11.A Attachment 5C Project Plans and VTTM 24x36 ONLINE ONLY — Pismo Beach City Council, September 2, 2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
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NNeett FFlloooorr AArreeaa
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FFlloooorr LLeevveell
RESIDENTIAL LOBBY 1 N/A 224400 221166 1-LEVEL RESIDENTIAL LOBBY 2 N/A 332200 228866 1-LEVEL COMMERCIAL RETAIL 1 N/A 665500 661100 1-LEVEL COMMERCIAL RETAIL 2 N/A 11,,995500 11,,990055 1-LEVEL 33,,116600 33,,001177
101 2 1 BED / 1.5 BATH 994455 888811 2-LEVEL 102 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 2-LEVEL 103 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 2-LEVEL 104 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 2-LEVEL 105 8 2 BED / 2.5 BATH 11,,778888 11,,667777 2-LEVEL 106 7 3 BED / 3.5 BATH 11,,777755 11,,669966 2-LEVEL 88,,880044 88,,333344
107 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 3-LEVEL 108 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 3-LEVEL 109 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 3-LEVEL 110 8 2 BED / 2.5 BATH 11,,778888 11,,669955 3-LEVEL 111 7 3 BED / 3.5 BATH 11,,777755 11,,669966 3-LEVEL 77,,885599 77,,447711

TTOOTTAALL
1199,,882233 1188,,882222
RESIDENTIAL LOBBY 1 N/A 331188 229933 1-LEVEL RESIDENTIAL LOBBY 2 N/A 11,,007700 889900 1-LEVEL COMMERCIAL RETAIL 3 N/A 22,,000000 11,,994488 1-LEVEL COMMERCIAL RETAIL 4 N/A 11,,110000 11,,007711 1-LEVEL 44,,448888 44,,220022
**201 1A STUDIO 446600 441155 1-LEVEL **202 1A STUDIO 446600 441155 1-LEVEL **203 1A STUDIO 446600 441155 1-LEVEL **204 1A STUDIO 446600 441155 1-LEVEL 205 3 2 BED / 2 BATH 11,,001166 994499 1-LEVEL 206 4A 2 BED / 2.5 BATH 11,,227777 11,,220066 1-LEVEL 44,,113333 33,,881155
207 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 2-LEVEL 208 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 2-LEVEL 209 6 2 BED / 2.5 BATH 11,,770088 11,,662277 2-LEVEL 210 4B 2 BED / 2.5 BATH 11,,443344 11,,335588 2-LEVEL 211 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 2-LEVEL 212 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 2-LEVEL **213 1B STUDIO 551155 447700 2-LEVEL 214 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 2-LEVEL 215 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 2-LEVEL 216 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 2-LEVEL 217 5C 2 BED / 2.5 BATH 11,,664466 11,,556688 2-LEVEL 1166,,115555 1155,,335533
218 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 3-LEVEL 219 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 3-LEVEL 220 6 2 BED / 2.5 BATH 11,,770088 11,,662277 3-LEVEL 221 4B 2 BED / 2.5 BATH 11,,443344 11,,335588 3-LEVEL 222 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 3-LEVEL 223 5D 3 BED / 3.5 BATH 11,,991122 11,,882244 3-LEVEL 224 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 3-LEVEL 225 5A 2 BED / 2.5 BATH 11,,443322 11,,336600 3-LEVEL 226 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 3-LEVEL 227 5B 2 BED / 2.5 BATH 11,,557700 11,,449955 3-LEVEL 228 5C 2 BED / 2.5 BATH 11,,664466 11,,556688 3-LEVEL 1177,,441144 1166,,557722
4422,,119900 3399,,994422
5566,,331133 5533,,223300
55,,770000 55,,553344
6622,,001133 5588,,776644
** affordable unit
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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)
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T3
CDP

SUBMITTAL

SURVEY NOTES
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T4
CDP

SUBMITTAL

TOPOGRAPHIC SURVEY
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T5
CDP

SUBMITTAL

EXISTING AND DEMOLITION PLAN

WV H YD GV S D W WS O
HY
D
H
YD
WV
WV
WV
WV
H
YD
S
S
S
S
WV
WV

WV WVWV
S
S
WV WV
WV

EXISTING BUILDING

TO BE DEMOLISHED

EXISTING BUILDING

TO BE DEMOLISHED

EXISTING BUILDING

TO BE DEMOLISHED

EXISTING BUILDING

TO BE DEMOLISHED

EXISTING BUILDING

TO BE DEMOLISHED

EXISTING BUILDING

TO BE DEMOLISHED

EXISTING BUILDING

TO BE DEMOLISHED

EXISTING UTILITY
POLE

EXISTING HYDRANT &

UTILITY BOXES

EXISTING TREES TO

BE REMOVED

EXISTING BUILDING

TO BE DEMOLISHED

PRICE STREET

BAY STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
HA
R
L
O
E

A
V
E

EXISTING CANOPY

TO BE DEMOLISHED

EXISTING UTILITY/TRASH

AREA TO BE REMOVED

EXISTING FIRE HYDRANT

EXISTING PARKING

TO BE REMOVED

EXISTING PARKING

TO BE REMOVED

EXISTING UTILITY
POLE

EXISTING HYDRANT
& UTILITY BOXES(E) WATER (E
)

G
A
S

(E
)

W
A
T
E
R

(E
)

W
A
T
E
R

(E) WATER

EXISTING BUILDING

TO BE DEMOLISHED

PROPERTY LINE
(E) GAS
(E
)

S
E
W
E
R

PARCEL 1
APN: 005-062-003
ZONE: C-1
PARCEL 2
APN: 005-062-004
ZONE: C-1
PARCEL 5
APN: 005-064-012
ZONE: C-1
PARCEL 3 &4
APN: 005-064-002
APN: 005-064-003
ZONE: RR
4 PARKING SPAC
E
S

T
O

B
E

R
E
M
O
V
E
D
2 PARKING SPAC
E
S

T
O

B
E

R
E
M
O
V
E
D
12 TOTAL EXISTING PARKING SPACES
7 SPACES TO BE REMOVED
5 SPACES TO REMAIN
2 PARKING SPACES

TO REMAIN
20 TOTAL EXISTING PAR
K
I
N
G

S
P
A
C
E
S

TO REMAIN
3 EXISTING PARKING
3 PARKING SPACES

TO REMAIN

EXISTING LIGHT POLE

TO BE REMOVED

EXISTING POWER POLE

TO BE REMOVED

EXISTING LIGHT POLE

TO BE REMOVED

EXISTING POWER POLE

TO BE REMOVED

EXISTING POWER POLE

TO BE REMOVED
P
R
O
P
E
R
T
Y

L
I
N
E

PROPERTY LINE

PROPERTY LINE
P
R
O
P
E
R
T
Y

L
I
N
E

PROPERTY LINE
P
R
O
P
E
R
T
Y

L
I
N
E
P
R
O
P
E
R
T
Y

L
I
N
E
EX
I
S
T
I
N
G

D
R
I
V
E
W
A
Y

T
O

B
E
C
O
M
E

P
A
R
K
I
N
G
45 '

1 1

3 /
4 "
EX
I
S
T
I
N
G

D
R
I
V
E
W
A
Y

T
O

B
E
C
O
M
E

P
A
R
K
I
N
G
41 '

3 "

EXISTING PARKING TO BE REMOVED AND
REPLACED (REFER TO SHEET T-11)

EXISTING STREET PARKING TO REMAIN
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A5GATEWAY_PISMO BEACH MIXED USE EXISTING/DEMOLITION SITE PLAN PISMO BEACH, CA 19001

02.24.2025
SCALE: 1" = 20'-0"1 Existing/Demo Site Plan
TOTAL EXISTING STREET PARKING: 46 PARKING SPACES
SPACES TO BE REMOVED: 13 PARKING SPACES
SPACES TO REMAIN: 33 PARKING SPACES
0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T6
CDP

SUBMITTAL

ZONING /DENSITY EXHIBIT
105
100
95 90
85 80
90 85
10 0
1 0
5 9
5 90
85 ELE
V
STA
I
R
S
STA
I
R
S
ELE
V
STA
I
R
S
STA
I
R
S
LOT 2
R-R ZONE (1,450 SF MIN. LOT AREA PER UNIT)
8,958 SF/1,450 SF= 6.17 UNITS (7 UNITS)
LOT 2
C-1 ZONE 2,000 SF MIN. LOT AREA PER UNIT)
25,090 SF/2,000 SF= 12.545 UNITS (13 UNITS)
LOT 1
C-1 ZONE (2,000 SF MIN. LOT AREA PER UNIT)
18,337 SF/2,000 SF= 9.17 UNITS (10 UNITS)

