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HomeMy WebLinkAboutProject PlansDATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE T1.1 PALM/NIPOMO PARKING STRUCTURE NN PROPOSED MONTEREY STREETMONTEREY STREETPALM STREETPALM STREETDANA STREETDANA STREETNI POMO S T R E E T NI POMO S T R E E T O-H: OFFICE (HISTORIC OVERLAY) R3: MEDIUM-HIGH DENSITY RESIDENTIAL PF: PUBLIC FACILITY (HISTORIC OVERLAY) 1.38 total ac 1.38 total ac EXISTING O-H R - 3 PF Attachment B DATE: 2/06/18PALM AND NIPOMO PARKING STRUCTURE REZONING MAP OVERALL SITE WITH EXISTING ZONING PROJECT DESCRIPTION SHEET INDEX VICINITY MAP T1.1 TITLE SHEET T!.2 SITE INFORMATION AND STATISTICS T2.1 SITE PLAN T2.2 CONCEPTUAL PHASING PLAN T2.3 EXISTING TREE PLAN L1.1 PRELIMINARY LANDSCAPE PLAN L1.2 NIPOMO PLAZA & ENTRY CONCEPTS L1.3 PALM PLAZA & ENTRY CONCEPTS L2.1 MATERIALS & FURNISHINGS RIGHT-OF-WAY L2.2 MATERIALS & FURNISHINGS PLAZA ELEMENTS L2.3 MATERIALS & FURNISHINGS PAVING, SIGNS, WALLS & FENCING The project is located at the corner of Palm and Nipomo Streets. The site contains an existing City owned surface parking lot and five residential structures. The future Monterey Place project is proposed across Monterey Street from the site and will link at a proposed mid-block crosswalk and connect pedestrians into the downtown core. The overall project site consists of three separate proposed buildings (Parking Structure, SLO Repertory Theatre, and office or retail building) and intersection and streetscape enhancements. Each of the proposed buildings will be permitted separately and constructed in phases. This submittal is for the Parking Structure and right-of-way improvements only. The Theatre and office or retail building are shown graphically for reference only, and are not a part of this Parking Structure project. The Parking Structure and SLO Repertory Theatre have been working together to design a cohesive and unified project, and these two buildings will be submitted together for coordination of the overall project, but permitted separately. The office or retail building is a future submittal. TITLE SHEET STREETSCAPE ENHANCEMENTS Intersection enhancements are proposed on Nipomo Street at Monterey and adjacent right-of-way will be improved as these buildings are constructed with widened sidewalks, decorative paving, benches, bike racks, and new landscaping. PARKING STRUCTURE The City of San Luis Obispo is proposing to construct public parking structure with 404 vehicle spaces. There will be one entry/exit located off Palm Street and one on Nipomo Street. Vehicular and pedestrian entrances are separated and 32 bike racks are provided at the Nipomo entrance. The garage is anticipated to be open 24 hours a day and will not require any permanent employees. REPERTORY THEATRE The San Luis Obispo Repertory Theatre would be relocated to the site, fronting Monterey Street and adjacent to the parking structure. The Theatre is anticipated to be constructed closely