HomeMy WebLinkAboutItem 4a. Review of a project consisting of a 49-unit residential building; a 2190 sq. ft. commercial building; and site improvements (251 Pacific St, 1390 Walker St, 280 Pismo St)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A MIXED-USE DEVELOPMENT CONSISTING OF A 49-UNIT
RESIDENTIAL BUILDING; AN APPROXIMATE 2,190 SQUARE FOOT COMMERCIAL
BUILDING (HISTORIC RESOURCE TO BE REHABILITATED WITH ADDITION); AND
SITE IMPROVEMENTS SUCH AS ACCESS, LANDSCAPING, AND PARKING.
BY: Hannah Hanh, Associate Planner FROM: Rachel Cohen, Principal Planner
Phone Number: (805) 781-7432 Phone Number: (805) 781-7574
Email: hhanh@slocity.org Email: rcohen@slocity.org
APPLICATION NUMBER: ARCH-0451-2024
PROJECT ADDRESSES: 251 Pacific Street, 1390 Walker Street, and 280 Pismo Street
APPLICANT: Alamo, LLC REPRESENTATIVE: Joel Woodruff
RECOMMENDATION
Recommend the Community Development Director find the project consistent with
applicable goals, policies, and guidelines in the Community Design Guidelines and Mid -
Higuera Street Enhancement Plan. This action may include recommended conditions to
address consistency of the project with these preceding goals, policies, and guidelines.
1.0 PROJECT SUMMARY
Alamo, LLC (Applicant) has applied for a Development Review (ARCH-0451-2024)
application to construct a proposed mixed-use development, which consists of (a) a 49-
unit, four-story residential building; (b) an approximate 2,190 square foo t, one-story
commercial building (existing Master List Old Gas Works Historic Resource to be
rehabilitated with a new addition); and (c) supporting site improvements such as access,
landscaping, and parking (Attachment A). Proposed site amenities and featu res include
private patios and balconies and common recreational spaces (i.e., lounge, fitness area,
and roof deck) for the residential building; outdoor seating areas for the anticipated
commercial use (i.e., restaurant); and shared courtyards and parking areas for the overall
development. Aside from the existing vacant historic structure, the approximate 1.1 net
acre project site, which includes 251 Pacific Street, 1390 Walker Street, and 280 Pismo
Street, is currently undeveloped/underutilized (Figure 1).
Meeting Date: 9/8/2025
Item Number: 4a
Time Estimate: 60 minutes
Page 9 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 1 – Project Site
Accompanying Project Applications and Requests
Tentative Parcel Map (SBDV-0450-2024)
As part of the overall project, the Applicant has submitted a Tentative Parcel Map
application for a common interest subdivision. This proposed map is for condominium
purposes and would result in 49 residential units and one (1) commercial unit.
Density Bonus (AFFH-0810-2024)
To construct the mixed-use development at its desired density, it should be noted that the
project includes a density bonus, which provides specific protections for housing
developments and allows the flexibility to deviate from development standards – in the
form of incentives/concessions and waivers/reductions. In accordance with State Density
Bonus Law (SDBL, Government Code Sections 65915 – 65918), the project includes a
16 percent density bonus1 in exchange for dedicating a minimum five (5) percent of
residential units to very low income households (Attachment B).
1 While the project is eligible for a 20 percent bonus, the Applicant is electing to only utilize a 16
percent bonus and voluntarily forgoing the remaining four (4) percent bonus. This voluntary
decision does not affect, or reduce, the minimum number of affordable units required to qualify
for the density bonus, and two (2) affordable one-bedroom units will be provided as part of the
project.
Page 10 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
One incentive or concession is allowed for projects that dedicate a minimum five (5)
percent of units to very low-income households per San Luis Obispo Municipal Code
(SLOMC) Section 17.140.070(A)(1) (Alternative or Additional Incentives). As part of the
density bonus, the project qualifies for modified parking ratios for residential units under
SDBL and includes a concession to reduce the overall parking requirement from 88
spaces to 65 spaces. This concession would reduce the amount of land required to be
dedicated to parking and result in cost reductions that allow the project to provide for
affordable housing costs and rents.
Per Chapter 4.3 (Density Bonuses and Other Incentives) of Government Code Sections
65915-65918, a project qualifying for a density bonus may receive other forms of
assistance such as waivers or reductions of development standards t hat physically
preclude construction of the project at its permitted density and with the granted
incentive(s)/concession(s). Waiver(s)/reduction(s) are requested for the construction of
the residential building, as follows:
Mixed-Use Developments, Ground Floor Limitations (SLOMC Section
17.70.130(D)(1)(a)) – Reduce the residential ground floor area maximum and
provide 100 percent of the first 50 feet of ground floor area and 100 percent of the
building frontage for residential uses, where the maximum is 50 percent of the
ground floor space within the first 50 feet of floor area of each building face
adjacent to a street and 30 percent of the building frontage. This reduction would
allow the construction of additional residential units on the ground floor.
Building Height (SLOMC Table 2-20) – Waive the maximum building height
requirement of 35 feet and construct a building that is 56 -feet, 6-inches tall at the
roof2. This waiver would allow the construction of additional residential units on the
fourth floor.
Front/Streetside Setbacks (SLOMC Table 2-20) – Reduce the required
front/streetside setback to zero (0) feet, where the minimum is 15 feet for a building
over 20 feet in height along Pismo Street. This reduction would allow the
construction of additional residential units closer to the street frontage.
The 16 percent density bonus and its associated concession and waiver(s)/reduction(s)
are intended to facilitate construction of the mixed-use project with 49 units, as proposed.
2 The building would be 59-feet, 6-inches at the stair tower as allowed for certain building height
projections per SLOMC Section 17.70.080(C)(2).
Page 11 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Overall Review Process
Per Government Code Section 65905.5, the review of qualifying housing projects (which
include mixed-use development projects with at least two-thirds of the new square
footage designated for residential use) shall be limited to a total of five (5) public hearings,
including hearings for continuations and appeals. The proposed mixed -use project is a
housing project that qualifies for this protection under State Law.
The Cultural Heritage Committee (CHC) reviewed the project on August 25, 2025, and
this Architectural Review Commission (ARC) meeting is the second hearing of the five (5)
allowable hearings. Following the ARC’s review and recommendation, the project will
include a final review and decision by the Community Development Director (Director).
As part of the final review and decision, the Director will review the recommendations
from the ARC and CHC, public comment, and all accompanying project applications and
requests, including the Tentative Parcel Map and density bonus request.
Prior Review and Actions
On August 25, 2025, the CHC reviewed and recommended the Director find the project
consistent with applicable historic preservation policies, guidelines, and requirements in
the Historic Preservation Ordinance, Historic Preservation Program Guidelines, Secretary
of the Interior’s Standards, and an Agreement to Retain the Historic Wood Doors and
Window Features (Item 4a Staff Report [Pages 9-188]3). As part of their consistency
recommendation to the Director, the CHC (a) concurred with recommended conditions by
staff (described in the CHC Staff Report) and (b) provided additional conditions and a
request for consideration. To inform the ARC’s review and prevent any conflict in
recommendations thus far, the recommended conditions related to historic preservation
that affect exterior building and site designs are provided below for reference:
Staff Recommended Condition
o To ensure the proposed addition and alterations to the Old Gas Works building
are consistent with the Historic Preservation Program Guidelines and Secretary
of the Interior’s Standards for Rehabilitation, a detailed list of high-quality
materials and finishes, including custom black steel storefront systems, shall
be submitted for review and approval at the time of building permit application.
CHC Recommended Conditions
o The addition to the Old Gas Works shall be constructed using materials
represented in the development application to clearly differentiate the addition
from the existing building.
3 The CHC evaluated the addition and alterations to the Old Gas Works building and new
construction on the property (i.e., residential building and site improvements) for consistency with
historic preservation policies, guidelines, and requirements (i.e., appropriateness of the project
design, materials, placement, scale, etc.).
Page 12 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
o A replica of the historic lunette that includes a muntin pattern matching t he
design of the original window shall be installed above the entrance in the
original doorway.
o The City Arborist shall review the final landscape plans to ensure that
landscaping will not cause damage to the Old Gas Works building.
o Landscaping materials (e.g., pavers, flagstones, low walls, boulders, or other
masonry) that are compatible or complementary with the Los Berros (Caen)
stone of the Old Gas Works building shall be incorporated.
o Any replacement roof materials and design s hall be consistent with the roof
design and material of the Old Gas Works from its period of significance.
Request by the CHC
o Consider adding a feature to the residential building that pays homage to the
Old Gas Works building.
It should be noted that the preceding listed recommendations are provided for reference
only. The language for these recommended conditions would be further developed and
refined prior to final review by the Director.
2.0 PURVIEW OF THE COMMISSION
As proposed, the mixed-use project includes construction of the following:
a) A 49-unit, four-story residential building with ground-floor patios, upper-story
balconies, and a roof deck;
b) An approximate 2,190 square foot, one -story commercial building (addition and
alterations to the Old Gas Works building); and
c) Supporting site improvements such as access, parking, and landscaping.
Per Section 17.106.040(A)(1) (Recommendations from Advisory Bodies), the ARC’s role
for Moderate Development Review applications is to (a) evaluate the project for
consistency with applicable goals, policies, and guidelines in the Community Design
Guidelines and Mid-Higuera Street Enhancement Plan and (b) provide a recommendation
to the Director regarding consistency of the project with these documents.
Following the ARC’s review, the project is tentatively scheduled for a final review and
decision by the Director on October 13, 2025.
Page 13 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
3.0 PROJECT SITE INFORMATION
Site Data
Location 251 Pacific Street, 1390 Walker Street, and 280 Pismo
Street
Land Use Designation Services and Manufacturing (SM)
Zones Service Commercial Zone (C-S) and Service Commercial
Zone with Mixed-Use Overlay (C-S-MU)
Project Site Approximately 1.1 net acres
Surrounding Uses
North – Restaurant, retail, vehicle services, etc.
South – Commercial recreation, food services, etc.
East – Residences, offices, etc.
West – Restaurant, retail, etc.
