HomeMy WebLinkAboutItem 4a. 55 Broad St. (ARCH-0386-2020)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A NEW 79,492 SF, THREE TO FOUR STORY PROJECT
CONSISTING OF 59 ROOMS BETWEEN TWO STRUCTURES, INCLUDING
PROPOSED CREEK SETBACK EXCEPTIONS, WITHIN THE PLANNED
DEVELOPMENT OVERLAY FOR THE RESIDENTIAL CARE FACILITY KNOWN AS
THE VILLAGES.
PROJECT ADDRESS: 55 Broad Street & BY: Kyle Bell, Associate Planner
625 Ramona Drive Phone Number: 805-781-7524
Email: kbell@slocity.org
FILE NUMBER: ARCH-0386-2020 FROM: Tyler Corey, Deputy Director
USE-0387-2020, PDEV-0001-2021
EID-0528-2021
RECOMMENDATION
Adopt the Draft Resolution (Attachment A) adopting the Initial Study/Mitigated Negative
Declaration and approving the project, based on findings and subject to conditions of
approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
Morrison I, LP
Jay Blatter
R-4-PD (High Density Residential,
within Planned Development
Overlay
High Density Residential
4.55 acres
An Initial Study of environmental
impact has been prepared with a
recommendation for a Mitigated
Negative Declaration (IS/MND)
SUMMARY
The project consists of the expansion of an existing Residential Care Facility (The
Villages) to provide two new three to four story structures consisting of a total of 59 rooms.
The proposed project includes the demolition of existing parking facilities to provide for
the new project and includes site improvements such as site access upgrades, and
associated landscaping. The project also includes the following exceptions: creek setback
of 20 feet for the upper-stories of Building A, and 28 feet for the upper-stories of Building
B, where 30 feet is the standard, creek setback for paving and grading, front yard
Meeting Date: 3/23/2021
Item Number: 4a
Time Estimate: 45 Minutes
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Item 4a
ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive
Planning Commission Report – March 23, 2022
exception of 7 feet where 10 feet is normally required, front yard parking exception,
parking in the creek setback, maximum building height deviation, abandonment or
relocation of an existing public stormdrain easement, monument signs, and trash
enclosure located within the street yard (Attachment B, Project Description).
The project is located within a Planned Development (PD) Overlay that was originally
established at this site to allow a student housing project. In 1997 the PD was amended
to allow the senior housing project that exists today. ‘The Villages’ Planned Development
currently consists of three three-story buildings, including: ‘Garden Creek’ an assisted
living facility with 64 rooms along Broad St., ‘The Oaks’ a 50-unit senior living facility along
Palomar Ave., and ‘The Palms’ a 127-unit senior living facility along Ramona Dr.
The project includes an amendment to the existing PD Precise Plan to address the two
new structures and a deviation from development standards1 to allow the maximum
height of Building A to be 45 feet and 3 inches, and the maximum height of Building B to
be 53 feet and 4 inches, where the maximum height is normally 35 feet (Attachment C,
Project Plans).
1.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project for consistency with the General
Plan, Zoning Regulations, Community Design Guidelines (CDG), Sign Regulations and
applicable City development standards. Planning Commi ssion (PC) review is required
for amendments to Planned Development to establish new buildings within the Final
Development Plan, in accordance with Zoning Regulations Section 17.48.090 (PDEV -
0001-2021), as well as the associated Minor Use Permit (USE-0387-2020) requesting to
establish a residential care facility within the R-4 zone.
1 Zoning Regulations Section 17.48.030.D. Deviation from Development Standards . The application
of the PD overlay zone to property may include the adjustment or modification, where necessary and
justifiable, of any applicable development standard of this Title 17 (e.g., building height, floor area ratio,
parcel size, parking, setbac ks, etc.)...
Figure 1: Rendering of project design from the corner of Ramona and Palomar.
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ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive
Planning Commission Report – March 23, 2022
2.0 BACKGROUND
The PD Overlay that was originally adopted by the City Council on January 4, 1965,
through Council Resolution No. 1367 (1965 Series) that included a Precise Plan to
construct three buildings for student housing. On April 27, 1988, the Planning
Commission approved an amendment to the Precise Plan to replace the third structure,
which had not yet been constructed, with a new three-story structure with 42 residential
units, known as ‘The Gardens’.
On May 20, 1997, the Planning Commission approved an additional amendment to the
PD Overlay to convert the three residential structures into a senior housing facility, which
remains as the current use today.
On November 16, 2004, the City Council approved an additional PD Amendment to add
two additional structures to the Precise Plan, with one residential structure to replace the
parking lot between Old Garden Creek and ‘The Palms’ along Ramona Dr. and a two -
story parking structure west of the creek along Palomar Ave., however, these two
structures were not constructed and the entitlement approval of these two structures have
since expired.
3.0 PREVIOUS REVIEW
On October 25, 2021, the Tree Committee (TC) reviewed the proposed tree removals
and compensatory planting plan (TC Report 10.25.21). The TC recommended that the
Planning Commission (PC) find the project consistent with the Tree Removal Regulations
(vote 4-0-1, Meeting Minutes).
On November 1, 2021, the Architectural Review Commission (ARC) reviewed the project
for consistency with the Community Design Guidelines (ARC Report 11.1.21). The ARC
continued the project to a date uncertain, and provided eleven directional items f or the
applicant and staff to address in the project plans (vote 4 -0-3, Meeting Minutes).
The applicant revised the project to address ARC comments, and on December 6, 2021,
the ARC reviewed the project for consistency with the CDG (ARC Report 12.6.21). The
ARC determined that the project was consistent with applicable design guidelines and
provided two design suggestions for the applicant to address related to building and site
design and recommended that the Planning Commission approve the project (6-0-1,
Meeting Minutes). The applicant has provided responses to the ARC’s suggestions which
are further discussed in Section 5.5 of this report.
On February 9, 2022, upon request by the applicant and staff the Planning Commission
(PC) continued the project to a date certain of March 23, 2022 (PC Report 2.9.22), to
allow more time for the applicant and staff to address questions regarding the proposed
conditions in the draft resolution (vote 6-0-1, Meeting Minutes).
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Item 4a
ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive
Planning Commission Report – March 23, 2022
4.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks
Street Yard (Ramona)
Corner Yard (Palomar)
Trash Enclosure (Palomar)
Side Yard
23.2 feet
7 feet
6.5 feet
12.7 feet
10 feet
10 feet
10 feet
10 feet
Creek Setback – Building A
First and Second Stories
Third and Fourth Stories
20 feet
20 feet
20 feet
30 feet
Creek Setback – Building B
First and Second Stories
Third and Fourth Stories
25 feet
28 feet
20 feet
30 feet
Maximum Height of Structures
Building A
Building B
45.25 feet
53.3 feet
35 feet
35 feet
Max Lot Coverage 33% (total) 60%
Affordable Housing In-lieu fee On-site or In-Lieu fee
Monument Sign
Zone
Height
Size
Illumination
Exception Requested
4.5 feet
24 square feet
Non-illuminated
Not allowed in R-4 zone
6 feet
24 square feet
Externally Illuminated
Vehicle and Bicycle Parking
Number of Vehicle Spaces
EV Spaces
37
3 (EV ready)
7 (EV capable)
28
1 (EV ready)
7 (EV capable)
Bicycle Spaces
Short-term
Long-term
2
6
2
5
Motorcycle Parking 3 1
*2019 Zoning Regulations
5.0 PROJECT ANALYSIS
The proposed improvements must conform to the intentions, standards and limitations of
the Zoning Regulations and Engineering Standards and be consistent with the applicable
CDG. Staff has evaluated the project’s consistency with relevant requirements and has
found it to be in substantial compliance, as discusse d in this analysis.
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5.1 Consistency with the General Plan
The Land Use Element designates the subject property as High Density Residential
intended to provide for high density residential development having locations and forms
that provide for attached dwellings in two- and three-story buildings, with common outdoor
areas and very compact private outdoor spaces. The Housing Element encourages the
creation of housing for those with special housing needs such as facilities for aging in
place in locations where public transit and commercial services are available. The project
is consistent with the General Plan Housing Element for this location since the project
proposes to expand an existing residential care facility that includes opportunity for
housing for the elderly and residential uses that are consistent with activities envisioned
by the High-Density Residential Land Use designation.
5.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, residential care facilities require
a Minor Use Permit to be constructed within the R-4 zone. Minor Use Permits require
specific findings regarding General Plan consistency, neighborhood compatibility,
findings for health, safety and welfare, and findings for site suitability regarding design,
traffic generation, and public services. The project design includes requests for deviations
from several development standards for the R-4 zone, as part of the PD Overlay (see
Section 4.0 Project Statistics).
Residential Care Facility: Residential Care Facilities are licensed by the State to provide
permanent living accommodations and 24-hour primarily non-medical care and
supervision for persons in need of personal services, supervision, protection, or
assistance for sustaining the activities of daily living. Living accommodations are shared
living quarters with or without separate kitchen or bathroom facilities for each room or
unit. This classification includes facilities that are operated for profit as well as those
operated by public or not-for-profit institutions, including hospices, nursing homes,
convalescent facilities, and group homes for minors, persons with disabilities, and people
in recovery from alcohol or drug addictions.
Consistent with requirements for consideration of a Minor Use Permit (Zoning Regulations
Section 17.110.070) for the proposed use, the project has been designed with
consideration of the existing topography to ensure that buildings appear lower toward the
nearby low-density neighborhood, with buildings primarily oriented toward the intersection
of Ramona Drive and Palomar Avenue. The project has been designed to protect the
privacy between neighboring residential uses and the care facility. The project design
incorporates specific design features to minimize potential impacts to and from adjacent
properties by orienting open areas for residents internal to the project site.
Maximum Building Height: Zoning Regulations Section 17.48.030.D stipulates that
projects within PD Overlays may incorporate deviations from development standards
such as maximum height, where determined necessary and justifiable to accommodate
the development of the project. The applicant is requesting a deviation from development
standards associated with the PD amendment to exceed the 35-foot height standard
within the R-4 zone. The project requests a maximum height of 45 feet and 3 inches for
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Building A, and a maximum height of 53 feet 4 inches for Building B, where normally
limited to 35 feet. Although the proposed project would be taller than surrounding
development, it would not impede any scenic views in the area, including Bishop Peak to
the northwest, Cerro San Luis to the southwest, or the Cal Poly “P” to the northeast. The
proposed project would also be similar in nature to the density and style of surrounding
high-density residential development in the vicinity. The project also includes a vegetative
screen along Ramona Drive and Palomar Avenue, which would conceal lower portions of
the buildings from the public right-of-way. For these reasons, the project would not
substantially degrade the existing visual character or quality of public views of the site,
nor would the project conflict with regulations that have been established for the purpose
of preserving scenic quality or resources, see the Initial Study/Mitigated Negative
Declaration Aesthetics section for a more in-depth analysis of the maximum building
height request.
Creek Setback Paving: The Zoning Regulations require a 20-foot setback from the top of
bank. Section 17.70.030.G states that replacement of existing paving within a creek
setback that existed on or before October 3, 1996 with new paving is not allowed unless
a discretionary approval is obtained. The proposed project is requesting to repave the
existing parking area on the east side of Old Garden Creek within the same footprint as
the existing parking area which results in the same 0-foot setback from the top of bank
for the pavement area in some areas (Attachment D, Creek Improvement Exhibit). Zoning
Regulations Section 17.70.030 stipulate that an exception to the creek setback
requirements may be considered where substantiated evidence is available that
demonstrates that there is no practical way to comply with the provisions and that no
other feasible alternatives will result in better implementation of other Zoning Regulations
or General Plan policies while allowing reasonable use of the site, subject to required
findings.
The project is limited to the repaving of an existing parking lot within the creek setback
which will have no impact to any biological resources. A biological resource assessment
was prepared by Keven Merk Associates, LLC (2021), and all recommended mitigation
measures to address any potential impacts to biological resources have been
incorporated into the Initial Study/Mitigated Negative Declaration. Redesign of the project
to avoid parking areas within the creek setback would deny the property owner
reasonable use of the property, because the existing parking lot that is to be repaved
provides for the required parking for the existing uses on the property, and the parking lot
cannot be redesigned in a way that would avoid encroaching in the creek setback and
satisfy the parking requirements for the property due to the odd configuration of the lot.
The project has been reviewed in accordance with the required findings for a creek
setback exception which have been incorporated into the draft resolution.
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Upper-Story Creek Setback: The proposed project is also requesting an exception for
Building A to encroach within the upper-story creek setback2 by 10 feet, resulting in a 20-
foot upper-story setback for the third floor, where 30 feet would normally be required; and
an exception for Building B to encroach by 2 feet, resulting in a 28-foot upper-story
setback, where 30 feet would normally be required (see Attachment C, Project Plans
Sheet A1.2). Zoning Regulations Section 17.70.030.G.4 stipulates that an exception to
the creek setback requirements may be considered where substantiated evidence
demonstrates that there is no practical way to comply with the provisions and that no
other feasible alternatives will result in better implementation of other Zoning Regulations
or General Plan policies while allowing reasonable use of the site, subject to required
findings. The City’s creek setback regulations provide provisions for setback exceptions
that are consistent with State and Federal Law, and the request does not result in any
specific adverse impact to the public health, safety, or the physical environment. No useful
purpose would be realized by requiring the full 30-foot creek setback for the upper stories
because no significant fire protection, emergency access, privacy, or biological resources
impacts would occur. A larger creek setback within the project design is not po ssible
without a substantial project redesign that could adversely affect site circulation, safety,
functionality, and the provision of housing consistent with City goals. Thus, the proposed
design exception is supportable in the larger context of achievi ng multiple City goals to
the extent possible.
Front Yard Setback: The Zoning Regulations require a street yard setback of 10 feet
within the R-4 zone, and 10 feet for additional street yards on corner lots (§17.18.020).
Due to the unique configuration of the lot, Building B is surrounded by two street frontages
and a creek. Zoning Regulations Section 17.70.170.D.1.b stipulates that new structures
that provide a creek setback larger than required may reduce the front yard setback
requirement by one foot for each additional foot of separation from the 20 -foot creek
setback3. Building B provides a 25-foot setback from the creek and is requesting a front
yard encroachment of 3 feet into the front yard (along Palomar Ave.) resulting in a 7 -foot
front yard setback where 10 feet would normally be required. The requested setback of 7
feet for Building B is consistent with the intent of Section 17.70.170.D.1.b.
2 Zoning Regulations § 17.70.030.E.3 Additional Upper Story Setbacks. Where the zone allows more
than two stories, an additional 10-foot step back (upper story building setback) shall be provided
beginning at the third story level. The upper story step back shall be provided along all building
elevations with creek-facing frontage
3 Zoning Regulations § 17.70.170.D.1.b Reduced Front or Street Side Setback for New Structure
Providing Additional Creek Setback. Where a new structure provides a rear or side creek setback
larger than required by these Zoning Regulations, the required front and/or street side setback,
respectively, shall be reduced by one foot for each one foot of additional creek setback, so long as the
front and street side setback is at least one-half that required by the zone in which the property is
located. Refer to the front and street side setback standards for each zone in Chapters 17.12 through
17.64, inclusive.
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ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive
Planning Commission Report – March 23, 2022
Front Yard Parking: Zoning Regulations Section 17.70.170.D.2.a stipulates that projects,
which require discretionary action, may request front yard setbacks to be reduced to zero
for unenclosed parking spaces4. The project requests a 3-foot setback along Ramona
Drive for two vehicle parking spaces and one motorcycle parking space, and a 7 -foot
setback along Palomar Avenue for seven vehicle parking spaces, where 20 feet would
normally be required. All parking spaces are unenclosed and do not exit dire ctly onto the
street right-of-way. The proposed parking layout is consistent with the existing conditions
of the property, and the project provides for the replacement of the existing parking lot
configuration for this portion of the site. The required findings for the front yard parking
exceptions have been incorporated into the draft resolution. Condition No. 15 requires
design improvements to the parking areas as viewed from the public right -of-way by
requiring a landscape buffer between the parking pavement and the back of sidewalk.
Trash Enclosure Setback: The proposed trash enclosure area consists of a CMU block
structure with a wood trellis covering intended to screen the location of the trash area
along Palomar Avenue. Typically, trash enclosures that are constructed with permanent
screening facilities are limited to a minimum of a 3 -foot setback from the public right-of-
way. The proposed trash enclosure provides a 5-foot setback from the public-right-of-way
and would be oriented away from the primary building entrances with the access gate
facing away from the street so that it does not interfere with on -site or off-site circulation
areas. Condition No. 15 requires design improvements to the trash enclosure as viewed
from the public right-of-way by requiring a landscape buffer between the enclosure and
the back of sidewalk.
Parking: The project provides 37 new parking spaces on site, which exceeds the parking
requirement of 28 spaces for the project. The proposed project and the existing structures
within the PD Overlay require a total of 143 parking spaces, and upon completion of the
two new structures, the project will provide a total of 152 parking spaces on-site for all
uses, which exceeds minimum parking requirements.
5.3 Stormdrain Easement Abandonment or Relocation
The project also includes the potential for the abandonment or relocation of an existing
public storm drain easement. It has been discovered that the stormdrain pipe may not
fall entirely within the mapped easement. The development project has been condi tioned
to correct any mapping discrepancies, complete any required public storm drain
relocation, or might propose the conversion of the existing public system that is located
on private property to private maintenance to allow the piping to be located und er the
proposed structure.
4 Zoning Regulations 17.70.170.D.2.a Reduced Front and Street Side Setbacks. Upon approval of a
Director’s Action, or in conjunction with tandem parking approval, the Director may allow front and/or
street side setbacks to be reduced to zero for unenclosed parking spaces.
