HomeMy WebLinkAboutItem #2 - ARCH-3216-2016 (1027 Nipomo Street)CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a new 50-foot tall, five-story project that includes 3,392 square feet of
commercial/retail space, 65 hotel rooms, and a subterranean valet parking lot within the Downtown
Historic District.
ADDRESS: 1027 Nipomo Street BY: Rachel Cohen, Associate Planner
FILE NUMBER: ARCH-3216-2016 FROM: Brian Leveille, Senior Planner
1.0 RECOMMENDATION
Make a recommendation to the Architectural Review Commission (ARC) regarding the project’s
consistency with the City’s Historic Preservation Program Guidelines.
Applicant Creekside Lofts, L.P.
Representative Scott Martin, RRM - Architect
Zoning C-D-H (Downtown Historic District
General Plan General Retail
Site Area 20,731 square feet (0.39 acres)
2.0 SUMMARY
The applicant has submitted revised plans for a new 50-foot, five-story, 65-room hotel with 3,392
square feet of retail/commercial space, and a subterranean valet parking garage in the Downtown
Historic District. The plans have been revised to reduce the overall massing of the structure in
response to previous CHC direction and with feedback from the CHC/ARC subcommittee.
Following CHC review, the project will be reviewed by the ARC.
3.0 CHC PURVIEW
The CHC’s role is to review the proposed new project in terms of its consistency with the Historic
Preservation Program Guidelines for compatible development in Historic Districts.
4.0 BACKGROUND
September 26, 2016: The CHC reviewed a 4-story, mixed-use project that included 8,131 square-
feet of commercial/retail space, 23 residential units and a 7-room hotel. The CHC continued the
item to a date uncertain with direction to re-evaluate the height, scale, massing & detailing for
greater consistency with neighboring historic structures within the Downtown Historic District.
August 14, 2017: The CHC reviewed a new, 50-foot tall, four-story 47-room hotel project that
included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage.
The CHC voted 4-2-1 to recommend the ARC deny the project based on Historic Preservation
Meeting Date: February 25, 2019
Item Number: 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 2
Program Guidelines Section 3.2.1 and provided direction that the project reduce the height of the
building to three-stories with the third story setback.
September 18, 2017: The ARC reviewed the 50-foot tall, four-story 47-room hotel project that
included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage
and continued the item with direction.
July 23, 2018: The CHC reviewed the 50-foot tall, five-story 67-room hotel project that included
3,392 square-feet of commercial/retail space and a subterranean parking garage. The CHC voted
5-1-1 to recommend the ARC deny the project because the building is not compatible in scale and
massing with the Downtown Historic District structures and provided direction that the project
reduce the height of the building to three-stories with the third story setback.
September 17, 2018: The ARC reviewed the proposed project and provided a list of directional
items to be included in the final plan submittal (Attachment 2, ARC Minutes).
September 2018 – January 2019: The ARC and the CHC formed a subcommittee to work with the
applicant on revisions to the project.
5.0 PROJECT INFORMATION
Project details are provided in the attached July 23, 2018 Staff Report (Attachment 1).
Modifications from the July 23, 2018 are described in detail below.
6.0 EVALUATION/DISCUSSION
At the July 2018 hearing, the CHC provided direction that the project be reduced in massing and
scale, particularly that the project be reduced in height to three-stories with the third story setback.
The ARC also provided direction regarding the massing and scale of the structure. Based on the
feedback, the CHC and the ARC formed a subcommittee. The subcommittee held a preliminary
site meeting including the applicant team and met two more times to review changes presented by
the applicant until a final design was found fully responsive to subcommittee feedback.
6.1 Project Revisions
The proposed project includes the following changes:
1.An increased setback of the third floor along Nipomo Street by 12 feet (overall setback is
now 18 feet from the second floor).
2.Fourth floor has been setback an additional 5 feet along Nipomo Street (overall setback is
now 23 feet from the face of the second floor).
3.Additional setbacks along the west elevation nearest the Creamery.
4.Parapets have been reduced by 1-2 feet and an iron railing has been added.
5.Cornice details have been simplified to reduce bulkiness to the upper floors.
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 3
Figure 1: North elevation view showing the increased setbacks along Nipomo Street and near the Creamery
(Top image revised design; bottom image previous design).
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 4
6.2 Sign program
The applicant has included a conceptual sign program for review. Sign programs are an effective
way to establish ongoing requirements to ensure signage is coordinated and compatible with the
development and surrounding area in projects with multiple tenants and buildings. The proposed
sign program appears appropriate in scale, placement, number, and type for the project in terms of
providing an appropriate level of visibility at the pedestrian scale in the downtown setting
(Attachment 3, Project Plans, Sheets A20 & A24).
7.0 RECOMMENDATION
The CHC representation on the subcommittee consisted of Chair Papp and Committee Member
Larrabee. The CHC should consider subcommittee feedback and discuss the extent to which
previous concerns over massing and scale have been sufficiently addressed and make a
recommendation to the Architectural Review Commission (ARC) regarding the project’s consistency
with the City’s Historic Preservation Program Guidelines.
8.0 ALTERNATIVES
1.Recommend that the project be approved based on consistency with the City’s Historic
Preservation Program Guidelines.
2.Recommend that the project be denied based on inconsistency with the City’s Historic
Preservation Program Guidelines.
ATTACHMENTS
1.CHC Staff Report - July 23, 2018
2.
Project Plans3.
ARC Minutes - September 17, 2018
Figure 2: Perspective view of the project; (Top) revised project and (Bottom) previous
project.