PRICE STREET

BAY STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
HA
R
L
O
E

A
V
E
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A0GATEWAY_PISMO BEACH MIXED USE OVERALL ZONING SITE PLAN PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1" = 20'-0"1 ZONING EXHIBIT/DENSITY UNITS
0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T7
CDP

SUBMITTAL

LOT COVERAGE EXHIBIT
HY
D
H
YD
WV
WV
WV
WV
H
YD
S
S
S
S
WV
WV

WV WVWV
S
S
WV WV
WV
105
100
95 90
85 80
90 85
10 0
1 0
5 9
5 90
85 ELE
V
STA
I
R
S
STA
I
R
S
ELE
V
STA
I
R
S
STA
I
R
S

CCCCCCCC
CCCC
C C
18808 SFBUILDING COVERAGE-LOT 2 (C-1 ZONE)
4928 SFBUILDING COVERAGE-LOT 2 (R-R ZONE)

LOT COVERAGE LEGEND
BUILDING COVERAGE-LOT 1 (C-1 ZONE)
BUILDING COVERAGE-LOT 2 (C-1 ZONE)
BUILDING COVERAGE-LOT 2 (R-R ZONE)
LOT COVERAGE LOT 1 (C-1 ZONE)LOT COVERAGE LOT 1 (C-1 ZONE) SITE AREA: 18,837 SF
TOTAL BUILDING FOOTPRINT: 13,092 SF
13,092 SF/18,837 SF= 69 % (80% MAX)
LOT COVERAGE LOT 2 (C-1 ZONE)LOT COVERAGE LOT 2 (C-1 ZONE) SITE AREA: 25,090 SF
TOTAL BUILDING AREA: 18,808 SF
18,808 SF/25,090 SF= 74 % (80% MAX)
LOT COVERAGE LOT 2 RR ZONELOT COVERAGE LOT 2 RR ZONE
SITE AREA: 8,958 SF
TOTAL BUILDING AREA: 5,111 SF
4,928 SF/8,958 SF= 55 % (55% MAX)
LOT 2

R-R ZONE
8,958 SF
LOT 2
C-1 ZONE
25,090 SF
LOT 1
C-1 ZONE
18,337 SF

PRICE STREET

BAY STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
13092 SFBUILDING COVERAGE-LOT 1 (C-1 ZONE)
HA
R
L
O
E

A
V
E
RETAIL 3 RETAIL 4
RETAIL 2
RETAIL 1

PARKING GARAGE

PARKING GARAGE
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A1GATEWAY_PISMO BEACH MIXED USE LOT COVERAGE EXHIBIT
PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1" = 20'-0"1 LOT COVERAGE

LOT COVERAGE AREA SCHEDULE
Name Area
BUILDING COVERAGE-LOT 1 (C-1 ZONE) 13092 SF
BUILDING COVERAGE-LOT 2 (C-1 ZONE) 18808 SF
BUILDING COVERAGE-LOT 2 (R-R ZONE) 4928 SF
36827 SF

LOT COVERAGE AREA PER PARCEL

LOT COVERAGE AREA OVERALL(ALL LOTS COMBINED)
TOTAL BUILDING AREA: 36,827 SF
TOTAL SITE AREA: 52,385 SF
36,827 SF/52,385 SF= 70% COVERAGE
0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

11.ACouncil Agenda 9-2-2025

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
13092 SFLOT 1 BUILDING FOOTPRINT

FLOOR AREA LEGEND
13092 SF
RETAIL 2
RETAIL 1
LOBBY 2
STAIR

FLOOR AREA LEGEND
945 SF
1432 SF
1775 SF
1788 SF
1432 SFUNIT 103
1432 SFUNIT 104
945 SFUNIT 101
1775 SFUNIT 106
1788 SFUNIT 105
1432 SFUNIT 102
1775 SFUNIT 111
1432 SFUNIT 108
1788 SFUNIT 110

FLOOR AREA LEGEND
1432 SF
1775 SF
1788 SF
1432 SFUNIT 107
1432 SFUNIT 109
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A2GATEWAY_PISMO BEACH MIXED USE LOT 1 FLOOR AREA RATIO EXHIBIT PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1" = 20'-0"1 LOT 1 GROUND FLOOR FAR
SCALE: 1" = 20'-0"2 LOT 1 SECOND FLOOR FAR
SCALE: 1" = 20'-0"3 LOT 1 THIRD FLOOR FAR
FLOOR AREA RATIO LOT 1 (ZONE C-1)FLOOR AREA RATIO LOT 1 (ZONE C-1) MAX FAR ALLOWED: 200%
SITE AREA: 18,337 SF
FAR ALLOWED=18,337 SF X2.00 FAR=36,674
GROUND FLOOR AREA: 13,092 SF
SECOND FLOOR AREA: 8,804 SF
THIRD FLOOR AREA: 7,859 SF
TOTAL AREA: 29,755 SF < 36,674 SF ALLOWED
LOT 1 SECOND FLOOR FAR

NAME AREA
UNIT 101 945 SF
UNIT 102 1432 SF
UNIT 103 1432 SF
UNIT 104 1432 SF
UNIT 105 1788 SF
UNIT 106 1775 SF
Grand total 8804 SF
LOT 1 GROUND FLOOR FAR

NAME AREA
LOT 1 BUILDING FOOTPRINT 13092 SF
Grand total 13092 SF
LOT 1 THIRD FLOOR FAR

NAME AREA
UNIT 107 1432 SF
UNIT 108 1432 SF
UNIT 109 1432 SF
UNIT 110 1788 SF
UNIT 111 1775 SF
Grand total 7859 SF
0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

11.ACouncil Agenda 9-2-2025

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
MAP SYMBOLS CONTROL-ROBOT1-199(STORE SET MONUMENTS WITH ROBOT HERE)TOPO-ROBOT200-999CONTROL-GPS1000-1099(STORE SET MONUMENTS WITH GPS HERE)TOPO-GPS1100-2999STAKED POINTS3000-9999(STORE ADDITIONAL TOPO SHOTS HERE)DIRECT REFLECT10000-10999 DR
I
V
E
W
A
Y
DR
I
V
E
W
A
Y
DR
I
V
E
W
A
Y
EX
I
S
T
I
N
G
C
A
N
O
P
Y
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
EXI
S
T
I
N
G
BU
I
L
D
I
N
G
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
TR
A
S
H
TR
A
S
H
UTI
L
I
T
Y
AR
E
A
PVC

R
I
S
E
R
S
ELEC
T
R
I
C
A
L

L
I
N
E
FRO
M

M
A
R
K
I
N
G
S
WATER VALVEFIRE HYDRANTGAS VALVE OR METERSEWER MANHOLE OR CLEANOUTSTORM DRAIN MANHOLETRAFFIC FLOWDRAINAGE FLOWHANDICAP SPACEAREA LIGHTSIGN POSTUTILITY POLEWELLMONUMENTSTREET LIGHTCATCH BASIN OR OTHER STRUCTURE AS NOTEDWATER METERNOTE:

A
L
L

S
Y
M
B
O
L
S

S
H
O
W
N

A
B
O
V
E

M
A
Y

O
R

M
A
Y

N
O
T

B
E
EVIDENT ON MAP.

C
O
N
C

GAS LINEWATER LINE
14 8
1 P
R
I
C
E

S
T
R
E
E
T
WOO
D

F
E
N
C
E

A
L
O
N
G
BAC
K

O
F

S
I
D
E
W
A
L
K
DI

FLOOR AREA LEGEND
460 SF
1016 SF
1124 SF
1277 SF
18414 SF
LOT 2 (RR ZONE)
460 SFUNIT 201
460 SFUNIT 202
1277 SFUNIT 206
18414 SFLOT 2 BUILDING FOOTPRINT
460 SFUNIT 204
1016 SFUNIT 205
LOT 2 (C1 ZONE)
RETAIL 3 RETAIL 4
LOBBY 1
STAIRS

PARKING GARAGEPARKING GARAGE
1124 SFLOT 2 RR-COMMON
460 SFUNIT 203
LOBBY 2 STAIRS
ELEV.

