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Home My WebLink AboutItem 10_Palm Nipomo_d_COUNCIL READING FILE - Parking Structure PlansDATE: August 6, 2019PALM AND NIPOMO PARKING STRUCTURET1.1PALM/NIPOMOPARKING 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 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 SECTIONSThe project is located at the corner of Palm and Nipomo Streets. The site contains an existing City owned surface parking lot and ﬁ ve residential structures. The future Monterey Place project is proposed across Monterey Streetfrom the site and will link at a proposed mid-block crosswalk and connect pedestrians into the downtown core. The overall project site consists of three separate proposed buildings (Parking Structure, SLO Repertory Theatre, and ofﬁ ce or retail building) and intersection and streetscape enhancements. Each of the proposed buildings will be permitted separately and constructed in phases. This submittal is for the Parking Structure and right-of-way improvements only. The Theatre and ofﬁ ce or retail building are shown graphically for reference only, and are not a part of this Parking Structure project.The Parking Structure and SLO Repertory Theatre have been working together to design a cohesive and uniﬁ ed project, and these two buildings will be submitted together for coordination of the overall project, but permitted separately. The ofﬁ ce or retail building is a future submittal. TITLE SHEETSTREETSCAPE ENHANCEMENTSIntersection enhancements are proposed on Nipomo Street at Monterey and adjacent right-of-way will be improved as these buildings are constructed with widened sidewalks, decorative paving, benches, bike racks, and new landscaping. PARKING STRUCTUREThe City of San Luis Obispo is proposing to construct public parking structure with 404 vehicle spaces. There will be one entry/exit located off Palm Street and one on Nipomo Street.Vehicular and pedestrian entrances are separated and 32 bike racks are provided at the Nipomo entrance. The garage is anticipated to be open 24 hours a day and will not require any permanent employees. The parking structure is to be a Type 2B open construction. There will be a 2hr ﬁ re separation between the parking structure and the SLO Repertory Theatre.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, RETAIL OR RESIDENTIALA two or three story building with approxrimately 4,600 to 6,900 square feet of ofﬁ ce, retail, or residential space is proposed at the corner of Palm and Nipomo Streets. This will be a standalone structure and is anticipated to be constructed in the second phase of the overall project, and it will be permitted separately.A1.1 NORTH ELEVATION (PALM STREET)A1.2 WEST ELEVATION (NIPOMO STREET)A1.3 SOUTH ELEVATION (NIPOMO PLAZA)A1.4 EAST ELEVATION (ADJACENT PROPERTIES) A1.5 WEST ELEVATION (NIPOMO STREET) WITH SLO REPA1.6 EXTERIOR COLORS & MATERIALSC1 PRELIMINARY GRADING & DRAINAGE C2 PRELIMINARY UTILITY PLANC3 STORMWATER CONTROL PLANA2.1 PLAZA FROM MONTEREYA2.2 PLAZA FROM MONTEREYA2.3 VIEW FROM NIPOMOA2.4 VIEW FROM NIPOMO & MONTEREYA2.5 VIEW FROM NIPOMO & MONTEREYA2.6 VIEW FROM NIPOMO & PALMCHILDREN’SMUSEUMMISSIONPREP”COLLEGEPROJECT OWNER CITY OF SAN LUIS OBISPOPROJECT TEAMWATRY DESIGN INC. RRM DESIGN GROUP PIERRE RADEMAKER DESIGNOct. 