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of a new 50-foot tall, five-story project that includes 3,392 square feet of
commercial/retail space, 67 hotel rooms, and a subterranean valet parking lot within the Downtown
Historic District with a categorical exemption from environmental review.
ADDRESS: 1027 Nipomo Street BY: Rachel Cohen, Associate Planner
FILE NUMBER: ARCH-3216-2016 FROM: Brian Leveille, Senior Planner
1.0 SUMMARY RECOMMENDATION
Make a recommendation to the Architectural Review Commission (ARC) regarding the project’s
consistency with the City’s Historic Preservation Program Guidelines.
Applicant Creekside Lofts, L.P.
Representative Scott Martin, RRM - Architect
Zoning C-D-H (Downtown Historic
District
General Plan General Retail
Site Area 20,731 square feet (0.39 acres)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the
CEQA Guidelines.
2.0 SUMMARY
The applicant has submitted plans for the construction of a new 50-foot, five-story, 67-room hotel
with 3,392 square feet of retail/commercial space, and a subterranean valet parking garage in the
Downtown Historic District. The site is currently used as a surface parking lot for the Creamery
and Ciopinot’s Restaurant. Following CHC review, the project will be reviewed by the ARC.
3.0 CHC PURVIEW
The CHC’s role is to review the proposed new project in terms of its consistency with the Historic
Preservation Program Guidelines for compatible development in Historic Districts.
4.0 BACKGROUND
September 26, 2016: The CHC reviewed a mixed-use project that included 8,131 square-feet of
commercial/retail space, 23 residential units and a 7-room hotel. The CHC continued the item to a
Meeting Date: July 23, 2018
Item Number: 2
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 2
date uncertain with direction to re-evaluate the height, scale, massing & detailing for greater
consistency with neighboring historic structures within the Downtown Historic District.
August 14, 2017: The CHC reviewed a new, 50-foot tall, four-story 47-room hotel project that
included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage.
The CHC voted 4-2-1 to recommend the ARC deny the project based on the finding that the
proposed new building is inconsistent with the Historic Preservation Program Guidelines Section
3.2.1 because the building is not compatible in scale and massing with the Downtown Historic
District structures and provided direction that the project reduce the height of the building to three-
stories with the third story setback (Attachment 2, Previous Project Plans & Attachment 3, CHC
Resolution).
September 18, 2017: The ARC reviewed the 50-foot tall, four-story 47-room hotel project that
included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage
and continued the item with eleven (11) directional items (Attachment 4, ARC Minutes 9-18-
2017).
5.0 PROJECT INFORMATION
5.1 Site Information/Setting
The proposed project consists of a 0.39 acre (20,731 square-foot) site located at 1027 Nipomo
Street within the Downtown Commercial zone with a Historic Overlay (C-D-H). The project site
is currently used as a surface parking lot for the adjacent properties (the Creamery and Ciopinot’s)
and accessed from Nipomo Street. Neighboring buildings and uses include the Master List Historic
Golden State Creamery (C-D-H) to the west, Ciopinot’s restaurant (C-D-H) to the south, the Soda
Figure 1: Vicinity map and surrounding uses
Creamery
Residential
Soda Water
Works
Children’s
Museum
Ciopinot’s
Restaurant
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 3
Water Works building (C-D-H-PD) and residential (R-3-H) to the north and the Children’s
Museum (PF) and Tonita’s Mexican restaurant (C-D-H) to the west (see Figure 1 above).
5.2 Project Description
The project proposes to construct a new 50-foot, five-story structure within the Downtown Historic
District. The structure is blend of architectural styles with retail storefronts along the street and
south side of the first floor and the hotel units on the north side of the first floor and on all the
upper floors.
The project includes:
• 3,392 square feet of ground floor retail/commercial space;
• 67 hotel rooms on all floors;
• Subterranean valet parking garage;
• 26 bicycle parking spaces (13 short-term and 13 long-term);
• A 20-foot wide pedestrian pathway/seating area between the neighboring buildings and
the project;
• Preservation of the creek walk along San Luis Creek;
• Proposed landscaping includes the removal of five parking lot trees and planting 10 new
trees (Revised Attachment 1, Revised Project Plans, Sheets A2.2 and A2.3);
• Materials included in the project are: brick, fiber cement siding and trim, composite wood
screening, corrugated metal, aluminum storefronts, precast concrete cornices, bulkheads,
metal railings, and metal awnings (Attachment 1, Revised Project Plans, Sheet A11).
Figure 2: East elevation facing Nipomo Street
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 4
6.0 EVALUATION/DISCUSSION
The CHC’s purview is to review the project in terms of its consistency with the Historic
Preservation Program Guidelines (HPPG) for compatible development in a Historic District and
provide a recommendation to Architectural Review Commission (ARC).
6.1 Historic Preservation Program Guidelines and Analysis
The Historic Preservation Guidelines provide criteria to evaluate the compatibility of new
development within Historic Districts.
Historic Preservation Program Guidelines 3.2.1 Architecturally compatible development within
Historic Districts. New structures in historic districts shall be designed to be architecturally
compatible with the district’s prevailing historic character as measured by their consistency with
the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street
yard setbacks of the district's historic structures. New structures are not required to copy or imitate
historic structures, or seek to create the illusion that a new building is historic.
Staff Analysis:
The project is proposing a new 50-foot tall structure that incorporates common Downtown Historic
District characteristics1 such as: 1) Structure is located at back of sidewalk; 2) First floor at grade;
3) Recessed front entries oriented toward the street; 4) Front facades oriented toward the street;
and 5) Street trees will remain and are placed at regular intervals along the street.