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Item 4a
ARCH-0386-2020 – 55 Broad Street & 625 Ramona Drive
Planning Commission Report – March 23, 2022
5.4 Consistency with the Sign Regulations
The Sign Regulations are intended to protect and enhance the character of the
community against visual blight and the proliferation of signs, which can seriously detract
from the pleasure of observing the natural scenic beauty of San Luis Obispo. Signs have
an important design component and must be architecturally compatible with the character
of surrounding development. It is the intent of the Sign Regulations to regulate the time,
place and manner under which signs are permitted, and not the content of si gnage.
Content shall not be used as a basis for determining whether or not a proposed sign may
be permitted.
The 2019 Sign Regulations Section 15.40.460.A (Sign Standards by District) identifies
the sign types and size limitations for signs in the R-4 zone. The Sign Regulations only
allow for wall signs, hanging/suspended signs, freestanding post signs, and flags, with a
cumulative area of 20 square feet (SF). Monument signs are not identified as a sign type
allowed in the R-4 zone, and therefore a sign program is required. A sign program has
been presented as an opportunity to allow monument sign s within this property. The
applicant has proposed three additional monument signs with 24 SF of area each, in
addition to the two existing monument signs on the property (Broad Street), resulting in a
cumulative signage area of 120 SF. Each monument sign has a maximum height of 4.5
feet, where 6 feet is normally allowed for monument signs (Attachment C, Project Plans
Sheet A6.1). Exceptions to the Sign Regulations are subject to Section 15.40.610
(Findings for Approval of an Exception) and granting an exception must meet all of the
required findings5. The ARC reviewed the sign exceptions at the December 6, 2021
hearing, and did not identify any concerns with the proposal; therefore, staff has
incorporated the required findings as part of the draft resolution to this report for the PC’s
consideration.
5.5 Architectural Review Commission Directional Items
The ARC found the project consistent with the CDGs and provided two suggestions for
the applicant to consider incorporating into the project design to be reviewed and
evaluated by the PC prior to taking final action on the project:
ARC Directional Item #1: Consider a material change to the wainscoting on the base of
Building A - veering and cap to add more authenticity.
ARC Directional Item #2: Consider a plane change on Building A such as adding a
smooth surface like faux stone, cast concrete, or incorporate matching tile.
Response: The applicant has noted these suggestions and intends to address these
comments upon building permit submittal. Staff recommends Condition No. 7 which
requires that plans submitted for a building permit, shall incorporate the design
5 Sign Regulations Section 15.40.610: Findings for Approva l of an Exception: C: The exception is
consistent with the intent and purpose of the sign regulations (see Section 15.40.110) and will not
constitute a grant of special privilege or entitlement inconsistent with limitations applied to other
properties in the vicinity with the same zoning. D: The sign exception is for superior design will not
result in visual clutter and is consistent with the intent and purpose of these Sign Regulations.
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considerations as described at the ARC hearing on December 6, 2021, and the final
designs of the proposed project shall be modified to incorporate the ARC
recommendations, subject to the satisfaction of the Community Development Director.
6.0 CONSISTENCY COVID-19 ORDERS & CURRENT FISCAL CONTINGENCY PLAN
This activity is presently allowed under the State and Local emergency orders associated
with COVID-19. This Project and associated staff work will be reimbursed by the
Developer directly or indirectly through fees and therefore consistent with the gui dance
of the City’s Fiscal Health Contingency Plan.
7.0 ENVIRONMENTAL REVIEW
An Initial Study (IS) has been prepared in accordance with the California Environmental
Quality Act (CEQA) to evaluate the potential environmental effects of the proposed
project. A Mitigated Negative Declaration (MND) is recommended for adoption (Initial
Study/Mitigated Negative Declaration). The IS-MND identifies that the project would
potentially affect the following environmental factors unless mitigated: air quality,
biological resources, cultural resources, greenhouse gas emissions, hazards and
hazardous materials, hydrology and water quality, land use planning, noise, tribal cultural
resources, and utilities and service systems. Mitigation measures have been identified to
reduce these potential impacts to less than significant, including, but not limited to,
standard idling restrictions, dust control measures, preparation of a geologic investigation
for asbestos containing materials, and implementation of best management controls for
construction traffic and noise. Based on the project’s location and proposed ground
disturbance, the project may have the potential to impact previously unidentified cultural
materials during subsurface grading and excavation activities. Mitigation measures have
been identified to require cultural resource awareness training of all construction
personnel and preparation of an archaeological monitoring plan that would ensure an
immediate halt work order shall be issued in the event that historical or archaeological
remains are discovered. With incorporation of mitigation measures, potential
environmental effects of the project would not directly or indirectly result in any substantial
adverse effects on the environment.
A 30-day public review period extended from October 21, 2021 through November 22,
2021, and comments were received from the Air Pollution Control District (APCD). APCD
communicated their support of the project as infill development consistent with San Luis
Obispo Council of Government’s Reginal Transportation Plan and Sustainable
Communities Strategy and identified minor discrepancies in the Initial Study including an
overestimation of emissions. The Initial Study has been corrected to address APCD
comments (Revised IS/MND, link below).
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2192
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8.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including
Planning, Engineering, Transportation, Building, City Arborist, Utilities, and Fire. Staff has
not identified any unusual site conditions or circumstances that would require special
conditions. Other comments have been incorporated into the draft resolution as
conditions of approval.
9.0 ALTERNATIVES
9.1 Continue project. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
9.2 Deny the project. An action denying the project should include findings that cite
the basis for denial and should reference inconsistency with the General Plan,
Community Design Guidelines, Sign Regulations, Zoning Regulations or other
policy documents.
10.0 ATTACHMENTS
1. Draft Resolution
2. Project Description
3. Project Plans
4. Creek Improvement Exhibit
Page 19 of 215
Page 20 of 215
RESOLUTION NO. PC-XXXX-22
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE EXPANSION OF AN EXISTING
RESIDENTIAL CARE FACILITY (THE VILLAGES) TO PROVIDE TWO
NEW THREE- AND FOUR-STORY STRUCTURES CONSISTING OF A
TOTAL OF 59 ROOMS. PROJECT INCLUDES AN AMENDMENT TO THE
EXISTING PLANNED DEVELOPMENT PRECISE PLAN, THE PROJECT
ALSO INCLUDES THE FOLLOWING EXCEPTIONS: CREEK SETBACK
OF 20 FEET FOR THE UPPER STORIES OF BUILDING A, CREEK
SETBACK 28 FEET FOR THE UPPER STORIES OF BUILDING B,
CREEK SETBACK FOR PAVING AND GRADING, FRONT YARD
EXCEPTION OF 7 FEET WHERE 10 FEET IS NORMALLY REQUIRED,
FRONT YARD PARKING EXCEPTION, PARKING IN THE CREEK
SETBACK, MAXIMUM BUILDING HEIGHT DEVIATION,
ABANDONMENT OR RELOCATION OF AN EXISTING PUBLIC
STORMDRAIN EASEMENT, MONUMENT SIGNS, AND TRASH
ENCLOSURE LOCATED WITHIN THE STREET YARD. THE PROJECT
INCLUDES A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED MARCH 23, 2022 (55 BROAD
STREET, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-
0528-2021)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on February 10, 1965, approved the Precise Plan for the Planned
Development located at 71 North Broad Street , pursuant to Resolution No. 1367 (1965
Series); Tropicana Housing, Ltd, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on April 27, 1988, to amend the Precise Plan to modify the third
structure into a three story building with 42 residential units, known as ‘The Gardens’,
pursuant to Planning Commission Resolution No. 1369, Tropicana Housing, Ltd,
applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 20, 1997, to amend the Precise Plan to convert the student housing
residences into an assisting living center for senior housing, pursuant to Resolution No.
8673 (1997); and
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Resolution No. PC-XXXX-22
55 Broad Street, ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021
Page 2
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web
based public hearing on October 25, 2021, recommending the Planning Commission find
the project consistent with the Tree Removal Ordinance, pursuant to a proceeding
instituted under ARCH-0386-2020, Morrison I, LP, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on November 1, 2021, continuing the project to a
date uncertain to address eleven directional items for consistency with the Community
Design Guidelines, pursuant to a proceeding instituted under ARCH-0506-2019, Morrison
I, LP, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on December 6, 2021, recommending approval of
the project to the Planning Commission based on consistency with the Community Design
Guidelines, pursuant to a proceeding instituted under ARCH-0506-2019, Morrison I, LP,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based public hearing on February 9, 2022, recommending a continuance to a date
certain on March 23, 2022 to address questions regarding the proposed conditions on the
project, pursuant to a proceeding instituted under ARCH-0386-2020, USE-0387-2020,
PDEV-0001-2021, & EID-0528-2021, Morrison I, LP, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based public hearing on March 23, 2022, pursuant to a proceeding instituted under
ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-2021, Morrison I, LP,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to
the project (ARCH-0386-2020, USE-0387-2020, & PDEV-0001-2021), based on the
following findings:
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1. The project is consistent with the Land Use Element (LUE) because the project
provides multi-family dwellings which is consistent with uses intended for the High-
Density Residential land use designation (LUE Table 1). The project is also
consistent with the Circulation Element (CE) where new development is required to
provide fair share responsibility for improvements to the street, bike, lanes, sidewalks
and incorporates traffic calming measures to accomplish the objectives of the
General Plan.
2. As conditioned, the project is consistent with the Zoning Regulation s because the
proposed building design complies with the development standards for the project
within the High Density Residential (R-4) zone (Municipal Code Chapter 17.22).
3. The proposed Planned Development Precise Plan amendment is consistent with
Council Resolution No. 1367 (1965 Series) and Council Resolution No. 8673 (1997)
because the amendment is limited to changes in the size and position of structures
and does not include any changes to the overall density or land uses of the project
site.
Minor Use Permit Findings
4. As conditioned, the establishment, maintenance, or operation of the proposed project
will not, in the circumstances of this particular case, be detrimental to the health,
safety, or general welfare of persons residing or working in the vicinity of the proposed
use, or detrimental or injurious to property and improvements in the neighborhood or
to the general welfare of the City because the project has been designed to address
noise, glare, and pedestrian traffic through the orientation of the building and internal
pedestrian connections to the street and adjacent uses. The project is compatible
and consistent with the mix of residential and non-residential uses in the
neighborhood.
5. As conditioned, the proposed project is consistent with the General Plan Housing
Element for this location since the project proposes to expand an existing residential
care facility that includes opportunity for housing for the elderly and residential uses
that are consistent with activities envisioned by the High-Density Residential Land
Use designation.
6. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the R-4 zone
and in accordance with allowances under Chapter 17.48 (Planned Development
Overlay Zone). The proposed uses are compatible with the project site and with
existing and potential uses in the vicinity which include religious facilities, commercial
retail, and residential uses.
7. As conditioned, the residential care facility is compatible at this location because the
project is located in an area that has been de veloped with residential and non-
residential uses to the east and north. The project is compatible with existing and
future land uses in the vicinity because the project has been designed to reflect high-
density residential development with open space areas that are located internal to
the site.
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8. The site is physically suitable in terms of public utilities, traffic generation, and public
emergency vehicle access, because the proposed project is within an existing
developed neighborhood that provides adequate utilities, vehicle parking, and site
circulation. The site is adequate for the project in terms of size, configuration,
topography, and other applicable features, and has appropriate access to public
streets with adequate capacity to accommodate the quant ity and type of traffic
expected to be generated by the use.
Development Review Findings
9. As conditioned, the project is consistent with the Community Design Guidelines for
infill development because the architectural style is complementary to the
surrounding neighborhood and is designed consistent with the prevailing building
height and setback pattern of the neighborhood.
10. As conditioned, the project design is consistent with the Community Design
Guidelines by providing a variety of architectural treatments that add visual interest
and articulation to the building design that are compatible with the design and scale
of the existing structures in the surrounding neighborhood (CDG, Chapter 5.3).
11. As conditioned, the project respects the privacy of adjacent residences through
appropriate building orientation and windows that minimize overlook and do not
impair the privacy of the indoor or outdoor living space of neighboring structures.
12. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development
is designed in a manner that does not deprive reasonable solar access to adjacent
properties. The project incorporates vertical and horizontal wall plan offsets, w hich
provide a high-quality and aesthetically pleasing architectural design.
Planned Development (PD) Overlay Findings
13. The proposed PD amendment providing for the two new structures is consistent with
the General Plan because it provides for the expansion of an existing residential care
facility for seniors, which is consistent with the intent of the High -Density Residential
Land Use Designation for the property.
14. The expansion of the existing residential care facility is allowed use within the High-
Density Residential zone.
15. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations other than the requested deviation from development standards to allow
a greater maximum height for the buildings in accordance wit h Zoning Regulations
§17.48.030.D that allows for deviations within PD-Overlay zoning where determined
necessary and justifiable to accommodate the development of the project.
16. As conditioned, the proposed modifications to the development standards of these
Zoning Regulations are necessary and appropriate to accommodate the superior
design of the proposed project, and the project design is compatibility with adjacent
land uses.
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17. As conditioned, the project design complies with all applicable Community Design
Guidelines.
18. All affected public facilities, services, and utilities are adequate to serve the proposed
project site.
19. The location, size, site planning, building design features, and operating
characteristics of the project are highly suited to the characteristics of the site and
surrounding neighborhood, and is compatible with the character of the site for land
uses and development intended for the surrounding neighborhood by the General
Plan.
20. The site is adequate for the project in terms of size, configur ation, topography, and
other applicable features.
21. The PD amendment provides a community benefit by providing senior housing for
citizens to age in place which directly implements objectives of the General Plan
Housing Element for special needs housing.
22. The community benefit of providing additional senior housing does not principally
benefit the project or occupants of the project, but rather provide s a district or area-
wide benefit within San Luis Obispo.
23. The site has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use .
24. The establishment, maintenance, or operation of the proposed project will not, in the
circumstances of the particular case, be detrimental to the health, safety, or general
welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City.
Creek Setback Exception Findings
25. As conditioned, the location and design of Buildings A and B, and the proposed
parking areas receiving the creek setback exception will minimize impacts to scenic
resources, water quality, and riparian habitat, including opportunities for wildlife
habitation, rest, and movement, because the project includes the implementation of
Mitigation Measures BIO-1 through BIO-7 that requires a qualified biologist to ensure
no sensitive species are disturbed on the site prior to construction activities
associated with the project.
26. As conditioned, the exceptions for portions of Building A to reduce the upper story
setback requirement to 20 feet, and portions of Building B to reduce the upper story
setback requirement to 28 feet, where 30 feet is normally required, as well as the
proposed parking area within the creek setback will not limit the City’s design options
for providing flood control measures that are needed to achieve adopted City flood
policies.
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27. The exceptions will not prevent the implementation of City-adopted plans, nor
increase the adverse environmental effects of implementing such plans because the
new structures exceed the minimum setback requirement of 20 feet from the top of
bank, and the exceptions are only for the third and fourth stories of the buildings, and
the proposed parking area is intended to replace an existing parking area within the
creek setback.
28. There are circumstances applying to the site, such as a greater setback requirement
than other properties in the vicinity due to multiple street frontages, that would deprive
the property of privileges enjoyed by other property in the vicinity with the same
zoning.
29. The exceptions will not constitute a grant of special privilege because the parking
area is to replace an existing parking area within the creek setback, and the upper
story setback exceptions for Buildings A and B are considered minor.
30. The exception will not be detrimental to the public welfare or injurious to other
property in the area of the project or downstream, because the project includes the
implementation of Mitigation Measures BIO -6 and BIO-7 that require training of
construction workers to avoid impacts to the creek corridor, riparian habitat, nesting
birds, or any other wildlife prior to initiating construction.
31. A larger creek setback within the project design is not possible without a substantial
project redesign that could adversely affect site circulation, safety, functionality, and
the provision of housing consistent with City goals.
Sign Program Findings
32. The project site provides unusual circumstances which make strict adherence to the
sign regulations impractical, as the project consists of an expansion of an existing
residential care facility within a residential zone with three street frontages. The
proposed sign program represents an innovative design consistent with the
architectural style of the project.
33. The sign program is consistent with the intent and purpose of the Sign Regulations
as each sign is consistent with all other limitations regarding number and size of signs
allowed for the specific sign types (monument signs). The architectural style of the
project has been designed to accommodate signage for the property that would
provide sufficient visibility to the public.
34. The proposed signs consist of a superior design that complies with the Design
Principles of the Sign Regulations that do not result in clutter or excessively sized
signage in comparison to the other structures in the vicinity. The proposed signs have
been reviewed by the Architectural Review Commission and found to be consistent
with the intent of the Sign Regulations and Community Design Guidelines.
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SECTION 2. Environmental Review. An Initial Study/Mitigated Negative
Declaration (IS/MND) has been prepared in accordance with the California Environmental
Quality Act (CEQA) to evaluate the potential environmental effects of the proposed
project. Minor clarifications have been incorporated into the IS/MND following receipt of
comments on the publicly circulated draft, and these minor clarifications support the
impact determinations and conclusions of the Public Draft Initial Study, do not result in
any modification of mitigation measures, and do not warrant recirculation of the IS/MND.
The Planning Commission hereby adopts the IS/MND and associated Mitigation,
Monitoring, and Reporting Program, based on incorporation of the following mitigation
measures, which will reduce potential environmental impacts to less than significant.
