HomeMy WebLinkAboutItem 2 - ARCH-0415-2019 (609 Palm)
Meeting Date: August 19, 2019
Item Number:
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
Two new structures are being proposed on the subject properties. SLO Repertory Theatre is proposing
a new 23,344‐square foot performing arts facility with two performance spaces, rehearsal space,
workshop and storage areas, lobby, a balcony and roof deck and administrative offices (Attachment
1, SLO Rep Project Plans). The City of San Luis Obispo is proposing a new 162,909‐square foot parking
structure with 404 parking spaces (Attachment 2, Palm Nipomo Project Plans).
General Location: The project site is made
up of 6 parcels with a combined area of 1.38
acres. The site is located within downtown,
south of Mission Prep High School,
surrounded by Palm Street, Nipomo Street
and Monterey Street. The property is sloped.
Present Use: The site contains a surface
parking lot and three residential units.
Zoning: Currently the site is Office Zone with
Historic Overlay (O‐H) and Medium‐High
density Residential Zone (R‐3). The zoning for
the site is proposed to change to Downtown
Commercial with a Historic Overlay (C‐D‐H)
General Plan: Office and Medium‐High
Density Residential. The General Plan
designation is proposed to be changed to
General Retail.
Surrounding Uses:
East: Reis Mortuary, Commercial
West: Residential
North: Mission Prep High School sports fields
South: Children’s Museum, future location of Monterey Place
FROM: Shawna Scott, Senior Planner BY: Rachel Cohen, Associate Planner
PROJECT ADDRESS: 609 & 633 Palm FILE NUMBERS: SLO Rep – ARCH‐0415‐2019
610, 614 & 630 Monterey, 970 & 972 Nipomo Palm Nipomo – ARCH‐0448‐2019
APPLICANT: SLO Rep and City of SLO REPRESENTATIVES: SLO Rep – Bryce Engstrom
City of SLO – Richard Burde
___________________________________________________________________________________
For more information contact: (Rachel Cohen) at 781‐7574 or rcohen@slocity.org
Figure 1: Subject Properties
Palm Nipomo – ARCH‐0448‐2019
SLO Rep – ARCH‐0415‐2019
609 Palm
Page 2
2.0 SITE LAYOUT
The two proposed projects require separate entitlements, but were designed in consideration of one
another, based on proximity. Figure 2 shows the proposed site layout and the location of each of the
proposed buildings.
3.0 PROJECT REVIEW
The ARC’s role is to review the new SLO Rep Theatre and the Palm Nipomo Parking Structure in terms
of consistency with the Community Design Guidelines (CDG) and to provide a recommendation to the
Planning Commission. The Community Design Guidelines can be found online at:
https://www.slocity.org/home/showdocument?id=2104
The Cultural Heritage Committee will be reviewing the SLO Rep Theatre and Palm Nipomo Parking
Structure for consistency with the City’s Historic Preservation Ordinance and Guidelines on August
26, 2019, and will be making a recommendation to the Planning Commission.
Figure 2: Proposed site layout for the SLO Rep Theatre and the Palm
Nipomo Parking Structure
Palm Nipomo – ARCH‐0448‐2019
SLO Rep – ARCH‐0415‐2019
609 Palm
Page 3
3.1 SLO Repertory Theatre (Figure 3)
Architecture/Design Details: Contemporary design with rectilinear form that is broken up with
curved walls. The structure is articulated in height and along the facades.
Materials: Terra cotta rainscreen, smooth troweled plaster, split‐faced concrete masonry unit
(CMU), glass curtain wall, and aluminum awnings.
Colors: Reds, beiges, brown and linen.
3.1.1 Project Statistics
Site Details Proposed Allowed/Required*
Front Setback 0 feet 0 feet
Maximum Height of
Structure
42 feet 5 inches 50 feet
Max Building Coverage 51% 100%
F.A.R. 1.16 3.0
Total # Parking Spaces
Bicycle Parking
0 (Pay in‐lieu fees)
0**
67
13
Environmental Status An addendum to an adopted and certified EIR
*2018 Zoning Regulations
**Bicycle parking is a code requirement and the project will have to comply
Figure 3: View of the SLO Rep Theatre front façade along Monterey Street
Palm Nipomo – ARCH‐0448‐2019
SLO Rep – ARCH‐0415‐2019
609 Palm
Page 4
3.1.2 Community Design Guidelines
Highlighted Sections Consistency
Chapter 4 – Downtown Design Guidelines
§4.2(A) – Street
Orientation
A portion of the project is located at the back of the sidewalk and the
other areas behind the sidewalk are utilized as outdoor pedestrian
gathering areas.
§4.2(B)– Height, scale
The project has a maximum height of 42 feet and 5 inches. The height
is broken up with various upper story setbacks, a balcony and changes
in material. The project also includes similar vertical elements that are
found in the surrounding architecture of the existing buildings (see
Figure 4). Additionally, the mass of the project is located approximately
40 feet away from the property of the Hays/Lattimer Adobe Historic
Resource.
§4.2(C) – Façade design
The project is not a retail space and does not provide a storefront.
Rather the project is designed with a recessed front entry to the main
entrance that leads to the lobby. Transparency is included in the front
façade with the inclusion of glass curtain walls. The façade is varied
with the use of multicolored terra cotta rainscreen, CMU block, glass
curtain walls and aluminum awnings.
§4.2(D) – Materials and
architectural details
The project proposes the use of multicolored terra cotta windscreen,
smooth finished stucco, split‐faced CMU, and glass curtain walls. The
applicant description states the SLO Rep Theatre “honors the time‐
worn and ancient building material used during the mission era such
as exterior plaster, which is used in its traditional form, and terra cotta
clay, which is used in a modern, reimagined way via an innovative
rainscreen panel system. It also uses locally produced materials such
as the split‐faced CMU…”. The ARC should discuss the proposed use
and application of materials and architectural details, and the project’s
compatibility with existing development and the proposed parking
structure.
Palm Nipomo – ARCH‐0448‐2019
SLO Rep – ARCH‐0415‐2019
609 Palm
Page 5
3.2 Palm Nipomo Parking Structure (Figure 4)
Architecture/Design Details: Designed for functional requirements, the structure includes
mission style design and materials. The structure is articulated with arched shaped openings,
rectilinear openings, columns and architectural towers.
Materials: Smooth troweled plaster, pre‐cast concrete column bases, terra cotta tile roofing, pre‐
cast masonry along the base of the towers and stairs and decorative tile.
Colors: Off‐white, browns and gray colored trim.
Figure 5: View of the North façade along Palm Street
Figure 4: Existing and proposed structures
surrounding the proposed project site.
Palm Nipomo – ARCH‐0448‐2019
SLO Rep – ARCH‐0415‐2019
609 Palm
Page 6
3.2.1 Project Statistics
Site Details Proposed Allowed/Required*
Front Setback 0 feet Varies**
Maximum Height of
Structures
50 feet
with max 17‐foot 4‐inch tower
features
50 feet
Max Building Coverage 80% 100%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
404
43 EV Ready
32
No specific requirement
40 EV Ready
Director’s Determination
Environmental Status An addendum to an adopted and certified EIR
*Zoning Regulations 2018
** Zoning Regulations Section 17.86.200: Where parking as a primary use is permitted in compliance with Table 2‐
1: Uses Allowed by Zone or Table 2‐24: Airport Overlay Zone – Maximum Allowed Persons, discretionary permit
approval may include deviations from otherwise applicable development standards.
3.2.2 Community Design Guidelines
Highlighted Sections Consistency
Chapter 4 – Downtown Design Guidelines
§4.2(A) – Street
Orientation
The project is located at the back of the sidewalk.
§4.2(B)– Height, scale
The project has a maximum height of 50 feet. The design includes
architectural tower elements, which house the elevator and/or stairs,
adding an additional maximum height of 17 feet 5 inches. The height
and scale of the parking structure were identified in the EIR as a
significant and unavoidable impacts.
§4.2(C) – Façade design
The project is not a retail space and does not provide a storefront. The
project incorporates transparency with the use of large arched or
rectangular openings. The design is comprised of a mission style
architectural elements and materials.
§4.2(D) – Materials and
architectural details
The project proposes to use durable, authentic materials such as
smooth troweled plaster, pre‐cast concrete column bases, terra cotta
tile roofing, pre‐cast masonry along the base of the towers and stairs
and decorative tile. The ARC should discuss the proposed use and
application of materials and architectural details, and the project’s
compatibility with existing development and the proposed SLO Rep
structure.
Chapter 6.3 – Parking Facilities
§6.3(A) – General
design principles
The project includes convenient pedestrian linkages to the sidewalk
along each street. Pedestrian ways are highlighted with changes in
Palm Nipomo – ARCH‐0448‐2019
SLO Rep – ARCH‐0415‐2019
609 Palm
Page 7
hardscape and the inclusion of landscaping where possible (see Sheets
L1.1 – L2.3, Attachment 2). The project is also consistent with CDG
§6.3(D) Pedestrian access and (E) Alternative paving materials.
§6.3(B) – Siting and
screening
The project is structured parking which is encouraged by the CDG to
minimize “vast seas of parking.”
4.0 ACTION OPTIONS
4.1 Recommend the Planning Commission find the project consistent with the Community
Design Guidelines as proposed or with recommended conditions.
4.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues.
4.3 Recommend denial the project. An action denying the application should include findings
that cite the basis for denial and should reference inconsistency with the General Plan, CDG,
Zoning Regulations or other policy documents.
5.0 ATTACHMENTS
1. SLO Repertory Theatre Project Plans
2. Palm Nipomo Project Plans