The site is located on the west edge of the Downtown Historic District and is surrounded by a mix
of structures that range in architectural style, form, scale and height. Nearby buildings include:
• Ciopinot’s Restaurant – single story brick rectilinear structure with brick gable end
parapets
1 Historic Preservation Program Guidelines, Section 5.2.2. Downtown Historic District
Figure 3: North elevation facing San Luis Creek
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 5
• Creamery – single and two-story structures with an agrarian style architecture that includes
the use of metal, wood and terra cotta siding
• Soda Water Works – two-story rectilinear false front building with wood siding
• Children’s Museum – three-story modern asymmetrical structure with metal siding and
large windows.
The proposed design incorporates architectural elements that are commonly found in the
Downtown Historic District such as a flat roof design with a parapet, projecting cornice with dentil
detailing, use of transom windows above the storefronts, masonry walls with contrasting bulkheads
and the use of awnings and canopies.2
As noted previously, the CHC reviewed the previous project plans for this site on August 2017
and recommended denial of the project with direction to the ARC that the fourth floor be removed
with the third story setback so that it would be compatible in scale and massing with the adjacent
Downtown Historic District structures.
The applicant has submitted a project that has been modified in the following main ways:
1) The applicant has added a mezzanine floor (Attachment 1, Revised Project Plans, Sheet
A6). The overall building height is 50 feet - the same height of the previous design.
2) The architectural style of the structure, including materials and colors, has been revised.
The revised project has a similar form, but has added more detailing in areas such as
cornices, window fenestration and trim, brick detailing and concrete surrounds and
bulkheads (see Attachment 1, Revised Project Plans, Sheets A16 & A17). Previously the
project proposed to use a stucco finish on the structure. The revised plans now call for the
use of fiber cement siding which is used horizontally in the project, similar to the nearby
Soda Water Works building (see Attachment 1, Revised Project Plans, Sheet A13). Overall
the colors proposed for the revised project are lighter with darker colors being used for trim
and other architectural elements. Previously shown fabric awnings along the south side of
the structure have been replaced with metal awnings. Corrugated metal is also used as one
2 Historic Preservation Program Guidelines. 3.2.2 Architectural Compatibility & 5.2.2 Downtown Historic District.
Figure 4: Front elevation views of (left) previous plans and (right) revised plans
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 6
of the exterior materials of the elevator tower. This ties into corrugated metal that used as
one of the materials within the adjacent Creamery buildings.
3) The third3 floor has been modified to include a change in building shape and setbacks. The
northwest corner jogs in a bit and the southeast corner includes a setback that forms a
balcony towards Nipomo Street and the new alley way. Figure 8 highlights these
modifications in the revised plans. Figure 7 is a reference to the previous project third floor
plans.
3 References in this staff report utilize the floor naming used in the applicant’s project plans even though the third
floor for instance is actually the fourth floor.
Figure 6: Previous plans south elevation
Figure 6: Revised plans south elevation
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 7
Figure 7: Previous project third floor plan
Figure 8: Revised project third floor plan; red dashed lines indicate where the project has been modified.
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 8
4) The fourth floor has been modified to also include additional setbacks. The northwest
corner has been setback significantly to create a large deck area and the northeast corner
includes setback that forms another large a balcony area that faces towards Nipomo Street
(see Figure 10).
Figure 9: Previous project fourth floor plans
Figure 10: Revised project fourth floor plan; red dashed lines indicate where the project has been modified.
ATTACHMENT 1
CHC ARCH-3216-2016 (1027 Nipomo Street)
Page 9
6.2 Sign program
The applicant has included a conceptual sign program for review. Sign programs are an effective
way to establish ongoing requirements to ensure signage is coordinated and compatible with the
development and surrounding area in projects with multiple tenants and buildings. For the most
part the applicant’s proposed sign program appears appropriate in scale, placement, number, and
type. The sign types of concern are internally illuminated channel letters. Staff recommends the
sign program expressly prohibit internally illuminated cabinet signs and internally illuminated
channel letters. The placement and type of signs appears appropriate for the project in terms of
providing an appropriate level of visibility at the pedestrian scale in the downtown setting
(Attachment 1, Revised Project Plans, Sheets A19 & A20).
7.0 ENVIRONMENTAL REVIEW
The project is exempt from environmental review under Class 32 (Section 15332) In-fill
Development Projects of the CEQA Guidelines because the project is consistent with the
applicable general plan designation and applicable zoning designation and regulations. The project
will not result in significant effects relating to traffic, noise, air quality or water quality.
8.0 RECOMMENDATION
The CHC should discuss the extent to which previous concerns over massing and scale have been
sufficiently addressed with the architectural treatment modifications and additional step backs in
the revised design and make a recommendation to the Architectural Review Commission (ARC)
regarding the project’s consistency with the City’s Historic Preservation Program Guidelines
9.0 ALTERNATIVES
1. Recommend that the project be approved based on consistency with the City’s Historic
Preservation Program Guidelines.
2. Recommend that the project be denied based on inconsistency with the City’s Historic
Preservation Program Guidelines.
ATTACHMENTS
1. Revised Project Plans
2. Previous Project Plans
3. CHC Resolution – August 14, 2017
4. ARC Meeting minutes – September 18, 2017
ATTACHMENT 1
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, September 17, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
September 17, 2018 at 5:01 p.m. in the Council Hearing Room, located at 990 Palm Street, San
Luis Obispo, California, by Chair Root.