4.0 PROJECT DESIGN
Residential Building (New Construction)
Architecture – contemporary four-story building (Figures 2-4)
Design details and materials – stucco, metal vertical siding, terracotta brick
veneer, flat and gable roofs, awnings, ground patios and upper story balconies,
and open walkways (Sheets A5.0 – A7.1 of Project Plans)
Colors – warm and neutral tones
Commercial Building (Existing Old Gas Works building with proposed addition)
Architecture – existing Mission Revival style with contemporary addition
(further detailed in the CHC Staff Report)
Design details and materials (further detailed in the CHC Staff Report; Sheets
A5.0 and A5.2 of Project Plans)
o Old Gas Works building: Los Berros (Caen) stone, arched doorways,
low-pitched gable roof, parapet, articulation of the eaves and wa lls, black
steel storefront system, skylight, etc.
o Contemporary addition: Corten siding and terracotta veneer
Colors – warm and neutral tones
Page 14 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 24 – Rendering Along Walker Street Looking South
Figure 3 – Rendering Along Pismo Street Looking West
4 The signage shown in renderings and elevations of the Project Plans is f or reference only. The
Applicant has requested for the project sign program to be a deferred submittal that would be
reviewed in detail at a later date. Staff may refer the sign program for ARC review as appropriate.
Page 15 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 4 – Rendering of the Walker Street and Pismo Street Intersection
5.0 EVALUATION
Community Design Guidelines (CDG)
Commercial Building
Per CDG Section 7.3 (Historic Resource Preservation), the preservation of cultural
resources is administered by the CHC and would be subject to the Historic Preservation
Program Guidelines and Secretary of the Interior’s Standards. As proposed, the
rehabilitation of the Old Gas Works building would preserve its Mission Revival-style and
character-defining exterior. New elements include the installation of a new skylight;
lighting; black steel-glazed storefront systems at the existing entrance openings ; and a
smaller-scale addition at the north (rear) of the building to provide a restroom and kitchen
(further detailed in the CHC Staff Report; Sheets A5.0 and A5.2 of Project Plans). The
restroom area would be clad with corten siding in a wood tone and the kitchen area would
be clad with a terracotta veneer, and therefore, be clearly differentiated from the original
Old Gas Works building. As proposed, the CHC has found these improvements to be
consistent with applicable historic preservation policies subject to additional conditions
identified in the preceding section.
Page 16 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Residential Building
The 49-unit, four-story residential building includes a contemporary colors and materials
palette with a variety of exterior finishes and materials, including painted stucco in warm
and neutral tones, metal vertical siding, terracotta brick veneer, and other similar details
(Figures 2-4; Sheets A5.0 – A7.1 of Project Plans). The building design incorporates
different architectural elements such as flat and gable roofs, awnings, patios and
balconies, and open walkways throughout the evaluations. Aside from the discussion item
identified in Table 1 below for the ARC’s review, staff has evaluated the design of this
building and found it generally consistent with applicable guidelines in the CDG,
particularly Sections 5.4(C)(1) and 5.4(C)(3) for the changes in roof design and
articulation to reduce scale and the inclusion of balconies and patios to break up massing.
In addition, as part of the CHC’s review of the project, it was requested that the Applicant
add a feature (or features) to the residential building that would pay homage to the Old
Gas Works building. The CHC encouraged the ARC and/or Director to discuss this
request with the Applicant as part of their reviews and staff recommends the ARC
consider this request when evaluating the proposed building elevations. Some
examples of features for the residential building to pay homage to the Old Gas Works
building include the use of stone that is complementary to the Los Berros (Caen) stone
or incorporation of diamond-like elements similar to the quatrefoil vents found at the top
centers on the west and east elevations of the historic resource (refer to Figure 7).
Table 1 – Consistency with Community Design Guidelines
Section Discussion Item
5.2(F)
Exterior
Finish
Materials
The CDG states that the use of combined materials can provide visual
interest and texture; however, all sides of each single-family dwelling or
multi-family structure should employ the same materials, design details,
and window treatment. No residential structure should have a carefully
designed and detailed facade facing the street, and use bland, featurel ess
stucco or other simple materials on the other exterior building walls. Each
residential structure should look like the same building from all sides. The
ARC should discuss whether the west elevation (Figure s 4-5)
sufficiently incorporates exterior materials and finishes to provide
architectural interest along the Walker Street frontage and be
consistent or compatible with the other elevations (Figures 6-8), and
whether any building design or material changes are necessary to
comply with the CDG. In comparison to the north, south, and east
elevations, staff finds the west elevation inconsistent with this guideline due
to the limited use of exterior finishes (primarily vertical metal panels and
terracotta wall covering) and architectural elements (uniform roofline and
use of balconies and patios). In order to provide additional dimension
and/or interest, consider whether additional and/or different features should
be incorporated into the design of this elevation (e.g., use of colors, panels,
stucco, etc.) for texture, shading, etc.
Page 17 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 5 – West Elevation
Figure 6 – South Elevation
Figure 7 – East Elevation
Page 18 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 8 – North Elevation
Mid-Higuera Street Enhancement Plan (Mid-Higuera Plan)
A portion of the project site is located in the Mid-Higuera Area, where design guidelines
from the Mid-Higuera Plan would apply. The portion at 251 Pacific Street (north of the
alley and proposed as parking) is identified as the former PG&E utility substation and
reuse of this site is encouraged. Future uses and site development should be consistent
with the Mid-Higuera Plan, where possible, while addressing area constraints related to
flooding, circulation, and parking availability. At its adoption in 2001, the Mid-Higuera Plan
included the possibility of the City acquiring the parcel at 251 Pacific Street for a public
parking lot with an accompanying concept of the Pacific-Higuera-Walker closure that
includes public amenities (Figure 9).
Figure 9 – Concept of the Pacific-Higuera-Walker Closure in the Mid-Higuera Plan
Page 19 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Parking Design
The City does not own the parcel at 251 Pacific Street; however, the project has been
designed to be consistent with the intent of addressing parking needs and providing onsite
parking, where possible, as described in the Mid-Higuera Plan. While parking areas are
generally required or encouraged to be screened or located to the side or rear of
development, the proposed site design provides parking where it was previously
contemplated and consolidates differen t components of the development (i.e., parking,
residential, and commercial areas) in order to effectively utilize the overall site, which is
limited in area (approximately 1.1 net acre), must take into consideration the historic
resource (Old Gas Works), and is constrained by multiple street frontages and access
(Pacific, Walker, and Pismo Streets; bisected by the alley).
The Mid-Higuera Plan also includes additional design measures for new development to
address flooding concerns in the Mid-Higuera Area. The Plan requires new development
to be designed in a manner that limits lot coverage by structures (i.e., present amount of
coverage to not be increased or reduced, if possible) and allows for unobstructed flow
channels, so that floodwaters may enter the creek with less property damage. As
proposed, the parking lot at 251 Pacific Street primarily includes flatwork and does not
include fences, walls, or dense landscaping (i.e., features that are typically required or
encouraged to screen parking but would hinder floodwater flow by being physical
impediments and/or collect debris) to comply with these design measures.
Due to the unique constraints related to parking and flooding in the Mid -Higuera Area,
staff has not identified any discussion items on this proposed parking lot design for the
ARC’s review.
Pacific-Higuera-Walker Street Closure
The Pacific-Higuera-Walker closure is a circulation and street improvement identified in
the Mid-Higuera Plan and is intended to improve functionality and safety. A more recent,
revised design of this closure is identified in, and would be completed as part of, the City’s
Higuera Complete Streets Project, which is in the design phase (Draft Design Plans,
Figure 10). This revised design is intended to increase safety for all modes of travel and
provide a pedestrian plaza. Because there would be different timelines for when these
street improvements would be in place and when the project would be co nstructed and
occupied, approval of the project would be conditioned to require the Applicant install
measures to close Walker Street prior to project occupancy, if this work has not yet been
completed by the City.
Page 20 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Figure 10 – Excerpt of the Higuera Corridor Design Plans
6.0 PROJECT STATISTICS
Table 2 – Summary of Development Standards
Project Details Proposed Allowed / Required
Maximum Residential Density 27.85 units / net acre5 24 units / net acre
Minimum Front and Streetside
Setbacks
Parking Lot
Building Height > 20 Feet
Building Height ≤ 20 Feet
5 feet
0 feet6
26 feet
5 feet
15 feet
10 feet
Minimum Side Setback 18 feet None required
Minimum Rear Setback 60 feet None required
Maximum Building Height 56 feet, 6 inches7 35 feet
Maximum Lot Coverage 28% 75%
5 The project includes a 16 percent density bonus.
6 A reduction is requested to reduce the minimum front/streetside setback and allow a zero (0)
foot setback along Pismo Street for the proposed residential building.
7 A waiver is requested to exceed the maximum building height and allow a height of 56 feet, 6
inches for the proposed residential building.
Page 21 of 59
Item 4a
ARCH-0451-2024 (SBDV-0450-2024, AFFH-0810-2024)
Architectural Review Commission Report – September 8, 2025
Maximum Floor Area Ratio 0.96 1.5
Inclusionary Housing Exempt as a housing project with density bonus
Public Art In-lieu fee payment Onsite, offsite, or in-
lieu fee contribution
Total Number of Car Spaces8
EV Ready
EV Capable
65 spaces9
7 EV ready spaces
30 EV capable spaces
88 spaces
7 EV ready spaces
30 EV capable spaces
Total Number of Bicycle Spaces
Short-term
Long-term
116 spaces
16 short-term spaces
100 long-term spaces
116 spaces
16 short-term spaces
100 long-term spaces
Environmental Review Exempt under CEQA Guidelines Section 15183
(Streamlining for Infill Projects)
7.0 POSSIBLE ACTIONS
1. Staff Recommendation: Recommend the Community Development Director find
the project consistent with applicable goals, policies, and guidelines in the
Community Design Guidelines and Mid-Higuera Street Enhancement Plan. This
action may include recommended conditions to address consistency of the project
with these preceding goals, policies, and guidelines.
2. Continue the review. To ensure compliance with State Law with the processing of
housing projects, an action continuing the review should include clear direction to
the applicant and staff regarding the additional information required to make a
recommendation and all pertinent issues related to consistency with the
Community Design Guidelines and/or Mid-Higuera Street Enhancement Plan.
3. Recommend the Community Development Director find the project inconsistent
with applicable policies, guidelines, and requirements in the General Plan, Zoning
Regulations, Community Design Guidelines, Mid-Higuera Street Enhancement
Plan, and/or other policy document(s). This action should include findings that cite
the basis for the recommendation and reference inconsistency(ies) with goals,
policies, guidelines, and requirements in the preceding documents.