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CallOR1-800-642-2444EXISTING UTILITY LOCATIONS SHOWN HERON ARE APPROXIMATE ONLY. IT SHALL BE THECONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTALLOCATION OF ALL EXISTING UNDERGROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION.NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THEENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN IN THEIR PROPERLOCATION.GENERAL NOTES1. NO CONSTRUCTION SHALL BE STARTED WITHOUT PLANS APPROVED BY THE CITY BUILDINGDEPARTMENT. THE BUILDING DEPARTMENT SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TOSTARTING OF CONSTRUCTION AND OF THE TIME LOCATION OF THE PRECONSTRUCTIONCONFERENCE. ANY CONSTRUCTION PERFORMED WITHOUT APPROVED PLANS OR PRIORNOTIFICATION TO THE BUILDING DEPARTMENT WILL BE REJECTED AND WILL BE AT THECONTRACTOR’S AND/OR OWNER’S RISK.2. FOR ANY CONSTRUCTION PERFORMED THAT IS NOT IN COMPLIANCE WITH PLANS OR PERMITSAPPROVED FOR THE PROJECT THE CITY BUILDING DEPARTMENT MAY REVOKE ALL ACTIVEPERMITS AND RECOMMEND THAT CITY CODE ENFORCEMENT PROVIDE A WRITTEN NOTICE ORSTOP WORK ORDER.3. ALL CONSTRUCTION WORK AND INSTALLATIONS SHALL CONFORM TO THE MOST CURRENTCITY OF SAN LUIS OBISPO BUILDING DEPARTMENT STANDARDS AND ALL WORK SHALL BESUBJECT TO THE APPROVAL OF THE BUILDING DEPARTMENT.4. THE PROJECT OWNER AND CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND/ORMAINTAINING ALL WEATHER ACCESS AT ALL TIMES TO EXISTING PROPERTIES LOCATED IN THEVICINITY OF WORK. ADDITIONALLY, THEY SHALL BE RESPONSIBLE FOR MAINTAINING ALLEXISTING SERVICES, INCLUDING UTILITY, GARBAGE COLLECTION, MAIL DISTRIBUTION, ETC, TOALL EXISTING PROPERTIES LOCATED IN THE VICINITY OF WORK.5. ON-SITE HAZARDS TO PUBLIC SAFETY SHALL BE SHIELDED BY CONSTRUCTION FENCING.FENCING SHALL BE MAINTAINED BY THE PROJECT OWNER AND CONTRACTOR UNTIL SUCHTIME THAT THE PROJECT IS COMPLETED AND OCCUPIED, POTENTIAL HAZARDS HAVE BEENMITIGATED, OR ALTERNATIVE PROTECTIVE MEASURES HAVE BEEN INSTALLED.6. SOILS TESTS SHALL BE DONE IN ACCORDANCE WITH THE CITY PUBLIC IMPROVEMENTSTANDARDS. TESTS MUST BE MADE WITHIN 15 DAYS PRIOR TO PLACING MATERIAL. THE TESTRESULTS SHALL CLEARLY INDICATE THE LOCATION AND SOURCE OF THE MATERIAL.7. ROADWAY COMPACTION TESTS SHALL BE MADE ON SUBGRADE MATERIAL, AGGREGATE BASEMATERIAL, AND MATERIAL AS SPECIFIED BY THE ENGINEER. SAID TESTS SHALL BE MADEPRIOR TO THE PLACEMENT OF THE NEXT MATERIAL LIFT.8. SUBGRADE MATERIAL SHALL BE COMPACTED TO A RELATIVE COMPACTION OF 95% IN THEZONE BETWEEN FINISHED SUBGRADE ELEVATION AND A MINIMUM OF ONE FOOT BELOW. ALLMATERIAL IN FILL SECTIONS BELOW THE ZONE MENTIONED ABOVE SHALL BE COMPACTED TO90% RELATIVE COMPACTION.9. A REGISTERED CIVIL ENGINEER SHALL CERTIFY THAT THE IMPROVEMENTS WHEN COMPLETEDARE IN ACCORDANCE WITH THE PLANS PRIOR TO THE REQUEST FOR A FINAL INSPECTION.RECORD DRAWINGS SHALL BE PREPARED AFTER CONSTRUCTION IS COMPLETED. THE CIVILENGINEER CERTIFYING THE IMPROVEMENTS AND PREPARING AS-BUILT PLANS MAY BEPRESENT WHEN THE FINAL INSPECTION IS MADE BY THE CITY .10. AN ENGINEER OF WORK AGREEMENT AND AN ENGINEER CHECKING AND INSPECTIONAGREEMENT ARE REQUIRED PRIOR TO THE START OF CONSTRUCTION. THE BUILDINGDEPARTMENT SHALL BE NOTIFIED IN WRITING OF ANY CHANGES TO THE ENGINEER OF WORKAGREEMENT. CONSTRUCTION SHALL NOT PROCEED WITHOUT AN ENGINEER OF WORK.11. ALL UTILITY COMPANIES SHALL BE NOTIFIED PRIOR TO THE START OF CONSTRUCTION.12. A CITY ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK DONE WITHIN THE CITYRIGHT-OF-WAY. THE ENCROACHMENT PERMIT MAY ESTABLISH ADDITIONAL UTILITY ANDTRAFFIC CONTROL REQUIREMENTS.13. THE CITY INSPECTOR ACTING ON BEHALF OF THE CITY BUILDING DEPARTMENT MAY REQUIREREVISIONS IN THE PLANS TO SOLVE UNFORESEEN PROBLEMS THAT MAY ARISE IN THE FIELD.ALL REVISIONS SHALL BE SUBJECT TO THE APPROVAL OF THE DEVELOPER’S ENGINEER OFWORK.14. HYDROSEEDING OR OTHER PERMANENT EROSION CONTROL SHALL BE PLACED ANDESTABLISHED WITH 90% COVERAGE ON ALL DISTURBED SURFACES (OTHER THAN PAVED ORGRAVEL SURFACES) PRIOR TO THE FINAL INSPECTION.15. FOR ANY PUBLIC IMPROVEMENTS TO BE MAINTAINED BY THE CITY , IF ENVIRONMENTALPERMITS FROM THE U.S. ARMY CORPS OF ENGINEERS, THE CALIFORNIA REGIONAL WATERQUALITY CONTROL BOARD/STATE WATER RESOURCES CONTROL BOARD, OR THE CALIFORNIADEPARTMENT OF FISH & GAME ARE REQUIRED, THE DEVELOPER SHALL:15.a. SUBMIT A COPY OF ALL SUCH COMPLETED PERMITS TO THE CITY BUILDING DEPARTMENTOR,15.b. DOCUMENT THAT THE REGULATORY AGENCIES DETERMINED THAT SAID PERMIT IS NOTREQUIRED;PRIOR TO ACCEPTANCE OF THE COMPLETED IMPROVEMENTS FOR CITY MAINTENANCE ANDRELEASE OF IMPROVEMENT SECURITY. ANY MITIGATION MONITORING REQUIRED BY SAIDPERMITS WILL REMAIN THE RESPONSIBILITY OF THE DEVELOPER.16. WHEN THE PROJECT SITE EARTHWORK IS NOT INTENDED TO BALANCE THEN A SEPARATEGRADING PERMIT FOR THE SENDING OR RECEIVING PROPERTY MAY BE REQUIRED. A COPY OFTHE PERMIT/S OR EVIDENCE THAT NO PERMITS ARE REQUIRED SHALL BE SUBMITTED TO THEDEPARTMENT PRIOR TO COMMENCING PROJECT EARTHWORK.PROJECT PRE-CONSTRUCTION MEETINGPRIOR TO START OF CONSTRUCTION, A PRE-CONSTRUCTION MEETING SHALL BE SCHEDULED WITHTHE REPRESENTATIVE OF THE CITY OF SAN LUIS OBISPO, THE CIVIL ENGINEER OF RECORD, THESOILS ENGINEER OF RECORD, THE GRADING CONTRACTOR OF RECORD, THE OWNER/DEVELOPER,AND OTHERS REQUIRED TO IMPLEMENT AND TO SUPPORT THIS PROJECT. THE OWNER/DEVELOPERSHALL COORDINATE THIS MEETING WITH THE CITY REPRESENTATIVE AND OTHER PARTIES.OBSERVATION AND TESTING PROGRAMTHE SOILS ENGINEER OF RECORD SHALL OBSERVE THE FOLLOWING TASKS:1. PLACEMENT, BACKFILL, AND COMPACTION OF FILL MATERIALBI-WEEKLY REPORTS ARE REQUIRED BY THE SOILS ENGINEER OF RECORD TO THE GRADINGINSPECTOR, MONITORING THE JOB PROGRESS INCLUDING THE STATUS OF EROSION &SEDIMENTATION MONITORING.A FINAL REPORT IS REQUIRED FOR ENGINEERING GRADING INCLUDING ALL COMPACTIONREPORTS.PROJECT REPORT REQUIREMENTSFINAL REPORTSFINAL REPORTS SHALL BE REQUIRED IN ACCORDANCE WITH U.B.C. SECTION 3318.1PAD CERTIFICATION REQUIREMENTA SOIL OR CIVIL ENGINEER SHALL DETERMINE GRADING PERFORMED FOR THIS PROJECT IS INSUBSTANTIAL CONFORMANCE WITH THE APPROVED PLANS AND IS SUITABLE TO SUPPORT THEINTENDED STRUCTURE(S). THE ENGINEER SHALL SUBMIT A FINAL REPORT TO THE CITY OF SAN LUISOBISPO.SOIL REPORT REQUIREMENTSTHE SOIL REPORT SL-16264-SA OBSERVATIONS AND RECOMMENDATIONS SHALL BE FOLLOWED. AREPRESENTATIVE OF THE GEOTECHNICAL SERVICES SHALL OBSERVE ALL APPLICATIONS REGARDINGGENERAL GRADING, PAD GRADING, SLOPE CONSTRUCTION, UTILITY TRENCHES AND FOUNDATIONCONSTRUCTION.GRADING NOTES1. ALL GRADING CONSTRUCTION SHALL CONFORM TO THE APPLICABLE CODES AS NOTED UNDER"APPLICABLE CODES" HEADING.2. THE DEVELOPER SHALL BE RESPONSIBLE FOR SCHEDULING A PRE-CONSTRUCTION MEETINGWITH THE CITY AND OTHER AFFECTED AGENCIES. THE CONTRACTOR SHALL NOTIFY THE CITYBUILDING DEPARTMENT AT LEAST 24 HOURS PRIOR TO ANY WORK BEING PERFORMED, ANDARRANGE FOR INSPECTION.3. GRADING SHALL COMPLY WITH THE RECOMMENDATIONS OF THE PRELIMINARY SOILS REPORT#SL-16264-SA BY EARTH SYSTEMS PACIFIC, INC. , DATE 4/21/2011 FILED WITH THE CITY OF SANLUIS OBISPO.4. SOILS ENGINEER TO DETERMINE THE SOIL IS SUITABLE TO SUPPORT THE INTENDED STRUCTURE.SUCH REPORT INCLUDING PROGRESS AND/OR COMPACTION REPORTS SHALL BE SUBMITTED TOTHE FIELD INSPECTOR PRIOR TO FINAL INSPECTION WHEN A SOILS REPORT IS OBTAINED. THECITY POLICY REGARDING PAD CERTIFICATION SHALL BE FOLLOWED. WHEN APPLICABLE THEENGINEER SHALL OBSERVE THE GRADING OPERATION(S) AND PROVIDE THE FIELD INSPECTORWITH REQUIRED COMPACTION REPORTS AND A REPORT STATING THAT THE GRADINGPERFORMED HAS BEEN OBSERVED AND IS IN CONFORMANCE WITH THE UBC AND CITYORDINANCES.5. NO CUT OR FILL SLOPES WILL BE CONSTRUCTED STEEPER THAN TWO HORIZONTAL TO ONEVERTICAL (2:1).6. DUST CONTROL IS TO BE MAINTAINED AT ALL TIMES DURING CONSTRUCTION.7. AREAS OF FILL SHALL BE SCARIFIED, BENCHED AND RECOMPACTED PRIOR TO REPLACING FILLAND OBSERVED BY A SOIL OR CIVIL ENGINEER.8. FILL MATERIAL WILL BE RECOMPACTED TO 90% OF MAXIMUM DENSITY.9. REMOVE ANY DELETERIOUS MATERIAL ENCOUNTERED BEFORE PLACING FILL.10. ALL DISTURBED AREAS SHALL BE HYDRO SEEDED OR PLANTED WITH APPROVED EROSIONCONTROL VEGETATION AS SOON AS PRACTICAL AFTER CONSTRUCTION IS COMPLETE.11. MINIMUM SETBACK TO CREEKS AND BLUFFS SHALL BE MAINTAINED. MINIMUM SETBACK OF TWOFEET FROM ALL PROPERTY LINES WILL BE MAINTAINED FOR ALL GRADING.12. MINIMUM SLOPE AWAY FROM BUILDINGS SHALL BE 5% FOR THE FIRST TEN FEET AROUNDPERIMETER.13. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF ALL EXISTING SURVEYMARKERS DURING CONSTRUCTION. ALL SUCH MONUMENTS OR MARKERS DISTURBED SHALL BERESET AT THE CONTRACTOR'S EXPENSE.14. ALL CONTRACTORS AND SUBCONTRACTORS WORKING WITHIN THE RIGHT OF WAY SHALL HAVEAN APPROPRIATE CONTRACTOR'S LICENSE, A LOCAL BUSINESS LICENSE, AND SHALL OBTAIN ANENCROACHMENT PERMIT.15. ENGINEERING REPORTS FOR CUT OR FILL SLOPES STEEPER THAN 2:1 SHALL BE SUBMITTED TOTHE FIELD INSPECTOR.UNDERGROUND UTILITY NOTES1. AN EFFORT HAS BEEN MADE TO DEFINE THE LOCATION OF UNDERGROUND FACILITIES WITHINTHE JOB SITE. HOWEVER, ALL EXISTING UTILITY AND OTHER UNDERGROUND STRUCTURESMAY NOT BE SHOWN ON THIS PLAN AND THEIR LOCATION WHERE SHOWN IS APPROXIMATE.THE CONSTRUCTION CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETERESPONSIBILITY FOR LOCATING OR HAVING LOCATED ALL UNDERGROUND UTILITIES ANDOTHER FACILITIES AND FOR PROTECTING THEM DURING CONSTRUCTION.2. ALL UTILITY COMPANIES MUST BE NOTIFIED PRIOR TO THE START OF CONSTRUCTION. THECONSTRUCTION CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT (USA) AT 811TWO TO TEN DAYS PRIOR TO THE START OF EXCAVATION AND SHALL VERIFY THE LOCATION OFANY KNOWN UTILITIES AND WHETHER OR NOT A REPRESENTATIVE OF EACH COMPANY WILL BEPRESENT DURING EXCAVATION.SPECIAL INSPECTIONS1. ALL CONSTRUCTION & INSPECTIONS SHALL CONFORM TO 2016 CALIFORNIA BUILDING CODE(CBC) CHAPTER 17.2. SPECIAL INSPECTION REQUIREMENT ARE REQUIRED FOR THIS PROJECT, THE OWNER ORREGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE ACTING AS THE OWNER'SAGENT SHALL EMPLOY ONE OR MORE SPECIAL INSPECTORS TO PROVIDE INSPECTIONSDURING CONSTRUCTION ON ALL TASKS IDENTIFIED BELOW.3. SPECIAL INSPECTORS SHALL BE A QUALIFIED PERSON WHO SHALL DEMONSTRATECOMPETENCE, TO THE SATISFACTION OF THE CITY BUILDING DEPARTMENT. NAMES ANDQUALIFICATIONS OF SPECIAL INSPECTOR(S) SHALL BE SUBMITTED TO THE CITY BUILDINGDEPARTMENT FOR APPROVAL.4. EACH CONTRACTOR RESPONSIBLE FOR THE CONSTRUCTION OF COMPONENTS LISTED IN THESPECIAL INSPECTIONS SHALL SUBMIT A WRITTEN STATEMENT OF RESPONSIBILITY TO THECITY BUILDING DEPARTMENT AND THE OWNER PRIOR TO THE COMMENCEMENT OF WORK. THESTATEMENT SHALL CONTAIN THE ITEMS LISTED IN CBC 1706.1.5. A FINAL REPORT PREPARED BY A SOIL OR CIVIL ENGINEER SHALL BE SUBMITTED TO THE FIELDINSPECTOR STATING THE WORK PERFORMED IS IN SUBSTANTIAL CONFORMANCE WITH THEAPPROVED PLANS, APPLICABLE CODES, AND IS FOUND TO BE SUITABLE TO SUPPORT THEINTENDED STRUCTURE. SUCH REPORT SHALL INCLUDE ANY FIELD PROGRESS REPORTS,COMPACTION DATA ETC.SECTION 1705, STATEMENT OF SPECIAL INSPECTIONS:x1705.1 GENERAL. WHERE SPECIAL INSPECTION OR TESTING IS REQUIRED BY SECTION 1704,1707 OR 1708, THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE SHALLPREPARE A STATEMENT OF SPECIAL INSPECTIONS IN ACCORDANCE WITH SECTION 1705 FORSUBMITTAL BY THE PERMIT APPLICATION (SEE SECTION 1704.1.1).x1705.2 CONTENT OF STATEMENT OF SPECIAL INSPECTIONS. THE STATEMENT OF SPECIALINSPECTIONS SHALL IDENTIFY THE FOLLOWING:a. THE MATERIALS, SYSTEMS, COMPONENTS AND WORK REQUIRED TO HAVE SPECIALINSPECTION OR TESTING BY THE BUILDING OFFICIAL OR BY THE REGISTERED DESIGNPROFESSIONAL RESPONSIBLE FOR EACH PORTION OF THE WORK.b. THE TYPE AND EXTENT OF EACH SPECIAL INSPECTION.c. THE TYPE AND EXTENT OF EACH TEST.d. ADDITIONAL REQUIREMENTS FOR SPECIAL INSPECTION OR TESTING FOR SEISMIC OR WINDRESISTANCE AS SPECIFIED IN SECTION 1705.3, 1705.4, 1707 OR 1708.e. FOR EACH TYPE OF SPECIAL INSPECTION, IDENTIFICATION AS TO WHETHER IT WILL BECONTINUOUS SPECIAL INSPECTION OR PERIODIC SPECIAL INSPECTION. SECTION (TABLE) 1704.7, REQUIRED VERIFICATION AND INSPECTION OF SOILS.a. VERIFY MATERIALS BELOW FOOTINGS ARE ADEQUATE TO ACHIEVE THE DESIGN BEARINGCAPACITY SHALL BE PERFORMED PERIODICALLY DURING TASK.b. VERIFY EXCAVATIONS ARE EXTENDED TO PROPER DEPTH AND HAVE REACHED PROPERMATERIAL, SHALL BE PERFORMED PERIODICALLY DURING TASK.c. PERFORM CLASSIFICATION AND TESTING OF CONTROLLED FILL MATERIALS, SHALL BEPERFORMED PERIODICALLY DURING TASK.d. VERIFY USE OF PROPER MATERIALS, DENSITIES AND LIFT THICKNESSES DURING PLACEMENTAND COMPACTION OF CONTROLLED FILL, SHALL BE PERFORMED CONTINUOUSLY DURINGTASK.e. PRIOR TO PLACEMENT OF CONTROLLED FILL, OBSERVE SUBGRADE AND VERIFY THAT SITE HADBEEN PREPARED PROPERLY, SHALL BE PERFORMED PERIODICALLY DURING TASK.OBSERVATION & TESTING PROGRAM.THE PROJECT SOILS ENGINEER SHALL PERFORM THE INSPECTION & TESTING FOR THEFOLLOWING TASKS:xFINAL PLANSxSTRIPPING AND CLEARING OF VEGETATIONxRECOMPACTION OF SCARIFICATION SOILSxFILL PLACEMENT AND COMPACTIONxOVER EXCAVATINGxVERIFICATION OF SOILS TYPE & DEPTHxFINAL REPORTTHE SOIL ENGINEER OF WORK SHALL BE EARTH SYSTEMS PACIFIC, INC. SOILS REPORT#SL-16264-SA THE PROJECT ENGINEER OF WORK SHALL PERFORM THE INSPECTION FOR THEFOLLOWING TASKS:xROUGH GRADING & SITE PREPARATIONxFINAL GRADING INSPECTION PRIOR TO FINAL CITY INSPECTIONTHE PROJECT ENGINEER OF WORK SHALL BE DANIEL SOTELO OF ENGINEERING DESIGNPROFESSIONALS, INC., RCE 81227, 2055-A 9TH STREET, LOS OSOS, CA 93402, PHONE (805) 602-6167THE ENGINEER OR WORK SHALL STATE IN WRITING THE WORK IS IN SUBSTANTIALCONFORMANCE WITH THE APPROVED PLANS.THE PERSON RESPONSIBLE FOR BMP INSPECTION IS XXXXXXXXPHONE (805) XXX-XXXX.PROJECT SURVEY MONUMENTSEXISTING SURVEY MONUMENTS SHALL BE TIED OUT OR REPLACED IN ACCORDANCE WITHCITYSTANDARDS AND SPECIFICATIONSGRADING AND VEGETATION REMOVALTO CONTROL EROSION, ACTUAL GRADING SHALL BEGIN WITHIN 30 DAYS OF VEGETATION REMOVALOR THAT AREA SHALL BE PLANTED UNDER THE PROVISIONS OF SECTION 16.08.340. NOVEGETATION REMOVAL OR GRADING WILL BE ALLOWED WHICH WILL RESULT IN THE SILTATION OFWATER COURSE OR UNCONTROLLABLE EROSION (16.08.300 C.2)GROUND PREPARATIONPREPARATION OF GROUND FOR FILL. THE GROUND SURFACE SHALL BE PREPARED TO RECEIVEFILL BY THE REMOVAL OF TOPSOIL AND OTHER UNSUITABLE MATERIALS AS DETERMINED BY THESOILS ENGINEER.PREPARATION OF THE GROUND. THE GROUND SURFACE SHALL BE PREPARED TO RECEIVE FILL BYREMOVING VEGETATION, NON-COMPLYING FILL, TOPSOIL AND OTHER UNSUITABLE MATERIALSSCARIFYING TO PROVIDE A BOND WITH THE NEW FILL.FILL MATERIAL PERMITTED. NO ORGANIC MATERIAL SHALL BE PERMITTED IN FILLS EXCEPT ASTOPSOIL USED FOR SURFACE PLANT GROWTH ONLY AND WHICH DOES NOT EXCEED 4 INCHES INDEPTH. (16.08.310 E)EROSION CONTROL MEASURESEROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES MUST BE IN PLACE ANDFUNCTIONALEARTHWORK QUANTITIESAREA OF DISTURBANCE = 0.86 ACESTIMATED CUT: 4,948 CY±ESTIMATED FILL: 183 CY±NET: 4,765 CY± FILLMAX CUT: 14'MAX FILL: 6'NOTE: EXACT SHRINKAGE, CONSOLIDATION, AND SUBSIDENCE FACTORS AND LOSSES DUE TOCLEARING OPERATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES ARE BASEDUPON THE DIFFERENCE BETWEEN EXISTING GROUND SURFACE AND PROPOSED FINISH GRADES,AS SHOWN ON THE PLAN, AND SHOULD VARY ACCORDING TO THESE FACTORS. THE CONTRACTORSHALL BE RESPONSIBLE FOR SITE INSPECTION AND QUANTITY TAKE OFF, AND SHALL BIDACCORDINGLY.LEGENDPROPERTY BOUNDARYRIGHT OF WAYPROPERTY LINESECTION LINECENTER LINEEASEMENTEXISTING BACK OF CURBEXISTING FACE OF CURBEXISTING LIP OF CURBEXISTING MAJOR CONTOUR LINEEXISTING MINOR CONTOUR LINEEXISTING FENCEEXISTING EDGE OF SIDEWALKBUILDINGSCONCRETEBACK OF CURBFACE OF CURBCURB LIPFLOW LINEGRADE BREAKSAWCUTSIDEWALKSETBACKXXX(100)(101)||||||||||||||||||||||||||||||APPLICABLE CODESx2016 CALIFORNIA BUILDING CODE, VOLS 1 & 2 (2016 IBC)x2016 CALIFORNIA ELECTRICAL CODE (2016 NEC)x2016 CALIFORNIA FIRE CODE (2016 IFC)x2016 CALIFORNIA PLUMBING CODE (2016 UPC)x2016 CALIFORNIA REFERENCE STANDARDS CODEx2016 CALIFORNIA RESIDENTIAL CODE (NEW) (2016 IRC)xCITY STANDARD SPECIFICATIONS: CURRENT EDITIONxCITY ENGINEERING STANDARDS: CURRENT EDITIONxCITY FIRE CODE ORDINANCExCITY LAND USE ORDINANCExGRADING 2016 APPENDIX CHAPTER 33NOTE:IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR ORPERMITTEE TO CONTACT "UNDERGROUND SERVICE ALERT OFNORTHERN CALIFORNIA" BY PHONE AT 8-1-1 FORTY-EIGHT (48) HOURSPRIOR TO START OF CONSTRUCTION FOR LOCATION OF POWER,TELEPHONE, OIL AND NATURAL GAS UNDERGROUND FACILITIES.CONTRACTOR OR PERMITEE SHALL ALSO CONTACT THEAPPROPRIATE AGENCY FOR THE LOCATION OF CABLE T.V., WATER,SEWER, DRAINAGE OR UNDERGROUND FACILITIES.CITY OF SAN LUIS OBISPO NOTESA. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THEUTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENTEDITION OF THE ENGINEERING STANDARDS AND STANDARD SPECIFICATION. (THE CURRENTADOPTED STANDARDS ARE DATED JANUARY 2016.)B. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER & SIDEWALK, OR DRIVEWAYAPPROACH SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKSDIRECTOR.C. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLICRIGHT-OF-WAY, WITHIN CITY EASEMENTS, OR FOR CONNECTIONS TO PUBLIC UTILITIES. WORKREQUIRING AN ENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS,UTILITIES, WATER, SEWER, AND FIRE SERVICE LATERALS, CURB, GUTTER, AND SIDEWALK,DRIVEWAY APPROACHES, SIDEWALK UNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREETTREE PLANTING OR PRUNING, CURB RAMPS, STREET PAVING, AND PEDESTRIAN PROTECTIONOR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.D. CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT 781-7554 WITH AT LEAST A 48-HOURNOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OR FINAL INSPECTION.E. THE ADJOINING STREET SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD ANDCONSTRUCTION DEBRIS AT THE END OF EACH DAY.F. A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.G. ALL SURFACE AND SUBSURFACE DRAINAGE SYSTEMS DESIGNED AT LESS THAN 2% SHALLHAVE FINAL GRADIENTS CERTIFIED BY A LICENSED SURVEYOR OR ENGINEER PRIOR TO FINALINSPECTION APPROVALS.H. ANY EXISTING SURVEY MONUMENTS SHALL BE PROTECTED IN PLACE OR SHALL BE TIED OUTBY A LICENSED LAND SURVEYOR PRIOR TO DISTURBANCE AND THEN REPLACED PRIOR TOOCCUPANCY IN ACCORDANCE WITH SECTION 8771 OF THE CALIFORNIA BUSINESS ANDPROFESSIONS CODE.I. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THESATISFACTION OF THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALLDEMOLITIONS, CONSTRUCTION AND GROUND DISTURBING ACTIVITIES.J. ONE 15-GALLON STREET TREE IS REQUIRED FOR EACH 35 LINEAL FEET OF FRONTAGE ORFRACTION THEREOF. TREE SPECIES AND PLANTING REQUIREMENTS SHALL BE PER CITYENGINEERING STANDARDS.PROJECT No. SL-16264-SADATED: APRIL 21, 2011AS PREPARED BY: EARTH SYSTEMS PACIFIC, INC.PROJECT No. 2005512DATED: JUNE 2006AS PREPARED BY: RRM DESIGN GROUPA PORTION OF THE PROPERTY LIES WITHIN ZONE X, AN AREA OUTSIDE OF 0.2% ANNUAL CHANCEOF FLOOD HAZARD PER FEMA PANEL NO. 06079C1068G, EFFECTIVE DATE 11/16/2012.A PORTION OF THE PROPERTY LIES WITHIN ZONE AE, AN AREA TO BE DETERMINED TO HAVE A 1%ANNUAL CHANCE OF FLOOD HAZARD, BASE FLOOD ELEVATION OF 188 PER FEMA PANEL NO.06079C1068G, EFFECTIVE DATE 11/16/2012.THE BENCHMARK FOR THIS SURVEY BEING A LEAD AND TACK ON THE WESTERLY CURB 50 FEET(15 m) NORTH OF THE NWC OF NIPOMO & DANA, ELEVATION BEING 189.99 FEET (57.910 m)LEGEND1. ANY DAMAGE, AS A RESULT OF CONSTRUCTION OPERATIONS FOR THIS PROJECT, TO CITYFACILITIES, I.E. CURB/BURM, STREET, SEWER LINE, WATER LINE, OR ANY PUBLICIMPROVEMENTS SHALL BE REPAIRED AT NO COST TO THE CITY OF MORRO BAY.2. NO WORK SHALL OCCUR WITHIN (OR USE OF) THE CITY'S RIGHT OF WAY WITHOUT ANENCROACHMENT PERMIT. ENCROACHMENT PERMITS ARE AVAILABLE AT THE CITY OF MORROBAY PUBLIC WORKS OFFICE LOCATED AT 955 SHASTA AVE. THE ENCROACHMENT PERMITSHALL BE ISSUED CONCURRENTLY WITH THE BUILDING PERMIT.3. DUE TO MANDATORY WATER CONSERVATION REQUIREMENTS AND STORMWATERREQUIREMENTS NO PRESSURE WASHING IS ALLOWED UNLESS IT IS DIRECTLY DUE TOPROFESSIONAL PREPARATION OF EXTERIOR PAINTING OF PROPERTY. NO DISCHARGE OFNON-STORMWATER IS ALLOWED INTO THE MUNICIPAL STORM DRAIN SYSTEM ANDCONTRACTOR MUST PROVIDE MEASURES TO PREVENT ANY DISCHARGE FROM ENTERING THESTORMWATER SYSTEM.SHEET OF SHEETS7/5/2019DSDSC1147/5/2019NTSNOTE SHEETSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDAPN No.002-412-011ACREAGE:0.89ZONINGO-HATTACHMENT 1