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph, Micah Smith, Angela Soll, Christie
Withers, and Chair Allen Root
Absent: Vice-Chair Amy Nemcik
Staff: Deputy Director Doug Davidson, Associate Planner Rachel Cohen, Associate Planner
Kyle Bell, and Recording Secretary Summer Aburashed. Other staff members
presented reports or responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
PUBLIC HEARINGS
1. 1027 Nipomo Street. Review of a new 50-foot tall, five-story project that includes 3,392
square feet of commercial/retail space, 67 hotel rooms, and a 35-space subterranean valet
parking lot within the Downtown Historic District. Case #: ARCH-3216-2016, C-D-H
Zone; Creekside Lofts, L.P., applicant.
Associate Planner Rachel Cohen presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant representatives, Scott Martin, Rob Rossi, and Damien Mavis provided a
presentation and responded to Commissioner inquiries.
Public Comments:
ATTACHMENT 2
Minutes – Architectural Review Commission Meeting of September 17, 2018 Page 2
James Papp
David Hannings
Steve Delmartini
Mark Johnson
Ursula Bishop
Pierre Rademaker
Steve Snyder
End of Public Comment--
ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER
SMITH, CARRIED 5-1-1 to continue with following direction:
1. Address the mass and scale of the side of the structure adjacent to the Creamery.
2. Provide additional step backs on the third and fourth floors, similar to how the building is
set back above the brick portion along Nipomo Street.
3. Reconsider including the arch/gateway sign. Is this feature necessary?
4. Review the materials proposed for the project and their compatibility.
5. Provide additional documentation verifying how the valet parking will work.
6. Work with the CHC and the ARC to refine design. Revisions to the project will require
CHC review before returning to the ARC.
7. Address the noise concerns regarding the balconies and windows that face the creek.
Eliminate balconies and include inoperable windows.
8. Internalize and/or diminish the visibility of the elevator tower.
9. Provide loading and unloading areas for the hotel.
10. Provide a visual analysis of the project within the block. Show views from all the streets
surrounding the project, especially from Nipomo Street and from Higuera Street over the
lower story structures.
11. Review the paseo and provide more information on how the paseo connects to the
Creamery entrance.
12. Reconsider the color of the dark colored cornice.
RECESS:
ATTACHMENT 2
THE HOTEL AT THE CREAMERYPROJECT STATISTICSPARKINGPROJECT DIRECTORYPROJECT DESCRIPTIONSHEET INDEXOWNER: CREEKSIDE LOFTS, L.P. P.O. BOX 12910 SAN LUIS OBISPO, CA 93401 CONTACT: DAMIEN MAVIS PHONE: (805) 781-3133 EMAIL: DMAVIS@COVELOP.NETARCHITECT: RRM DESIGN GROUP 3765 S.HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT MARTIN PHONE: (805) 543-1794 EMAIL: SAMARTIN@RRMDESIGN GROUPCIVIL ENGINEER: ABOVE GRADE ENGINEERING 1304 BROAD STREET SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT STOKES PHONE: (805) 545-5115 EMAIL: SCOTT@ABOVEGRADEENGINEERING.COMLANDSCAPE: SUMMERS|MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT, CA 92629 CONTACT: JIM BURROWS PHONE: (949) 443-1631 EMAIL: JBURROWS@SMPINC.NETSURVEYOR: MBS LAND SURVEYS, INC. 3563 SUELDO STREET, UNIT Q SAN LUIS OBISPO, CA 93401 CONTACT: MICHAEL B. STANTON PHONE: (805) 594-1960 EMAIL: MIKE@MBSLANDSURVEYS.COMTHE PROJECT CONSISTS OF A 4 STORY HOTEL AND RETAIL BUILDING. THE GROUND FLOOR WILLL INCLUDE RETAIL SPACE, RESTAURANT, AND HOTEL LOBBY ALONG WITH HOTEL ROOMS. ADDITIONAL HOTEL ROOMS WILL BE LOCATED IN THE MEZZANINE LEVEL AS WELL AS ON THE SECOND, THIRD, AND FOURTH FLOORS. THE STREET SIDE, AS WELL AS THE PASEO SIDE ARE ENHANCED WITH PEDESTRIAN FRIENDLY ENTRIES AND INVITING STOREFRONT SYSTEMS.PROJECT ADDRESS: 1027 NIPOMO STREET SAN LUIS OBISPO, CA 93401APN NUMBERS: 002-402-046 ZONING: C-DEXISTING USE: PARKING LOTPROPOSED USE: RETAIL/HOTEL/ RESTAURANT/PARKINGPROPOSED OCCUPANCY: M, R-1, A-2, S-2NET