HomeMy WebLinkAboutAttachment A - Gas Works Project PlansA0.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079COVER SHEETGAS WORKSPISMO ST & WALKER ST, SAN LUIS OBISPO, CA 93401SHEET INDEXARCHITECTURALA0.0 COVER SHEETA1.0 PROJECT DATAA1.1 CONSISTENCY MATRIXA1.2 CONSISTENCY MATRIXA2.0 EXISTING SITE PLANA2.1 OVERALL SITE PLANA2.3 ENLARGED SITE PLANA2.4 ENLARGED TRASH ENCLOSUREA3.1 FIRST FLOOR PLANA3.2 SECOND FLOOR PLANA3.3 THIRD & FOURTH FLOOR PLANSA3.4 ROOF PLANA4.0 PERSPECTIVESA4.1 PERSPECTIVESA4.2 PERSPECTIVESA4.3 PERSPECTIVESA4.4 PERSPECTIVESA4.5 PERSPECTIVESA4.6 PERSPECTIVESA5.0 BUILDING ELEVATIONSA5.1 BUILDING ELEVATIONSA5.2 BUILDING ELEVATIONSA6.0 BUILDING SECTIONSA7.1 COLORS & MATERIALSCIVILC1.1 OVERALL SITE AND UTILITY PLANC2.1 GRADING AND DRAINAGE PLAN-NORTHC2.2 GRADING AND DRAINAGE PLAN-SOUTHC2.3 GRADING AND DRAINAGE PLAN-EASTELECTRICALE1.0 SCHEMATIC SITE LIGHTING PLANLANDSCAPEL1.0 LANDSCAPE PLANL1.1 IRRIGATION PLANL1.2 PLANT SCHEDULESURVEY1 TENTATIVE PARCEL MAP - EXISTING CONSITIONS2 TENTATIVE PARCEL MAP - PROPOSEDATTACHMENT A
A1.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PROJECT DATAPROJECT DESCRIPTIONPROJECT DIRECTORYPROJECT APPLICANT- ALAMO LLC1304 GARDEN STSAN LUIS OBISPO, CA 93401ATTN: JOEL WOODRUFF PHONE: (805) 610-8330ARCHITECT- ARRIS STUDIO ARCHITECTS 1327 ARCHER ST, SUITE 220 SAN LUIS OBISPO, CA 93401 ATTN: SHAWN RIDENHOUR PHONE: (805) 547-2240 EXT. 116 EMAIL: SHAWN@ARRIS-STUDIO.COMCIVIL ENGINEER- OMNI DESIGN, INC.1326 CHORRO STSAN LUIS OBISPO, CA. 93401ATTN: BRANDON MARCHELL PHONE: (805) 544-9700 EMAIL: BMARCHELL@OMNIDESIGN.USSURVEYOR- MBS LAND SURVEYS3559 S HIGUERA STSAN LUIS OBISPO, CA. 93401ATTN: LINDA RICHARDSON PHONE: (805) 594-1960 EMAIL: LINDA@MBSLANDSURVEYS.COMTHE PROPOSED HORIZONTAL MIXED-USE PROJECT INCLUDES AN ADAPTIVE REUSE AND EXPANSION OF THE EXISTING, HISTORIC GAS WORKS BUILDING INTO A RESTAURANT SPACE WITH AN OUTDOOR PATIO AND A SURFACE PARKING LOT(“COMMERCIAL PROJECT”). THE PROJECT ALSO INCLUDES A NEW 4-STORY RESIDENTIAL BUILDING WITH GROUND FLOOR AMENITY SPACE AND ASSOCIATED SURFACE PARKING.THE PROJECT INCLUDES A MINOR SUBDIVISION INCLUDING A TENTATIVE PARCEL MAP WITH 1 LOT FOR CONDOMINIUM PURPOSES. THIS WILL EVENTUALLY RESULT IN 49 RESIDENTIAL UNITS AND 1 COMMERCIAL UNIT. REFER TO TENTATIVE PARCEL MAPS (SLO-24-0025) FOR ADDITIONAL INFORMATION. THE PROJECT SITE INCLUDES THREE SEPARATE PARCELS. ALL THREE PARCELS ARE LOCATED WITHIN THE AE FLOOD ZONE. HOWEVER, ONLY PARCEL 3 IS LOCATED WITHIN THE SOUTH HIGUERA SPECIAL ZONE.• NO NEW STRUCTURES ARE LOCATED ON PARCEL 3.• THE EXISTING AND PROPOSED COMMERCIAL USES WILL BE DRY FLOODPROOFED.• THE NEW RESIDENTIAL BUILDING WILL BE ELEVATED ABOVE THE BASE FLOOD ELEVATIONS (BFE).PARKING FOR BOTH THE RESIDENTIAL AND COMMERCIAL USES IS PROVIDED IN ONSITE SURFACE PARKING LOTS.THE PROJECT IS UTILIZING THE CALIFORNIA STATE AFFORDABLE HOUSING DENSITY BONUS PROGRAM (CA GOVERNMENT CODE SECTION 69515). REFER TO PROJECT DATA AND AFFORDABLE HOUSING SUMMARY FOR ADDITIONAL INFORMATION.THE PROJECT WILL COMPLY WITH THE FOLLOWING REQUIREMENTS:• THE SECRETARY OF THE INTERIOR'S STANDARDS (SOIS) FOR THE TREATMENT OF HISTORIC PROPERTIES AND THE CITY OF SLO HISTORIC PRESERVATION ORDINANCE AND GUIDELINES.• ALL RECOMMENDATIONS MADE IN THE ESA REPORTS AND WITH DTSC REQUIREMENTS AS THE PROJECT SITE HAS KNOWN GROUND CONTAMINANTS THAT HAVE BEEN PREVIOUSLY MITIGATED. • THE INCLUSIONARY HOUSING REQUIREMENTS TO PROVIDE DEED-RESTRICTEDUNITS PURSUANT TO THE CALIFORNIA STATE DENSITY BONUS PROGRAM.• THE PUBLIC ART REQUIREMENTS IN THE CITY OF SLO ZONING SECTION 17.70.140(A)(2) BY PAYING THE APPROPRIATE IN-LEIU FEE.• THE CITY OF SLO ZONING REGULATION SECTION 17.70.130(F) TO HAVE BUSINESS OPERATING HOURS FROM 7AM - 8PM.PROJECT SIGN PROGRAM TO BE SUBMITTED AS A DEFERRED SUBMITTAL PRIOR TO ISSUANCE OF BUILDING PERMITS.PROJECT DATAADDRESSES:PARCEL 1: 1390 WALKER STREETPARCEL 2: 280 PISMO STREETPARCEL 3: 251 PACIFIC STREETAPNs:PARCEL 1: 002-505-005PARCEL 2: 002-505-006PARCEL 3: 002-505-001SITE AREA (AFTER PARCEL MAP RECORDATION & R.O.W. DEDICATIONS): *******PARCEL 1:0.33 ACRES (14,341 SF)PARCEL 2:0.49 ACRES (21,297 SF)PARCEL 3:0.28 ACRES (12,277 SF)TOTAL AREA:1.10 ACRES (47,915 SF)ZONING:PARCEL 1:C-SPARCEL 2:C-SPARCEL 3:C-S-MUFLOOD ZONE:PARCEL 1:YES (AE)PARCEL 2:YES (AE)PARCEL 3:YES (AE)MID-HIGUERA SPECIAL ZONE #1:PARCEL 1:NOPARCEL 2:NOPARCEL 3:YESUSE:EXISTING USE:VACANTPROPOSED USE:MIXED-USE (COMMERCIAL & RESIDENTIAL)NUMBER OF APARTMENTS:STUDIO UNITS: 6 UNITS (420 SF)1-BEDROOM UNITS (<600 SF):28 UNITS (595 SF)1-BEDROOM UNITS (>600 SF): 4 UNITS (615 SF)2-BEDROOM UNITS:11 UNITS (850-900 SF)TOTAL UNITS:49 UNITSDENSITY ALLOWABLE: *BASE DENSITY:26.40 DU (24 DU/ACRE x 1.10 ACRES)DENSITY BONUS: 5.28 DU (26.40 DU x 20% BONUS)TOTAL ALLOWED:31.68 DUDENSITY PROPOSED: ********(6) STUDIO UNITS: 3.00 DU (6 x 0.50 DU)(28) 1-BEDROOM