FLOOR AREA LEGEND
515 SF
1432 SF
1434 SF
1570 SF
1646 SF
1708 SF
1432 SFUNIT 214 1570 SFUNIT 215
1646 SFUNIT 217 1570 SFUNIT 216
1570 SFUNIT 207
1570 SFUNIT 208
1708 SFUNIT 209
1434 SFUNIT 210
1570 SFUNIT 211
LOT 2 (C1 ZONE)
LOT 2 (RR ZONE)
1570 SFUNIT 212
515 SFUNIT 213 1432 SFUNIT 224
1912 SFUNIT 223
1434 SFUNIT 221
1432 SFUNIT 225 1570 SFUNIT 226
1570 SFUNIT 2271646 SFUNIT 228
1570 SFUNIT 219

FLOOR AREA LEGEND
1432 SF
1434 SF
1570 SF
1646 SF
1708 SF
1912 SF1708 SFUNIT 220
LOT 2 (C1 ZONE)
LOT 2 (RR ZONE)
1570 SFUNIT 222
1570 SFUNIT 218
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A3GATEWAY_PISMO BEACH MIXED USE LOT 2 FLOOR AREA EXHIBIT PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1" = 20'-0"1 LOT 2 GROUND FLOOR FAR (C1 & RR ZONE) SCALE: 1" = 20'-0"2 LOT 2 SECOND FLOOR FAR (C1& RR ZONE) SCALE: 1" = 20'-0"3 LOT 2 THIRD FLOOR FAR (C1 & RR ZONE) FLOOR AREA RATIO LOT 2 (ZONE C-1)FLOOR AREA RATIO LOT 2 (ZONE C-1) MAX FAR ALLOWED: 200%
SITE AREA: 25,545 SF
FAR ALLOWED=25,090 SF X 2.00 FAR=50,080 SF
GROUND FLOOR AREA: 18,875 SF
SECOND FLOOR AREA: 13,013 SF
THIRD FLOOR AREA: 14,273 SF
TOTAL AREA:46,161 SF <50,080 SF ALLOWED
FLOOR AREA RATIO LOT 2 (ZONE R-R)FLOOR AREA RATIO LOT 2 (ZONE R-R) MAX FAR ALLOWED: 125%
SITE AREA: 8,958 SF
FAR ALLOWED=8,958 SF X 1.25 FAR= 11,198 SF
GROUND FLOOR AREA: 4,798 SF
SECOND FLOOR AREA: 3,142 SF
THIRD FLOOR AREA: 3,142 SF
TOTAL AREA: 11,082 SF =11,198 SF ALLOWED
LOT 2 GROUND FLOOR FAR (C1 ZONE)

NAME AREA
UNIT 201 460 SF
LOT 2 BUILDING FOOTPRINT 18414 SF
Grand total 18875 SF
LOT 2 GROUND FLOOR FAR (RR ZONE)

NAME AREA
LOT 2 RR-COMMON 1124 SF
UNIT 202 460 SF
UNIT 203 460 SF
UNIT 204 460 SF
UNIT 205 1016 SF
UNIT 206 1277 SF
Grand total 4798 SF
LOT 2 SECOND FLOOR FAR (C1 ZONE)

NAME AREA
UNIT 207 1570 SF
UNIT 208 1570 SF
UNIT 211 1570 SF
UNIT 212 1570 SF
UNIT 213 515 SF
UNIT 214 1432 SF
UNIT 215 1570 SF
UNIT 216 1570 SF
UNIT 217 1646 SF
Grand total 13013 SF
LOT 2 SECOND FLOOR FAR (RR ZONE)

NAME AREA
UNIT 209 1708 SF
UNIT 210 1434 SF
Grand total 3142 SF
LOT 2 THIRD FLOOR FAR (C1 ZONE)

NAME AREA
UNIT 218 1570 SF
UNIT 219 1570 SF
UNIT 222 1570 SF
UNIT 223 1912 SF
UNIT 224 1432 SF
UNIT 225 1432 SF
UNIT 226 1570 SF
UNIT 227 1570 SF
UNIT 228 1646 SF
Grand total 14273 SF
LOT 2 THIRD FLOOR FAR (RR ZONE)

NAME AREA
UNIT 220 1708 SF
UNIT 221 1434 SF
Grand total 3142 SF
0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T10
CDP

SUBMITTAL

LANDSCAPE COVERAGE EXHIBIT
S
S
S
S
S
S
105
100
95 90
85 80
90 85
100
10 5
95 9
0 85
ELE
V
STA
I
R
S
STA
I
R
S
ELE
V
STA
I
R
S
STA
I
R
S

CCCCCCCC
CCCC
C C
289 SFLANDSCAPE 1
259 SFLANDSCAPE 1
762 SFLANDSCAPE 2
425 SFLANDSCAPE 1
605 SFLANDSCAPE 2
LANDSCAPE COVERAGE LOT 1 C-1 ZONELANDSCAPE COVERAGE LOT 1 C-1 ZONE SITE AREA: 18,837 SF
TOTAL LANDSCAPE AREA: 2,079 SF
2,079 SF/18,837 SF=11 % (10% MIN)
LANDSCAPE COVERAGE LOT 2 C-1 ZONELANDSCAPE COVERAGE LOT 2 C-1 ZONE SITE AREA: 25,090 SF
TOTAL LANDSCAPE AREA: 2,775 SF
2,743 SF/25,090 SF=11% (10% MIN)
LANDSCAPE COVERAGE LOT 2 RR ZONELANDSCAPE COVERAGE LOT 2 RR ZONE SITE AREA: 8,958 SF
TOTAL LANDSCAPE AREA: 1,190 SF
2,016 SF/8,958 SF=23% (20% MIN)

R-R ZONE
8,958 SF
C-1 ZONE
25,090 SF
C-1 ZONE
SITE:18,337 SF
554 SFLANDSCAPE 2
482 SFLANDSCAPE 2
307 SFLANDSCAPE 3
260 SFLANDSCAPE 2
81 SFLANDSCAPE 2
PLAZA
375 SF

SEATING AREA
225 SF

SEATING AREA
56 SFLANDSCAPE 14 SFLANDSCAPE 1
57 SFLANDSCAPE 1

PRICE STREET

BAY STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
104 SFLANDSCAPE 1
30 SFLANDSCAPE 1
279 SFLANDSCAPE 1
185 SFOFFSITE LANDSCAPE
269 SFOFFSITE LANDSCAPE
300 SFOFFSITE LANDSCAPE
132 SFOFFSITE LANDSCAPE
1152 SFLANDSCAPE 3
80 SFLANDSCAPE 1
147 SFLANDSCAPE 1
152 SFLANDSCAPE 1
198 SFLANDSCAPE 1
300 SF

SEATING AREA
557 SFLANDSCAPE 3

LANDSCAPE AREAS LEGEND
LANDSCAPE 1
LANDSCAPE 2
LANDSCAPE 3

OFFSITE LANDSCAPE
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A4GATEWAY_PISMO BEACH MIXED USE SITE PLAN LANDSCAPE COVERAGE PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1" = 20'-0"1 LANDSCAPE COVERAGE EXHIBIT

LANDSCAPE AREA SCHEDULE
Name Area
LANDSCAPE 1 2079 SF
LANDSCAPE 2 2743 SF
LANDSCAPE 3 2016 SF
6837 SF

OVERALL PROJECT ON-SITELANDSCAPE AREA (ALL LOTS COMBINED) TOTAL SITE AREA: 52,885 SF
TOTAL ON-SITE LANDSCAPE: 6,863 SF
6,837 SF/52,885 SF= 13% TOTAL LANDSCAPE FOR ALL LOTS6,837 SF/52,885 SF= 13% TOTAL LANDSCAPE FOR ALL LOTS

OFFSITE LANDSCAPE AREA SCHEDULE
Name Area
OFFSITE LANDSCAPE 886 SF
886 SF

OVERALL PROJECT LANDSCAPE AREAS
TOTAL SITE AREA: 52,885 SF
TOTAL OFF-SITE LANDSCAPE: 886 SF
TOTAL ON-SITE LANDSCAPE: 6,863 SF
TOTAL LANDSCAPE COMBINED:7,749 SF
7,749 SF/52,885 SF= 15% TOTAL LANDSCAPE 7,749 SF/52,885 SF= 15% TOTAL LANDSCAPE

ON-SITE LANDSCAPE CALCULATIONSON-SITE LANDSCAPE CALCULATIONS OFF-SITE LANDSCAPE CALCULATIONS OFF-SITE LANDSCAPE CALCULATIONS 0 SCALE
1’ =20’-0”
10 20 40
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
8 16 32
105
100
95 90
85 80
90 85
10 0
1 0
5 9
5 90
85 PRICE STREET

BAY STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
HA
R
L
O
E

A
V
E

PARKING GARAGE
PLAN 1A
PLAN 1A
PLAN 1A
PLAN 1A
PLAN 3
PLAN 4A
LOBBY 2 STAIRS
?
RETAIL 4RETAIL 3 LOBBY 1
RETAIL 2

PARKING GARAGE
STAIR
TRASHLOBBY 2
STAIR
ELEV.