SITE AREA: 0.389 ACRES (16,940 SF) EXISTING GROSS SITE AREA 0.476 ACRES (20,731 SF) GROSS CREEK SITE AREA 0.087 ACRES (-3,791 SF)MAX. LOT COVERAGE: 100% (16,940 SF)PROPOSED COVERAGE.: 53% (8,974 SF)MAX. F.A.R: 3.0 (50,820 SF)(FOR BLDGS UP TO 50'-0" TALL PROPOSED F.A.R: 2.2 (37,469 SF/16,940 SF) LANDSCAPE AREA: 1,871 SFIMPERVIOUS SURFACE: 8,979 SFMAX HEIGHT ALLOWED: 50 FT. MAX. PROPOSED HEIGHT: 50 FT.CONSTRUCTION TYPE: TYPE IA (GARAGE, 1ST, MEZZANINE) TYPE VA (2ND, 3RD, AND 4TH LEVELS)AUTO PARKINGPARKING REQUIRED:GENERAL RETAIL (2000 SF OR LESS @ 1/300 SF)PROPOSED: 1,080 SF/500 = 2.5 PER C-D ZONING 2.16 SPACESRESTAURANT - GROSS SQUARE FOOTAGE(@ 1/350 GSF PER C-D ZONING) PROPOSED: 2,312 SF/350 = 6.61 6.61 SPACESHOTEL - (@1/ROOM + 1 (FOR RES. MANAGER): 65 UNITS/1= 65 (*.5) PER C-D ZONING 32.5 SPACESTOTAL REQUIRED FOR PROPOSED: 41.27 ROUNDS DOWN TO: 41 SPACES BICYCLE PARKING REDUCTION- (1 CAR SPACE REDUCTION PER 5 ADDITIONALBICYCLE PARKING SPACES UP TO A 10% REDUCTION): 10 SHORT TERM +10 LONG TERM SPACES= 4 CAR SPACE REDUCTION (4 SPACES)PARKING REQUIRED: (41 - 4) 37 SPACESPARKING PROVIDED: 36 SPACES PERSPECTIVE VIEW - East Corner of Building on Nipomo Street MOTORCYCLE PARKINGMOTORCYCLE PARKING REQUIRED: 2 SPACES(1/20 AUTOSPACES = 37/20)MOTORCYCLE PARKING PROVIDED: 2 SPACESBICYCLE PARKINGBICYCLE SPACES REQUIRED: 6 SPACES(C-D ZONE - 15% OF AUTO SPACES 37*0.15)SHORT TERM SPACES PROVIDED: 13 SPACES(MIN SHORT TERM SPACE - 50%)LONG TERM SPACES PROVIDED: 13 SPACES(MIN LONG TERM SPACE - 40%)TOTAL PROVIDED: 26 SPACESSITENIPO
M
O
ZONING MAPHIGUERAT1 TITLE SHEETA1 PROJECT CONTEXT IMAGESA2 PROJECTS IN THE WORKSA3 SITE AIR PHOTOA4 EXISTING SITE SURVEYA5 PROPOSED SITE PLANA6 FLOOR PLANSA7 UPPER FLOOR PLANSA8 ELEVATIONSA9 ELEVATIONSA10 ELEVATIONSA11 ELEVATIONSA12 HEIGHT AND SETBACK STUDYA13 SITE SECTIONSA14 COLOR & MATERIALSA15 ENTRY TO PASEOA16 PASEO PERSPECTIVEA17 PERSPECTIVE A18 PERSPECTIVE A19 AERIAL PHOTOA20 DETAIL VIGNETTESA21 PASEO SIGN ELEVATION & DETAILA22 DETAIL VIGNETTESA23 SHADING PLANA24 PROPOSED SIGNSC1 PRELIMINARY CIVIL GRADING & DRAINAGE PLANC2 PRELIMINARY UTILITY PLANL1 LANDSCAPE SITE PLANVICINITY MAPFebruary 1, 2019#1160-01-CO17T1TITLE SHEETATTACHMENT 3
February 1, 2019#1160-01-CO17A1THE HOTEL AT THE CREAMERYPROJECT CONTEXT IMAGESATTACHMENT 3
February 1, 2019#1160-01-CO17A2THE HOTEL AT THE CREAMERYPROJECTS IN THE WORKSATTACHMENT 3
PROPOSED PARKINGSTRUCTUREMONTEREY PLACECREAMERYSOUTHTOWNPROJECT SITEADJACENT RESIDENTIALFebruary 1, 2019#1160-01-CO17A3THE HOTEL AT THE CREAMERYSITE AIR PHOTOATTACHMENT 3
February 1, 2019#1160-01-CO17A4THE HOTEL AT THE CREAMERY0208040402010SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)0EXISTING SITE SURVEYATTACHMENT 3
CREAMERYBUILDING 2TAQUERIABUILDINGCIOPINOTBUILDINGEXISTING BUS STOP TO REMAINCREAMERYBUILDING 3SAN LUIS OBISPO CREEKNIPOMO STREET2A131A13February 1, 2019#1160-01-CO17A5THE HOTEL AT THE CREAMERY0208040402010SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)0PROPOSED SITE PLANPROPOSEDBUILDINGATTACHMENT 3
$'$9$167$// $'$ 6)6725$*(6)(/(9$7250$&+,1(5220 6)(/0RWRUF\OH
67$1'$5'67$//:,//),767$1'$5'9(+,&/(6
5
0RWRUF\FOH
23(1725(7$,/%(/2:23(1725(67%$5%(/2:23(1725$03%(/2:23(172/2%%<%(/2:/$5*(68,7(+.
&251(568,7(6)75$6+6)5(67$85$176)+27(//2%%< 6)5(7$,/$&&(6672&5((.+27(/5$03
6).,7&+(16)2)),&(%2+6):20(165(6752206)0(165(672206+2577(50%,.(3$5.,1*63$&(66)6725$*(6)&2/'/21*7(50%,.(63$&(6725$*(&/26(7 9(57,&$/<67$&.(' \UG&RQWDLQHU\UG&RQWDLQHU&DUW&DUW&DUW&DUW&DUW&DUW
&251(568,7(FLOOR PLANSGROUND FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)1BELOW GRADE PARKING GARAGE3/32" = 1'-0" (24 X 36 SHEET)0MEZZANINE FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)1.5February 1, 2019#1160-01-CO17A6THE HOTEL AT THE CREAMERYSCALE: 3/64” = 1’-0" (12X18 sheet)SCALE: 3/32” = 1’-0" (24X36 sheet)00 1286432166432ATTACHMENT 3
&251(568,7(
/$5*(68,7(
/$5*(68,7(&251(568,7(
'(&.'(&./$5*(68,7(35,9$7('(&./$5*(68,7('(&.'(&.(1'68,7(&251(568,7((1'68,7((1&/26(''(&. (1&/26(''(&. (1&/26(''(&.(1&/26(''(&.
