ACCESS EASEMENT FOR PUBLIC ROAD ENCROACHMENT123 2212-01-RS12 25 July 2022 C21422 MONTEREY MIXED-USE 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC2 PRELIMINARY GRADING & DRAINAGE PLAN1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC2 PRELIMINARY GRADING & DRAINAGE PLAN1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC2 PRELIMINARY GRADING & DRAINAGE PLANPRELIMINARY GRADING AND DRAINAGE PLAN 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC2 PRELIMINARY GRADING & DRAINAGE PLAN 2212-01-RS12 25 July 2022 C31422 MONTEREY MIXED-USE PRELIMINARY CUT/FILL EXHIBIT 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC3 CUT-FILL EXHIBIT1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC3 CUT-FILL EXHIBIT 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC4 PRELIMINARY UTILITY PLAN1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC4 PRELIMINARY UTILITY PLAN2212-01-RS12 25 July 2022 C41422 MONTEREY MIXED-USE PRELIMINARY UTILITY PLAN 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC3 CUT-FILL EXHIBIT 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC5 PRELIMINARY STRIPING & SIGN PLAN2212-01-RS12 25 July 2022 C51422 MONTEREY MIXED-USE PRELIMINARY STRIPING & SIGN PLAN 1160 MARSH STREET SUITE #150SAN LUIS OBISPO, CA 93401805.544.07071422 MONTEREY MIXED USEENTITLEMENTS REVIEW SET 2ND SUBMITTALC3 CUT-FILL EXHIBIT 1422 MONTEREY MIXED-USE 2212-01-RS12 25 July 2022 A16MONTEREY STREET PERSPECTIVES 1422 MONTEREY MIXED-USE 2212-01-RS12 25 July 2022 A31PALM STREET DUPLEXES - PERSPECTIVES PALM STREET PERSPECTIVE - DUPLEX 11 PALM STREET PERSPECTIVE - DUPLEX 22 1422 MONTEREY MIXED-USE 2212-01-RS12 25 July 2022 A20PROJECT BIRDS EYE