EXISTING ELECTRICAL VAULTEXISTING GATE VALVEEXISTING GATE VALVEEXISTING WATER METEREXISTING TELEPHONE VAULTEXISTING ELECTRICAL VAULTEXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTING PG&E VAULTEXISTING UTILITY VAULTEXISTING CATV VAULTEXISTING PARKING METEREXISTING PARKING METEREXISTING NO PARKING SIGNEXISTING WATER METEREXISTING CURB AND SIDEWALKEXISTING CURB AND SIDEWALKEXISTING DRIVEWAYEXISTING STREET LIGHTEXISTING ELECTRICAL VAULTEXISTING CURB GUTTER AND SIDEWALKEXISTING GATE VALVESEXISTING FIRE HYDRANTEXISTING SSMHRIM EL =(202.14)EXISTING 2.5'RETAINING WALLDRIP LINEDRIP LINE48" OAKEXISTING CURB & SIDEWALKEXISTING PARKING METEREXISTING POWER POLEEXISTING 2.5' RETAINING WALLEXISTING POWER POLEEXISTING STREET SIGNEXISTING CURB & SIDEWALKEXISTINGHANDICAPRAMPEXISTING CURB ANDSIDEWALKEXISTING CURB,GUTTER, ANDSIDEWALKEXISTING STREET TREEEXISTINGHANDICAPRAMPEXISTING SSCOEXISTINGWATER METEREXISTING GATE VALVEEXISTING SSMHRIM EL = 191.8525'CC3AC3BC3N36° 28' 51"W 279.70'N53° 05' 37"E 214.61'S36° 15' 10"E 281.64'20.07'31.58'39.75'0.5'PROPOSED THEATERN36° 28' 51"W 279.70'60' RW30' RW30' RWLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAIN6' VC8' VC5 FT9 FT4.25 FT4.25 FT4 FT4.5 FT6 FTTYP.TYP.2.5 FT12 FT11 FT10 FT13.5 FT4 FT8 FT6 FT6 FTLINE OF DECK ABOVELINE OF STAIRS ABOVELIMITS OF 100 YR FLOOD PLAIN26.0'EXISTING RETAINING WALLEXISTING VEGETATIONEXISTING RESIDENCEEXISTING POWER POLEEXISTING CURB, GUTTER & SIDEWALKEXISTING SIGN6 FTEXISTING STREET TREEEXISTING STREET TREEEXISTING STREET TREEEXISTING SIDEWALK UNDERDRAINFUTURE PARKING STRUCTURE(BY OTHERS)EXISTING GATE VALVE50' RW25'EXISTING UTILITY LOCATIONS SHOWN HERON ARE APPROXIMATE ONLY. IT SHALL BE THECONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTALLOCATION OF ALL EXISTING UNDERGROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION.NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THEENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN IN THEIR PROPERLOCATION.CallOR1-800-642-24442% MINCONCRETE8" MIN5% MINFOR 10'PROJECT No. SL-16264-SADATED: APRIL 21, 2011AS PREPARED BY: EARTH SYSTEMS PACIFIC, INC.CUT = 4,948 CYFILL = 183 CYNET = 4,765 CY CUTAPN No.002-412-011ACREAGE:0.89ZONINGO-HPROJECT No. 2005512DATED: JUNE 2006AS PREPARED BY: RRM DESIGN GROUPA PORTION OF THE PROPERTY LIES WITHIN ZONE X, AN AREA OUTSIDE OF 0.2% ANNUAL CHANCEOF FLOOD HAZARD PER FEMA PANEL NO. 06079C1068G, EFFECTIVE DATE 11/16/2012.A PORTION OF THE PROPERTY LIES WITHIN ZONE AE, AN AREA TO BE DETERMINED TO HAVE A 1%ANNUAL CHANCE OF FLOOD HAZARD, BASE FLOOD ELEVATION OF 188 PER FEMA PANEL NO.06079C1068G, EFFECTIVE DATE 11/16/2012.THE BENCHMARK FOR THIS SURVEY BEING A LEAD AND TACK ON THE WESTERLY CURB 50 FEET(15 m) NORTH OF THE NWC OF NIPOMO & DANA, ELEVATION BEING 189.99 FEET (57.910 m)SHEET OF SHEETS7/5/2019DSDSC2247/5/2019NTSGRADING PLANSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDDEEPENED FOOTING, MAX DEPTH PER PLAN (SEE STRUCTURALPLANS FOR DETAILS).CONSTRUCT RETAINING WALL, MAX WALL HEIGHT AND LENGTH PERPLAN, SEE STRUCTURAL PLANS FOR DETAILS). CONTRACTOR TOPROVIDE ASPHALTIC WATER PROOFING AND BACK OF WALL DRAIN PERSLO STANDARD 5020 AND GEOTECHNICAL REPORT. CONTRACTOR TOPROVIDE EDGE PROTECTION WHERE REQUIRED PER CBCREQUIREMENTS.CONSTRUCT 4" CONCRETE OVER 4" TO 6" OF IMPORTED SAND OVER 18"TYPE II AGGREGATE BASE REINFORCED WITH NO. 3 BARS PLACED AT 24IN O.C. BOTH WAYS PER GEOTECHNICAL REPORT.CONSTRUCT 4" CONCRETE DRIVEWAY OVER 4" TO 6" OF IMPORTED SANDOVER 18" TYPE II AGGREGATE BASE REINFORCED WITH NO. 3 BARSPLACED AT 24 IN O.C. BOTH WAYS PER GEOTECHNICAL REPORT ANDCITY OF SLO STANDARD 2130.CONSTRUCT STAIRS PER CBC REQUIREMENTS.CONSTRUCTION NOTESCONSTRUCT VERTICAL CURVE IN DRIVEWAY PER CITY OF SLO STANDARD 2130.TRASH ENCLOSURE (SEE ARCHITECTURAL PLANS FOR DETAILS)PROTECT TREE PER CITY OF SLO STANDARD 77-1.03A (2) TREE PROTECTIONRAISED PLANTER BED (SEE LANDSCAPE PLANS FOR DETAILS)DECORATIVE CONCRETE (SEE LANDSCAPE PLANS FOR DETAILS)GRASSCRETE (SEE LANDSCAPE PLANS FOR DETAILS)CONTRACTOR TO INSTALL REMOVABLE BOLLARDSCONSTRUCT FLOW LINE AS SHOWNSTEM WALL, MAX HEIGHT PER PLAN (SEE STRUCTURAL PLANS FOR DETAILS).BENCH (SEE LANDSCAPE PLAN FOR DETAILS)LEGENDPROPERTY BOUNDARYRIGHT OF WAYPROPERTY LINESECTION LINECENTER LINEEASEMENTEXISTING BACK OF CURBEXISTING FACE OF CURBEXISTING LIP OF CURBEXISTING MAJOR CONTOUR LINEEXISTING MINOR CONTOUR LINEEXISTING FENCEEXISTING EDGE OF SIDEWALKBUILDINGSCONCRETEBACK OF CURBFACE OF CURBCURB LIPFLOW LINEGRADE BREAKSAWCUTSIDEWALKSETBACKXXX(100)(101)||||||||||||||||||||||||||||||LEGENDINSTALL 12"X12" MIDSTATE CATCH BASIN WITH GRATE OR EQUIVALENTPER MANUFACTURERS SPECIFICATIONS. GRATE TO BE TRAFFIC RATEDNEAR DRIVEWAY LOCATIONS.ADS MANHOLE WITH GRATE COVER PER MANUFACTURER'SSPECIFICATIONS. MANHOLE AND GRATE TO BE TRAFFIC RATED NEARDRIVEWAY LOCATIONS.ASSUMED PROPERTY LINEASSUMED PROPERTY LINEDECOMPOSED GRANITE (SEE ARCHITECTURAL PLANS FOR DETAILS)ATTACHMENT 1
SHEET OF SHEETS7/5/2019DSDSC3347/5/2019NTSDETAIL SHEETSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDCONC. FLOOR SLABF.F. ELEV. PER PLANDOWNSPOUT FROM ROOF GUTTERDOWNSPOUT ADAPTORINSERTED IN RISER PIPECLEANOUT WITH ENDCAP ADJUST RIMELEVATION PER PLAN6" SDFINISH GRADESTORM DRAINPIPE PER PLAN.INV ELEVATIONPER PLAN.90° ELBOW45° BEND45° WYEHDPE PIPE (TYP.)NOTES:1. ALL PIPES/FITTINGS LOCATED WITHIN 5 FEET OF FOUNDATION SHALL BE WATER TIGHT2. ALL PIPES/FITTINGS LOCATED WITHIN OR ABOVE FOUNDATION ZONE OF INFLUENCE SHALL BE WATERTIGHT. CONTRACTOR TO VERIFY ZONE OF INFLUENCE LOCATION WITH GEOTECHNICAL ENGINEERPRIOR TO CONSTRUCTION3. ALL PIPES/FITTING SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS4. DO NOT GLUE DOWNSPOUT ADAPTER TO STORM DRAIN RISER - USE SMALL AMOUNT OF LUBRICANT ORGREASE TO SEAL CONNECTION AND ALLOW FOR FUTURE ADAPTER5. CLEANOUTS, FITTINGS, AND PIPE TO BE TRAFFIC RATED IF LOCATED IN AREAS NEAR OR IN VEHICULARTRAFFICNOTES:1. NO TREES OR LARGE BUSHES ARE TO BE PLANTED OVER SEWER/STORM DRAIN PIPE2. NATIVE MATERIAL MAY SUFFICE FOR BEDDING AND INITIAL BACKFILL - SEE SOILS REPORT3. CONTRACTOR TO INSTALL PIPE PER MANUFACTURER'S SPECIFICATIONS4. CONTRACTOR TO VERIFY MANUFACTURER'S MIN COVER AND LOADING REQUIREMENTS PRIOR TO CONSTRUCTION5. ALL PIPES/FITTINGS LOCATED WITHIN OR ABOVE FOUNDATION ZONE OF INFLUENCE SHALL BE WATER TIGHT. CONTRACTORTO VERIFY ZONE OF INFLUENCE LOCATION WITH GEOTECHNICAL ENGINEER PRIOR TO CONSTRUCTIONS9" MAX DIA.FINISH GRADELANDSCAPE TOPSOIL,WHERE OCCURSNATIVE MATERIAL@ 90% MIN R.C.CLEAN SAND@ 95% MIN R.C.3" MIN SAND COVER(HAND-TAMPED)3" MIN SAND COVER(HAND-TAMPED)NON-VEHICULAR AREASS9" MAX DIA.PAVEMENT SECTION PERGEOTECHNICAL REPORTTOP 12" @ 95% MIN R.C.NATIVE MATERIAL@ 90% MIN R.C.CLEAN SAND@ 95% MIN R.C.3" MIN SAND COVER(HAND-TAMPED)3" MIN SAND COVER(HAND-TAMPED)VEHICULAR AREASATTACHMENT 1
44.3'SD SD SD
SD SD SD SD
SD
SDSDSDSDSDSD SDSDSDSDSDSDSDSDSD SDSDSDSDSDSDEXISTING ELECTRICAL VAULTEXISTING GATE VALVEEXISTING GATE VALVEEXISTING WATER METEREXISTING TELEPHONE VAULTEXISTING ELECTRICAL VAULTEXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTINGPARKINGMETEREXISTING PG&E VAULTEXISTING UTILITY VAULTEXISTING CATV VAULTEXISTING PARKING METEREXISTING PARKING METEREXISTING NO PARKING SIGNEXISTING WATER METEREXISTING CURB AND SIDEWALKEXISTING CURB AND SIDEWALKEXISTING DRIVEWAYEXISTING STREET LIGHTEXISTING ELECTRICAL VAULTEXISTING CURB GUTTER AND SIDEWALKEXISTING GATE VALVESEXISTING FIRE HYDRANTEXISTING SSMHRIM EL =(202.14)EXISTING 2.5'RETAINING WALLDRIP LINEDRIP LINE48" OAKEXISTING CURB & SIDEWALKEXISTING PARKING METEREXISTING POWER POLEEXISTING 2.5' RETAINING WALLEXISTING GATE VALVEEXISTING POWER POLEEXISTING STREET SIGNEXISTING CURB & SIDEWALKEXISTINGHANDICAPRAMPEXISTING CURB ANDSIDEWALKEXISTING CURB,GUTTER, ANDSIDEWALKEXISTING STREET TREEEXISTINGHANDICAPRAMPEXISTING SSCOEXISTINGWATER METEREXISTING GATE VALVEEXISTING SSMHRIM EL = 191.85N36° 28' 51"W 279.70'N53° 05' 37"E 214.61'S36° 15' 10"E 281.64'20.07'31.48'PROPOSED THEATERN36° 28' 51"W 279.70'60' RW30' RW30' RWLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAINLIMITS OF 100 YR FLOOD PLAINLINE OF DECK ABOVELINE OF STAIRS ABOVELIMITS OF 100 YR FLOOD PLAINEXISTING RETAINING WALLEXISTING VEGETATIONEXISTING RESIDENCEEXISTING POWER POLEEXISTING CURB, GUTTER & SIDEWALKEXISTING SIGNEXISTING STREET TREEEXISTING STREET TREEEXISTING STREET TREEEXISTING SIDEWALK UNDERDRAIN0.5'7.2'201.02 RIM199.52 INV.189.05 TG186.55 INV.199.90 TG197.53 INV. (N)193.98 INV. (W)200.63 TG197.68 INV.200.67 RIM198.17 INV.199.31 RIM195.31 INV.200.78 RIM199.28 INV.200.58 RIM198.58 INV.200.25 TG188.96 TG182.50 INV.180.50 SUMP196.57 TG189.50 INV.187.50 SUMP201.15 RIM199.65 INV.46 LF 6" SD @ S=2.0%8 LF 8" SD @ S=14.6%8 LF 6" SD @ S=21.0%198.41 INV.197.79 INV.197.88 INV.190.46 INV.190.26 INV.183.58 INV.185.00 INV.32 LF 6" SD @ S=2.0%16 LF 6" SD @ S=36.8%8 LF 6" SD @ S=13.1%25 LF 6" SD @ S=6.3%23 LF 6" SD @ S=6.3%16 LF 6" SD @ S=6.3%TYP.TYP.TYP.TYP.FUTURE PARKING STRUCTURE198.47 INV.198.48 INV.199.41 INV.197.59 INV.197.21 INV.25 LF 8" SD @ S=2.3%7 LF 8" SD @ S=2.3%4 LF 8" SD @ S=2.3%5 LF 8" SD @ S=2.3%7 LF 8" SD @ S=2.0%5 LF 8" SD @ S=2.0%19 LF 8" SD @ S=2.0%29.6'10.9'22.6'8 LF 8" SD @ S=2.0%6 LF 6" SD @ S=2.0%TYP.TYP.V = 1,754 CFV = 4,600 CF197.06 INV.192.25 SUMPV = 1,364 CFEXISTING UTILITY LOCATIONS SHOWN HERON ARE APPROXIMATE ONLY. IT SHALL BE THECONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTALLOCATION OF ALL EXISTING UNDERGROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION.NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THEENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN IN THEIR PROPERLOCATION.CallOR1-800-642-24442% MINCONCRETE8" MIN5% MINFOR 10'PROJECT No. SL-16264-SADATED: APRIL 21, 2011AS PREPARED BY: EARTH SYSTEMS PACIFIC, INC.APN No.002-412-011ACREAGE:0.89ZONINGO-HPROJECT No. 2005512DATED: JUNE 2006AS PREPARED BY: RRM DESIGN GROUPA PORTION OF THE PROPERTY LIES WITHIN ZONE X, AN AREA OUTSIDE OF 0.2% ANNUAL CHANCEOF FLOOD HAZARD PER FEMA PANEL NO. 06079C1068G, EFFECTIVE DATE 11/16/2012.A PORTION OF THE PROPERTY LIES WITHIN ZONE AE, AN AREA TO BE DETERMINED TO HAVE A 1%ANNUAL CHANCE OF FLOOD HAZARD, BASE FLOOD ELEVATION OF 188 PER FEMA PANEL NO.06079C1068G, EFFECTIVE DATE 11/16/2012.THE BENCHMARK FOR THIS SURVEY BEING A LEAD AND TACK ON THE WESTERLY CURB 50 FEET(15 m) NORTH OF THE NWC OF NIPOMO & DANA, ELEVATION BEING 189.99 FEET (57.910 m)SHEET OF SHEETS7/5/2019DSDSC4447/5/2019NTSUTILITY PLANSAN LUIS OBISPO REPERTORY THEATREMONTEREY STREETSAN LUIS OBISPO, CAAPN# 002-412-011REGISTERED PROFESSIONAL E N G I NEER S TATE OF CALIFORNIAEXP.CIVILNO. 