UPPER FLOOR PLANSSECOND FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)2THIRD FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)3FOURTH FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)4February 1, 2019#1160-01-CO17A7THE HOTEL AT THE CREAMERY00SCALE: 3/64” = 1’-0" (12X18 sheet)SCALE: 3/32” = 1’-0" (24X36 sheet)1286432166432ATTACHMENT 3
CIOPINOT193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENEAST ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)1EAST ELEVATION INITIAL SUBMITTAL1/8" = 1'-0" (24 x 36 SHEET)2CIOPINOT193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENHEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'REMOVED PORTION OF TOWERREMOVED MASS AT STREETPUSH BACKED UPPER FLOOR STORIESFebruary 1, 2019#1160-01-CO17A8THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3
SOUTH ELEVATION1/8" = 1'-0" (24 x 36 SHEET)2GOSHI193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENSOUTH ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)2HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'GOSHI193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENREDUCTION OF MASS AT BUILDING FACEELIMINIATION OF MASSSOUTH ELEVATION INITIAL SUBMITTALELIMINATION OF MASSPUSHED TOWER INTO BUILDING MASSFebruary 1, 2019#1160-01-CO17A9THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3
WEST ELEVATION191' FFLOWER GROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENWEST ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)1WEST ELEVATION INITIAL SUBMITTAL1/8" = 1'-0" (24 x 36 SHEET)2HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'191' FFLOWER GROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENUPPER FLOORS PUSHED BACKREMOVED TOWER ELEMENT MASSFebruary 1, 2019#1160-01-CO17A10THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3
NORTH ELEVATION1/8" = 1'-0" (24 x 36 SHEET)2193.2' FFGROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFNORTH ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)2NORTH ELEVATION INITIAL SUBMITTAL1/8" = 1'-0" (24 x 36 SHEET)2HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'193.2' FFGROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENINITIAL SUBMITTAL BUILDING AT PASEO OUTLINEHEIGHT REDUCTION & STEPBACK AREAINTERNALIZED STAIR TOWERELIMINATED BUILDING MASSFebruary 1, 2019#1160-01-CO17A11THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3
31’-2”41’-6”32’-6”43’-6”ARC/CHC PRESENTATIONDEC.STUDY18’-0”6’-0”5’-0”12’-0”DEC. STUDY w/ RAILS31’-2”41’-6”SOUTH (PASEO) ELEVATION STUDYN.T.S.1EAST (NIPOMO STREET) ELEVATION STUDYN.T.S.2(INITIAL SUBMITTAL)February 1, 2019#1160-01-CO17A12THE HOTEL AT THE CREAMERYHEIGHT AND SETBACK STUDYATTACHMENT 3
INITIAL SUBMITTAL BUILDING OUTLINEINITIAL SUBMITTAL BUILDING OUTLINESCALE: 1/16” = 1’-0" (24X36 sheet)0816 32NIPOMO SECTION 1/8" = 1'-0" (24 x 36 SHEET)1PASEO SECTION 1/8" = 1'-0" (24 x 36 SHEET)2RETAILRESTAURANTHOTEL HOTELHOTEL HOTELHOTEL HOTELPARKINGPARKINGGOSHICIOPINOTPLPLPLPLPLPLPLPLNIPOMO ST.RESTAURANTPARKINGHOTELLOBBYRESTROOMSMEZZANINEHOTELHOTELHOTELHOTELPASEOHOTELHOTELHOTEL HOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTEL HOTELHOTEL HOTELHOTEL HOTEL HOTEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREEN191' FFLOWER GROUND LEVELCREEK SETBACKHOTELHOTEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENFebruary 1, 2019#1160-01-CO17A13THE HOTEL AT THE CREAMERYSITE SECTIONSATTACHMENT 3
