Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
02-18-2015 ARC Item 1 - 667 Marsh
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a four-story mixed use project in the C-D zone with a categorical exemption from CEQA. PROJECT ADDRESS: 667 Marsh BY: Erik Berg-Johansen, Assistant Planner Phone Number: (805) 781-7176 e-mail: eberg@slocity.org FILE NUMBER: ARC 122-14 FROM: Phil Dunsmore, Senior Planner RECOMMENDATION Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA 1.0 SUMMARY The project includes development of a new mixed use structure with commercial and residential uses in the Downtown Commercial zone. The proposed building consists of four stories (50 feet tall) and 15,000 square feet of floor area. The applicant has proposed commercial uses on the 1st floor, residential or offices on the 2nd floor, and residential uses on the 3rd and 4th floors. Staff finds the overall design is consistent with existing development in the Downtown, and that the structure complies with the Community Design Guidelines in terms of architectural features, selected finish materials, and scale. Applicant Andrew Mangano, MFI Limited Representative RRM Design Group Peck Planning and Development Zoning C-D (Downtown Commercial) General Plan General Retail Site Area 0.2 acres (8,678 square feet) Environmental Status Section 15332 exemption from CEQA (In-Fill development projects) Meeting Date: February 18, 2015 Item Number: 1 ARC1 - 1 ARC 122-14 (667 Marsh Street) Page 2 2.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines and applicable City standards. 3.0 PROJECT INFORMATION 3.1 Site Information/Setting The project site is currently a separate lot within the surface parking lot (Attachment 3, Project Plans, Sheet A1) at the south west corner of Marsh and Broad Streets. Access is via easements from Marsh and Broad Streets. The property is surrounded by uses such as retail, restaurants, financial institutions, parking lots and offices. Nearby development includes the Wells Fargo Bank building, a one-story shopping center (Mountain Air Sports, Sumo Sushi, etc.), the CVS Pharmacy building, and the 7-Eleven convenience store (directly across Marsh Street). The subject site is within the Downtown Commercial (C-D) zone with Office (O) zoning to the south and east. The site is not located within a Historic District. Nearby office-zoned areas mainly support office type uses, however single-family residences are allowed by right in this zone. 3.1.1 Easement agreement A private easement agreement dated May 27, 1966 affects the subject property. The existing agreement includes development restrictions related to parking rights, allowable uses, and building envelopes for new structures. While a “potential parking plan” is included in the plans, the final parking and landscaping layouts are dependent on this private agreement between adjacent land owners in the shopping center. Staff is cognizant of these issues, but the City is not a party to this agreement and will not be involved in discussions related to the parking arrangement as it relates to the easement agreement. If the design of the subject project is approved by the ARC, condition #18 requires the final parking plan to be submitted before issuance of a building permit. This condition allows the Community Development Director to review/approve the final parking lot layout, or refer the design back to the ARC if necessary. Furthermore, the property is within the Parking In-Lieu District and is not required to supply on-site parking and may instead satisfy the parking through the payment of in-lieu fees. 3.1.2 Plan line setback The project’s allowable building envelope is dependent on approval of the applicant’s request for a Zoning Text Amendment (currently in process and will be reviewed by the Planning Commission and City Council) which would reduce the plan line setback Site Size ~8,678 square feet Present Use & Development Surface parking lot shared by Wells Fargo and shopping center Topography Flat Access Marsh and Broad Streets Surrounding Use/Zoning North: Marsh Street / 7-Eleven (C-D zone) South: Surface parking / shopping center (C-D zone) East: Broad Street / CVS Pharmacy (C-D zone) West: Surface parking / Wells Fargo Bank (C-D zone) ARC1 - 2 ARC 122-14 (667 Marsh Street) Page 3 established along Broad Street (Zoning Regulations Section 17.74.130). As shown in Attachment 5 (Plan Line Setback Map), the extent of the proposed plan line setback modification is from the corner of Marsh and Broad Street to a point that is 50 feet south of Marsh Street (along Broad Street). The existing plan line setback on this segment of Broad Street establishes an 80-foot right-of-way (40 feet on each side of the centerline). This amendment would modify that plan line setback to a 72 foot right of way (32 feet west of the centerline and 40 feet east of the centerline). Staff plans to recommend the Planning Commission approve the plan line setback modification because the change will not impact Circulation Element level-of-service objectives, and supports Land Use and Housing Element policies which encourage compact development and efficient use of land. As outlined in condition #1, the ARC’s design approval for the subject project is contingent upon approval of the plan line setback Zoning Text Amendment that will be heard at the February 23rd, 2015 Planning Commission meeting. If the text amendment is endorsed by the Planning Commission they will forward their recommendation to City Council for review at a later date. 3.2 Project Description The proposed project includes the following significant features (Attachment 3, Project Plans): 1. Four-story mixed use building with outdoor decks on upper floors. 2. Two floor plan options are proposed for the second floor (table below). a. The proposed residential units are 2-bedroom condos with living areas ranging from 1,175 – 1,682 square feet in size. Option #1 Option #2 1st Floor (4,202 s.f.) Commercial Commercial 2nd Floor (4,102 s.f.) Residential* Office 3rd Floor (3,774 s.f.) Residential* Residential* 4th Floor (2,991 s.f.) Residential* Residential* *Floors with a residential use would include two, 2-bedroom units. 