Air Quality
AQ -1 During all construction activities and use of diesel vehicles, the Applicant shall
implement the following idling control techniques:
1. Idling Restrictions Near Sensitive Receptors for Both On- and Off-Road
Equipment
a. Staging and queuing areas shall not be lo cated within 1,000 feet of
sensitive receptors if feasible;
b. Diesel idling within 1,000 feet of sensitive receptors shall not be
permitted;
c. Use of alternative fueled equipment shall be used whenever
possible; and
d. Signs that specify the no idling requirements shall be posted and
enforced at the construction site.
2. California Diesel Idling Regulations. On-road diesel vehicles shall comply
with Section 2485 of Title 13 of the California Code of Regulations. This
regulation limits idling from diesel-fueled commercial motor vehicles with
gross vehicular weight ratings of more than 10,000 pounds and licensed for
operation on highways. It applies to California and non -California based
vehicles. In general, the regulation specifies that drivers of said vehicles:
a. Shall not idle the vehicle’s primary diesel engine for greater than 5
minutes at any location, except as noted in Subsection (d) of the
regulation; and
b. Shall not operate a diesel-fueled auxiliary power system (APS) to
power a heater, air conditioner, or any ancillary equipment on that
vehicle during sleeping or resting in a sleeper berth for greater than
5 minutes at any location when within 1,000 feet of a restricted area,
except as noted in Subsection (d) of the regulation.
Signs must be posted in the designated queuing areas and job sites to
remind drivers of the 5-minute idling limit. The specific requirements and
exceptions in the regulation can be reviewed at the following website:
http://www.arb.ca.gov/msprog/truck-idling/2485.pdf.
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AQ -2 During all construction and ground-disturbing activities, the Applicant shall
implement the following particulate matter control measures and detail each
measure on the project grading and building plans:
1. Reduce the amount of disturbed area where possible.
2. Use water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site and from exceeding the San Luis Obispo
County Air Pollution Control District (SLOAPCD) limit of 20% opacity for no
greater than 3 minutes in any 60-minute period. Increased watering
frequency shall be required whenever wind speeds exceed 15 miles per
hour (mph) and cessation of grading activities during pe riods of winds over
25 mph. Reclaimed (non-potable) water is to be used in all construction and
dust-control work.
3. All dirt stockpile areas (if any) shall be sprayed daily and covered with tarps
or other dust barriers as needed.
4. Permanent dust control measures identified in the approved project
revegetation and landscape plans shall be implemented as soon as
possible, following completion of any soil-disturbing activities.
5. Exposed grounds that are planned to be reworked at dates greater than 1
month after initial grading shall be sown with a fast-germinating, non-
invasive, grass seed and watered until vegetation is established.
6. All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical binders, jute netting, or other m ethods approved in
advance by the SLOAPCD.
7. All roadways, driveways, sidewalks, etc. to be paved shall be completed as
soon as possible. In addition, building pads shall be laid as soon as possible
after grading unless seeding or soil binders are used.
8. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
9. All trucks hauling dirt, sand, soil, or other loose materials are to be covered
or shall maintain at least 2 feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with California Vehicle
Code Section 23114.
10. Install wheel washers where vehicles enter and exit unpaved roads onto
streets or wash off trucks and equipment leaving the site. Sweep streets at
the end of each day if visible soil material is carried onto adjacent paved
roads.
11. Water sweepers shall be used with reclaimed water where feasible. Roads
shall be pre-wetted prior to sweeping when feasible.
12. All PM10 mitigation measures required shall be shown on grading and
building plans.
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13. The contractor or builder shall designate a person or persons to monitor the
fugitive dust emissions and enhance the implementation of the measures
as necessary to minimize dust complaints, reduce visible emissions below
the SLOAPCD limit of 20% opacity for no greater than 3 minutes in any 60 -
minute period. Their duties shall include holidays and weekend periods
when work may not be in progress. The name and telephone number of
such persons shall be provided to the SLOAPCD Compliance Division prior
to the start of any site preparation, grading, or earthwork.
14. All off-road construction equipment shall be Tier 3 or higher.
AQ -3 Prior to initiation of site preparation/construction activities, the Applicant shall retain
a registered geologist to conduct a geologic evaluation of the property including
sampling and testing for naturally occurring asbestos in full compliance with
California Air Resources Board (CARB) Air Toxics Control Meas ure (ATCM) for
Construction, Grading, Quarrying, and Surface Mining Operations (CARB ATCM
Section 93105) and SLOAPCD requirements. This geologic evaluation shall be
submitted to the City Community Development Department upon completion. If the
geologic evaluation determines that the project would not have the potential to
disturb naturally occurring asbestos (NOA), the Applicant must file an Asbestos
ATCM exemption request with the SLOAPCD.
AQ -4 If NOA are determined to be present on-site, proposed earthwork and construction
activities shall be conducted in full compliance with the various regulatory
jurisdictions regarding NOA, including the CARB ATCM for Construction, Grading,
Quarrying, and Surface Mining Operations (CARB ATCM Section 93105) and
requirements stipulated in the National Emission Standards for Hazardous Air
Pollutants (NESHAP) (40 Code of Federal Regulations 61, Subpart M – Asbestos).
These requirements include, but are not limited to, the following:
1. Written notification, within at least 10 business days of activities
commencing, to the SLOAPCD;
2. Preparation of an asbestos survey conducted by a Certified Asbestos
Consultant; and
3. Implementation of applicable removal and disposal protocol and
requirements for identified NOA.
Monitoring Program: Measures AQ-1 through AQ-4 shall be incorporated into project
grading and building plans for review and approval by the City Community Development
Department. Compliance shall be verified by the City during regular inspections, in
coordination with the SLOAPCD, as necessary. The applicant shall submit the geologic
evaluation detailed in measure AQ-3 to the City Community Development Department
upon completion.
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Biological Resources
BIO-1 Obscure Bumble Bee. Prior to any site disturbance and/or construction activities
associated with the proposed project, the Applicant shall retain a City -approved
qualified biologist to conduct preconstruction survey(s) for obscure bumble bee
within suitable habitat areas (e.g., small mammal burrows, thatched/bunch
grasses, upland scrubs, brush piles, unmowed/overgrown areas, dead trees,
hollow logs, etc.) on the project site and areas within 50 feet of the project site. At
a minimum, the survey effort shall include visual search methods targeting colonies
or individuals. Upon completion of the surveys, the biologist shall prepare a survey
report summarizing the findings and submit it to the City Community Development
Department.
If the survey(s) establish presence of obscure bumble b ee within the areas of
disturbance, the Applicant shall retain a City-approved biologist to prepare a
Biological Resources Management Plan (Management Plan) subject to review and
approval of the City Community Development Department in coordination with the
California Department of Fish and Wildlife (CDFW). The Management Plan shall
include avoidance measures to conduct project activities in such a manner that
avoids physical disturbances to the colony/nest site, including a minimum 50 -foot
no disturbance buffer to avoid take and potentially significant impacts. Upon
approval by the City Community Development Department and prior to and during
construction, the Management Plan shall be implemented to ensure potentially
significant impacts to the obscure bumble bee are avoided. Following approval,
avoidance measures included in the Management Plan shall be implemented at
appropriate times during construction activities.
BIO-2 Northern California Legless Lizard. Between 2 and 4 weeks prior to initiation of
construction activities, a City-approved biologist shall conduct surveys for northern
California legless lizards. The surveyor shall utilize hand search or cover board
methods in areas of disturbance where northern California legless lizards are
expected to be found (e.g., under shrubs, other vegetation, or debris within the
ornamental and riparian habitats on-site). If cover board methods are used, they
shall commence at least 30 days prior to the start of construction. Hand search
surveys shall be completed immediately prior to and during grading activities.
During grading activities, the City-approved biologist shall walk behind the grading
equipment to capture legless lizards that are unearthed by the equipment. The
surveyor shall capture and relocate any legless lizards or other reptiles observed
during the survey effort. The captured individuals shall be relocated from the
construction area and placed in suitable habitat on -site but outside of the work
area. Following the survey and monitoring efforts, the City-approved biologist shall
submit to the City a project completion report that documents the number of
northern California legless lizards and other reptiles captured and relocated, and
the number of legless lizards or other reptiles taken during gradin g activities.
Observations of these species or other special-status species shall be documented
on California Natural Diversity Database (CNDDB) forms and submitted to the
CDFW upon project completion.
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BIO-3 Tree Replacement. In accordance with the City’s Municipal Code for Tree Removal
(12.24.090), trees that are removed with a minimum diameter at breast height
(dbh) of 3 inches shall be replaced at a 1:1 ratio on-site. A compensatory tree
planting program shall be developed and implemented and shall inclu de areas
within the creek setback area. Additional tree planting shall take place within the
development as part of the landscaping effort to mitigate all tree removal on the
site. The Applicant shall meet the final specifications of the City’s municipal c ode
for tree protection and replacement to receive permit approval.
BIO-4 Migratory Birds. If any ground disturbance will occur during the nesting bird season
(February 1–September 15), prior to any ground-disturbing activity, a
preconstruction nesting bird survey shall be conducted by a qualified biologist
within 1 week prior to the start of activities. If nesting birds are located on or near
the project site, they shall be avoided until they have successfully fledged, or the
nest is no longer deemed active. A non-disturbance buffer of 50 feet will be
implemented for non-listed, passerine species and a 250-foot buffer will be
implemented for raptor species. No construction activities will be permitted within
established nesting bird buffers until a qualifie d biologist has determined that the
young have fledged or that proposed construction activities would not cause
adverse impacts to the nest, adults, eggs, or young. If special-status avian species
are identified, no work shall be conducted until an appropriate buffer is determined
in consultation with the City and the U.S. Fish and Wildlife Service (USFWS) and/or
CDFW.
BIO-5 Roosting Bat Surveys. Within 2 weeks prior to removal of any trees, a qualified
biologist shall survey the proposed trees to be removed to identify if roosting bats
are present. If bats are found to be roosting, tree removal will be postponed until
such time that roosting bats are no longer present. If postponement is not feasible,
a Bat Exclusion Plan shall be prepared by a qualified biologist and submitted to
the CDFW and the City for review and approval prior to construction. At a minimum,
the exclusion plan shall describe the proposed action, background on the surveys
conducted to date, installation and removal of exclusion materials, and the
reporting process.
BIO-6 Worker Environmental Awareness Program. As an additional protection measure
to avoid impacts to the creek corridor, riparian habitat, nesting birds, and other
wildlife, the project Applicant shall have a City-qualified biologist prepare a Worker
Environmental Awareness Program that will be presented to all project personnel
prior to the start of construction. This program shall detail measures to avoid
impacts on biological resources and shall include a description of speci al-status
species potentially occurring on the project site and their natural history, the status
of the species and their protection under environmental laws and regulations, and
the penalties for take. Review of the erosion and sediment control measures (see
Mitigation Measure BIO-7), as well as any other appropriate recommendations,
shall be given as actions to avoid impacts to all wildlife during construction. Other
aspects of the training shall include a description of general measures to protect
wildlife, including:
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1. Delineation of the allowable work area, staging areas, access points, and
limits to vehicle access;
2. Storage of all pipes, metal tubing, or similar materials stored or stacked on
the project site for one or more overnight periods shall be either securely
capped before storage or thoroughly inspected for wildlife before the
materials are moved, buried, capped, or otherwise used.
3. Inspected of materials stored on-site, such as lumber, plywood, and rolls of
silt fence, for wildlife that may have sheltered under or within the materials;
4. Use of netting to exclude birds from nesting in construction materials;
5. Constructing escape ramps in all excavations and trenches more than 6 -
inches deep;
6. Contact information for the City-approved biologist and instructions should
any wildlife species be detected in the work site;
7. Dust suppression methods during construction activities when necessary to
meet air quality standards and protect biological resources; and
8. Methods for containment of food-related trash items (e.g., wrappers, cans,
bottles, food scraps), small construction debris (e.g., nails, bits of metal and
plastic), and other human-generated debris (e.g., cigarette butts) in animal-
proof containers and removal from the site on a weekly basis.
All project personnel who have attended the training shall sign an attendance
sheet. The program shall be repeated for any new crews that arrive subsequently
on the site.
BIO-7 Riparian Area. Prior to ground disturbance or other construction activity, the
proposed 25- to 28-foot setback from the Old Garden Creek top of bank shall be
identified on all construction plans and shall be mapped on-site through installation
of protective fencing or other measures to demarcate the limits of construction in
proximity to Old Garden Creek.
Monitoring Program: The survey requirements of Mitigation Measures BIO -1, BIO-2,
BIO-4, and BIO-5 and delineation requirements of Mitigation Measure BIO-7 shall be
incorporated into the project grading and building plans for review and approval by the
City Community Development Department. Compliance shall be verified through
submittal of an obscure bumble bee survey report, a northern California legless lizard
survey report, a preconstruction nesting bird survey report, and a roosting bat survey
report to the City Community Development Department. Mitigation Measure BIO-6
requires construction personnel to participate in environmental awareness training and
sign a sign-in sheet following the training. The sign-in sheet shall be submitted to the City
Community Development Department to confirm that all construction personnel have
attended. Compliance shall be verified by the City prior to the start of construction and
during regular inspections, as necessary.
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Cultural Resources
CR-1 Prior to construction activities, a City-qualified archaeologist shall conduct cultural
resource awareness training for all construction personnel, including the following:
1. Review the types of archaeological artifacts that may be uncovered;
2. Provide examples of common archaeological artifacts to examine;
3. Review what makes an archaeological resource significant to
archaeologists and local Native Americans;
4. Describe procedures for notifying involved or interested parties in case of a
new discovery;
5. Describe reporting requirements and responsibilities of construction
personnel;
6. Review procedures that shall be used to record, evaluate, and mitigate new
discoveries; and
7. Describe procedures that would be followed in the case of discovery of
disturbed as well as intact human burials and burial-associated artifacts.
CR-2 If cultural resources are encountered during subsurface earthwork activities, all
ground-disturbing activities within a 25-foot radius of the find shall cease and the
City shall be notified immediately. Work shall not continue until a City-qualified
archaeologist assesses the find and determines the need for further study. If the
find includes Native American-affiliated materials, a local Native American tribal
representative will be contacted to work in conjunction with the City-approved
archaeologist to determine the need for further study. A standard inadvertent
discovery clause shall be included in every grading and construction contract to
inform contractors of this requirement. Any previously unidentified resources found
during construction shall be recorded on appropriate California Department of
Parks and Recreation (DPR) forms and evaluated for significance in terms of
California Environmental Quality Act (CEQA) criteria by a qualified archaeologist.
If the resource is determined significant under CEQA, the qualified archaeologist
shall prepare and implement a research design and archaeological data recovery
plan, in conjunction with locally affiliated Native American representative(s) as
necessary, that will capture those categories of data for which the site is significant.
The archaeologist shall also perform appropriate technical analysis, prepare a
comprehensive report, and file it with the Central Coast Information Center (CCIC),
located at the University of California, Santa Barbara, and provide for the
permanent curation of the recovered materials.
CR-3 In the event that human remains are exposed during ground -disturbing activities
associated with the project, an immediate halt work order shall be issued, and the
City Community Development Director and locally affiliated Native American
representative(s) (as necessary) shall be notified. California Health and Safety
Code Section 7050.5 requires that no further disturbance of the site or an y nearby
area reasonably suspected to overlie adjacent human remains shall occur until the
County Coroner has made the necessary findings as to origin and disposition
pursuant to Public Resources Code (PRC) Section 5097.98. If the remains are
determined to be of Native American descent, the coroner shall notify the Native
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American Heritage Commission within 24 hours. These requirements shall be
printed on all building and grading plans.
Monitoring Program: The conditions in Mitigation Measures CR-1 through CR-3 shall
be noted on all grading and construction plans. The City shall review and approve the
City-qualified archaeologist consistent with the Archaeological Resource Preservation
Program Guidelines.
Greenhouse Gas Emissions
Implement Mitigation Measures AQ-1.
GHG-1 A Greenhouse Gas Reduction Plan (GGRP) shall be prepared for the proposed
project and shall be submitted to the City for review and approval prior to issuance
of grading or building permits. The GGRP shall require annual impacts to be
quantified over the life of the project to also account for reduction in project impacts
due to future emission reduction technology that is included in the California
Emissions Estimator Model (CalEEMod) and shall reduce annual greenhouse gas
(GHG) emissions from the development by a minimum of 276.08 metric tons of
carbon dioxide equivalence (MTCO2e) per year over the operational life of the
proposed project. GHG emissions may be reduced through the implementation of
on-site mitigation measures, off-site mitigation measures, or through the purchase
of carbon offsets. It is recommended that the GGRP incorporate GHG -reduction
measures identified in the City of San Luis Obispo’s CEQA GHG Emissions
Analysis Compliance Checklist, Climate Action Plan Consistency Chec klist for
New Development, as listed below. In the event that carbon offsets are required,
carbon offsets shall be purchased from a validated/verifiable source, such as the
California Climate Action Registry, and approved by City Planning staff prior to
purchase. Demonstrated reduction of 276.08 MTCO2e per year over the
operational life of the project could be achieved through a combination of the
following specific measures. All or some of these measures may be elected and
incorporated into the GGRP to provide the required reduction.
1. The project shall be provided electricity by 3CE.
2. The project could offset natural gas usage by building more efficient and
higher performing buildings and performing retrofits on existing
buildings.
3. The project shall be designed to minimize barriers to pedestrian access
and interconnectivity.
4. The project shall be designed to provide safe and convenient access to
public transit contiguous to the project site.