81227DANIEL A. SOTELO PRELIMINARYAARCHITECTURAL REVIEWPMT-TBDLEGENDPROPERTY BOUNDARYRIGHT OF WAYPROPERTY LINESECTION LINECENTER LINEEASEMENTEXISTING BACK OF CURBEXISTING FACE OF CURBEXISTING LIP OF CURBEXISTING MAJOR CONTOUR LINEEXISTING MINOR CONTOUR LINEEXISTING FENCEEXISTING EDGE OF SIDEWALKBUILDINGSCONCRETEBACK OF CURBFACE OF CURBCURB LIPFLOW LINEGRADE BREAKSAWCUTSIDEWALKSETBACKXXX(100)(101)||||||||||||||||||||||||||||||LEGENDADS MANHOLE WITH GRATE COVER PER MANUFACTURER'SSPECIFICATIONS. MANHOLE AND GRATE TO BE TRAFFIC RATED INDRIVEWAY LOCATIONS.INSTALL STORMTECH MC-4500 CHAMBERS W/ MANHOLE PERMANUFACTURERS SPECIFICATIONS. SEE STORMTECH DETAIL 3,SHEET C3.STORM DRAIN CONSTRUCTION NOTESINSTALL 12"X12" MIDSTATE CATCH BASIN WITH GRATE OR EQUIVALENTPER MANUFACTURERS SPECIFICATIONS. GRATE TO BE TRAFFIC RATEDNEAR DRIVEWAY LOCATIONS.CONNECT ROOF DRAINS TO ADS EXPANDABLE DOWNSPOUT ADAPTERWITH CLEAN OUT OR EQUIVALENT PER MANUFACTURER'SSPECIFICATIONS AND TYPICAL DOWNSPOUT DETAIL 1, SHEET C3.INSTALL 6"X8" ADS-N12 WT HDPE STORM DRAIN PIPE TEE OR EQUIVALENTPER MANUFACTURE'S SPECIFICATIONS.INSTALL 8"X8" ADS-N12 WT HDPE STORM DRAIN PIPE TEE OR EQUIVALENTPER MANUFACTURE'S SPECIFICATIONS.INSTALL 6"X6" ADS-N12 WT HDPE STORM DRAIN PIPE TEE OR EQUIVALENTPER MANUFACTURE'S SPECIFICATIONS.INSTALL 8" ADS-N12 WT HDPE STORM DRAIN PIPE 45° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL 6" ADS-N12 WT HDPE STORM DRAIN PIPE 45° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL 6" ADS-N12 WT HDPE STORM DRAIN PIPE 90° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL 8" ADS-N12 WT HDPE STORM DRAIN PIPE 22.5° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.INSTALL ADS-N12 WT HDPE STORM DRAIN PIPE OR EQUIVALENT PERMANUFACTURER'S SPECIFICATIONS AND DETAIL 2, SHEET C3. SLOPEAND SIZE PER PLAN.10.9'38.7'INSTALL 8" ADS-N12 WT HDPE STORM DRAIN PIPE 90° ELBOW OREQUIVALENT PER MANUFACTURE'S SPECIFICATIONS.ATTACHMENT 1
ACCENT TREES SEE L-2 FOR PRELIMINARY PLANT LISTVEHICULAR ACCESS (THEATRE ONLY) DROUGHT TOLERANT UNMOWED GRASS, REINFORCED LANDSCAPE SURFACEDECORATIVE HARDSCAPE SEE L-2 FOR MATERIALS PROPOSED PARKING STRUCTURE OAK UNDERSTORY LANDSCAPE DROUGHT TOLERANT PLANTS ADAPTED TO MEDITERANNEAN CLIMATE. REFER TO WATER CONSERVATION NOTES.LANDSCAPE ORNAMENTAL GRASSES CITY WAYFINDING KIOSKDECORATIVE BOLLARDPARKING STRUCTURE EXISTING ENTRY/EXITADJACENT RESIDENTIAL PROPERTYBUILDING FRONTAGE 0' SETBACKOAK UNDERSTORY SCULPTURE GARDEN AND NATIVE PLANT LANDSCAPENIPOMO STREET PUBLIC USE AREA AT CORNER OF NIPOMO AND MONTEREYVEHICULAR LANDSCAPE AREA (THEATRE ONLY)PRIMARY THEATRE ENTRY LANDSCAPE BUFFERADJACENT RESIDENTIAL PROPERTY PEDESTRIAN CIRCULATION TO THEATER AND PARKING STRUCTUREPARKING STRUCTURE STREETSCAPE 12' WALK BY OTHERSNOTE: A PART OF NIPOMO PARKING STRUCTURE PUBLIC IMPROVEMENT PLANBENCHESSCULPTURE GARDEN ABSTRACT ELEMENTS ON DECOMPOSED GRANITE SURFACESTREETSCAPE A PART OF NIPOMO PARKING STRUCTURE PUBLIC IMPROVEMENT PLANLINE OF ROOF DECK THEATRE MARQUEE SIGNAGESCREEN SHRUBSEXISTING OAK CRZEXISTING TREE CANOPY PODOCARPUS SPP.M O N T E R E Y S T R E E TN I P O M O S T R E E TBENCHES SEE L-2 FOR AMENITIESSTREET TREES PER CITY OF SAN LUIS OBISPO MASTER TREE LISTPLAZA SEAT WALLEXISTING OAK CRZSALVAGE EXISTING GRANITE BLOCKS AND RE-USE AT PLAZA SEAT WALLPLAZA 25' TYPICALSCALE: 1” – 10’-0” @ 30” x 42” SHEET SIZE05'10'10' 20' 30'NORTH:l a n d s c a p e a r c h i t e c t sp l a n n i n g • e n v i r o n m e n t a l s t u d i e s187 Tank Farm Road, Suite 230, San Luis Obispo, CA 93401 phone: 805.781.9800 fax: 805.781.9803Conceptual Landscape PlanSAN LUIS OBISPO REPERTORY THEATREL-1July 5, 2019File Path: firma_SLO Repertory Theatre_21803 Last Date Modified: 07052019ATTACHMENT 1
July 5, 2019NORTH:M ON T ERE Y S TR E ETTHEATREPRELIMINARY THEATRE ENTRY PLAZA AND PEDESTRIAN ACCESS TO PARKING STRUCTURESITE MATERIALS:PLANT PALETTE:LANDSCAPE AREA STATISTICS & OUTDOOR WATER USE:TOTAL LANDSCAPE AREA = 13,026 sfMAXIMUM APPLIED WATER ALLOWANCE = 159,204 GallonsESTIMATED TOTAL WATER USE = 95,038 Gallons 20% MED 59% LOW 21% VERY LOWPlant materials proposed are selected for their compatibility to climatic and site conditions, resistance to wind, and drought tolerance. All planters shall be mulched with a 3” minimum layer of organic mulch or decorative rock throughout, to retain soil moisture and reduce wind erosion. A variety of drought-tolerant ornamental plants have been selected for flower color, foliage texture and mature size to provide an attractive visual appearance. Lawn areas are not included, rather areas of ornamental grasses adapted to Mediterranean Climate are included. The requirements of the Water Efficient Landscape Standard Ordinance will be observed. Irrigation system to be a fully automatic underground system utilizing either low-precipitation spray heads, bubblers, or drip emitters, or a combination thereof. Irrigation hydrozones shall be separate with control valves and controller stations into appropriate and compatible zones. Master valve and flow sensors will be specified to limit irrigation during rainy season or system malfunction.DECORATIVE PAVERCONCRETELANDSCAPE ZONE 2Landscape buffer zone ajacent to neighboring residential property.LANDSCAPE ZONE 1Landscape planter areas near building, parking structure, or seat walls.LANDSCAPE ZONE 3Oak Understory, native plantingLANDSCAPE ZONE 4Nipomo/Monterey StreetSee L-2CONTAINER PLANTDecorative ceramic potsLEGENDFicus pumila CREEPING FIGEquisetum telmateiaGIANT HORSETAILDECORATIVE PAVER: PORCELAIN TILESMOOTH GRANITEBENCHESSCULPTURE GARDEN: ELEMENTS FROM QCP CORPBENCH,TYPICALRAISED LANDSCAPE PLANTER: MATERIAL TO MATCH BUILDINGSTREET TREES PART OF NIPOMO PARKING STRUCTUREPUBLIC IMPROVEMENT PLANPRIMARYENTRANCEPUBLICARTDECORATIVE PAVERSEE L1 FOROAK UNDERSTORYEXISTING OAK RETAINEDLANDSCAPE ZONE 3SEAT ELEMENTSSEAT WALLS INCORPORATE SALVAGED BISHOP PEAK GRANITEGeijera parvifloraAUSTRALIAN WILLOWCeanothus ‘Centennial’ CENTENNIAL CEANOTHUSCalamagrostis ‘Karl Foerster’CALAMAGROSTISArbutus ‘Marina’ MARINA ARBUTUSLomandra ‘Breeze’ LOMANDRASantolina rosmarinifoliaGREEN SANTOLINAChondropetalum tectorum CAPE RUSHQuercus palustris PIN OAKAnigozanthos ‘Bush Tango’BUSH TANGO KANGAROO PAWCeiba speciosa SILK FLOSS TREELANDSCAPE ZONE 2LANDSCAPE ZONE 1LANDSCAPE ZONE 1VINES ON BUILDING FACADEVINES ON GREENSCREENCOLORED CONCRETEPEDESTRIAN ACCESS TO PARKING STRUCTUREFile Path: firma_SLO Repertory Theatre_21803 Last Date Modified: 07022019l a n d s c a p e a r c h i t e c t sp l a n n i n g • e n v i r o n m e n t a l s t u d i e s187 Tank Farm Road, Suite 230, San Luis Obispo, CA 93401 phone: 805.781.9800 fax: 805.781.9803Conceptual Landscape PlanSAN LUIS OBISPO REPERTORY THEATREL-28'24'04'8' 16'8'SCALE: 1/8” – 1’-0” @ 30” x 42” SHEET SIZEATTACHMENT 1
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTURET1.1PALM/NIPOMO PARKING STRUCTURE NMONTEREY STREETPALM STREETDANA STREETNIPO
M
O STREET1.38 total acO-HR-3OVERALL SITE WITH EXISTING ZONINGPROJECT DESCRIPTIONSHEET INDEXVICINITY MAPT1.1 TITLE SHEETT!.2 SITE INFORMATION AND STATISTICST2.1 SITE PLANT2.2 CONCEPTUAL PHASING PLANT2.3 EXISTING TREE PLANL1.1 PRELIMINARY LANDSCAPE PLANL1.2 NIPOMO PLAZA & ENTRY CONCEPTSL1.3 PALM PLAZA & ENTRY CONCEPTSL2.1 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 SDUNLQJORWDQGÀYHUHVLGHQWLDOVWUXFWXUHV7KHIXWXUHMonterey 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. 