3. Modern architectural style that incorporates the following: a. Materials. Brick, cement stucco (various colors), powder coated metal storefronts, pre-manufactured lintels/cornices/bulkheads. b. Windows. Large windows and a high amount of glazing on first floor that extends vertically along the northern corner of the structure (at intersection of Marsh and Broad). c. Detailing. Aluminum railings and awnings, metal shading devices (over select windows). 4. Signage (Attachment 3, Project Plans, Sheet A11 & A12): a. Raised metal signage for street address and tenant lease spaces. i. Signage placed atop awnings and on wall surfaces. b. Monument signs for rear tenants ARC1 - 3 ARC 122-14 (667 Marsh Street) Page 4 5. Tree removals (Attachment 3, Project Plans, Sheet L1) a. The project proposes to remove two street trees along Broad Street. The removals are supported by the Public Works Department and City Arborist due to the proposed street widening and the fact that the site allows for a replacement tree to be planted. Street trees will be replaced in accordance with condition #29. 6. Potential parking layout (Attachment 3, Project Plans, Sheet A3) due to existing parking lot striping across property lines. The applicant has submitted a “potential parking plan” due to the proposed project disrupting the existing parking lot layout and the need to work with adjacent property owners to finalize a parking plan, as discussed in Section 3.1.1 above. Item Proposed 1 Ordinance Standard 2 Setbacks Build to property line on north, east and west; 40’ setback from south property line Build to property lines Max. Height of Structure 50 feet (54 feet including mechanical equipment screen) 50 feet (up to 75 feet with Planning Commission approval) Building Coverage 48% 100% Parking Spaces N/A (Parking in-lieu fees or provided on-site, see condition #18) 16 (Option 1) 23 (Option 2) Notes: 1. Applicant’s project plans 2. City Zoning Regulations 4.0 PROJECT ANALYSIS 4.1 Site Plan Consistent with the Community Design Guidelines, the proposed building will be placed at the back of sidewalk along Marsh and Broad Streets,1 and is sited in a location that is consistent with the setback rhythm of existing development in the downtown (and particularly in the near vicinity along Marsh Street). The proposed structure is setback from the southern property line to allow for a surface parking lot to serve residents, employees, and customers who visit the site’s retail stores or offices. 4.2 Design Consistent with the Downtown Design Guidelines (Community Design Guidelines Chapter 4), the proposed design includes storefront windows, outdoor patios, entries, transom windows, awnings, cornice treatments and other architectural features that complement existing structures 1 Community Design Guidelines Chapter 4.2.A: Street Orientation. Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas, courtyards, or outdoor eating areas. ARC1 - 4 ARC 122-14 (667 Marsh Street) Page 5 in the neighborhood2. The design incorporates flat and stepped rooflines throughout all elevations3 (Attachment 4, Project Renderings) and includes varied wall surfaces4 with material change at logical points of wall plane change. The project design is consistent with existing downtown development because the building portrays a blend of modern architecture with features present on older downtown structures (e.g. brickwork and window-dominated storefronts). The use of materials and detailing is also consistent throughout all elevations, and the structure incorporates high quality materials such as brick veneer, metal signage, clear glass windows, and smooth exterior plaster. Further, the roof overhangs, outdoor decks/railings and awnings provide articulation and movement that reduce the apparent mass and height of the structure. The Downtown Design Guidelines promote pedestrian/human scale through relationship of a façades design with the street level sidewalk. Consistent with the Guidelines, the proposed design incorporates storefront windows that are divided into bays defined by brick columns creating a series of “individual” storefronts5. The design also includes appropriately located awnings6 and large windows that allow pedestrians to see into first-floor lease spaces7. The pedestrian experience and overall design is further enhanced with recessed storefront entries8, divided display windows, and the incorporation of prominent bulkheads9. 2 Community Design Guidelines Chapter 4.2.C: Façade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 3 Community Design Guidelines Chapter 4.2.C(1): Overall Character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. 4 Community Design Guidelines Chapter 4.2.C(5): Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. 5 Community Design Guidelines Chapter 4.2.C(3): Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. 6 Community Design Guidelines Chapter 4.2.D(5.a): Where the facade of a commercial building is divided into distinct bays (sections defined by vertical architectural elements such as masonry piers), awnings should be placed within the vertical elements rather than overlapping them. The awning design should respond to the scale, proportion and rhythm created by the bay elements and fit into the space created by the bay. 7 Community Design Guidelines Chapter 4.2.D(4): Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensive blank walls do not. 8 Community Design Guidelines Chapter 4.2.D(3.a): Storefront entrance doors should be recessed within the building façade to provide an area for pedestrians to transition from the interior space to the public sidewalk. The appropriate depth of the recess will depend upon the storefront design and available space, but should be at least the width of the entrance door. 9 Community Design Guidelines Chapter 4.2.D(4): Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a “bulkhead,” of 18 to 36 inches in height. Bulkheads should be designed as prominent and visible elements of building facades, and should be treated sensitively to ensure compatibility with the overall appearance of the building. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete. ARC1 - 5 ARC 122-14 (667 Marsh Street) Page 6 4.3 Height and Scale The Downtown Design Guidelines indicate that multi-story buildings are desirable because they can provide opportunities for upper-floor offices and residential units with the second or third level set back to maintain a street façade that is consistent with the historic pattern of development (Chapter 4.2.B). Recognizing that new buildings may be taller than existing structures, Guidelines for compatibility are provided to help a new structure fit among the context of existing development (Chapter 4.2.B). The proposed structure includes a maximum height of 50-feet with the upper floors stepped back from the lower mass of the building, consistent with the “building height to street width ratio” (Attachment 6, CDG Chapter 4, Page 43) and “visibility of upper stories from the sidewalk” calculation (Attachment 6, CDG Chapter 4, Page 43) provided in the Downtown Design Guidelines (see calculations on Attachment 3, Project Plans, Sheet A8). Consistent with the Downtown Design Guidelines, the project does not obstruct views from or shade publicly- owned gathering places10 and does not shade the northerly sidewalk of Marsh Street 11 as shown in Attachment 3, Project Plans, Sheet A13. Although the building is somewhat taller than existing directly adjacent structures, it is not out of scale with existing structures in the downtown district (e.g. Downtown Parking Structures, Anderson Hotel, Wineman Hotel, Court Street, County Government Center building, and the structure at 641 Higuera) and is compatible with the scale of the approved design for the Garden Street Terraces project located directly adjacent to the project site (1119 Garden Street). The approved design plans for the Garden Street Terraces project indicate a maximum structure height of 50 feet and include similarly (if not less) articulated buildings as compared to the subject project (see approved Garden Street Terraces elevations and renderings, Attachment 7). Staff finds the project compatible with the downtown district and the scale/massing of the recently approved Garden Street Terraces project, in particular. Additionally, as discussed above, the project meets the Downtown Design Guideline requirements for new buildings that may be taller than existing structures (Chapter 4.2B). Note: see ARC discussion items in section 4.5 below. 4.4 Signage The proposed sign program (Attachment 3, Project Plans, Sheets A11 and A12) is designed to comply with the Sign Regulations requirements for size and number of signs. The proposed address signs and limited tenant signs that will be placed atop the first floor awnings is supported by staff (see Attachment 3, Project Plans, Sheet A9) as a sign type that is compatible with the design of the building. The location of the two monument signs (see monument sign placement in Attachment 3, Project Plans, Sheet A3) as tenant signage for the rear tenants 10 Community Design Guidelines Chapter 4.2.B(2). New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them. 11 Community Design Guidelines Chapter 4.2.B(3). New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21st. ARC1 - 6 ARC 122-14 (667 Marsh Street) Page 7 (Mountain Air Sports, Sumo Sushi, etc.) is supported by staff; however, the design of the monument signs should be revised to be more compatible with the design of the proposed building (see section 4.5 below). Please also note that one of the monument signs is proposed to be placed on an adjacent property and condition #5 requires approval from the adjacent property owner(s). 4.5 ARC Discussion Points 1. Height. Overall height of the proposed structure in the context of the Downtown district and within the height allowed by General Plan policies and the Zoning Regulations for this district. 2. Corner Window Element. Consider the appropriateness of the four-floor corner element window system at the corner of Marsh and Broad Streets (see Attachment 2, Project Plans, Sheet T1). The ARC should discuss the extent of glazing and, in particular, if the corner window element at the uppermost floor (fourth floor) should be modified (see Attachment 3, Project Plans, Sheet A7 “broad street elevation” & Attachment 4, Project Renderings, View 6). 3. Upper Floor Awning Style. The design proposes an alternate awning style for upper floor awnings relative to ground floor awnings (Attachment 4, Project Renderings). The ARC should consider the appropriateness of the proposed awning design as it appears to conflict with Downtown Design Guidelines for awnings: “The use of second floor awnings shall be coordinated with lower storefront awnings” (CDG 4.2.D(5.e). 4. Monument Signage. The design of the monument sign should be revised for compatibility with the design of the proposed building. The ARC should provide direction to the applicant and staff for revisions to the monument sign style, subject to the final approval of the Director. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other City departments are reflected in the directional items provided below. 6.0 ALTERNATIVES & RECOMMENDATION 6.1. Continue the project to a date uncertain with directional items. 6.2 Deny the project based on findings of inconsistency with the Community Design Guidelines. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Project Renderings 5. Plan Line Setback Map 6. Community Design Guidelines, Chapter 4 7. Approved Plans for Garden Street Terraces Project Included in Commission member portfolio: project plans; Available at hearing: color/materials board ARC1 - 7 RESOLUTION NO. ####-15 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING ARCHITECTURAL REVIEW APPROVAL FOR A NEW FOUR-STORY MIXED USE BUILDING WITH ASSOCIATED SITE IMPROVEMENTS AND ADOPTION OF A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW UNDER SECTIONS 15332 OF THE CEQA GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 18, 2015 667 MARSH STREET (C-D ZONE) WHEREAS, on February 18, 2015, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, pursuant to a proceeding instituted under ARC 122-14, MFI Limited, applicant ; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARC 122-14), based on the following findings: 1. That the project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site’s Downtown Commercial zone designation, and will be subject to conformance with all applicable building, fire, and safety codes. 2. That, the project is consistent with general plan policies which encourage mixed-use projects downtown with ground-floor retail and residential units on upper floors. 