8.0 ATTACHMENTS
A. Gas Works Project Plans
B. Gas Works Density Bonus Summary
8 The project utilizes parking ratios for residential units under the SDBL.
9 A concession is requested to reduce overall parking requirement for the project.
Page 22 of 59
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Page 24 of 59
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ATTACHMENT A
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ATTACHMENT A
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ATTACHMENT A
Page 49 of 59
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ATTACHMENT A
Page 50 of 59
^^
^^
^^^^
^
^
^
^
^
^
^
^
^^^^^
^^^
^
^
^
^
^
^
^
^
^
^
^
^
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S
D
SDSD
SD
SDSD
SD
S
D
S
D
S
D
SDSD
SS
SS
SS
SS
SD
SD
SD
SD
SDSD
SD
SD
SD
SD
SS
SS
SS
W
W
W
W
W
W
W
D
SD
SD
SDSDSD
W W
W
W
W
W
WWWW
SS
SS
SS
SD
SD SD SD
SS SS SS
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.1
6"INV=169.09
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=170.0
6"INV=168.50
6"SD
L=43.0'
S=2.00%
6"SD
L=47.6'
S=2.00%NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.5
6"INV=167.28
8"INV=166.12
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.9
6"INV=168.40
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=169.8
6"INV=167.99
NYLOPLAST DRAIN
W/ DOME GRATE
8"ØTG=171.1
8"INV=166.58
6"SD
L=20.7'
S=2.00%
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.93
4"INV=170.78
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=170.91
4"INV=170.41
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.85
4"INV=170.74
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.84
4"INV=171.34
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91.X
4"INV=170.03
NYLOPLAST DRAIN W/
PEDESTRAIN GRATE
6"ØTG=172.91
4"INV=169.03
4"SD
L=16.1'
S=2.00%
4"SD
L=18.3'
S=2.00%4"SD
L=16.9'
S=2.00%
4"SD
L=50.0'
S=2.00%
4"SD
L=29.8'
S=2.00%
4"SD
L=18.7'
S=2.00%
4"SD
L=40.5'
S=2.00%
CLEANOUT
RIM=170.4
6"INV=167.85 8"SD
L=24.9'
S=5.10%
6"SD
L=12.4'
S=2.00%
8"SD PERF
L=92.3'
S=0.50%
TRENCH DRAIN
TG=(170.5±)
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTERPERMEABLE
PAVERS
PROPOSED ASPHALT PAVEMENT
EXISTING BUILDING
TO REMAIN
SLURRY SEAL AND RE-STRIPE
EXISTING OFF-SITE PARKING
LOT PER ARCHITECTURAL PLANS
PROTECT EXISTING SIDEWALK IN PLACE
CITY STANDARD DRIVEWAY APRON
4.
8
'
±
NYLOPLAST DRAIN
W/ DOME GRATE
6"ØTG=171.0
6"INV=168.23
CITY STANDARD
ALLEY APPROACH
FOG SEAL
EXISTING RAILROAD ALLEY
PROTECT EXISTING SIDEWALK
IN PLACE
CITY STANDARD DRIVEWAY APRON
EXISTING WATER SERVICE
LATERALSFIRE WATER
BACKFLOW
PREVENTER
ACCESSIBLE PEDESTRIAN
CURB RAMP
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'±
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
RESIDENTIAL
PROPOSED
COMMERCIAL
PROPOSED
RESIDENTIAL
7.
8
'
±
4.
8
'
±
4'
PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
7.8'
4'
8'
CITY STANDARD
SIDEWALK
PROTECT EXISTING SIDEWALK IN PLACE
4'
W
C900 PVC FIRE WATER, TYPICAL
7.3'±
CITY STANDARD
SIDEWALK
C900 PVC PE
DOMESTIC WATER
LINES, TYPICAL
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.
EXISTING VCP SEWER LATERAL,
CONTRACTOR TO VERIFY LOCATION
AND CONDITION WITH CITY.HDPE SANITARY SEWER
LINE, TYPICAL
W
W
W
W
W
W
INSTALL WATER SERVICE
LATERAL FOR IRRIGATION
HDPE SANITARY SEWER
LINE, TYPICAL
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
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COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
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AAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C1.1
OVERALL SITE AND
UTILITY PLAN
0'20'20'
SITE AND UTILITY PLAN
SCALE: 1" = 20'24
ATTACHMENT A
Page 51 of 59
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D
171.
7
7
FS
17
1
.
7
9
F
S
1
7
0
.
3
6
F
S
170
.
5
4
FL
(17
1
.
0
)
±
FS
(1
7
1
.
1
)
±
F
S
1
7
1
.
1
3
T
C
1
7
0
.
6
3
F
S
170.
7
1
T
C
170.
2
1
F
S
171
.
3
3
FS
1
7
1
.
3
0
T
C
1
7
0
.
8
0
F
S
1
7
1
.
5
2
T
C
1
7
1
.
0
2
F
S
171
.
5
2
T
C
171
.
0
2
F
S
17
1
.
3
3
FS
172
.
6
4
T
C
172
.
1
4
F
S
1
7
2
.
2
3
T
C
1
7
1
.
7
3
F
S
17
1
.
9
4
T
C
17
1
.
4
4
F
S
172.02 TC
171.52 FS
172.28 TC
171.78 FS
171.
9
0
T
C
171.
4
0
F
S
(171.8)
±
FS
170
.
7
4
FS
170
.
7
FL
170.
1
9
FS
170.71
T
C
170.21
F
S
17
1
.
2
FL
(
1
7
0
.
5
)
±
F
S
1
7
0
.
9
6
T
C
1
7
0
.
4
6
F
S
170
.
6
8
T
C
170
.
1
8
F
S
(171.9)
±
T
C
(171.4)
±
F
L
(171.3)±
FS
(17
1
.
4
)
±
FS
(170.9)±
FS
(171.9)±
T
C
(171.4)± F
L
(171.8)±
FS
(171.5
)
±
FS
(1
7
1
.
5
)
±
F
S
170.07 TC
169.57 FS
(17
0
.
1
)
±
T
C
(16
9
.
6
)
±
F
S
(170
.
2
)
±
T
C
(169
.
7
)
±
F
S
169.8
9
T
C
169.3
9
F
S
170.0
1
FS
1
7
0
.
1
4
F
S
169
.
9
5
FS
17
0
.
0
FL
16
9
.
4
F
L
170.4
1
T
C
170.4
1
F
S
170.51
T
C
170.51
F
S
(1
7
0
.
5
)
±
F
S
170
.
2
3
T
C
169
.
7
3
F
S
171
.
0
5
T
C
170
.
5
5
F
S
17
1
.
0
5
T
C
17
0
.
5
5
F
S
17
0
.
2
3
T
C
16
9
.
7
3
F
S
172
.
3
5
T
C
171
.
8
5
F
S
170
.
8
5
T
C
170
.
3
5
F
S
171
.
2
0
T
C
170
.
7
0
F
S
170
.
1
2
T
C
169
.
6
2
F
S
170.
1
2
T
C
169.
6
2
F
S
171.
2
0
T
C
170.
7
0
F
S
1
7
0
.
7
4
F
S
1
7
0
.
5
7
T
C
1
7
0
.
0
7
F
S
170
.
7
7
FS
(1
7
0
.
8
)
±
F
S
170.9
6
FS
1
7
0
.
9
8
T
C
1
7
0
.
4
8
F
S
16
9
.
9
1
T
C
16
9
.
4
1
F
S
17
0
.
0
0
T
C
16
9
.
5
0
F
S
169
.
4
1
FS
170
.
5
FL
(
1
7
0
.
3
)
±
F
S
16
9
.
4
F
L
170
.
3
6
FS
PROPOSED OPEN CURB
PROPOSED
OPEN
CURB
EXISTING V-DITCH TO REMAIN
171.49 LIP
(171.4 FL±)
171.51 LIP
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
(171.8 TC±)
(171.4 FL±)
170.84 TC
(170.3 FS±)
171.85 TC
(171.8 FS±)
170.97 TC
(170.5 FS±)171.07 TC
(170.6 FS±)
171.85 TC
(171.8 FS±)
172.55 TC
(172.1 FS±)
169.62 LIP
(169.5 FL±)
169.49 LIP
(169.4 FL±)
5.
1
%
1.
5
%
5.
1
%
1.
2
%
2.
7
%
2.0%
2.0%
2.
0
%
2.
0
%
2.0%
2.0%2.0%
9.
1
%
0.
8
%
2.0%
2.0%
1.
9
%
2.0%2.0%
1.
8
%
3.
7
%
0.
3
%
3.
7
%
1.4%
0.1%1.7%
1.5%
1.5%
9.5%
9.5%
EXISTING UTILITY POLE
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED SIDEWALK PER CITY STANDARD 4110
PROPOSED 6" VERTICAL CURB
PROPOSED 6"
VERTICAL CURB
PROPOSED
6" VERTICAL
CURB
1.0%
1.4%
170.78
TG
170.78
TG
172
172
171
1
7
1
172
17
0
PROPERTY LINE, TYPICAL
172
1
7
2
GRADE BREAK, TYPICAL
EXISTING PARKING LOT TO REMAIN.
SLURRY SEAL AND RE-STRIPE EXISTING
OFF-SITE MARKING LOT PER
ARCHITECTURAL PLANS
PROPOSED ASPHALT PAVEMENT
PROPOSED
CONCRETE
BANDING
169.2
TG
169.9
TG
169.8
TG
171.0
TG
170.1
TG
EXISTING BUILDING
TO REMAIN
4' CONCRETE V-GUTTER
1.
0
%
7.
8
'
±
7.
8
'
±
4'
EXISTING UTILITY POLE TO BE REMOVED
EXISTING UTILITY POLE TO BE REMOVED
7.7'±
PROTECT EXISTING SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
PROTECT EXISTING SIDEWALK IN PLACE
2.0%
PROPOSED
CONCRETE
BANDING
PROPOSED
PERMEABLE
PAVERS
PROPOSED
PERMEABLE
PAVERS
2.
0
%
2.
9
%
2.
9
%
1.
4
%
2.
0
%
2.
0
%
PROPOSED OPEN CURB
1.
0
%
PROPOSED OPEN CURB
1.0%
3.
7
%
3.
8
%
2.