5. Additional Transportation Demand Management (TDM) reduction
measures could be included to reduce vehicle miles traveled (VMT),
which include but are not limited to:
a. Telecommuting;
b. Car sharing;
c. Shuttle service;
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d. Carpools;
e. Vanpools;
f. Participation in the SLO Rideshare Back ‘N’ Forth Club;
g. Transit subsidies; and
h. Off-site sustainable transportation infrastructure improvements.
6. The project shall provide organic waste pick up and shall provide the
appropriate on-site enclosures consistent with the provisions of the
City’s Development Standards for Solid Waste Services.
7. Carbon offsets could be purchased from a validated/verifiable source,
such as the California Climate Action Registry, and approved by City
Planning staff prior to purchase.
Monitoring Program: Mitigation Measure AQ-1 shall be incorporated into project grading
and building plans for review and approval by the City Community Development
Department. Mitigation Measure GHG-1 shall be submitted to the City for review and
approval prior to issuance of grading or building permits. Compliance shall be verified by
the City during regular inspections, in coordination with the SLOAPCD, as necessary.
Hazards and Hazardous Materials
Implement Mitigation Measures AQ-3 and AQ-4.
HAZ-1 Prior to initiation of site preparation, vegetation removal, and earth -moving
activities, the project contractor shall prepare and implement a Hazardous
Materials Management Plan that details procedures that will be taken to ensure
proper transport, use, and storage of hazardous construction materials and the
appropriate handling, stockpiling, testing, and disposal of excavated materials to
prevent the inadvertent release of hazardous construction materials and/or
contaminated soil and demolished materials to the environment during
construction activities. Elements of the plan shall include, but would not be limited
to, the following:
Worker Health and Safety
1. Accident prevention measures.
2. Measures to address hazardous materials and other site-specific worker
health and safety issues during construction, including the specific level of
protection required for construction workers. This shall include preparation
of a site-specific health and safety plan in accordance with federal
Occupational Safety and Health Administration (OSHA) regulations (29
Code of Federal Regulations [CFR] 1910.120) and California Division of
Occupational Safety and Health (Cal/OSHA) regulations (8 California Code
of Regulations [CCR] 5192) to address worker health and safety issues
during construction.
3. The requirement that all construction crew members be trained regarding
best practices for the proper transport, use, and storage of hazardous
construction materials and the appropriate handling, stockpiling, testing,
and disposal of excavated materials prior to beginning work.
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Soil Contamination
1. Procedures for the proper handling, stockpiling, testing, and disposal of
excavated materials in accordance with CCR Title 14 and Title 22.
2. Soil contamination evaluation and management procedures, including how
to properly identify potential contamination (e.g., soil staining, odors, o r
buried material), the requirement that construction activities within a 50 -
foot-radius of potentially contaminated soil be halted until the hazard has
been assessed and appropriately addressed, the requirement that access
to potentially contaminated areas be limited to properly trained personnel,
and procedures for notification and reporting, including internal
management and local agencies (e.g., fire department, City of San Luis
Obispo), as needed.
3. Monitoring of ground-disturbing activities for soil contamination may include
visual and organic vapor monitoring by personnel with appropriate
hazardous materials training, including 40 hours of Hazardous Waste
Operations and Emergency Response (HAZWOPER) training.
4. If visual and organic vapor monitoring indicates signs of suspected
contaminated soil, then soil samples shall be collected and analyzed to
characterize soil quality.
5. Evaluation of all potentially contaminated materials encountered during
project construction activities in accordance with applicable federal, State,
and local regulations and/or guidelines governing hazardous waste. All
materials deemed to be hazardous shall be remediated and/or disposed of
following applicable regulatory agency regulations and/or guidelines.
Disposal sites for both remediated and non-remediated soils shall be
identified prior to beginning construction. All evaluation, remediation,
treatment, and/or disposal of hazardous waste shall be supervised and
documented by qualified hazardous waste personnel.
Hazardous Construction Materials
1. Appropriate work practices necessary to effectively comply with applicable
environmental laws and regulations, including hazardous materials
management, handling, storage, disposal, and emergency response. These
work practices include the following: an on-site hazardous material spill kit
shall be provided for small spills; totally enclosed containment shall be
provided for all trash; and all construction waste, including trash, litter,
garbage, other solid waste, petroleum products, and othe r potentially
hazardous materials, shall be removed to an appropriate waste facility
permitted or otherwise authorized to treat, store, or dispose of such
materials.
2. The requirement that hazardous construction materials must be stored and
equipment must be refueled at least 50 feet from storm drain inlets, creeks,
and other drainage features and covered with tarps or stored inside
buildings to ensure that materials are not released to the air during windy
conditions or exposed to rain.
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3. Procedures for proper containment of any spills or inadvertent releases of
hazardous materials.
4. Notification requirements in the event of an accidental release of hazardous
materials into the environment. Construction crew members shall
immediately notify a construction foreperson who shall then report the
release to the City of San Luis Obispo to ensure the release is remediated
in accordance with City requirements.
Monitoring Program: Mitigation Measure HAZ-1 shall be incorporated into project
grading and building plans for review and approval by the City Community Development
Department. Compliance shall be verified through submittal of a Hazardous Materials
Management Plan to the City Community Development Department. Mitigation Measures
AQ-3 and AQ-4 shall be incorporated into project grading and building plans for review
and approval by the City Community Development Department. Compliance shall be
verified by the City during regular inspections, in coordination with the SLOAPCD, as
necessary. The applicant shall submit the geologic evaluation detailed in measure AQ -3
to the City Community Development Department upon completion.
Hydrology and Water Quality
Implement Mitigation Measure BIO-7.
Monitoring Program: Delineation requirements of Mitigation Measure BIO-7 shall be
incorporated into the project grading and building plans for review and approval by the
City Community Development Department. Compliance shall be verified by the City prior
to the start of construction and during regular inspections, as necessary.
Land Use and Planning
Implement Mitigation Measures BIO-1 through BIO-7.
Monitoring Program: The survey requirements of Mitigation Measures BIO -1, BIO-2,
BIO-4, and BIO-5 and delineation requirements of Mitigation Measure BIO-7 shall be
incorporated into the project grading and building plans for review and approval by the
City Community Development Department. Compliance shall be verified through
submittal of an obscure bumble bee survey report, a northern California legles s lizard
survey report, a preconstruction nesting bird survey report, and a roosting bat survey
report to the City Community Development Department. Mitigation Measure BIO -6
requires construction personnel to participate in environmental awareness training and
sign a sign-in sheet following the training. The sign-in sheet shall be submitted to the City
Community Development Department to confirm that all construction personnel have
attended. Compliance shall be verified by the City prior to the start of con struction and
during regular inspections, as necessary.
Noise
N-1 For the entire duration of the construction phase of the project, the following Best
Management Practices (BMPs) shall be adhered to:
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1. Stationary construction equipment that generates noise that exceeds 60
A-weighted decibels (dBA) at the project boundaries shall be shielded with
the most modern noise control devices (i.e., mufflers, lagging, and/or motor
enclosures).
2. Impact tools (e.g., jack hammers, pavement breakers, rock drills, etc.) used
for project construction shall be hydraulically or electrically powered
wherever possible to avoid noise associated with compressed air exhaust
from pneumatically powered tools.
3. Where use of pneumatic tools is unavoidable, an exhaust muffler on the
compressed air exhaust shall be used.
4. All construction equipment shall have the manufacturers’ recommended
noise abatement methods installed, such as mufflers, engine enclosures,
and engine vibration insulators, intact and operational.
5. All construction equipment shall undergo inspection at periodic intervals to
ensure proper maintenance and presence of noise control devices (e.g.,
mufflers, shrouding, etc.).
N-2 Construction plans shall note construction hours, truck routes, and all construction
noise BMPs, and shall be reviewed and approved by the City Community
Development Department prior to issuance of grading/building permits. The City
shall provide and post signs stating these restrictions at construction entry sites
prior to commencement of construction and maintained throughout the
construction phase of the project. All construction workers shall be briefed at a
preconstruction meeting on construction hour limitations and how, why, and where
BMP measures are to be implemented.
N-3 For all construction activity at the project site, additional noise attenuation
techniques shall be employed as needed to ensure that noise levels are
maintained within levels allowed by the City of San Luis Obispo Municipal Code,
Title 9, Chapter 9.12 (Noise Control). Such techniques shall include, but are not
limited to:
Sound blankets shall be used on noise-generating equipment;
Stationary construction equipment that generates noise levels above 65
dBA at the project boundaries shall be shielded with a barrier that meets a
sound transmission class (a rating of how well noise barriers attenuate
sound) of 25;
All diesel equipment shall be operated with closed engine doors and shall
be equipped with factory-recommended mufflers;
The movement of construction-related vehicles, with the exception of
passenger vehicles, along roadways adjacent to sensitive receptors shall
be limited to the hours between 7:00 A.M. and 7:00 P.M., Monday through
Saturday. No movement of heavy equipment shall occur on Sundays or
official holidays (e.g., Thanksgiving, Labor Day); and
Temporary sound barriers shall be constructed between construction sites
and affected uses.
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N-4 The project contractor shall inform residents and business operators at properties
within 300 feet of the project of proposed construction timelines and noise
compliant procedures to minimize potential annoyance related to construction
noise. Signs shall be in place prior to and throughout grading and construction
activities informing the public that noise-related complaints shall be directed to the
construction manager prior to the City’s Community Development Department.
Monitoring Program: Construction plans shall note construction hours, truck routes, and
all construction noise BMPs, and shall be reviewed and approved by the City Community
Development Department prior to issuance of grading/building permits. Compliance shall
be verified by the City prior to the start of construction and during regular inspections, as
necessary.
Tribal Cultural Resources
Implement Mitigation Measures CR-1 through CR-3.
Monitoring Program: These conditions shall be noted on all grading and construction
plans. The City shall review and approve the City-qualified archaeologist consistent with
the Archaeological Resource Preservation Program Guidelines.
Utilities and Service Systems
Implement Mitigation Measures AQ-1 through AQ-4, BIO-1 through BIO-7, CR-1 through
CR-3, HAZ-1, and N-1 through N-4.
Monitoring Program: Mitigation Measures AQ-1 through AQ-4 shall be incorporated into
project grading and building plans for review and approval by the City Community
Development Department. Compliance shall be verified by the City during regular
inspections, in coordination with the SLOAPCD, as necessary. The applicant shall submit
the geologic evaluation detailed in Mitigation Measure AQ-3 to the City Community
Development Department upon completion. The survey requirements of Mitigation
Measures BIO-1, BIO-2, BIO-4, and BIO-5 and delineation requirements of Mitigation
Measure BIO-7 shall be incorporated into the project grading and building plans for review
and approval by the City Community Development Departm ent. Compliance shall be
verified through submittal of an obscure bumble bee survey report, a northern California
legless lizard survey report, a preconstruction nesting bird survey report, and a roosting
bat survey report to the City Community Development Department. Mitigation Measure
BIO-6 requires construction personnel to participate in environmental awareness training
and sign a sign-in sheet following the training. The sign-in sheet shall be submitted to the
City Community Development Department to confirm that all construction personnel have
attended. Compliance shall be verified by the City prior to the start of construction and
during regular inspections, as necessary. The conditions of Mitigation Measures CR -1
through CR-3 shall be noted on all grading and construction plans. The City shall review
and approve the City-qualified archaeologist consistent with the Archaeological Resource
Preservation Program Guidelines. Mitigation Measure HAZ -1 shall be incorporated into
project grading and building plans for review and approval by the City Community
Development Department. Compliance shall be verified through submittal of a Hazardous
Materials Management Plan to the City Community Development Department.
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Construction plans shall note construction hours, truck routes, and all construction noise
BMPs, and shall be reviewed and approved by the City Community Development
Department prior to issuance of grading/building permits. Compliance shall be verified by
the City prior to the start of construction and during regular inspections, as necessary.
SECTION 3. Action. The project conditions of approval do not include mandatory
code requirements. Code compliance will be verified during the plan check process,
which may include additional requirements applicable to the project. The Planning
Commission hereby grants final approval to the project with incorporation of the following
conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall
be in substantial compliance with the project plans approved by the Planning
Commission (ARCH-0386-2020, USE-0387-2020, PDEV-0001-2021, & EID-0528-
2021). A separate, full-size sheet shall be included in working drawings submitted for
a building permit that lists all mitigation measures, conditions and code requirements
of project approval listed as sheet number 2. Reference shall be made in the margin
of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping, or other conditions of approval must
be approved by the Director or Architectural Review Commission, as deemed
appropriate.
2. The project shall demonstrate compliance with all mitigation measures and
conditions, applicable to the project site, established under the Planned Development
Overlay Ordinance and associated Mitigated Negative Declaration (PDEV-0001-
2021 & EID-0528-2021).
3. The Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the
Use Permit is necessary upon significant change to the project description, approved
plans, and other supporting documentation submitted with this application or in the
event of a change in ownership which may result in deviation from the project
description or approved plans. Minor changes to the description may be approved by
the Community Development Director; substantial modifications shall require
modification of the Use Permit.
4. Plans submitted for a building permit shall include a sediment and erosion control
plan that protects the creek banks and channel from erosion and prevent
sedimentation of the creek near and downstream from the site. Current Best
Management Practices (BMP) should be utilized. Washing of concrete, paint, tools,
or equipment shall occur only in areas where polluted water and materials can be
contained and removed from the site.
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5. Plans submitted for a building permit shall not include any improvements,
modifications, or grading within the top of bank of the creek channel.
6. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements. Colors and materials shall be
consistent with the color and material board submitted with the Development Review
application.
7. Plans submitted for a building permit shall incorporate the design considerations as
described at the ARC hearing on November 1, 2021, the final designs of the proposed
project shall be modified to incorporate the following items, subject to the satisfacti on
of the Community Development Director:
a. Consider a material change to the wainscoting on the base of Building A -
veering and cap to add more authenticity.
b. Consider a plane change on Building A such as adding a smooth surface like
faux stone, cast concrete, or incorporate matching tile.
8. Plans submitted for a building permit shall include recessed window details or
equivalent shadow variation, and all other details including but not limited to awnings,
and railings. Plans shall indicate the type of materials for the window frames and
mullions, their dimensions, and colors. Plans shall include the materials and
dimensions of all lintels, sills, surrounds recesses and other related window features.
Plans shall demonstrate the use of high-quality materials for all design features that
reflect the architectural style of the project and are compatible with the neighborhood
character, to the approval of the Community Development Director.
9. Plans submitted for a building permit shall clearly depict the location of all required
short and long-term bicycle parking for all intended uses, plans submitted for
construction permits shall include bicycle lockers or interior space or other area for
the storage of long-term bicycle spaces. Short-term bicycle racks such as “Peak
Racks” shall be installed in close proximity to, and visible from, the main entry into
the buildings (inverted “U” rack designs shall not be permitted). Sufficient detail shall
be provided about the placement and design of bike racks and lockers to demonstrate
compliance with relevant Engineering Standards and Community Design Guidelines,
to the satisfaction of the Public Works and Community Development Directors.
10. Plans submitted for a building permit shall clearly depict the location of all required
electric vehicle (EV) ready and EV capable parking required for non-residential uses.
Sufficient detail shall be provided about the placement and design of EV equipment
and raceway for future supply, to the satisfaction of the Chief Building Official and the
Community Development Director.
11. The locations of all lighting, including bollard style landscaping or path lighting, shall
be included in plans submitted for a building permit. All wall-mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings.
All wall-mounted lighting shall complement building architecture. The lighting
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schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut-sheets on the submitted building plans. The selected
fixture(s) shall be shielded to ensure that light is directed downward consistent with
the requirements of the City’s Night Sky Preservation standards contained in Chapter
§17.70.100 of the Zoning Regulations.
12. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the
building, which clearly show the sizes of any proposed condensers and other
mechanical equipment. If any condensers or other mechani cal equipment is to be
placed on the roof, plans submitted for a building permit shall confirm that parapets
and other roof features will adequately screen them. A line -of-sight diagram may be
required to confirm that proposed screening will be adequate. This condition applies
to initial construction and later improvements.
13. The storage area for trash and recycling cans shall be screened from the public right -
of-way consistent with §17.70.200 of the Zoning Regulations. A landscape buffer
shall be provided between the fence screening the storage area and the back of
sidewalk. The subject property shall be maintained in a clean and orderly manner at
all times, free of excessive leaves, branches, and other landscape material. The
applicant shall be responsible for the clean-up of any landscape material in the public
right-of-way.
14. The applicant shall submit a landscaping plan containing an irrigation system plan
with submittal of working drawings for a building permit. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and
trees with corresponding symbols for each plant material showing their specific
locations on plans. The surfaces and finishes of hardscapes shall be included on the
landscaping plan.
15. Plans submitted for a building permit, shall provide mature landscaping along t he
street frontage between the trash enclosure and the street, and between the parking
areas and the back of sidewalk, landscaping in these areas shall be of an evergreen
species and a minimum size of 5 gallons to screen vehicle headlights from shining
into the right-of-way, landscaping shall complement the buildings architecture,
subject to the satisfaction of the Community Development Director.
16. Plans submitted for construction permits shall include elevation and detail drawings
of all walls and fences. Fences, walls, and hedges will comply with the development
standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and
Hedges).
17. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed.
Where possible, as determined by the Utilities Director, equipment shall be located
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inside the building within 20 feet of the front property line. Where this is not possible,
as determined by the Utilities Director, the back-flow preventer and double-check
assembly shall be located in the street yard and screened using a combination of
paint color, landscaping and, if deemed appropriate by the Community Development
Director, a low wall. The size and configuration of such equipment shall be subject
to review and approval by the Utilities and Community Development Directors.