3. That, as conditioned, the project design maintains consistency with the City’s Community Design Guidelines through its placement of the building, significant building articulation, and high quality materials, and by maintaining compatibility with the design and scale of existing Downtown development and the recently approved Garden Street Terraces Project. 4. That, the project is categorically exempt under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the project is within City limits, consistent with applicable City policy, surrounded by urban uses, and on a project site less than 5 acres in size served by required utilities and public services. ARC1 - 8 Resolution No. ARC-####-15 Page 2 667 Marsh Street, ARC 122-14 SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Department 1. This approval is contingent upon approval of the proposed Zoning Text Amendment (R/TA 122-14) to adjust the plan line setback along Broad Street, which is to be reviewed by the Planning Commission and City Council for approval. Final plans may need to be modified as a result of Planning Commission and City Council review. Modifications that significantly affect the design approved by the ARC may require re-review by the ARC, as determined by the Community Development Director. 2. Final project design and construction drawings shall be in substantial compliance with the project plans as amended and approved by the ARC (also see condition #1 above). A separate full-size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval as Sheet No. 2. Reference should be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings, to the satisfaction of the Community Development Director. 4. Details of new windows and storefronts shall be shown on plans submitted for a building permit and shall include the type of glazing and materials for the frames and mullions, their dimensions, and colors. a. In particular, plans submitted for a Building Permit shall provide window details and indicate window recesses within wall planes, subject to the final approval of the Community Development Director. 5. The final design of monument signage shall return to the Community Development Director for review and approval. The final design shall be compatible with the design of the proposed mixed-use building incorporating materials such as such as metal, brick, and concrete (similar to the proposed precast concrete materials). a. The proposed monument sign along Marsh Street is proposed on an adjacent property and must be approved by the affected property owner(s) with rights to said property. If modified, the final placement of the sign shall be reviewed and approved by the Community Development Director. 6. Parking shall be provided in accordance with Zoning Regulations Section 17.16.060 (Parking Space Requirements). 7. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of proposed condensers and other mechanical equipment to be placed on the roof to confirm that the proposed roof screen will adequately screen them. A line-of-sight diagram may be needed to confirm that proposed screening will be adequate. ARC1 - 9 Resolution No. ARC-####-15 Page 3 667 Marsh Street, ARC 122-14 8. The locations of all wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures, and cut-sheets shall be separately submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Details of all exterior light fixtures, including any service area lights, need to be included as part of plans. A note shall be included on plans that “Lenses of exterior wall-mounted lights may be modified or shielding devices added after installation if the Community Development Director determines that they emit excessive glare.” 9. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double check assembly shall be located in the street yard and screened using a combination of paint color, landscaping, and if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 10. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applican t of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim." Public Works – Engineering 11. The building plan submittal shall show all plans with accurate scales and dimensioning. The plan shall show and reference all existing and proposed easements and offers of dedication. 12. Design approval of the project shall be dependent on the approval or denial of the Zoning text amendment to modify the plan line setback (see condition #1 above). The current plans show the building encroaching within the Broad Street plan line per Section 17.74.130 of the Zoning Ordinance. If approved, the widening within the revised plan line area shall be dedicated to the City of San Luis Obispo. The offer of dedication shall be completed prior to building permit issuance. 13. The building plan submittal may be used to show all on-site and off-site work including work within the public right-of-way. A separate public improvement plan review fee shall be paid prior to plan approval. A standard encroachment permit may be issued to cover the inspection fees for work or construction staging within the right-of-way. Record drawings will be required at the completion of construction. ARC1 - 10 Resolution No. ARC-####-15 Page 4 667 Marsh Street, ARC 122-14 14. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard (MC 12.16.050). 15. This project is located in the Mission Style Sidewalk District of downtown. The building plan submittal and civil plans shall show that the entire Marsh Street and Broad Street frontages will to be replaced with Mission Style per City Standard #4220. 16. The existing off-site shared access driveway approach off of Marsh Street shall be upgraded to comply with City and ADA standards for accessibility and compliance with current City Engineering Standards. The developer shall exhaust all reasonable efforts to secure the rights to alter or upgrade the existing approach to comply with current standards. 17. The building plan submittal shall include all required parking lot improvements, dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement marking, signage, and striping in accordance with the Parking and Driveway Standards and disabled access required of the CBC. The building plan submittal shall clearly show and note the scope of off-site parking lot improvements. A separate parking lot permit will be required for off-site parking lot improvements. 