0
%
17
0
1
7
1
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
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Client:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.1
GRADING AND
DRAINAGE PLAN -
NORTH
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.2
AREA OF DISTURBANCE:54,199 SQUARE FEET
MAXIMUM CUT HEIGHT: 4.0 FEET
MAXIMUM FILL HEIGHT: 3.0 FEET
RAW CUT:
(ASSUMED 12" HOLD-DOWN)1600 CUBIC YARDS
RAW FILL:1100 CUBIC YARDS
ADJUSTED FILL:
(ASSUMED 25% SHRINKAGE)1375 CUBIC YARDS
NET QUANTITY:225 CUBIC YARDS (NET EXPORT)
THE APPROXIMATE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT THE ESTIMATED
VOLUMETRIC DIFFERENCE CALCULATED BETWEEN THE PROPOSED SUBGRADE OR FINISHED GRADE AND
EXISTING GRADE SURFACE, AND ARE SUBJECT TO CHANGE. THESE ESTIMATES DO NOT INCLUDE
CONSIDERATIONS FOR LOSSES OR BULKING DUE TO: SOIL AMENDMENTS, STABILIZATION, CONSTRUCTION
TECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE CONSIDERATIONS, IN ADDITION TO ACTUAL
FIELD CONDITIONS AND THE FINAL RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER, MAY
SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORT QUANTITIES. APPROXIMATE QUANTITIES SHOWN ON
THESE PLANS ARE FOR PERMITTING PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO
CALCULATE ACTUAL QUANTITIES FOR THE PURPOSE OF CONSTRUCTION AND COST ESTIMATES.
CONTRACTOR IS ALSO RESPONSIBLE FOR ADJUSTMENTS TO SLOPE HINGE POINTS IN ORDER TO PROVIDE
GRADED PAD AREA ADJACENT TO PATHS, WALKWAYS, AND ROADS FOR UTILITY BOXES,
TRANSFORMERS, AND ABOVE GROUND UTILITY INFRASTRUCTURE.
EARTHWORK QUANTITIES 11
ATTACHMENT A
Page 52 of 59
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D
SS
SS
SS
SS
SSSSSS
4 STEPS
6"R x 12"T
3 STEPS
3"R x 12"T
EXISTING V-DITCH TO REMAIN
171.50 FF
RET HT 0.83'
171.50 FF
RET HT 0.9'
170.62 FS
RET HT 0.8'170.58 FS
RET HT 0.0'
173.00 FF
RET HT 2.7'
173.00 FF
RET HT 2.6'
173.00 FF
RET HT 3.8'
173.00 FF
RET HT 2.4'
173.00 FF
RET HT 0.0'
173.00 FF
RET HT 0.4'
1.5%
1.5%
1.5%
1.5%
1.
5
%
1.
5
%
0.
6
%
1.
3
%
1.
7
%
2.
8
%
2.
8
%
1.2%
2.
5
%
0.4%
1.
5
%
1.
5
%
1.5%
1.5%
0.
5
%
1.
5
%
0.
5
%
1.8
%
4.6%
1.
5
%
2.
9
%
1.
3
%
0.9%
0.5%0.9%1.
5
%
1.
5
%
1.
5
%
3.
3
%
4.
5
%
1.5%
0.
7
%
1.5%
1.5%
3.
3
%
6.
1
%
2.
8
%
2.
8
%
0.7%
1.
0
%
4.1%
1.5%
1.5%
7.0%
2.
0
%
2.
0
%
2
.
0
%
3.2
%
2.
0
%
4.
5
%
2.
0
%
4.
0
%
2.5%
0.8%
2.
0
%
1.5%
1.5%
173.00 FF
173.00 FF
173.00 FF
173.00 FF
17
2
.
9
8
FS
17
2
.
9
8
F
S
172.98
FS
172.
9
8
FS
172.9
8
FS
172.
9
8
FS
1
7
2
.
9
8
F
S
172.98
FS
172.98
FS
172.98
FS
172.98
FS
172.98
FS
172
.
9
8
FS
172.8
7
FS
172
.
8
7
FS
(170
.
6
)
±
FS
(1
7
0
.
7
)
±
F
S
(169
.
7
)
±
FS
(1
6
9
.
6
)
±
F
S
(16
9
.
6
)
±
FS(16
9
.
5
)
±
FS
(169
.
3
)
±
FS
(1
6
9
.
3
)
±
F
S
173.00 FF
16
9
.
3
8
FS
169
.
4
0
FS
(170.0)± FF
169.
5
8
FS
169
.
6
8
FS
169
.
7
9
FS
169
.
9
8
FS
1
6
9
.
7
2
F
S
170.00 FF
169.
8
9
FS
1
6
9
.
9
8
F
S
169.
9
8
FS
169.98
FS
16
9
.
9
8
FS
172
.
9
TG
1
7
2
.
9
8
F
S172
.
9
TG
172
.
9
6
FS
1
7
2
.
9
6
F
S
17
2
.
9
TG
172.94
FS
1
7
1
.
4
5
F
S
171
.
4
8
FS
17
0
.
7
0
FS
17
1
.
4
TG
17
1
.
4
5
FS
170.6
5
FS170.6
2
FS
17
2
.
6
2
FS
172.98
FS
172.98
FS
172
.
9
5
FS
173.
0
TG
(17
0
.
5
)
±
FS
(1
7
0
.
5
)
±
FS
(17
0
.
6
)
±
FS
170.56
FS
171.50 FF
173.00 FF
171.44
FS
(17
0
.
5
)
±
FS
170.57
FS
17
0
.
6
2
FS
171
.
4
TG 1
7
1
.
4
8
F
S
1
7
1
.
4
3
F
S
171
.
4
3
FS
171
.
4
6
FS
170.8
FG
17
0
.
6
7
FS
171.50 FF
171.48
FS
171
.
4
2
FS
17
1
.
4
2
FS
170.5
3
FS
170.31
FS
170.10
FS
1
6
9
.
7
8
F
S
1
6
9
.
7
1
F
S
170.
6
7
FS
169
.
9
1
FS 169.87
FS
170.94
FS
171.
2
9
FS
170.56
FS 169.6
7
FS
170.3
3
FS
169.
7
8
FS
16
9
.
9
8
FS
16
9
.
9
4
FS
16
9
.
9
4
FS
16
9
.
9
6
FS
1
6
9
.
9
8
F
S
169.9
8
FS
1
6
9
.
9
8
F
S
169
.
8
TG
169.
8
1
FS
169
.
9
1
FS 169.
9
1
FS
169.
8
5
FS
169.7
7
FS
16
9
.
7
2
FS
169.89
FS
169.98
FS
169
.
3
FG
169
.
1
TG
169.
3
3
FS
171.32
FS
170.4
0
FS
170.03
FS
170.7
FG
170
.
1
9
FS 17
0
.
1
0
FS
169.
8
6
FS
169.94
FS
169.91
FS
172
.
9
8
FS
172
.
9
8
FS
17
2
.
9
TG
172
.
9
6
FS172
.
9
3
FS
(169.9)±
FS
(169.8)±
FS
170
.
0
1
FS
170.
3
FG
1
7
0
.
3
F
G
1
6
9
.
9
F
G
16
9
.
8
F
G
169
.
4
FG16
9
.
0
FG
169
.
4
FG
16
9
.
6
FG
16
9
.
4
FG
1
6
9
.
3
F
G
169
.
1
FG
16
9
.
1
FG
16
9
.
4
FG
169
.
6
FG
169
.
8
FG
169.2
TG
1
6
9
.
6
F
L
1
6
9
.
8
F
G
168.8
TG
169
.
1
FL
(169
.
5
)
±
FS
(169
.
4
)
±
FS
(169
.
4
)
±
FS
(169
.
7
)
±
FS
1
6
9
.
2
F
L
(169
.
2
)
±
FS
168.8
FG
(169
.
1
)
±
FS
(169
.
1
)
±
FS 168
.
9
FL
168.6
TG
(168.7)± TC
(168.2)± FS
169.2
FG
169.
0
FG
(
1
6
9
.
1
)
±
F
S
169.4
FG
(1
6
9
.
2
)
±
F
S
(169
.
2
)
±
FS
16
9
.
2
FG
16
9
.
2
6
FS
1
7
0
.
1
F
G
16
9
.
9
FL
170.0
FG
169.8
TG
(170.0)±
FS
(170.5)±
FS
(169.1)
±
FS
(1
6
9
.
5
)
±
T
C
(1
6
9
.
0
)
±
F
S
(169
.
5
)
±
FS
172.8
TG
172
.
9
6
FL 0.9%
1
7
2
.
8
7
F
S
17
2
.
9
TG
0.6
%
1.9%
172
.
9
TG
1.
0
%
1.4%
169
.
2
8
FS
3.
6
%
169.63
FS
169.63
FS
1.
0
%
16
9
.
5
3
FS
1.5%
1.
1
%
16
9
.
3
FG
2.
3
%
8.6%
5.0%
16
8
.
7
T
G
0.4%
0.5%
2.
5
%
1.
6
%
1.
8
%
1
6
9
.
6
5
F
S
2.
1
%
(16
9
.
5
)
±
FS
0.1%
169.5
FL
169.5
FL
2.
0
%
2.
0
%
0.5%
0.5%
0.5%
2.
1
%
2.
4
%
169
.
2
7
FS
172.98
FS
1.5%
1.5%
2.0
%
3.
0
%
17
2
.
7
4
FS 172.8
2
FS
172.8
1
FS
172.72
FS
1.
8
%
1.3
%
17
2
.
8
TG
172.
8
TG
1
7
2
.
9
8
F
S
1
7
2
.
9
3
F
S
1.5
%
172.88
FS
172.8
TG
172.9
FG
172
.
7
TG
172.9
FG
1
7
2
.
8
T
G
0.6%
0.9%
0
.
8
%
0.
5
%
0.
5
%
167.5
FG
172
.
9
8
FS
17
2
.
9
8
FS
172
.
8
7
FS
1.0%
171
169
172.97
FL
169.2
FG
169.6
FG
169.5
FG
168
.
8
TG
5 STEPS
6"R x 12"T
1
7
2
.
9
8
F
S
17
2
.
8
8
FS
172.8
8
FS
17
2
.
8
8
F
S
169.4
FG 17
2
.
8
8
F
S
172.8
8
FS
172.8
8
FS
1
7
0
.
0
1
F
SPROPOSED SIDEWALK PER
CITY STANDARD 4110
7.7'±
8.1'
PROTECT EXISTING
SIDEWALK IN PLACE
4'
7.
8
'
±
7.7'±
PROTECT EXISTING
SIDEWALK IN PLACE
BIORETENTION BASIN
TOP = 169.5
WSEL = 169.0
BOT = 168.5
VOLUME = 130 CF
170
168
169
170
16
9
(168.8)±
T
C
(168.3)±
F
S
7.4%
PROPOSED
ONE-RAMP CORNER
PER CALTRANS
STANDARD A88A
17
2
.
8
9
FS
17
2
.