UNITS (<600 SF): 14.00 DU (28 x 0.50 DU)(4) 1-BEDROOM UNITS (>600 SF): 2.64 DU (4 x 0.66 DU)(11) 2-BEDROOM UNITS:11.00 DU (11 x 1.00 DU)(49) TOTAL UNITS:30.64 DUBUILDING AREA:RESIDENTIAL BUILDINGFIRST FLOOR:11,302 SFSECOND FLOOR:10,915 SFTHIRD FLOOR:10,915 SFFOURTH FLOOR:10,915 SFTOTAL RESIDENTIAL BUILDING: 44,047 SFCOMMERCIAL BUILDINGEXISTING BUILDING:1,420 SFADDITIONAL BUILDING: 770 SF TOTAL COMMERCIAL BUILDING: 2,190 SFTOTAL BUILDING AREA:46,237 SFNUMBER OF STORIES:RESIDENTIAL BUILDING:4 STORIESCOMMERCIAL BUILDING:1 STORYMAX BUILDING HEIGHT: **ALLOWABLE:35'PROPOSED:56'-6" (59'-6" AT STAIR TOWER)LOT COVERAGE ALLOWED:75%LOT COVERAGE PROPOSED:28%FLOOR AREA RATIO ALLOWED:1.50FLOOR AREA RATIO PROPOSED:0.96FRONT & STREET SIDE SETBACKS REQUIRED: ***REQUIRED AT PARKING : 5 FEETPROPOSED AT PARKING: 5 FEETREQUIRED AT BUILDINGS <20' HIGH: 10 FEETPROPOSED AT BUILDING <20' HIGH: 26 FEETREQUIRED AT BUILDINGS >20' HIGH: 15 FEETPROPOSED AT BUILDING >20' HIGH: 0 FEETINTERIOR SIDE & REAR SETBACK:NONE REQUIREDLOCATION OF GROUND FLOOR RESIDENTIAL UNITS: ****REQUIRED:NO MORE THAN 50% OF FIRST 50' OF BUILDINGS FACING A STREET AND NO MORE THAN 30% OF BUILDING FRONTAGE PROPOSED:100% OF FIRST 50' & 100% OF FRONTAGETYPE OF CONSTRUCTION:RESIDENTIAL BUILDING:TYPE V-ARESTAURANT:TYPE V-BSPRINKLERS:YES (NFPA-13)PARKING REQUIRED: *****STUDIO UNITS: 6 SPACES (6 UNITS x 1 SPACES/UNIT)1 BEDROOM UNITS: 32 SPACES (32 UNITS x 1 SPACES/UNIT)2 BEDROOM UNITS:16.5 SPACES (11 UNITS x 1.5 SPACES/UNIT)GUESTS: 0 SPACESTOTAL RESIDENTIAL:54.5 SPACESRESTAURANT:21.9 SPACES (2,190 SF @ 1 SPACE/100 SF)OUTDOOR DINING: 12 SPACES (1,200 SF @ 1 SPACE/100 SF)TOTAL COMMERCIAL:33.9 SPACESTOTAL REQUIRED: ******88.4 SPACESPARKING PROVIDED:RESIDENTIAL USE:55 SPACESCOMMERCIAL USE:10 SPACESTOTAL PROVIDED:65 SPACESEV PARKING REQUIRED:EV READYRESIDENTIAL USE:5.5 SPACES (55 SPACES X 10%)COMMERCIAL USE: 1 SPACE (10 SPACES X 10%)TOTAL REQUIRED:6.5 SPACESTOTAL PROVIDED:7 SPACESEV CAPABLE RESIDENTIAL USE:27.50 SPACES (55 SPACES X 50%)COMMERCIAL USE: 2.5 SPACES (10 SPACES X 25%)TOTAL REQUIRED:30 SPACESTOTAL PROVIDED: 30 SPACESMOTORCYCLE PARKING REQUIRED: 4 SPACES (2 SPACES / 20)MOTORCYCLE PARKING PROVIDED: 4 SPACESBIKE PARKING REQUIRED:SHORT TERM:RESIDENTIAL USE: 10 BIKES (49 UNITS @ 1 BIKE / 5 UNITS)COMMERCIAL USE: 6 BIKES (75% OF 1 SPACE /500 SF)TOTAL REQUIRED: 16 BIKESTOTAL PROVIDED:16 BIKESLONG TERM:RESIDENTIAL USE:98 BIKES (49 UNITS @ 2 SPACES PER UNIT)COMMERCIAL USE: 2 BIKES (25% OF 1 SPACE /500 SF)TOTAL REQUIRED: 100 BIKESTOTAL PROVIDED: 100 BIKESFOOTNOTES:(REFER TO SEPARATE DENSITY BONUS SUMMARY DOCUMENT FOR ADDITIONAL INFORMATION)* PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 95915(f) THE APPLICANT IS PROVIDING 5% OF THE BASE DENSITY DWELLING UNITS (26.40 DU x 5% = 1.32 DU) AS VERY-LOW INCOME UNITS (TWO 1-BEDROOM UNITS (>600 SF) = 1.32 DU) IN EXCHANGE FOR A 20% DENSITY BONUS. PER SECTION 95915(d)(2)(A) THE APPLICANT SHALL RECEIVE ONE INCENTIVE OR CONCESSION. UNITS 204 & 304 WILL BE DESIGNATED AFFORDABLE.** THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(e) FOR AN INCREASE IN THE ALLOWABLE BUILDING HEIGHT IN THE CITY OF SAN LUIS OBISPO ZONING REGULATIONS SECTION 17.40.020 TABLE 2-21. *** THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(e) FOR A REDUCTION IN THE FRONT AND STREET SIDE SETBACK REQUIREMENTS FOR BUILDINGS OVER 20 FEET IN HEIGHT. **** THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(e) FOR 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. *****PER CALIFORNIA GOVERNMENT CODE SECTION 65915(p)(1), THE DEVELOPER IS REQUESTING THAT THE PARKING RATIOS, INCLUSIVE OF HANDICAPPED AND GUEST PARKING BE AS FOLLOWS:- STUDIO & ONE BEDROOM: ONE ON-SITE PARKING SPACE.- TWO & THREE BEDROOMS: ONE AND ONE-HALF ON-SITE PARKING SPACES.- FOUR AND MORE BEDROOMS: TWO AND ONE-HALF PARKING SPACES.ONSITE SPACES MAY BE PROVIDED THROUGH TANDEM, COVERED, OR UNCOVERED PARKING. REQUESTING THESE PARKING STANDARDS DOES NOT COUNT AS AN INCENTIVE OR CONCESSION.****** THE APPLICANT IS REQUESTING AN INCENTIVE/CONCESSION PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915(d) FOR A REDUCTION IN THE NUMBER OF REQUIRED ONSITE COMMERCIAL PARKING SPACES.******* ALL PARCELS TO BE MERGED INTO ONE UPON PARCEL MAP RECORDATION.******** THE APPLICANT WILL BE FORGOING THE REMAINING 1.04 DU REMAINING FROM THE ALLOWABLE 31.68 DU.ATTACHMENT A