18. Parking in-lieu fees, if required, shall be paid prior to building permit issuance. The building plan submittal shall include the most current off-site parking agreement, shared parking agreement, and/or private agreement. In absence of an agreement, the parking calculations for in-lieu fee determinations shall include any off-site parking spaces that will be eliminated because of site redevelopment design or access restrictions to the satisfaction of the Public Works Department and Community Development Department. 19. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the Homeowner’s/Property Owner’s Association and shall be included in the CCR’s or other property maintenance agreement accordingly. 20. The building plan submittal shall include a complete site utility plan. The plans shall correctly reflect the location of all existing public and private wet and dry utilities. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All wire services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 21. The proposed new private sewer lateral connections to the public main shall be located outside the public right-of-way unless other approved by the Public Works Department. Unless otherwise approved by the City Engineer, the proposed storm drain connection to the catch basin along Broad Street shall be relocated to connect directly to the on-site storm drain system or a new dedicated connection to the main in Marsh Street. The existing or new storm drain connection to the city main shall be completed with a new manhole per City Engineering Standards. ARC1 - 11 Resolution No. ARC-####-15 Page 5 667 Marsh Street, ARC 122-14 22. This project is located within a mapped flood zone. The project is therefore subject to showing compliance with the Waterway Management Plan Drainage Design Manual. Minor additions or alterations may be exempt from some or all of the report requirements per Section 2.3 of the manual. A summary drainage report shall be provided at the time of the planning application. 23. This property is located in an AO (2’ depth) Flood Zone; the water surface or base flood elevation (BFE) of a 100-yr storm is 2' above adjacent grade. The structure must be raised or floodproofed to an elevation that is at least one foot above the BFE or 3’ above the highest adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 24. The building plan submittal shall include a complete grading, drainage and erosion control plan. The grading plan shall show existing structures and grades located within 15’ of the property lines and/or building pad in accordance with the grading ordinance. The plan shall include all existing and proposed grades, finish floor elevations, and spot elevations to depict the site drainage. The plan shall include all existing and proposed drainage devices and systems. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. 25. The building plan submittal shall show and note the disposition of the existing storm drain next to the driveway approach off of Marsh Street. The storm drain currently accepts drainage form the existing parking lot(s). Unless otherwise needed for post construction stormwater treatment, the storm drain shall be abandoned per City Engineering Standards. If retained, the developer or future owner(s) shall pay the minor annual storm drain connection fee. 26. The building plan submittal shall include a complete drainage report. The drainage repot shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development will alter and/or increase the stormwater runoff from this site. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 27. The building plan submittal shall show compliance with Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for developed sites. Provide a Post Construction Stormwater Plan Checklist as available on the City’s Website or by request. 28. An operation and maintenance manual will be required for the post-construction stormwater improvements. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 29. The building plan submittal shall show all existing and proposed street trees along with all proposed tree removals. The Public Works Department supports the removal of the two street trees on the Broad Street frontage in conjunction with the proposed street widening. One additional street tree shall be required along the Marsh Street frontage near the proposed ARC1 - 12 Resolution No. ARC-####-15 Page 6 667 Marsh Street, ARC 122-14 the bulb out. New trees shall be a minimum 24” box trees planted in standard tree wells with frames, grates, and guards per City Engineering Standards. The City Arborist shall approve the tree species. 30. Tree Protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Utilities Department 31. The project’s proposed residential units shall be separately metered from non-residential uses (retail space). If six or more residential units are proposed, the project shall have a master meter with sub-metering provided to each residential unit. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 18th day of February, 2015. _____________________________ Phil Dunsmore, Secretary Architectural Review Commission ARC1 - 13 O OC-D C-DC-D R-4 C-D C-D-H C-D-H C-D R-2-H C-D-MU C-D-H C-D-H PF-H C-D-H O-H C-D-H PF-H C-D C-D-S-H R-2-H O O-H C-D B R O A D MARSH PACIF I C NI P O M O G A R D E N HIGUE R A VICINITY MAP File No. 122-14667 MARSH ST ¯ Attachment 2 ARC1 - 14 T1 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 TI T L E S H E E T SH E E T I N D E X T1 T I T L E S H E E T A1 E X I S T I N G S I T E S U R V E Y A2 P R O P O S E D S I T E P L A N A3 P O T E N T I A L P A R K I N G P L A N C1 G R A D I N G A N D U T I L I T I E S P L A N C2 S T O R M W A T E R M A N A G E M E N T P L A N C3 T U R N I N G R A D I U S D I A G R A M L1 L A N D S C A P E P L A N A4 G R O U N D F L O O R / S I T E P L A N A5 U P P E R F L O O R P L A N S A6 E L E V A T I O N S A7 E L E V A T I O N S A8 S I T E S E C T I O N S A9 S I T E D E T A I L S & F U R N I T U R E A1 0 C O L O R M A T E R I A L S A1 1 P R O P O S E D S I G N S A1 2 P R O P O S E D S I G N S A1 3 D E S I G N G U I D E L I N E S C O M P L I A N C E A1 4 C L E A R A N C E D I A G R A M PR O J E C T D I R E C T O R Y ZO N I N G : C- D MA X A L L O W E D H E I G H T : 5 0 F T . PR O P O S E D H E I G H T : 5 0 F T . MA X A L L O W E D L O T C O V E R A G E : 1 0 0 % ( 8 , 6 7 8 S F ) PR O P O S E D C O V . : 4 8 % ( 4 , 2 0 2 S F ) MA X F . A . R . : 3. 