8
9
FS
171.50 FF
RET HT 0.7'
(170.4)±
FS
(17
0
.
5
)
±
FS
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
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Client:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.2
GRADING AND
DRAINAGE
PLAN-SOUTH
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SEE SHEET C2.1
SE
E
S
H
E
E
T
C
2
.
3
ATTACHMENT A
Page 53 of 59
^
^^^^^^^
^
>>
PROPOSED DRIVEWAY RAMP PER CITY STANDARD 2116
PROPOSED CURB AND GUTTER PER CITY STANDARD 4030
SAWCUT AND REMOVE PAVEMENT PER CITY STANDARD 4910
PROPOSED SIDEWALK PER CITY STANDARD 4110
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
SAWCUT AND REMOVE EXISTING
CONCRETE PER CITY STANDARD 4910
169.28 LIP
169.20 FL
169.43 LIP
169.35 FL
171.39 TC
(170.9±) FS171.20 TC
(170.7±) FS
PROPOSED
OPEN CURB
PROPOSED OPEN CURB
PROPOSED OPEN CURB
0.7%
1.
5
%
7.
3
%
1.
5
%
7.
3
%
1.0%
1.0%
0.
5
%
1.0%
2.4%
2.0%
1.
4
%
2.0%
0.4%
1.
0
%
9.
5
%
2.
8
%
1
.
9
%
2.
8
%
1.2%
1.
5
%
9.
5
%
1.
6
%
1.3%
1.5%
1.5%
0.
5
%
1.
5
%
1.
3
%
(1
7
0
.
7
)
±
F
S
(17
0
.
9
)
±
FS
(1
6
9
.
7
)
±
F
S
(169
.
7
)
±
FS
(169.6)±
FS
(169
.
4
)
±
FS
(17
0
.
1
)
±
FS
(169
.
8
)
±
FS
(169.7
)
±
T
C
(169.2
)
±
F
L
17
0
.
3
9
T
C
16
9
.
8
9
F
S
170.2
4
T
C
169.7
4
F
S
1
6
9
.
6
9
T
C
1
6
9
.
1
9
F
L
(169.9)±
T
C
(169.4)± F
L
169
.
8
8
T
C
169
.
3
8
F
L
1
7
0
.
1
3
T
C
1
6
9
.
6
3
F
S
170
.
2
9
T
C
169
.
7
9
F
S
169
.
9
6
T
C
169
.
4
6
F
S
1
6
9
.
5
5
T
C
16
9
.
0
5
F
S
169.69 T
C
169.19 FS
169.
7
7
T
C
169.
2
7
F
S
16
9
.
5
8
T
C
16
9
.
0
8
F
S
169.70
T
C
169.20
F
S
169.7
0
T
C
169.2
0
F
S
170
.
5
6
T
C
170
.
0
6
F
S
170.0
4
T
C
169.5
4
F
S
1
7
0
.
5
7
T
C
1
7
0
.
0
7
F
S
1
7
0
.
2
8
T
C
1
6
9
.
7
8
F
S
± FF
169.
5
8
FS
169
.
7
9
FS
169
.
9
8
FS
17
0
.
3
0
T
C
16
9
.
8
0
F
S
(17
0
.
7
)
±
EG
(17
1
.
2
)
±
EG
(17
1
.
3
)
±
EG
(171.5)
±
EG
(171.6)
±
EG
(17
1
.
0
)
±
EG
(17
0
.
9
)
±
EG
(1
7
1
.
3
)
±
EG
(171
.
2
)
±
EG
(17
1
.
0
)
±
EG
(170
.
3
)
±
FS (17
0
.
4
)
±
FS
170.00 FF
169.
8
9
FS
1
6
9
.
9
8
F
S
169.
9
8
FS
169.82 TC
169.32 FS
169.91
T
C
169.41
F
S
169.91 TC
169.41 FS
169.98
FS
16
9
.
9
8
FS
169
.
9
1
FS 169.87
FS
169.6
7
FS
169.
7
8
FS
169.
9
4
S
16
9.9
6
S
1
6
9
.
9
8
F
S
169.9
8
FS
169.91
FS
0.
5
%
1.4%
16
8
.
5
0
FS
16
8
.
5
5
F
S
16
9
.
0
6
FS
169.0
FL
1.0%
1.
5
%
169
.
2
8
FS
3.
6
%
169.63
FS
169.63
FS
1.
0
%
171
.
4
4
T
C
170
.
9
4
F
S
1.
3
%
17
0
.
6
6
FS 2.0%
1
6
9
.
6
2
F
S
0.6%
16
9
.
5
3
FS
1.5%
1.
1
%
16
9
.
3
FG
2.
3
%
8.6%
5.0%
16
8
.
7
T
G
0.4%
1.
8
%
0.
5
%
FLUSH CURB
EXISTING WALL
EXISTING CURB
VERTICAL CURB
VERTICAL CURB
16
9
.
6
5
T
C
16
9
.
1
5
F
S
PROPERTY LINE, TYP.
17
1
170
169
16
9
169.5
TG
168.9
TG
7.
8
'
±
4'
PROTECT EXISTING
SIDEWALK IN PLACE
PROTECT EXISTING
SIDEWALK IN PLACE
NTION BASIN
69.5
69.0
68.5
E = 130 CF
1.
0
%
170
170
171
ACCESSIBLE PATH-OF-TRAVEL, TYP.
Project:
GAS WORKS MIXED-USE
PARCEL 1: 1390 WALKER STREET
PARCEL 2: 280 PISMO STREET
PARCEL 3: 251 PISMO STREET
SAN LUIS OBISPO | CALIFORNIA | 93401
C:
\
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Client:
COVELOP
1135 SANTA ROSA STREET, SUITE 210
SAN LUIS OBISPO | CALIFORNIA | 93401
THE INFORMATION CONTAINED IN THIS DOCUMENT IS
PROPRIETARY TO OMNI DESIGN, INCORPORATED. THIS
DOCUMENT IS PREPARED FOR A SPECIFIC SITE AND
INCORPORATES CALCULATIONS BASED ON DATA
AVAILABLE FROM THE CLIENT AT THIS TIME. BYACCEPTING AND USING THIS DOCUMENT, THE RECIPIENT
AGREES TO PROTECT ITS CONTENTS FROM FURTHER
DISSEMINATION, (OTHER THAN THAT WITHIN THE
ORGANIZATION NECESSARY TO EVALUATE SUCH
SPECIFICATION) WITHOUT THE WRITTEN PERMISSION OF
OMNI DESIGN, INCORPORATED. THE CONTENTS OF THIS
DOCUMENT ARE NOT TO BE REPRODUCED OR COPIED IN
WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSIONOF OMNI DESIGN, INCORPORATED.
SHEET TITLE:
SHEET NUMBER:
PROJECT NUMBER: 1360-01
DATE: 2024.11.22
FOR GOVERNING AGENCY USE:
PRE
L
I
M
I
N
A
R
Y
NANNANANNANA
IIMMIMIMMMIMMIMIMMMIMIMIMII ANANAARANAAA
ERELELEEE
ARARARAARARARARARARARARARARARARARARAARARARAA
REREREEREREREREREREREREREREREREREREEREREREEEELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELELEL
NAAAAAAAAANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANANAAAAAAAA
No.Revision Date By
40% DESIGN
DEVELOPMENT
DESIGN: BLM DRAWN: SA
C2.3
GRADING AND
DRAINAGE
PLAN-EAST
0'10'10'
GRADING & DRAINAGE PLAN
SCALE: 1" = 10'24
SE
E
S
H
E
E
T
C
2
.
2
ATTACHMENT A
Page 54 of 59
ATTACHMENT A
Page 55 of 59
ATTACHMENT A
Page 56 of 59
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
March 27, 2025
CITY OF SAN LUIS OBISPO
Hannah Hanh
Phone: (805) 781-7432
Email: hhanh@slocity.org
REGARDING: State Density Bonus Summary
251 Pacific Street, 1390 Walker Street & 280 Pismo Street
APPLICATION: SBDV-0450-2024 & ARCH-0451-2024
This memo describes how the State Density Bonus Law (California Government Code Section 95915) applies
to the Gas Works project proposed at 251 Pacific Street, 1390 Walker Street & 280 Pismo Street in San Luis
Obispo, CA.
The applicable excerpts from California Government Code Section 95915 are described below. Please
note that some sections are abbreviated for clarity. If the full text is beneficial, a full copy can be found
at:
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO
V
The applicant requests to utilize the provisions of California Government Code Section 95915.
Subdivision (b)(1) states: A city shall grant one density bonus, the amount of which shall be as specified
in subdivision (f), and, if requested by the applicant, incentives or concessions, as described in
subdivision (d), waivers or reductions of development standards, as described in subdivision (e), and
parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and
agrees to construct a housing development, excluding any units permitted by the density bonus
awarded pursuant to this section, that will contain at least any one of the following: (B) Five percent of
the total units of a housing development for very low-income households.
Pursuant to subdivision (f) the applicant is providing 5% of the base allowable residential density as very
low-income units in exchange for a 20% density bonus. The very low-income units have been identified
in the plans as Units 204 & 304. Please note that the while the applicant is entitled to a 20% density
bonus, the applicant has elected to only utilize a 16% density bonus and will be forgoing the remaining
4%. This decision does not impact the number of very low-income units provided as part of this
development.
Pursuant to subdivision (p) the applicant is requesting a vehicular parking ratio, inclusive of parking for
persons with disabilities and guests, of: (A) zero to one bedroom: one onsite parking space. (B) two to
three bedrooms: one and one-half onsite parking spaces. Utilizing this parking ratio does not reduce the
number of incentives or concessions, or waivers that the applicant is eligible for.
Pursuant to subdivision (d)(2)(A) the applicant shall receive one incentive or concession for providing at
least 5% for very low-income households. The applicant is requesting one concession or incentive for a
reduction in the number of required restaurant parking spaces in the City of San Luis Obispo Zoning
Regulations Table 3-4. The applicant is requesting a reduction of 24 parking spaces. The requested
incentive or concession results in identifiable and actual cost reductions to provide for affordable
housing costs, or for rents for the targeted units (subdivision (d)(1)(A)) by not having to build an
additional parking lot. The requested incentive or concession would not have a specific, adverse
impact upon the public health and safety or physical environment or on any real property that is listed
in the California Registry of Historic Resources and for which there is no feasible method to satisfactorily
ATTACHMENT B
Page 57 of 59
Gas Works Application Number SBDV-0450-2024 & ARCH-0451-2024
San Luis Obispo PAGE 2
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
mitigate or avoid without rendering the development unaffordable to low-income and moderate-
income households (subdivision (d)(1)(B)) because there is ample on street parking in the vicinity.
