08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T1
CDP
SUBMITTAL
PROJECT DIRECTORY
CLIENT/APPLICANT:COASTAL COMMUNITY BUILDERS, INC.
ADDRESS: 330 JAMES WAY STE 270
PISMO BEACH, CA 93449
CONTACT: CAM BOYD
EMAIL: [email protected]
PHONE: (866) 497-5776
ARCHITECT:EHD STUDIO, INC.
ADDRESS: 5960 WEST MALL SUITE B
ATASCADERO, CA. 93422
CONTACT: EDDIE HERRERA
EMAIL: [email protected]
PHONE: (805) 556-7997
CIVIL ENGINEER:GARING, TAYLOR & ASSOCIATES, INC.
ADDRESS:141 S ELM STREET
ARROYO GRANDE, CA 93420
CONTACT:PERRY MCBETH
EMAIL:[email protected]
PHONE:(805) 498-1321
THE GATEWAY MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
TITLE SHEET
PROJECT SUMMARY
PROJECT ADDRESS:1421 PRICE STREET
1331 PRICE STREET
1370 DOLLIVER STREET
LOT #:PARCELS 1, 2, 3, 4 & 5
APN:PARCEL 1: 005-062-003, PARCEL 2: 005-062-004
PARCEL 3: 005-064-002, PARCEL 4: 005-064-003
PARCEL 5: 005-064-012
LOT SIZE: +/-1.2 ACRES (+/-52,057 SF)
CITY ZONING MAP DESIGNATION:1983 COASTAL ZONE MAP NORTH ZONING:C-1 (RETAIL COMMERCIAL) & RR (RESORT RESIDENTIAL) CURRENT USE:RETAIL COMMERCIAL
ADJACENT ZONES: C-1 (RETAIL COMMERCIAL), RR (RESORT RESIDENTIAL) & R-4 (HOTEL-MOTEL & VISITOR SERVICING)
COASTAL ZONE:YES
ARCHEOLOGICAL ZONE:YES
TRANSFER DENSITIES ZONE:NO
VISITORS-SERVING ZONE:NO
PUBLIC VISITOR ZONE:NO
OPEN SPACE ZONE:NO
HAZARDS/PROTECTION ZONE:NO
FLOOD PLAINE ZONE:NO
NOISE OVERLAY ZONE:YES
AMUSEMENT HALL/RETAIL
COMMERCIAL ZONE:
NO
HEIGHT LIMITATION ZONE:NO
VIEW CONSIDERATIONS ZONE:YES
ALLOWABLE BUILDING HEIGHT:
(SEC 17.102.010) (CENTER OF
BLDG. FOOTPRINT ABOVE SITE
GRADE)
DESIGN ELEMENT D-2A (SMALL SCALE)
C-1 ZONE = 35-FEET **+ 5.25-FEET*
R-R ZONE = 35-FEET + 5.25-FEET*
*15% HEIGHT LIMIT INCREASE ALLOWED FOR BUILDING
APPURTENANCES AND ARCHITECTURAL EXTENSIONS,
SUCH AS ELEVATORS, MECHANICAL, APPURTENANCES OR
OTHER TOWERS THROUGH CUP OR DEVELOPMENT PERMIT
APPROVAL.
**C-1 ZONE = 35-FEET IN COASTAL ZONE PER CITY LAND
USE DESIGN ELEMENT
ALLOWABLE LOT COVERAGE:
(SEC 17.102.080)
C-1 ZONE = 80% MAX
RR ZONE = 55% MAX
PROPOSED LOT COVERAGE
(REFER TO SHEET T7)
LOT 1 (C-1)= 13,092 SF/18,337 SF=69%
LOT 2 (C-1)=18,808 SF/25,090 SF= 74%
LOT 2 (R-R)=4,928 SF/8,958 SF= 55%
LOT COVERAGE (ALL SITES COMBINED)
36,827 SF/52,385 SF= 70%
MAX F.A.R:
(SEC 17.102.090)
C-1 ZONE = 200%
RR ZONE = 125%
LOT 1 (C-1)= 18,337 SF X 2.00= 36,674 SF MAX
LOT 2 (C-1)= 25,090 SF X 2.00= 50,180 SF MAX
LOT 2 (R-R)=8,958 SF X 1.25= 11,198 SF MAX
PROPOSED F.A.R:
(REFER TO SHEET T8 &T9)
LOT 1 (C-1)= 29,755 SF
LOT 2 (C-1)= 46,161 SF
LOT 2 (R-R)= 11,082 SF
MIN LANDSCAPE AREA:
(SEC 17.102.095)
C-1 ZONE = 10% MIN.
RR ZONE = 20% MIN.
PROPOSED LANDSCAPE AREA:
(REFER TO SHEET T10)
LOT 1 (C-1)= 2,079 SF/18,337 SF= 11%
LOT 2 (C-1)= 2,743 SF/25,090 SF= 11%
LOT 2 (R-R)= 2,016 SF/8,958 SF= 23%
PROJECT DESCRIPTION
THE SCOPE OF THIS PROJECT PROPOSES A MULTI-STORY COMMERCIAL / RESIDENTIAL MIXED-USE DEVELOPMENT. THE PROJECT CONCEPT PROPOSES AN ENTRY ART/SIGN MONUMENT KNOWN AS THE “GATEWAY PLAZA”. THE GATEWAY PLAZA IS THE “GATEWAY” TO PISMO BEACH AND IS LOCATED AT THE CO BEACH AT THE CORNER OF PRICE STREET AND DOLLIVER STREET. THE GATEWAY PLAZA IS A PUBLIC AMENITY BENEFIT FEATURE TO THE OVERALL PROJECT DEVELOPMENT.
THE PROPOSED PROJECT OFFERS PUBLIC RIGHT-OF-WAY IMPROVEMENTS ALONG PRICE STREET, DOLLIVER STREET, BAY STREET, AND HARLOE STREET. ADDITIONAL ANGLED & PARALLEL PARKING
CENTRALIZED ALONG PRICE STREET IS PROPOSED TO PROMOTE PEDESTRIANS ACCESS AND DOWNTOWN COMMERCIAL SHOPPING AREAS. BAY STREET PROPOSES ONE-WAY PARALLEL PARKING TO PROMOTE A PEDESTRIAN CENTRIC STREET. THE EXISTING PARALLEL PARKING AT BAY STREET WILL DECREASE AS SHOWN ON SHEET T11 “PARKING EXHIBIT”. THE STREET PARKING MODIFICATION AT
BAY STREET WILL ACCOMODATE THE PROPOSED ONE-WAY STREET IMPROVEMENTS SUCH AS NEW
DRIVEWAY APRONS AND NEW LANDSCAPE STREET CORNER BULB-OUTS AT BOTH PRICE AND DOLLIVER INTERSECTIONS.
A TOTAL OF FIVE EXISTING PARCELS WILL BE MADE PART OF THE PROPOSED DEVELOPMENT, CREATING TWO NEW LOTS. LOT 1 AND LOT 2, REFER TO VESTING TENTATIVE MAP. THE GROUND FLOOR WILL
INCLUDE ON-SITE PARKING INTERNAL TO THE PROJECT WHILE PROVIDING COMMERCIAL FRONTAGE ALONG PRICE STREET. TWO UPPER FLOORS ABOVE THE GROUND FLOOR COMMERCIAL AND PARKINGS
AREAS WILL ACCOMODATE RESIDENTIAL CONDOMINIUMS WITH DEDICATED COMMON OPEN SPACE AREAS AND INDIVIDUAL PRIVATE USE DECKS.
THE PROJECT PROPOSES A MIXTURE OF THIRTY THREE (33) 2-BEDROOM UNITS AND SIX (6) 1-BEDROOM OR STUDIO WHICH INCLUDE AFFORDABLE “REPLACEMENT” UNIT TYPES. THIS PROJECT WILL USE STATE DENSITY BONUS LAW TO INCREASE THE ALLOWABLE BASE DENSITY. A TOTAL OF FOUR (4)-LOW INCOME AFFORDABLE UNITS , ONE (1)-VERY LOW INCOME AFFORDABLE UNITS, AND (34)-MARKET RATE UNITS ARE PROPOSED WITH THE PROJECT. THE PROJECT QUALIFIES FOR 1 CONCESSION/INCENTIVE BASED ON THE AFFORDABLE UNITS AND INCOME LEVEL PROPOSED, INCLUDING ADDTIONAL WAIVERS.
THE FIVE (5) AFFORDABLE UNITS SATISFY THE TOTAL EXISITING “REPLACEMENT” UNITS REQUIRED
BY DENSITY BONUS LAW AND THE US DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) DATABASE.
THE PROJECT IS CONSISTENT WITH THE PISMO BEACH DOWNTOWN STRATEGIC PLAN AND SHALL COMPLY WITH THE CITY’S DEVELOPMENT STANDARDS. THE APPLICANT IS REQUESTING 1 INCENTIVE/ CONCESSION, INCLUDING ADDITIONAL WAIVERS AS OUTLINED ON SHEET T2, “CONCESSIONS/ INCENTIVES/WAIVERS” SUMMARY. THESE CONCESIONS/INCENTIVES/WAIVERS ARE REQUESTS TO
THE THE DEVELOPMENT STANDARDS THAT WOULD PHYSICALLY PREVENT THE PROJECT FROM BEING BUILT AT THE PERMITTED DENSITY. THE PROJECT PROPOSES MODIFICATION OF THE DEVELOPMENT
STANDARDS TO INCREASE THE ALLOWABLE BUILDING HEIGHT DUE TO THE SLOPED TOPOGRAPHY CONSTRAINTS OF THE SITE AND IRREGULARITY OF THE EXISTING LOT.
THE PROJECT IS DESIGNED TO THE CLASSIC CALIFORNIA ARCHITECTURAL STYLE, TO BE CONSISTENT WITH THE DOWNTOWN STRATEGIC PLAN.