0 ( 2 6 , 0 3 4 S F ) PR O P O S E D F . A . R . : 1. 7 ( 1 5 , 0 8 7 S F ) MA X . A L L O W E D D E N S I T Y : 36 D U / A C LO T S I Z E : . 2 0 A C R E S ( 8 , 6 7 8 S F ) MA X D E N S I T Y U N I T S : . 2 0 * 3 6 = 7 . 2 D U OP T I O N 1 PR O P O S E D D E N S I T Y : (6 ) 2 B E D R O O M U N I T S = 6 D U OP T I O N 2 PR O P O S E D D E N S I T Y : (4 ) 2 B E D R O O M U N I T S = 4 D U PR O J E C T S T A T I S T I C S PA R K I N G S T A T I S T I C S VI C I N I T Y M A P OW N E R : M F I L I M I T E D AN D R E W D . M A N G A N O 73 5 T A N K F A R M R D . S U I T E 2 4 0 S A N L U I S O B I S P O , C A 9 3 4 0 1 AR C H I T E C T : RR M D E S I G N G R O U P 3 7 6 5 S . H I G U E R A S T R E E T , S U I T E 1 0 2 S A N L U I S O B I S P O , C A 9 3 4 0 1 C O N T A C T : R A N D Y R U S S O M P H O N E : ( 8 0 5 ) - 5 4 3 - 1 7 9 4 E M A I L : R W R U S S O M @ R R M D E S I G N . C O M PR O J E C T A D D R E S S : 66 7 M A R S H S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 AP N N U M B E R S : 00 3 - 5 2 1 - 0 0 9 PR O J E C T D E S C R I P T I O N : EX I S T I N G P A R K I N G T O B E D E M O L I S H E D A N D NE W M I X E D U S E C O M M E R C I A L B U I L D I N G T O B E CO N S T R U C T E D . T H E P R O J E C T W I L L C O N S I S T O F A FO U R S T O R Y B U I L D I N G W I T H O U T D O O R A M E N I T I E S A N D AS S O C I A T E D P A R K I N G . T H E P R O G R A M W I L L I N C L U D E CO M M E R C I A L , O F F I C E S P A C E ( O P T I O N A L ) , A N D 4 - 6 CO N D O M I N I U M . ( 2 B E D , 2 . 5 B A T H ) . OP T I O N 1 F L O O R A R E A : 1 S T F L O O R C O M : 4 , 2 0 2 S F 2 N D F L O O R R E S : 4 , 1 2 0 S F 3 R D F L O O R R E S : 3 , 7 7 4 S F 4 T H F L O O R R E S : 2 , 9 9 1 S F TO T A L : 1 5 , 0 8 7 S F OP T I O N 2 F L O O R A R E A : 1 S T F L O O R C O M : 4 , 2 0 2 S F 2 N D F L O O R O F F I C E : 4 , 1 2 0 S F 3 R D F L O O R R E S : 3 , 7 7 4 S F 4 T H F L O O R R E S : 2 , 9 9 1 S F TO T A L : 1 5 , 0 8 7 S F Attachment 3 ARC1 - 15 A1 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 MA R S H S T R E E T BROADSTREET 16 7 6 / O R / 9 6 7 14 0 1 / O R / 4 9 9 LE A S E A G R E E M E N T TO P O G R A P H I C M A P EX I S T I N G S I T E S U R V E Y Attachment 3 ARC1 - 16 A2 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 PR O P O S E D S I T E P L A N SC A L E : 1 ” = 2 0 ’ - 0 ” 04 8 1 6 32 Attachment 3 ARC1 - 17 A3 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 PO T E N T I A L P A R K I N G P L A N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 RE T A I L 1 , 7 0 2 S F RE T A I L 1 , 9 7 2 S F 1 2 3 4 5 6 78 9 1 0 1 1 1 2 13 1 4 1 5 1 6 1 7 1 8 1 9 2 0 Attachment 3 ARC1 - 18 C1 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 C GR A D I N G & U T I L I T I E S P L A N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 Attachment 3 ARC1 - 19 C2 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 ST O R M W A T E R M A N A G E M E N T P L A N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 Attachment 3 ARC1 - 20 C3 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 TU R N I N G R A D I U S D I A G R A M SC A L E : 1 ” = 1 0 ’ - 0 ” 0 4 8 16 32 EX I S T I N G C E N T E R L I N E LI N E S T R I P I N G NE W T H R O U G H L A N E S T R I P I N G CU R R E N T L Y ST R I P E D R E D C U R B PR O J E C T I O N O F C U R R E N T TH R O U G H L A N E 9.4' CU R R E N T L A N E S H I F T CA L T R A N S E Q U A T I O N F O R L A N E S H I F T F O R S P E E D S L E S S TH A N 4 5 M P H : L E N G T H = ( ( W ) * ( S P E E D ^ 2 ) ) / 6 0 LE N G T H = ( ( 9 . 4 ' ) * ( 2 5 M P H ^ 2 ) ) / 6 0 = 9 8 ' 98 ' EX I S T I N G L A N E W I D T H S 67' 70' 55' 12' EX I S T I N G C U R B 24' 10' EX . P R O P E R T Y L I N E RE M O V E A N D R E P L A C E EX I S T I N G T R E E S PR O P O S E D P R O P E R T Y LI N E ( 3 2 . 0 ' F R O M C L ) 60' RE M O V E A N D R E P L A C E CA T C H B A S I N , RE L O C A T E D E X . U T BO X E S , S T R E E T L I G H T S , AD J U S T T O G R A D E EX I S T I N G C E N T E R L I N E RE M O V E E X . B E N C H A N D TR A S H C A N . 32' Attachment 3 ARC1 - 21 L1 DA T E : S E P T E M B E R 1 0 , 2 0 1 4 #2 0 1 4 0 0 2 LA N D S C A P E P L A N LI M I T O F W O R K EX I S T I N G S T R E E T T R E E S T O B E RE M O V E D A N D R E P L A C E D WI T H C I T Y A P P R O V E D S P E C I E S AN D T R E E G R A T E . PO T T E D P L A N T , T Y P I C A L EX I S T I N G S T R E E T T R E E T O RE M A I N , P R O T E C T I N P L A C E . I N S T A L L N E W T R E E G R A T E . LIMIT OF WORK EX I S T I N G S T R E E T L I G H T T O RE M A I N , P R O T E C T I N P L A C E . EX I S T I N G B E N C H T O B E RE L O C A T E D T O T H I S L O C A T I O N EX I S T I N G T R A S H C A N T O RE M A I N , P R O T E C T I N P L A C E BROAD STREET MA R S H S T R E E T EX I S T I N G S T R E E T T R E E T O RE M A I N , P R O T E C T I N P L A C E . I N S T A L L N E W T R E E G R A T E . EX I S T I N G S T R E E T T R E E S T O B E RE M O V E D A N D R E P L A C E D WI T H C I T Y A P P R O V E D S P E C I E S AN D T R E E G R A T E . PA R K I N G L O T T R E E G e i j e r a p a r v i f l o r a / A u s t r a l i a n W i l l o w L a u r u s n o b i l i s ` S a r a t o g a ` / S w e e t B a y P y r u s c a l l e r y a n a ` A r i s t o c r a t ` / A r i s t o c r a t F l o w e r i n g P e a r R o b i n i a x a m b i g u a ` P u r p l e R o b e ` / P i n k F l o w e r i n g L o c u s t ST R E E T T R E E J a c a r a n d a m i m o s i f o l i a / J a c a r a n d a P l a t a n u s x a c e r i f o l i a ` B l o o d g o o d ` / L o n d o n P l a n e T r e e R o b i n i a x a m b i g u a ` P u r p l e R o b e ` / P i n k F l o w e r i n g L o c u s t PO T T E D P L A N T S - S H A D E A e o n i u m s p e c i e s / A e o n i u m E c h e v e r i a s p e c i e s / H e n a n d C h i c k s P h o r m i u m s p e c i e s / N e w Z e a l a n d F l a x PO T T E D P L A N T S - P A R T T O F U L L S U N C r a s s u l a s p e c i e s / J a d e P l a n t F e s t u c a s p e c i e s / F e s c u e S e d u m s p e c i e s / S e d u m SH R U B S - 3 ` T O 5 ` H I G H A n i g o z a n t h o s f l a v i d u s / K a n g a r o o P a w C o r r e a x ` D u s k y B e l l s ` / A u s t r a l i a n F u c h s i a P h o r m i u m s p e c i e s / N e w Z e a l a n d F l a x P i t t o s p o r u m t o b i r a ` C r e a m D e M i n t ` / C r e a m D e M i n t D w a r f M o c k O r a n g e R h a p h i o l e p i s i n d i c a ` C o n o r ` / I n d i a n H a w t h o r n S a l v i a s p e c i e s / S a g e SH R U B S A N D G R O U N D C O V E R - T O 3 ` H I G H E r i g e r o n k a r v i n s k i a n u s / F l e a b a n e F e s t u c a g l a u c a ` E l i j a h B l u e ` / B l u e F e s c u e L a v a n d u l a a n g u s t i f o l i a ` H i d c o t e B l u e ` / H i d c o t e B l u e L a v e n d e r M i m u l u s x ` J e l l y B e a n W h i t e ` / W h i t e M o n k e y f l o w e r P e r o v s k i a a t r i p l i c i f o l i a ` L i t t l e S p i r e ` / L i t t l e S p i r e R u s s i a n S a g e S a l v i a s p e c i e s / S a g e CO N C E P T P L A N T S C H E D U L E ES T I M A T E D T O T A L W A T E R U S E ( E T W U ) MA X I M U M A P P L I E D W A T E R A L L O W A N C E ( M A W A ) RE S O U R C E S S P E C I E S E V A L U A T I O N L I S T ET W U G A L L O N S MA W A G A L L O N S MA W A U N I T S ET W U U N I T S TO T A L L A N D S C A P E A R E A TU R F LO W ( D R O U G H T T O L E R A N T ) MO D E R A T E HI G H ( T H I R S T Y ) SP O R T S F I E L D VE G E T A B L E S WA T E R U S A G E P R O J E C T I O N S PE R C I T Y O F S A N L U I S O B I S P O S T A N D A R D S . SE E S H E E T L - 1 . 2 F O R C O M P L E T E H Y D R O Z O N E T A B L E 0 s f . 0 s f . 0 s f . 15 0 s f . 8 9 s f . 0 s f . 23 9 s f . 6. 8 4. 7 3, 5 4 9 5, 1 1 9 SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 Attachment 3 ARC1 - 22 A4 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 GR O U N D F L O O R / S I T E P L A N MA R S H S T R E E T BROADSTREET CO M P A C T UP UP 35' - 4"5' - 0"50' - 0" 95 ' - 5 " 4' - 6 " SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 12 3 4 5 6 7 8 96 . 0 7 96 . 0 7 90.33 90.33 RE T A I L 1 , 7 0 2 S F RE T A I L 1 , 9 7 2 S F Ne w B u l b O u t Ne w P r o p e r t y L i n e Ex i s t i n g C u r b Tr a s h Ne w C u r b Me c h . / E l e c t . Bi k e S t o r a g e Be l o w S t a i r El e v a t o r Lo b b y Ex i s t i n g P r o p e r t y L i n e Gr o u n d F l o o r S t a t i s t i c s Re t a i l 1 : 1 , 7 0 2 S F Re t a i l 2 : 1 , 9 7 2 S F Gr o s s B u i l d i n g : 4 , 2 0 2 S F 1 2 Attachment 3 ARC1 - 23 A5 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 UP P E R F L O O R P L A N S UP UP UP 14 ' - 0 " 14 ' - 0 " 54 ' - 0 " 13 ' - 6 " 18' - 3"14' - 7"17' - 2" 50' - 0" 18 ' - 0 " 21 ' - 6 " 40 ' - 3 " 12 ' - 7 " DE C K 14 ' - 7 " X 6 ' - 0 " DE C K 14 ' - 0 " X 6 ' - 0 " DE C K 12 ' - 0 " X 6 ' - 6 " DE C K 12 ' 0 " X 7 ' 0 " DE C K 17 ' - 0 " X 6 ' - 0 " 95 ' - 6 " 92 ' - 4 " 16' - 8"27' - 8"3' - 8" 48' - 0" EL E V A T O R UP WD R DW W D UP UP R DW 18' - 3"14' - 7"17' - 2" 50' - 0" 18 ' - 0 " 21 ' - 6 " 40 ' - 3 " 12 ' - 7 " LI V I N G 16 ' 0 " x 1 3 ' 0 " KI T C H E N 10 ' 0 " X 1 5 ' 0 " DI N I N G 16 ' 6 " X 8 ' 6 " BE D 2 15 ' 0 " X 1 0 ' 0 " M. B A T H 10 ' 6 " X 1 3 ' 9 " PO W D E R 7' 1 0 " X 3 ' 4 " EN T R Y 6'8 " X 1 4 ' 0 " BA T H 2 5' 2 " X 9 ' 3 " LA U N D R Y 6' 5 " X 7 ' 0 " L. P DE C K 17 ' - 0 " X 6 ' - 0 " DE C K 12 ' - 0 " X 7 ' - 0 " DE C K 12 ' - 0 " X 6 ' - 6 " L. LI V I N G 15 ' 0 " X 1 3 ' 0 " KI T C H E N 14 ' 0 " X 1 3 ' 0 " DI N I N G 13 ' 4 " X 1 0 ' 0 " BA T H 2 5'6 " X 8 ' 8 " BE D 2 12 ' 6 " X 1 5 ' 0 " PO W D E R 7'4 " X 3 ' 2 " EN T R Y 9'0 " X 7 ' 6 " DE C K 14 ' - 7 " X 6 ' - 0 " DE C K 14 ' - 0 " X 6 ' - 0 " EL E V A T O R M. B E D 13 ' - 0 " X 1 6 ' - 7 " M. B E D 17 ' - 0 " X 1 4 ' - 0 " M. B A T H 9' - 1 0 " X 1 5 ' - 0 " M. C L 11 ' - 3 " X 9 ' - 0 " M. C L 12 ' - 0 " X 6 ' - 0 " LA U N D R Y 8' 0 " X 6 ' 2 " 92 ' - 4 " 14 ' - 0 " 14 ' - 0 " 54 ' - 0 " 13 ' - 6 " 3' - 8"27' - 8"16' - 8" 48' - 0" 95 ' - 6 " TR A S H WD R DW R WD 44' - 0" BE D 2 11 ' 0 " X 1 0 ' 3 " M. B E D 12 ' 6 " X 1 4 ' 3 " M. B A T H 9'0 " X 1 2 ' 6 " EN T R Y 7'0 " X 6 ' 0 " M. C L . 7'1 0 " X 6 ' 0 " BA T H 2 9'0 " X 5 ' 6 " EL E V A T O R LI V I N G 17 ' 0 " X 1 3 ' 0 " KI T C H E N 12 ' 8 " X 1 4 ' 0 " BE D 2 10 ' 0 " X 1 1 ' 0 " M. B E D 14 ' 0 " X 1 4 ' 3 " M. B A T H 11 ' 0 " X 9 ' 0 " M. C L . 8'5 " X 6 ' 0 " BA T H 2 8'0 " X 6 ' 4 " LI V I N G 15 ' 4 " X 1 0 ' 0 " DI N I N G 15 ' 4 " X 1 0 ' 0 " KI T C H E N 14 ' 0 " X 1 1 ' 0 " 16 ' - 8 " 51 ' - 2 " 17 ' - 5 " 9' - 2"31' - 6" 18 ' - 0 " 35 ' - 2 " 18 ' - 0 " 8' - 6 " 6' - 2"23' - 6"14' - 4" EN T R Y 5'0 " X 1 5 ' 0 " 79 ' - 8 " 85 ' - 3 " 40' - 8" DE C K 41 ' - 0 " X 6 ' - 0 " DE C K 20 ' - 0 " X 6 ' - 0 " DE C K 35 ' - 0 " X 1 2 ' - 0 " TR A S H UP WD R DW W D RDW UP 15' - 8"14' - 7"15' - 2" 30' - 0"14' - 4"3' - 8" 3' - 0 " 18 ' - 0 " 44 ' - 5 " 30 ' - 0 " 95 ' - 5 " LI V I N G 13 ' 0 " x 1 4 ' 0 " KI T C H E N 13 ' 0 " X 1 3 ' 8 " DI N I N G 13 ' 0 " X 8 ' 0 " BE D 2 15 ' 0 " X 1 0 ' 0 " M. B A T H 10 ' 0 " X 1 3 ' 0 " M. C L . 10 ' 6 " X 6 ' 0 " PO W D E R 8'1 0 " X 3 ' 8 " EN T R Y 17 ' 0 " X 6 ' 6 " BA T H 2 5'6 " X 9 ' 0 " M. B E D 17 ' 0 " X 1 3 ' 0 " LA U N D R Y 6' 5 " X 5 ' 9 " L. P L. GR E A T RO O M 17 ' 0 " X 1 2 ' 0 " KI T C H E N 12 ' 0 " X 1 2 ' 0 " BA T H 2 5' 6 " X 9 ' 0 " BE D 2 13 ' 6 " X 1 2 ' 0 " M. B A T H 10 ' 0 " X 1 6 ' 0 " M. C L . 8' 3 " X 5 ' 6 " M. B E D 16 ' 0 " X 1 2 ' 6 " PO W D E R 6'0 " X 5 ' 4 " EN T R Y 13 ' 9 " X 8 ' 5 " EL E V A T O R 14 ' - 0 " 31 ' - 0 " 23 ' - 0 " 27 ' - 5 " 94 ' - 6 " 45' - 5" 48' - 0" DE C K 17 ' - 0 " X 6 ' - 0 " DE C K 12 ' - 0 " X 7 ' - 0 " DE C K 12 ' - 0 " X 6 ' - 6 " DE C K 12 ' - 3 " X 6 ' - 4 " DE C K 20 ' - 7 " X 9 ' - 3 " LA U N D R Y 6'2 " X 6 ' 9 " DE C K 20 ' - 7 " X 9 ' - 3 " TR A S H SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 Un i t 1 : 1 , 5 2 5 S F Of fi c e : 3 , 4 8 5 S F Un i t 1 : 1 , 1 7 5 S F Un i t 2 : 1 , 4 7 5 S F Un i t 2 : 1 , 1 7 5 S F Se c o n d F l o o r P l a n - O p t i o n 2 - T o t a l A r e a - 4 , 1 2 0 S . F . Th i r d F l o o r P l a n - T o t a l A r e a - 3 , 7 7 4 S . F . Se c o n d F l o o r P l a n - O p t i o n 1 - T o t a l A r e a - 4 , 1 2 0 S . F . Un i t 1 : 1 , 6 3 3 S F Un i t 2 : 1 , 6 8 2 S F Fo u r t h F l o o r P l a n - T o t a l A r e a - 2 , 9 9 1 S . F . Attachment 3 ARC1 - 24 A6 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 Br o a d Co u c h P o t a t o Ga r d e n S t r e e t T e r r e n c e Fu t u r e D e s i g n EL E V A T I O N S 0’ - 0 ” G . F . 