Pursuant to subdivision (e)(1) in no case may a city apply any development standard that will have the
effect of physically precluding the construction of a development at the densities or with the
concessions or incentives permitted by this section. An applicant may submit to the city, a proposal for
the waiver or reduction of development standards that will have the effect of physically precluding the
construction of a development at the densities or with the concessions or incentives permitted under
this section.
The applicant is requesting three waivers or reductions of development standards that will have the
effect of physically precluding the construction of the development at the density proposed. These
waivers are described below.
The first waiver requests relief from city of San Luis Obispo zoning regulations section 17.70.130(D)(1)(a)
which states that residential units shall not occupy more the 50% of the ground floor space within the first
50 feet of the floor area measured from each building face adjacent to a street toward the rear of the
building, with no more than 30% of the building frontage to be occupied by residential uses. The
development is proposing that 100% of the ground floor space within the first 50 feet be occupied with
residential units and 100% of the building frontage be occupied by residential uses. Granting the
requested waiver would not have a specific, adverse impact upon the public health and safety or
physical environment or on any real property that is listed in the California Registry of Historic Resources
and for which there is no feasible method to satisfactorily mitigate. Complying with this requirement
would replace seven residential units with commercial uses. This change would reduce the residential
density. The applicant has explored alternatives to replace the residential density including building
residential units at 251 Pacific Street. However, that parcel is identified as a “no-rise” site in the Mid
Higura Specific Plan. Therefore, no development that would displace floodwaters is allowed on that
parcel. Any development proposed at 251 Pacific Street would displace floodwaters or require a cost
prohibitive construction technique such as structured parking. Therefore, complying with this
development standard and moving the six residential units that would be lost in the currently proposed
building to 251 Pacific Street is not physically feasible. Additionally, these units cannot be moved to the
280-290 Pismo St. site because that are is needed for the project’s stormwater treatment and parking
(both commercial and residential), both of which make the project a more desirable mixed-use project.
Not granting this waiver would have the effect of physically precluding the construction of a
development at the density proposed.
The second waiver requests a modification of the allowable building height requirement in zoning code
section 17.40.020, table 2-21, of 35 feet to allow for a maximum building height of 56’-6” at the roof and
59’-6” feet at the stair tower. Complying with this requirement would limit the residential building to three
stories and eliminate thirteen residential units. Granting the requested waiver would not have a specific,
adverse impact upon the public health and safety or physical environment or on any real property that
is listed in the California Registry of Historic Resources and for which there is no feasible method to
satisfactorily mitigate because the requested building height does not exceed the minimum building
standards approved by the California Building Standards Commission and the fire department has
reviewed the proposed plans and determined that the building can be adequately serviced in an
emergency. The applicant has explored alternatives to replace the residential density including building
residential units at 251 Pacific Street. However, that parcel is identified as a “no-rise” site in the Mid
Higura Specific Plan. Therefore, no development that would displace floodwaters is allowed on that
parcel. Any development proposed at 251 Pacific Street would displace floodwaters or require a cost
prohibitive construction technique such as structured parking. Therefore, complying with this
development standard and moving the thirteen residential units that would be lost in the currently
proposed building to 251 Pacific Street is not physically feasible. Additionally, these units cannot be
moved to the 280-290 Pismo St. site because that are is needed for the project’s stormwater treatment
and parking (both commercial and residential), both of which make the project a more desirable
ATTACHMENT B
Page 58 of 59
Gas Works Application Number SBDV-0450-2024 & ARCH-0451-2024
San Luis Obispo PAGE 3
1319 MARSH STREET, SUITE 200, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | ADRIANA J. COOK, ARCHITECT #ARI-6543 (OR)
mixed-use project. Not granting this waiver would have the effect of physically precluding the
construction of a development at the density proposed.
The third waiver requests a reduction in the setback requirements in the City of San Luis Obispo Zoning
Regulations Table 2-20. The specific request is for a reduction in the Corner Lot Street Side setback from
15 feet to 0 feet along Pismo Street. Complying with this requirement would eliminate twelve residential
units. Granting the requested waiver would not have a specific, adverse impact upon the public health
and safety or physical environment or on any real property that is listed in the California Registry of
Historic Resources and for which there is no feasible method to satisfactorily mitigate because the
reduced setback is consistent with the adjacent buildings along Pismo and Walker Streets which also
have zero setbacks and the fire department has reviewed the proposed plans and determined that the
building can be adequately serviced in an emergency. The applicant has explored alternatives to
replace the residential density including building residential units at 251 Pacific Street. However, that
parcel is identified as a “no-rise” site in the Mid Higura Specific Plan. Therefore, no development that
would displace floodwaters is allowed on that parcel. Any development proposed at 251 Pacific Street
would displace floodwaters or require a cost prohibitive construction technique such as structured
parking. Therefore, complying with this development standard and moving the twelve residential units
that would be lost in the currently proposed building to 251 Pacific Street is not physically feasible.
Additionally, these units cannot be moved to the 280-290 Pismo St. site because that are is needed for
the project’s stormwater treatment and parking (both commercial and residential), both of which make
the project a more desirable mixed-use project. Not granting this waiver would have the effect of
physically precluding the construction of a development at the density proposed.
In this memo, the applicant states that granting the requested concession, incentive or waivers is
necessary to allow for the construction of the development at the proposed density and complies with
the requirements in California Government Code Section 95915. Alternatives that would not have
required this concession, incentive or waivers, such as increasing the building footprint and placing
parking under the building, have been explored. No alternatives have been found to be viable. This
statement fulfills the applicant’s requirements for requesting the concession, incentive and waivers. If
the city does not agree with the applicant’s statement, the applicant respectfully requests that, per
subdivision (d)(1), the city make a written finding, based on substantial evidence to the contrary.
Thank you for this review. Please feel free to call or contact us with any questions or comments.
Sincerely,
ARRIS STUDIO ARCHITECTS
Thom Jess
Phone: (805) 547-2240 ext.111
Email: tjess@arris-studio.com
ATTACHMENT B
Page 59 of 59
1
Gas Works Mixed-Use
ARCH-0451-2024 (251 Pacific Street, 1390 Walker
Street, and 280 Pismo Street)
Architectural Review Commission – September 8, 2025
Applicant – Alamo, LLC
Representative – Joel Woodruff
2
Project
Location
251 Pacific, 1390
Walker, and 280
Pismo
Approximate 1.1-
acre site
C-S and C-S-MU
Zones
Existing Master List
Old Gas Works
building
3
Project Summary
Mixed-use project that includes construction of the following:
49-unit, four-story residential building
Approximate 2,190 square foot commercial building (historic
resource to be rehabilitated with addition)
Site improvements such as access, landscaping, and parking
4
ARC Purview
Evaluate project for consistency with applicable goals, policies, and
guidelines in the Community Design Guidelines and Mid-Higuera Street
Enhancement Plan, and provide a recommendation to the Director
May include recommended conditions to address consistency with
these documents
To be considered by the Director at the final review:
CHC (and ARC) recommendations
Density bonus and associated concession (reduce parking) and
waivers/reductions for the residential building (provide ground-floor
units, exceed building height, and reduce front/streetside setback)
5
6
7
8
9
10
Walker Street Closure
11
Walker/Pismo Street Intersection
12
Walker Street (Looking South)
13
Pismo Street (Looking West)
14
Colors and Materials Board
15
Discussion – West Elevation
Community Design Guidelines (CDG)– Discuss whether the west elevation
sufficiently incorporates exterior materials and finishes to provide architectural interest
along Walker Street and be consistent or compatible with the other elevations
Primarily vertical metal panels and stucco; uniform roofline and use of balconies
and patios
Are any building design or material changes necessary to comply with CDG?
Request by the CHC – Discuss with the Applicant whether a feature (or features) can
be added to the residential building design to pay homage to the Old Gas Works
Examples: Incorporate stone that is complementary to the Los Berros (Caen) stone
or diamond-like elements similar to the quatrefoil vents on the Old Gas Works
16
West Elevation
17
South Elevation
18
East Elevation
19
North Elevation
20
Recommendation
Recommend the Community Development Director find the project
consistent with applicable goals, policies, and guidelines in the
Community Design Guidelines and Mid-Higuera Street Enhancement
Plan
May include recommended conditions to address consistency of the
project with these preceding documents
21
22
A0.0
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
COVER SHEET
GAS WORKS
PISMO ST & WALKER ST, SAN LUIS OBISPO, CA 93401
SHEET INDEX
ARCHITECTURAL
A0.0 COVER SHEET
A1.0 PROJECT DATA
A1.1 CONSISTENCY MATRIX
A1.2 CONSISTENCY MATRIX
A2.0 EXISTING SITE PLAN
A2.1 OVERALL SITE PLAN
A2.3 ENLARGED SITE PLAN
A2.4 ENLARGED TRASH ENCLOSURE
A3.1 FIRST FLOOR PLAN
A3.2 SECOND FLOOR PLAN
A3.3 THIRD & FOURTH FLOOR PLANS
A3.4 ROOF PLAN
A4.0 PERSPECTIVES
A4.1 PERSPECTIVES
A4.2 PERSPECTIVES
A4.3 PERSPECTIVES
A4.4 PERSPECTIVES
A4.5 PERSPECTIVES
A4.6 PERSPECTIVES
A5.0 BUILDING ELEVATIONS
A5.1 BUILDING ELEVATIONS
A5.2 BUILDING ELEVATIONS
A6.0 BUILDING SECTIONS
A7.1 COLORS & MATERIALS
CIVIL
C1.1 OVERALL SITE AND UTILITY PLAN
C2.1 GRADING AND DRAINAGE PLAN-NORTH
C2.2 GRADING AND DRAINAGE PLAN-SOUTH
C2.3 GRADING AND DRAINAGE PLAN-EAST
ELECTRICAL
E1.0 SCHEMATIC SITE LIGHTING PLAN
LANDSCAPE
L1.0 LANDSCAPE PLAN
L1.1 IRRIGATION PLAN
L1.2 PLANT SCHEDULE
SURVEY
1 TENTATIVE PARCEL MAP - EXISTING CONSITIONS
2 TENTATIVE PARCEL MAP - PROPOSED
GAS WORKS
PISMO ST & WALKER ST, SAN LUIS OBISPO, CA 93401
Date
SEPTEMBER 8, 2025
San Luis Obispo, CA
Sheet
ScaleGas Works
A0.0
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
COVER SHEET
Date
SEPTEMBER 8, 2025
San Luis Obispo, CA
Sheet
ScaleGas Works
A0.0
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
COVER SHEET
EXISTING
GAS WORKS
BUILDING
PISMO ST.