following the Parking Garage and permitted separately. OFFICE OR RETAIL A two-story approximately 4,600 square feet of office or retail space is proposed on the ground floor at the corner of Palm and Nipomo Streets. This will be a standalone structure is anticipated constructed in the second phase of the overall project, and will be permitted separately. PK 2.1 LEVEL 1 PARKING PLAN PK2.2 LEVEL 2 PARKING PLAN PK2.3 LEVEL 3 & 4 PARKING PLANS PK2.4 LEVEL 5 & PV PARKING PLANS PK3.1 BUILDING SECTIONS A1.1 NORTH ELEVATION (PALM STREET) A1.2 WEST ELEVATION (NIPOMO STREET) A1.3 SOUTH ELEVATION (NIPOMO PLAZA) A1.4 EAST ELEVATION (ADJACENT PROPERTIES) A1.5 EXTERIOR COLORS & MATERIALS C1 PRELIMINARY GRADING & DRAINAGE C2 PRELIMINARY UTILITY PLAN C3 STORMWATER CONTROL PLAN CHILDREN’S MUSEUM MISSION PREP”COLLEGE PROJECT OWNER CITY OF SAN LUIS OBISPO PROJECT TEAM WATRY DESIGN INC. RRM DESIGN GROUP PIERRE RADEMAKER DESIGN DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE T1.2 LINE PROPOSED ZONING: C-D-H DOWNTOWN COMMERCIAL (WITH A HISTORIC PRESERVATION OVERLAY) PROPOSED DENSITY CALCULATIONS: COVERAGE: 31,839/ 39,837 = 80% (PARKING GARAGE GROUND LEVEL/ PROJECT SITE) NET FLOOR AREA: 162,909/ 39,837 = 4.1 (PARKING GARAGE LEVELS/ PROJECT SITE) PROPOSED TOTAL LANDSCAPE AREA: 4,733 SF THE PROPOSED C-D ZONING ALLOWS AND ANTICIPATES PARKING STRUCTURES AND HAS THE MOST APPROPRIATE PROPERTY DEVELOPMENT STANDARDS IN TERMS OF HEIGHT, COVERAGE AND FLOOR AREA RATIO FOR SUCH CITY FACILITIES. DESPITE THE MORE GENEROUS STANDARDS FOR THE C-D ZONE, PARKING STRUCTURES BY DESIGN OFTEN NEED TO REQUEST VARIOUS EXCEPTIONS TO APPLICABLE STANDARDS. ZONING REGULATIONS SECTION 17.86.200 - PARKING AS PRIMARY USE ANTICIPATES THIS AND NOTES THAT “DISCRETIONARY PERMIT APPROVAL MAY INCLUDE DEVIATION FROM OTHER WISE APPLICABLE DEVELOPMENT STANDARDS.” FOR DECADES, THE CITY’S GENERAL PLAN POLICIES HAVE FOCUSED ON ALLOWING A MIX OF USES IN THE DOWNTOWN CORE. THE GOAL OF HAVING A PEDESTRIAN ORIENTED AND WALKABLE CENTRAL DOWNTOWN CORE HAS RELIED ON THE TENET THAT PARKING FACILITIES SHOULD BE SHARED RATHER THAN PROVIDED ON INDIVIDUAL SITES. THE REQUESTED GENERAL PLAN AMENDMENT AND REZONING IS CONSISTENT WITH LAND USE ELEMENT (LUE) POLICY 4.1 REGARDING DOWNTOWN’S ROLE WHICH NOTES THAT “THE COMMERCIAL CORE IS A PREFERRED LOCATION FOR RETAIL USES THAT ARE SUITABLE FOR PEDESTRIAN ACCESS, OFF-SITE PARKING, AND COMPACT BUILDING SPACES.” ALL THESE POLICY OBJECTIVES FOR PARKING IN THE DOWNTOWN CORE COME TOGETHER IN THE FOLLOWING LUE POLICY 4.10 WHICH THE PROPOSED PROJECT EXEMPLIFIES: 4.10 PARKING. THE CITY SHALL ENSURE THERE IS A DIVERSITY OF PARKING OPPORTUNITIES IN THE DOWNTOWN. ANY MAJOR INCREMENTS IN PARKING SUPPLY SHOULD TAKE THE FORM OF STRUCTURES, LOCATED AT THE EDGES OF THE COMMERCIAL CORE, SO PEOPLE WILL WALK RATHER THAN DRIVE BETWEEN POINTS WITHIN THE CORE. RETAIL USES OUTSIDE THE CORE, AND PROFESSIONAL OFFICE DEVELOPMENTS, MAY HAVE ON-SITE PARKING FOR CUSTOMERS AND