23, 2019 DATE: PALM 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((7SITE 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\RQGSDUDSHWLEVEL SQUARE FEETPARKING STALLSFIFTH32,660 88FOURTH32,803 83THIRD32,803 83SECOND32,803 80GROUND31,839* 68TOTAL:162,909 404 ([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((7683SAN LUIS OBISPOREPERTORY THEATRE(FUTURE PROJECT)PARKING STRUCTURE PROJECT SITEFUTURE OFFICE OR RETAIL 127$3$57SLO REPERTORY THEATRE127$3$57OVERALL SITE1.38 ACRESPROJECT SITE0.91 ACRES 6)ASSUMED PROPERTY LINEPROPOSED ZONING: C-D-H DOWNTOWN COMMERCIAL :,7+$+,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 = 4.13$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/$17+(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 STATEMENTDATE: Oct. 23, 2019 DPALM 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)IHHWDATE: Oct. 23, 2019 DPALM 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 1BDATE: Oct. 23, 2019 DPALM 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 PLANDATE: Oct. 23, 2019 DPALM 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 / PARTSHADEIHHWDATE: Oct. 23, 2019 DPALM 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 IMPROVEMENTSBENCHES SEE 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 L2.3CITY STANDARDPARKING SIGNSEE SHEET L2.3CITY STANDARDORIENTATION KIOSKSEE SHEET L2.3METAL SCREEN SEE SHEET L2.3FENCE A SEE 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 L2.3NORTH16SCALE0824feetDATE: Oct. 23, 2019 DPALM AND NIPOMO PARKING STRUCTUREL1.3PALM PLAZA & ENTRY CONCEPTSCITY STANDARDPARKING SIGNSEE SHEET L2.3CITY STANDARDORIENTATION KIOSKSEE SHEET L2.3METAL SCREEN SEE SHEET L2.3FENCE A SEE 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 IMPROVEMENTSBENCHES SEE 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 L2.3DATE: Oct. 23, 2019 DATE: PALM 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,'(%52:1FINISH: SALTR8CITY STANDARD BIKE RACKR10R12CITY STANDARD DOWNTOWN PEDESTRIAN LIGHT WITH BANNERS DATE: Oct. 23, 2019 DATE: PALM 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: BLACKP9DATE: Oct. 23, 2019 DATE: PALM AND NIPOMO PARKING STRUCTUREL2.3CONCRETE COLOR BMANUFACTURER: DAVIS &2/25'$5.*5$<FINISH: SMOOTHP14CONCRETE COLOR CMANUFACTURER: DAVIS &2/25/,*+7*5$<FINISH: BROOMFINISH: SALTP15PLAZA ACCENT PAVING PEBBLES SET IN CONCRETEP16FENCE A (HEIGHT VARIES - 6’ MAX)WOOD HORIZONTAL RAILS WITH RIVETS AND DECORATIVE SCREENCOLOR: BLACK P7P18CITY STANDARD ORIENTATION KIOSKPLAZA PAVING CONCEPTSTAMPED CONCRETE WITH VARYING COLORS AND TEXTURESMATERIALS & FURNISHINGSPAVING, SIGNS, WALLS & FENCINGPLAZA CONCRETE AMANUFACTURER: DAVIS &2/253(%%/(FINISH: BROOMP13P20P19METAL SCREENMANUFACTURER: ARTISANMODEL: SPANSIH TILESCOLOR: BLACKP12WALLS - STUCCO WITH CAPMANUFACTURER: ELDORADO STONEMODEL: CHISELED EDGE CAP&2/25%8&.6.,1:$//&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 DATE: Oct. 23, 2019 $9(5$*($9(5$*($/7(51$7($&&(66,%/(9$1$&&(66,%/(9$&&(66,%/((99$1$&&(66,%/((9(9$/7(51$7(67$//7<3(/(*(1'$0%8/$725<(99$0%(9$$$3.$3.$3.$3.$$$$%%%&&&&'%&&5$0383(/(&%,.(3$5.,1*(9(9(9(9(9(9(93$/0675((71,3202675((7/9(9(9(9 (9 (9 (9 83 75$16)250(53$' 67$1'3,3(%$&.)/2:'(9,&(),5('(3$570(17&211(&7,21/(9(/727$//(9(//(9(//(9(/3$5.,1*67$//6800$7,21$&&(66,%/( [ 727$/ 64)227$*(64)767$// $9(5$*( [ 9$1$&&(66,%/( [ /(9(/ (9$9(5$*( [ (9$&&(66,%/( [ (99$1$&&(66,%/( [ (9$0%8/$725< [ $9(5$*($/7 [ $9(5$*((9$9(5$*($/7 [ (9/(9(/ /(9(//(9(//(9(//(9(//(9(/ 7<3 &/,(171$0(352-(&71$0('$7(,668(':$75<'(6,*1,1&352-(&7180%(56+((76+((71$0(&,7<2)6$1/8,63$/0 1,3202363.$/(9(/3$5.,1*3/$1 /(9(/3$5.,1*3/$16&$/( 1 3.$7<3,&$/(1/$5*('6(&7,21DATE:PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSPK 2.1LEVEL 1 PARKING PLANDATE: Oct. 23, 2019 5$03'1$3.$3.$3.$3.$$$$%%%&&&&'%&&5$0383 '183&/,(171$0(352-(&71$0('$7(,668(':$75<'(6,*1,1&352-(&7180%(56+((76+((71$0(&,7<2)6$1/8,63$/0 1,3202363.$ /(9(/3$5.,1*3/$1 /(9(/3$5.,1*3/$16&$/( 1DATE: PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSPK 2.2LEVEL 2 PARKING PLANDATE: Oct. 23, 2019 5$03'15$03'1$3.$3.$3.$3.$$$$%%%&&&&'%&&5$0383$3.$3.$3.$3.