DFDFPAINTED SMOOTH STUCCOPAINTED FIBER CEMENT SIDINGSW 7757 HIGH REFLECTIVE WHITEPAINTED SMOOTH STUCCOSW 7071 GRAY SCREENPAINTED PRECAST CORNICESW 7066 GRAY MATTERSTHIN BRICK VENEERGENERAL SHALE FORT PORTSMOUTHUPPER WINDOWSMILGARD CLEAR ANODIZEDPRECAST COLUMN BASE FACECDI GP30 PEBBLEPRECAST SURROUNDCDI WI10 LIMESTONEMETAL CANOPYBRONZE COLOR FINISHANODIZED STOREFRONTBRONZEMETAL PANELINGBRONZE COLOR FINISHPAINTED PRE-CAST CORNICE SW 7063 NEBULOUS WHITEUPPER WINDOWSMILGARD GRAY ALUMINUMANODIZED STOREFRONTBLACKMETAL CANOPYDARK STEEL FINISHPAINTED FIBER CEMENTSW 9162 AFRICAN GRAYAABCEEHNDJPAINTED FIBER CEMENT TRIMSW 7076 CYBERSPACEBGKKMLFPIIIFOCEDFHJIGLKMOPNFebruary 1, 2019#1160-01-CO17A14THE HOTEL AT THE CREAMERYCOLOR & MATERIALSATTACHMENT 3
February 1, 2019#1160-01-CO17A15THE HOTEL AT THE CREAMERYENTRY TO PASEOATTACHMENT 3
February 1, 2019#1160-01-CO17A16THE HOTEL AT THE CREAMERYPASEO PERSPECTIVEATTACHMENT 3
February 1, 2019#1160-01-CO17A17THE HOTEL AT THE CREAMERYPERSPECTIVE AT CORNER OF MONTEREY & NIPOMOATTACHMENT 3
February 1, 2019#1160-01-CO17A18THE HOTEL AT THE CREAMERYPERSPECTIVE FROM NIPOMO STREETATTACHMENT 3
PROPOSED PARKINGSTRUCTUREMONTEREY PLACECREAMERYPROPOSEDSAN LUIS SQUARESOUTHTOWNFebruary 1, 2019#1160-01-CO17A19THE HOTEL AT THE CREAMERYAERIAL PHOTOATTACHMENT 3
SIGN ELEVATION1/2" = 1'-0" (24 x 36 SHEET)1metal silhouette roosters metal silhouette of dairy cow with calfmetal place titlemetal industrial feature trussdecorative metal bracket connectionsPLONSDLOOLJKWÀ[WXUHV20' - 0"6' - 8"February 1, 2019#1160-01-CO17A20THE HOTEL AT THE CREAMERY0842SCALE: 1/4” = 1’-0" (12X18 sheet)SCALE: 1/2” = 1’-0" (24X36 sheet)PASEO SIGN ELEVATION & DETAIL0421ATTACHMENT 3
NIPOMO STREET AND PASEO BUILDING CORNER ARTICULATION DETAILPARAPET AND CORNICE DETAIL IIPARAPET AND CORNICE DETAIL Imetal sign/public artprecast concrete cornicewall sconceVPRRWKSODVWHUÀQLVKprecast concrete parapetÀEHUFHPHQWSDQHODUWLFXODWLRQwith metal accent panels PLONSDLOOLJKWÀ[WXUHVbronze metal awningbrick detailingJRRVHQHFNZDOOOLJKWÀ[WXUHprecast concrete parapet capbronze metal guardrailwindow surroundsprecast concrete corniceprecast concrete corniceprecast concrete cornice with decorative dentilstransom windowsoldier course above windowbrick detailingdecorative metal bracket blade signprecast concrete bandZDOOVFRQFHJRRVHQHFNVLJQOLJKWÀ[WXUHVconcrete surroundsconcrete bulkheadFebruary 1, 2019#1160-01-CO17A21THE HOTEL AT THE CREAMERYDETAIL VIGNETTESATTACHMENT 3
GREEN WALL DETAIL HOTEL LOBBY AWNING DETAIL "TOWER" DETAIL decroative metal panelingilluminated hotel entry canopyGHFRUDWLYHPHWDOVRIÀWJRRVHQHFNZDOOOLJKWÀ[WXUHVvalet parking garage entranceaccent trellisbronze metal panel accent wallguest patio wallgreen wallaccent metal railingfeature decorative windowsbronze metal guardrailsmetal sign bracketilluminated hotel signageFebruary 1, 2019#1160-01-CO17A22THE HOTEL AT THE CREAMERYDETAIL VIGNETTESATTACHMENT 3
February 1, 2019#1160-01-CO17A23THE HOTEL AT THE CREAMERYSHADING PLANat Noon on Dec 21stATTACHMENT 3
hotel sign 2 (6'x3' = 18sfretail sign 4 (15'x3' = 45sf)hotel sign 1 (6'x3' = 18sf)restaurant sign 1 (16'x2' = 32sf)public art sign 1 (12'x6' = 72sf)retail sign 3 (10'x3' = 30sf)retail sign 2 (10'x3' = 30sf)retail sign 1 (10'x3' = 30sf)restaurant sign 2 (16x2' = 32sf)hotel sign 3 (7'x4' = 28sf)restaurant sign 3 (16x2' = 32sf)RETAILFebruary 1, 2019#1160-01-CO17A24THE HOTEL AT THE CREAMERYProposed Sign StatisticsTenant 1 (HOTEL)Raised Channel Signs 2 = 36 S.F.Wall Blade Signs 1 = 28 S.F. Cumulative Area of Sign: 64 S.F. < 200 S.F.Tenant 2 (RESTAURANT)Raised Channel Signs 3 = 96 S.F.Cumulative Area of Sign: 96 S.F. < 200 S.F.Tenant 3 (RETAILRaised Channel Signs 3 = 90 S.F.Wall Signs 1 = 45 S.F.Cumulative Area of Sign: 135 S.F. < 200 S.F.PUBLIC ART SIGN (See Sheet A20)Cumulative Area of 1 Sign: 133 S.F. < no req. min.PROPOSED SIGNSATTACHMENT 3