RETAIL 1
2 EXISTNG PARKING
SPACES
20 EXISTING PARKING
S
P
A
C
E
S
3 EXISTING PARKING
SPACES
3 EXISTING PARKING
SPACES
25 PARKING SPACES
41 PARKING SPACES
5 EXISTING

PARKING SPACES
21 NEW PARKING SPAC
E
S
6 NEW MOTORCYCLE PA
R
K
I
N
G

S
P
A
C
E
S
5 NEW PARKING
SPACES
2 NEW PARKING SPACE
33 EXISTING STREET PARKING SPACES (REFER TO T-5)
13 (SPACES RELOCATED AS PART OF THE EXISTING) STREET PARKING REFER TO T-5) 15 NEW PROPOSED STREET PARKING SPACES
6 NEW MOTORCYCLE PARKING SPACES
TOTAL 67 STREET PARKING SPACES
MI
N
.

D
I
S
T
A
N
C
E

T
O

C
R
O
S
S
W
A
L
K
20 '

0 "
MI
N
.

D
I
S
T
A
N
C
E

T
O

C
R
O
S
S
W
A
L
K
20 '

0 "
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 1 2 3 4 5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22 23 24 25 26
27 28
29 30
31 32 33 34 35 36 37 38 39
40 41

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING UTILITY POLE

TO BE REMOVED

EXISTING FIRE

HYDRANT TO BE

RELOCATED

EXISTING FIRE

HYDRANT TO BE

RELOCATED

EXISTING FIRE

HYDRANT TO REMAIN

EXISTING LIGHT POLE

TO BE REMOVED

EXISTING LIGHT POLE

TO BE REMOVED

EXISTING LIGHT POLE

TO BE REMOVED
TRASH

NEW STREET LIGHT

NEW STREET LIGHT
PLAZA
375 SF

SEATING AREA
225 SF

SEATING AREA
300 SF

SEATING AREA
MI
N
.

D
I
S
T
A
N
C
E

T
O

C
R
O
S
S
W
A
L
K
20 '

0 "
22 '

0 "
10 '

0 "
15 F
E
E
T

M
I
N
.

R
E
D

C
U
R
B
15 '

0 "
RE
D

C
U
R
B
15 '

0 "
22 '

0 "
RE
D

S
T
R
I
P
E
15 '

0 "
5 NEW SHORT TERM

BIKE PARKING
5 NEW SHORT

TERM BIKE

PARKING

LONG TERM BIKE

PARKING AREA

NEW STREET PARKING PROPOSED

EXISTING UTILITY/POWER POLE TO BE

REMOVED REFER TO OFFSITE

ELECTRICAL PLANS

EXISTING STREET PARKING TO REMAIN

EXISTING FIRE HYDRANT

NEW LIGHTING POLE (REFER TO ELECTRICAL

PHOTOMETRIC PLAN FOR MORE INFORMATION)
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A6GATEWAY_PISMO BEACH MIXED USE PARKING EXHIBIT
PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1" = 20'-0"1 PARKING EXHIBIT
Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
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1A 103.65 35.00 113388..6655 102.60 103.60 N/A 117.41 10.08 6.51 113344..0000 --44 ..66 55 1B 100.51 35.00 113355..5511 92.93 93.93 106.00 117.41 10.08 6.51 113344..0000 --11 ..55 11 1C 101.00 35.00 113366..0000 92.93 93.93 106.00 117.41 10.08 8.01 113355..5500 --00 ..55 00 1D 100.00 35.00 113355..0000 92.93 93.93 106.00 117.41 10.08 5.51 113333..0000 --22 ..00 00 1E 99.50 35.00 113344..5500 92.93 93.93 106.00 117.41 10.08 7.01 113344..5500 00..0000 1F 99.75 35.00 113344..7755 92.93 93.93 106.00 117.41 10.08 3.01 1133 00..5500 --44 ..22 55 1G 99.00 35.00 113344..0000 93.00 94.00 106.00 117.41 10.08 5.01 1133 22..5500 --11 ..55 00 1H 96.00 35.00 113311..0000 93.00 94.00 106.00 117.41 10.08 5.01 1133 22..5500 11..5500 1I 96.25 35.00 113311..2255 92.93 94.00 106.00 117.41 10.08 5.01 1133 22..5500 11..2255 1J 96.00 35.00 113311..0000 92.36 93.36 106.00 117.41 10.08 3.01 11 33 00..5500 --00 ..55 00 1K 93.75 35.00 112288..7755 91.20 92.20 106.00 117.41 10.08 7.01 11 33 44 ..55 00 55..7755 1L 92.85 35.00 112277..8855 90.60 91.60 106.00 117.41 10.08 3.01 11 33 00 ..55 00 22..6655 1M 93.00 35.00 112288..0000 90.60 91.60 106.00 117.41 10.08 7.01 11 33 44 ..55 00 66..5500 1N 94.00 35.00 112299..0000 91.20 92.20 106.00 117.41 10.08 5.51 11 33 33 ..00 00 44..0000 1O 94.50 35.00 112299..5500 91.80 92.80 106.00 117.41 10.08 3.01 11 33 00 ..55 00 11..0000 1P 95.20 35.00 113300..2200 91.80 92.80 106.00 117.41 10.08 7.01 11 33 44 ..55 00 44..3300 1Q 96.20 35.00 113311..2200 92.00 93.00 106.00 117.41 10.08 5.51 11 33 33 ..00 00 11..8800 1R 96.85 35.00 113311..8855 92.00 93.00 106.00 117.41 10.08 3.01 11 33 00 ..55 00 --11 ..33 55 1S 97.00 35.00 113322..0000 92.50 93.50 106.00 117.41 10.08 7.01 11 33 44 ..55 00 22..5500 1T 97.85 35.00 113322..8855 92.50 93.50 106.00 117.41 10.08 5.51 11 33 33 ..00 00 00..1155 1U 98.45 35.00 113333..4455 92.95 93.95 106.00 117.41 10.08 3.01 11 33 00 ..55 00 --22 ..99 55 1V 98.95 35.00 113333..9955 92.95 93.95 106.00 117.41 10.08 4.01 11 33 11 ..55 00 --22 ..44 55 2A 93.00 35.00 112288..0000 87.35 88.35 102.85 114.26 10.08 1.00 11 22 55 ..33 44 --22 ..66 66 2B 92.25 35.00 112277..2255 87.35 88.35 102.85 114.26 10.08 3.00 11 22 77 ..33 44 00..0099 2C 90.50 35.00 112255..5500 87.35 88.35 102.85 114.26 10.08 4.50 11 22 88 ..88 44 33..3344 2D 89.50 35.00 112244..5500 87.35 88.35 102.85 114.26 10.08 1.00 11 22 55 ..33 44 00..8844 2E 87.25 35.00 112222..2255 87.35 88.35 102.85 114.26 10.08 1.00 11 22 55..3344 33..0099 2F 86.00 35.00 112211..0000 82.50 83.50 102.85 114.26 3.50 0.00 1111 77..7766 --33 ..22 44 2G 85.50 35.00 112200..5500 82.50 83.50 102.85 114.26 10.08 3.00 112277..3344 66..8844 2H 84.50 35.00 111199..5500 82.00 83.00 102.85 114.26 10.08 4.50 112288..8844 99..3344 2I 83.50 35.00 111188..5500 81.00 82.00 102.85 114.26 10.08 1.00 112255..3344 66..8844 2J 82.00 35.00 111177..0000 80.00 81.00 102.85 114.26 10.08 1.00 112255..3344 88..3344 2K 85.00 35.00 112200..0000 81.50 82.50 102.85 114.26 10.08 1.00 112255..3344 55..3344 2L 86.25 35.00 112211..2255 81.50 82.50 102.85 114.26 10.08 1.00 112255..3344 44..0099 2M 87.25 35.00 112222..2255 84.00 85.00 102.85 114.26 10.08 1.00 112255..3344 33..0099 2N 86.85 35.00 112211..8855 84.00 85.00 102.85 114.26 10.08 1.00 112255..3344 33..4499 2O 85.10 35.00 112200..1100 86.55 87.55 102.85 114.26 10.08 1.00 112255..3344 55..2244 2P 82.85 35.00 111177..8855 86.55 87.55 102.85 114.26 10.08 2.50 112266..8844 88..9999 2Q 84.85 35.00 111199..8855 86.55 87.55 102.85 114.26 10.08 2.50 112266..8844 66..9999 2Q(2)84.85 35.00 111199..8855 86.55 87.55 102.85 114.26 10.08 1.00 112255..3344 55..4499 2R 85.50 35.00 112200..5500 86.55 87.55 102.85 114.26 10.08 1.00 112255..3344 44..8844 2S 87.00 35.00 112222..0000 86.55 87.55 102.85 114.26 10.08 3.00 112277..3344 55..3344 2S(2)86.50 35.00 112211..5500 86.55 87.55 102.85 114.26 10.08 4.50 112288..8844 77..3344 2T 87.30 35.00 112222..3300 86.55 87.55 102.85 114.26 10.08 2.50 112266..8844 44..5544 2U 90.10 35.00 112255..1100 86.55 87.55 102.85 114.26 10.08 2.50 112266..8844 11..7744 2V 92.25 35.00 112277..2255 86.55 87.55 102.85 114.26 10.08 1.00 112255..3344 --11..9911 2V(2)90.50 35.00 112255..5500 86.55 87.55 102.85 114.26 10.08 1.00 112255..3344 --00..1166 2V(3)89.25 35.00 112244..2255 86.55 87.55 102.85 114.26 10.08 1.00 112255..3344 11..0099 BB uu iilldd iinngg HH eeiigghh tt CC aa llcc .. SS uu mmmmaa rryy BB uuii lldd ii nngg 11
BB uuii lldd ii nngg 22

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T13
CDP

SUBMITTAL
BUILDING HEIGHT CALC. SUMMARY
Attachment 5

11.ACouncil Agenda 9-2-2025

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.

Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
T15
CDP

SUBMITTAL

SETBACKS/ENCROACHMENT EXHIBIT
HY
D
H
YD
WV
WV
WV
WV
H
YD
S
S
S
S
WV
WV

WV WVWV
S
S
WV WV
WV
105
100
95 90
85 80
90 85
100
10 5
95 9
0 85

PRICE STREET

BAY STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
MIN. FRONT YARD SETBACK ZONE C-1 REQUIRED
10' - 0"

ZERO SETBACK ALLO
W
E
D
ZE
R
O

S
E
T
B
A
C
K

A
L
L
O
W
E
D

Z
O
N
E

C
-
1 ZERO SETBACK ALLO
W
E
D
ZE
R
O

B
U
I
L
D
I
N
G

S
E
T
B
A
C
K

A
L
L
O
W
E
D
ZE
R
O

B
U
I
L
D
I
N
G

S
E
T
B
A
C
K

A
L
L
O
W
E
D
LOT 2

RR ZONE
LOT 2
C1 ZONE
LOT 1
C1 ZONE

SIDEWALK
10 FEET

SIDEWALK
10 FEET
SI
D
E
W
A
L
K
10 F
E
E
T

SIDEWALK
6 FEET
3 FE
E
T

E
N
C
R
O
A
C
H
M
E
N
T
SITE WIDTH: 88 FT
SITE DEPTH: 95 FT

REAR SETBACK
10% OF LOT DEPTH (NO
LESS THAN 5 FT OR
MORE THAN 10 FT)
SIDE SETBACK, 20% OF

LOT WIDTH (NO LESS
THAN 7 FT OR MORE
THAN 10 FT)
18 '

0 "

FRONT SETBACK

ENCROACHMENT

SIDE SETBACK

ENCROACHMENT
SET
B
A
C
K
10'

0 "
(SITE DEPTH: 95 FT X 10%= 9.5 FT)
(SITE WIDTH: 88 FT X 20%= 17.6 FT)
8' -
7 3
/
4 "

SETBACK
15' - 0"
13' - 4 3/4"

ZERO SETBACK ALLOWED
C1 ZONE
1' -
4 1
/
2 "
1' - 6 1/2"
7'

1 1
"
22' - 7"
8' - 7"
9'

1 "
9' - 6"

SETBACK
9' - 6"
20' - 9"
SID
E
W
A
L
K
7 FE
E
T
SI
D
E
W
A
L
K
10 F
E
E
T
SID
E
W
A
L
K
10 F
E
E
T
SID
E
W
A
L
K
10 F
E
E
T
RETAIL 3
RETAIL 4
PLAZA
LOBBY 2

PARKING GARAGE
RETAIL 2
RETAIL 1
LOBBY 1
ELEV.

STAIRS
LOBBY 1

PARKING GARAGE PARKING GARAGE
PLAN 1A
PLAN 1A
PLAN 1A
PLAN 3
PLAN 4A PLAN 1A
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A7GATEWAY_PISMO BEACH MIXED USE SETBACK/ENCROACHMENT EXHIBIT PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1" = 20'-0"1 SETBACK/SITE WALL ENCROACHMENT EXHIBIT Attachment 5

11.ACouncil Agenda 9-2-2025

105
100
95 90
85 80
90 85
10 0
105
95 90
85 PRIC
E

S
T
R
E
E
T
B
A
Y

S
T
R
E
E
T
H
A
R
L
O
E

A
V
E
N
U
E

DOLLIVER STREET

EXISTING CONDITIONS
'THE GATEWAY' MIXED-USE DEVELOPMENT
uly

VICINITY MAP
GARING, TAYLOR ASSOCIATES, INC .141 South Elm Street, Arroyo Grande, CA 93420 (805) 489-1321 LEGEND
Attachment 5

11.ACouncil Agenda 9-2-2025

105
100
95 90
85 80
90 85
10 0
105
95 90
85 PRIC
E

S
T
R
E
E
T
B
A
Y

S
T
R
E
E
T
H
A
R
L
O
E

A
V
E
N
U
E

DOLLIVER STREET

PRELIMINARY GRADING & DRAINAGE PLAN
'THE GATEWAY' MIXED-USE DEVELOPMENT
uly GARING, TAYLOR ASSOCIATES, INC .141 South Elm Street, Arroyo Grande, CA 93420 (805) 489-1321

BAY STREET ROAD SECTION
Attachment 5

11.ACouncil Agenda 9-2-2025

105
100
95 90
85 80
90 85
100
105
95 90
85 PRIC
E

S
T
R
E
E
T
B
A
Y

S
T
R
E
E
T
H
A
R
L
O
E

A
V
E
N
U
E

DOLLIVER STREET

PRELIMINARY UTILITY PLAN
'THE GATEWAY' MIXED-USE DEVELOPMENT uly GARING, TAYLOR ASSOCIATES, INC .141 South Elm Street, Arroyo Grande, CA 93420 (805) 489-1321 Attachment 5

11.ACouncil Agenda 9-2-2025

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 TONESAttachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
S
S
S
S
S
S
105
100
95 90
85 80
10 0
105
95 90
85 UP COMPACT

COMPACT

COMPACTCOMPACTCOMPACT

NO PARKING

COMPACTCOMPACT

COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT

NO PARKING
6 A8
2B
A7
5 A8
2A
A7
4 A8
1 A7
1 A5
2 A5
3 A6
4 A6
1B
A11
1B
A11
1A
A11
1A
A11
4 A10
4 A10
3 A10
3 A10
2 A9
2 A9
1 A9
1 A9
HA
R
L
O
E

S
T
R
E
E
T
BA
Y

S
T
R
E
E
T

PRICE STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
PLAN 1AUNIT# 201

PARKING GARAGE
PLAN 1A
UNIT# 202
PLAN 1A
UNIT# 203
PLAN 1AUNIT# 204
PLAN 3UNIT# 205
PLAN 4AUNIT#206
LOBBY 2
STAIRS
LOBBY 1
STAIRS

PARKING GARAGE
40 '

5 1
/
2 "
10 '

0 "

9 '

0 "

1 0
'

0 "
1' -

9 "
1' -

1 1
"
9' -

0 "

9 '

0 "

9 '

0 "
3' -

8 "

1 '

1 0
"
9' -

0 "

9 '

0 "

8 '

0 "

1 0
'

0 "

3 '

2 "

PROPERTY LINE
PR
O
P
E
R
T
Y

L
I
N
E
PR
O
P
E
R
T
Y

L
I
N
E
20'

0 "
24'
-

0 "
20'
-

0 "
19 '

9 1
/
2 "
8' -

2 "

9 '

0 "

9 '

0 "

9 '

0 "
3' -

2 "

2 '

7 "
9' -

0 "

9 '

0 "

9 '

0 "

2 '

1 "
1' -

1 1
"
9' -

0 "

9 '

0 "

9 '

0 "
3' -

8 "
1' -

1 0
"
9' -

0 "

9 '

0 "
19 '

0 "
1' -

6 "
RETAIL 3
2000 SF RETAIL 4
1100 SF
1950 SF
DR
I
V
E
W
A
Y
PR
O
P
E
R
T
Y

L
I
N
E
650 SF
10'

0 "
32'

1 0
"
10 5
'

3 "
10'

0 "
7' -
7 "

6 '

0 "

9 '

1 0
"

LANDSCAPE

LANDSCAPE
(OFFSITE)
LOBBY 2
TRASH
STAIR
STAIR
LOBBY 1
P
A
R
K
I
N
G
P
A
R
K
I
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G
P
A
R
K
I
N
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P
A
R
K
I
N
G
P
A
R
K
I
N
G
BUILDING 1
BUILDING 2

LANDSCAPE
PLAZA
375 SF

SEATING AREA

PISMO BEACH

MONUMENT PLAZA

LANDSCAPE

LANDSCAPE
(OFFSITE)