SHEET INDEX
TITLE SHEET T1
BUILDING STATISTICS T2
SURVEY NOTES T3
TOPOGRAPHIC SURVEY T4
EXISTING AND DEMOLITION PLAN T5
ZONING/DENSITY EXHIBIT T6
LOT COVERAGE EXHIBIT T7
F.A.R. LOT 1 EXHIBIT T8
F.A.R. LOT 2 EXHIBIT T9
LANDSCAPE COVERAGE EXHIBIT T10
SITE PARKING EXHIBIT T11
SITE REFERENCE POINTS AND ROOF HIGH POINTS EXHIBIT T12
BUILDING HEIGHT CALCULATION SUMMARY T13
BUILDING HEIGHT EXHIBIT T14
SETBACK ENCROACHMENT EXHIBIT T15
EXISTING CONDITIONS C1
PRELIMINARY GRADING AND DRAINAGE C2
PRELIMINARY UTILITY PLAN C3
MOOD BOARD A1
SITE/GROUND FLOOR PLAN A2
SECOND FLOOR PLAN A3
THIRD FLOOR PLAN A4
BUILDING 1 - EXTERIOR ELEVATIONS A5
BUILDING 1 - EXTERIOR ELEVATIONS A6
BUILDING 2 - EXTERIOR ELEVATIONS A7
BUILDING 2 - EXTERIOR ELEVATIONS A8
BUILDING SITE SECTIONS A9
BUILDING SITE SECTIONS A10
PRIVACY/RETAINING WALL SECTIONS A11
UNIT PLANS A12
UNIT PLANS A13
UNIT PLANS A14
UNIT PLANS A15
UNIT PLANS A16
UNIT PLANS A17
UNIT PLANS A18
PERSPECTIVE - PRICE STREET VIEW A19
PERSPECTIVE - PRICE STREET VIEW A20
PERSPECTIVE - DOLLIVER STREET VIEW A21
PERSPECTIVE - CORNER OF BAY & DOLLIVER A22
PERSPECTIVE - CORNER OF BAY & DOLLIVER A23
FEATURE PLAZA - CORNER OF PRICE & DOLLIVER A24
VIEW ANALYSIS STUDIES - HIGHWAY 101 A25
VIEW ANALYSIS STUDIES - PRICE STREET A26
COLORS & MATERIALS BOARD A27
PRESPECTIVE RENDER - STREETSCAPE VIEWS A28
PERSPECTIVE RENDER - CORNER OF PRICE & DOLLIVER A29
SIGNAGE PROGRAM A30
LANDSCAPE PALETTE & IMAGERY L1
LANDSCAPE PLAN - GROUND FLOOR L2
LANDSCAPE PLAN - 2ND FLOOR L3
LANDSCAPE PLAN - 3RD FLOOR L4
SITE PHOTOMETRIC E1
LIGHT FIXTURE CUT SHEETS E2
TOTAL SHEET COUNT 54
VICINITY MAP
PROJECT SITE: CORNER OF
PRICE STREET & DOLLIVER STREET
REQUIRED PROPOSED
FRONT SETBACK LOT 1 (C1-ZONE)
(SEC 17.102.020)
NONE, EXCEPT MIN. 10-FEET WHEN LOT
ABUTS A RESIDENTIAL ZONE
NONE PROPOSED
FRONT SETBACK LOT 2 (C1-ZONE)
(SEC 17.102.020)
NONE, EXCEPT MIN. 10-FEET WHEN LOT
ABUTS A RESIDENTIAL ZONE
21’-8” (HARLOE)
FRONT SETBACK LOT 2 (RR-ZONE)
(SEC 17.102.020)
RR ZONE =15 FT MIN. REQUIRED ENCROACHMENT WAIVER
REFER TO SHEET T2 & T15
SIDE SETBACK LOT 1 (C1-ZONE)
(SEC 17.102.030
NONE REQUIRED NONE PROPOSED
SIDE SETBACK LOT 2 (C1 ZONE)
(SEC 17.102.030
NONE REQUIRED NONE PROPOSED
SIDE SETBACK LOT 2 (RR-ZONE)
(SEC 17.102.030
20% OF LOT WIDTH (NO LESS THAN
7 FT OR MORE THAN 10 FT (10 FT
REQUIRED)
ENCROACHMENT WAIVER
REFER TO SHEET T2 & T15
REAR SETBACK LOT 1 (C1-ZONE)
(SEC 17.102.030)
NONE NONE PROPOSED
REAR SETBACK LOT 2 (C1-ZONE)
(SEC 17.102.030)
NONE NONE PROPOSED
REAR SETBACK LOT 2 (RR-ZONE)
(SEC 17.102.030)
10% OF LOT DEPTH (NO LESS THAN
5 FT OR MORE THAN 10 FT)
(9’-6” REQUIRED)
9’-6” PROPOSED
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
UUnitt #PPlann #BBed/Bathh Count GGrosss Floorr Areaa
((sq.ft.)
Nett Floorr Areaa
(sq.ft.)
Floorr Level
RESIDENTIAL LOBBY 1 N/A 2240 216 1-LEVEL RESIDENTIAL LOBBY 2 N/A 3320 286 1-LEVEL COMMERCIAL RETAIL 1 N/A 6650 610 1-LEVEL COMMERCIAL RETAIL 2 N/A 11,950 1,905 1-LEVEL 3,160 3,017
101 2 1 BED / 1.5 BATH 945 881 2-LEVEL 102 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 103 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 104 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 105 8 2 BED / 2.5 BATH 11,788 1,677 2-LEVEL 106 7 3 BED / 3.5 BATH 11,775 1,696 2-LEVEL 8,804 8,334
107 5A 2 BED / 2.5 BATH 1,432 1,360 3-LEVEL 108 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 109 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 110 8 2 BED / 2.5 BATH 11,788 1,695 3-LEVEL 111 7 3 BED / 3.5 BATH 11,775 1,696 3-LEVEL 7,859 7,471
TOTAL
19,823 18,822
RESIDENTIAL LOBBY 1 N/A 3318 293 1-LEVEL RESIDENTIAL LOBBY 2 N/A 11,070 890 1-LEVEL COMMERCIAL RETAIL 3 N/A 22,000 1,948 1-LEVEL COMMERCIAL RETAIL 4 N/A 11,100 1,071 1-LEVEL 4,488 4,202
**201 1A STUDIO 4460 415 1-LEVEL **202 1A STUDIO 4460 415 1-LEVEL **203 1A STUDIO 4460 415 1-LEVEL **204 1A STUDIO 4460 415 1-LEVEL 205 3 2 BED / 2 BATH 11,016 949 1-LEVEL 206 4A 2 BED / 2.5 BATH 11,277 1,206 1-LEVEL 4,133 3,815
207 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 208 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 209 6 2 BED / 2.5 BATH 11,708 1,627 2-LEVEL 210 4B 2 BED / 2.5 BATH 11,434 1,358 2-LEVEL 211 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 212 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL **213 1B STUDIO 5515 470 2-LEVEL 214 5A 2 BED / 2.5 BATH 11,432 1,360 2-LEVEL 215 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 216 5B 2 BED / 2.5 BATH 11,570 1,495 2-LEVEL 217 5C 2 BED / 2.5 BATH 11,646 1,568 2-LEVEL 16,155 15,353
218 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 219 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 220 6 2 BED / 2.5 BATH 11,708 1,627 3-LEVEL 221 4B 2 BED / 2.5 BATH 11,434 1,358 3-LEVEL 222 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 223 5D 3 BED / 3.5 BATH 11,912 1,824 3-LEVEL 224 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 225 5A 2 BED / 2.5 BATH 11,432 1,360 3-LEVEL 226 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 227 5B 2 BED / 2.5 BATH 11,570 1,495 3-LEVEL 228 5C 2 BED / 2.5 BATH 11,646 1,568 3-LEVEL 17,414 16,572
42,190 39,942
56,313 53,230
5,700 5,534
62,013 58,764
** affordable unit
Buildingg && Unitt Areaa Breakdownn Summary
Buildingg 1
1-LEVELL TOTAL
2-- LEVELL TOTAL
3-LEVELL TOTAL
BUILDINGG 11 TOTAL
RESIDENTIALL TOTAL
COMMERCIALL TOTAL
**GGRRAANNDD TTOOTTAALL
* exclusive of parking, stairs, elevators, decks, patios, corridors, trash enclosures, storage rooms, etc.
Buildingg 2
1-LEVELL TOTAL
1-LEVELL TOTAL
2-LEVELL TOTAL
3-LEVELL TOTAL
BUILDINGG 22 TOTAL
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T2
CDP
SUBMITTAL
BUILDING STATISTICS
DENSITY CALCULATION
MIN. LOT AREA PER FAMILY
UNIT (SECT. 17.102.100)
R-R:RESIDENTIAL 1,450 SF
C-1 ZONE (AS SECONDARY USES): 2,000 SF
PARCEL 1 (C-1)18,337 SF/2,000SF= 9.17 UNITS (10 UNITS)
PARCEL 2 (C-1)25,090 SF/2,000 SF= 12.55 UNITS (13 UNITS) PARCEL 3 (R-R)8,953 SF/1450 SF= 6.17 UNITS (17 UNITS)
TOTAL DENSITY ALLOWED 3O BASE DENSITY UNITS ALLOWED
DENSITY BONUS LAW:
(CA.GOV. CODE SEC 65915-18)
1 INCENTIVE/CONCESSION ALLOWED BASED ON PERCENT
OF AFFORDABLE UNITS PROPOSED. ADDITOINAL WAIVERS
OR REDUCTIONS OF DEVELOPMENT STANDARDS MAY
BE REQUESTED AND LISTED IN THE “CONCESSIONS/
INCENTIVES/WAIVERS” SUMMARY, THIS SHEET. THERE
IS NO LIMIT TO AMOUNT OF WAIVERS OR REDUCTIONS OF
DEVELOPMENT STANDARDS THAT MAY BE REQUESTED.
PROPOSED DENSITY UNIT
BONUS (CA. GO. CODE SEC
65915-18)
AT LEAST 17% OF THE HOUSING UNITS ARE RESTRICTED TO
LOWER INCOME RESIDENTS BASE DENSITY & VERY LOW
INCOME RESIDENTS FOR A 30.50% DENSITY BONUS
30 BASE DENSITY UNITS X30.5%= 39.15 (ROUND UP) 40
UNITS ALLLOWED
PROPOSED DENSITY 39 DENSITY UNITS PROPOSED(REFER TO DENSITY BONUS
SUMMARY))
Lot 1 (C-1) Lot 2 (C-1) Lot 2 (R-R)
Gross Lot Area (ft)18,337.00 25,090.00 8,953.00 Lot Area/Unit (ft/DU)2,000.00 2,000.00 1,450.00 Base Density (DU)9.17 12.55 6.17
Rounding Up (DU)10 13 7
# Units (DU) Base Density
Percentage (fractions rounded up to next whole
number)
Density Bonus
# Units (DU) Base Density + Bonus
Units Allowed: Rounding Up (DU)
Units Proposed:
Incentives/Concesions Granted
Additional Waivers Allowed
Residential Parking Required (state code)
Guest Parking Required (state code)
Commercial Parking Required (city code)
Outdoor Patio Seating Parking Req. (city code)
Total Parking Required
(see parking statistics summary, this sheet)
Total "On-Site" Parking Proposed
(see parking statistics summary, this sheet)
Total "Off-Site" Parking Proposed
Total "On-Site/Off-Site" Parking Proposed 87 stalls
86.5 stalls
66 stalls
21 stalls
1 Yes
55.5 stalls (On-Site)
None
19 stalls (Off-Site)
12 stalls (Off-Site)
30.50%
39.15 40
39 Units Breakdown Proposed:
4 Low Income (replacement units)
1 Very Low Income (replacement units)
34 Market Rate Units
Project Bonus Density Summary
State Density Bonus Law
30 # Income Type Low Income & Very Low Income
16.66% or 17%
DENSITY BONUS SUMMARY CONCESSIONS/INCENTIVES/
WAIVERS
INCENTIVE/CONCESSION
REQUEST
REQUEST 21 OF THE 31 REQUIRED COMMERCIAL
SPACES TO BE PARKED “OFF-SITE” AS SHOWN ON
SHEET T11. 10 OF THE 31 REQUIRED COMMERCIAL
SPACES TO BE PARKED “ON-SITE” TO SATISFY
THE TOTAL COMMERICAL & OUTDOOR SEATING
PARKING REQUIREMENT.
WAIVER REQUEST 1 REQUEST A BUILDING HEIGHT INCREASE FOR BUILDINGS 1 AND 2, TO BE ABOVE THE ALLOWABLE
BUILDING HEIGHT OF 35-FEET. AS MEASURED
FROM EXISTING SITE GRADE. REFER TO THE
BUILDING HEIGHT WAIVER REQUEST, ON SHEET
T13.
WAIVER REQUEST 2 REQUEST BUILDING ENCROACHMENT INTO THE FRONT SETBACK AND SIDE SETBACK AT LOT 2
ALONG BAY AND DOLLIVER ST. REFER TO SHEET
T-15 FOR EXHIBIT OF AREAS OF ENCROACHMENT.
WAIVER REQUEST 3 REQUEST 8 FOOT PRIVACY CMU WALL, 2 FEET ABOVE THE MAXIMUM 6 FOOT HIGH WALL ALLOWED
FACING RESIDENTIAL AREA. REFER TO SHEET A11.