A1.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079CONSISTENCY MATRIXCONSISTENCY MATRIXSITE LAYOUT AND PROJECT DESIGN STANDARDS. EACH PROPOSED MIXED-USE PROJECT SHALL COMPLY WITH THE PROPERTY DEVELOPMENT STANDARDS OF THE APPLICABLE ZONE AND THE FOLLOWING REQUIREMENTS:1. LOCATION OF UNITS.A. GROUND FLOOR LIMITATIONS. IN THE DOWNTOWN CORE (AS SHOWN IN SECTION 17.141.020, FIGURE 8-1) AND THE C-D ZONE, RESIDENTIAL UNITS SHALL NOT OCCUPY ANY GROUND FLOOR SPACE. IN ALL OTHER ZONES, RESIDENTIAL UNITS SHALL NOT OCCUPY MORE THAN FIFTY PERCENT OF THE GROUND FLOOR SPACE WITHIN THE FIRST FIFTY FEET OF FLOOR AREA MEASURED FROM EACH BUILDING FACE ADJACENT TO A STREET TOWARD THE REAR OF THE BUILDING, WITH NO MORE THAN THIRTY PERCENT OF THE BUILDING FRONTAGE TO BE OCCUPIED BY RESIDENTIAL USES.B. NOISE. RESIDENTIAL UNITS SHALL BE LOCATED ON THE SITE TO MINIMIZE ADVERSE IMPACTS FROM EXISTING KNOWN NOISE SOURCES IN COMPLIANCE WITH THECITY’S NOISE REGULATIONS. WHEN A PROJECT IS LOCATED ADJACENT TO A KNOWN NOISE EMISSION ABOVE THE RESIDENTIAL THRESHOLDS, A NOISE STUDY SHALL BE PROVIDED.2. MECHANICAL SERVICE AND LOADING AREAS. SERVICE AND LOADING AREAS SHALL BE SCREENED FROM RESIDENTIAL AREAS AND INTEGRATED WITH THE DESIGN OF THE BUILDING. SPECIAL ATTENTION SHALL BE GIVEN WHEN DESIGNING LOADING AND MECHANICAL FACILITIES IN A LOCATION THAT IS PROXIMATE TO RESIDENTIAL USES. TECHNIQUES SUCH AS BLOCK WALLS, ENHANCED SETBACKS, OR ENCLOSED LOADING OR EQUIPMENT SHALL BE USED TO MINIMIZE ADVERSE IMPACTS TO RESIDENTS FROM VEHICLE AND MECHANICAL NOISE.3. TRASH AND RECYCLING AREAS. AREAS FOR THE COLLECTION AND STORAGE OF TRASH AND RECYCLABLE MATERIALS SHALL BE LOCATED ON THE SITE IN LOCATIONS THAT ARE CONVENIENT FOR BOTH THE RESIDENTIAL AND NONRESIDENTIAL USES. THE LOCATION AND DESIGN OF TRASH ENCLOSURES SHALL REDUCE NUISANCES FROM ODORS AND NOISE WHEN RESIDENTIAL USES MIGHT BE IMPACTED.4. LIMITATIONS ON USE. THE FOLLOWING USES AND ACTIVITIES SHALL NOT BE ALLOWED WITHIN ANY MIXED-USE DEVELOPMENT:A. MAJOR VEHICLE/EQUIPMENT REPAIR (E.G., BODY OR MECHANICAL WORK, INCLUDING BOATS AND RECREATIONAL VEHICLES, VEHICLE DETAILING ANDPAINTING, UPHOLSTERY, OR ANY SIMILAR USE);B. STORAGE OF FLAMMABLE LIQUIDS OR HAZARDOUS MATERIALS BEYOND THAT NORMALLY ASSOCIATED WITH A RESIDENTIAL USE;C. MANUFACTURING OR INDUSTRIAL ACTIVITIES, INCLUDING BUT NOT LIMITED TO WELDING, MACHINING, OR ANY OPEN FLAME WORK; ORD. ANY OTHER ACTIVITY OR USE, AS DETERMINED BY THE REVIEW AUTHORITY, TO BE INCOMPATIBLE WITH RESIDENTIAL ACTIVITIES AND/OR TO HAVE THE POSSIBILITY OF AFFECTING THE HEALTH OR SAFETY OF MIXED-USE DEVELOPMENT RESIDENTS DUE TO THE POTENTIAL FOR THE USE TO CREATE DUST, GLARE, HEAT, NOISE, NOXIOUS GASES, ODOR, SMOKE, TRAFFIC, VIBRATION, OR OTHER IMPACTS, OR WOULD BE HAZARDOUS BECAUSE OF MATERIALS, PROCESSES, PRODUCTS, OR WASTES.IN COMPLIANCE:A. SEE A3.1.B. SEE A2.1.DESIGN STANDARDS. A MIXED-USE PROJECT SHALL BE DESIGNED TO ACHIEVE THE FOLLOWING OBJECTIVES:1. THE DESIGN SHALL PROVIDE FOR INTERNAL COMPATIBILITY BETWEEN THE DIFFERENT USES IN TERMS OF NOISE, HOURS OF OPERATION, VEHICLE AND PEDESTRIAN CIRCULATION, ACCESS, USE OF OPEN SPACE, AND SIMILAR OPERATING CHARACTERISTICS.2. POTENTIAL NOISE, ODORS, GLARE, PEDESTRIAN TRAFFIC, AND OTHER POTENTIALLY SIGNIFICANT IMPACTS ON RESIDENTS SHALL BE MINIMIZED TO ALLOW A COMPATIBLE MIX OF RESIDENTIAL AND NONRESIDENTIAL USES ONTHE SAME SITE.3. THE DESIGN OF THE MIXED-USE PROJECT SHALL TAKE INTO CONSIDERATION POTENTIAL IMPACTS ON ADJACENT PROPERTIES AND SHALL INCLUDE SPECIFIC DESIGN FEATURES TO MINIMIZE POTENTIAL IMPACTS.4. THE DESIGN OF THE MIXED-USE PROJECT SHALL ENSURE THAT THE RESIDENTIAL UNITS ARE OF A RESIDENTIAL CHARACTER AND THAT PRIVACY BETWEEN RESIDENTIAL UNITS AND BETWEEN OTHER USES ON THE SITE IS MAXIMIZED.5. THE DESIGN OF THE STRUCTURES AND SITE PLANNING SHALL ENCOURAGE INTEGRATION OF THE STREET PEDESTRIAN ENVIRONMENT WITH THE NONRESIDENTIAL USES THROUGH THE USE OF PLAZAS, COURTYARDS, WALKWAYS, AND STREET FURNITURE.6. SITE PLANNING AND BUILDING DESIGN SHALL BE COMPATIBLE WITH AND ENHANCE THE ADJACENT AND SURROUNDING BUILT ENVIRONMENT IN TERMS OF SCALE, BUILDING DESIGN, COLOR, EXTERIOR MATERIALS, ROOF STYLES, LIGHTING, LANDSCAPING, AND SIGNAGE.N/A.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.N/A, THESE USES ARE NOT PROPOSED.IN COMPLIANCE, SEE A0.0 FOR HOURS OF OPERATION LISTED UNDER PROJECT DESCRIPTION.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A5.0 - A5.2 FOR THE BUILDING ELEVATIONS.ATTACHMENT A
A1.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079CONSISTENCY MATRIXOBJECTIVE DESIGN CRITERIA.1. BUILDING ORIENTATION AND ENTRANCES.A. ORIENTATION. THE PRINCIPAL BUILDING OF A DEVELOPMENT SHALL BE ORIENTED TO FACE A PUBLIC STREET. BUILDING FRONTAGES SHALL BE GENERALLY PARALLEL TO STREETS. FOR ALL RESIDENTIAL, RETAIL, AND OFFICE USES, AT LEAST ONE PRIMARY ENTRANCE TO A GROUND FLOOR USE SHALL FACE THE ADJACENT STREET RIGHT-OF-WAY. GROUND-RELATED ENTRANCES INCLUDE ENTRANCES TO GROUND FLOOR USES, RESIDENTIAL UNITS, CLUSTERS OF RESIDENTIAL UNITS, LOBBIES, OR PRIVATE COURTYARDS.B. NONRESIDENTIAL ENTRANCES. ENTRIES SHALL BE CLEARLY DEFINED FEATURES OF FRONT FAÇADES AND OF A SCALE THAT IS IN PROPORTION TO THE SIZE OF THE BUILDING AND NUMBER OF UNITS BEING ACCESSED. LARGER BUILDINGS SHALL HAVE A MORE PROMINENT BUILDING ENTRANCE, WHILE MAINTAINING