LANDSCAPE
(OFFSITE)
7' - 4"10' - 0" 9' - 0"
2' - 0"
11' - 0" 8' - 4 1/4"7 3/4" 9' - 0" 2' - 0"2' - 0" 9' - 0" 8' - 0" 12' - 8" 10' - 0" 9' - 0" 2' - 0"2' - 0" 9' - 0" 9' - 0" 9' - 0" 2' - 0"2' - 0" 10' - 0" 0" 9' - 0" 10' - 0" 1' - 6"
23' - 0"
20 '

0 "
24 '

0 "
16 '

0 "

5 '

0 "
20 '

0 "

3 '

9 "

LANDSCAPE
40' - 1"29' - 4"11' - 9"54' - 5"32' - 4"
PR
O
P
E
R
T
Y

L
I
N
E

PROPERTY LINE
PR
O
P
E
R
T
Y

L
I
N
E
27 '

4 1
/
2 "
1'

8 "
20 '

0 "
24 '

0 "
20 '

0 "
1'

4 "
20 '

0 "
20 '

0 "
24 '

0 "
20 '

0 "
10' - 0"9' - 0" 2' - 0"2' - 0" 9' - 0" 9' - 0" 9' - 0" 2' - 0"2' - 0" 9' - 0"20' - 8"10' - 0" 9' - 0" 2' - 0"2' - 0" 9' - 0" 9' - 0" 9' - 0" 2' - 0"2' - 0" 10' - 0" 9' - 0" 10' - 0" 10" 167' - 11"

PROPERTY LINE

NEW PROPOSED PARKING

NEW PROPOSED PARKING
E
X
I
S
T
I
N
G

P
A
R
K
I
N
G

NEW MOTORCYCLEPARKING

EXISTING PARKING

EXISTING PARKING
PR
O
P
E
R
T
Y

L
I
N
E
P
R
O
P
E
R
T
Y

L
I
N
E

PROPERTY LINE

ZONE BOUNDARY LINE
90 '

1 "

LANDSCAPE
19 2
'

6 "
49'
-

1 "
1'

0 "
20 '

0 "
24 '

0 "
20 '

0 "
16 '

0 "
6'

0 "
16 '

0 "
5'

0 "
50' - 2"14' - 10"
5' - 10"
25 PARKING SPACES
41 PARKING SPACES
TRASH
5'

8 "
16 '

0 "
DR
I
V
E
W
A
Y
20 '

0 "
87 '

8 "
15'

1 0
"
20'

8 "
24'

0 "
20'

0 "
17 '

2 "
20 '

6 1
/
2 "
6' - 4"
14'
-

1 0
"
11'

8 1
/
2 "
20 '

0 "
9' -

0 "

FIRE HYDRANT

FIRE HYDRANT
9' - 7"

FIRE HYDRANT
N
E
W

P
R
O
P
O
S
E
D

P
A
R
K
I
N
G
E
X
I
S
T
I
N
G

P
A
R
K
I
N
G
10' - 0"
14' - 0"
225 SF

SEATING AREA
300 SF

SEATING AREA

BIKE RACKS
E
X
I
S
T
I
N
G

P
A
R
K
I
N
G
E
X
I
S
T
I
N
G

P
A
R
K
I
N
G
N
E
W

P
R
O
P
O
S
E
D

P
A
R
K
I
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G

BIKE RACKS
PRIVACY FENCE W. TRELLIS ABOVE
P
R
I
V
A
C
Y

F
E
N
C
E

W
.

T
R
E
L
L
I
S

A
B
O
V
E
10' - 0"
RETAIL 2
ELEV.
5' -
0 "
22'
-

0 "
ELEV.

RETAIL 1
10' - 0"9' - 0"
16 '

0 "
22' - 7"
90' - 6"25' - 6"
20' - 9"
8' - 7"9'

1 "
9' - 6"
P
A
R
K
I
N
G
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] ASGATEWAY_PISMO BEACH MIXED USE ARCHITECTURAL SITE PLAN PISMO BEACH, CA 2024-15
08/05/2025
SCALE: 1/16" = 1'-0"1 Site/Ground Floor Plan

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”
8 16 32
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 5AUNIT# 103
PLAN 5AUNIT# 104
PLAN 2
UNIT 101
PLAN 7UNIT# 106
PLAN 5A
UNIT# 102
PLAN 8UNIT# 105

OPEN TO
BELOW
PLAN 5AUNIT# 214
PLAN 5BUNIT# 215
STAIR
PLAN 5BUNIT# 216
PLAN 5CUNIT# 217
PLAN 5BUNIT# 207
PLAN 5BUNIT# 208
PLAN 7UNIT# 209
PLAN 4B
UNIT# 210
PLAN 5BUNIT# 211

OPEN TO
BELOW
HA
R
L
O
E

S
T
.

BA
Y

S
T
.

PRICE ST.

D
O
L
L
I
V
E
R

S
T
.

BUILDING 2
BU
I
L
D
I
N
G

1 6
A8
2B
A7
5 A8
2A
A7
4 A8
1 A7
1 A5
2 A5
3 A6
4 A6
1B
A11
1B
A11
1A
A11
1A
11 4
A10
4 A10
3 A10
3 A10
2 A9
2 A91
A9
1 A9
ELEV.

LOBBY 1
STAIR
STAIR
PLAN 5BUNIT# 212
STAIRS
ELEV.

STORAGE
PLAN 1BUNIT# 213
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A2PROJECTSCHEMATIC SECOND FLOOR PLAN
TOWN, STATE 19001

10.18.2023

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”
8 16 32
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 5A
UNIT# 108
PLAN 5AUNIT# 109
PLAN 8UNIT# 110
VIEW DECK PLAN 6
UNIT# 111
PLAN 5DUNIT# 223
PLAN 5AUNIT# 224
PLAN 5AUNIT# 225 PLAN 5B
UNIT#226
PLAN 5BUNIT#227PLAN 5CUNIT#228
PLAN 5BUNIT# 218
PLAN 5BUNIT# 219
PLAN 7
UNIT# 220
PLAN 4B
UNIT# 221
STAIR
HA
R
L
O
E

S
T
R
E
E
T
BA
Y

S
T
R
E
E
T

PRICE STREET
D
O
L
L
I
V
E
R

S
T
R
E
E
T
6 A8
2B
A7
5 A8
2A
A7
4 A8
1 A7
1 A5
2 A5
3 A6
4 A6
BUILDING 2
BU
I
L
D
I
N
G

1 1B
A11
1B
A11
1A
A11
1A
11 4
A10
4 A10
3 A10
3 A10
2 A9
2 A91
A9
1 A9
ELEV.

STAIR
STAIR
PLAN 5AUNIT# 107
ELEV.

STAIRS
PLAN 5BUNIT# 222

VIEW DECK
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A3PROJECTSCHEMATIC THIRD FLOOR PLAN
TOWN, STATE 19001

10.18.2023THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A4
CDP

SUBMITTAL

THIRD FLOOR PLAN
0 SCALE
1/16” =1’-0”
8 16 32
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
4 8 16
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
4 8 16
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
4 8 16
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
4 8 16
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
4 8 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
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
4 8 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’
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
3 6 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

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

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”
+/- 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
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
CL.

BATH
WH
w/d
COAT
PATIO
PLAN 1A- AFFORDABLEPLAN 1A- AFFORDABLE
STUDIO: STUDIO:
415 SF (net)415 SF (net)
460 SF (gross)460 SF (gross)
STUDIO
CL.

BATH
WH
COAT
DECK
PLAN 1B- AFFORDABLEPLAN 1B- AFFORDABLE
STUDIO: STUDIO:
470 SF (net)470 SF (net)
515 SF (gross)515 SF (gross)
LNDRY.

ENTRY
ENTRY
STUDIO
31 '

6 "
6'

4 "
14' - 6"
35 '

6 "
6'

0 "
14' - 6"
29' - 6"
dw
ref.
prep.
tv
tv
dw
ref.
prep.
p.
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A1GATEWAY PISMO SCHEMATIC FLOOR PLAN
PISMO BEACH, CA 2024-15-GATEWAY
07/21/2025
SCALE: 1/4" = 1'-0"2 Floor Plans

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”
2 4 8
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 2PLAN 2
1 BED | 1.5 BATH: 1 BED | 1.5 BATH:
881 SF (net)881 SF (net)
945 SF (gross)945 SF (gross)

GREATROOM

DRESSING
BED
BATH
CL.

PWDR.

VIEW BALCONY
ENTRY
ref.
pantry
d/w
3'

8 "
43 '

6 "
21' - 0"
LNDRY.

PLAN 3PLAN 3
2 BED | 2 BATH: 2 BED | 2 BATH:
949 SF (net)949 SF (net)
1,016 SF (gross)1,016 SF (gross)

ENTRY FOYER
LNDR.