$$$$%%%&&&&'%&&5$0383838383'183&/,(171$0(352-(&71$0('$7(,668(':$75<'(6,*1,1&352-(&7180%(56+((76+((71$0(&,7<2)6$1/8,63$/0 1,3202363.$ /(9(/ 3$5.,1*3/$16&$/( 1 /(9(/3$5.,1*3/$1 /(9(/3$5.,1*3/$1DATE:PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSPK 2.3LEVEL 3 & 4 PARKING PLANSDATE: Oct. 23, 2019 DPALM AND NIPOMO PARKING STRUCTUREL1.7&/,(171$0(352-(&71$0('$7(,668(':$75<'(6,*1,1&352-(&7180%(56+((76+((71$0(&,7<2)6$1/8,63$/0 1,3202363.$/(9(/ 393$5.,1*3/$16&$/( 1DATE: PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSPK 2.4LEVEL 5 & PV PARKING PLANSDATE: Oct. 23, 2019FUTURE PV ARRAY BYOTHERS5$03'15$03'1$3.$3.$3.$3.$$$%%%%&&&''%&$23(13/$11(')8785(39'13.$3.$3.$3.$$& 3/$11(')8785(393/$11(')8785(39$3.$3.$3.$3.$$$%%%%&&&''%&$23(1'13.$3.$3.$3.$& $ 39/(9(/3/$1 /(9(/3$5.,1*3/$1 DPALM AND NIPOMO PARKING STRUCTUREL1.8&/,(171$0(352-(&71$0('$7(,668(':$75<'(6,*1,1&352-(&7180%(56+((76+((71$0(&,7<2)6$1/8,63$/0 1,3202363.$%8,/',1*6(&7,216DATE: PALM AND NIPOMO PARKING STRUCTUREL1.2NIPOMO PLAZA & ENTRY CONCEPTSPK 3.1BUILDING SECTIONSDATE: Oct. 23, 2019)) /(9(/$/(9(//(9(//(9(/$$%%%&&'%&&/(9(/ &3$/0675((73/$=$/(9(//(9(//(9(//(9(//(9(//(9(/ 3$/0675((73/$=$/(9(/ 3.$/21*,78',1$/6(&7,21 3.$75$169(56(6(&7,21 DPALM AND NIPOMO PARKING STRUCTUREL1.9NORTH ELEVATION (PALM STREET)A1.1DATE: Oct. 23, 2019FCAGCDecorative Insert Relief TBDCDecorative Tile TBDBDFEPublic Tile Art TBDBase Tile TBDDCACCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCFUTURE PV ARRAY BYOTHERS DPALM AND NIPOMO PARKING STRUCTUREL1.10WEST ELEVATION (NIPOMO STREET)A1.2TEMPORARY SCREENINGDATE: Oct. 23, 2019FUTURE PV ARRAY BYOTHERS DPALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A1.3DATE: Oct. 23, 2019Future SLO Rep TheaterDecorative tile TBD DFBCGDCAOpen metal grids typ.Copper DomeFACGEFUTURE PV ARRAYBY OTHERS DPALM AND NIPOMO PARKING STRUCTUREL1.12EAST ELEVATION (ADJACENT PROPERTIES)A1.4DATE: Oct. 23, 2019FUTURE PV ARRAYBY OTHERS DATE: PALM AND NIPOMO PARKING STRUCTUREL1.10WEST ELEVATION (NIPOMO STREET) A1.5DATE: Oct. 23, 2019 DATE: July 5, 2019PALM AND NIPOMO PARKING STRUCTUREL1.12EAST ELEVATION (ADJACENT PROPERTIES)A1.4838383'183Oct. 23, 2019ADDITONAL SCREENING TOAVOID PROPERTY OVERLOOKPLAZA STAIR SCREENINGA1.6'1LEVEL 5LEVEL 4LEVEL 3 DPALM AND NIPOMO PARKING STRUCTUREL1.13EXTERIOR COLORS & MATERIALSA1.7DATE: Oct. 23, 2019 DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.1Oct. 23, 2019PLAZA FROM MONTEREY DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.1DATE: Oct. 23, 2019A2.2PLAZA FROM MONTEREY DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.2DATE: Oct. 23, 2019A2.3VIEW FROM NIPOMO DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.3DATE: Oct. 23, 2019A2.4VIEW FROM MONTEREY & NIPOMO DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.4DATE: Oct. 23, 2019A2.5VIEW FROM MONTEREY & NIPOMO (EXISTING TREES NOT SHOWN) DATE: PALM AND NIPOMO PARKING STRUCTUREL1.11SOUTH ELEVATION (NIPOMO PLAZA)A2.4DATE: Oct. 23, 2019A2.6VIEW FROM PALM & NIPOMO DPALM 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 STRUCTUREDATE: Oct. 23, 2019 DPALM 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 E H Y D R A N 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 PLANC2DATE: Oct. 23, 2019 DPALM 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&5POST-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)6,069 1,3642 (SEE NOTE 1)6,840 1,7543 (SEE NOTES 1 & 2)24,607 4,6004 (SEE NOTE 3)22,422 1,840TOTAL 59,938 9,469DMA 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(172-YEAR PEAK FLOW = 0.47 CFS5-YEAR PEAK FLOW = 0.60 CFS10-YEAR PEAK FLOW = 0.73 CFS3267'(9(/230(172-YEAR PEAK FLOW = 0.54 CFS5-YEAR PEAK FLOW = 0.69 CFS10-YEAR PEAK FLOW = 0.84 CFSSTORMWATER CONTROL PLANC3DATE: Oct. 23, 2019