CLIENTS. IN ADDITION, THE PROPOSED PARKING STRUCTURE IS CONSISTENT WITH CIRCULATION ELEMENT POLICY 13.2.4 WHICH STATES THAT “THE CITY SHALL ONLY APPROVE CONSTRUCTION OF ADDITIONAL PARKING STRUCTURES AFTER CONSIDERING THE FINDINGS AND RESULTS OF A PARKING SUPPLY AND DEMAND STUDY.” THE REQUISITE STUDY WAS COMPLETED IN MARCH 2009 AND DETERMINED THAT A DOWNTOWN STRUCTURE WOULD BE NEEDED TO MEET THE CITY’S PARKING NEEDS IN THE NEAR TERM OF 5 TO 10 YEARS. THE PROJECT IS ALSO CONSISTENT WITH THE CONCEPTUAL PLAN FOR THE CITY’S CENTER (DOWNTOWN PLAN 2016). THE PLAN RECOMMENDS THAT VEHICLE CONGESTION IN THE DOWNTOWN BE MINIMIZED BY LOCATING PARKING FACILITIES AT THE CORE’S PERIPHERY ALONG KEY STREETS THAT ENTER THE CITY, WHICH IS THE CASE WITH THE PROPOSED STRUCTURE AT THE PROJECT SITE. IN ADDITION, THE PLAN CALLS OUT FOR THE PROJECT AREA TO BE DEVELOPED WITH CULTURAL FACILITY USES FRONTING MONTEREY STREET, RETAIL USES FRONTING NIPOMO STREET, AND A PARKING STRUCTURE USE FRONTING PALM STREET. THESE USES ARE ALL PART OF THE CURRENT SITE DEVELOPMENT PROPOSAL. PARKING STRUCTURE CONSISTENCY STATEMENT DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.A3 2 DANA STREET SYMBOL DESCRIPTION STREET DECORATIVE PAVERS A (R6, SHEET L2.1) CROSSWALK DECORATIVE PAVERS B AND C, TYP. (R4 AND R5, SHEET L2.1) BIKE RACK, TYP. (R10, SHEET L2.1) MISSION STYLE SIDEWALK PER CITY STD, TYP. (R7 AND R3, SHEET L2.1) TREE GRATE AND GUARD PER CITY STD TYP. (R9, SHEET L2.1) BENCH PER CITY STD TYP. (R1, SHEET L2.1) STREET LIGHT - PEDESTRIAN PER CITY STD, TYP. TO BE CONNECTED TO CITY ELECTRICAL CIRCUIT, (R12, SHEET L2.1) BENCH - BACKLESS TO MATCH CITY STD. LOCATED AT EXSITING TREES TO REMAIN, TYP.(R2, SHEET L2.1) BOLLARD, TYP.(P9, SHEET L2.2) ENTRY PLAZA (SEE SHEET L1.2) 1 2 3 4 5 6 7 8 9 10 REFERENCE NOTES SCHEDULE 0 feet402060 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.A4T2.2CONCEPTUAL PHASING PLAN DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.A5T2.3 PALM STREET NIPOMO STREET#01 #02 #03 #04 #05A #05B #06 #07 #08 #09 #10 #11 #12 #13 #14 #15 #16 #17 #18 #19 #20 #21 #22 #23 #24 #25 #26 #27 #28 #29 #30 #31 #32 #33 #34 #35 #36 #37 #38 #39#40#41 #42 #43 0 feet402060 EXISTING TREES TREE #GENUS DBH APPROX.STATUS 01 PODOCARPUS 26"REMAIN 02 JACARANDA 24"REMAIN 03 JACARANDA 14"REMOVE 04 QUERCUS 48"REMAIN 05A ACACIA 4"REMOVE 05B ACACIA 1.5"REMOVE 06 ACACIA 20"REMOVE 07 PHOENIX 30"REMOVE 08 QUERCUS 10"REMOVE 09 PISTACIA 6"REMOVE 10 SCHINUS 18"REMOVE 11 SEQUOIA 60"REMOVE 12 QUERCUS 10"REMOVE 13 CUPRESSUS 40"REMOVE 14 WASHINGTONIA 10"REMOVE 15 DRACAENA 22"REMOVE 16 QUERCUS 3"REMOVE 17 SEQUOIA 8"REMOVE 18 CINNAMOMUM 11"REMOVE 19 JACARANDA 7"REMOVE 20 PRUNUS 5"REMOVE 21 JACARANDA 9"REMOVE * 22 JACARANDA 14"REMAIN 23 JACARANDA 9"REMOVE * 24 JACARANDA 7"REMOVE * 25 PRUNUS 8"REMOVE 26 WASHINGTONIA 24"REMOVE * 27 SYAGRUS 8"REMOVE * 28 PRUNUS 10"REMAIN 29 PHOENIX 30"RELOCATE 30 PISTACIA 5"REMOVE 31 PRUNUS 10"REMOVE 32 PRUNUS 8"REMOVE 33 PISTACIA 6"REMOVE 34 PRUNUS 4"REMOVE 35 LOPHOSTEMON 14"REMAIN 36 PRUNUS 8"REMOVE 37 PRUNUS 8"REMOVE 38 PRUNUS 8"REMOVE 39 PRUNUS 3"REMOVE 40 PRUNUS 3"REMOVE 41 CHITALPA 12"REMOVE 42 PRUNUS 6"REMOVE 43 PRUNUS 8"REMOVE * TREE TO REMAIN TEMPORARILY UNTIL OFFICE/ RETAIL BUILDING IS CONSTRUCTED. 