18. Plans submitted for a sign permit shall be in substantial conformance with the sign
program submittal provided for this entitlement. Modifications to this sign program or
additional signage may require addition al review by the Architectural Review
Commission or the Community Development Director, as deemed appropriate.
Engineering Division – Public Works/Community Development
19. Any required off-site public improvements related to conditions of approval or
mitigation measures shall be completed under a separate public improvement plan
submittal. Improvements located within the public right-of-way will require a separate
encroachment permit an associated inspection fees. A separate plan review fee
payable to the Public Works Department will be required for the review of the
improvement plan submittal. Said review fee shall be in accordance with the
miscellaneous public improvement plan review fee resolution in effect at the time of
the permit application submittal.
20. Plans submitted for a building permit or public improvements shall include complete
frontage improvements or demonstrate that existing improvements are upgraded per
city standard (Municipal Code 12.16.05).
21. The building plan submittal shall show and label all property line dimensions and
bearings, and all existing and proposed public and private easements for reference.
22. Plans submitted for a building permit shall demonstrate compliance with Parking and
Driveway Standards for the driveway and parking areas for dimension,
maneuverability, slopes, drainage, and materials. Alternate paving materials are
recommended for water quantity and/or quality control purposes and in the area of
existing or proposed trees and where the driveway or parking area may occur within
the dripline of any tree. Alternate paving material shall be approved to the satisfaction
of the Planning Division.
23. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach
shall be repaired or replaced to the satisfaction of the Public Works Director.
24. Plans submitted for public improvements shall include a new street light at the
existing mid-block crosswalk on Ramona Drive adjacent to the existing shopping
center driveway entrance, subject to the satisfaction of the Public Works Director.
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25. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing
underground and overhead services shall be shown along with any proposed
alterations or upgrades. Services to the new structures shall be underground. All
work in the public right-of-way shall be shown or noted.
26. The building plan submittal will clearly label all creeks, top of bank and creek
setbacks.
27. The building plan submittal shall include a complete grading and drainage plan for
this project. The plan shall show the existing and proposed contours and/or spot
elevations to clearly depict the proposed grading and drainage. Show and label the
high point elevation or grade break at the yard areas and drainage arrows to show
historic drainage. Include the finished floor elevation of the proposed structures.
Show all existing and proposed drainage courses, pipes and structures; indicate the
size, type and material.
28. Any proposed stormwater features or other improvements located within the Public
right-of-way shall be specifically reviewed and approved by the city. If approved,
improvements shall require the recordation of an encroachment agreement.
29. The building plan submittal shall include a complete drainage report and plans
prepared in accordance with the Waterway Management Plan, Volume III, Drainage
Design Manual, Floodplain Management Regulation, and the Post Construction
Stormwater Requirements as promulgated by the Regional Water Quality Control
Board.
30. Prior to building permit issuance for Building B, the applicant shall obtain approval of
a plan that addresses the existing 42" storm drain located within the proposed
building footprint. The improvement plans may show the existing 42" stormdrain to
remain, be re-oriented, or relocated, subject to the satisfaction of the Public Works
Director. Public drainage easement(s) shall be provided for onsite stormdrain(s) that
are to be publicly maintained. Existing public drainage easement(s) may be
abandoned in favor of a privately maintained system. Additional environmental
permitting may be required for relocation or re -orientation of the storm drain outfalls
or for construction within the creek setback.
31. The final drainage strategy shall reduce and/or elim inate the number of new storm
drain outlet structures located within the creek channels, subject to the satisfaction
of the Public Works Director.
32. A new public storm drain easement shall be recorded prior to plan approval/permit
issuance. The portion of the existing easement that extends onto this parcel shall be
abandoned accordingly. Exhibits required for the easement and abandonment shall
be prepared by the owners’ engineer or surveyor to the satisfaction of the Public
Works Director.
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33. This property is located within a designated flood zone as shown on the Flood
Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, all new
structures shall comply with all Federal Emergency Management Agency (FEMA)
requirements and the city’s Flood Damage Prevention Regulations per Municipal
Code Chapter 17.78.
34. The building plan submittal shall include a copy of the most current drainage report.
The report and plans shall clarify that the building structure, building service
equipment, additional insurance benefits may be realized by providing a freeboard of
at least two feet.
35. The building plan submittal shall include a complete erosion control plan in
accordance with city standards and Best Management Practices (BMP).
36. Work adjacent to, over, or within a channel or creek may require the approvals of
California Department of Fish and Wildlife (CDFW), The Army Corp of Engineer’s,
and/or the Regional Water Quality Control Board. A copy of any required permits or
a written permit waiver or exemption for the same shall be provided to the City prior
to demolition, grading, and/or building permit issuance.
37. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of build ing
permit application and shall be accepted by the City prior to building permit issuance.
A private stormwater conveyance agreement will be required and shall be recorded
prior to final inspection approvals.
38. Environmental Protection Agency (EPA) Requirement: General Construction Activity
Storm Water Permits are required for all storm water discharges associated with a
construction activity where clearing, grading or excavations result in land disturbance
of one or more acres. Storm water discharges of less than one acre, but which is
part of a larger common plan of development or sale, also requires a permit. Permits
are required until the construction is complete. To be covered by a General
Construction Activity Permit, the owner(s) of land where construction activity occurs
must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
the State Regional Water Quality Control Board. An application is required to the
State Board under their recently adopted Stormwater Multi -Application, Reporting,
and Tracking System (SMARTS).
39. The building plan submittal shall include a copy of the Storm Water Pollution
Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures
into the building plans as required by the Board, identified in the SWPPP, and in
accordance with Section 10 of the city’s Waterways Management Plan. The building
plan submittal shall include reference to the WDID number on the grading and erosion
control plans for reference.
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40. Prior to building permit issuance, the applicant shall record a common driveway
agreement and a shared parking agreement, subject to the satisfaction of the Public
Works Director.
41. The building plan submittal or improvement plan submittal shall show all existing
trees on the property with a trunk diameter of 3" or greater. Offsite trees along the
adjoining property lines with canopies and/ or root systems that extend onto the
property shall be shown for reference. The plan shall note which trees are to remain
and which trees are proposed for removal. Include the diameter and species of all
trees. Tree canopies should generally be shown to scale for reference. The City
Arborist supports the proposed tree removals with the compensatory tree plantings
shown on the landscape plan and identified in the mitigation measures of the initial
study.
42. Plans submitted for a building permit shall identify street tree planting at a rate of one
15-gallon street tree for each 35 linear feet of frontage. The plans shall show all
existing and proposed street trees. Tree species and planting requirements shall be
in accordance with City Engineering Standards.
43. Tree protection measures shall be implemented to the satisfaction of the City
Arborist. The City Arborist shall review and approve the pr oposed tree protection
measures prior to commencing with any demolition, grading, or construction. The City
Arborist shall approve any safety pruning, the cutting of substantial roots, or grading
within the dripline of trees. A city -approved arborist shall complete safety pruning.
Any required tree protection measures shall be shown or noted on the building plans.
Transportation Division – Public Works
44. Project shall include installation of pedestrian improvements at Palomar/Ramona per
the Bishop Peak and Pacheco Safe Routes to School Plan, Project #6 Phase 2 which
includes a bulbout, raised crosswalk and relocation of their driveway from Ramona
to Palomar to reduce conflicts with pedestrians and the bus stop. Stop bar and legend
on Palomar shall be relocated in accordance with the new bulbout.
45. Project shall implement the following pedestrian improvements identified in the
Anholm Neighborhood Greenway: 1) ADA curb ramps and high visibility crosswalk
on the north side of the Broad and Meinecke intersection, and 2) ADA curb ramp and
bulbout on the southwest corner of Ramona and Broad Street. NOTE: The Anholm
Neighborhood Greenway is included in the TIF Program, therefore these
improvements are eligible for TIF credits.
46. Parking shall be restricted on either side of driveways to maintain adequate sight
distance for exiting vehicles.
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Fire Department
47. Plans submitted for a building permit shall demonstrate that the project can meet
minimum required fire flow for fire sprinkler systems in each building, based on
proposed construction type. Fire flow data can be obtained from the Wallace Group.
48. Plans submitted for a building permit shall identify the construction type and
occupancy classification(s) for proposed buildings, subject to the satisfaction of the
Fire Marshal.
Utilities Department
49. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
50. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have
reasonable alignments needed for maintenance of public infrastructure along public
roads.
51. The existing sewer lateral(s) for the existing building located at 55 Broad Street (“The
Palms”) shall be inspected per Chapter 13.08.395 of the City’s Municipal Code and
the inspection shall be submitted with the building permit submittal. Submit the
inspection video to the Permit Technician in Community Development, Engineering
Development Review.
52. The project is within a sewer capacity constrained area and shall replace 39 sewer
laterals within the same capacity constrained sewer basin to meet the wastewater
offset requirements of Municipal Code Ordinance 1 3.08.396, (26 laterals associated
with permits for Building A and 13 laterals associated with permits for Building B), to
the satisfaction of the Utilities Director, or the sewer lateral serving the existing
building located at 71 Broad Street (“The Oaks”) shall disconnect from the existing
sewer along the creek and reroute a new sewer lateral, such that the existing sewer
main along the creek, may be abandoned within the project (between Manhole I06 -
48 at the intersection of Palomar and Ramona, to the sout herly boundary of “The
Oaks” parcel), subject to the satisfaction of the Utilities Director. The City may vacate
the public sewer easement once the lateral is installed.
53. All utility easements dedicated to the City shall comply with the latest engineering
design standards and shall have reasonable alignments needed for maintenance of
public infrastructure.
54. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s)
shall be provided with the design. These commercial facilities shall also provide an
area to wash floor mats, equipment, and trash cans. The wash area shall be inside,
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drained to the sanitary sewer, and an environmental compliance permit shall be filed
prior to issuance of occupancy permit.
55. Water service meter(s) shall be adequately sized to serve the project’s proposed
units. The proposed housing units have a commercial use and shall be separately
metered by parcel boundary; service lines shall not cross parcel boundaries per MC
13.04.120.
56. A separate meter shall be provided for the non -residential landscape areas greater
than 1,000sf [2016 Green Building Code A5.304.2 Water Code Section 535 and City
Uniform Design Criteria] and shall comply with the requirements of Municipal Code
Section MC 17.87.020-C.2.
57. The project shall have a separate fire service connection, protected by a double
detector check valve per City standards.
58. The project will result in increased water usage on site and shall perform frontage
improvements along the northern property boundary. These improvements include
replacing the existing 10” cast iron water main within Ramona with approximately
790-feet of new 12” C900 water main along the north frontage, and in accordance to
the City Standards. The existing water main shall be abandoned per City Standards.
59. The existing fire hydrants located within 150-feet of the proposed building footprint
on the Palomar, Ramona, and Broad Street frontages shall be removed and replaced
with hydrants that meet City Standards.
60. Potable city water shall not be used for major construction activities, such as grading
and dust control, as required under Prohibited Water Uses; Chapter 13.07.070.C of
the City’s Municipal Code. Recycled water is available through the City’s Construction
Water Permit program.
61. The building permit submittal shall include a completed Maximum Applied Water
Allowance (MAWA) form based on the final landscape design plan and a hydrozone
table with a summary of Estimated Total Water Use (ETWU) and the corresponding
irrigation window. The MAWA and ETWU calculator is available at:
www.slocity.org/government/department‐directory/utilities‐department/documents‐
and‐files.
62. The building permit submittal shall include a final landscape design plan that includes
all the criteria required in the City Engineering Standards Uniform Design Criteria for
Landscaping and Irrigation.
63. The building permit submittal shall include a final irrigation plan that includes all the
criteria required in the City Engineering Standards Uniform Design Criteria for
Landscaping and Irrigation.
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64. The building permit submittal shall include a soils management report that includes
at a minimum the criteria required in the City Engineering Standards Uniform Design
Criteria for Landscaping and Irrigation.
65. Projects generating more than two cubic yards of total waste shall comply with AB
1826, and local waste management ordinance to reduce greenhouse gas emissions.
66. A trash enclosure capable of storing the required bins for waste, recycling, and
organics shall be provided.
67. Please provide the Garbage Company's letter on the plans, which will need to confirm
truck access and clearances needed to reach the trash bins.
68. Trash enclosures shall drain to a vegetative swale and shall not drain to the sewer.
Indemnification
69. The applicant shall defend, indemnify and hold harmless the City and/or its agents,
officers and employees from any claim, action or proceeding against the City and/or
its agents, officers or employees to attack, set aside, void or annul, the approval by
the City of this project, and all actions relating thereto, including but not limited to
environmental review (“Indemnified Claims”). The City shall promptly notify the
applicant of any Indemnified Claim upon being presented with the Indemnified Claim
and the City shall fully cooperate in the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner
_____________, and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 23rd day of March, 2022.
_____________________________
Tyler Corey, Secretary
Planning Commission
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122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746
www.HBArchitects.com
August 7, 2020
(Revised October 26, 2020)
Kyle Bell, Associate Planner
Community Development
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
Re: The Village at The Palms
55 Broad Street
San Luis Obispo, CA 93405
Proposed expansion of existing Assisted Living Facility
Development review (major) application
Minor Use Permit
Architectural review (major)
Dear Kyle,
On behalf of our client, The Village at The Palms, Hochhauser Blatter Associates (HBA) submits this application for
development review for the proposed expansion of their existing Assisted Living facilities located at 55 Broad Street.
At this time, HBA is requesting the following approvals:
1. A Planned Development Amendment
2. A Minor Use Permit
3. Architectural Review Committee (ARC) review and approval
4. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per
Section 17.70.030 E.3
5. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional
building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b
6. An exception to allow a small section of replacement parking incorporating impervious paving at the
southwest corner of the “Building A” site, per Section 17.70.030 G.1
7. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft.
creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1
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8. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the
small section of “Building B” parking along Broad Street front yard setback
9. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone
10. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard
adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to
facilitate increased setback from the creek
11. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical
Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be
excessive for an Assisted Living project). Based upon this, the following would be required:
Building A – 33,837 SF / 7,500 SF = 4.5 bicycles
8 bicycle spaces provided
Building B – 22,489 SF / 7,500 SF = 2.99 bicycles
8 bicycles spaces provided
The submitted plans include detailed development plans that are consistent with the City checklists and
address comments identified by the Community Development Department, Utilities Department, and Fire
Department during the December 19, 2019 Pre-Application meeting (PRE-0771-2019 (55 Broad Street)), as
well as subsequent meetings and discussion with the City of San Luis Obispo.
Project Description
The Village at The Palms is an existing Continuing Care Retirement Community (RCFE) that provides a range of
housing and services for the elderly population of San Luis Obispo, including Independent Senior Living, Assisted
Living (including Memory Care), and Skilled Nursing. The proposed project is intended to meet the growing need
within the community for additional Assisted Living housing and services.
The project will provide various amenities and programs intended to promote social interaction, wellness and fitness,
and group activities featuring art and music and access to the outdoors. In lieu of the current land use that is
predominantly paved parking adjacent to the existing creek, the proposed development consolidates parking and will
allow the new structures and associated outdoor patios and terraces meaningful visual access to the creek side
environment. Building A includes a kitchen that will provide residents with a variety of food and meal choices and
customized menus to meet specific nutritional needs of residents.
The individual studio, one-bedroom, and two-bedroom accommodations reflect the current expectations of assisted
living residents to live in a “residential setting” with nicely sized bedrooms, living spaces that allow for a variety of
furniture layouts, bathrooms that meet all current accessibility and licensing standards, as well as +9 ft. ceiling
heights which will allow windows with maximum natural daylight and opportunities for natural ventilation.
The building designs reflects a more traditional “Spanish style” architecture that includes clay tile roofs, smooth
plaster finish walls, decorative tile insets, ornamental wrought iron planters, and a variety of arched openings. The
buildings incorporate a significant number of horizontal breaks in the building plane which helps frame the
courtyards/patios and create a residential scale articulation.. In addition to the clay tile roofs, both buildings have
substantial recessed flat roof areas behind the mansard roofs for the location and visual concealment of mechanical
equipment, plumbing vents, exhaust fans, and potential solar panels. “Building A” incorporates an arrival porte-
couchere that provides a meaningful drop-off / arrival feature that also complies with Fire Department vertical
clearances.
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The main lobby for “Building B” incorporates a pedestrian courtyard that provides access to both a permeable creek
side walkway and the existing pedestrian bridge. The pedestrian bridge will be modified to meet ADA standards, and
in doing so, will serve as a meaningful pedestrian connection between the two new buildings and the overall existing
campus. “Building B” also incorporates an automated parking system for a portion of the underbuilding parking,
which, by its very nature, allows less of the site to be totally dedicated to surface parking.
The landscape character will be consistent with the existing landscape at the Palms. Existing trees and palm trees,
and the riparian plants of the creek corridor, are preserved and enhanced. City of San Luis Obispo planning
documents, such as the “Water Efficient Landscape Ordinance (WELO)” and “Street Tree Master List,” have been
consulted to meet city goals. Trees and shrubs are selected to highlight building entries, compliment building scale
and screen less interesting site features such as trash enclosures and utilities. Trees and shrubs are selected to
enhance microclimate conditions such as providing parking lot shade and shading outdoor gathering areas. Plants
are selected for drought-tolerance and to provide a variety of forms, leaf color and texture, and flower color to create
variety and interest throughout the year, especially where adjacent to pedestrian pathways and gathering areas.