SITE WALL HEIGHT WAIVER, REFER TO SHEET A11
VIEW 1A.PARKING STATISTICS SUMMARY
RESIDENTIAL PARKING
REQUIRED (PER STATE DENSITY
MAXIMUM REQUIREMENTS)
1 STALL PER 1-BEDROOM UNIT
1.5 STALLS PER 2/3-BEDROOM UNIT
(5)-STUDIO OR 1-BEDROOM UNITS X 1 STALL/UNIT = 5
(34)-2-BEDROOM UNITS X 1.5 STALL/UNIT = 51
56 RESIDENTIAL STALLS REQUIRED
COMMERCIAL PARKING
REQUIRED
1 STALL PER 300 SF
OUTDOOR SEATING PARKING
REQUIRED
1 STALL PER 75 SF
5700 SF/300 SF PER STALL = 19
19 COMMERCIAL STALLS REQUIRED
900 SF/75 SF PER STALL = 12
12 OUTDOOR SEATING STALLS REQUIRED
TOTAL PARKING REQUIRED:87 TOTAL STALLS REQUIRED
RESIDENTIAL ON-SITE PARKING
PROPOSED
56 RESIDENTIAL ON-SITE STALLS PROPOSED
COMMERCIAL ON-SITE PARKING
PROPOSED
10 COMMERCIAL ON-SITE STALLS PROPOSED
TOTAL ON-SITE PARKING
PROPOSED
56 RESIDENTIAL ON-SITE STALLS
10 COMMERCIAL ON-SITE STALLS
66 TOTAL STALLS PROVIDED
COMMERCIAL ON-SITE PARKING
DEFICIENCY
21 STALLS DEFICIENT ON SITE
COMMERCIAL OFF-SITE
PARKING PROPOSED
NEW OFF-SITE STALLS ON PRICE ST.,
DOLLIVER ST. (SEE SHEET T11)
15 (N) COMMERCIAL OFF-SITE STALLS PROPOSED
6 (N) OFF-SITE MOTORCYCLE STALLS PROPOSED
21 TOTAL STALLS PROVIDED
PROJECT IS FULLY PARKED AS PROPOSED
EXISTING OFF-SITE PARKING 46 EXISTING PARALLEL OR ANGLED PUBLIC STREET PARKING STALLS AVAILABLE ON PRICE ST., DOLLIVER
ST., BAY ST. AND HAROE ST. (REFER TO SHEET T-5)
TOTAL PARKING AVAILABLE
ON-SITE & OFF-SITE
53 (N) RESIDENTIAL ON-SITE STALLS + 13(N)
COMMERCIAL ON-SITE STALLS+15(N) OFF-SITE
COMMERCIAL STALLS + 46 (E) OFF-SITE COMMERCIAL
STALLS+ 6 (N) OFF-SITE MOTORCYCLE STALLS ON
PRICE STREET =
133 TOTAL STALLS AVAILABLE
UNIT COUNT BREAKDOWN SUMMARY
DWELLING UNIT BREAKDOWN (4)- PLAN 1A
(1)- PLAN 1B
(1)- PLAN 2
(1)- PLAN 3
(1)- PLAN 4A
(2)- PLAN 4B
(9)- PLAN 5A
(11)- PLAN 5B
(2)- PLAN 5C
(1)- PLAN 5D
(2)- PLAN 6
(2)- PLAN 7
(2)- PLAN 8
TOTAL DWELLING UNITS (39)
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T3
CDP
SUBMITTAL
SURVEY NOTES
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T4
CDP
SUBMITTAL
TOPOGRAPHIC SURVEY
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T5
CDP
SUBMITTAL
EXISTING AND DEMOLITION PLAN
.?
*
.
?*
=<
=<
=<
=<
.
?*
9 9
9 9
=<
=<
=<=<=<
9 9
=<=<
=<
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*%8,/',1*
72%('(02/,6+('
(;,67,1*87,/,7<
32/(
(;,67,1*+<'5$17
87,/,7<%2;(6
(;,67,1*75((672
%(5(029('
(;,67,1*%8,/',1*
72%('(02/,6+('
35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 +$
5 /
2 (
$
9 (
(;,67,1*&$123<
72%('(02/,6+('
(;,67,1*87,/,7<75$6+
$5($72%(5(029('
(;,67,1*),5(+<'5$17
(;,67,1*3$5.,1*
72%(5(029('
(;,67,1*3$5.,1*
72%(5(029('
(;,67,1*87,/,7<
32/(
(;,67,1*+<'5$17
87,/,7<%2;(6
(
:$7(5
(
*
$
6
(
:
$
7 (
5
(
:
$
7 (
5
(
:$7(5
(;,67,1*%8,/',1*
72%('(02/,6+('
3523(57</,1(
(
*$6
(
6 (
:
(
5
3$5&(/
$31
=21(
&
3$5&(/
$31
=21(
&
3$5&(/
$31
=21(
&
3$5&(/
$31
$31
=21(
55
3$5.,1*63$&
(
6
7 2
%
(
5 (
0 2
9 (
'
3$5.,1*63$&
(
6
7 2
%
(
5 (
0 2
9 (
'
727$/(;,67,1*3$5.,1*63$&(6
63$&(672%(5(029('
63$&(6725(0$,1
3$5.,1*63$&(6
725(0$,1
727$/(;,67,1*3$5.
,
1 *
6 3
$
&
(
6 725(0$,1
(;,67,1*3$5.,1*
3$5.,1*63$&(6
725(0$,1
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*32:(532/(
72%(5(029('
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*32:(532/(
72%(5(029('
(;,67,1*32:(532/(
72%(5(029('
3
5 2
3 (
5 7
<
/
,
1 (
3523(57</,1(
3523(57</,1(
3
5 2
3 (
5 7
<
/
,
1 (
3523(57</,1(
3
5 2
3 (
5 7
<
/
,
1 (
3
5 2
3 (
5 7
<
/
,
1 (
35
2 3
(
5 7
<
/
,
1 (
3
5 2
3 (
5 7
<
/
,
1 (
(;
,
6 7
,
1 *
'
5 ,
9 (
:
$
<
7 2
%
(
&
2 0
(
3 $
5 .
,
1 *
(;
,
6 7
,
1 *
'
5 ,
9 (
:
$
<
7 2
%
(
&
2 0
(
3 $
5 .
,
1 *
(;,67,1*3$5.,1*72%(5(029('$1'
5(3/$&('
5()(5726+((77
(;,67,1*675((73$5.,1*725(0$,1
6&$/(
([LVWLQJ'HPR6LWH3ODQ
727$/(;,67,1*675((73$5.,1*
3$5.,1*63$&(6
63$&(672%(5(029('
3$5.,1*63$&(6
63$&(6725(0$,1
3$5.,1*63$&(6
0 SCALE
1’ =20’-0”
10 20 40
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T6
CDP
SUBMITTAL
ZONING /DENSITY EXHIBIT
(/(
9 67$
,
5 6
67$
,
5 6
(/(
9 67$
,
5 6
67$
,
5 6
/27
55=21(
6)0,1/27$5($3(581,7
6)6) 81,76
81,76
/27
&=21(6)0,1/27$5($3(581,7
6)6) 81,76
81,76
/27
&=21(
6)0,1/27$5($3(581,7
6)6)
81,76
81,76
35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 +$
5 /
2 (
$
9 (
6&$/(
=21,1*(;+,%,7'(16,7<81,76
0 SCALE
1’ =20’-0”
10 20 40
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T7
CDP
SUBMITTAL
LOT COVERAGE EXHIBIT
.?
*
.
?*
=<
=<
=<
=<
.
?*
9 9
9 =<
=<
=<=<=<
(/(
9 67$
,
5 6
67$
,
5 6
(/(
9 67$
,
5 6
67$
,
5 6
&&&&&&&&
&&&&
&&
6)%8,/',1*&29(5$*(/27
&=21(
6)%8,/',1*&29(5$*(/27
55=21(
/27&29(5$*(/(*(1'
%8,/',1*&29(5$*(/27
&=21(
%8,/',1*&29(5$*(/27
&=21(
%8,/',1*&29(5$*(/27
55=21(
/27&29(5$*(/27
&=21(
/27&29(5$*(/27
&=21(
6,7($5($
6)
727$/%8,/',1*)22735,17
6)
6)6)
0$;
/27&29(5$*(/27
&=21(
/27&29(5$*(/27
&=21(
6,7($5($
6)
727$/%8,/',1*$5($
6)
6)
6)
0$;
/27&29(5$*(/2755=21(/27&29(5$*(/2755=21(
6,7($5($
6)
727$/%8,/',1*$5($
6)
6)
6)
0$;
/27
55=21(
6)
/27
&=21(
6)
/27
&=21(
6)
35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7
6)%8,/',1*&29(5$*(/27
&=21(
+$
5 /
2 (
$
9 (
5(7$,/5(7$,/
5(7$,/
5(7$,/
3$5.,1**$5$*(
3$5.,1**$5$*(
6&$/(
/27&29(5$*(
/27&29(5$*($5($6&+('8/(
1DPH $UHD
%8,/',1*&29(5$*(/27
&=21(
6)
%8,/',1*&29(5$*(/27
&=21(
6)
%8,/',1*&29(5$*(/27
55=21(
6)
6)
/27&29(5$*($5($3(53$5&(/
/27&29(5$*($5($29(5$//
$///276&20%,1('
727$/%8,/',1*$5($
6)
727$/6,7($5($
6)
6)6) &29(5$*(
0 SCALE
1’ =20’-0”
10 20 40
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T8
CDP
SUBMITTAL
F.A.R LOT 1 EXHIBIT
6)/27%8,/',1*)22735,17
)/225$5($/(*(1'
6)
5(7$,/
5(7$,/
/2%%<
67$,5
)/225$5($/(*(1'
6)
6)
6)
6)
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
)/225$5($/(*(1'
6)
6)
6)
6)81,7
6)81,7
6&$/(
/27*5281')/225)$5
6&$/(
/276(&21')/225)$5
6&$/(
/277+,5')/225)$5
)/225$5($5$7,2/27
=21(&
)/225$5($5$7,2/27
=21(&
0$;)$5$//2:('
6,7($5($
6)
)$5$//2:(' 6);)$5
*5281')/225$5($
6)
6(&21')/225$5($
6)
7+,5')/225$5($
6)
727$/$5($
6) 6)$//2:('
/276(&21')/225)$5
1$0($5($
81,7
6)
81,7 6)
81,7 6)
81,7 6)
81,7 6)
81,7 6)
*UDQGWRWDO 6)
/27*5281')/225)$5
1$0($5($
/27%8,/',1*)22735,17
6)
*UDQGWRWDO
6)
/277+,5')/225)$5
1$0($5($
81,7 6)
81,7 6)
81,7
6)
81,7 6)
81,7 6)
*UDQGWRWDO
6)
0 SCALE
1’ =20’-0”
10 20 40
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T9
CDP
SUBMITTAL
F.A.R LOT 2 C-1 AND R-R ZONE EXHIBIT
+>/
9 :
/4
-
(;/
2*/4-
+>/9
:/4
-
(;/
2 *
/
4 -
:8'9
.