A PEDESTRIAN SCALE.C. TRANSITIONAL SPACE AT RESIDENTIAL ENTRIES. NEW RESIDENTIAL BUILDINGS SHALL PROVIDE TRANSITIONAL SPACES IN THE FORM OF STOOPS, OVERHANGS, AND PORCHES BETWEEN PUBLIC AREAS FRONTING THE PRIMARY STREET AND ENTRANCES. THIS TYPE OF ELEMENT OR EQUIVALENT SHALL BE REQUIRED FOR EACH UNIT OR GROUP OF UNITS, BUT NO LESS THAN ONE OF THIS TYPE OF ELEMENT SHALL BE PROVIDED.2. BUILDING ARTICULATION. NO STREET FRONTAGE WALL MAY RUN IN A CONTINUOUS PLANE FOR MORE THAN TWENTY FEET WITHOUT AN OPENING OR OFFSETS, OR AS APPROVED BY THE REVIEW AUTHORITY IF THE PROJECT IS CONSTRAINED BY UNUSUAL PARCEL SIZE, SHAPE, USE, OR OTHER FEATURES THAT THE RESPONSIBLE REVIEW AUTHORITY ACCEPTS AS RENDERING THIS REQUIREMENT INFEASIBLE. OPENINGS FULFILLING THIS REQUIREMENT SHALL HAVE TRANSPARENT GLAZING AND PROVIDE VIEWS INTO WORK AREAS, DISPLAY AREAS, SALES AREAS, LOBBIES, OR SIMILAR ACTIVE SPACES. OFFSETS SHALL VARY IN DEPTH AND/OR DIRECTION OF AT LEAST EIGHTEEN INCHES, OR A REPEATED PATTERN OF OFFSETS, RECESSES, OR PROJECTIONS OF SIMILAR DEPTH. (ORD. 1726 § 5, 2023; ORD. 1705 § 24, 2021; ORD. 1650 § 3 (EXH. B), 2018)CONSISTENCY MATRIXIN COMPLIANCE:A. SEE THE SITE PLAN ON A2.1, THE RESIDENTIAL BUILDING IS ORIENTED TO FACE BOTH PUBLIC STREETS, PISMO ST AND WALKER ST. THE BUILDING FRONTAGES ARE PARALLEL TO THE STREETS. THERE IS AN ENTERANCE TO THE RESIDENTIAL BUILDING AND A MAIN ENTERANCE TO THE PASEO OFF OF PISMO ST.B. SEE ELEVATIONS ON SHEETS A5.0- A5.2 FOR THE BUILDING SIGNAGE LOCATIONS.C. SEE A2.3 FOR THE ELEVATED RESIDENTIAL COURTYARD THAT SERVES AS A TRANSITIONAL SPACE FROM THE PASEO TO THE UNITS.IN COMPLIANCE, SEE A3.1 FOR THE FLOOR PLAN, AND A5.0 - A5.2 FOR THE ELEVATIONS. PERFORMANCE STANDARDS.1. LIGHTING. LIGHTING FOR NONRESIDENTIAL USES SHALL BE APPROPRIATELY DESIGNED, LOCATED, AND SHIELDED TO NOT NEGATIVELY IMPACT THE RESIDENTIAL UNITS IN THE DEVELOPMENT OR ANY ADJACENT RESIDENTIAL USES AND SHALL ALSO COMPLY WITH SECTION 17.70.100 (LIGHTING AND NIGHT SKY PRESERVATION).2. NOISE. ALL RESIDENTIAL UNITS SHALL BE DESIGNED TO MINIMIZE ADVERSE IMPACTS FROM NONRESIDENTIAL PROJECT NOISE AND SHALL COMPLY WITH CHAPTER 9.12 (NOISE CONTROL).3. AIR QUALITY AND ODORS. ALL RESIDENTIAL UNITS SHALL BE DESIGNED TO MINIMIZE ADVERSE IMPACTS FROM MECHANICAL EQUIPMENT AND OPERATIONS OF NONRESIDENTIAL PROJECT AIR POLLUTANT EMISSIONS AND ODORS IN COMPLIANCE WITH THE AIR POLLUTION CONTROL DISTRICT AIR QUALITY HANDBOOK AND CHAPTER 8.22 (OFFENSIVE ODORS).4. HOURS OF OPERATION.A. C-N AND O ZONES. THE COMMERCIAL COMPONENT OF A MIXED-USE PROJECT SHALL BE ALLOWED TO OPERATE FROM SEVEN A.M. TO EIGHT P.M. OPERATION OUTSIDE OF THESE ALLOWED HOURS SHALL REQUIRE A MINOR USE PERMIT TO ENSURE THAT THE COMMERCIAL USE WILL NOT NEGATIVELY IMPACT THE RESIDENTIAL USES WITHIN THE PROJECT.B. ALL OTHER ZONES THAT ALLOW MIXED-USE PROJECTS. THE COMMERCIALCOMPONENT OF A MIXED-USE PROJECT SHALL BE ALLOWED TO OPERATE FROM SEVEN A.M. TO EIGHT P.M. OPERATION OUTSIDE OF THESE ALLOWED HOURS SHALL REQUIRE A MINOR USE PERMIT TO ENSURE THAT THE COMMERCIAL USE WILL NOT NEGATIVELY IMPACT THE RESIDENTIAL USES WITHIN THE PROJECT.C. GENERAL. COMMERCIAL HOURS OF OPERATION ALSO MAY BE RESTRICTED UPON EVIDENCE OF A SUBSTANTIATED COMPLAINT OR INADEQUATE PARKING.5. RESIDENTIAL NOISE NOTICE. RESIDENTS OF NEW MIXED-USE PROJECTS, WHETHER OWNERS OR TENANTS, SHALL BE NOTIFIED IN WRITING BEFORE TAKING UP RESIDENCE THAT THEY WILL BE LIVING IN AN URBAN-TYPE ENVIRONMENT AND THAT THE NOISE LEVELS MAY BE HIGHER THAN A STRICTLY RESIDENTIAL AREA.PEDESTRIAN ACCESS. ON-SITE PEDESTRIAN CIRCULATION AND ACCESS SHALL BE PROVIDED PER THE FOLLOWING STANDARDS:1. INTERNAL CONNECTIONS. A SYSTEM OF PEDESTRIAN WALKWAYS SHALL CONNECT ALL BUILDINGS ON A SITE TO EACH OTHER, TO ON-SITE AUTOMOBILE AND BICYCLE PARKING AREAS, AND TO ANY ON-SITE OPEN SPACE AREAS OR PEDESTRIAN AMENITIES.2. TO CIRCULATION NETWORK. REGULAR AND CONVENIENT CONNECTIONS BETWEEN ON-SITE WALKWAYS AND THE PUBLIC SIDEWALK AND OTHER EXISTING OR PLANNED PEDESTRIAN ROUTES, SUCH AS SAFE ROUTES TO SCHOOL, SHALL BE PROVIDED. AN ON-SITE WALKWAY SHALL CONNECT THE PRINCIPAL BUILDING ENTRY OR ENTRIES TO A PUBLIC SIDEWALK ON EACH STREET FRONTAGE.3. TO ADJACENT AREAS. DIRECT AND CONVENIENT ACCESS SHALL BE PROVIDED FROM MIXED-USE PROJECTS TO ADJOINING RESIDENTIAL AND COMMERCIAL AREAS TO THE MAXIMUM EXTENT FEASIBLE WHILE STILL PROVIDING FOR SAFETY AND SECURITY.4. TO TRANSIT. SAFE AND CONVENIENT PEDESTRIAN CONNECTIONS SHALL BE PROVIDED FROM ADJACENT TRANSIT STOPS TO BUILDING ENTRANCES.5. INTERIOR PEDESTRIAN WALKWAY DESIGN.A. WALKWAYS SHALL HAVE A MINIMUM CLEAR UNOBSTRUCTED WIDTH OF SIX FEET, BE HARD SURFACED, AND PAVED WITH CONCRETE, STONE, TILE, BRICK, OR COMPARABLE MATERIAL.B. WHERE A REQUIRED WALKWAY CROSSES DRIVEWAYS, PARKING AREAS, OR LOADING AREAS, IT MUST BE CLEARLY IDENTIFIABLE THROUGH THE USE OF A RAISED CROSSWALK, A DIFFERENT PAVING MATERIAL, OR SIMILAR METHOD.C. WHERE A REQUIRED WALKWAY IS PARALLEL AND ADJACENT TO AN AUTO TRAVEL LANE, IT MUST BE RAISED OR SEPARATED FROM THE AUTO TRAVEL LANE BY A RAISED CURB AT LEAST FOUR INCHES HIGH, BOLLARDS, OR OTHER PHYSICAL BARRIER.