(E)FF=190.40(E)FF=190.35NIPOMOSTREET(193.2 FS)MATCH (E)193.0 FS(192.9 FS)MATCH (E)190.30 FS190.30FS190.10TGFF=193.0SAN LUIS OBISPO CREEK(E) BUILDING(NOT A PART)2%MAX(191.00 FS)(E) DOOR(E) FF=191.02%MAX 5%MAX(193.0 FS)MATCH (E)190.50 TG190.20TG(190.80 FS)MATCH (E)(192.00 FS)(E) PATIO192.90FS190.10 FS(190.94 FS)(E) PATIO190.00 TW(189.7 ES)2%MAX2%MAX(190.25 TG)EXIST. DIFF=193.0192.80 TC192.30 FL193.0 FS190.30 FS(190.35 FS)MATCH (E)2%MAX191.0FS193.0FS193.00 TW192.8 FS190.10 TG192.85TG190.30 FS193.0 FS192.85TG192.75 TG193.0 FS192.75FS193.0 FS192.85TG190.40 FS190.10FS2%
MAX193.00 TW193.00 FS193.0 FS193.0 FS192.80 TC192.20 FL192.9 FS192.80 TC192.25 FL2%MAX8%MAX192.72FS(190.82 FS)MATCH (E)190.80 FS191.80FS191.76FS190.76FS192.80FS192.80FS190.80 FS 5%MAX(189.53 ES)MATCH (E)189.50TG(190.35 FS)MATCH (E)190.55 FS5%MAX 190.40 FS2%MAX2%
MAX
190.70 FS192.90 FS2%
MAX5%MAX192.75TG2%MAX190.25 FLSTORM DRAININLET W/ SUMP(E) BUILDINGMATCH (E) BACKOF SIDEWALK (TYP)(E) 8" STORMDRAIN PIPETO CREEK(N) HOTEL BUILDINGMATCH (E) BACKOF SIDEWALK (TYP)(E) BUILDINGREMOVE & REPLACE CURB,GUTTER & SIDEWALKTREE WELL &TREATMENTBASIN (TYP)RETAININGWALL (TYP)LANDSCAPEAREA (TYP)PAVERS (TYP)PAVERS (TYP)NEW TRASH RAMP(E) CREEKFLOWLINETREE WELL &TREATMENTBASIN (TYP)TREATMENTBASIN (TYP)NEW DRIVEWAY RAMPPROTECT (E)TREES (TYP)BUILDING SETBACKDRAIN INLET W/ATRIUM GRATETREATMENTBASIN (TYP)PRELIMINARY GRADING PLANC-1( IN FEET )1 INCH = FT.5101010200February 1, 2019#1160-01-CO17THE HOTEL AT THE CREAMERY00CC18040201020 40SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)PRELIMINARY CIVIL GRADING & DRAINAGE PLANATTACHMENT 3
(E)FF=190.5(E)FF=190.40(E)FF=190.35NIPOMOSTREETSAN LUIS OBISPO CREEK(E) BUILDING(NOT A PART)(E) FF=191.0STORM DRAINBASIN W/ SUMPNEW 4" FIRE WATERSERVICE LINECONNECT TOEXISTING 8" STORMDRAIN PIPE(N) HOTEL BUILDINGPROTECT EXISTINGWATER SERVICE(E) BUILDINGSTORM 8" DRAINPIPE (TYP)NEW 4" SEWER LATERALNEW 2" 'DOMESTIC'WATER METER &SERVICE LATERALRAINWATERTREATMENTBASIN (TYP)TREE WELL &TREATMENTBASIN (TYP)(E) BUILDING(NOT A PART)(E) BUILDING(NOT A PART)NEW 8" STORMDRAIN PIPE(E) SEWER LINE(E) WATER LINEPROTECT(E) GAS LINENEW GAS LINE(E) GAS LINEPROTECT EXISTINGCATCH BASINPROTECT EXISTINGCATCH BASIN(E) CREEKFLOWLINEEXISTING DRAIN INLETNEW 1" 'COMMERCIAL'WATER METER &SERVICE LATERALRAINWATERTREATMENTBASINFIRE RISERROOMTREE WELL &TREATMENTBASIN (TYP)BUILDING SETBACKDRAIN INLET W/ATRIUM GRATETREE WELL &TREATMENTBASIN (TYP)REMOVE EXISTING TRENCH DRAINSTORM DRAINCLEANOUTSTORM DRAINCLEANOUTNEW 8" STORMDRAIN PIPECONNECTTO EXISTINGSTORM DRAINPROTECT EXISTINGTRENCH DRAINPRELIMINARY UTILITY PLANC-2UTILITY PLAN GENERAL NOTES:1. EXISTING SEWER MAIN IN NIPOMO STREET IS A 30-INCH MAIN AND MAY BE 20 FEET DEEP. A DOUBLE BARRELED 12" SEWERSIPHON IS PRESENT UPSTREAM OF THE SITE UNDER THE CREEK.2. PRIVATELY OWNED SUB-METERS MAY BE PROVIDE FOR RESIDENTIAL PORTION OF THE PROJECT UPON APPROVAL OF THEUTILITIES DIRECTOR OR HER/HIS DEIGNEE. THE CCR'S FOR THE PROPERTY ASSCOIATION SHALL REQUIRE THAT THESUB-METERS BE READ BY THE ASSOCIATION AND EACH CONDOMINIUM BILLED ACCORDING TO WATER USE.3. FIRE SPRINKLER SYSTEMS MAY ONLY BE DESIGNED BY A REGISTERED PROFESSIONAL ENGINEER.( IN FEET )1 INCH = FT.5101010200February 1, 2019#1160-01-CO17THE HOTEL AT THE CREAMERY00CC28040201020 40SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)PRELIMINARY UTILITY PLANATTACHMENT 3
February 1, 2019#1160-01-CO17THE HOTEL AT THE CREAMERY0SCALE: 1”-0" = 20’-0" (24X36 sheet)SCALE: 1'-0" = 40’-0" (12x18 sheet)L18040204020100LANDSCAPE SITE PLANATTACHMENT 3