)5
4 )
=55*°,+4)+°'254
-
(')1°5,°9/*
+
=
'
21 )/225$5($/(*(1'
6)
6)
6)
6)
6)
/27
55=21(
6)81,7
6)81,7
6)81,7
6)/27%8,/',1*)22735,17
6)81,7
6)81,7
/27
&=21(
5(7$,/5(7$,/
/2%%<
67$,56
3$5.,1**$5$*(3$5.,1**$5$*(
6)/2755&20021
6)81,7
/2%%< 67$,56
(/(9
)/225$5($/(*(1'
6)
6)
6)
6)
6)
6)
6)81,76)81,7
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
6)81,7
/27
&=21(
/27
55=21(
6)81,7
6)81,76)81,7
6)81,7
6)81,7
6)81,76)81,7
6)81,76)81,7
6)81,7
)/225$5($/(*(1'
6)
6)
6)
6)
6)
6)6)81,7
/27
&=21(
/27
55=21(
6)81,7
6)81,7
6&$/(
/27*5281')/225)$5
& 55=21(
6&$/(
/276(&21')/225)$5
& 55=21(
6&$/(
/277+,5')/225)$5
& 55=21(
)/225$5($5$7,2/27
=21(&
)/225$5($5$7,2/27
=21(&
0$;)$5$//2:('
6,7($5($
6)
)$5$//2:('
6);)$5 6)
*5281')/225$5($
6)
6(&21')/225$5($
6)
7+,5')/225$5($
6)
727$/$5($
6) 6)$//2:('
)/225$5($5$7,2/27
=21(55
)/225$5($5$7,2/27
=21(55
0$;)$5$//2:('
6,7($5($
6)
)$5$//2:('
6);)$5
6)
*5281')/225$5($
6)
6(&21')/225$5($
6)
7+,5')/225$5($
6)
727$/$5($
6)
6)$//2:('
/27*5281')/225)$5
&=21(
1$0($5($
81,76)
/27%8,/',1*)22735,17 6)
*UDQGWRWDO 6)
/27*5281')/225)$5
55=21(
1$0($5($
/2755&20021 6)
81,76)
81,76)
81,76)
81,76)
81,76)
*UDQGWRWDO
6)
/276(&21')/225)$5
&=21(
1$0($5($
81,76)
81,76)
81,76)
81,76)
81,76)
81,76)
81,76)
81,76)
81,76)
*UDQGWRWDO 6)
/276(&21')/225)$5
55=21(
1$0($5($
81,7
6)
81,76)
*UDQGWRWDO 6)
/277+,5')/225)$5
&=21(
1$0($5($
81,76)
81,7
6)
81,76)
81,7
6)
81,76)
81,76)
81,76)
81,76)
81,76)
*UDQGWRWDO 6)
/277+,5')/225)$5
55=21(
1$0($5($
81,76)
81,76)
*UDQGWRWDO 6)
0 SCALE
1’ =20’-0”
10 20 40
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T10
CDP
SUBMITTAL
LANDSCAPE COVERAGE EXHIBIT
9 9
9
(/(
9 67$
,
5 6
67$
,
5 6
(/(
9 67$
,
5 6
67$
,
5 6
&&&&&&&&
&&&&
&&
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
/$1'6&$3(&29(5$*(/27&=21(/$1'6&$3(&29(5$*(/27&=21( 6,7($5($
6)
727$//$1'6&$3($5($
6)
6)6)
0,1
/$1'6&$3(&29(5$*(/27&=21(/$1'6&$3(&29(5$*(/27&=21( 6,7($5($
6)
727$//$1'6&$3($5($
6)
6)
6)
0,1
/$1'6&$3(&29(5$*(/2755=21(/$1'6&$3(&29(5$*(/2755=21( 6,7($5($
6)
727$//$1'6&$3($5($
6)
6)
6)
0,1
55=21(
6)
&=21(
6)
&=21(
6,7(
6)
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
3/$=$6)
6($7,1*$5($
6)6($7,1*$5($
6)/$1'6&$3(6)/$1'6&$3(
6)/$1'6&$3(
35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)2))6,7(/$1'6&$3(
6)2))6,7(/$1'6&$3(
6)2))6,7(/$1'6&$3(
6)2))6,7(/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)/$1'6&$3(
6)
6($7,1*$5($
6)/$1'6&$3(
/$1'6&$3($5($6/(*(1'
/$1'6&$3(
/$1'6&$3(
/$1'6&$3(
2))6,7(/$1'6&$3(
6&$/(
/$1'6&$3(&29(5$*((;+,%,7
/$1'6&$3($5($6&+('8/(
1DPH $UHD
/$1'6&$3(
6)
/$1'6&$3( 6)
/$1'6&$3( 6)
6)
29(5$//352-(&7216,7(/$1'6&$3($5($
$///276&20%,1('
727$/6,7($5($
6)
727$/216,7(/$1'6&$3(
6)
6)6) 727$//$1'6&$3()25$///2766)6) 727$//$1'6&$3()25$///276 2))6,7(/$1'6&$3($5($6&+('8/(
1DPH $UHD
2))6,7(/$1'6&$3( 6)
6)
29(5$//352-(&7/$1'6&$3($5($6
727$/6,7($5($
6)
727$/2))6,7(/$1'6&$3(
6)
727$/216,7(/$1'6&$3(
6)
727$//$1'6&$3(&20%,1('
6)
6)6) 727$//$1'6&$3(
6)6) 727$//$1'6&$3(
216,7(/$1'6&$3(&$/&8/$7,216216,7(/$1'6&$3(&$/&8/$7,216 2))6,7(/$1'6&$3(&$/&8/$7,2162))6,7(/$1'6&$3(&$/&8/$7,216 0 SCALE
1’ =20’-0”
10 20 40
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T11
CDP
SUBMITTAL
SITE PARKING EXHIBIT
0 SCALE
1/16” =1’-0”
816 32
35,&(675((7
%$<675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 +$
5 /
2 (
$
9 (
3$5.,1**$5$*(
3/$1$
3/$1$
3/$1$
3/$1$
3/$1
3/$1$
/2%%<67$,56
"
5(7$,/5(7$,//2%%<
5(7$,/
3$5.,1**$5$*(
67$,5
75$6+/2%%<
67$,5
(/(9
5(7$,/
(;,671*3$5.,1*
63$&(6
(;,67,1*3$5.,1*6
3 $
&
(
6 (;,67,1*3$5.,1*
63$&(6
(;,67,1*3$5.,1*
63$&(6
3$5.,1*63$&(6
3$5.,1*63$&(6
(;,67,1*
3$5.,1*63$&(6
1(:3$5.,1*63$&(6
1(:02725&<&/(3$5
.
,
1 *
6 3
$
&
(
6 1(:3$5.,1*
63$&(6
1(:3$5.,1*63$&(
(;,67,1*675((73$5.,1*63$&(6
5()(5727
63$&(65(/2&$7('$63$572)7+((;,67,1*
675((73$5.,1*5()(5727
1(:352326('675((73$5.,1*63$&(6
1(:02725&<&/(3$5.,1*63$&(6
727$/675((73$5.,1*63$&(6
0,
1
'
,
6 7
$
1 &
(
7 2
&
5 2
6 6
:
$
/
.
0,
1
'
,
6 7
$
1 &
(
7 2
&
5 2
6 6
:
$
/
.
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*87,/,7<32/(
72%(5(029('
(;,67,1*),5(
+<'5$1772%(
5(/2&$7('
(;,67,1*),5(
+<'5$1772%(
5(/2&$7('
(;,67,1*),5(
+<'5$17725(0$,1
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*/,*+732/(
72%(5(029('
(;,67,1*/,*+732/(
72%(5(029('
75$6+
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
1(:675((7/,*+7
3/$=$6)
6($7,1*$5($
6)
6($7,1*$5($
6)
6($7,1*$5($
0,
1
'
,
6 7
$
1 &
(
7 2
&
5 2
6 6
:
$
/
.
)
(
(
7
0 ,
1
5 (
'
&
8 5
%
5(
'
&
8 5
%
5(
'
6 7
5 ,
3 (
1(:6+2577(50
%,.(3$5.,1*
1(:6+257
7(50%,.(
3$5.,1*
/21*7(50%,.(
3$5.,1*$5($
1(:675((73$5.,1*352326('
(;,67,1*87,/,7<32:(532/(72%(
5(029('5()(5722))6,7(
(/(&75,&$/3/$16
(;,67,1*675((73$5.,1*725(0$,1
(;,67,1*),5(+<'5$17
1(:/,*+7,1*32/(
5()(572(/(&75,&$/
3+2720(75,&3/$1)25025(,1)250$7,21
6&$/(
3$5.,1*(;+,%,7
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T12
CDP
SUBMITTAL
SITE REFERENCE POINTS & ROOF HIGH POINTS EXHIBIT
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
SSitee Referencee
PPoint
Existingg Sitee
GGradee (EG)) (feeett))
Allowablee Bldg..
Ht.. (feet)
Max.. Bldg.. Ht..
(feet)
Proposedd +/-- Finishh
Gradee (FG)) beloww FF1
(feet)
Proposedd FF11 -- 1stt
Levell Finishh Floor
(feet)
Proposedd FF22 -- 2ndd
Levell Finishh Floor
(feet)
Proposedd FF33 -- 3rdd
Levell Finishh Floorr
(feet)
Proposedd 3rdd Floorr
Platee Ht.. (feet)
Proposedd Rooff
Trusss Heell Ht.
(feet)
Proposedd Rooff
Highh Pointt (feett))
Bldg.. Htt Waiverr
Requestt (feett))
1A 103.65 35.00 1138.65 102.60 103.60 N/A 117.41 10.08 6.51 1134.00 -4.65 1B 100.51 35.00 1135.51 92.93 93.93 106.00 117.41 10.08 6.51 1134.00 -1.51 1C 101.00 35.00 136.00 92.93 93.93 106.00 117.41 10.08 8.01 1135.50 -0.50 1D 100.00 35.00 1135.00 92.93 93.93 106.00 117.41 10.08 5.51 1133.00 -2.00 1E 99.50 35.00 134.50 92.93 93.93 106.00 117.41 10.08 7.01 1134.50 0.00 1F 99.75 35.00 1134.75 92.93 93.93 106.00 117.41 10.08 3.01 1130.50 -4.25 1G 99.00 35.00 1134.00 93.00 94.00 106.00 117.41 10.08 5.01 1132.50 -1.50 1H 96.00 35.00 1131.00 93.00 94.00 106.00 117.41 10.08 5.01 1132.50 1.50 1I 96.25 35.00 131.25 92.93 94.00 106.00 117.41 10.08 5.01 1132.50 1.25 1J 96.00 35.00 131.00 92.36 93.36 106.00 117.41 10.08 3.01 1130.50 -0.50 1K 93.75 35.00 1128.75 91.20 92.20 106.00 117.41 10.08 7.01 134.50 5.75 1L 92.85 35.00 1127.85 90.60 91.60 106.00 117.41 10.08 3.01 1130.50 2.65 1M 93.00 35.00 1128.00 90.60 91.60 106.00 117.41 10.08 7.01 1134.50 6.50 1N 94.00 35.00 1129.00 91.20 92.20 106.00 117.41 10.08 5.51 1133.00 4.00 1O 94.50 35.00 1129.50 91.80 92.80 106.00 117.41 10.08 3.01 1130.50 1.00 1P 95.20 35.00 1130.20 91.80 92.80 106.00 117.41 10.08 7.01 1134.50 4.30 1Q 96.20 35.00 1131.20 92.00 93.00 106.00 117.41 10.08 5.51 1133.00 1.80 1R 96.85 35.00 1131.85 92.00 93.00 106.00 117.41 10.08 3.01 1130.50 -1.35 1S 97.00 35.00 1132.00 92.50 93.50 106.00 117.41 10.08 7.01 1134.50 2.50 1T 97.85 35.00 1132.85 92.50 93.50 106.00 117.41 10.08 5.51 1133.00 0.15 1U 98.45 35.00 1133.45 92.95 93.95 106.00 117.41 10.08 3.01 1130.50 -2.95 1V 98.95 35.00 1133.95 92.95 93.95 106.00 117.41 10.08 4.01 1131.50 -2.45 2A 93.00 35.00 1128.00 87.35 88.35 102.85 114.26 10.08 1.00 1125.34 -2.66 2B 92.25 35.00 1127.25 87.35 88.35 102.85 114.26 10.08 3.00 1127.34 0.09 2C 90.50 35.00 125.50 87.35 88.35 102.85 114.26 10.08 4.50 1128.84 3.34 2D 89.50 35.00 1124.50 87.35 88.35 102.85 114.26 10.08 1.00 1125.34 0.84 2E 87.25 35.00 1122.25 87.35 88.35 102.85 114.26 10.08 1.00 1125.34 3.09 2F 86.00 35.00 1121.00 82.50 83.50 102.85 114.26 3.50 0.00 1117.76 -3.24 2G 85.50 35.00 1120.50 82.50 83.50 102.85 114.26 10.08 3.00 1127.34 6.84 2H 84.50 35.00 1119.50 82.00 83.00 102.85 114.26 10.08 4.50 1128.84 9.34 2I 83.50 35.00 1118.50 81.00 82.00 102.85 114.26 10.08 1.00 1125.34 6.84 2J 82.00 35.00 117.00 80.00 81.00 102.85 114.26 10.08 1.00 1125.34 8.34 2K 85.00 35.00 1120.00 81.50 82.50 102.85 114.26 10.08 1.00 1125.34 5.34 2L 86.25 35.00 1121.25 81.50 82.50 102.85 114.26 10.08 1.00 1125.34 4.09 2M 87.25 35.00 1122.25 84.00 85.00 102.85 114.26 10.08 1.00 125.34 3.09 2N 86.85 35.00 1121.85 84.00 85.00 102.85 114.26 10.08 1.00 125.34 3.49 2O 85.10 35.00 1120.10 86.55 87.55 102.85 114.26 10.08 1.00 1125.34 5.24 2P 82.85 35.00 117.85 86.55 87.55 102.85 114.26 10.08 2.50 126.84 8.99 2Q 84.85 35.00 1119.85 86.55 87.55 102.85 114.26 10.08 2.50 1126.84 6.99 2Q(2)84.85 35.00 119.85 86.55 87.55 102.85 114.26 10.08 1.00 1125.34 5.49 2R 85.50 35.00 1120.50 86.55 87.55 102.85 114.26 10.08 1.00 125.34 4.84 2S 87.00 35.00 122.00 86.55 87.55 102.85 114.26 10.08 3.00 127.34 5.34 2S(2)86.50 35.00 1121.50 86.55 87.55 102.85 114.26 10.08 4.50 128.84 7.34 2T 87.30 35.00 1122.30 86.55 87.55 102.85 114.26 10.08 2.50 1126.84 4.54 2U 90.10 35.00 1125.10 86.55 87.55 102.85 114.26 10.08 2.50 126.84 1.74 2V 92.25 35.00 1127.25 86.55 87.55 102.85 114.26 10.08 1.00 125.34 -1.91 2V(2)90.50 35.00 1125.50 86.55 87.55 102.85 114.26 10.08 1.00 125.34 -0.16 2V(3)89.25 35.00 1124.25 86.55 87.55 102.85 114.26 10.08 1.00 125.34 1.09 Buildingg Heightt Calc.. Summary
Buildingg 1
Buildingg 2
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T13
CDP
SUBMITTAL
BUILDING HEIGHT CALC. SUMMARY
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T14
CDP
SUBMITTAL
3D BUILDING HEIGHT AERIAL EXHIBIT
BUILDING HEIGHT WAIVER
REQUEST. ROOF AREAS
ABOVE MAXIMUM BUILDING
HEIGHT PER SHEETS T12
AND T13 HEIGHT EXHIBITS.