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE E1.0 FOR THE LIGHTING PLAN.IN COMPLIANCE, SEE A3.1 - A3.3 FOR THE RESIDENTIAL FLOOR PLANS.IN COMPLIANCE, SEE A3.1 - A3.3 FOR THE RESIDENTIAL FLOOR PLANS.IN COMPLIANCE, SEE A0.0 FOR HOURS OF OPERATION LISTED UNDER PROJECT DESCRIPTION.IN COMPLIANCE, RESIDENTS WILL BE PROVIDED WITH A NOICE NOTICE.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.IN COMPLIANCE, SEE A2.1 FOR THE SITE PLAN.ATTACHMENT A
PISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.ALLEY001002002002002002002HIGUERA ST.002002002PARCEL 3PARCEL 2PARCEL 1003N 36°53'W 146.21'N36°53'07'E 250.05'N 36°53'W 155.27'N36°53'07"W 100.03'N36°53'07"W 100.03'N 36°53'W 146.21'005005006014009008008008005013008007007010011003007008007007BFE 172BFE 173BFE 174BFE 175BFE 172012019017017017018018017PACIFIC ST.HIGUERA ST.ALLEYPISMO ST.BUCHON ST.HIGH ST.101 FREEWAYMARSH ST.FREEWAY EXIT RAMPBIANCHI LN.A R C H E R S T .W A L K E R S T .C A R M E L S T .PROJECT SITEA2.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079EXISTING SITE PLAN001 EXISTING GAS WORKS BUILDING TO REMAIN.002 EXISTING BUILDING ON ADJACENT PROPERTY.003 EXISTING LOT LINE TO BE REMOVED UPON PARCEL MAPRECORDATION.005 EXISTING FENCE TO BE REMOVED.006 EXISTING BLOCK WALL TO REMAIN.007 EXISTING UTILITY POLE TO REMAIN.008 EXISTING UTILITY POLE TO BE REMOVED.009 PROPOSED OFFER OF DEDICATION FOR PEDESTRIANACCESS EASEMENT ACROSS ALLEY BEHIND SIDEWALK.(SHOWN IN GREEN)010 EXISTING CITY ROAD & UTILITY EASEMENT. (SHOWN INPINK)011 PROPOSED OFFER OF DEDICATION FOR ROADEASEMENT AND P.U.E. (SHOWN IN BLUE)012 BASE FLOOD ELEVATION REFERENCE.013 PROPOSED OFFER OF DEDICATION FOR PEDESTRIANACCESS EASEMENT. (SHOWN IN GREEN)014 PROPOSED OFFER OF DEDICATION FOR ROADEASEMENT. (SHOWN IN YELLOW)017 PROPOSED PUE. (SHOWN IN ORANGE)018 PROPOSED OFFER OF DEDICATION FOR PEDESTRIANACCESS EASEMENT BEHIND SIDEWALK. (SHOWN INGREEN)019 EASEMENT FOR PUBLIC STREET AND P.U.E. (SHOWN INPINK)REFERENCE NOTESREFERENCE NOTES0'25'50'13'EXISTING SITE PLANVICINITY MAPATTACHMENT A
EXISTING GAS WORKS BUILDING PISMO ST.N 36°53'W 146.21'N53°35'05'E 250.04'WALKER ST.PACIFIC ST.ARCHER ST.ALLEYNEW RESIDENTIAL BUILDINGTRASH1*28**29*49*N 36°53'W 116.26'N36°53'07"W 70.00'N36°53'07"W 100.03'N 36°23'10"W 146.18'10810810124'12011218'12'11418'10'SETBACK10'-15' VARIABLE60'002N 36°52'W 155.18'126.21'123.83'123.89'12612713512912912813650*515224'2*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*343536373848*47*46454443424140395354MM MM555657585960616263646512'2'7'24'4'24'TYP.18'132133129134134134134134BFE 172BFE 173BFE 174BFE 175BFE 17201260'-0"60'-0"41'-8"TYP.8'-7"TYP.8'-7"58'-1"6' PUE6' PUE6' PUE136138137139TYP.8'-7"8' 9'4'-6"140NEW ADDITIONA2.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079OVERALL SITE PLANREFERENCE NOTES002 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 SIGNREGULATIONS (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 ACCESSEASEMENT 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 PROPERTYOWNERS AND THE WORK WILL BE PERFORMED SIMULTANEOUSLYAND INCLUDE THE APPROPRIATE RECIPROCAL ACCESS EASEMENTSTO ALLOW SHARED USE OF THE DRIVEWAY AND PARKING LOTNECESSARY TO ACCESS THE PARKING SPACES.133 ACCESSIBLE PATH CONNECTING BUILDING ENTRANCES, ACCESSIBLEPARKING & SITE AMENITIES TO PUBLIC WAY134 EXISTING POWER POLE.135 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESSEASEMENT.136 PROPOSED OFFER OF DEDICATION FOR PEDESTRIAN ACCESSEASEMENT 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 ANDP.U.E.140 GROUNDWATER MONITERING WELL.FLOOD NOTESONE 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 LEGENDM MOTORCYCLE PARKING STALL, 4'-0"x8'-0" 00 STANDARD PARKING STALL, 8'-7"x16'-0" WITH 2'-0" OVERHANG.00* EV CAPABLE00** EV READYPARKING STALL # INDICATED ON SITE PLANATTACHMENT A
DNEXISTING GAS WORKS BUILDING (BLDG. A)PISMO ST.WALKER ST.ALLEYPROPOSED MULTI FAMILY BUILDING (BLDG. C) PROPOSED ADDITON (BLDG. B)107105103TRASH101102122108108122119TYP.11'-0"15'-0"2'-7"12'-9"0"18'-7"1" / 12"1" / 12"A2.3MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079ENLARGED SITE PLAN101 COURTYARD AREA102 ELEVATED RESIDENTIAL COURTYARD.103 DECORATIVE PAVING.105 RAISED PLANTERS.107 DASHED LINE INDICATES TRELLIS OVERHEAD108 TRANSFORMER & PAD. SEE SHEET L1.0 FOR LANDSCAPE SCREENING.119 LONG TERM BIKE PARKING (2) BIKE LOCKER SPACES ATCOMMERCIAL BUILDING122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND6 BIKES AT COMMERCIAL BUILDING).REFERENCE NOTES0'10'20'5'ENLARGED SITE PLANATTACHMENT A