N
3
6
°
5
3
'
W
1
4
6
.
2
1
'
N53°35'05'E 250.04'
WA
L
K
E
R
S
T
.
PACIFIC ST.
AR
C
H
E
R
S
T
.
ALLEY
NEW RESIDENTIAL
BUILDING
TRASH
1*28**
29*
49*
N
3
6
°
5
3
'
W
1
1
6
.
2
6
'
N36°53'07"W 70.00'
N36°53'07"W 100.03'
N
3
6
°
2
3
'
1
0
"
W
1
4
6
.
1
8
'
108
108
101
24'
120
112
18'
12
'
114
18
'
10
'
SETBACK
10'-15' VARIABLE
60'
002
N
3
6
°
5
2
'
W
1
5
5
.
1
8
'
126.21'123.83'
123.89'
126
127
135
129
129
128
136
50*
5152
24
'
2*
3*
4*
5*
6*
7*
8*
9*
10*
11*
12*
13*
14*
15*
16*
17*
18*
19*
20*
21*
22**
23**
24**
25**
26**
27**
5'
30*
31*
32*
33*
34
35
36
37
38
48*
47*
46
45
44
43
42
41
40 39
5354
M
M M
M
55
56
57
58
59
60
61
62
63
64
65
12
'
2'
7'24'
4'
24'
TYP.
18'
132
133
129
134
134
134
134
134
B
F
E 1
7
2
B
F
E 1
7
3
B
F
E 1
7
4
B
F
E 1
7
5
B
F
E 1
7
2
012
60'-0"60'-0"
41
'
-
8
"
TY
P
.
8'
-
7
"
TY
P
.
8'
-
7
"
58'-1"
6' PUE
6'
P
U
E
6'
P
U
E
136
138
137
139
TY
P
.
8'
-
7
"
8'
9
'
4'-6"
140
NE
W
AD
D
I
T
I
O
N
A2.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
OVERALL SITE PLAN
REFERENCE NOTES
002 EXISTING BUILDING ON ADJACENT PROPERTY.
012 BASE FLOOD ELEVATION REFERENCE.
101 PROPERTY LINE.
108 TRANSFORMER & PAD. SEE SHEET L1.0 FOR LANDSCAPE SCREENING.
112 EDGE OF EXISTING PAVING TO REMAIN.
114 SHARED DRIVE AISLE.
120 MONUMENT SIGN IN COMPLIANCE WITH CITY OF SLO SIGN
REGULATIONS (MAX 24 S.F. AND 6' TALL)
126 PROPOSED OFFER OF DEDICATION FOR ROAD EASEMENT.
127 NEW CURB RAMP.
128 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESS
EASEMENT ACROSS ALLEY BEHIND SIDEWALK.
129 NEW DRIVEWAY RAMP AND SIDEWALK.
132 THE PARKING LOT AT 265 PACIFIC IS NOT A PART OF THIS PROJECT.
HOWEVER, THERE IS COOPERATION BETWEEN THE PROPERTY
OWNERS AND THE WORK WILL BE PERFORMED SIMULTANEOUSLY
AND INCLUDE THE APPROPRIATE RECIPROCAL ACCESS EASEMENTS
TO ALLOW SHARED USE OF THE DRIVEWAY AND PARKING LOT
NECESSARY TO ACCESS THE PARKING SPACES.
133 ACCESSIBLE PATH CONNECTING BUILDING ENTRANCES, ACCESSIBLE
PARKING & SITE AMENITIES TO PUBLIC WAY
134 EXISTING POWER POLE.
135 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESS
EASEMENT.
136 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESS
EASEMENT BEHIND SIDEWALK.
137 EASEMENT FOR PUBLIC STREET AND P.U.E.
138 EXISTING CITY ROAD & UTILITY EASEMENT.
139 PROPOSED OFFER OF DEDICATION FOR ROAD EASEMENT AND
P.U.E.
140 GROUNDWATER MONITERING WELL.
FLOOD NOTES
ONE PARCEL OF THE PROJECT, 251 PACIFIC, FALLS WITHIN THE MID
HIGUERA SPECIFIC PLAN – SPECIAL ZONE 1 AND WILL BE DEVELOPED AS
A PARKING LOT, WHICH COMPLIES WITH THE CURRENT ZONING AND
NO-RISE DEVELOPMENT REQUIREMENTS OF THE PLAN.
THE OTHER PARCELS, 1390 WALKER AND 280-290 PISMO, ARE IN THE
FLOOD PLAIN AND SUBJECT TO FLOODING DURING HEAVY RAINS. THE
RESIDENTIAL PORTION OF THE BUILDING WILL BE ELEVATED 1' ABOVE
THE BASE FLOOD ELEVATION. THE COMMERCIAL PORTION WILL BE DRY
FLOODPROOFED.
THE PROJECT WILL UTILIZE CURRENT FLOOD ZONE MITIGATIONS PER
LATEST FEMA GUIDELINES.
BASE FLOOD ELEVATION: 172.00'
DESIGN FLOOD ELEVATION: 173.00'
PARKING LEGEND
M MOTORCYCLE PARKING STALL, 4'-0"x8'-0"
00 STANDARD PARKING STALL, 8'-7"x16'-0" WITH 2'-0" OVERHANG.
00* EV CAPABLE
00** EV READY
PARKING STALL # INDICATED ON SITE PLAN
EXISTING
GAS WORKS
BUILDING
PISMO ST.
N
3
6
°
5
3
'
W
1
4
6
.
2
1
'
N53°35'05'E 250.04'
WA
L
K
E
R
S
T
.
PACIFIC ST.
AR
C
H
E
R
S
T
.
ALLEY
NEW RESIDENTIAL
BUILDING
TRASH
1*28**
29*
49*
N
3
6
°
5
3
'
W
1
1
6
.
2
6
'
N36°53'07"W 70.00'
N36°53'07"W 100.03'
N
3
6
°
2
3
'
1
0
"
W
1
4
6
.
1
8
'
108
108
101
24'
120
112
18'
12
'
114
18
'
10
'
SETBACK
10'-15' VARIABLE
60'
002
N
3
6
°
5
2
'
W
1
5
5
.
1
8
'
126.21'123.83'
123.89'
126
127
135
129
129
128
136
50*
5152
24
'
2*
3*
4*
5*
6*
7*
8*
9*
10*
11*
12*
13*
14*
15*
16*
17*
18*
19*
20*
21*
22**
23**
24**
25**
26**
27**
5'
30*
31*
32*
33*
34
35
36
37
38
48*
47*
46
45
44
43
42
41
40 39
5354
M
M M
M
55
56
57
58
59
60
61
62
63
64
65
12
'
2'
7'24'
4'
24'
TYP.
18'
132
133
129
134
134
134
134
134
B
F
E 1
7
2
B
F
E 1
7
3
B
F
E 1
7
4
B
F
E 1
7
5
B
F
E 1
7
2
012
60'-0"60'-0"
41
'
-
8
"
TY
P
.
8'
-
7
"
TY
P
.
8'
-
7
"
58'-1"
6' PUE
6'
P
U
E
6'
P
U
E
136
138
137
139
TY
P
.
8'
-
7
"
8'
9
'
4'-6"
140
NE
W
AD
D
I
T
I
O
N
DN
DN
1
A5.1
2
A5.1
2
A5.0
1
A6.0
1
A6.0
2
A6.0
2
A6.0
1
A5.0
4
A5.2
1
A5.2
1-BED C
109
1-BED A
108
1-BED A
107
2-BED A
106
1-BED A
105
1-BED B
104
1-BED B
102
1-BED A
103
1-BED A
101
FITNESS
112
LOBBY/LEASING/LOUNGE
111
100
2-BED B
110
104
10313
1
'
-
7
"
TRASH
105
93'-10"
25
'
-
8
"
106'-8"
27'-11"5'-8"53'-7" 19'-6"
27'-11" 8'-3" 24'-0" 9'-8" 24'-0"
29
'
-
1
0
"
1
5
'
-
5
"
2
8
'
-
1
"
24
'
-
1
0
"
23
'
-
9
"
23
'
-
9
"
35
'
-
2
"
24
'
-
1
"
45'-10"
107
ELEC.EQ.
KITCHEN
R.R.
19'-1"
73
'
-
3
"
BIKES
PATIO
PATIO PATIO
PA
T
I
O
PATIO
STAIR 2
STAIR 1
132
132
132
132
132
132
132
132
132
132
122
122
FIRE RISER
FIRE RISER
PA
T
I
O
PA
T
I
O
PA
T
I
O
PA
T
I
O
8'
EXISTING
GAS WORKS BUILDING
(PROPOSED FUTURE
RESTAURANT)
4'
1" / 12"
1" / 12"
A3.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
FIRST FLOOR PLAN
REFERENCE NOTES
0'10'20'5'
FIRST FLOOR PLAN
100 LANDSCAPE AREA.
103 DECORATIVE PAVING.
104 DECOMPOSED GRANITE.
105 RAISED PLANTERS.
107 DASHED LINE INDICATES TRELLIS OVERHEAD
122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND
6 BIKES AT COMMERCIAL BUILDING).
132 VERTICAL DOUBLE BIKE RACK.
RESTAURANT
ENTRY
A4.0
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING WEST
VIEW FROM PISMO ST LOOKING WEST
DN
DN
1
A5.1
2
A5.1
2
A5.0
1
A6.0
1
A6.0
2
A6.0
2
A6.0
1
A5.0
4
A5.2
1
A5.2
1-BED C
109
1-BED A
108
1-BED A
107
2-BED A
106
1-BED A
105
1-BED B
104
1-BED B
102
1-BED A
103
1-BED A
101
FITNESS
112
LOBBY/LEASING/LOUNGE
111
100
2-BED B
110
104
10313
1
'
-
7
"
TRASH
105
93'-10"
25
'
-
8
"
106'-8"
27'-11"5'-8"53'-7" 19'-6"
27'-11" 8'-3" 24'-0" 9'-8" 24'-0"
29
'
-
1
0
"
1
5
'
-
5
"
2
8
'
-
1
"
24
'
-
1
0
"
23
'
-
9
"
23
'
-
9
"
35
'
-
2
"
24
'
-
1
"
45'-10"
107
ELEC.EQ.
KITCHEN
R.R.