Justification for Exceptions
3. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per
Section 17.70.030 E.3
Justification: Based upon site walk conducted on May 23, 2020 with Hal Hannula from the City of San Luis Obispo
and Cristi Fry from Ashley & Vance Engineering, it was determined that the creek vegetation was a mix of very
mature native and non-native vegetation with no predominant pattern of riparian vegetation. In addition, the majority
of the upper story floor areas of “Building A” and “Building B” are not within the additional 10 ft. upper-story setback
(see existing floor plans with 10 ft. additional setback indicated on plan). Lastly, the height and width of the existing
trees within the creek boundaries are considerable which will already significantly impact the daylight within the
existing creek corridor.
4. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional
building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b
Justification: The Zoning Code Section 17.70.170 D.1.b is specifically intended to encourage enhanced setback from
the creek. This will also allow for the inclusion of a permeable pedestrian walkway along the creek.
5. An exception to allow a small section of replacement parking incorporating impervious paving at the
southwest corner of the “Building A” site, per Section 17.70.030 G.1
Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable
pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment.
6. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft.
creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1
Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable
pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment.
7. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the
small section of “Building B” parking along Broad Street front yard setback
Justification: This parking is generally located in the areas currently consisting of driveways and parking. The
parking in question will be visually screened by the existing and new site perimeter walls.
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8. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone
Justification: The additional height for “Building A” is primarily required in order to provide the Fire Department
clearances at the main entrance area and to allow more appropriate ceiling heights.
9. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard
adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to
facilitate increased setback from the creek
Justification: The proposed location of the trash enclosure will allow for landscaping to screen it from the street
elevation. It will not interfere with any driveway or vehicular access view lines. In addition, it is more desirable to
have it screened on the street side versus on the creek side.
10. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical
Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be
excessive for an Assisted Living project). Based upon this, the following would be required:
Building A – 33,837 SF / 7,500 SF = 4.5 bicycles
8 bicycle spaces provided
Building B – 22,489 SF / 7,500 SF = 2.99 bicycles
8 bicycles spaces provided
Justification: The existing parking requirements in the City of San Luis Obispo Zoning Code do not specifically
address an “Assisted Living” population. None of the residents will be “bicycle riders”, and therefore a ‘Medical Clinic’
use, and based upon HBA’s experience on similar projects, the proposed number of spaces will be sufficient.
In conclusion, HBA would like to express our sincere appreciation to City staff for the recommendations and
assistance provided to date, and we look forward to a successful review and approval of this much needed project.
Sincerely,
Jay I. Blatter, AIA, LEED AP
Principal
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PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923COVER SHEETCOVER SHEETVILLAGE AT THE PALMSPROPOSED ASSISTED LIVING55 BROAD ST. SAN LUIS OBISPO, CA.VICINITY MAPPROJECT SITE55 BROAD ST. SAN LUIS OBISPO, CA.NPROJECT STATISTICSSHEET INDEXPROJECT DIRECTORYZONING ANALYSISPROJECT: PROPOSED ASSISTED LIVING APPARTMENTS COMPLEXLOCATION: 55 BROAD ST. SAN LUIS OBISPO, CAAPN: APN 052-162-021PROPERTY OWNER: WESTPAC COMMUNITIES APPLICANT:APPLICANT CONTACT: 505 BATH ST. SANTA BARBARA CA. 93101 PROPOSED USE: ASSISTED LIVINGARCHITECT:HOCHHAUSER BLATTER ARCHITECTS122 E. ARRELLAGA STREETSANTA BARBARA, CA 93101T: (805) 962-2746 EXT. 101CONTACT: JAY BLATTER JAN HOCHHAUSERPROPERTY OWNER:WESTPAC COMMUNITIES 505 BATH ST.SANTA BARBARA CA. 93101PATRICK SMITH T. 1(805) 965 -2100psmith@westpacinv.comARCHITECTURALLANDSCAPE ARCHITECT:JBLA979 OSOS STREET, SUITE B6SAN LUIS OBISPO, CA 93401T. ((805) 439-3209 jim@jbla-slo.comCONTACT: JIM BURROWSCIVIL ENGINEER:ASHLEY & VINCE ENGINEERING1413 Monterey St.San Luis Obispo, CA 93401 JUAN ALVAREZ: (805) 545-0010 x156STUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37BUILDING A:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:BUILDING A TOTAL:STUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - 11 - 11BUILDING B:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 224TH FLOORTOTAL:BUILDING TOTAL:UNIT COUNTPARKINGTHE VILLAGE AT THE PALMS IS A PROPOSED PROJECT TO ADD TWO NEW BUILDINGS TO THE EXISTING VILLAGE AT THE PALMS CONTINUING CARE RETIREMENT COMMUNITY CAMPUS. THE PROPOSED NEW STRUCTURES ARE LOCATED AT THE WESTERN END OF THE CAMPUS IN AREAS CURRENTLY OCCUPIED BY PARKING ON THE EAST AND WEST SIDE OF THE EXISTING CREEK.THE INTENTION OF THE PROPOSED PROJECT IS TO CREATE ADDITIONAL ASSISTED LIVING UNITS THAT WILL MEET WITH CURRENT STANDARDS IN TERMS OF BOTH LICENSING AND QUALITY OF LIFE FOR RESIDENTS. THE PRIMARY MARKET WILL BE ELDERLY ADULTS FROM WITHIN THE GREATER SAN LUIS OBISPO COMMUNITY. BUILDING A IS A NEW THREE-STORY STRUCTURE THAT INCLUDES 37 NEW UNITS PLUS AMENITIES, INCLUDING A COMMERCIAL KITCHEN, DINING, LIVING ROOM, MULTI-PURPOSE ACTIVITIES SPACE, ADMINISTRATIVE OFFICES, AND A ROOFTOP TERRACE.BUILDING B IS A THREE-STORY BUILDING WHICH INCLUDES AN ADDITIONAL LEVEL OF NEW OFF-STREET PARKING, LOCATED ABOVE THE EXISTING PARKING LOT, AND 22 NEW UNITS.BOTH STRUCTURES WILL BE LICENSED BY THE CALIFORNIA DEPARTMENT OF SOCIAL SERVICES (DSS) COMMUNITY CARE LICENSING. ALL NEW STRUCTURES WILL BE FULLY SPRINKLERED PER NFPA13 REQUIREMENTS. ADDING NEW MONUMENT SIGNAGE INCORPORATING EXSITSTING PROJECT LOGO. LOCATED IN MUTIPLE LOCATIONS: 1)RAMONA DR. NEW ENTRY , 2) ON THE CORNER OF RAMONA DR. WITH PALOMAR AVE.3) AT THE PARKING ENTRY FROM PALOMAR AVE. NEW ENTRY, SEE SHEET A6.1 BUILDING A:FIRST FLOOR:9,293 SFSECOND FLOOR:13,293 SFTHIRD FLOOR:11,251 SFTOTAL: 33,837 SFTHIRD FLOOR TERRACE:1,054 SFBUILDING B:THIRD FLOOR:11,257 SFFOURTH FLOOR:11,232 SFTOTAL: 22,489 SF1ST FLOOR PARKING:11,583 SF2ND FLOOR PARKING:11,583 SF2nd floor, TERRACE 245 SF3rd floor, TERRACE 811 SF4th floor TERRACE 245 SFPARCEL 2 LOT AREA = 198,356 SF (SLO AL 20-0002 IN PROGRESS)EX BLDG COVERAGE = 43,966 SFPROPOSED LOT COVERAGE (43,966 + 9,293 + 11,583)/198,356 = 33%CURRENT ZONING = R-4 PDA0.1A0.1 COVER SHEETA1.0 MASTER SITE PLANA1.1 ENLARGED CONCEPT SITE PLANA1.2 EXHIBIT INDICATING EXCEPTIONA2.1 FIRST FLOOR PLAN -BUILDING AA2.2 SECOND FLOOR PLAN -BUILDING AA2.3 THIRD FLOOR PLAN -BUILDING AA2.4 ROOF PLAN AA2.5 ELEVATIONS AA2.6 ELEVATIONS AA2.6s SITE SECTION AA2.7 FIRST FLOOR PLAN -BUILDING BA2.8 SECOND FLOOR PLAN -BUILDING BA2.9 THIRD FLOOR PLAN -BUILDING BA2.10 FOURTH FLOOR PLAN -BUILDING BA3.0 ROOF PLAN BA3.1 ELEVATIONS BA3.2 ELEVATIONS BA3.2s SITE SECTION BA4.3 OVERAL SITE SECTIONSPROJECT SCOPEC-1.0 GRADING AND UTILITYL-1 CONCEPTUAL LANDSCAPE PLANL-2 WELO WORKSHEET ANDLANDSCAPE DESIGN NOTESCIVILLANDSCAPEBICYCLE PARKINGBUILDING A 33,837 SF ÷ 7,500 SF = 4.5 REQUIRED 8 PROVIDED(based on the medical clinic requirement)BUILDING B 22,489 SF ÷ 7,500 SF = 2.99 REQUIRED 8 PROVIDEDBUILDING B & B 107 SPACES ÷ 20 SPACES = 5.3 REQUIRED 8 PROVIDEDMOTORCYCLE PARKING 1. A PLANNED DEVELOPMENT AMENDMENT2. A MINOR USE PERMIT3. AN EXCEPTION TO ALLOW ENCROACHMENT INTO THE ADDITIONAL 10 FT. CREEK SIDE SETBACK AT THE UPPER STORIES, PER SECTION 17.70.030 E.34. AN EXCEPTION TO ALLOW A REDUCTION IN THE SIDE YARD SETBACK ALONG PALOMAR AVENUE TO FACILITATE ADDITIONAL BUILDING SETBACK FROM THE TOP OF THE BANK OF THE CREEK, PER SECTION 17.70.170 D.1.B5. AN EXCEPTION TO ALLOW A SMALL SECTION OF REPLACEMENT PARKING INCORPORATING IMPERVIOUS PAVING AT THE SOUTHWEST CORNER OF THE “BUILDING A” SITE, PER SECTION 17.70.030 G.16. AN EXCEPTION ALLOW A SECTION OF REPLACEMENT PARKING INCORPORATING IMPERVIOUS PAVING WITHIN THE 20 FT. CREEK SIDE SETBACK ON THE EAST SIDE OF THE “BUILDING B” SITE, PER SECTION 17.70.030 G.17. AN EXCEPTION TO ALLOW PARKING WITHIN THE REQUIRED SIDE YARD SETBACK ADJACENT TO PALOMAR AVENUE AND THE SMALL SECTION OF “BUILDING B”PARKING ALONG BROAD STREET FRONT YARD SETBACK8. AN EXCEPTION TO ALLOW THE BUILDING HEIGHT TO EXCEED 35 FT. INTHE EXISTING R4-PD ZONE9. AN EXCEPTION TO ALLOW THE TRASH / RECYCLING ENCLOSURE FOR “BUILDING B”TO BE LOCATED WITHIN THE SIDE YARD ADJACENT TO PALOMAR AVENUE, IN ACCORDANCE WITH THE FLEXIBILITY ALLOWED PER SECTION 17.70.170 D.1.B, TO FACILITATE INCREASED SETBACK FROM THE CREEK 10. WE SEEKING ARC REVIEW AND APPROVAL OF THE PROPERTY SIGNAGE, THAT IS IIDENTICAL TO EXISTING ONE.A4.4 OVERAL SITE SECTION RELETIVE TO THE NEXT DOOR BUILDINGA4.5 ILLUSTRATION -VIEW FROM RAMONA DRIVEA4.6 ILLUSTRATION -VIEW FROM RAMONA DRIVE ON SIGNAGEA4.6b ILLUSTRATION -VIEW ON BUILDING B FROM RAMONA ACROSS THE CREEK SIGNAGEA4.7 ILLUSTRATION -VIEW ON BUILDING A FROM SOUTH EASTA4.8 ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ON BUILDING BA4.9 ILLUSTRATIVE -VIEW FROM PALOMAR AVENUE ON BUILDING BA4.10 ILLUSTRATIVE OVERALL VIEW ON THE PROPOSED PROJECTA4.11 VIEW FROM RAMONA DRIVE AND PALOMAR AVE CORNERA6.0 SITE DETAILS: TRASH ENCLOSURESA6.1 SITE DETAILSM-1 MATERIAL BOARDM-2 MATERIAL BOARD -WORK TILEM-3 MATERIAL BOARD -DOORSM-4 SIGNAGEE0.1 GENERAL NOTES, SYMBOLS AND DETAILSE0.2 SITE LIGHTING PLANE0.3 SITE LIGHTING PHOTOMETRIC PLANE0.4 EXTERIOR LIGHT FIXTURE CUT SHEETSELECTRICALC-1.1 PRELIMINARY SITE CIRCULATION PLANEXISTING CONDITIONSEXISTING NUMBER OF BEDS (242) = 48.4 PARKING SPACESPEAK NUMBER OF EMPLOYEES (67) = 67 PARKING SPACESPARKING REQUIRED = 115.4 SPACESEXISTING PARKING PROVIDED = 171 SPACESPROPOSED PROJECTADDITIONAL NUMBER OF BEDS (59) = 11.8 SPACESADDITIONAL ANTICIPATED EMPLOYEES (16) = 16 SPACESADDITIONAL PARKING REQUIRED = 27.8 SPACESEXISTING PARKING REMOVED = 128 SPACESADDITIONAL PARKING PROVIDED = 109 SPACESTOTAL PARKING REQUIRED = 143TOTAL PARKING PROVIDED = 152Zoning Regulations Section 17.72.030 Table 3-4 (Parking Requirements by Use): Residential Care Facility – 7 or more residents: 2 spaces for the owner-manager plus 1 for every 5 beds and 1 for each nonresident employee.ABC-0.0 PRELIMINARY TREE REMOVAL PLANPage 55 of 215
TERRACEEXISTINGBUILDINGEXISTINGBUILDINGRAMONA DRIVEPALOMAR AVEEXISTING BRIDGEBRIDGEWATERLINE EASEMENTTHE OAKSTHE PALMS61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018EXISTINGBUILDINGEXISTINGBUILDINGTRASH & RECYCLINGA1.11AC DRIVEWAYAC DRIVEWAYAC PARKINGGARDEN CREEKBROAD STREET22' - 2 3/4"21' - 0"6' - 11 1/2"37 UNITSBUILDING A13,293 SF22 UNITSBUILDING B12,068 SFPROPERTY LINEPROPERTY LINEGARDENCREEK----APN 052-162-021PROPERTY SIGNAGEPROPERTYSIGNAGEPROPERTYSIGNAGETRASH & RECYCLINGNEW ENTRYBUS STOPPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923MASTER SITE PLANMASTER SITE PLANN0'16'32'64'SCALE 1/32" = 1'-0VILLAGE AT THE PALMSSTUDIO ONE BEDROOM TWO BEDROOM 2 4 1 7STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15STUDIO ONE BEDROOM TWO BEDROOM 3 10 2 15 37BUILDING A:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:BUILDING A TOTAL:STUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - - - PARKINGSTUDIO ONE BEDROOM TWO BEDROOM - 11 - 11BUILDING B:1st FLOORTOTAL:2ND FLOORTOTAL:3RD FLOORTOTAL:STUDIO ONE BEDROOM TWO BEDROOM - 11 - 11 224TH FLOORTOTAL:BUILDING TOTAL:PROJECT SITE55 BROAD ST. SAN LUIS OBISPO, CA.VICINITY MAP.A1.0Page 56 of 215
7' - 0"SEATTINGAREATO P O F C R E E K20' FR O M C R E E K S E TB A C K
ADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEFIREPLACEADD TO UPPER FLOORS SET BACK10' - 0"2 0 ' F R O M C R E E K S E T B A C K