32'-0"12'-0"AVG NATURAL GRADE0"52452552610'-0"7'-0"A2.4MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079ENLARGED TRASH ENCLOSURE524 SPLIT-FACE CMU WALL525 STANDING SEAM METAL ROOFING.526 METAL GATEREFERENCE NOTES0'4'8'2'TRASH ENCLOSURE PLANTRASH ENCLOSURE ELEVATIONATTACHMENT A
DNDN1A5.12A5.12A5.01A6.01A6.02A6.02A6.01A5.04A5.21A5.21-BED C1091-BED A1081-BED A1072-BED A1061-BED A1051-BED B1041-BED B1021-BED A1031-BED A101FITNESS112LOBBY/LEASING/LOUNGE1111002-BED B110104103131'-7"TRASH10593'-10"25'-8"106'-8"27'-11"5'-8"53'-7"19'-6"27'-11"8'-3"24'-0"9'-8"24'-0"29'-10"15'-5"28'-1"24'-10"23'-9"23'-9"35'-2"24'-1"45'-10"107ELEC.EQ.KITCHENR.R.19'-1"73'-3"BIKESPATIOPATIOPATIOPATIOPATIOSTAIR 2STAIR 1132132132132132132132132132132122122FIRE RISERFIRE RISERPATIOPATIOPATIOPATIO8'EXISTING GAS WORKS BUILDING(PROPOSED FUTURE RESTAURANT)4'1" / 12"1" / 12"A3.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079FIRST FLOOR PLANREFERENCE NOTES0'10'20'5'FIRST FLOOR PLAN100 LANDSCAPE AREA.103 DECORATIVE PAVING.104 DECOMPOSED GRANITE.105 RAISED PLANTERS.107 DASHED LINE INDICATES TRELLIS OVERHEAD122 SHORT TERM BIKE PARKING (10 BIKES AT RESIDENTIAL BUILDING AND6 BIKES AT COMMERCIAL BUILDING).132 VERTICAL DOUBLE BIKE RACK.ATTACHMENT A
1A5.12A5.12A5.01A6.01A6.02A6.02A6.01A5.04A5.21A5.21-BED C2091-BED A2081-BED A2072-BED A2061-BED A2051-BED B2041-BED B2021-BED A2031-BED A2012-BED B210STUDIO A2122-BED B211208TYP.200131'-2"27'-4"5'-0" 22'-11"25'-8"23'-11" 5'-0" 24'-2"27'-9"7'-11"24'-6"9'-1"24'-7"27'-6"6'-0"73'-0"24'-8"23'-9"23'-9"35'-2"23'-11"93'-10"202201106'-6"STUDIO A213207207208208208521STAIR 1STAIR 2200200200210200EA2.4132132132132132132132132132132132132132VERY LOW INCOME UNITA3.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079SECOND FLOOR PLANSECOND FLOOR PLAN132 VERTICAL DOUBLE BIKE RACK.200 EXTERIOR BALCONY.201 WALKWAY202 TRELLIS BELOW, SEE FIRST FLOOR PLANS207 ROOF BELOW.208 METAL AWNING.210 ROOF BELOW.521 NEW SKYLIGHT ON EXISTING MASTER LIST OLD GAS WORKSBUILDING.REFERENCE NOTES0'10'20'5'ATTACHMENT A
1A5.12A5.01A6.01A6.02A6.02A6.01A5.01-BED C3091-BED A3081-BED A3072-BED A3061-BED A3051-BED B3041-BED B3021-BED A3031-BED A3012-BED B310STUDIO A312STUDIO A3132-BED B311200131'-5"27'-5"5'-0" 23'-0"25'-7"53'-2"106'-8"27'-11"5'-8" 19'-7" 8'-6"45'-0"27'-11"7'-8"24'-7"9'-1"24'-7"24'-1"35'-2"23'-9"23'-9"24'-10"134'-3"93'-10"201200200200132132132132132132132132132132132132132VERY LOW INCOME UNITA3.3MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079THIRD & FOURTH FLOOR PLANSTHIRD FLOOR PLAN (FOURTH FLOOR SIMILAR)132 VERTICAL DOUBLE BIKE RACK.200 EXTERIOR BALCONY.201 WALKWAYREFERENCE NOTES0'10'20'5'ATTACHMENT A
1A5.11A6.01A6.02A6.02A6.0507519SLOPESLOPESLOPESLOPESLOPESLOPE208208208208TYP.208523SLOPE532532532ROOF DECKSTAIR 1STAIR 2ELEVATOR4'A3.4MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079ROOF PLANROOF PLAN0'10'20'5'208 METAL AWNING.507 STANDING SEAM METAL AWNING.519 TPO ROOFING523 MECHANICAL EQUIPMENT LOCATED AND SCREENED FROM VIEWFROM BELOW.532 AREA FOR SOLAR EQUIPMENT.REFERENCE NOTESATTACHMENT A
18'-7"23'-0"LIVING/BEDROOMKITCHENBATHW/D9'-9"23'-5"26'-4"LIVINGBEDROOMBATHKITCHENW/DBALCONY11'-2"10'-1"11'-11"3'-9" @ 1ST FLOOR3'-2"21'-11"30'-6"BEDBATHKITCHENLIVINGCLOSETW/DBALCONY11'-4"13'-0"11'-9"4'-5"8'-5"A3.5MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079UNIT PLANSSTUDIO (420 S.F.)0'4'8'2'ONE-BED TYPE A (595 S.F.)ONE-BED TYPE B (595 S.F.)ATTACHMENT A
34'-6"26'-7"BEDROOM 1LIVINGKITCHENBATH 1BATH 2BEDROOM 3W/DBALCONY12'-1"10'-11"10'-11"12'-11"3'-9" @ 1ST FL3'-2"42'-4"21'-9"BALCONYBEDROOM 1CLOSETKITCHENW/DBATH 1BEDROOM 2BATH 2LIVING11'-0"13'-0"11'-9"11'-10"11'-9"4'-3"8'-5"23'-5"26'-7"11'-2"11'-11"10'-4"BEDROOMBALCONYLIVINGKITCHENBATHW/D3'-9" @ 1ST FLOOR3'-2"A3.6MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079UNIT PLANSTWO-BED TYPE A (900 S.F.)0'4'8'2'TWO-BED TYPE B (850 S.F.)ONE-BED TYPE C (615 S.F.)ATTACHMENT A
A4.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PISMO ST LOOKING WESTATTACHMENT A
A4.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PISMO ST LOOKING NORTHATTACHMENT A
A4.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM ALLEY LOOKING SOUTHATTACHMENT A
A4.3MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PARKING LOOKING WESTATTACHMENT A
A4.4MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM COMMON AREA LOOKING WESTATTACHMENT A
A4.5MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PARKING LOOKING NORTHATTACHMENT A
A4.6MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PERSPECTIVESVIEW FROM PASEO LOOKING NORTHATTACHMENT A