MAXIMUM ALLOWED
BUILDING HEIGHT PLANE
MEASURED 35 FEET ABOVE
EXISTING SITE GRADE.
EXISTING SITE GRADE PER
TOPOGRAPHIC SURVEY
FROM WHICH MAXIMUM
ALLOWED BLDG HEIGHT IS
MEASURED.
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T15
CDP
SUBMITTAL
SETBACKS/ENCROACHMENT EXHIBIT
.?
*
.
?*
=<
=<
=<
=<
.
?*
9 9
9 9
=<
=<
=<=<=<
9
35,&(675((7
%$<675((7
'2
/
/
,
9 (
5
6 7
5 (
(
7 0,1)5217<$5'6(7%$&.=21(&5(48,5('
=(526(7%$&.$//2:
(
'
=(
5 2
6 (
7 %
$
&
.
$
/
/
2 :
(
'
=
2 1
(
&
=(526(7%$&.$//2:
(
'
=(
5 2
%
8 ,
/
'
,
1 *
6 (
7 %
$
&
.
$
/
/
2 :
(
'
=(
5 2
%
8 ,
/
'
,
1 *
6 (
7 %
$
&
.
$
/
/
2 :
(
'
/27
55=21(
/27
&=21(
/27
&=21(
6,'(:$/.
)((7
6,'(:$/.
)((7
6,
'
(
:
$
/
.
)
(
(
7 6,'(:$/.
)((7
)(
(
7
(
1 &
5 2
$
&
+
0 (
1 7
6,7(:,'7+
)7
6,7('(37+
)7
5($56(7%$&.
2)/27'(37+
12
/(667+$1)725
025(7+$1)7
6,'(6(7%$&.2)
/27:,'7+
12/(66
7+$1)725025(
7+$1)7
)52176(7%$&.
(1&52$&+0(17
6,'(6(7%$&.
(1&52$&+0(17
6(7
%
$
&
.
6,7('(37+
)7;
)7
6,7(:,'7+
)7; )7
6(7%$&.
=(526(7%$&.$//2:('
&=21(
6(7%$&.
6,'
(
:
$
/
.
)(
(
7 6,
'
(
:
$
/
.
)
(
(
7 6,'
(
:
$
/
.
)
(
(
7 6,'
(
:
$
/
.
)
(
(
7 5(7$,/
5(7$,/
3/$=$
/2%%<
3$5.,1**$5$*(
5(7$,/
5(7$,/
/2%%<
(/(9
67$,56
/2%%<
3$5.,1**$5$*(3$5.,1**$5$*(
3/$1$
3/$1$
3/$1$
3/$1
3/$1$3/$1$
6&$/(
6(7%$&.6,7(:$//(1&52$&+0(17(;+,%,7
Council Agenda 9-2-2025
Attachment 5
11.A
(;,67,1*&21',7,216
7+(*$7(:$<
0,;('86('(9(/230(17
XO\
9,&,1,7<0$3
/(*(1'
Council Agenda 9-2-2025
Attachment 5
11.A
35(/,0,1$5<*5$',1* '5$,1$*(3/$1
7+(*$7(:$<
0,;('86('(9(/230(17
XO\
%$<675((752$'6(&7,21
Council Agenda 9-2-2025
Attachment 5
11.A
35(/,0,1$5<87,/,7<3/$1
7+(*$7(:$<
0,;('86('(9(/230(17 XO\
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A1
CDP
SUBMITTAL
MOOD BOARD
VIEW DECKS W/ OCEAN VISTAS HORIZONTAL ROOF ELEMENTS & COMPLIMENTARY PLANTERS
CONCEPTUAL INFLUENCE FROM EXISTING DOWNTOWN PISMO BEACH SIGN, PIER & SIMPLE ROOF LINES HORIZONTAL AND VERTICAL BUILDING ELEMENTS. INSPIRED BY SIMPLE ART DECO BUILDING MASSING EMPHASIS ON PISMO BEACH LIFESTYLE AND CONNECTION TO NATURAL ENVIRONMENT TONES Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
9 9
9 9 9
83 &203$&7
&203$&7
&203$&7
&203$&7&203$&7&203$&7
123$5.,1*
&203$&7&203$&7
&203$&7 &203$&7 &203$&7 &203$&7 &203$&7&203$&7
123$5.,1*
$
%
$
$
$
$
$
$
$
$
$
$
%
$
%
$
$
$
$
$
$
$
$
$
$
$
$
$
+$
5 /
2 (
6 7
5 (
(
7 %$
<
6 7
5 (
(
7 35,&(675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7 3/$1$
81,7
3$5.,1**$5$*(
3/$1$
81,7
3/$1$
81,7
3/$1$
81,7
3/$1
81,7
3/$1$
81,7
/2%%<
67$,56
/2%%<
67$,56
3$5.,1**$5$*(
3523(57</,1(
35 2
3 (
5 7
<
/
,
1 (
35 2
3 (
5 7
<
/
,
1 (
5(7$,/
6)5(7$,/
6)
6)
'5
,
9 (
:
$
<
35 2
3 (
5 7
<
/
,
1 (
6)
/$1'6&$3(
/$1'6&$3(
2))6,7(
/2%%<
75$6+
67$,5
67$,5
/2%%<
3$
5 .
,
1 *
3$
5 .
,
1 *
3$
5 .
,
1 *
3$
5 .
,
1 *
3$
5 .
,
1 *
%8,/',1*
%8,/',1*
/$1'6&$3(
3/$=$
6)6($7,1*$5($
3,602%($&+
02180(173/$=$
/$1'6&$3(
/$1'6&$3(
2))6,7(
/$1'6&$3(
2))6,7(
/$1'6&$3(
2))6,7(
/$1'6&$3(
35 2
3 (
5 7
<
/
,
1 (
3523(57</,1(
35 2
3 (
5 7
<
/
,
1 (
3523(57</,1(
1(:352326('3$5.,1*
1(:352326('3$5.,1*
(;
,
6 7
,
1 *
3 $
5 .
,
1 *
(;,67,1*3$5.,1*
(;,67,1*3$5.,1*
35 2
3 (
5 7
<
/
,
1 (
3 5
2 3
(
5 7
<
/
,
1 (
3523(57</,1(
=21(%281'$5</,1(
/$1'6&$3(
3$5.,1*63$&(6
3$5.,1*63$&(6
75$6+
'5
,
9 (
:
$
<
),5(+<'5$17
),5(+<'5$17
),5(+<'5$17
1(:
3 5
2 3
2 6
(
'
3$5.
,
1 *
(;
,
6 7
,
1 *
3 $
5 .
,
1 *
6)6($7,1*$5($
6)
6($7,1*$5($
%,.(5$&.6
(;,67,
1 *
3 $
5 .
,
1 *
(;,67,
1 *
3 $
5. 1(:
3 5
2 3
2 6
(
'
3$5.,
1 *
%,.(5$&.6
35,9$&<)(1&(:75(//,6$%29(
35 ,
9 $
&
<
)
(
1 &
(
:
7 5
(
/
/
,
6
$
%
2 9
(
5(7$,/
(/(9
(/(9
5(7$,/
3$
5 .
,
1 *
6&$/(
6LWH*URXQG)ORRU3ODQ
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A2
CDP
SUBMITTAL
SITE/GROUND FLOOR PLAN
0 SCALE
1/16” =1’-0”
816 32
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$1$
81,7
3/$1$
81,7
3/$1
81,7
3/$1
81,7
3/$1$
81,7
3/$1
81,7
23(172
%(/2:
3/$1$
81,7
3/$1%
81,7
67$,5
3/$1%
81,7
3/$1&
81,7
3/$1%
81,7
3/$1%
81,7
3/$1
81,7
3/$1%
81,7
3/$1%
81,7
23(172
%(/2:
+$
5 /
2 (
6 7
%$
<
6 7
35,&(67
'
2 /
/
,
9 (
5
6 7
%8,/',1*
%8
,
/
'
,
1 *
$
%
$
$
$
$
$
$
$
$
$
$
%
$
%
$
$
$
$
$
$
$
$
$
$
$
$
(/(9
/2%%<
67$,5
67$,5
3/$1%
81,7
67$,56
(/(9
6725$*(
3/$1%
81,7
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A3
CDP
SUBMITTAL
SECOND FLOOR PLAN
0 SCALE
1/16” =1’-0”
816 32
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$1$
81,7
3/$1$
81,7
3/$1
81,7
9,(:'(&.3/$1
81,7
3/$1'
81,7
3/$1$
81,7
3/$1$
81,73/$1%
81,7
3/$1%
81,73/$1&
81,7
3/$1%
81,7
3/$1%
81,7
3/$1
81,7
3/$1%
81,7
67$,5
+$
5 /
2 (
6 7
5 (
(
7 %$
<
6 7
5 (
(
7 35,&(675((7
'
2 /
/
,
9 (
5
6 7
5 (
(
7
$
%
$
$
$
$
$
$
$
$
$
$
%8,/',1*
%8
,
/
'
,
1 *
%
$
%
$
$
$
$
$
$
$
$
$
$
$
$
(/(9
67$,5
67$,5
3/$1$
81,7
(/(9
67$,56
3/$1%
81,7
9,(:'(&.