1.ALL EXISTING TREES TO REMAIN SHALL BE PRESERVED, PROTECTED, AND MAINTAINED. THE CONTRACTOR SHALL CONSULT WITH WITH THE CITY'S AUTHORIZED ARBORIST PRIOR TO PRUNING OR WORKING WITHIN THE DRIPLINE OF ANY EXISTING TREE TO REMAIN. 2.DURING CONSTRUCTION, FENCING OR PROTECTIVE BARRIERS SHALL BE PLACED AROUND AND SIX FEET OUTSIDE OF THE DRIPLINE OF ALL TREES LOCATED WITHIN AREAS OF DEVELOPMENT. 3.NO STORAGE OF HEAVY EQUIPMENT OR MATERIALS, OR CONSTRUCTION PARKING SHALL TAKE PLACE WITHIN SIX (6) FEET OF THE DRIPLINE OF ANY EXISTING TREE TO REMAIN. 4.GRADING WITHIN THE DRIPLINE OF EXISTING TREES TO REMAIN DURING CONSTRUCTION SHALL BE MINIMIZED AND SHALL BE DONE WITH LIGHT (ONE TON OR LESS) RUBBER-TIRED EQUIPMENT OR BY HAND. 5.ALL PRUNING OF TREES SHALL BE KEPT TO A MINIMUM AND MUST FOLLOW CITY OF SAN LUIS OBISPO STANDARDS. 6.DURING ANY GRADING OR EXCAVATION ADJACENT TO OR BENEATH THE DRIPLINE OF ANY EXISTING TREES TO REMAIN. ANY ROOTS ENCOUNTERED SHALL BE CLEANLY CUT AND SEALED WITH A TREE-SEAL COMPOUND. 7.ANY THINNING OR ROOT PRUNING AND TRIMMING SHALL BE DONE UNDER THE DIRECTION OF CITY'S AUTHORIZED ARBORIST. NOTIFY THE CITY AT LEAST ONE WEEK IN ADVANCE OF THINNING OR ROOT PRUNING AND TRIMMING OF EXISTING TREES TO ALLOW FOR CITY TO OBTAIN AN AUTHORIZED ARBORIST. TREE PROTECTION NOTES EXISTING TREE PLAN DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.1PRELIMINARY LANDSCAPE PLAN OF SIGHT 0 feet402060 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.2NIPOMO PLAZA & ENTRY CONCEPTS ABOVE PLAZA PAVING LEGEND PLAZA CONCRETE A, SEE SHEET L2.3 PLAZA CONCRETE B, (20% OF AREA) SEE SHEET L2.3 PLAZA CONCRETE A, (80% OF AREA) SEE SHEET L2.3 PLAZA ACCENT PAVING, SEE SHEET L2.3 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.3PALM PLAZA & ENTRY CONCEPTS CITY STANDARD PARKING SIGN SEE SHEET L2.3 CITY STANDARD ORIENTATION KIOSK SEE SHEET L2.3 METAL SCREEN SEE SHEET L2.3 FENCE A SEE SHEET L2.3 FENCE & GATE B SEE SHEET L2.3 FENCE & GATE C SEE SHEET L2.3 RIGHT-OF-WAY IMPROVEMENTS CITY STANDARD BENCH SEE SHEET L2.1 BACKLESS BENCH SEE SHEET L2.1 CITY STANDARD ACCENT TILE SEE SHEET L2.1 CROSSWALK DECORATIVE PAVER C SEE SHEET L2.1 CROSSWALK DECORATIVE PAVER B SEE SHEET L2.1 STREET DECORATIVE PAVERS A SEE SHEET L2.1 CITY STANDARD CONCRETE A SEE SHEET L2.1 CITY STANDARD CONCRETE B SEE SHEET L2.1 CITY STANDARD TREE GRATE & GUARD SEE SHEET L2.1 CITY STANDARD BIKE RACK SEE SHEET L2.1 TRUNCATED DOMES SEE SHEET L2.1 CITY STANDARD STREETLIGHT SEE SHEET L2.1 FLASHING BEACONS IN CROSSWALK SEE SHEET L2.1 PLAZA IMPROVEMENTSPLAZA IMPROVEMENTS BENCHES SEE SHEET L2.2 RECLAIMED STONE EDGING SEE SHEET L2.2 DECORATIVE LIGHT SEE SHEET L2.2 GREENSCREEN COLUMN TRELLIS SEE SHEET L2.2 NOT USED PLANTERS