PALOMAR AVEBUILDING BBUILDING A-INDICATES AREAS WHERE EXCEPTION FOR THE ADDITIONAL THIRD STORY SETBACK IS BEING REQUESTEDRAMONA DRIVETO P O F C R E E K
SETBACK10' - 0"SETBACK20' - 0"10' setb ac k, m in.12' - 8 3/4"proposed setback7' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923EXHIBIT INDICATING EXCEPTION FOR ADDITIONALTHIRD STORY SETBACKEXHIBIT INDICATING EXCEPTION FORADDITIONAL THIRD STORY SETBACKA1.2Page 57 of 215
OUTDOORPATIOEXISTINGBUILDINGEXISTINGBUILDINGCOVEREDDROP-OFFRAMONA DRIVEBUILDINGBPARKINGPALOMAR AVESOUTH BRIDGEEDGE OF EXISTING AC PAVING AND NEW FLOOD PLAIN LINE10'-0" WATER PIPELINE EASEMENTFLOOD PLAIN LINETHE OAKSCREEK SETBACK61 BROAD ST.3-STORY BUILDINGAREA: 8,750 SFAPN: 052-162-018WATERLINE EASEMENTTRASH & RECYCLINGE PARKINGAT GRADEEXIST. A.C. DRIVEWAYTHE PALMSN CONCRETE ACCESSIBLE RAMP14
17' - 0"2' - 0"A2.51A2.52A2.61A2.62A3.11A3.221 6 12
6' - 11 1/2"PROPERTY LINEPROPERTY LINE2 WATERLINE EASEMENT 3793 FLATOR22 FTRRA1 FTAIR B22 FTAIR 1182326N CONCRETEACCESSIBLERAMPENTRY1
6
8
11
1 4
17
A U T O M A T E DPAR K L IF T
S Y S T E ME WALLTO REMAIN2A4.31A4.3SURVEYEDTOPOFCREEKBANKCREEK SETBACK20' MIN.20' MIN.PROPERTYSIGNAGEPROPERTYSIGNAGE24' - 0"EVCHARGING STATIONS2 AR ING AMOTORCYCLE PARKINGPROPOSED SITE 6' MAX. HIGH ALL TYP.SEE 4/A6.1 , ,TRASH & RECYCLINGA3.211' - 0"16' - 0"MOTORCYCLE PARKINGBICYCLESBICYCLES201A4.4 DDCV16' - 4"2' - 0"F & F 22' - 0"16' - 10 1/2"38' - 8"15 ' - 5 1/4 "147' - 1 1/4"60' - 9 1/2"144' - 5 1/2"87' - 1 3/4"PERMEABLEDECOMPOSED GRANITE WALKWAYF & F BICYCLESPERMEABLEDECOMPOSED GRANITE WALKWAYPERMEABLEDECOMPOSED GRANITE WALKWAY42" PATIOWALL, TYP.ONE WAYTOP OF CREEK BANKPER SURVEYTOP OF CREEK BANKPER SURVEYpro posed property line, 10' m in.12 ' - 8 3/4 " setback toSEWER EASEMENT4A6.1PERMEABLE PAVERS1A6.1A6.01A6.04PROPERTYSIGNAGE3A6.1MOTORCYCLE PARKINGPROPOSED SITE 6' MAX. HIGH ALL TYP.SEE 4/A6.126' - 0"26' - 0"5' - 6 3/4"20' - 0"EV CHARGINGSTATIONSEVCHARGING STATIONS1A6.1SPROPERTY LINEPROPERTYLINEDECOMPOSED GRANITESETBACK10' - 0"PAVERS5A6.1proposed setback7' - 0"MOTORCYCLEPARKINGMOTORCYCLEPARKING26' - 1"22' - 6 3/4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ENLARGED CONCEPT SITE PLANENLARGED CONCEPT SITE PLANN0'8'16'32'SCALE 1/16" = 1'-0A1.1Page 58 of 215
1 FLAUNDR3 FATIITI2 FTAIR 212 FDININGROO43 FIT H N44 FLIN N4 FAN3 FRI ATDINING32 FDR TOR3 FFR32 FRF31 FTUDIO A4 F1BDROOA144 FORRIDOR F1BDROOA F1BDROOA4 F1BDROOA42 F1BDROOA1 FTAIR 1341 FRTION11 FAIL A AG12 FBU INOFFI1 FALON FONRR FN RR2 FL3 FTUDIO A7' - 0"4' - 9"DROOFF AR A2A2.61A2.616' - 0"TOPO FCREEK20'CREEKSETBACK26' - 0"26' - 0"50' - 10 1/4"8' - 0"1' - 0"EQ28' - 5 1/2"EQPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN -BUILDING AFIRST FLOOR PLAN -BUILDING AN0'4'8'16'SCALE 1/8" = 1'-0A2.1Page 59 of 215
TAIR 2224 FDI ALTH2 FARTTUDIO1 FTAIR 1L2 FN RR2 FONRR1 FLIFNRI H NT12 FTORAG2 FULTIUR O11 FDOFFI3 F2BDROOA33 FTUDIO A32 FTUDIO A2 F1BDROOA31 FTUDIO A F1BDROOA42 F1BDROOA4 F1BDROOA4 F1BDROOA2 F1BDROOA2 F1BDROOA F1BDROOA F1BDROOA F2BDROOA13 FORRIDOR7' - 0"7' - 0"SEATINGAREA1A2.63 FTUDIO ATO P O F C R E E K
2 0 'FR O M C R E EK SE T BA C K PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN -BUILDING ASECOND FLOOR PLAN -BUILDING AN0'4'8'16'SCALE 1/8" = 1'-0A2.2Page 60 of 215
DIAROO32 FN RR2 FONRR1 FTAFFBR AROO2 FTAIR 21 FTAIR 1L12 FIT H N3 FTORAG F1BDROOA2 F1BDROOA2 F1BDROOA3 F1BDROOA4 F1BDROOA42 F1BDROOA F2BDROOA F1BDROOA F1BDROOA32 FTUDIO A33 FTUDIO A3 FTUDIO A3 F2BDROOA2 F1BDROOA31 FTUDIO A113 FORRIDOR7' - 0"SEATINGAREA2A2.61A2.6TO P O F C R E E K
2 0 'FR O M C R E E K S E TB A C K
ADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEFIREPLACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN -BUILDING ATHIRD FLOOR PLAN -BUILDING AN0'4'8'16'SCALE 1/8" = 1'-0A2.3Page 61 of 215
2A2.61A2.6FLAT ROOF TO VISUALLY SCREENMECHANICAL E UIPMENTS
TO P O F C R E E K
2 0 'FR O M C R E E K S E TB A C K
ADD TO UPPER FLOORS SET BACK10' - 0"OUTDOOR TERRACEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN AROOF PLAN AA2.4Page 62 of 215
1ST FLOOR (BUILDING A)0' -0"2ND FLOOR (BUILDING A)16' -4"3RD FLOOR (BUILDING A)27' -4"ROOF (BUILDING A)38' -4"TOP OF RIDGE A45' -3"9082B55D9082B719080A9482CC482EP1EP4EP4EP1EP4( or 235'-0" survey point)( or 280' -3" survey point)16' - 4"4' - 1"TO PROPERTY LINEN.T.S. 26'- 0"1ST FLOOR (BUILDING A)0' -0"2ND FLOOR (BUILDING A)16' -4"3RD FLOOR (BUILDING A)27' -4"ROOF (BUILDING A)38' -4"TOP OF RIDGE A45' -3"45' - 3"55D8294947055DC4EP4EP4EP8EP3EP313' - 6"21' - 2"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A1-EAST ELEVATION BUILDING A2-NORTH ELEVATION BUILDING AA2.5Keynote LegendKey Value Keynote Text55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF71 THERMOPLASTIC MEMBRANE ROOFING: 60 MIL.MECHANICALLY ATTACHED TO SUBSTRATE.FIRESTONE ULTRAPLY TPO XR WHITE, CRRC:0608-0016, SRI 84 , SOLAR REFLECTANCE 0.70,THERMAL EMITANCE 0.8180A ALUMINUM STOREFRONT WINDOW AND DOORSYSTEM (SEE SCHEDULE). DUAL PANE/LOW EGLAZING- TEMPERED WHERE REQUIRED BY CODE.OBSCURE (TRANSLUCENT OR SPANDREL) WHEREINDICATED BY SCHEDULE: WINDOWMANUFACTURER/INSTALLER SHALL DESIGN SYSTEMAND PROVIDE STRUCTRAL FRAME MEMBERS ASNECESSARY TO RESIST APPLIED WIND LOADS.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE82B VINYL FIXED WINDOW SYSTEM: JELD-WEN PREMIUMVINYL 'DARK BROWN'. SIZE PER WINDOW SCHEDULE82C VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE90 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)(PAINT FINISH) APPLIED OVER PLYWOOD SUBSTRATEAND MANUFACTURERS RECOMMENDED BUILDINGPAPER94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C4 DECORATIVE CERAMIC TILEEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP3 (DE-6139 SUMMERVILLE BROWN)EXTERIOR COLOR OFTRELLIS, WINDOW TRIM, BALCONIES,BEAMSEP4 SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 233.6AVERAGE GRADE 233.6(235'-0" SURVEY POINT)Page 63 of 215
1ST FLOOR BUILDING A0' -0"2ND FLOOR BUILDING A16' -4"3RD FLOOR BUILDING A27' -4"ROOF BUILDING A38' -4"TOP OF RIDGE A45' -3"94708294C2TO PROPERTY LINE22' - 8 3/4"EP1EP8EP4from the lowest survey point (building A @233.6')46' - 7" 235'-0" 280' -3" 4' - 0"1ST FLOOR BUILDING A0' -0"2ND FLOOR BUILDING A16' -4"3RD FLOOR BUILDING A27' -4"ROOF BUILDING A38' -4"TOP OF RIDGE A45' -3"94709481829455DEP4EP8EP1EP4EP1 235'-0" PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS AELEVATIONS A1-WEST ELEVATION BUILDING A2-SOUTH ELEVATION BUILDING AA2.6K LK V K T55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE',WITH SIMULATED DIVIDED LITES PERMANUFACTURER.82 VINYL CASEMENT WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SI E PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM 20/30 FINISHAPPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C2 PRE-CAST CONCRETE "S" TILE, INSTALLED PERMANUFACTURER SPECIFICATIONSEXTERIOR FINISHES LEGENDK V K TEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP8 TUSCANY BLEND 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 233.6AVERAGE GRADE 233.6Page 64 of 215
1ST FLOOR BUILDING A0' -0"2ND FLOOR BUILDING A16' -4"3RD FLOOR BUILDING A27' -4"ROOF BUILDING A38' -4"1BDROOA1BDROOAATIITIORRIDORORRIDORORRIDORONRRTAFFBR AROO2BDROOA2BDROOALIFNRI H NTONRRRTIONDROP OFF AREA11' - 0"11' - 0"16' - 4"TOP OF RIDGE A45' -3"1ST FLOOR BUILDING A0' -0"2ND FLOOR BUILDING A16' -4"3RD FLOOR BUILDING A27' -4"ROOF BUILDING A38' -4"1BDROOA1BDROOA1BDROOADIAROOORRIDOR2BDROOA2BDROOAORRIDORDI ALTH1BDROOA1BDROOA1BDROOA1BDROOA1BDROOAOUTDOORTRRAARTTUDIOIT H N1BDROOATOP OF RIDGE A45' -3"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SITE SECTION ASITE SECTION A0'8'16'32'SCALE 1/16" = 1'-0RO TION 1 BUILDING ARO TION 2 BUILDING AA2.6sPage 65 of 215
13 FTAIR B FBI ANDGNRALTORAG3 FLATOR2 FLOBBARLIFTAUTOATDT 2s13412112223341T LLGARAG34A2A3.2EV CHARGINGPARKING STATION0'4'8'16'SCALE1/8"=1'-020'FROMCREEKSETBACKSETBACKPROPERTYLINETOP OF CREEKA D D T O U P P E R F LO O R S S E T B A C K10' - 0"F & F EV CHARGINGPARKING STATIONMOTORCYCLEPARKINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FIRST FLOOR PLAN -BUILDING BFIRST FLOOR PLAN -BUILDING BNA2.7Page 66 of 215
22 FTAIR 11 FTAIR BLATOR22 FTRRA FBI ANDGNRALTORAG AR INGAT GRAD1A3.22A3.2111141AUTO AT D AR LIFTT14' - 0"14' - 0"0'4'8'16'SCALE 1/8" =1'-0ADD TO UPPER FLOORS SET BACK10' - 0"20'FROMCREEKSETBACKSETBACKPROPERTYLINEEVCHARGING STATIONSEVCHARGING STATIONSPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SECOND FLOOR PLAN -BUILDING BSECOND FLOOR PLAN -BUILDING BNA2.8Page 67 of 215
13 FTRRATAIR B2 F1BDROOB3 F1BDROOB2 F1BDROOB2 F1BDROOB23 F1BDROOB14 F1BDROOB14 F1BDROOB14 F1BDROOB13 F1BDROOB12 F1BDROOB4 F1BDROOB3 FLATOR23 FTAIR B 14 FTORAG FTORAG FTORAG23 FTORAG21 4 FLOUNG1A3.22A3.2229 SFTRRA0'4'8'16'SCALE1/8"=1'-0ADD TO UPPER FLOORS SET BACK10' - 0"20'FROMCREEKSETBACKSETBACKPROPERTYLINE10' - 0"25' - 7"25' - 7"7' - 1 1/2"7' - 7"2' - 6 1/4"2' - 0"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923THIRD FLOOR PLAN -BUILDING BTHIRD FLOOR PLAN -BUILDING BNA2.9Page 68 of 215
22 FTAIR B2 F1BDROOB3 F1BDROOB2 F1BDROOB2 F1BDROOB23 F1BDROOB12 F1BDROOB13 F1BDROOB14 F1BDROOB14 F1BDROOB14 F1BDROOB4 F1BDROOB4 FBAL ON FBAL ON FTAIR B 13 FBAL ON3 FBAL ON4 FTORAG FTORAG FTORAG23 FTORAG4 FLOUNG1A3.22A3.2LATOR4 FBAL ON1A4.4ADD TO UPPER FLOORS SET BACK10' - 0"20'FROMCREEKSETBACKSETBACKPROPERTYLINE0'4'8'16'SCALE1/8"=1'-010' - 0"4' - 9"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923FOURTH FLOOR PLAN -BUILDING BFOURTH FLOOR PLAN -BUILDING BNA2.10Page 69 of 215
1A3.22A3.2ADD TO UPPER FLOORS SET BACK10' - 0"20' FROM CREEK SET BACKSETBACKFLAT ROOF TO VISUALLY SCREENMECHANICAL E UIPMENTSPROPERTYLINEPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ROOF PLAN BROOF PLAN BROOF BUILDING BA3.0Page 70 of 215
1ST FLOOR (BUILDING B)5' -0"2ND FLOOR (BUILDING B)17' -0"3RD FLOOR BUILDING B29' -0"4TH FLOOR BUILDING B41' -0"12' - 0"12' - 0"TOP OF RIDGE B58' -4"from the building B avarge low point @240.3'55' - 10 1/2"EP1D5059480A80A80A80A55DEP19494949494EP4EP1EP5EP4( or 240'-0" survey point)( or 293' -4" survey point)C4C4TO PROPERTY LINE20' - 1"53' -4"2ND FLOOR (BUILDING B)17' -0"3RD FLOOR BUILDING B29' -0"4TH FLOOR BUILDING B41' -0"topo line to buildingTOP OF RIDGE B58' -4"94949482707082EP4EP7EP5EP855D53'PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B1-SOUTH MAIN ENTRY B2-WEST ELEVATION BA3.1Keynote LegendKey Value Keynote Text55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF80A ALUMINUM STOREFRONT WINDOW AND DOORSYSTEM (SEE SCHEDULE). DUAL PANE/LOW EGLAZING- TEMPERED WHERE REQUIRED BY CODE.OBSCURE (TRANSLUCENT OR SPANDREL) WHEREINDICATED BY SCHEDULE: WINDOWMANUFACTURER/INSTALLER SHALL DESIGN SYSTEMAND PROVIDE STRUCTRAL FRAME MEMBERS ASNECESSARY TO RESIST APPLIED WIND LOADS.82 VINYL CASEMENT RECESSED WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.D505 SIM METAL ROOFINGEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5 SHERWIN WILLIAMSMEDICI IVORY 7558 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7 SHERWIN WILLIAMSBILTMORE BUFF SW 7691 PLASTER BODY,FINE SAND FINISHEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 240.3PALOMAR AVEPLANTS AND VEGETATIONSEE LANDSCAPE L-1PLANTS AND VEGETATIONSEE LANDSCAPE L-1AVERAGE GRADE 240.3Page 71 of 215
1ST FLOOR (BUILDING B)5' -0"2ND FLOOR (BUILDING B)17' -0"3RD FLOOR BUILDING B29' -0"4TH FLOOR BUILDING B41' -0"TOP OF RIDGE B58' -4"70C49455D949470TO PROPERTY LINE7' - 3 1/2"EP5EP4EP7EP7EP1EP153'1ST FLOOR (BUILDING B)5' -0"2ND FLOOR (BUILDING B)17' -0"3RD FLOOR BUILDING B29' -0"4TH FLOOR BUILDING B41' -0"TOP OF RIDGE B58' -4"828194D5058255D55D7070EP8EP4EP712' - 4"PROPERTY LINE TO OAK BUILDING53'PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ELEVATIONS BELEVATIONS B2 -NORTH PARKING ENTRYA3.21 -EAST ELEVATIONKeynote LegendKey Value Keynote Text25 SITE FURNISHINGS (BENCHES AND TRASH) PERSCOPE AND SPECIFICATION DESCRIBED ON THELANDSCAPE DRAWINGS55D DECORATIVE WROUGHT RAIL: TOP RAIL 34" AFF.70 SPANISH "S" TILE ROOF81 ALUMINUM CLAD WOOD FRENCH DOORS: JELD-WEN'EPIC SERIES' OUTSWING DOORS 'DARK CHOCOLATE',WITH SIMULATED DIVIDED LITES PERMANUFACTURER.82 VINYL CASEMENT RECESSED WINDOW SYSTEM WITHHERMETICALLY SEALED LOW-E DUAL INSULATINGGLASS: JELD-WEN PREMIUM VINYL 'DARKCHOCOLATE', WITH SIMULATED DIVIDED LITES ANDINSECT SCREENS. SIZE PER WINDOW SCHEDULE94 3-COAT CEMENT PLASTER SYSTEM (20/30 FINISH)APPLIEDOVER METAL LATH OVER 2 LAYERS OF GARDE-D, 60MIN. BUILDING PAPER OVER EXTERIOR PLYWOODSHEATHING.C4 DECORATIVE CERAMIC TILED505 SIM METAL ROOFINGEXTERIOR FINISHES LEGENDKey Value Keynote TextEP1 ACCENT MOSAIC CERAMIC TILE, WALLINSETSEP4 SHERWIN WILLIAMS MORNING SUN SW6672 PLASTER BODY, SMOOTH HANDTHROWELED FINISH EXTERIOR COLOR OFPRIMARY STUCCOEP5 SHERWIN WILLIAMSMEDICI IVORY 7558 PLASTER BODY,SMOOTH HAND THROWELED FINISHEP7 SHERWIN WILLIAMSBILTMORE BUFF SW 7691 PLASTER BODY,FINE SAND FINISHEP8 (TUSCANY BLEND) 1 PIECE S STYLE CLAYTILE - BORAL ROOFINGAVERAGE GRADE 240.3AVERAGE GRADE 240.3Page 72 of 215