BED 1
CL.

BATH 1

VIEW PATIO

GREATROOM
WH
44' - 0"
ref.
dw
BED 2
22 '

0 "
p.

BATH 2
s.
prep.

CL.
prep.
prep.
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A2GATEWAY PISMO SCHEMATIC FLOOR PLAN
PISMO BEACH, CA 2024-15-GATEWAY
07/21/2025
SCALE: 1/4" = 1'-0"1 Floor Plans

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A13
CDP

SUBMITTAL
0 SCALE
1/4” =1’-0”
2 4 8

PROTOTYPE UNIT PLANS
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 4APLAN 4A
2 BED | 2.5 BATH: 2 BED | 2.5 BATH:
1,206 SF (net)1,206 SF (net)
1,277 SF (gross)1,277 SF (gross)
w/h
dw
ref.
prep.
p.
tech.

BED 2

DRESSING
BATH 2 PWDR.

LIVING
DINING

KITCHEN

ENTRY FOYER
CL.

DRESSING
BATH 1
LNDRY.

BED 1

VIEW PATIO
PLAN 4BPLAN 4B
2 BED | 2.5 BATH: 2 BED | 2.5 BATH:
1,358 SF (net)1,358 SF (net)
1,434 SF (gross)1,434 SF (gross)
tech.
tech.

BED 2

DRESSING
BATH 2
LIVING
DINING

KITCHEN

ENTRY FOYER
LNDRY.

PWDR.

BED 1

VIEW PATIO
BATH 1
CL.
38 '

6 "
39' - 0"45' - 0"
38 '

6 "
prep.
art
dw
ref.
prep.
p.
prep.
art
w/h

DRESSING
hutch
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A3GATEWAY PISMO SCHEMATIC FLOOR PLAN
PISMO BEACH, CA 2024-15-GATEWAY
07/21/2025
SCALE: 1/4" = 1'-0"1 Floor Plans

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A14
CDP

SUBMITTAL
0 SCALE
1/4” =1’-0”
2 4 8

PROTOTYPE UNIT PLANS
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 5APLAN 5A
2 BED | 2.5 BATH: 2 BED | 2.5 BATH:
1,360 SF (net)1,360 SF (net)
1,432 SF (gross)1,432 SF (gross)
CL.

BATH 1

DRESSING
BED 1BED 2
BATH 2

PWDR KITCHEN
ENTRY

DRESSING
PLAN 5BPLAN 5B
2 BED | 2.5 BATH: 2 BED | 2.5 BATH:
1,495 SF (net)1,495 SF (net)
1,570 SF (gross)1,570 SF (gross)
ref.p.
d/w
linenlinen
WH
DINING
LNDRY.

LIVING

VIEW DECK
41' - 0"
35 '

6 "
CL.

BATH 1

DRESSING
BED 1BED 2
BATH 2
PWDR

KITCHEN
ENTRY

DRESSING
ref.p.
d/w
linenlinen
WH
DINING
LNDRY.

LIVING

VIEW DECK
45' - 0"
35 '

6 "
T.T.
opt. spa
opt.
sink/
bbq
opt. spa
opt.
sink/
bbq
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A4GATEWAY PISMO SCHEMATIC FLOOR PLAN
PISMO BEACH, CA 2024-15-GATEWAY
07/21/2025
SCALE: 1/4" = 1'-0"1 Floor Plans

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A15
CDP

SUBMITTAL
0 SCALE
1/4” =1’-0”
2 4 8

PROTOTYPE UNIT PLANS
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 5CPLAN 5C
2 BED | 2.5 BATH: 2 BED | 2.5 BATH:
1,568 SF (net)1,568 SF (net)
1,646 SF (gross)1,646 SF (gross)
PLAN 5DPLAN 5D
3 BED | 3.5 BATH: 3 BED | 3.5 BATH:
1,824 SF (net)1,824 SF (net)
1,912 SF (gross)1,912 SF (gross)
BATH 2
linen

DRESSING

VIEW DECK
BED 2
60' - 0"
CL.

BATH 1

DRESSING
BED 1
BED 2
BATH 2
PWDR

KITCHEN

ENTR FOYER

DRESSING
ref.p.
d/w
linen
linen
WH
DINING
LNDRY.

LIVING

VIEW DECK
45' - 0"
35 '

6 "
T.

CL.

BATH 1

DRESSING
BED 1

KITCHEN
ref.p.
d/w
linen
LIVING

VIEW DECK
35 '

6 "
WH
BED 3
BATH 3
LNDRY.

PWDR.

ENTRY FOYER
HALL
DINING

DRESSING
LOUNGE
tech.

T.
opt. spa
opt.
sink/
bbq
opt. spa
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A5GATEWAY PISMO SCHEMATIC FLOOR PLAN
PISMO BEACH, CA 2024-15-GATEWAY
07/21/2025
SCALE: 1/4" = 1'-0"1 Floor Plans

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A16
CDP

SUBMITTAL
0 SCALE
1/4” =1’-0”
2 4 8

PROTOTYPE UNIT PLANS
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 7PLAN 7
3 BED | 2.5 BATH: 3 BED | 2.5 BATH:
1,696 SF (net)1,696 SF (net)
1,775 SF (gross)1,775 SF (gross)
BATH 1

DRESSING
BED 3 BATH 3
BED 2
HALL
DINING
CL.

ENTRY
WH

NOOKDECK
DECK
PLAN 6PLAN 6
2 BED | 2.5 BATH: 2 BED | 2.5 BATH:
1,627 SF (net)1,627 SF (net)
1,708 SF (gross)1,708 SF (gross)

VIEW DECK
CL.

DINING

KITCHEN
PWDR.

DRESSING
BED 1

DRESSING
BED 2
BATH 2

FOYER VIEW DECK
linen
d/w
d/w
ref.pantry
WH
43 '

0 "
7'

0 "
45' - 0"
51 '

2 "
37' - 10 1/2"
BATH 1
built-in
ENTRY
LNDRY.

T.
ref. p.

LNDRY.PWDR.

BED 1
LIVING
LIVING
hutch
CL.

BATH 2
CL.

KITCHEN
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A6GATEWAY PISMO SCHEMATIC FLOOR PLAN
PISMO BEACH, CA 2024-15-GATEWAY
07/21/2025
SCALE: 1/4" = 1'-0"1 Floor Plans

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A17
CDP

SUBMITTAL
0 SCALE
1/4” =1’-0”
2 4 8

PROTOTYPE UNIT PLANS
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025
PLAN 8PLAN 8
2 BED | 2.5 BATH: 2 BED | 2.5 BATH:
1,695 SF (net)1,695 SF (net)
1,788 SF (gross)1,788 SF (gross)

VIEW DECK
LIVING
BATH 2
LNDRY.

BED 2

DRESSING
BATH 1

DRESSING
PWDR.

SEATING
WH
DINING
GAME

KITCHEN
FOYER
HALL

VIEW DECK
ref. pantry
l.

BED 1
46 '

0 "
6'

4 1
/
2 "
54' - 0"
T.
d/w
T.
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: [email protected] A7GATEWAY PISMO SCHEMATIC FLOOR PLAN
PISMO BEACH, CA 2024-15-GATEWAY
07/21/2025
SCALE: 1/4" = 1'-0"1 Floor Plans

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A18
CDP

SUBMITTAL
0 SCALE
1/4” =1’-0”
2 4 8

PROTOTYPE UNIT PLANS
Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

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 Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
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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
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

OLD WORLD COLOR
Color plays a vitally important role in the world in which we live. When we look at art, fashion, automobiles, and interior décor we immediately experience an emotion from the colors projected. The color that is used on the exteriors of homes and buildings has this same effect - selecting the right stucco color accentuates building design and complements the other elements such as brick, stone veneers, siding, and trim.

The Stucco Color Collection was developed by color professionals who understand the importance of color and its impact. This Color Collection is the most demanded and readily available colors offered, but it doesn’t stop there.

Custom colors are also available through our on-demand custom color development service for all stucco finishes - we are stucco color specialists.

All colors are available in other finish and coating products such as Acrylic and Elastomeric Finishes, Coatings, Allegro II and FogCoat.

SELECT THE RIGHT BASE FOR THE CHOSEN COLOR:

LaHabra = Base 100 or 200
Note: Color will vary depending on type of finish selected. Application by machine spray or texturing will increase the depth of color. Variation in color due to weather, job conditions and method of application should be expected. For color verification, request a physical sample in the color and texture desired for approval prior to ordering material. Apply a sample of stucco to the substrate being used before proceeding with the application. LaHabra is not responsible for color correctness of applied finish. Color must be verified and approved by owner prior to application.