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A4
CDP
SUBMITTAL
THIRD FLOOR PLAN
0 SCALE
1/16” =1’-0”
816 32
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A5
CDP
SUBMITTAL
BUILDING 1 - EXTERIOR ELEVATIONS
1 BUILDING 1 - WEST ELEVATION
@ DOLLIVER ST.
2 BUILDING 1 - SOUTH ELEVATION
@ BAY ST.
0 SCALE
1/8” =1’-0”
48 16
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A6
CDP
SUBMITTAL
BUILDING 1 - EXTERIOR ELEVATIONSBUILDING 1 - EXTERIOR ELEVATIONS 3 BUILDING 1 - EAST ELEVATION
@ PRICE ST.
4 BUILDING 1 - NORTH ELEVATION
@ CORNER OF PRICE & DOLLIVER ST.
0 SCALE
1/8” =1’-0”
48 16
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A7
CDP
SUBMITTAL
BUILDING 2 - EXTERIOR ELEVATIONS
1 BUILDING 2 - EAST ELEVATION
@ PRICE ST.
2A BUILDING 2 - WEST ELEVATION
@ DOLLIVER ST.2B BUILDING 2 - WEST ELEVATION
@ ADJACENT LOT 0
SCALE
1/8” =1’-0”
48 16
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A8
CDP
SUBMITTAL
BUILDING 2 - EXTERIOR ELEVATIONS
3 BUILDING 2 - NORTH ELEVATION
@ BAY ST.
4A BUILDING 2 - SOUTH ELEVATION
@ ADJACENT LOT 4B BUILDING 2 - SOUTH ELEVATION
@ HARLOE ST.0
SCALE
1/8” =1’-0”
48 16
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A9
CDP
SUBMITTAL
BUILDING SITE SECTIONS
1 BUILDING 1 HEIGHT STUDY SECTION
@ DOLLIVER ST.
2 BUILDING 2 HEIGHT STUDY SECTION
@ HARLOE ST.0
SCALE
1/8” =1’-0”
48 16(E) 83.00’ SITE GRADE
@ BLDG EDGE
PROPOSED 126.00’ TOP
OF ROOF (POINT 2I)
MAX. ALLOWABLE BLDG.
HT. 118.50’
81.00’ F.S. (GARAGE ENTRY)
PROPOSED 126.00’ TOP
OF ROOF (POINT 2J)
MAX. ALLOWABLE BLDG.
HT. 117.00’
(E) 82.00’ SITE GRADE
@ BLDG EDGE
103.60’ F.F. (RETAIL 1)
91.60’ F.F. (LOBBY)
PROPOSED 134.00’ TOP
OF ROOF (POINT 1A)
MAX. ALLOWABLE BLDG.
HT. 138.65’
(E) 103.65’ SITE GRADE
@ BLDG EDGE
PROPOSED 133.00’ TOP
OF ROOF (POINT 1T)
MAX. ALLOWABLE BLDG.
HT. 132.85’
PROPOSED 134.50’ TOP
OF ROOF (POINT 1S)
MAX. ALLOWABLE BLDG.
HT. 132.00’
(E) 97.00’ SITE GRADE
@ BLDG EDGE
PROPOSED 133.00’ TOP
OF ROOF (POINT 1N)
MAX. ALLOWABLE BLDG.
HT. 129.00’
PROPOSED 134.50’ TOP
OF ROOF (POINT 1M)
MAX. ALLOWABLE BLDG.
HT. 128.00’
(E) 93.25’ SITE GRADE
@ BLDG EDGE (E) 91.00’ SITE GRADE
@ BLDG EDGE
NOTE: REFER TO SHEET T12 AND T13
FOR ADDITIONAL BUILDING HEIGHT
CALCULATIONS AND ROOF HIGH POINT
LOCATIONS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A10
CDP
SUBMITTAL
BUILDING SITE SECTIONS
0 SCALE
1/8” =1’-0”
48 16
3 BUILDING 2 HEIGHT STUDY SECTION
@ BAY ST.
4 BUILDING 2 HEIGHT STUDY SECTION
@ PRICE ST.
PROPOSED 126.00’ TOP
OF ROOF (POINT 2A)
MAX. ALLOWABLE BLDG.
HT. 128.00’
(E) 93.00’ SITE GRADE
@ BLDG EDGE
(E) 83.00’ SITE GRADE
@ BLDG EDGE
(E) 85.00’ SITE GRADE
@ BLDG EDGE
(E) 93.00’ SITE GRADE
@ BLDG EDGE
PROPOSED 129.50’ TOP
OF ROOF (POINT 2C)
MAX. ALLOWABLE BLDG.
HT. 125.50’
88.35’ F.F. (RETAIL 3 & 4)
85.70’ F.F. (LOBBY)
PROPOSED 126.00’ TOP
OF ROOF (POINT 2E)
MAX. ALLOWABLE BLDG.
HT. 122.25’
(E) 87.50’ SITE GRADE
@ BLDG EDGE
PROPOSED 128.00’ TOP
OF ROOF (POINT 2G)
MAX. ALLOWABLE BLDG.
HT. 120.50’
PROPOSED 129.50’ TOP
OF ROOF (POINT 2H)
MAX. ALLOWABLE BLDG.
HT. 119.50’
PROPOSED 126.00’ TOP
OF ROOF (POINT 2I)
MAX. ALLOWABLE BLDG.
HT. 118.50’
88.35’ F.F. (RETAIL 3)87.55’ F.F. (LOBBY)
PROPOSED 127.50’ TOP
OF ROOF (POINT 2Q)
MAX. ALLOWABLE BLDG.
HT. 119.85’
PROPOSED 126.00’ TOP
OF ROOF (POINT 2V(2))
MAX. ALLOWABLE BLDG.
HT. 125.50’
PROPOSED 126.00’ TOP OF ROOF
(POINT 2A)
MAX. ALLOWABLE BLDG. HT. 128.00’
(E) 91.00’ SITE GRADE @ BLDG EDGE
PROPOSED 126.00’ TOP
OF ROOF (POINT 2S)
MAX. ALLOWABLE BLDG.
HT. 122.00’
(E) 87.50’ SITE GRADE
@ BLDG EDGE
91.00’ F.S. (GARAGE ENTRY3)
NOTE: REFER TO SHEET T12 AND T13
FOR ADDITIONAL BUILDING HEIGHT
CALCULATIONS AND ROOF HIGH POINT
LOCATIONS
PROPOSED 127.50’ TOP
OF ROOF (POINT 2U)
MAX. ALLOWABLE BLDG.
HT. 125.10’
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A11
CDP
SUBMITTAL
0 SCALE
3/16” =1’-0”
36 12
1A SIDE YARD SETBACK & PRIVACY WALL SECTION
3A RETAINING WALL ELEVATION VIEW
3B RETAINING WALL PLAN VIEW
OPAQUE GLASS PRIVACY RAIL
TREATMENT FOR SIDE-YARD
FACING BALCONIES
PARKING
RESIDENTIAL
UNIT
RESIDENTIAL
UNIT
PRIVATE DECK
PRIVATE DECK
PL
C-1 ZONING RR ZONING
5’-0” MIN.2’-11”
ADJACENT LOT
48” MIN. CONC. WALKWAY
(N) F.G. LANDSCAPE
PLANTER AREA
(E) +/-84.00’
SITE GRADE
@ PARKING GARAGE
OPAQUE GLASS PRIVACY RAIL
TREATMENT FOR SIDE-YARD
FACING BALCONIES
ADJACENT LOT
48” MIN. CONC. WALKWAY
(N) F.G. LANDSCAPE
PLANTER AREA
(E) +/-86.00
SITE GRADE
RESIDENTIAL
UNIT
RESIDENTIAL
UNIT
PRIVATE
DECK
PRIVATE
DECK
9’-6” MIN.
RESIDENTIAL
UNIT
PL
PRIVATE
PATIO
1B SIDE YARD SETBACK & PRIVACY WALL SECTION
@ RESIDENTIAL UNITS
METAL HANDRAIL
(E) +/-83.50’ F.S. @ SIDEWALK
(N) 87.55 F.S. @ PATIO BEHIND
RETAINING PATIO WALL W/ PLASTER FINISH
RETAINING PATIO WALL W/ PLASTER FINISH
+/- 6’-8”
+/- 4’-0”
3’-0”3’-0”3’-0”
+/- 5’-8”
4’-0”6’-3”+/- 36’-9”+/- 9’-6”+/- 3’-0”
+/- 4’-2”
CONCRETE STAIRS TO PATIOS
GLASS RAIL
POURED CONCRETE RETAINING
WALL W/ SLOPE TO MATCH STAIRS
+/- 1’-10”
3’-0”
4’-0”
3’-0”
3’-6”
4’-0”
3’-0”
+/- 33’-6”
PRIVATE PATIOS @
GROUND FLOOR UNITS
CONCRETE STAIRS TO PATIOS
POURED CONCRETE RETAINING
WALL W/ SLOPE TO MATCH STAIRS
POURED CONCRETE RETAINING
WALL W/ PLASTER FINISH
POURED CONCRETE
RETAINING WALL
PROPERTY LINE
ACCENT LANDSCAPING
(N) 80.43’ F.S.
(E) +/- 80.00’ F.S.
(N) 82.55’ F.S.
(N) 87.55 F.F.
(N) 83.00 F.F.
PRIVACY/RETAINING WALL SECTIONS
6 FEET HIGH-(8”) CMU
BLOCK WALL TO MATCH
EXISTING
8 FEET HIGH-(8”) CMU
BLOCK WALL TO MATCH
EXISTING
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
&/
%$7+
:+
ZG
&2$7
3$7,2
3/$1$$))25'$%/(3/$1$$))25'$%/(
678',2
678',2
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
678',2
&/
%$7+
:+
&2$7
'(&.
3/$1%$))25'$%/(3/$1%$))25'$%/(
678',2
678',2
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
/1'5<
(175<
(175<
678',2
GZ
UHI
SUHS
WY
WY
GZ
UHI
SUHS
S
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A12
CDP
SUBMITTAL
PROTOTYPE UNIT PLANS
0 SCALE
1/4” =1’-0”
24 8
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$13/$1
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
*5($75220
'5(66,1*
%('
%$7+
&/
3:'5
9,(:%$/&21<
(175<
UHI
SDQWU\
GZ
/1'5<
3/$13/$1
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
(175<)2<(5
/1'5
%('
&/
%$7+
9,(:3$7,2
*5($75220
:+
UHI
GZ
%('
S
%$7+
V
SUHS
&/
SUHS
SUHS
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A13
CDP
SUBMITTAL
0 SCALE
1/4” =1’-0”
24 8
PROTOTYPE UNIT PLANS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$1$3/$1$
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
ZK
GZ
UHI
SUHS
S
WHFK
%('
'5(66,1*
%$7+3:'5
/,9,1*
',1,1*
.,7&+(1
(175<)2<(5
&/
'5(66,1*
%$7+
/1'5<
%('
9,(:3$7,2
3/$1%3/$1%
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
WHFK
WHFK
%('
'5(66,1*
%$7+
/,9,1*
',1,1*
.,7&+(1
(175<)2<(5
/1'5<
3:'5
%('
9,(:3$7,2
%$7+
&/
SUHS
DUW
GZ
UHI
SUHS
S
SUHS
DUW
ZK
'5(66,1*
KXWFK
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A14
CDP
SUBMITTAL
0 SCALE
1/4” =1’-0”
24 8
PROTOTYPE UNIT PLANS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$1$3/$1$
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
&/
%$7+
'5(66,1*
%('%('
%$7+
3:'5 .,7&+(1
(175<
'5(66,1*
3/$1%3/$1%
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
UHIS
GZ
OLQHQOLQHQ
:+
',1,1*
/1'5<
/,9,1*
9,(:'(&.