19'-1"
73
'
-
3
"
BIKES
PATIO
PATIO PATIO
PA
T
I
O
PATIO
STAIR 2
STAIR 1
132
132
132
132
132
132
132
132
132
132
122
122
FIRE RISER
FIRE RISER
PA
T
I
O
PA
T
I
O
PA
T
I
O
PA
T
I
O
8'
EXISTING
GAS WORKS BUILDING
(PROPOSED FUTURE
RESTAURANT)
4'
1" / 12"
1" / 12"
A3.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
FIRST FLOOR PLAN
REFERENCE NOTES
0'10'20'5'
FIRST FLOOR PLAN
100 LANDSCAPE AREA.
103 DECORATIVE PAVING.
104 DECOMPOSED GRANITE.
105 RAISED PLANTERS.
107 DASHED LINE INDICATES TRELLIS OVERHEAD
122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND
6 BIKES AT COMMERCIAL BUILDING).
132 VERTICAL DOUBLE BIKE RACK.
RESTAURANT
PATIO SPACE
A4.4
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM COMMON AREA LOOKING WEST
VIEW FROM COMMON AREA LOOKING WEST
DN
DN
1
A5.1
2
A5.1
2
A5.0
1
A6.0
1
A6.0
2
A6.0
2
A6.0
1
A5.0
4
A5.2
1
A5.2
1-BED C
109
1-BED A
108
1-BED A
107
2-BED A
106
1-BED A
105
1-BED B
104
1-BED B
102
1-BED A
103
1-BED A
101
FITNESS
112
LOBBY/LEASING/LOUNGE
111
100
2-BED B
110
104
10313
1
'
-
7
"
TRASH
105
93'-10"
25
'
-
8
"
106'-8"
27'-11"5'-8"53'-7" 19'-6"
27'-11" 8'-3" 24'-0" 9'-8" 24'-0"
29
'
-
1
0
"
1
5
'
-
5
"
2
8
'
-
1
"
24
'
-
1
0
"
23
'
-
9
"
23
'
-
9
"
35
'
-
2
"
24
'
-
1
"
45'-10"
107
ELEC.EQ.
KITCHEN
R.R.
19'-1"
73
'
-
3
"
BIKES
PATIO
PATIO PATIO
PA
T
I
O
PATIO
STAIR 2
STAIR 1
132
132
132
132
132
132
132
132
132
132
122
122
FIRE RISER
FIRE RISER
PA
T
I
O
PA
T
I
O
PA
T
I
O
PA
T
I
O
8'
EXISTING
GAS WORKS BUILDING
(PROPOSED FUTURE
RESTAURANT)
4'
1" / 12"
1" / 12"
A3.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
FIRST FLOOR PLAN
REFERENCE NOTES
0'10'20'5'
FIRST FLOOR PLAN
100 LANDSCAPE AREA.
103 DECORATIVE PAVING.
104 DECOMPOSED GRANITE.
105 RAISED PLANTERS.
107 DASHED LINE INDICATES TRELLIS OVERHEAD
122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND
6 BIKES AT COMMERCIAL BUILDING).
132 VERTICAL DOUBLE BIKE RACK.
PEDESTRIAN
CIRCULATION
SPINE
A4.2
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM ALLEY LOOKING SOUTH
VIEW FROM ALLEY LOOKING SOUTH
DN
DN
1
A5.1
2
A5.1
2
A5.0
1
A6.0
1
A6.0
2
A6.0
2
A6.0
1
A5.0
4
A5.2
1
A5.2
1-BED C
109
1-BED A
108
1-BED A
107
2-BED A
106
1-BED A
105
1-BED B
104
1-BED B
102
1-BED A
103
1-BED A
101
FITNESS
112
LOBBY/LEASING/LOUNGE
111
100
2-BED B
110
104
10313
1
'
-
7
"
TRASH
105
93'-10"
25
'
-
8
"
106'-8"
27'-11"5'-8"53'-7" 19'-6"
27'-11" 8'-3" 24'-0" 9'-8" 24'-0"
29
'
-
1
0
"
1
5
'
-
5
"
2
8
'
-
1
"
24
'
-
1
0
"
23
'
-
9
"
23
'
-
9
"
35
'
-
2
"
24
'
-
1
"
45'-10"
107
ELEC.EQ.
KITCHEN
R.R.
19'-1"
73
'
-
3
"
BIKES
PATIO
PATIO PATIO
PA
T
I
O
PATIO
STAIR 2
STAIR 1
132
132
132
132
132
132
132
132
132
132
122
122
FIRE RISER
FIRE RISER
PA
T
I
O
PA
T
I
O
PA
T
I
O
PA
T
I
O
8'
EXISTING
GAS WORKS BUILDING
(PROPOSED FUTURE
RESTAURANT)
4'
1" / 12"
1" / 12"
A3.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
FIRST FLOOR PLAN
REFERENCE NOTES
0'10'20'5'
FIRST FLOOR PLAN
100 LANDSCAPE AREA.
103 DECORATIVE PAVING.
104 DECOMPOSED GRANITE.
105 RAISED PLANTERS.
107 DASHED LINE INDICATES TRELLIS OVERHEAD
122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND
6 BIKES AT COMMERCIAL BUILDING).
132 VERTICAL DOUBLE BIKE RACK.
MAIN RESIDENTIAL
ENTRY
A4.5
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PARKING LOOKING NORTH
VIEW FROM PARKING LOOKING NORTH
A4.5
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PARKING LOOKING NORTH
CONTEXTUAL BUILDINGS
1335 WALKER ST
- GABLE ROOF
- METAL SIDING
241 PISMO STREET
- FLAT ROOF
- STUCCO
MODULAR BRICK /
CMU BLOCKS
DN
DN
1
A5.1
2
A5.1
2
A5.0
1
A6.0
1
A6.0
2
A6.0
2
A6.0
1
A5.0
4
A5.2
1
A5.2
1-BED C
109
1-BED A
108
1-BED A
107
2-BED A
106
1-BED A
105
1-BED B
104
1-BED B
102
1-BED A
103
1-BED A
101
FITNESS
112
LOBBY/LEASING/LOUNGE
111
100
2-BED B
110
104
10313
1
'
-
7
"
TRASH
105
93'-10"
25
'
-
8
"
106'-8"
27'-11"5'-8"53'-7" 19'-6"
27'-11" 8'-3" 24'-0" 9'-8" 24'-0"
29
'
-
1
0
"
1
5
'
-
5
"
2
8
'
-
1
"
24
'
-
1
0
"
23
'
-
9
"
23
'
-
9
"
35
'
-
2
"
24
'
-
1
"
45'-10"
107
ELEC.EQ.
KITCHEN
R.R.
19'-1"
73
'
-
3
"
BIKES
PATIO
PATIO PATIO
PA
T
I
O
PATIO
STAIR 2
STAIR 1
132
132
132
132
132
132
132
132
132
132
122
122
FIRE RISER
FIRE RISER
PA
T
I
O
PA
T
I
O
PA
T
I
O
PA
T
I
O
8'
EXISTING
GAS WORKS BUILDING
(PROPOSED FUTURE
RESTAURANT)
4'
1" / 12"
1" / 12"
A3.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
FIRST FLOOR PLAN
REFERENCE NOTES
0'10'20'5'
FIRST FLOOR PLAN
100 LANDSCAPE AREA.
103 DECORATIVE PAVING.
104 DECOMPOSED GRANITE.
105 RAISED PLANTERS.
107 DASHED LINE INDICATES TRELLIS OVERHEAD
122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND
6 BIKES AT COMMERCIAL BUILDING).
132 VERTICAL DOUBLE BIKE RACK.
PORTION A
- GABLE ROOF
- METAL SIDING
PORTION B
- FLAT ROOF
- STUCCO
- TERRA COTTA TILES
SEPARATION SPINE
- OPEN TO THE AIR
- METAL RAILING
A4.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING NORTH
PORTION A
- GABLE ROOF
- METAL SIDING
SEPARATION SPINE
- OPEN TO THE AIR
- METAL RAILING
PORTION B
- FLAT ROOF
- STUCCO
- TERRA COTTA TILES
A4.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING NORTH
A4.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING NORTH
A4.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING NORTH
A4.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING NORTH
VIEW FROM PISMO ST LOOKING NORTH
A4.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING NORTH
EXAMPLES OF TERRA COTTA
A4.1
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
PERSPECTIVES
VIEW FROM PISMO ST LOOKING NORTH
A0.0
MAY 14, 2025
GAS WORKS
SAN LUIS OBISPO, CA
A23079
COVER SHEET
GAS WORKS
PISMO ST & WALKER ST, SAN LUIS OBISPO, CA 93401
SHEET INDEX
ARCHITECTURAL
A0.0 COVER SHEET
A1.0 PROJECT DATA
A1.1 CONSISTENCY MATRIX
A1.2 CONSISTENCY MATRIX
A2.0 EXISTING SITE PLAN
A2.1 OVERALL SITE PLAN
A2.3 ENLARGED SITE PLAN
A2.4 ENLARGED TRASH ENCLOSURE
A3.1 FIRST FLOOR PLAN
A3.2 SECOND FLOOR PLAN
A3.3 THIRD & FOURTH FLOOR PLANS
A3.4 ROOF PLAN
A4.0 PERSPECTIVES
A4.1 PERSPECTIVES
A4.2 PERSPECTIVES
A4.3 PERSPECTIVES
A4.4 PERSPECTIVES
A4.5 PERSPECTIVES
A4.6 PERSPECTIVES
A5.0 BUILDING ELEVATIONS
A5.1 BUILDING ELEVATIONS
A5.2 BUILDING ELEVATIONS
A6.0 BUILDING SECTIONS
A7.1 COLORS & MATERIALS
CIVIL
C1.1 OVERALL SITE AND UTILITY PLAN
C2.1 GRADING AND DRAINAGE PLAN-NORTH
C2.2 GRADING AND DRAINAGE PLAN-SOUTH
C2.3 GRADING AND DRAINAGE PLAN-EAST
ELECTRICAL
E1.0 SCHEMATIC SITE LIGHTING PLAN
LANDSCAPE
L1.0 LANDSCAPE PLAN
L1.1 IRRIGATION PLAN
L1.2 PLANT SCHEDULE
SURVEY
1 TENTATIVE PARCEL MAP - EXISTING CONSITIONS
2 TENTATIVE PARCEL MAP - PROPOSED
GAS WORKS
PISMO ST & WALKER ST, SAN LUIS OBISPO, CA 93401