AVG NATURAL GRADE0"508507517203508509203521509515204203510513205503T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"T.O. EXISTING23'-0"53053153159'-6"56'-6"535AVG NATURAL GRADE0"510508508203206535522512T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"59'-6"56'-6"A5.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING ELEVATIONSREFERENCE NOTESWEST ELEVATION (WALKER ST)NORTH ELEVATION (PACIFIC PISMO ALLEY)0'10'20'5'203 TERRACOTTA WALL COVERING204 EXISTING STONE BLOCK ON EXISTING MASTER LIST OLD GAS WORKSBUILDING TO REMAIN.205 EXISTING CORRUGATED METAL ROOF206 CONCRETE CAP503 VERTICAL METAL PANELS.507 STANDING SEAM METAL AWNING.508 PAINTED METAL BALCONY.509 STOREFRONT SYSTEM.510 DARK BRONZE VINYL WINDOW.512 METAL TRIM.513 PAINTED METAL AWNING515 PAINTED PIPE TRELLIS517 CEMENT PLASTER WALL FINISH.521 NEW SKYLIGHT ON EXISTING MASTER LIST OLD GAS WORKSBUILDING.522 FLAT METAL PANEL.530 ADDRESS NUMBERS.531 INTERNALLY ILLUMINATED CHANNEL LETTER PROJECT SIGNAGE INCOMPLIANCE WITH CITY OF SLO SIGN REGULATIONS. SIGNPROGRAM TO BE SUBMITTED PRIOR TO ISSUANCE OF BUIDLINGPERMIT.535 STUCCO.ATTACHMENT A
AVG NATURAL GRADE0"508510514203517517508517T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"59'-6"56'-6"AVG NATURAL GRADE0"508507508204205533517209T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"T.O. EXISTING23'-0"53453059'-6"56'-6"A5.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING ELEVATIONSNORTH ELEVATION (PASEO)SOUTH ELEVATION (PISMO ST)REFERENCE NOTES0'10'20'5'203 TERRACOTTA WALL COVERING204 EXISTING STONE BLOCK ON EXISTING MASTER LIST OLD GAS WORKSBUILDING TO REMAIN.205 EXISTING CORRUGATED METAL ROOF209 NEW SKYLIGHT.507 STANDING SEAM METAL AWNING.508 PAINTED METAL BALCONY.510 DARK BRONZE VINYL WINDOW.514 SCREEN WIRE MESH SYSTEM517 CEMENT PLASTER WALL FINISH.530 ADDRESS NUMBERS.533 NEW STOREFRONT SYSTEM ON EXISTING MASTER LIST OLD GASWORKS BUILDING. REPURPOSE EXISTING HISTORICAL DOORS AS ABACKDROP ON INTERIOR WALLS.534 INTERNALLY ILLUMINATED CHANNEL LETTER PROJECT SIGNAGE ONEXISTING MASTER LIST OLD GAS WORKS BUILDING IN COMPLIANCEWITH CITY OF SLO SIGN REGULATIONS. SIGN PROGRAM TO BESUBMITTED PRIOR TO ISSUANCE OF BUIDLING PERMIT.ATTACHMENT A
AVG NATURAL GRADE0"203202204T.O. STAIR TOWER57'-6"T.O. ROOF54'-6"T.O. EXISTING23'-0"56'-6"59'-6"AVG NATURAL GRADE0"203202515204105T.O. EXISTING23'-0"A5.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING ELEVATIONSNORTH ELEVATION (PASEO)EAST ELEVATION (PARKING LOT)REFERENCE NOTES0'10'20'5'105 RAISED PLANTERS.202 EXTERIOR CORTEN SIDING203 TERRACOTTA WALL COVERING204 EXISTING STONE BLOCK ON EXISTING MASTER LIST OLD GAS WORKSBUILDING TO REMAIN.515 PAINTED PIPE TRELLISATTACHMENT A
AVG NATURAL GRADE0"2-BED A4062-BED A1062-BED A2062-BED A3061-BED B4041-BED B3041-BED B2041-BED B1041-BED B1021-BED B2021-BED B3021-BED B402T.O. ROOF54'-6"T.O. EXISTING23'-0"50820956'-6"EXISTING GAS WORKS BUILDING(PROPOSED FUTURE RESTAURANT)AVG NATURAL GRADE0"1-BED A3031-BED A2031-BED A1031-BED B3041-BED B2041-BED B1042-BED B3102-BED B2102-BED B1102-BED B410STUDIO A313STUDIO A4131-BED B404STUDIO A213ELEC.409T.O. STAIR TOWER57'-6"1-BED A403BIKES21910'-1"1'-3"10'-1"1'-3"10'-1"1'-3"10'-1"59'-6"A6.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079BUILDING SECTIONSSECTION A1 (LOOKING NORTH)SECTION A2 (LOOKING EAST)REFERENCE NOTES0'10'20'5'209 NEW SKYLIGHT.508 PAINTED METAL BALCONY.ATTACHMENT A
M1S2B2B2S3M2CEMENT PLASTER-PAINTED STUCCOS1BENJAMIN MOORE 2173-30 "TAWNY ROSE"CEMENT PLASTER PAINTED STUCCOS2BENJAMIN MOORE 1561 "CASTLE PARK GRAY"METAL VERTICAL SIDING-WALL SYSTEMM1AEP SPAN(P3) BOX RIB "COOL WALNUT"THIN BRICK VENEER-WALL SYSTEMB1BELDEN BRICK"8520 COARSE VELOUR"CONCRETE -PRECASTC1BRICKFORM(P5) "FOG"CONCRETE -CAST IN PLACEC2BRICKFORM(P6) "ALABASTER"TERRACOTTA BRICK VENEER -WALL SYSTEMB2CORTEN VERTICAL SIDING -WALL SYSTEMM3WESTERN STATES(3") WESTERN REVEALWINDOWS & GLAZINGALUMINUM STOREFRONTG1CLEAR GLASSRESIDENTIAL WINDOWSG2CLEAR GLASSSTANDING SEAM METAL-ROOF SYSTEMM2AEP SPAN(P4) DESIGN SPAN HP "ZINC GRAY"BUILDING FACADEMETAL MESHM4(GAS WORKS ADDITION)S3CEMENT PLASTER- PAINTED STUCCOBENJAMIN MOORE 1220 "GRAZING FAWN"B2S1S1C1M4A7.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079COLORS & MATERIALSCOLORS AND MATERIALSATTACHMENT A
DNPISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.POST-MOUNTED LIGHTS, TYP AT PARKINGEXISTING BUILDINGNEW RESIDENTIAL BUILDINGTRASH(NOT A PART)WALL-MOUNTED LIGHTS, TYP AT BUILDINGSEXISTING GAS WORKS BUILDING NEW ADDITIONE1.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079SCHEMATIC SITE LIGHTING PLANOVERALL SITE LIGHTING PLAN0'20'40'10'GENERAL NOTESLIGHTING LEGENDA. LIGHTING LAYOUT AND FIXTURE SELECTIONS FOR SCHEMATIC PURPOSES, ELECTRICAL ENGINEER TO PROVIDE FINAL LAYOUT AND FIXTURE SELECTION AT CONSTRUCTION DOCUMENTS.B. ALL EXTERIOR LIGHT FIXTURES TO BE DARK SKY COMPLIANT.WALL-MOUNTED SATIN BLACK BARN LIGHT W/ GOOSENECK ARMHTM LIGHTING SBL17-BK-SGN24-BK OR EQ.POLE-MOUNTED SATIN BLACK BARN LIGHT W/ GOOSENECK ARMHTM LIGHTING SBL17-BK OR EQ. POLE BY OTHERS, 12' POLE AT COURTYARD, 20' DUAL GOOSENECK POLE AT PARKINGATTACHMENT A
PISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.ALLEYEXISTING BUILDINGNEW RESIDENTIAL BUILDINGTRASH(NOT A PART)L01L01L01EXISTING GAS WORKS BUILDING NEW ADDITIONSTREET TREESSHADE TREESACCENT TREESMEDIUM SHRUBSLOW SHRUBSEXISTING TREES (TO REMAIN)GROUND COVERREFER TO SHEET L1.2 FOR SPECIFIC PLANT SELECTIONSL1.0MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079LANDSCAPE PLAN0'20'40'10'LANDSCAPE PLANPLANT LEGENDREFERENCE NOTESL01 PLANTING AT INTERSECTIONS TO BE LESS THAN 36" IN HEIGHT ANDSCHEDULED TO BE TRIMMED WHEN HEIGHTS REACH 30".ATTACHMENT A
PISMO ST.WALKER ST.PACIFIC ST.ARCHER ST.ALLEYEXISTING BUILDINGNEW RESIDENTIAL BUILDINGTRASH(NOT A PART)WFSPCREXISTING GAS WORKS BUILDING NEW ADDITIONPOINT OF CONNECTIONWATER METERBACKFLOW PREVENTIONMASTER VALVECONTROL VALVEPRESSURE IRRIGATORFLOW SENSORDRIP IRRIGATION CONNECTIONMAIN LINELATERAL LINERAIN SENSOR PROGRAMMABLE CONTROLLERHYDROZONE 1HYDROZONE 2POCWFSRPCL1.1MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079IRRIGATION PLANIRRIGATION NOTES0'20'40'10'IRRIGATION PLAN1. THIS IRRIGATION PLAN IS DIAGRAMMATIC ONLY, CONTRACTOR SHALL VERIFY WITH GENERAL CONTRACTOR THE EXACT LOCATION OF THE POC AS WELL AS THE CONTROLLER LOCATION AND POWER SOURCE.2. ALL REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE AND WITHIN 18" OF HARDSCAPE.3. IRRIGATION SYSTEM RUN TIME SCHEDULING NOT TO EXCEED 8 GPM MAXIMUM AT ANY GIVEN TIME INTERVAL.4. PVC SCHEDULE AND DIAMETER TO BE DETERMINED BY LANDSCAPE INSTALLER AFTER VERIFICATION OF PSI.5. ANY EXPOSED PVC SHALL BE SCHEDULE 80 OR BROWNLINE.6. IRRIGATION SHALL COMPLY WITH THE CITY OF SLO WATER EFFICIENT LANDSCAPE STANDARDS. SEE WORKSHEET ON THIS PLAN SHEET.IRRIGATION LEGENDIRRIGATION WORKSHEETATTACHMENT A
L1.2MAY 14, 2025GAS WORKSSAN LUIS OBISPO, CAA23079PLANT SCHEDULEPLANT IMAGERYWATER CONSERVATIONWATER CONSERVATION NOTESTHE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:• WATER CONSERVING PLANTS, DEFINED AS "LOW" OR "VERY LOW" IN THE "WATER USE CLASSIFICATION OF LANDSCAPE SPECIES" (WUCOLS IV, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION), SHALL BE UTILIZED IN 75% OF THE TOTAL PLANT AREA.• IRRIGATION SYSTEM SHALL BE SEPARATED INTO DISTINCT HYDROZONES BASED ON PLANT MATERIAL TYPES, EXPOSURE, AND ORIENTATION.• SOIL AMENDMENTS AND MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDING CAPACITY OF SOIL. ALL GROUND COVER AND PLANTER AREAS SHALL HAVE A 3" MINIMUM LAYER OF SINGLE-GRIND REDWOOD "GORILLA HAIR".• AUTOMATIC IRRIGATION SYSTEM SHALL UTILIZE "SMART CONTROLLER" TECHNOLOGY WITH WATER BUDGETING TO ADJUST WATER APPLICATION BASED ON SOIL MOISTURE AND/OR LOCAL WEATHER DATA.STATEMENT OF WATER-CONSERVING IRRIGATION DESIGNTHE FOLLOWING PRINCIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTED SPECIFICALLY AS CONSERVING WATER AND IMPROVING THE EFFICIENCY OF THE IRRIGATION SYSTEM:• ALL IRRIGATION SHALL BE DRIP OR DRIPLINE EMITTERS. NO OVERHEAD SPRAY HEADS WILL BE USED.• UTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.• UTILIZATION OF IRRIGATION "SMART CONTROLLER" WITH WATER BUDGETING FEATURE.• UTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.• UTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.TO HELP MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN, IRRIGATION SYSTEM SHALL BE TESTED AND MAINTAINED ON A MONTHLY BASIS BY MAINTENANCE STAFF.LEGENDWATER USE EVALUATION OF PLANT MATERIALSWATER USE OF PROPOSED PLANS HAVE BEEN EVALUATED USING THE "WATER USE CLASSIFICATION OF LANDSCAPE SPECIES" (WUCOLS IV, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION.)(VL) = VERY LOW WATER USE(L) = LOW WATER USE(M) = MEDIUM WATER USE(H) = HIGH WATER USECORN OAK "QUERCUS SUBER" (L)LONDON PLANE TREE "PLATANUS ACERIFOLIA" (M)JACARANDA"JACARANDA MIMOSIFOLIA"(M)STREET TREESACCENT TREESSHADE TREESBRONZE LOQUAT"ERIOBOTRYA DEFLEXA"(L)COAST LIVE OAK"QUERCUS AGRIFOLIA"(VL)GOLDEN MEDALLION TREE"CASSIS LEPTOPHYLLA"(L)CHITALPA (MULTI-TRUNK"CHITALPA TASHKENTENSIS"(L)CRAPE MYRTLE (CORAL PINK)"LAGERSTROEMIA 'TUSCARORA'"(L)CRAPE MYRTLE (WHITE)"LAGERSTROEMIA INDICA 'NATCHEZ'"(L)SHRUBSTREE PHILODENDRON"PHILODENDRON SELLOUM"(M)SHRUBSSHADE TREES'MARINA' ARBUTUS"ARBUTUS MARINA"(L)WESTERN REDBUD"CERCIS OCCIDENTALIS"(L)LITTLE GEM MAGNOLIA"MAGNOLIA GRANDIDLORA 'LITTLE GEM'"(M)ARNOLD TULIP TREE"LIRIODENDRON TULIPFERA ARNOLD"(M)CAJEPUT TREE"MELALEUCA QUINQUINERVIA"(L)BOUGAINVILLEA (RED)"BOUGAINVILLEA LA JOLLA"(L)DWARF NEW ZEALAND FLAX"PHORMIUM TENAX MAIORI MAIDEN"(L)DWARF NEW ZEALAND FLAX"PHORMIUM YELLOW WAVE"(L)GOLD DUST PLANT"AUCUBA JAPONICA VARIEGATA"(M)RED FRINGE FLOWER"LOROPETALUM PURPLE MAJESTY"(L)LILY OF THE NILE"AGAPANTHUS AFRICANUS QUEEN ANNE"(M)MYER'S ASPARAGUS"ASPARAGUS DENSIFLORUS MYERII"(L)JACK OF HEARTS GERANIUM"PELLARGONIUM JACK OF HEARTS"(L)CAST-IRON PLANT"ASPIDISTRA ELATIOR"(L)BIG BLUE LILY TURF"LIRIOPE MUSCARI"(M)HEAVENLY BAMBOO"NANDINA DOMESTICA FIREPOWER"(L)TRAILING LANTANA"LANTANA MONTEVIDENSIS"(L)PINK TRAILING MYOPORUM"MYOPORUM PERVIFOLIUM PINK"(L)GROUND COVERATTACHMENT A