7KHRYHUDOOSURMHFWVLWHFRQVLVWVRIWKUHHVHSDUDWHSURSRVHGbuildings (Parking Structure, SLO Repertory Theatre, and RIÀFHRUUHWDLOEXLOGLQJ DQGLQWHUVHFWLRQDQGVWUHHWVFDSHenhancements. Each of the proposed buildings will be permitted separately and constructed in phases. This submittal is for the Parking Structure and right-of-way LPSURYHPHQWVRQO\7KH7KHDWUHDQGRIÀFHRUUHWDLOEXLOGLQJare shown graphically for reference only, and are not a part of this Parking Structure project.7KH3DUNLQJ6WUXFWXUHDQG6/25HSHUWRU\7KHDWUHKDYHEHHQZRUNLQJWRJHWKHUWRGHVLJQDFRKHVLYHDQGXQLÀHGSURMHFWand these two buildings will be submitted together for FRRUGLQDWLRQRIWKHRYHUDOOSURMHFWEXWSHUPLWWHGVHSDUDWHO\7KHRIÀFHRUUHWDLOEXLOGLQJLVDIXWXUHVXEPLWWDOTITLE SHEETSTREETSCAPE ENHANCEMENTSIntersection enhancements are proposed on Nipomo Street at 0RQWHUH\DQGDGMDFHQWULJKWRIZD\ZLOOEHLPSURYHGDVWKHVHEXLOGLQJVDUHFRQVWUXFWHGZLWKZLGHQHGVLGHZDONVGHFRUDWLYHSDYLQJEHQFKHVELNHUDFNVDQGQHZODQGVFDSLQJPARKING STRUCTUREThe City of San Luis Obispo is proposing to construct public SDUNLQJVWUXFWXUHZLWKYHKLFOHVSDFHV7KHUHZLOOEHRQHentry/exit located off Palm Street and one on Nipomo Street. Vehicular and pedestrian entrances are separated and 32 ELNHUDFNVDUHSURYLGHGDWWKH1LSRPRHQWUDQFH7KHJDUDJHis anticipated to be open 24 hours a day and will not require any permanent employees.REPERTORY THEATREThe 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$WZRVWRU\DSSUR[LPDWHO\VTXDUHIHHWRIRIÀFHRUUHWDLOVSDFHLVSURSRVHGRQWKHJURXQGÁRRUDWWKHFRUQHURI3DOPand Nipomo Streets. This will be a standalone structure is DQWLFLSDWHGFRQVWUXFWHGLQWKHVHFRQGSKDVHRIWKHRYHUDOOproject, and will be permitted separately.PK 2.1 LEVEL 1 PARKING PLANPK2.2 LEVEL 2 PARKING PLAN PK2.3 LEVEL 3 & 4 PARKING PLANS PK2.4 LEVEL 5 & PV PARKING PLANS PK3.1 BUILDING SECTIONS$ 1257+(/(9$7,21 3$/0675((7 $ :(67(/(9$7,21 1,3202675((7 $ 6287+(/(9$7,21 1,32023/$=$ $ ($67(/(9$7,21 $'-$&(173523(57,(6 A1.5 EXTERIOR COLORS & MATERIALSC1 PRELIMINARY GRADING & DRAINAGE C2 PRELIMINARY UTILITY PLANC3 STORMWATER CONTROL PLANCHILDREN’S MUSEUMMISSION PREP”COLLEGEPROJECT OWNER CITY OF SAN LUIS OBISPOPROJECT TEAMWATRY DESIGN INC. RRM DESIGN GROUP PIERRE RADEMAKER DESIGNATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTURET1.283SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PALM STREETNIPOMO STREETPARKINGSTRUCTUREDANA STREETPARKINGPPAAAGGGGGSTRUCTURESSTTRRRRRRRREEEPROJECT STATISTICSADDRESS: 609 PALM STREET (610, 614, 630, 633 PALM 675((7 1,3202675((7 SITE AREA: 6) APNS: 002-412-001, 002-412-002, 002-412-003, 002-412-004, 002-412-011, and 002-412-012 EXISTING ZONING: R-3 & O-H MEDIUM-HIGH DENSITY RESIDENTIAL & OFFICE :,7+$+,6725,&35(6(59$7,2129(5/$< EXISTING SITE INFORMATIONPROJECT INFORMATIONBUILDING HEIGHT 50 Feet (tower feature to extend additional 17’-4” feet EH\RQGSDUDSHW LEVEL SQUARE FEETPARKING STALLSFIFTH32,66088FOURTH32,80383THIRD32,80383SECOND32,80380GROUND31,839*68TOTAL:162,909404
([FOXGHV*URXQG)ORRU5HWDLO2IÀFHSITE INFORMATION AND STATISTICSCITY ENTITLEMENTS1. ENVIRONMENTAL REVIEW AN EIR HAS BEEN PREPARED AND APPROVED BY COUNCIL ON JULY 17, 20182. GENERAL PLAN AMENDMENT AMEND LAND USE MAP FROM MEDIUM-HIGH DENSITY RESIDENTIAL AND OFFICE TO GENERAL RETAIL.3. REZONING AMEND THE ZONING MAP FROM R-3 AND O-H TO C-D-H.4. FINAL DESIGN APPROVAL ARCHITECTURAL REVIEW COMMISSION REVIEW OF PLANS. PLANNING COMMISSION TO GIVE FINAL DESIGN APPROVAL.5. PLANNING COMMISSION USE PERMIT ALLOW PARKING STRUCTURE IN THE C-D-H ZONE WITH THE FOLLOWING DEVIATIONS TO PROPERTY DEVELOPMENT STANDARDS: FLOOR AREA RATIO (FAR) ALLOW A FAR OF 4.1 IN EXCESS OF 3.0.STREET YARD SETBACKS ALLOW STREET YARD SETBACKS OF 5 FEET ALONG PALM STREET, WHERE 15 FEET IS REQUIRED. (FUTURE OFFICE/ RETAIL REQUESTS )((7$/21*3$/0$1'1,3202675((76 83SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PARKING STRUCTURE PROJECT SITEFUTURE OFFICE OR RETAIL 127$3$57 SLO REPERTORY THEATRE 127$3$57 OVERALL SITE1.38 ACRESPROJECT SITE0.91 ACRES 6) ASSUMED PROPERTY LINEPROPOSED ZONING: C-D-H DOWNTOWN COMMERCIAL :,7+$+,6725,&35(6(59$7,2129(5/$< PROPOSED DENSITY CALCULATIONS:COVERAGE: 31,839/ 39,837 = 80% 3$5.,1**$5$*(*5281'/(9(/352-(&76,7( NET FLOOR AREA: 162,909/ 39,837 = 4.1 3$5.,1**$5$*(/(9(/6352-(&76,7( 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 6,7(67+(5(48(67('*(1(5$/3/$1$0(1'0(17$1'5(=21,1*,6&216,67(17:,7+/$1'86((/(0(17 /8( 32/,&<5(*$5',1*'2:172:1·652/(:+,&+NOTES THAT “THE COMMERCIAL CORE IS A PREFERRED LOCATION FOR RETAIL USES THAT ARE SUITABLE FOR PEDESTRIAN ACCESS, OFF-SITE PARKING, AND COMPACT BUILDING SPACES.” ALL THESE POLICY OBJECTIVES FOR PARKING IN THE DOWNTOWN CORE COME TOGETHER IN THE FOLLOWING LUE POLICY 4.10 WHICH THE PROPOSED PROJECT EXEMPLIFIES:4.10 PARKING. THE CITY SHALL ENSURE THERE IS A DIVERSITY OF PARKING OPPORTUNITIES IN THE DOWNTOWN. ANY MAJOR INCREMENTS IN PARKING SUPPLY SHOULD TAKE THE FORM OF STRUCTURES, LOCATED AT THE EDGES OF THE COMMERCIAL CORE, SO PEOPLE WILL WALK RATHER THAN DRIVE BETWEEN POINTS WITHIN THE CORE. RETAIL USES OUTSIDE THE CORE, AND PROFESSIONAL OFFICE DEVELOPMENTS, MAY HAVE ON-SITE PARKING FOR CUSTOMERS AND CLIENTS. IN ADDITION, THE PROPOSED PARKING STRUCTURE IS CONSISTENT WITH CIRCULATION ELEMENT POLICY 13.2.4 WHICH STATES THAT “THE CITY SHALL ONLY APPROVE CONSTRUCTION OF ADDITIONAL PARKING STRUCTURES AFTER CONSIDERING THE FINDINGS AND RESULTS OF A PARKING SUPPLY AND DEMAND STUDY.” THE REQUISITE STUDY WAS COMPLETED IN MARCH 2009 AND DETERMINED THAT A DOWNTOWN STRUCTURE WOULD BE NEEDED TO MEET THE CITY’S PARKING NEEDS IN THE NEAR TERM OF 5 TO 10 YEARS.7+(352-(&7,6$/62&216,67(17:,7+7+(&21&(378$/3/$1)257+(&,7<·6&(17(5 '2:172:13/$1 7+(3/$15(&200(1'67+$79(+,&/(&21*(67,21IN 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 STATEMENTATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.A383SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PALM STREETNIPOMO STREETPARKINGSTRUCTUREDANA STREETSYMBOLDESCRIPTIONSTREET 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, SHEETL2.1)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 BECONNECTED TO CITY ELECTRICAL CIRCUIT, (R12, SHEET L2.1)BENCH - BACKLESS TO MATCH CITY STD. LOCATED AT EXSITINGTREES TO REMAIN, TYP.(R2, SHEET L2.1)BOLLARD, TYP.(P9, SHEET L2.2)ENTRY PLAZA (SEE SHEET L1.2) REFERENCE NOTES SCHEDULEIHHWA19’ FROM PROPERTY LINET2.1BUILDING SETBACKSBC5’ FROM PROPERTY LINE10’ FROM PROPERTY LINEPALM STREET : 60’ ROWADJACENT RIGHT-OF-WAYSNIPOMO STREET: 60’ ROWMONTEREY STREET: 50’ ROWNOTES:NO TRASH ENCLOSURES ARE PROPOSED FOR THE PARKING STRUCTURE. TRASH CANS ARE PROVIDED WITHIN THE PLAZA ENTRIES. REFER TO LANDSCAPE PLAN FOR FENCE AND GATE LOCATION. REFER TO CIVIL PLANS FOR FRONTAGE IMPROVEMENTS AND UTILITY INFORMATIONREFER TO ELEVATIONS AND LANDSCAPE PLANS FOR PROPOSED SIGNS AND LIGHTING.DESIGN INTENTDANA STREET: 60’ ROWSITE PLANTHE PROJECT MEETS THE FUNCTIONAL REQUIREMENTS OF THE SITE BY CREATING A SAFE AND EASY TO ACCESS PARKING STRUCTURE. THE STRUCTURE HAS BEEN DESIGNED AS A CLASSIC AND TIMELESS ARCHITECTURAL TREATMENTS AND ENTRIES HAVE BEEN ENHANCED TO PROVIDE WELCOMING AND SAFE ENTRY FOR AND VEHICLES AND PEDESTRIANS. THE ENTRY PLAZAS HAVE BEEN DESIGNED TO BLEND THE ADJACENT MODERN THEATRE ARCHITECTURE WITH THE CLASSIC PARKING STRUCTURE, AND SIMPLE AND ELEGANT FEATURES ARE PROVIDED FOR AMPLE SEATING AND GATHERING AREAS. ABCNEAREST STRUCTURE:GARAGE ON ADJACENT PROPERTY3’6” FROM PROPERTY LINEREFERENCE NOTE SCHEDULEEXISTING FIRE HYDRANTEXISTING FIRE HYDRANTSTREET 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, SHEETL2.1)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 BECONNECTED TO CITY ELECTRICAL CIRCUIT, (R12, SHEET L2.1)BENCH - BACKLESS TO MATCH CITY STD. LOCATED AT EXSITINGTREES TO REMAIN, TYP.(R2, SHEET L2.1)BOLLARD, TYP.(P9, SHEET L2.2)ENTRY PLAZA (SEE SHEET L1.2) IHHWATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.A4T2.2CONCEPTUAL PHASING PLANNOTE:THE PROPOSED PROJECT WOULD INVOLVE THE REMOVAL OF THE EXISTING 77 SPACE CITY SURFACE PARKING LOT, ELIMINATION OF 13 ON-STREET PARKING SPACES ON NIPOMO AND PALM STREET, AND DEMOLITION OF THE EXISTING FIVE RESIDENTIAL STRUCTURES AND DETACHED GARAGE. THIS DEMOLITION WILL OCCUR PRIOR TO START OF PHASE 1 CONSTRUCTION.8383SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PARKINGSTRUCTUREIHHWTEMPORARY CONDITIONAT PHASE 1BTEMPORARY CONDITIONAT PHASE 2PHASING KEYMAP - NTSTEMPORARYACCESSPATHTEMPORARYSIDEWALKTRANSITIONTEMPORARYBARK MULCHMONTEREY STREETNIPOMOSTREET(E) DRIVEWAYTO REMAIN, TYPICALTEMPORARYACCESSPATHTEMPORARYPOTTED PLANTSFOR SCREENING,TYPICALBISPOTHEATREE PROJECT)ARKINGCTURELUIS ERTO(FUTUSAN REPE(SSTSTRPTRUPARUCPARUCTKINUREGSPOHEAPROOBISRY TRE POBORYURES OORTURN LUPER(FSARSSSARANREPN LPE(83LUER(FUUISRTOFUTS OTOUTUOORUROBRY RE BISY TE PSPOTHPRPOHEAROOATOJTRJECREECECT)T)3TREES TO REMAIN UNTILPHASE 3 CONSTRUCTIONBEGINS, TYPICAL. SEEEXISTING TREE PLAN.EXISTING TREESTO REMAIN,TYPICALEXISTING TREESTO REMAIN,TYPICALTEMPORARYGREENSCREENPANELS, TYPICALTEMPORARYDECORATIVE METALSCREENS, TYPICALSTSTRTRUPRUPAUCARCTRKTUKIURKINRENGREGGSITE PREPAREDFOR THEATRECONSTRUCTIONPHASE 2PHASE 1APHASE 1BATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.A5T2.3PALM STREETNIPOMO 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#43IHHWEXISTING TREESTREE #GENUS DBH APPROX. STATUS01 PODOCARPUS26"REMAIN02 JACARANDA24"REMAIN03 JACARANDA14" REMOVE04QUERCUS48"REMAIN05A ACACIA4" REMOVE05B ACACIA1.5"REMOVE06 ACACIA20" REMOVE07 PHOENIX30"REMOVE08QUERCUS10"REMOVE09 PISTACIA6"REMOVE10 SCHINUS18"REMOVE11SEQUOIA60"REMOVE12QUERCUS10"REMOVE13 CUPRESSUS40"REMOVE14WASHINGTONIA10"REMOVE15DRACAENA22"REMOVE16QUERCUS3"REMOVE17SEQUOIA8"REMOVE18 CINNAMOMUM11"REMOVE19 JACARANDA7"REMOVE20 PRUNUS5"REMOVE21JACARANDA9"REMOVE *22JACARANDA14"REMAIN23 JACARANDA9"REMOVE *24JACARANDA7"REMOVE *25 PRUNUS8"REMOVE26 WASHINGTONIA24" REMOVE *27 SYAGRUS8"REMOVE *28 PRUNUS10"REMAIN29 PHOENIX30" RELOCATE30 PISTACIA5"REMOVE31 PRUNUS10"REMOVE32 PRUNUS8"REMOVE33 PISTACIA6"REMOVE34 PRUNUS4"REMOVE35 LOPHOSTEMON14"REMAIN36 PRUNUS8"REMOVE37 PRUNUS8"REMOVE38 PRUNUS8"REMOVE39 PRUNUS3"REMOVE40 PRUNUS3"REMOVE41CHITALPA12"REMOVE42PRUNUS6"REMOVE43 PRUNUS8"REMOVE* TREE TO REMAIN TEMPORARILY UNTIL OFFICE/ RETAIL BUILDING IS CONSTRUCTED.1.ALL EXISTING TREES TO REMAIN SHALL BEPRESERVED, PROTECTED, AND MAINTAINED. THECONTRACTOR SHALL CONSULT WITH WITH THECITY'S AUTHORIZED ARBORIST PRIOR TO PRUNINGOR WORKING WITHIN THE DRIPLINE OF ANYEXISTING TREE TO REMAIN.2.DURING CONSTRUCTION, FENCING ORPROTECTIVE BARRIERS SHALL BE PLACEDAROUND AND SIX FEET OUTSIDE OF THE DRIPLINEOF ALL TREES LOCATED WITHIN AREAS OFDEVELOPMENT.3.NO STORAGE OF HEAVY EQUIPMENT ORMATERIALS, OR CONSTRUCTION PARKING SHALLTAKE PLACE WITHIN SIX (6) FEET OF THE DRIPLINEOF ANY EXISTING TREE TO REMAIN.4.GRADING WITHIN THE DRIPLINE OF EXISTINGTREES TO REMAIN DURING CONSTRUCTIONSHALL BE MINIMIZED AND SHALL BE DONE WITHLIGHT (ONE TON OR LESS) RUBBER-TIREDEQUIPMENT