1ST FLOOR BUILDING B5' -0"2ND FLOOR BUILDING B17' -0"3RD FLOOR BUILDING B29' -0"4TH FLOOR BUILDING B41' -0"ROOF BUILDING B53' -0"AR LIFT AUTO AT DT 2 sNTRAR ING L LR D NTIAL L LR D NTIAL L LAR ING L LTOP OF RIDGE B58' -4"1ST FLOOR BUILDING B5' -0"2ND FLOOR BUILDING B17' -0"3RD FLOOR BUILDING B29' -0"4TH FLOOR BUILDING B41' -0"ROOF BUILDING B53' -0"1BDROOBBAL ON1BDROOBORRIDORTORAGTORAG1BDROOB1BDROOBPARKING LEVELPARKING LEVELTOP OF RIDGE B58' -4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923SITE SECTION BSITE SECTION BRO TION 1 BUILDING BRO TION 2 BUILDING BA3.2sPage 73 of 215
1ST FLOOR BUILDING A0' -0"ROOF BUILDING A38' -4"1ST FLOOR BUILDING B5' -0"ROOF BUILDING B53' -0" R ID NTIAL LI INGBUILDING BA ITD LIINGBUILDING APALOMARAVESOUTH BRIDGE OVER OLD GARDEN CREEKDRI AAR INGDRO OFF48' - 0"UR DTO OF R BAN2 INRTBA2 INRTBATOP OF RIDGE A45' -3"TOP OF RIDGE B58' -4"6' - 11"1ST FLOOR BUILDING A0' -0"ROOF BUILDING A38' -4"1ST FLOOR BUILDING B5' -0"ROOF BUILDING B53' -0"1BDROOB1BDROOB1BDROOB1BDROOB1BDROOAORRIDORONRRTAFFBR AROO2BDROOA2BDROOALIFNRI H NTONRRORRIDOR1BDROOADININGROOATIITI ORRIDORRTIONDRI AAR INGAR INGDRIA R ID NTIAL LI INGBUILDING BA I T D LI INGBUILDING AUR DTO OF R BANAR ING48' - 0"OLD GARD NR2 INRTBA2 INRTBATOP OF RIDGE A45' -3"TOP OF RIDGE B58' -4"5' - 7 3/4"PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTIONSOVERALL SITE SECTIONSSECTION A NORTH OF THE BRIDGESCALE 3/32" = 1'-0"SCALE 3/32" = 1'-0"A4.3TION B L ATION OUTH OF TH BRIDGPage 74 of 215
1BDROOBORRIDOR1BDROOB1BDROOB1BDROOB1BDROOAORRIDORONRR2BDROOA2BDROOALIFNRI H NTONRRORRIDOR1BDROOA RESIDENTIAL LIVINGBUILDING "B"ASSISTED LIVINGBUILDING "A"ALO AR AAPPROVEDSTUDENT HOUSINGBUILDINGEXISTING TREESEXISTINGBUILDINGPROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923OVERALL SITE SECTION RELETIVE TO THE NEXTDOOR BUILDINGOVERALL SITE SECTION RELETIVE TOTHE NEXT DOOR BUILDINGA4.4OVERALL SITE CROSS SECTIONPage 75 of 215
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVEILLUSTRATION -VIEW FROM RAMONADRIVEA4.5VIEW FROM RAMONA DRIVEPage 76 of 215
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW FROM RAMONA DRIVE ONSIGNAGEILLUSTRATION -VIEW FROM RAMONADRIVE ON SIGNAGEA4.6VIEW FROM RAMONA DRIVE AND I NA EPage 77 of 215
8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDO7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('9,//$*($77+(3$/06&21&(37'(6,*1%52$'676$1/8,62%,632&$ 9,(:21%8,/',1*%)5205$021$$&52667+(&5((.9,(:21%8,/',1*%)5205$021$$&52667+(&5((.$%Page 78 of 215
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATION -VIEW ON BUILDING A FROM SOUTHEASTILLUSTRATION -VIEW ON BUILDING AFROM SOUTH EASTA4.7VIEW ON I DIN A FROM O EAPage 79 of 215
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE -VIEW ON THE MAIN ENTRANCE ONBUILDING BILLUSTRATIVE -VIEW ON THE MAINENTRANCE ON BUILDING BA4.8VIEW ON E MAIN EN RAN E ON I DIN Page 80 of 215
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE -VIEW FROM PALOMAR AVENUE ONBUILDING BILLUSTRATIVE -VIEW FROMPALOMAR AVENUE ON BUILDING BA4.9VIEW FROM A OMAR AVEN E ON I DIN Page 81 of 215
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE OVERALL VIEW ON THE PROPOSEDPROJECTILLUSTRATIVE OVERALL VIEW ONTHE PROPOSED PROJECTA4.10OVERA VIEW OF E RO O ED RO EPage 82 of 215
PROJECT NO:SHEET CONTENTSDATE:08/05/2020 zoning submittalTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.11/20/2020 zoning resubmittal01/05/2021 zoning resubmittal11/12/2021 ARC review response VILLAGE AT THE PALMSCONCEPT DESIGN55 BROAD ST.SAN LUIS OBISPO, CA.9923ILLUSTRATIVE OVERALL VIEW ON THE PROPOSEDPROJECT FROM RAMONA DR AND PALOMAR AVE.ILLUSTRATIVE OVERALL VIEW ONTHE PROPOSED PROJECT FROMRAMONA DR AND PALOMAR AVE.A4.11OVERA VIEW ON E RO O ED RO E FROM RAMONA DR AND A OMAR AVEPage 83 of 215
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Villages at Palms, San Luis Obispo, CA - Material BoardPlaster Body, fine sand finishPaint: Sherwin Williams Creamy 7102Wood BeamsCabot Semi-Solid StainSlate GrayWood T&G Ceilings Cabot Semi-Tranparent StainNewburyport BlueWood Doors and Jambs Paint: Sherwin Williams Surf Green 6473Vinyl windows & Exterior doorsJeld - Wen - BronzeOrnamental Wrought IronBASIS FOR DESIGN0Page 86 of 215
Villages at Palms, San Luis Obispo, CA - Material Board030303 0303 03 03 03DECORATIVE ACCENT TILES0Page 87 of 215
DSAP Series -pledTypestreet lightWidth25"Height18.5"Barcelona Type Wall Bracketarm mountWidth9"Height22"Sizes7" x 17" 12" x 29"Weight12 lbs.Canopy Size5.5" x 12"Projection12"Alcazar Star TypeHangingWidth16"Height16"Weight18 lbs.Canopy Size5.5" diameterVillages at Palms, San Luis Obispo, CA - Material BoardBASIS FOR DESIGN0Page 88 of 215
Villages at Palms, San Luis Obispo, CA - Signage0Page 89 of 215
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181183 - Village at Palms 24 Unit (Civil) - Smith\02_Working Drawings\Preliminary\02_ONSITE\PRELIM TREE REMOVAL SHEET.dwg, C-0.0, Nov 15, 2021 11:42am, SarahPhone Ext.:Phone Ext.:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LSheet Size:24 x 36THE VILLAGE AT THE PALMS55 BROAD STSAN LUIS OBISPO, CA 93405JMACEF11.20.2020181183PRELIMINARY TREEREMOVAL PLANC-0.0110/12/2021211/12/20213.4.5.156149N010 10 20HORIZONTAL SCALE: 1" = 10' RAMONA DRIVEPALOMAR AVENUEBROAD STREETLUNETA DRIVE(E) BUILDINGTHE PALMS(E) BUILDINGTHE OAKS(E) BUILDINGGARDEN CREEKEX. 6'-8' PALM TREETO BE RELOCATEDOUT OF PROPOSEDWALKWAYTOP OF CREEK BANKNOTES:1. NO TREES BELOW THE TOP OF CREEK BANK WILL BE REMOVED WITH THISPROJECT.2. ANY EXISTING "STREET TREES" THAT ARE REMOVED WITH THIS PROJECTWILL BE REPLACED TO SATISFACTION OF THE CITY.3. THE FOUR EXISTING, VERY TALL, PALM TREES, IN THE EASTERLY PARKINGARE WILL BE RELOCATED.4. SEE LANDSCAPING PLAN FOR ALL PROPOSED NEW PROJECT PLANTINGS ANDADDITIONAL STREET TREES IN FRONTAGE.TOPOGRAPHIC INFORMATION DISCLAIMER:INDIVIDUAL TREE TRUNK LOCATIONS AND SIZES ARE FROM WALLACE GROUP SURVEY DRAWINGS AND ENTITLEMENT DOCUMENTS DATED BETWEEN1996 AND 2002. THE "CLOUD" TREE LINE INFORMATION WAS SUPPLEMENTED FROM GOOGLE EARTH AREAL IMAGERY. GOOGLE EARTH STREET VIEW.PHOTOS FROM 3 SEPARATE SITE VISITS WERE ALSO UTILIZED TO COMPILE THE INFORMATION SHOWN HEREON. ALL INFORMATION SHOULD BEVERIFIED BY THE CITY ARBORIST AND ADDITIONAL RECOMMENDATIONS MADE DURING REVIEW OF FINAL CONSTRUCTION DOCUMENTS.NESTING BIRDS NOTE:TO AVOID DIRECT IMPACT TO NESTING BIRDS, ANY PROPOSED TREE REMOVALOCCURRING BETWEEN FEB 1 AND SEPT 15 SHALL REQUIRE A PRE-ACTIVITYSURVEY FOR ACTIVE NESTS BY A CITY APPROVED QUALIFIED BIOLOGIST.EX. 24" PINE TREE TO BEPROTECTED IN PLACETREE PRESERVATION NOTE:THE CITY ARBORIST SHALL BE CONTACTED TO REVIEW THE PROPOSED TREEREMOVALS. A TREE REMOVAL PERMIT IS REQUIRED PRIOR TO BUILDING PERMITISSUANCE FOR ALL TREE REMOVALS OR A DEMOLITION PLAN SHALL BE PREPAREDSHOWING TREE PRESERVATION MEASURES ON THE PERMIT DRAWINGS.SEE LANDSCAPE PLANS FORADDITIONAL STREET TREESTO BE PLANTED IN STREETYARD SETBACK AREA (TYP)SEE LANDSCAPE PLANS FORADDITIONAL STREET TREESTO BE PLANTED IN STREETYARD SETBACK AREA (TYP)EX. STREET TREES TO BEREMOVED AND REPLACEDEX. 50' PALM TREESTO BE REMOVED2-14" PALMSEX. 50' PALM TREESTO BE REMOVED2-14" PALMSEX. 6-9"BRISBANEBOX TREESTO BEREMOVEDLEGEND: TREES TO BE REMOVED, REPLACED WITH COASTLIVE OAK TREES AROUND SITE, SEE LANDSCAPEPLAN SHEET L-1 (6 TOTAL) TREES TO BE REMOVED AND REPLACED WITHEVERGREEN PEAR TREES, SEE LANDSCAPE PLANSHEET L-1 (3 TOTAL)Page 90 of 215
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WWWWWWWWWWWWWWWWWWWWWWWW37.969.1319.58Fire TruckOverall Length 37.960ftOverall Width 8.170ftOverall Body Height 10.432ftMin Body Ground Clearance 0.862ftTrack Width 8.000ftLock-to-lock time 4.00sMax Wheel Angle 45.00°360.110.5204.2GarbageOverall Length 36.100ftOverall Width 8.000ftOverall Body Height 12.272ftMin Body Ground Clearance 0.961ftTrack Width 8.000ftLock-to-lock time 4.00sWall to Wall Turning Radius 46.500ftWWWWWProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181183 - Village at Palms 24 Unit (Civil) - Smith\02_Working Drawings\Preliminary\02_ONSITE\CIRCULATION SHEET.dwg, C-1.1, Nov 15, 2021 9:55am, SarahPhone Ext.:Phone Ext.:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LSheet Size:24 x 36THE VILLAGE AT THE PALMS55 BROAD STSAN LUIS OBISPO, CA 93405JMACEF8/7/2020181183PRELIMINARY SITECIRCULATION PLANC-1.1111/23/2020211/12/20213.4.5.156149TRUCK DIMENSIONSNTSSITE PLAN - FIRE TRUCK CIRCULATIONTRUCK DIMENSIONSNTSSITE PLAN - GARBAGE TRUCK CIRCULATIONN040 40 80HORIZONTAL SCALE: 1" = 40' RAMONA DRIVEPALOMAR AVENUEBROAD STREETRAMONA DRIVEPALOMAR AVENUEBROAD STREETMEINECKE AVEMEINECKEAVE(E) FH(E) FH(E) FH26'COVERED DROP OFF AREA14' x 26' CLEAR PROVIDEDEXISTING FIRE LANE(NO PARKING)CURBS PAINTED RED(E) FH AND FDC TOBE RELOCATED TOSOUTHEAST(E) FH(E) FH(E) FDC AND BFP(E) FHFIRE ACCESS NOTES:1. ADDRESS NUMBERS (BY OTHERS) - (MIN 8” HIGH BY 1” STROKE WIDTH ON CONTRASTING BACKGROUND).2. FINAL DESIGN FOR FIRE DEPARTMENT ACCESS SHALL BE IN ACCORDANCE WITH CHAPTER 5 ANDAPPENDIX D OF THE 2016 CALIFORNIA FIRE CODE (CFC). ACCESS ROADS SHALL BE ALL WEATHER ANDSUPPORT A 60,000 POUND FIRE APPARATUS. THE MAXIMUM ANGLE OF APPROACH AND ANGLE OFDEPARTURE SHALL BE LESS THAN 10%. THE MAXIMUM ROAD GRADES AND CROSS SLOPES SHALL BE LESSTHAN 15% AND 5% RESPECTIVELY.3. FINAL DESIGN FOR WATER SUPPLIES (BY OTHERS) SHALL BE IN ACCORDANCE WITH SECTION 507 OF THECFC AND PROVIDE THE REQUIRED FIRE FLOW DETERMINED BY USING APPENDIX B OF THE CFC. EXISTINGPUBLIC HYDRANTS, PRIVATE HYDRANTS, DOUBLE DETECTOR CHECK VALVES, AND FIRE DEPARTMENTCONNECTIONS, TO THE EXTENT KNOWN, ARE SHOWN HEREON.4. FINAL DESIGN FOR FIRE PROTECTION SYSTEMS (BY OTHERS) SHALL BE IN ACCORDANCE WITH THE CFCAND THE CBC AND SHALL INCLUDE AN APPROVED NFPA 13 FIRE SPRINKLER SYSTEM, AND NFPA 24 FIREMAIN, IF APPLICABLE. BUILDINGS UNDERGOING CONSTRUCTION, ALTERATION OR DEMOLITION SHALL BE INACCORDANCE WITH CHAPTER 34 OF THE CFC.5. FINAL DESIGN FOR FIRE DEPARTMENT ACCESS TO EQUIPMENT (BY OTHERS) SHALL SHOW CONTROLSFOR AIR-HANDLING SYSTEMS, AUTOMATIC FIRE-PROTECTION SYSTEMS, OR OTHER DICTION, SUPPRESSIONOR CONTROL ELEMENTS ARE IDENTIFIED FOR USE BY THE FIRE DEPARTMENT AND ARE LOCATED IN THESAME AREA WITH THE APPROPRIATE SIGNAGE STATING “FIRE SPRINKLER RISER” AND “FIRE ALARMCONTROL PANEL”. FIRE SPRINKLER RISERS SHALL BE LOCATED IN A ROOM WITH EXTERIOR DOOR ACCESSAND NEAR ELECTRICAL ROOM WITH A KNOX BOX ON THE OUTSIDE AND KEY TO THE ROOM.PROPOSED BLDGFIRE RISERPROPOSED BLDGFIRE RISERMAX15%249.5 FS(E) FH(E) FHONE WAYBUILDING BBUILDING ABUILDING BBUILDING A12'
MIN.(P) 30' WIDE X 10' DEEP(3 BIN) CITY STD TRASHENCLOSURE (TYPE 1)(E) 11' WIDE X 6' DEEP(2 BIN) TRASHENCLOSURE WITHRECYCLE & F.O.G. (TOBE DEMOLISHED)(P) 34' WIDE X 10' DEEP(3 BIN) CITY STDTRASH ENCLOSUREWITH F.O.G. (TYPE 3)(E) GREASE INTERCEPTOR(E) GREASE INTERCEPTOR(E) 7' WIDE X 6' DEEP CMUTRASH ENCLOSURE WITHMETAL GATES(E) GREASE INTERCEPTOR(E) 6' WIDE X 8'DEEP "FENCED"TRASH BIN AREACOVERED DRIVE AISLE14' x 26' CLEAR PROVIDEDKETYPE V-A CONSTRUCTION46'7" TALL3-STORY55'10" TALLROOF RIDGE ELEV. = 296.5'±4-STORY240.9 FSFIRE RISER ANDFIRE RISERACCESS PANELADDRESS SIGN FOR BUILDING AADDRESS SIGN FOR BUILDING APRELIMINARY #:ARCH-0386-2020243.4 FS256.1 FS(E) FIRE LINEBFP (TYP)THE OAKS61 BROAD STREETTHE PALMS55 BROAD STREETTHE OAKS61 BROAD STREETTHE PALMS55 BROAD STREETNOTE: ADDRESSSIGN LOCATIONFOR BLDG B TBDBY CITYEXISTING OR PROPOSED "RED"CURB OR STRIPING (TYP)KITCHENKITCHENNO KITCHEN(P) GREASE INTERCEPTORGARDEN CREEK73 BROAD STREETOLD G
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