SEE SHEET L2.2 BIKE RACKS SEE SHEET L2.2 TRASH RECEPTACLE SEE SHEET L2.2 REMOVABLE BOLLARDS SEE SHEET L2.2 UPLIGHTING SEE SHEET L2.2 WROUGHT IRON GATE AND FENCE SEE SHEET L2.3 WALLS - STUCCO WITH CAP SEE SHEET L2.3 PLAZA CONCRETE A SEE SHEET L2.3 PLAZA CONCRETE B SEE SHEET L2.3 PLAZA ACCENT PAVING SEE SHEET L2.3 N O R T H 0 feet164 SCALE 8 ABOVE PLAZA PAVING LEGEND PLAZA CONCRETE A, SEE SHEET L2.3 PLAZA ACCENT PAVING, SEE SHEET L2.3 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L2.1 R4 CROSSWALK DECORATIVE PAVER CBRICK PAVINGCOLOR: CHARCOAL PATTERN: SOLDIER COURSE BANDING MATERIALS & FURNISHINGS RIGHT-OF-WAY ELEMENTS R1 R2 R6 R5 R7 R11 R9 STREET DECORATIVE PAVERS ABRICK PAVINGCOLOR: RED AND CHARCOAL WITH SINGLE CHARCOAL IN SELECT LOCATIONSPATTERN: HERRINGBONE BACKLESS BENCHMANUFACTURER: PARK CATALOGMODEL:6’ EXECUTIVECOLOR: BLACK CITY STANDARD BENCH CROSSWALK DECORATIVE PAVER BBRICK PAVINGCOLOR: RED PATTERN: HERRINGBONE CITY STANDARD CONCRETE ASIDEWALKS, CURBS & GUTTERSMANUFACTURER: DAVIS COLORSCOLOR: ADOBE (61078)FINISH: SALT CITY STANDARD TREE GRATE & GUARD TRUNCATED DOMESMANUFACTURER: ADA SOLUTIONS, INCCOLOR: BLACKFINISH: SALT R3 CITY STANDARD ACCENT TILE CONCRETE BCROSSWALK EDGING MANUFACTURER: DAVIS COLORSCOLOR: CLIFFSIDE BROWN (6804)FINISH: SALT R8 CITY STANDARD BIKE RACK R10 R12 CITY STANDARD DOWNTOWN PEDESTRIAN LIGHT WITH BANNERS DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L2.2MATERIALS & FURNISHINGS PLAZA ELEMENTS DECORATIVE LIGHTMANUFACTURER: ATTRACTION LIGHTFINISH: WEATHERED STEEL BENCHESMANUFACTURER: LANDSCAPE FORMSMODEL: ESOFET SOCRATESCOLOR: BLACK P1 P2 RECLAIMED STONE EDGINGMANUFACTURER: MONARCHMODEL: ANTIQUE SANDSTONE CURB P3 P4 GREENSCREEN COLUMN TRELLISMANUFACTURER: GREENSCREEENMODEL; COLUMN TRELLISCOLOR: BRONZE P6 PLANTERSMANUFACTURER: TOURNESOL MODEL: AQUARIAN & DOWNTOWN COLLECTIONCOLORS: VARY BIKE RACKSMANUFACTURER: PEAK RACKSMODEL: DOUBLE DECKERCOLOR: GREY P7 TRASH RECEPTACLEMANUFACTURER: LANDSCAPE FORMS, MODEL: PLAINWELLCOLOR: BLACK P8 UPLIGHTSMANUFACTURER: B-K LIGHTINGMODEL: INTEGRAL ARTISTARCOLOR: BLACK P10 REMOVABLE BOLLARDS MANUFACTURER: RELIANCE FOUNDARY MODEL: ALPERTONCOLOR: BLACK P9 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L2.3 CONCRETE COLOR BMANUFACTURER: DAVIS COLOR: DARK GRAY (860)FINISH: SMOOTH P14 CONCRETE COLOR CMANUFACTURER: DAVIS COLOR: LIGHT GRAY (860)FINISH: BROOMFINISH: SALT P15 PLAZA ACCENT PAVING PEBBLES SET IN CONCRETE P16FENCE A (HEIGHT VARIES - 6’ MAX)WOOD HORIZONTAL RAILS WITH RIVETS AND DECORATIVE SCREENCOLOR: BLACK P7 P18 CITY STANDARD ORIENTATION KIOSK PLAZA PAVING CONCEPTSTAMPED CONCRETE WITH VARYING COLORS AND TEXTURES MATERIALS & FURNISHINGS PAVING, SIGNS, WALLS & FENCING PLAZA CONCRETE AMANUFACTURER: DAVIS COLOR: PEBBLE (641)FINISH: BROOM P13 P20 P19 METAL SCREENMANUFACTURER: ARTISANMODEL: SPANSIH TILESCOLOR: BLACK P12 WALLS - STUCCO WITH CAPMANUFACTURER: ELDORADO STONEMODEL: CHISELED EDGE CAPCOLOR: BUCKSKIN (WALL COLOR TO MATCH ARCHITECTURE) P11 