&/
%$7+
'5(66,1*
%('%('
%$7+
3:'5
.,7&+(1
(175<
'5(66,1*
UHIS
GZ
OLQHQOLQHQ
:+
',1,1*
/1'5<
/,9,1*
9,(:'(&.
77
RSWVSD
RSW
VLQN
EET
RSWVSD
RSW
VLQN
EET
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A15
CDP
SUBMITTAL
0 SCALE
1/4” =1’-0”
24 8
PROTOTYPE UNIT PLANS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$1&3/$1&
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
3/$1'3/$1'
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
%$7+
OLQHQ
'5(66,1*
9,(:'(&.
%('
&/
%$7+
'5(66,1*
%('
%('
%$7+
3:'5
.,7&+(1
(175)2<(5
'5(66,1*
UHIS
GZ
OLQHQ
OLQHQ
:+
',1,1*
/1'5<
/,9,1*
9,(:'(&.
7
&/
%$7+
'5(66,1*
%('
.,7&+(1
UHIS
GZ
OLQHQ
/,9,1*
9,(:'(&.
:+
%('
%$7+
/1'5<
3:'5
(175<)2<(5
+$//
',1,1*
'5(66,1*
/281*(
WHFK
7
7
RSWVSD
RSW
VLQN
EET
RSWVSD
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A16
CDP
SUBMITTAL
0 SCALE
1/4” =1’-0”
24 8
PROTOTYPE UNIT PLANS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$13/$1
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
%$7+
'5(66,1*
%(' %$7+
%('
+$//
',1,1*
&/
(175<
:+
122.'(&.
'(&.
3/$13/$1
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
9,(:'(&.
&/
',1,1*
.,7&+(1
3:'5
'5(66,1*
%('
'5(66,1*
%('
%$7+
)2<(5 9,(:'(&.
OLQHQ
GZ
GZ
UHISDQWU\
:+
%$7+
EXLOWLQ
(175<
/1'5<
7
UHI S
/1'5<3:'5
%('
/,9,1*
/,9,1*
KXWFK
&/
%$7+
&/
7
.,7&+(1
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A17
CDP
SUBMITTAL
0 SCALE
1/4” =1’-0”
24 8
PROTOTYPE UNIT PLANS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
3/$13/$1
%('_%$7+
%('_%$7+
6)
QHW
6)
QHW
6)
JURVV
6)
JURVV
9,(:'(&.
/,9,1*
%$7+
/1'5<
%('
'5(66,1*
%$7+
'5(66,1*
3:'5
6($7,1*
:+
',1,1*
*$0(
.,7&+(1
)2<(5
+$//
9,(:'(&.
UHI SDQWU\
O
%('
7
GZ
7
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A18
CDP
SUBMITTAL
0 SCALE
1/4” =1’-0”
24 8
PROTOTYPE UNIT PLANS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A19
CDP
SUBMITTAL
PERSPECTIVE - PRICE STREET VIEW
2 METAL CANOPIES W/ RAISED
METAL LETTER SIGNAGE
LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL
CONDOMINIUMS W/ PRIVATE BALCONIES
SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING
GLAZING & COVERED PATIOS
ROUND COLUMNS & ACCENT WALLS TO CREATE
VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”
MATERIALS & TEXTURES
PALM TREE ACCENTS W/
COASTAL PLANTS
1 3 4 5 6
125365344
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A20
CDP
SUBMITTAL
PERSPECTIVE - PRICE STREET VIEW
2 METAL CANOPIES W/ RAISED
METAL LETTER SIGNAGE
LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL
CONDOMINIUMS W/ PRIVATE BALCONIES
SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING
GLAZING & COVERED PATIOS
ROUND COLUMNS & ACCENT WALLS TO CREATE
VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”
MATERIALS & TEXTURES
PALM TREE ACCENTS W/
COASTAL PLANTS
1 3 4 5 6
1 34 5612
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A21
CDP
SUBMITTAL
PERSPECTIVE - DOLLIVER STREET VIEW
2 METAL CANOPIES W/ RAISED
METAL LETTER SIGNAGE
LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL
CONDOMINIUMS W/ PRIVATE BALCONIES
SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING
GLAZING & COVERED PATIOS
ROUND COLUMNS & ACCENT WALLS TO CREATE
VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”
MATERIALS & TEXTURES
PLAN TREE ACCENTS W/
COASTAL PLANTS
1 3 4 5 6
3 2 46351
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A22
CDP
SUBMITTAL
PERSPECTIVE - CORNER OF BAY & DOLLIVER
2 METAL CANOPIES W/ RAISED
METAL LETTER SIGNAGE
LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL
CONDOMINIUMS W/ PRIVATE BALCONIES
SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING
GLAZING & COVERED PATIOS
ROUND COLUMNS & ACCENT WALLS TO CREATE
VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”
MATERIALS & TEXTURES
PLAN TREE ACCENTS W/
COASTAL PLANTS
1 3 4 5 6
5 32 614
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A23
CDP
SUBMITTAL
PERSPECTIVE - CORNER OF BAY & DOLLIVER
2 METAL CANOPIES W/ RAISED
METAL LETTER SIGNAGE
LUXURY OCEAN-VIEW & DOWNTOWN RESIDENTIAL
CONDOMINIUMS W/ PRIVATE BALCONIES
SIMPLE BUILDING FORMS W/ FLOOR-TO-CEILING
GLAZING & COVERED PATIOS
ROUND COLUMNS & ACCENT WALLS TO CREATE
VERTICAL RHYTHYM
NEUTRAL/WARM COLOR TONES. “BEACH-THEMED”
MATERIALS & TEXTURES
PLAN TREE ACCENTS W/
COASTAL PLANTS
1 3 4 5 6
6 2 5433
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A24
CDP
SUBMITTAL
FEATURE PLAZA - CORNER OF PRICE & DOLLIVER
CURVED WOODEN SLAT BENCHES BUILT INTO
RADIAL SITE WALLS
CLAM SCULPTURE
FOUNTAIN FEATURE AT CENTER OF PLAZA
METAL CANOPIES W/ RAISED
METAL LETTER SIGNAGE
“BUBBLE” SHAPED MODERN
CONCRETE PLANTERS
1 2 3 4 5 6 7
DECORATIVE PAVER PATTERNS W/
COMPLEMENTARY MATERIALS
CURVED CONCRETE SEATWALLS AT
EDGES OF RADIAL PLAZA
SUCCULANTS/NATIVE COASTAL
LANDSCAPING SOLUTIONS
5 5 36
634 5721
7 4
2 2
2 Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A25
CDP
SUBMITTAL
VIEW ANALYSIS STUDIES - HIGHWAY 101
0 SITE KEY MAP FOR VIEW ANALYSIS STUDIES 1 PROPOSED SITE SECTION FROM HIGHWAY 101 2A EXISTING VIEW FROM HIGHWAY 101 2B PROPOSED VIEW FROM HIGHWAY 101 3 2
4 1
BUILDING
OUTLINE
TOP OF ROOF(132.50’)POINT 1H SHOWN ON SHEET T12
HIGHWAY 101WEST LANE SOUTH-BOUND(+/- (E) SITE GRADE 102.23’ (E) SITE GRADE(96.00’)(N) F.F.1(94.00’)@ RETAIL SPACE 2 HIGHWAY (E) SITE GRADE +3’(+/- 105.23’)
HORIZON SIGHTLINE
TOP OF ROOF(134.50’) POINT 1K SHOWN ON SHEET T12
BUILDING 1 PRICE STREET HWY. 101SOUTH BOUND
VERTICAL VIEW PLANE
(E) TREE CANOPY ALONG HWY FRONTAGE
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A26
CDP
SUBMITTAL
3A EXISTING VIEW FROM CORNER OF PRICE & DOLLIVER 3B PROPOSED VIEW FROM CORNER OF PRICE & DOLLIVER 4A EXISTING VIEW FROM CORNER OF PRICE & HARLOE 4B PROPOSED VIEW FROM CORNER OF PRICE & HARLOE
VIEW ANALYSIS STUDIES - PRICE STREET
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A27
CDP
SUBMITTAL
COLORS & MATERIALS BOARD
9 4
PLASTER FINISHES EXT. HORIZONTAL SIDING ACCENT
DOORS/WINDOWS
METAL CANOPIES & SIGNAGE
PRIMARY PLASTER FINISH:
LAHABRA® - X-50 CRYSTAL WHITE (BASE 100)
EXTERIOR WALL & SOFFIT ACCENT
LONGBOARD® - ALUMINUM METAL CLADDING (SIMULATED WOOD FINISH) OR SIMILAR DARK CHERRY FINISH. (ALTERNATE COLOR: LIGHT DOUGLAS FIR FINISH)
ROOF CANOPY FASCIAS & TRIM
LONGBOARD® - COLOR: VENUS
FINISH: SMOOTH SATIN METALIC
1 12
STONE VENEER
ELDORADO STONE®
CUT COARSE STONE IN SEASHELL
6 BUILDING 1 - EAST ELEVATION @ DOLLIVER ST.
3 8
THE SERIES 8000 VANTAGE LINE OR SIMILAR
WESTERN WINDOW SYSTEMS® ALUMINUM FRAME
RAISED METAL LETTERING & COLUMNS
LONGBOARD® - COLOR: BONE WHITE.
FINISH: SMOOTH SATIN SOLID
5 BALCONY GLASS & RAILINGS
L.A. RAILINGS® OR SIMILAR
GLASS RAILINGS WITH U-SYSTEM
PRL GLASS® HANDRAILS
OR SIMILAR
CHROME FINISH
CAST IN PLACE
COMCRETE LANDSCAPE PLANTERS
COLOR: NATURAL GREY FINISH
10 7
10 2
ACCENT PLASTER COLOR:
SW9088 - UTAUPEIA
HARDIE® ARCHITECTURAL PANEL COLOR: (FINE SAND) OR SIMILAR SW7032 - WARM STONE
EXT. HARDIE PANEL SIDING ACCENT
MASONRY
TYP. CMU SITE WALLS W/ PLASTER FINISH
LAHABRA® - X-50 CRYSTAL WHITE (BASE 100)
9 EXT. VERTICAL SIDING ACCENT
EXTERIOR WALL ACCENT
NEWTECHWOOD® - NORWEGIAN BOARD CLADDING (SIMULATED WOOD FINISH) OR SIMILAR COLOR: ROMAN ANTIQUE (AT)
11 1 1 1 3244455556668777 91011121212
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A28
CDP
SUBMITTAL
PERSPECTIVE RENDER - STREETSCAPE VIEWS
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A29
CDP
SUBMITTAL
PERSPECTIVE RENDER - CORNER OF PRICE & DOLLIVER
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A30
CDP
SUBMITTAL
SIGNAGE PROGRAM
!
"
# !"
!
$
"
%
!
"
!
$
"
&'()*+,-.'/0
1 !
$
"
1 !
"
!
$
"
1 !
$
"
!
+2%
1 "
./3/.+)4+56-70
1 !
$
"
!
"
./3/.+)4+56-70
8 !
"
1 !"
3 PISMO BEACH INFORMATION BOARD
EAST SIDE OF BLDG 1 @ CORNER PLAZA
1 CABLE-SUSPENDED AWNING W/ SIGNAGE
TYP. REFER TO PLANS.