OR BY HAND.5.ALL PRUNING OF TREES SHALL BE KEPT TO AMINIMUM AND MUST FOLLOW CITY OF SAN LUISOBISPO STANDARDS.6.DURING ANY GRADING OR EXCAVATIONADJACENT TO OR BENEATH THE DRIPLINE OFANY EXISTING TREES TO REMAIN. ANY ROOTSENCOUNTERED SHALL BE CLEANLY CUT ANDSEALED WITH A TREE-SEAL COMPOUND.7.ANY THINNING OR ROOT PRUNING ANDTRIMMING SHALL BE DONE UNDER THEDIRECTION OF CITY'S AUTHORIZED ARBORIST.NOTIFY THE CITY AT LEAST ONE WEEK INADVANCE OF THINNING OR ROOT PRUNINGAND TRIMMING OF EXISTING TREES TO ALLOWFOR CITY TO OBTAIN AN AUTHORIZED ARBORIST.TREE PROTECTION NOTESEXISTING TREE PLANATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.1PRELIMINARY LANDSCAPE PLANMission CollegePreparatory High SchoolSan Luis ObispoChildren's MuseumMixed-Use/ Hotel(Future Project)LeitcherBuildingHays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUPSAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PALM STREETNIPOMO STREETPARKINGSTRUCTUREDANA STREETPROPOSEDFENCE, WALL,AND GATE (SEEP11, P12 & P20ON SHEET L2.1)EXISTING TREE TOREMAIN, TYPICAL.SEE EXISTING TREEPLANSEE THEATRELANDSCAPEPLANSPOTTED PLANT,TYPICALBARK MULCHEXISTING VINESTO REMAIN,PROTECT INPLACEBIOSWALE WATERTREATMENTPLANTING AREATEMPORARYGREENSCREENTRELLIS ANDDECORATIVEMETAL SCREENS.SEE SHEET T2.2LINE OF SIGHTLINE OF SIGHT*****ALL OF THE PROPOSED LANDSCAPE AREAS WILLMEET THE STATE OF CALIFORNIA AND LOCALWATER EFFICIENT LANDSCAPE ORDINANCESTANDARDS. THE PROJECT UTILIZES PLANTMATERIAL THAT IS WELL SUITED TO THEENVIRONMENTAL CONDITIONS, AND THEMAJORITY OF THE PLANTS THRIVE WITH LOWWATER USAGE. PRELIMINARY WATER USECALCULATIONS ARE PROVIDED ON THIS SHEETBASED ON STATE AND LOCAL STANDARDS.THE IRRIGATION SYSTEM WILL UTILIZE RECYCLEDWATER AND THE FOLLOWING METHODS:xDRIP AND BUBBLER IRRIGATION WILL BEPRIMARILY USED TO APPLY WATER ACCURATELYTO THE PLANT ROOT ZONES, AT THE RATE THAT ITCAN INFILTRATE TO IMPROVE IRRIGATIONEFFICIENCY.xA WEATHER BASED, SELF-ADJUSTING IRRIGATIONCONTROLLER WITH A MOISTURE SENSOR OR RAINSHUT OFF DEVICE WILL BE INSTALLED. THEIRRIGATION SYSTEM WILL BE CONTROLLED BY ATIME CLOCK WITH THE ABILITY TO ADJUSTRUNTIMES BY DATA COLLECTED FROM RAIN ANDET SENSORS.xTHE WATERING SCHEDULE WILL BE BASED UPONTHE PLANT NEEDS, SOIL TYPE, SLOPE ANDSEASON. IRRIGATION WILL BE SCHEDULED TOWATER IN AN EFFICIENT MANNER.xPLANT MATERIAL WILL BE IRRIGATED BASED ONHYDROZONES BASED ON WATER USE DEMAND INACCORDANCE WITH STATE WATERREGULATIONS.xRIGHT-OF-WAY WILL BE IRRIGATED SEPARATELYFROM THE PROJECT.METHOD OF IRRIGATIONPRELIMINARYWATER USE ESTIMATESWATER USAGE PROJECTIONSPER CITY OF SAN LUIS OBISPO STANDARDS.RESOURCES SPECIES EVALUATION LISTTOTAL LANDSCAPE AREA 4,733TURF 0LOW (DROUGHT TOLERANT) 3,899MODERATE 834HIGH (THIRSTY) 0SPORTS FIELD 0VEGETABLES 0MAXIMUM APPLIED WATER ALLOWANCE (MAWA)MAWA GALLONS 57,838ESTIMATED TOTAL WATER USE (ETWU)ETWU GALLONS 46,660NOTES:1. ALL SPECIAL LANDSCAPE AREAS DUE TO USE OFRECYCLED WATER FOR IRRIGATION.2. POTTED PLANTS AND GREENSCREEN VINES ARE NOTINCLUDED IN CALCULATIONS DUE TO PROPOSED USE OFINTERNAL IRRIGATION RESERVOIRS.STREET TREE PALMS - LOW WATERSYAGRUS ROMANZOFFIANUM / QUEEN PALMSCREENING TREES - MOD WATERHYMENOSPORUM FLAVUM / SWEETSHADEPODOCARPUS MACROPHYLLUS / YEW PINETHUJA OCCIDENTALIS / AMERICAN ARBORVITAETSUGA CANADENSIS / CANADIAN HEMLOCKCOLUMNAR TREES - LOW WATERCUPRESSUS SEMPERVIRENS / ITALIAN CYPRESSJUNIPERUS CHINENSIS `TORULOSA` / HOLLYWOOD JUNIPERTAXUS BACCATA / ENGLISH YEWACCENT TREES - LOW WATERCERCIS OCCIDENTALIS / WESTERN REDBUDCYCAS REVOLUTA / JAPANESE SAGO PALMLAGERSTROEMIA INDICA / CRAPE MYRTLEOLEA SPECIES / FRUITLESS OLIVESTREET TREES FILTERRA - LOW WATERCERCIS OCCIDENTALIS / WESTERN REDBUDLAGERSTROEMIA INDICA / CRAPE MYRTLESHRUB PLANTER AREAS - LOW WATERAEONIUM X `ALICE KECK PARK` / AEONIUMAGAVE X `BLUE FLAME` / BLUE FLAME AGAVEALOE X `MOONGLOW` / MOONGLOW ALOEANIGOZANTHOS SPECIES / KANGAROO PAWARCTOSTAPHYLOS SPECIES / MANZANITACORREA SPECIES / AUSTALIAN FUCHSIA *ECHEVERIA SPECIES / HENS AND CHICKSHELICTOTRICHON SEMPERVIRENS `SAPPHIRE` / BLUE OAT GRASS *IRIS DOUGLASIANA `PACIFIC COAST HYBRIDS` / PCH IRIS *LAVANDULA SPECIES / LAVENDERLOMANDRA LONGIFOLIA `BREEZE` / DWARF MAT RUSH *MUHLENBERGIA RIGENS / DEER GRASS *NEPETA X FAASSENII / CATMINTPHORMIUM SPECIES / NEW ZEALAND FLAX *ROSMARINUS SPECIES / ROSEMARYSALVIA SPECIES / SAGETEUCRIUM CHAMAEDRYS / GERMANDERTHYMUS SPECIES / THYMEVERBENA LILACINA `DE LA MINA` / LILAC VERBENASHRUB PLANTER AREAS - MOD WATERAJUGA REPTANS / CARPET BUGLE *ASPARAGUS DENSIFLORUS / ASPARAGUS FERN *ATHYRIUM FILIX-FEMINA / COMMON LADY FERN *BUXUS SPECIES / BOXWOODCALAMAGROSTIS FOLIOSA / REED GRASS *CAMELLIA SPECIES / CAMELLIA *CAREX PRAEGRACILIS / SLENDER SEDGE *HEUCHERA SANGUINEA / CORAL BELLS *NEPHROLEPIS CORDIFOLIA / TUBEROUS SWORD FERN *OPHIOPOGON JAPONICUS / MONDO GRASS *PHILADELPHUS LEWISII `GOOSE CREEK` / WILD MOCKORANGE *POLYSTICHUM MUNITUM / WESTERN SWORD FERN *RUSSELIA EQUISETIFORMIS / FIRECRACKER PLANT *WOODWARDIA FIMBRIATA / GIANT CHAIN FERN *BIOSWALE PLANTER AREAS - LOW WATERBACCHARIS PILULARIS `TWIN PEAKS` * / TWIN PEAKS COYOTE BRUSHCAREX SPISSA / SAN DIEGO SEDGE *FESTUCA RUBRA `MOLATE` / MOLATE FESCUE *HETEROMELES ARBUTIFOLIA * / TOYONIRIS DOUGLASIANA / DOUGLAS IRIS *JUNCUS SPECIES / RUSHMAHONIA AQUIFOLIUM / OREGON GRAPE *MAHONIA REPENS / CREEPING MAHONIA *RHAMNUS CALIFORNICA / CALIFORNIA COFFEE BERRY *RIBES SANGUINEUM / RED FLOWERING CURRANT *SAMBUCUS MEXICANA / MEXICAN ELDERBERRY *GREENSCREEN VINES - MOD WATERCLEMATIS ARMANDII / EVERGREEN CLEMATISDISTICTIS BUCCINATORIA / BLOOD RED TRUMPET VINEDISTICTIS X `RIVERS` / ROYAL TRUMPET VINEFICUS PUMILA / CREEPING FIGHEDERA HELIX / ENGLISH IVYTRACHELOSPERMUM JASMINOIDES / CHINESE STAR JASMINECONCEPT PLANT SCHEDULE* PLANT TOLERATES SHADE / PARTSHADEIHHWATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSFWWSSSSSDFWWSSSSSSSSSSSSSSSSSSSSSSSSROLLEDCURBLIMIT OF WORK -SEE THEATRE PLANSRIGHT-OF-WAYTICKETMACHINEBOTHSIDES OFDRIVEWAYTYPRIGHT-OF-WAY IMPROVEMENTSCITY STANDARDBENCHSEE SHEET L2.1BACKLESS BENCH SEE SHEET L2.1CITY STANDARDACCENT TILESEE SHEET L2.1CROSSWALKDECORATIVE PAVER CSEE SHEET L2.1CROSSWALKDECORATIVE PAVER BSEE SHEET L2.1STREET DECORATIVEPAVERS ASEE SHEET L2.1CITY STANDARDCONCRETE ASEE SHEET L2.1CITY STANDARDCONCRETE BSEE SHEET L2.1CITY STANDARD TREEGRATE & GUARDSEE SHEET L2.1CITY STANDARDBIKE RACKSEE SHEET L2.1TRUNCATED DOMES SEE SHEET L2.1CITY STANDARDSTREETLIGHTSEE SHEET L2.1FLASHING BEACONS INCROSSWALKSEE SHEET L2.1PLAZA IMPROVEMENTSBENCHESSEE SHEET L2.2RECLAIMED STONEEDGINGSEE SHEET L2.2DECORATIVE LIGHT SEE SHEET L2.2GREENSCREENCOLUMN TRELLISSEE SHEET L2.2NOT USEDPLANTERS SEE SHEET L2.2BIKE RACKS SEE SHEET L2.2TRASH RECEPTACLE SEE SHEET L2.2REMOVABLE BOLLARDS SEE SHEET L2.2UPLIGHTINGSEE SHEET L2.2WROUGHT IRONGATE AND FENCESEE SHEET L2.3WALLS -STUCCO WITH CAPSEE SHEET L2.3PLAZA CONCRETE A SEE SHEET L2.3PLAZA CONCRETE B SEE SHEET L2.3PLAZA ACCENT PAVING SEE SHEET L2.3CITY STANDARDPARKING SIGNSEE SHEET L2.3CITY STANDARDORIENTATION KIOSKSEE SHEET L2.3METAL SCREENSEE SHEET L2.3FENCE ASEE SHEET L2.3FENCE & GATE B SEE SHEET L2.3FENCE & GATE C SEE SHEET L2.3FLASHINGBEACONSRELOCATEDPALMABOVEPLAZA PAVING LEGENDPLAZA CONCRETE A,SEE SHEET L2.3PLAZA CONCRETE B,(20% OF AREA)SEE SHEET L2.3PLAZA CONCRETE A,(80% OF AREA)SEE SHEET L2.3PLAZA ACCENT PAVING,SEE SHEET L2.3NORTH16SCALE0824feetATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.3PALM PLAZA & ENTRY CONCEPTSCITY STANDARDPARKING SIGNSEE SHEET L2.3CITY STANDARDORIENTATION KIOSKSEE SHEET L2.3METAL SCREENSEE SHEET L2.3FENCE ASEE SHEET L2.3FENCE & GATE B SEE SHEET L2.3FENCE & GATE C SEE SHEET L2.3RIGHT-OF-WAY IMPROVEMENTSCITY STANDARDBENCHSEE SHEET L2.1BACKLESS BENCH SEE SHEET L2.1CITY STANDARDACCENT TILESEE SHEET L2.1CROSSWALKDECORATIVE PAVER CSEE SHEET L2.1CROSSWALKDECORATIVE PAVER BSEE SHEET L2.1STREET DECORATIVEPAVERS ASEE SHEET L2.1CITY STANDARDCONCRETE ASEE SHEET L2.1CITY STANDARDCONCRETE BSEE SHEET L2.1CITY STANDARD TREEGRATE & GUARDSEE SHEET L2.1CITY STANDARDBIKE RACKSEE SHEET L2.1TRUNCATED DOMES SEE SHEET L2.1CITY STANDARDSTREETLIGHTSEE SHEET L2.1FLASHING BEACONS INCROSSWALKSEE SHEET L2.1PLAZA IMPROVEMENTSPLAZA IMPROVEMENTSBENCHESSEE SHEET L2.2RECLAIMED STONEEDGINGSEE SHEET L2.2DECORATIVE LIGHT SEE SHEET L2.2GREENSCREENCOLUMN TRELLISSEE SHEET L2.2NOT USEDPLANTERS SEE SHEET L2.2BIKE RACKS SEE SHEET L2.2TRASH RECEPTACLE SEE SHEET L2.2REMOVABLE BOLLARDS SEE SHEET L2.2UPLIGHTING SEE SHEET L2.2WROUGHT IRONGATE AND FENCESEE SHEET L2.3WALLS -STUCCO WITH CAPSEE SHEET L2.3PLAZA CONCRETE A SEE SHEET L2.3PLAZA CONCRETE B SEE SHEET L2.3PLAZA ACCENT PAVING SEE SHEET L2.3NORTH0feet164SCALE8RIGHT-OF-WAYTICKETMACHINEBOTHSIDES OFDRIVEWAYTYPLOWPLANTINGAT SIGHTLINES, TYP.PLANTERSEEARCHITECTURALELEVATIONSTYPABOVEPLAZA PAVING LEGENDPLAZA CONCRETE A,SEE SHEET L2.3PLAZA ACCENT PAVING,SEE SHEET L2.3ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL2.1R4CROSSWALK DECORATIVE PAVER CBRICK PAVINGCOLOR: CHARCOAL PATTERN: SOLDIER COURSE BANDINGMATERIALS & FURNISHINGSRIGHT-OF-WAY ELEMENTSR1R2R6R5R7R11R9STREET DECORATIVE PAVERS ABRICK PAVINGCOLOR: RED AND CHARCOAL WITH SINGLE CHARCOAL IN SELECT LOCATIONSPATTERN: HERRINGBONEBACKLESS BENCHMANUFACTURER: PARK CATALOGMODEL:6’ EXECUTIVECOLOR: BLACKCITY STANDARD BENCHCROSSWALK DECORATIVE PAVER BBRICK PAVINGCOLOR: RED PATTERN: HERRINGBONECITY STANDARD CONCRETE ASIDEWALKS, CURBS & GUTTERSMANUFACTURER: DAVIS COLORS&2/25 $'2%( FINISH: SALTCITY STANDARD TREE GRATE & GUARDTRUNCATED DOMESMANUFACTURER: ADA SOLUTIONS, INCCOLOR: BLACKFINISH: SALTR3CITY STANDARD ACCENT TILECONCRETE BCROSSWALK EDGING MANUFACTURER: DAVIS COLORS&2/25 &/,))6,'(%52:1 FINISH: SALTR8CITY STANDARD BIKE RACKR10R12CITY STANDARD DOWNTOWN PEDESTRIAN LIGHT WITH BANNERS ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL2.2MATERIALS & FURNISHINGSPLAZA ELEMENTSDECORATIVE LIGHTMANUFACTURER: ATTRACTION LIGHTFINISH: WEATHERED STEELBENCHESMANUFACTURER: LANDSCAPE FORMSMODEL: ESOFET SOCRATESCOLOR: BLACKP1P2RECLAIMED STONE EDGINGMANUFACTURER: MONARCHMODEL: ANTIQUE SANDSTONE CURBP3P4GREENSCREEN COLUMN TRELLISMANUFACTURER: GREENSCREEENMODEL; COLUMN TRELLISCOLOR: BRONZEP6PLANTERSMANUFACTURER: TOURNESOL MODEL: AQUARIAN & DOWNTOWN COLLECTIONCOLORS: VARYBIKE RACKSMANUFACTURER: PEAK RACKSMODEL: DOUBLE DECKERCOLOR: GREYP7TRASH RECEPTACLEMANUFACTURER: LANDSCAPE FORMS, MODEL: PLAINWELLCOLOR: BLACKP8UPLIGHTSMANUFACTURER: B-K LIGHTINGMODEL: INTEGRAL ARTISTARCOLOR: BLACKP10REMOVABLE BOLLARDS MANUFACTURER: RELIANCE FOUNDARY MODEL: ALPERTONCOLOR: BLACKP9ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL2.3CONCRETE COLOR BMANUFACTURER: DAVIS &2/25 '$5.