WROUGHT IRON GATE AND FENCE (6’ HEIGHT)CUSTOM MANUFACTURERCOLOR: BLACKP17 CITY STANDARDPARKING SIGN3’ X 4.5’ SIZEINTERNALLY ILLUMINATED P21 FENCE & GATE B (FULL HEIGHT TO DECK ABOVE)NO CLIMB MESH WITH METAL SCREENCOLOR: BLACK P22 FENCE & GATE C (6’ HEIGHT)WOOD VERTICAL RAILS WITH DECORATIVE RIVETSCOLOR: BLACK -0"x18'-5") 14 AVERAGE EV AVERAGE ALT. (9'-0"x18'-5") 12 12 32 - 8 EV LEVEL 05 62 -88 32,660 371--25 - - - - - - - - - - - - - 1 1 1 1 32,803 LEVEL 01 1 LEVEL 02 LEVEL 03 LEVEL 04 LEVEL 05 6"4'-0"11'-6"11'-6"11'-6"11'-6"189.38 200.88 212.38 223.88 235.38 TYP.3'-7"50'-0"CLIENT NAME:PROJECT NAME:DATE ISSUED: © WATRY DESIGN, INC. 2019 PROJECT NUMBER:SHEET:SHEET NAME: CITY OF SAN LUIS OBISPOPALM & NIPOMO PS 07/05/201909-079 PKA2.1 LEVEL 01 PARKING PLAN 1/16" = 1'-0" LEVEL 01 PARKING PLAN SCALE: 1/16" = 1'-0" 0'32'-0"64'-0"16'-0" N 1/4" = 1'-0"PKA2.1 2 TYPICAL ENLARGED SECTION DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.2NIPOMO PLAZA & ENTRY CONCEPTS N O R T H SCALE NIPOMO ENTRY PLAZA CONCEPTS PK 2.1LEVEL 1 PARKING PLAN 17'-2 1/2"17'-2 1/2"17'-2 1/2"14'-10 3/4"26'-0"10'-6"186'-9"7'-3 1/2"17'-5" 4'-3 1/4" 28'-8 3/4"17'-5"26'-9" DN UP CLIENT NAME:PROJECT NAME:DATE ISSUED: © WATRY DESIGN, INC. 2019 PROJECT NUMBER:SHEET:SHEET NAME: CITY OF SAN LUIS OBISPOPALM & NIPOMO PS 07/05/201909-079 PKA2.2 LEVEL 02 PARKING PLAN 1/16" = 1'-0" LEVEL 02 PARKING PLAN SCALE: 1/16" = 1'-0" 0'32'-0"64'-0"16'-0" N DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.2NIPOMO PLAZA & ENTRY CONCEPTS N O R T H SCALE NIPOMO ENTRY PLAZA CONCEPTS PK 2.2LEVEL 2 PARKING PLAN CLIENT NAME:PROJECT NAME:DATE ISSUED: © WATRY DESIGN, INC. 2019 PROJECT NUMBER:SHEET:SHEET NAME: CITY OF SAN LUIS OBISPOPALM & NIPOMO PS 07/05/201909-079 PKA2.3 LEVEL 03 & 04 PARKING PLAN SCALE: 1/16" = 1'-0" 0'32'-0"64'-0"16'-0" N 1/16" = 1'-0" LEVEL 04 PARKING PLAN 1/16" = 1'-0" LEVEL 03 PARKING PLAN DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.2NIPOMO PLAZA & ENTRY CONCEPTS N O R T H SCALE NIPOMO ENTRY PLAZA CONCEPTS PK 2.3LEVEL 3 & 4 PARKING PLANS DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.7 CLIENT NAME:PROJECT NAME:DATE ISSUED: © WATRY DESIGN, INC. 2019 PROJECT NUMBER:SHEET:SHEET NAME: CITY OF SAN LUIS OBISPOPALM & NIPOMO PS 07/05/201909-079 PKA2.4 LEVEL 05 & PV PARKING PLAN SCALE: 1/16" = 1'-0" 0'32'-0"64'-0"16'-0" N 1/16" = 1'-0" PV LEVEL PLAN 1/16" = 1'-0" LEVEL 05 PARKING PLAN DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.2NIPOMO PLAZA & ENTRY CONCEPTS N O R T H SCALE NIPOMO ENTRY PLAZA CONCEPTS PK 2.4LEVEL 5 & PV PARKING PLANS DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.8 SHEET NAME: CITY OF SAN LUIS OBISPOPALM & NIPOMO PS 07/05/201909-079 PKA3.1 BUILDING SECTIONS 1/8" = 1'-0"PKA3.1 1 LONGITUDINAL SECTION 1/8" = 1'-0"PKA3.1 2 TRANSVERSE SECTION DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.2NIPOMO PLAZA & ENTRY CONCEPTS N O R T H SCALE NIPOMO ENTRY PLAZA CONCEPTS PK 3.1BUILDING SECTIONS DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.9 Palm Street Elevation Scale: 1"= 16'-0" 7-3-19 NORTH ELEVATION (PALM STREET)A1.1 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.10 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.11 Plaza Elevation Scale: 1"= 16'-0" SOUTH ELEVATION (NIPOMO PLAZA)A1.3 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.12 EAST ELEVATION (ADJACENT PROPERTIES)A1.4 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.13EXTERIOR COLORS & MATERIALS A1.5 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.14PRELIMINARY GRADING & DRAINAGE C11. BUILDING STEM WALL WITH WATERPROOFING SAFE OVERLAND ESCAPE 16 16 16 N:\0701\0720-02-UR19-Palm-Nipomo-Parking-Structure-(2019)\Engineering\DesDev\Sheet-Files\C1 - Grading and Drainage.dwg, C1, Jul 08, 2019 11:15am, skyoshidaJULY 8, 2019 PALM & NIPOMO PARKING STRUCTURE 0 feet40 1"=20' 20 60 PRELIMINARY GRADING & DRAINAGE C1 GRADING CALLOUTS 18" CURB AND GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4030 MISSION STYLE INTEGRAL SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAILS 4110 & 4220 SIDEWALK TRANSITIONS PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4120 SIDEWALK UNDERDRAIN PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 3420 CROSS GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4310 2' MIN SAWCUT FROM PROPOSED GUTTER LIP. DISTANCE MAY VARY PER PLAN. CURB RAMP PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4440 TREE TO REMAIN TEMPORARILY UNTIL FUTURE COMMERCIAL BUILDING IS CONSTRUCTED (SEE NOTE 3 BELOW) REMOVE EXISTING TREE (SEE NOTE 3 BELOW) PROTECT EXISTING TREE IN PLACE (SEE NOTE 3 BELOW) RELOCATE EXISTING TREE, REFER TO LANDSCAPE PLANS ROLLED CURB FOR TRUCK ACCESS PROPOSED 6' MAX RETAINING WALL WITH DEEPEND FOOTING AND WATERPROOFING FILTERA TREE WELL TREATMENT SYSTEM INSTALL DRIVEWAY RAMP SIDEWALK UNDERDRAIN PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 3415. (USE RECTANGULAR CAST IRON PIPE) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 NOTES 1.ALL EXISTING ON-SITE STRUCTURES, ASPHALT PAVING, FLATWORK, WALLS AND APPURTENANCES TO BE REMOVED, U.O.N. 2.ALL EXISTING OFF-SITE ASPHALT PAVING, CONCRETE CURB, GUTTER AND SIDEWALK, CURB RAMPS, CROSS WALKS AND APPURTENANCES TO REMOVED AND REPLACED WITHIN THE LIMITS OF THE PROPOSED SAWCUT, U.O.N. 3.ALL EXISTING ON-SITE AND OFF-SITE TREES TO BE REMOVED, U.O.N.  REFER TO EXISTING TREE PLAN. GRADING LEGEND ^^PROPOSED SAWCUT PROPOSED DECORATIVE PAVERS PROPOSED STREET LIGHT PROPOSED STREET TREE WELL JUNCTION STRUCTURE DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.15 Nipomo-Parking-Structure-(2019)\Engineering\DesDev\Sheet-Files\C2 - Utility Plan.dwg, C2, Jul 08, 2019 11:16am, skyoshidaJULY 8, 2019 PALM & NIPOMO PARKING STRUCTURE 0 feet40 1"=20' 20 60 PRELIMINARY UTILITY PLAN UTILITY NOTES DOMESTIC WATER LATERAL FIRE WATER LATERAL AND DDCV ASSEMBLY SEWER LATERAL STORM DRAIN LINE UNDERGROUND STORAGE CHAMBERS FILTERRA TREE WELL TREATMENT SYSTEM SIDEWALK