2 ROOF CANOPY W/ COLUMNS & SIGNAGE
TYP. REFER TO PLANS.3 VINTAGE NEON PROJECT BRANDING
LOBBY ENTRANCES @ BAY & DOLLIVER INTERSECTION
GLASS ENCASED CITY BULLETIN BOARD
ALUMINUM FRAME W/ SECURE ACCESS
EXT. PLASTER TO MATCH BUILDING
DARK BRONZE GOOSENECK FIXTURES
TO MATCH DOWNTOWN LAMPPOSTS
12” METAL LETTERING, PEDESTRIAN
SCALE “INFORMATION” SIGNAGE
CABLE-SUSPENDED AWNING
18” ALUMINUM FRAME CANOPY
OPAQUE GLASS W/ SOFT LIGHTING
8” COLUMN. REFER TO PLANS.
16” COLUMN. REFER TO PLANS.
2’ BELOW CANOPY. TYP.
CORNER OF PRICE & DOLLIVER4ROOF DECK CANOPY W/ PRIMARY PROJECT SIGNAGE 18” GENERIC PROJECT SIGNAGE
BACK-LIT W/ LED
30” ALUMINUM FRAME CANOPY
18” GERNERIC PROJECT SIGNAGE
BACK-LIT W/ LED
ALL CAPS “PISMO BEACH” SIGNAGE. FONT TO MATCH CITY LETTERING. BACK-LIT W/ LED.
LOWER-CASE “WELCOME TO” SIGNAGE. PLAYFUL FONT. BACK-LIT W/ LED. 30” ALUMINUM FRAME CANOPY
30” ALUMINUM FRAME CANOPY
ALL CAPS “PISMO BEACH” SIGNAGE. FONT TO MATCH CITY LETTERING. BACK-LIT W/ LED.
WARM TONE WOOD-LOOK SOFFIT PANELING
CITY OF PISMO LOGO
LED “NEON” BORDER & LETTERING
BRUSHED ALUMINUM BACKDROP PANEL
LED “NEON” LETTING
WHITE METAL FRAME
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
L1
CDP
SUBMITTAL
LANDSCAPE PALETTE & IMAGERY
PLANT PALETTE
MATERIALSLANDSCAPE ELEMENTS
SELECT PLANT IMAGERY
BOTANICAL / COMMON NAME
TREES
Cocos plumosa / Queen Palm
Dioon edule / Mexican Cycad
Phoenix roebelenii / Pygmy Date Palm Multi-Trunk
Pyrus kawakamii / Evergreen Pear
SHRUBS
Aeonium x 'Sunburst' / Sunburst Aeonium
Agave attenuata / Foxtail Agave
Agave x 'Blue Glow' / Blue Glow Agave
Aloe plicatilis / Fan Aloe
Asparagus densiflorus / Asparagus Fern
Aspidistra elatior / Cast Iron Plant
Bougainvillea x 'Barbara Karst' / Barbara Karst Bougainvillea Bulbine frutescens / Bulbine
Calliandra haematocephala / Pink Powderpuff
Canna x generalis / Canna
Chondropetalum tectorum / Small Cape Rush
Cuphea hyssopifolia / False Heather
Dianella revoluta / Spreading Flax Lily
Equisetum hyemale / Horsetail
Ficus lyrata / Fiddle Leaf Fig
Helictotrichon sempervirens / Blue Oat Grass
BOTANICAL / COMMON NAME
SHRUBS
Hemerocallis x / Hybrid Daylily
Justicia brandegeeana / Shrimp Plant
Lonicera hildebrandiana / Giant Burmese Honeysuckle
Monstera deliciosa / Split-leaf Philodendron
Ophiopogon japonicus / Mondo Grass
Otatea acuminata aztecorum / Mexican Weeping Bamboo
Philodendron bipinnatifidum / Cut-leaf Philodendron
Polygala x dalmaisiana / Sweet Pea Shrub
Schefflera arboricola / Schefflera
Strelitzia nicolai / Giant Bird of Paradise
Strelitzia reginae / Bird Of Paradise
Tibouchina heteromalla / Silver-leafed Princess Flower
Tibouchina urvilleana / Princess Flower
Yucca filamentosa 'Color Guard' / Color Guard Adam's Needle
GROUND COVERS
Carex divulsa / European Grey Sedge
Carissa macrocarpa 'Prostrata' / Prostrate Natal Plum
Lantana x 'New Gold' / New Gold Lantana
Senecio mandraliscae / Blue Fingers
Trachelospermum jasminoides / Chinese Star Jasmine
COCOS PLUMOSA / QUEEN PALM
PAVER TYPE 1 -
TILE TECH 24×48 IPE WOOD DECK TILES
PAVER TYPE 2 -
TILE TECH PEDESTALS AND 24×48
PORCELAIN PAVERS IN GRAY STONE
PAVER TYPE 3 -
EXPOSED AGGREGATE CONCRETE
CORTEN STEEL RAISED PLANTERS PAVER TYPE 5 -
CITY STANDARD PAVER
TRASH RECEPTACLE
STREET LAMPCAFE SEATING INSPIRATION BENCH
PAVER TYPE 4 -
COLORED CONCRETE; SMOOTH FINISH
ALOE ‘BLUE ELF’ /ALOE
HEMEROCALLIS X / HYBRID DAYLILY
DIOON EDULE / MEXICAN CYCAD
CALLIANDRA HAEM. / PINK POWDERPUFF
MONSTERA DEL. / SPLIT-LEAF PHILODENDRON
PHOENIX ROEBELINII / PYGMY DATE PALM
CANNA X GENERALIS / CANNA
TIBOUCHINA URVILLEANA / PRINCESS FLOWER
AEONIUM ‘SPECIES’/ AEONIUM STRELITZIA REGINAE / BIRD OF PARADISE CUPHEA HYSSOPIFOLIA / FALSE HEATHER BOUGAINVILLEA ‘BARBARA KARST’ YUCCA FIL. ‘COLOR GUARD’ / ADAM’S NEEDLE TRADESCANTIA/PURPLE HEART Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
L2
CDP
SUBMITTAL
CONCEPTUAL LANDSCAPE PLAN - GROUND FLOOR
LEGEND
PAVER TYPE 3: EXPOSED AGGREGATE CONCRETE BANDS
PAVER TYPE 4: INTEGRALLY-COLORED CONCRETE
PAVER TYPE 5: DECORATIVE PAVER PATTERN
TRASH ENCLOSURE
CLAM SCULPTURE FOUNTAIN
SEATING WITH TABLES AND UMBRELLAS
BENCH PER CITY OF PISMO BEACH STANDARD
TRASH RECEPTACLE PER CITY OF PISMO BEACH STANDARD
PRIVATE RESIDENCE PATIO WITH FIRE PIT
PISMO BEACH BULLETIN SIGNAGE
‘TROPICAL’ LANDSCAPE PLANTING
ENTRY PUBLIC PLAZA
PAVER TYPE 2: PORCELAIN PAVERS
1 1
2 13
13 13
2 2
13 3
3 3
3 4
4 4
5 5
6 6
6 6
7 7
7 8
8 8
9 9
10 11
11 11
10 11
11 11
12 13
12 0
SCALE
1/16” =1’-0”
816 32
PRICE ST.
D
O
L
L
I
V
E
R
S
T
.
BAY ST.
HARLOE ST.
ADJACENT
PARCEL
BUILDING 1
BUILDING 2
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
L3
CDP
SUBMITTAL
CONCEPTUAL LANDSCAPE PLAN - 2ND FLOOR
0 SCALE
1/16” =1’-0”
816 32
PRICE ST.
D
O
L
L
I
V
E
R
S
T
.
BAY ST.
HARLOE ST.
ADJACENT
PARCEL
BUILDING 1
BUILDING 2
LEGEND
PAVER TYPE 1: TILE TECH 24 X 48 IPE WOOD DECK TILES
PAVER TYPE 2: TILE TECH 24 X 48 PORCELAIN PAVERS
ARTIFICIAL TURF PLAY AREA
SITE FURNISHINGS
PING PONG TABLE
LARGE CONCRETE PLANTERS WITH TROPICAL PLANTING
CORTEN STEEL PLANTERS WITH TROPICAL PLANTING
FIRE PIT & LOUNGE SEATING UNDER STRING LIGHTS
1 1 1
1 1
1 2
2 2
3 3
4 4
4 5
5 6
7 6
7 7
7 8
8 Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
L4
CDP
SUBMITTAL
CONCEPTUAL LANDSCAPE PLAN - 3RD FLOOR
0 SCALE
1/16” =1’-0”
816 32
PRICE ST.
D
O
L
L
I
V
E
R
S
T
.
BAY ST.
HARLOE ST.
ADJACENT
PARCEL
BUILDING 1
BUILDING 2
LEGEND
PAVER TYPE 1: TILE TECH 24 X 48 IPE WOOD DECK TILES
PAVER TYPE 2: TILE TECH 24 X 48 PORCELAIN PAVERS
OUTDOOR BAR WITH SEATING
SITE FURNISHINGS
LARGE CONCRETE PLANTERS WITH TROPICAL PLANTING
CORTEN STEEL PLANTERS WITH TROPICAL PLANTING
STONE FIREPLACE
1 1
1 1
2 2
2 2
3 3
4 5
4 4
6 7
7 6
6 6
6 5
5 Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449 CDP
SUBMITTAL
E1
)(%'$7(
&+(&.('%<
'5$:1%<
6+
(
(
7
7 ,
7 /
(
-2
%
7 ,
7 /
(
)$
;
6$
1
/
8 ,
6
2 %
,
6 3
2
&
$
3+
2 1
(
(
0 3
/
(
2
6 7
6 8
,
7 (
&
FD
G
#
W
K
R
P
D
H
O
H
F
F
R
P
$=
$=
*$
7 (
:
$
<
3 ,
6 0
2
%
(
$
&
+
0,
;
(
'
8 6
(
3,
6 0
2
%
(
$
&
+
&
$
6,
7 (
3 +
2 7
2 0
(
7 5
,
&
SITE PHOTOMETRIC
Council Agenda 9-2-2025
Attachment 5
11.A
08/21/2025
THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449 CDP
SUBMITTAL
E2
)(%'$7(
6&$/(
&+(&.('%<
'5$:1%<
6+((7
6+
(
(
7
7 ,
7 /
(
-2
%
7 ,
7 /
(
)$
;
6$
1
/
8 ,
6
2 %
,
6 3
2
&
$
3+
2 1
(
(
0 3
/
(
2
6 7
6 8
,
7 (
&
FD
G
#
W
K
R
P
D
H
O
H
F
F
R
P
$=
$=
*$
7 (
:
$
<
3 ,
6 0
2
%
(
$
&
+
0,
;
(
'
8 6
(
3,
6 0
2
%
(
$
&
+
&
$
(
/,
*
+
7
)
,
;
7 8
5 (
&8
7
6 +
(
(
7 6
1$
&,7<675((7/,*+7'(7$,/
6&$/(
1$&,7<675((7/,*+7),;785(&876+((7
6&$/(
1$
:$//02817),;785(&876+((7
6&$/(
1$
3('(675,$1/80,1$,5(
52$':$</80,1$,5(
Council Agenda 9-2-2025
Attachment 5
11.A
VESTING TENTATIVE MAP
'THE GATEWAY' MIXED-USE DEVELOPMENT
EXISTING PARCEL LAYOUT
VESTING TENTATIVE SUBDIVISION MAP
FOR
TRACT 3240
PRICE STREET ROAD SECTION
DOLLIVER STREET ROAD SECTION
BAY STREET ROAD SECTION
HARLOE AVENUE ROAD SECTION
Council Agenda 9-2-2025
Attachment 5
11.A