*5$< FINISH: SMOOTHP14CONCRETE COLOR CMANUFACTURER: DAVIS &2/25 /,*+7*5$< FINISH: BROOMFINISH: SALTP15PLAZA ACCENT PAVING PEBBLES SET IN CONCRETEP16FENCE A (HEIGHT VARIES - 6’ MAX)WOOD HORIZONTAL RAILS WITH RIVETS AND DECORATIVE SCREENCOLOR: BLACK P7P18CITY STANDARD ORIENTATION KIOSKPLAZA PAVING CONCEPTSTAMPED CONCRETE WITH VARYING COLORS AND TEXTURESMATERIALS & FURNISHINGSPAVING, SIGNS, WALLS & FENCINGPLAZA CONCRETE AMANUFACTURER: DAVIS &2/25 3(%%/( FINISH: BROOMP13P20P19METAL SCREENMANUFACTURER: ARTISANMODEL: SPANSIH TILESCOLOR: BLACKP12WALLS - STUCCO WITH CAPMANUFACTURER: ELDORADO STONEMODEL: CHISELED EDGE CAP&2/25 %8&.6.,1 :$//&2/25720$7&+$5&+,7(&785( P11WROUGHT IRON GATE AND FENCE (6’ HEIGHT)CUSTOM MANUFACTURERCOLOR: BLACKP17CITY STANDARDPARKING SIGN3’ X 4.5’ SIZEINTERNALLY ILLUMINATEDP21FENCE & GATE B (FULL HEIGHT TO DECK ABOVE)NO CLIMB MESH WITH METAL SCREENCOLOR: BLACKP22FENCE & GATE C (6’ HEIGHT)WOOD VERTICAL RAILS WITH DECORATIVE RIVETSCOLOR: BLACK ATTACHMENT 2
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5$03'15$03'1$3.$3.$3.$3.$$$$ %%%&&&&' %&&5$0383$3.$3.$3.$3.$$$$ %%%&&&&' %&&5$0383838383'183&/,(171$0( 352-(&71$0( '$7(,668(' :$75<'(6,*1,1& 352-(&7180%(5 6+((7 6+((71$0( &,7<2)6$1/8,62%,6323$/0 1,320236 3.$ /(9(/ 3$5.,1*3/$16&$/(
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DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.75$03'15$03'1$3.$3.$3.$3.$$$%%%&&' %&&23(13/$11(')8785(39'1$3.$3.$3.$3.$$$%%%&&' %&&23(1'1&/,(171$0( 352-(&71$0( '$7(,668(' :$75<'(6,*1,1& 352-(&7180%(5 6+((7 6+((71$0( &,7<2)6$1/8,62%,6323$/0 1,320236 3.$/(9(/ 393$5.,1*3/$16&$/(
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DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.8/(9(/$/(9(//(9(//(9(/$$%%%&&'&&/(9(/
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3.$75$169(56(6(&7,21DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSPK 3.1BUILDING SECTIONSATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.9FCAGCDecorative Insert Relief TBDCDecorative Tile TBDBFEPublic Tile Art TBDECANORTH ELEVATION (PALM STREET)A1.1ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.10BGCACFDCWEST ELEVATION (NIPOMO STREET)A1.2TEMPORARY SCREENINGATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.11Future SLO Rep TheaterDecorative tile TBD AFBCGECAOpen metal grids typ.Copper DomeFACGDSOUTH ELEVATION (NIPOMO PLAZA)A1.3ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.12FCAGDecorative Tile TBDDCFCAGCopper DomeEAST ELEVATION (ADJACENT PROPERTIES)A1.4ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.13EXTERIOR COLORS & MATERIALSA1.5ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.14PRELIMINARY GRADING & DRAINAGEC11.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%1.5%3.3%1.5%MAXSan Luis ObispoChildren's MuseumMixed-Use/ Hotel(Future Project)LeitcherBuildingHays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUP^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^1.5%MAX10%MAX10%MAXPARKINGSTRUCTUREBOTTOM LEVELFF ELEV: 189.38 ±(REFER TO PLANSBY OTHERS)PALM STREETNIPOMO STREETDANA STREETMONTEREY STREETSLO REPERTORY THEATRESHOWN FOR REFERENCE ONLY(REFER TO PLANS BY OTHERS)192.6 TC192.1 FL(MATCH EX.)191.8 TC191.3 FL191.6 TC191.1 FL190.5 TC190.0 FL188.5 TC188.0 FL187.6 TC187.1 FL188.3 TC187.8 FL190.4 TC189.9 FL191.1 TC190.6 FL194.4 TC193.9 FL194.2 TC193.7 FL195.1 TC194.6 FL(MATCH EX.)197.1 TC196.6 FL197.6 TC197.1 FL200.4 TC199.9 FL201.2 TC200.7 FL201.1 TC200.6 FL202.3 TC201.8 FL202.5 TC202.0 FL(MATCH EX.)201.5 TC201.0 FL193.1 TC192.6 FL189.5 TC189.0 FL189.30 TC/FL191.4 TC190.9 FL193.3 TC192.8 FL193.2 TC192.7 FL11112222151566666777777778810109101110108FUTURECOMMERCIALBUILDING1215188.0 TC187.5 FL(MATCH EX.)187.8 TC187.3 FL(MATCH EX.)1010REFER TO PLANSBY OTHERS FORPLAZA DRAINAGETRASH13VEGETATED BIORETENTIONSTORMWATER TREATMENTAREA(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)10FUTURE PHASE BY OTHERS10189.5 TC189.0 FL(MATCH EX.)200.3 TC198.8 FL203.0 TC202.5 FL(MATCH EX.)FEMA 100-YRFLOOD PLAINBOUNDARY186.9 FL187.9 FL190.5 TC190.0 FL(MATCH EX.)189.1 TC188.6 FL(MATCH EX.)192.4 BSWN53°05'37"E 214.61'N36°15'10"W 281.64'N53°36'43"E 213.48'N36°28'51"W 279.70'(MATCH EX.)(MATCH EX.)41413BUILDING STEMWALL WITHWATERPROOFINGSAFE OVERLANDESCAPE161616PALM & NIPOMO PARKING STRUCTUREIH
PRELIMINARY GRADING & DRAINAGEC1GRADING CALLOUTS18" CURB AND GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL4030MISSION STYLE INTEGRAL SIDEWALK PER CITY OF SAN LUIS OBISPOSTANDARD DETAILS 4110 & 4220SIDEWALK TRANSITIONS PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 4120SIDEWALK UNDERDRAIN PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 3420CROSS GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 43102' MIN SAWCUT FROM PROPOSED GUTTER LIP. DISTANCE MAY VARY PERPLAN.CURB RAMP PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4440TREE TO REMAIN TEMPORARILY UNTIL FUTURE COMMERCIAL BUILDING ISCONSTRUCTED (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 PLANSROLLED CURB FOR TRUCK ACCESSPROPOSED 6' MAX RETAINING WALL WITH DEEPEND FOOTING ANDWATERPROOFINGFILTERA TREE WELL TREATMENT SYSTEMINSTALL DRIVEWAY RAMPSIDEWALK UNDERDRAIN PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 3415. (USE RECTANGULAR CAST IRON PIPE)12345678910111213141516NOTES1. 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 5(029('821¬5()(572(;,67,1*75((3/$1GRADING LEGEND^^PROPOSED SAWCUTPROPOSED DECORATIVE PAVERSPROPOSED STREET LIGHTPROPOSED STREET TREE WELLJUNCTION STRUCTUREATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.15Hays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUP^^^^^^
^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^SD SD
PALM STREETNIPOMO STREETDANA STREETMONTEREY STREET12312312SSSSSSWFWWFWWFWPARKINGSTRUCTUREBOTTOM LEVELFF ELEV: 189.38 ±(REFER TO PLANSBY OTHERS)VEGETATEDSTORMWATERTREATMENTAREACONNECT TO PROPOSEDSLO THEATRESTORMWATER SYSTEM(REFER TO PLANS BYOTHERS)57' TO EXISTING FIRE HYDRANT63' TO EXISTING FIR
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T (NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)SLO REPERTORY THEATRESHOWN FOR REFERENCE ONLY(REFER TO PLANS BY OTHERS)SS35554CONNECT PERFORATED TOPIPE HDPE STORM DRAIN876444777IHHW
UTILITY NOTESDOMESTIC WATER LATERALFIRE WATER LATERAL AND DDCV ASSEMBLYSEWER LATERALSTORM DRAIN LINEUNDERGROUND STORAGE CHAMBERSFILTERRA TREE WELL TREATMENT SYSTEMSIDEWALK UNDERDRAINPERFORATED UNDERDRAIN12345678NOTE1. PRELIMINARY UTILTIY SERVICE LINE LOCATIONS ARE SHOWN SCHEMATICALLY, ARE SUBJECT TO CHANGE, AND WILL BE SIZED DURING THE PREPARATION OF CONSTRUCTION DRAWINGS.LEGEND^^PROPOSED SAWCUTPROPOSED DECORATIVE PAVERSPROPOSED STREET LIGHTPROPOSED STREET TREE WELLPRELIMINARY UTILITY PLANC2ATTACHMENT 2
DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.16SD SDDSDSSSDDDSSDDDDDDSSSSDDDDSSSS
San Luis ObispoMixed-Use/ Hotel(Pjt)LeitcherBuildingHays-Latimer Adobe(Private Residence)ApartmentsReis FamilyMortuarySenn-LeeAssociatesSoda WaterWorksUP^^^^^^
^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^PALM STREETNIPOMO STREETDANA STREETMONTEREY STREETPARKING STRUCTURESLO REPERTORY THEATREVEGETATEDBIORETENTIONSTORMWATERTREATMENT AREAFUTURECOMMERCIALBUILDING4444CONNECT TO PROPOSEDSLO THEATRESTORMWATER SYSTEM(REFER TO PLANS BYOTHERS)111(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)(NOT A PART)DMA 1DMA 2DMA 3DMA 445CONNECT PERFORATEDPIPE TO HDPE STORMDRAIN32SAFE OVERLANDESCAPE333IHHW
DMA 4 PROPOSED STATISTICSDMA 4 EXISTING STATISTICSEXISTING IMPERVIOUS AREASITE AREA: 16,817 SFEXISTING PERVIOUS AREASITE AREA: 5,605 SFPRELIMINARY HYDROLOGYPCR #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 REQUIREDNOTES1. SLO REP THEATER STORMWATER AREA QUANTITIES ARE6+2:1$1'/,67(')255()(5(1&(21/<¬5()(572ENGINEERING DESIGN PROFESSONALS CIVIL SHEETS FOR THE SLO REP THEATER PRELIMINARY STORMWATERMITIGATION 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 SAWCUTPROPOSED DECORATIVE PAVERSPROPOSED STREET LIGHTPROPOSED STREET TREE WELLDRAINAGE CALLOUTSUNDERGROUND STORAGE CHAMBERSFILTERRA TREE WELL TREATMENT SYSTEMSIDEWALK UNDERDRAINSTORM DRAIN LINEPERFORATED UNDERDRAIN123453&5 POST-DEVELOPED PEAK FLOWS FOR 2- THROUGH 10-YEAR STORMS WILL BE REDUCED TO PRE-DEVELOPED PEAK FLOW RATESDMA RETENTION SUMMARYDMA #AREA (SF)RETENTION STORAGE VOLUMEPROVIDED (CF)1 (SEE NOTE 1)6,0691,3642 (SEE NOTE 1)6,8401,7543 (SEE NOTES 1 & 2)24,6074,6004 (SEE NOTE 3)22,4221,840TOTAL59,9389,469DMA BOUNDARYDMA 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 SFPCR #2:WATER QUALITY TREATMENT WILL BE ACHIEVED BY DRAINING THE PARKING STRUCTURE ROOF TOTHE PROPOSED FILTERRA BIOFILTRATION TREE BOXES ON PALM STREET. ALSO, THE AREA ALONG THEEAST SIDE OF THE PARKING STRUCTURE WILL BE A VEGETATED STORMWATER TREATMENT AREA.REQUIRED DETENTION VOLUME = 60 CFTOTAL REQUIRED VOLUME = 1,812 CFTOTAL VOLUME PROVIDED = 1,840 CF(VEGETATED BIORETENTION STORMWATER TREATMENT AREA ALONG EAST SIDE)35('(9(/230(17 2-YEAR PEAK FLOW = 0.47 CFS5-YEAR PEAK FLOW = 0.60 CFS10-YEAR PEAK FLOW = 0.73 CFS3267'(9(/230(17 2-YEAR PEAK FLOW = 0.54 CFS5-YEAR PEAK FLOW = 0.69 CFS10-YEAR PEAK FLOW = 0.84 CFSSTORMWATER CONTROL PLANC3ATTACHMENT 2