PREMIUM COLORSTRADITIONAL COLORS
P-6 EL DORADOX-12 CHABLISX-16 SILVER GRAY X-17 MISTY X-23 ASPEN X-24 SANTA FE X-25 SADDLEBACK X-28 MIRAGE Base 100 Base 100 Base 200 Base 200 Base 200 Base 200 Base 200 Base 200 X-34 SAN SIMEON
Base 200
X-40 DOVE GREY
Base 200
X-48 MEADOWBROOK
Base 100
X-50 CRYSTAL WHITE
Base 100
X-53 PURE IVORY
Base 100
X-55 FRENCH VANILLA
Base 100
X-71 MIAMI PEACH
Base 100
X-72 ADOBE
Base 200
X-73 EGG SHELL
Base 100
X-81 OATMEAL
Base 200
X-82 HACIENDA
Base 200
X-86 SANDSTONE
Base 200
X-97 PACIFIC SAND
Base 200
P-100 GLACIER WHITE
Base 100
P-105 OAT GRAIN
Base 200
P-174 DESERT BEIGE
Base 200
P-192 CARAMELO
Base 200
X-215 MESA VERDE
Base 200
X-278 TRABUCO
Base 200
X-434 FALLBROOK
Base 200
X-475 VIEJO
Base 200
X-504 BLUE GREY
Base 200
P-505 AGATE
Base 200
X-524 ALAMO
Base 200
P-525 NAVAJO WHITE
Base 100
X-580 SIERRA TAN
Base 200
X-696 SOUTHERN MOSS
Base 200
X-820 SILVERADO
Base 200
X-830 CLAY
Base 200
P-1661 TITANIUM
Base 200
P-1210 MOROCCAN SAND
Base 200
P-2090 THUNDER SKY
Base 200
X-63149 HATTERAS
Base 100
X-81584 SUFFOLK
Base 100
X-63152 ASHEVILLE
Base 100
X-81585 CHARLESTON
Base 100
X-81582 CORAL GABLES
Base 100
X-81583 BELLE GLADE
Base 100
X-81588 MORNING SIDE
Base 100
X-81593 BAY RIDGE
Base 100
The purpose of this chart is to provide a representation of LaHabra’s standard colors. It must not be used for final color selection.

Custom colors are also available through our on-demand custom color development service for all stucco finishes - we are stucco color specialists.

All colors are available in other finish and coating products such as Acrylic and Elastomeric Finishes, Coatings, Allegro II and FogCoat.

SELECT THE RIGHT BASE FOR THE CHOSEN COLOR:

PREMIUM COLORSTRADITIONAL COLORS
P-6 EL DORADO X-12 CHABLIS X-16 SILVER GRAY X-17 MISTY X-23 ASPEN X-24 SANTA FE X-25 SADDLEBACK X-28 MIRAGE Base 100 Base 100 Base 200 Base 200 Base 200 Base 200 Base 200 Base 200 X-34 SAN SIMEON
Base 200
X-40 DOVE GREY
Base 200
X-48 MEADOWBROOK
Base 100
X-50 CRYSTAL WHITE
Base 100
X-53 PURE IVORY
Base 100
X-55 FRENCH VANILLA
Base 100
X-71 MIAMI PEACH
Base 100
X-72 ADOBE
Base 200
X-73 EGG SHELL
Base 100
X-81 OATMEAL
Base 200
X-82 HACIENDA
Base 200
X-86 SANDSTONE
Base 200
X-97 PACIFIC SAND
Base 200
P-100 GLACIER WHITE
Base 100
P-105 OAT GRAIN
Base 200
P-174 DESERT BEIGE
Base 200
P-192 CARAMELO
Base 200
X-215 MESA VERDE
Base 200
X-278 TRABUCO
Base 200
X-434 FALLBROOK
Base 200
X-475 VIEJO
Base 200
X-504 BLUE GREY
Base 200
P-505 AGATE
Base 200
X-524 ALAMO
Base 200
P-525 NAVAJO WHITE
Base 100
X-580 SIERRA TAN
Base 200
X-696 SOUTHERN MOSS
Base 200
X-820 SILVERADO
Base 200
X-830 CLAY
Base 200
P-1661 TITANIUM
Base 200
P-1210 MOROCCAN SAND
Base 200
P-2090 THUNDER SKY
Base 200
X-63149 HATTERAS
Base 100
X-81584 SUFFOLK
Base 100
X-63152 ASHEVILLE
Base 100
X-81585 CHARLESTON
Base 100
X-81582 CORAL GABLES
Base 100
X-81583 BELLE GLADE
Base 100
X-81588 MORNING SIDE
Base 100
X-81593 BAY RIDGE
Base 100
The purpose of this chart is to provide a representation of LaHabra’s standard colors. It must not be used for final color selection.

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
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A28
CDP

SUBMITTAL

PERSPECTIVE RENDER - STREETSCAPE VIEWS
Attachment 5

11.ACouncil Agenda 9-2-2025

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
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449
A30
CDP

SUBMITTAL

SIGNAGE PROGRAM
10 '
-
0 "
7'-0"
1'
-
6 "
3'
-
0 "
1'
-
6 "

WIDTH VARIES
2'
-
6 "
2'
-
0 "
1'
-
6 "
2'
-
6 "
1'
-
1 0

1 /
3 2
"

REFER TO PLANS
2'
-
6 "
1'
-
1 0
"

REFER TO PLANS
5'
-
0 "
12'-0"
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
Attachment 5

11.ACouncil Agenda 9-2-2025

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 REMARKS
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
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

PLANT SCHEDULE

PLANT SCHEDULE
BOTANICAL / COMMON NAME REMARKSTREESCocos 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
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
PLANT SCHEDULEBOTANICAL / COMMON NAME REMARKSTREESCocos plumosa / Queen PalmDioon edule / Mexican CycadPhoenix roebelenii / Pygmy Date Palm Multi-TrunkPyrus kawakamii / Evergreen PearSHRUBSAeonium x 'Sunburst' / Sunburst AeoniumAgave attenuata / Foxtail AgaveAgave x 'Blue Glow' / Blue Glow AgaveAloe plicatilis / Fan AloeAsparagus densiflorus / Asparagus FernAspidistra elatior / Cast Iron PlantBougainvillea x 'Barbara Karst' / Barbara Karst BougainvilleaBulbine frutescens / BulbineCalliandra haematocephala / Pink PowderpuffCanna x generalis / CannaChondropetalum tectorum / Small Cape RushCuphea hyssopifolia / False Heather Dianella revoluta / Spreading Flax Lily
Equisetum hyemale / Horsetail
Ficus lyrata / Fiddle Leaf Fig
Helictotrichon sempervirens / Blue Oat Grass
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

PLANT SCHEDULE

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 Attachment 5

11.ACouncil Agenda 9-2-2025

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”
8 16 32
PRICE ST.

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BAY ST.

HARLOE ST.

ADJACENT
PARCEL
BUILDING 1
BUILDING 2
Attachment 5

11.ACouncil Agenda 9-2-2025

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”
8 16 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 Attachment 5

11.ACouncil Agenda 9-2-2025

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”
8 16 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 Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449 CDP

SUBMITTAL
E1
FEB 20, 2025
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1" = 20'-0"

SITE PHOTOMETRIC
Attachment 5

11.ACouncil Agenda 9-2-2025

08/21/2025

THE GATEWAY PISMO MIXED-USE
PRICE ST & DOLLIVER ST - PISMO BEACH, CA 93449 CDP

SUBMITTAL
E2
FEB 20, 2025
M
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DATE:

SCALE:

CHECKED BY:

DRAWN BY:

SHEET:

REVISIONS:

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3 CITY STREETLIGHT DETAIL
SCALE: N/A 1 CITY STREETLIGHT FIXTURE CUT SHEET
SCALE: N/A
2 WALL MOUNT FIXTURE CUT SHEET
SCALE: N/A

PEDESTRIAN LUMINAIRE

ROADWAY LUMINAIRE
Attachment 5

11.ACouncil Agenda 9-2-2025

100
95 90
85 80
90 85
100
105
95 90
PRIC
E

S
T
R
E
E
T
B
A
Y

S
T
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E
E
T
H
A
R
L
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E

A
V
E
N
U
E

DOLLIVER STREET
105
90 85
100
105
95 90

VESTING TENTATIVE MAP
'THE GATEWAY' MIXED-USE DEVELOPMENT
GARING, TAYLOR ASSOCIATES, INC .
141 South Elm Street, Arroyo Grande, CA 93420 (805) 489-1321

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
B
A
Y

S
T
R
E
E
T
PRIC
E

S
T
R
E
E
T
H
A
R
L
O
W

A
V
E
N
U
E

DOLLIVER STREET
Attachment 5

11.ACouncil Agenda 9-2-2025

Pismo Beach City CouncilSeptember 2, 2025

Pismo Beach City Council
September 2, 2025