UNDERDRAIN PERFORATED UNDERDRAIN 1 2 3 4 5 6 7 8 NOTE 1.PRELIMINARY UTILTIY SERVICE LINE LOCATIONS ARE SHOWN SCHEMATICALLY, ARE SUBJECT TO CHANGE, AND WILL BE SIZED DURING THE PREPARATION OF CONSTRUCTION DRAWINGS. C2 LEGEND ^^PROPOSED SAWCUT PROPOSED DECORATIVE PAVERS PROPOSED STREET LIGHT PROPOSED STREET TREE WELL PRELIMINARY UTILITY PLAN C2 DATE: July 5, 2019 PALM AND NIPOMO PARKING STRUCTURE L1.16SDSDSan C3 - Stormwater Control.dwg, C3, Jul 08, 2019 11:17am, skyoshidaJULY 8, 2019 PALM & NIPOMO PARKING STRUCTURE 0 feet40 1"=20' 20 60 STORMWATER CONTROL PLAN C3 DMA 4 PROPOSED STATISTICS DMA 4 EXISTING STATISTICS EXISTING IMPERVIOUS AREA SITE AREA: 16,817 SF EXISTING PERVIOUS AREA SITE AREA: 5,605 SF PRELIMINARY HYDROLOGY PCR #3: i = IMPERVIOUS AREA/TOTAL AREA = 0.91 C = 0.858i3-0.78i2+0.774i+.04 = 0.75 TOTAL DMA 4 CAPTURED AREA : 22,422 SF +/- 95TH PERCENTILE DEPTH: 2" [(16814*0.5(REDEVELOPMENT))+3613+1992] * 0.75 (coefficient) * (2”/12")FT = 1,751 CF REQUIRED NOTES 1.SLO REP THEATER STORMWATER AREA QUANTITIES ARE SHOWN AND LISTED FOR REFERENCE ONLY.  REFER TO ENGINEERING DESIGN PROFESSONALS CIVIL SHEETS FOR THE SLO REP THEATER PRELIMINARY STORMWATER MITIGATION DESIGN AND FURTHER DETAIL. 2.DMA 3 INCLUDES EASTERN PORTION OF SLO REP THEATER AND SOUTHER HALF OF PARKING STRUCTURE. REFER TO ENGINEERING DESING PROFESSIONAL CIVIL SHEETS FOR REFERENCE. 3.DMA 4 INCLUDES FUTURE COMMERCIAL BUILDING AND REMAINING PARKIGN STRUCTURE AREAS. DMA 4 STATISTICS, PCR REQUIREMENTS, AND CALCULATIONS OUTLINED ABOVE. LEGEND ^^PROPOSED SAWCUT PROPOSED DECORATIVE PAVERS PROPOSED STREET LIGHT PROPOSED STREET TREE WELL DRAINAGE CALLOUTS UNDERGROUND STORAGE CHAMBERS FILTERRA TREE WELL TREATMENT SYSTEM SIDEWALK UNDERDRAIN STORM DRAIN LINE PERFORATED UNDERDRAIN 1 2 3 4 5 PCR #4: POST-DEVELOPED PEAK FLOWS FOR 2- THROUGH 10-YEAR STORMS WILL BE REDUCED TO PRE-DEVELOPED PEAK FLOW RATES DMA RETENTION SUMMARY DMA #AREA (SF)RETENTION STORAGE VOLUME PROVIDED (CF) 1 (SEE NOTE 1)6,069 1,364 2 (SEE NOTE 1)6,840 1,754 3 (SEE NOTES 1 & 2)24,607 4,600 4 (SEE NOTE 3)22,422 1,840 TOTAL 59,938 9,469 DMA BOUNDARY DMA 4 AREA: 22,422 SF (A) PROPOSED NEW IMPERVIOUS AREA: 3,613 SF (B) TOTAL REPLACED IMPERVIOUS AREA: 16,817 SF (C) PROPOSED PERVIOUS AREA: 1,992 SF (D)TOTAL IMPERVIOUS AREA: 20,430 SF (E)NET IMPERVIOUS AREA: 20,430 SF PCR #2: WATER QUALITY TREATMENT WILL BE ACHIEVED BY DRAINING THE PARKING STRUCTURE ROOF TO THE PROPOSED FILTERRA BIOFILTRATION TREE BOXES ON PALM STREET. ALSO, THE AREA ALONG THE EAST SIDE OF THE PARKING STRUCTURE WILL BE A VEGETATED STORMWATER TREATMENT AREA. REQUIRED DETENTION VOLUME = 60 CF TOTAL REQUIRED VOLUME = 1,812 CF TOTAL VOLUME PROVIDED = 1,840 CF (VEGETATED BIORETENTION STORMWATER TREATMENT AREA ALONG EAST SIDE) PRE-DEVELOPMENT: 2-YEAR PEAK FLOW = 0.47 CFS 5-YEAR PEAK FLOW = 0.60 CFS 10-YEAR PEAK FLOW = 0.73 CFS POST-DEVELOPMENT: 2-YEAR PEAK FLOW = 0.54 CFS 5-YEAR PEAK FLOW = 0.69 CFS 10-YEAR PEAK FLOW = 0.84 CFS STORMWATER CONTROL PLAN C3