17 ’ - 0 ” F . F . 28 ’ - 6 ” F . F . 39 ’ - 0 ” F . F . 50 ’ - 0 ” T O P O F R O O F 54 ’ - 0 ” T O P O F M E C H A N I C A L S C R E E N SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 No r t h M a r s h S t r e e t E l e v a t i o n So u t h R e a r E l e v a t i o n Attachment 3 ARC1 - 25 A7 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 Mo u n t a i n A i r CV S Ga r d e n S t r e e t T e r r e n c e Fu t u r e D e s i g n 0’ - 0 ” G . F . 17 ’ - 0 ” F . F . 28 ’ - 6 ” F . F . 39 ’ - 0 ” F . F . 50 ’ - 0 ” T O P O F R O O F 54 ’ - 0 ” T O P O F M E C H A N I C A L S C R E E N EL E V A T I O N S SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 7 E l e v e n Ma r s h Ta k k e n ’ s We l l s F a r g o En v i s i o n Br o a d S t r e e t E l e v a t i o n We s t S i d e E l e v a t i o n Attachment 3 ARC1 - 26 A8 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 SI T E S E C T I O N S SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 RE S I D E N T I A L RE S I D E N T I A L RE S I D E N T I A L RE S I D E N T I A L RE S I D E N T I A L RE S I D E N T I A L RE S I D E N T I A L O R O F F I C E RE S I D E N T I A L O R O F F I C E RE S I D E N T I A L O R O F F I C E CO M M E R C I A L BR O A D S T . CO M M E R C I A L CO M M E R C I A L Sa n L u i s O b i s p o C o m m u n i t y D e s i g n G u i d e l i n e s 4. 1 - G o a l s f o r D o w n t o w n D e s i g n – E x h i b i t A __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Ch a p t e r 4 - D o w n t o w n D e s i g n G u i d e l i n e s A m e n d e d N o v e m b e r 2 0 0 7 3 Fi g u r e 4 - 2 - B u i l d i n g H e i g h t t o S t r e e t W i d t h R a t i o . T h i s f i g u r e i l l u s t r a t e s g u i d e l i n e 4 . 2 . B . 1 . a . I n th i s f i g u r e , ‘ x ’ i s e q u a l t o t h e d i s t a n c e b e t w e e n t h e c e n t e r l i n e o f t h e s t r e e t a n d t h e b u i l d i n g f a c e a t t h e ba c k o f s i d e w a l k ( u s u a l l y t h e p r o p e r t y l i n e ) . ‘ Y ’ i s e q u a l t o t h e u p p e r - f l o o r s e t b a c k ( m e a s u r e d f r o m th e b u i l d i n g f a c e a t t h e b a c k o f s i d e w a l k t o u p p e r - l e v e l b u i l d i n g f a c e s a s s h o w n a b o v e ) . T h i s gu i d e l i n e u s e s t h e w i d t h o f t h e a d j o i n i n g s t r e e t t o d e t e r m i n e m a x i m u m h e i g h t a t t h e b a c k o f s i d e w a l k an d t h e m i n i m u m a m o u n t o f s e t b a c k r e q u i r e d f o r u p p e r - l e v e l b u i l d i n g w a l l s . Fi g u r e 4 . 3 - V i s i b i l i t y o f U p p e r S t o r i e s f r o m t h e S i d e w a l k . Th i s f i g u r e i l l u s t r a t e s g u i d e l i n e s 4 . 2 . B . 1 . d . a n d p r o v i d e s gu i d a n c e o n t h e a m o u n t o f s e t b a c k s u g g e s t e d f o r u p p e r fl o o r s , p e r t h e f o l l o w i n g e x a m p l e s : w × s p - 5 . 0 si d e w a l k w i d t h ( w ) = 12 . 0 ' pr i m a r y h e i g h t ( p ) 35 5 0 10 2. 7 ' 25 10 . 0 ' 6 . 7 ' 40 16 . 0 ' se t b a c k = secondary height (s) In a l l c a s e s , c o n s i s t e n c y w i t h t h i s g u i d e l i n e w i l l b e e v a l u a t e d ba s e d o n a s i d e w a l k w i d t h o f 1 2 ’ . T h e t a b l e a b o v e p r o v i d e s ex a m p l e s o f s u g g e s t e d s e t b a c k s f o r c o m m o n p r i m a r y bu i l d i n g h e i g h t s . T h e s u g g e s t e d s e t b a c k w i l l b e b a s e d o n t h e ac t u a l p r i m a r y a n d s e c o n d a r y h e i g h t s o f t h e p r o p o s e d bu i l d i n g , w h i c h m u s t f i t w i t h i n t h e c o n t e x t a n d s c a l e o f ex i s t i n g d e v e l o p m e n t . P r i m a r y b u i l d i n g h e i g h t s s h o u l d ma i n t a i n t h e g e n e r a l s i m i l a r i t y o f b u i l d i n g h e i g h t s a t t h e si d e w a l k e d g e . RE S I D E N T I A L RE S I D E N T I A L RE S I D E N T I A L O R O F F I C E CO M M E R C I A L 10 ’ M I N S E T B A C K 2X = MAX HEIGHT = 70’ PRIMARY HEIGHTSEC. HEIGHT C. L . SE T B A C K = ( S I D E W A L K W I D T H X S E C O N D A R Y H E I G H T ) / ( P R I M A R Y H E I G H T - 5 . 0 ) = ( 1 2 ’ X 2 2 ’ ) / [ ( 2 8 ’ + 3 . 5 ’ ) - 5 . 0 ) = ( 2 6 4 ’ ) / ( 2 6 . 5 ’ ) = 1 0 ’ Ma r s h S t . Se c t i o n 1 Se c t i o n 2 Se c t i o n 2 Ma r s h S t . 0’ - 0 ” G . F . 17 ’ - 0 ” F . F . 28 ’ - 6 ” F . F . 39 ’ - 0 ” F . F . 50 ’ - 0 ” T O P O F R O O F 54 ’ - 0 ” T O P O F M E C H A N I C A L S C R E E N 0’ - 0 ” G . F . 17 ’ - 0 ” F . F . 28 ’ - 6 ” F . F . 39 ’ - 0 ” F . F . 50 ’ - 0 ” T O P O F R O O F 54 ’ - 0 ” T O P O F M E C H A N I C A L S C R E E N De s i g n G u i d e l i n e s He i g h t A d h e r e n c e Attachment 3 ARC1 - 27 A9 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 SI T E F U R N I T U R E & D E T A I L S St o r e f r o n t S y s t e m Fl u s h M o u n t e d A l u m i n u m Cl a d W i n d o w s Me t a l S h a d e D e v i c e St a n d O f f R a i s e d M e t a l Nu m b e r s Re n a i s s a n c e M e m o r i a l Be n c h Al u m i n u m A w n i n g Ga l v a n i z e d M e t a l Po w d e r C o a t e d B l a c k So r t i n g T o p A s s e m b l y Po w d e r C o a t e d S t e e l Ar c h i t e c t u r a l A l u m i n u m Ha n d r a i l Me t a l T r i m a t D e c k Co n c r e t e L i n t e l Be n c h T y p e Sh a d i n g D e v i c e a n d W i n d o w s Ar c h i t e c t u r a l A l u m i n u m H a n d r a i l St a n d O f f R a i s e d M e t a l A d d r e s s Co n c r e t e L i n t e l Tr a s h B i n T y p e Pl a n t e r B o x T y p e Po w d e r C o a t e d S t e e l Attachment 3 ARC1 - 28 A1 0 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 CO L O R A N D M A T E R I A L S Ce m e n t S t u c c o La H a b r a Eg g s h e l l St o r e f r o n t Po w d e r C o a t e d Bl a c k G r e y RA L 7 0 2 1 Me t a l Pa i n t e d Gi l b r a l t a r SW 6 2 5 7 Me t a l Pa i n t e d Tr i c o r n B l a c k SW 6 2 5 8 Ce m e n t S t u c c o Pa i n t e d Re p o s e G r a y SW 7 0 1 5 Li n t e l , C o r n i c e & B u l k h e a d s Pr e - M a u n f a c t u r e d Le n t e l s a n d C o r n i c e Ce m e n t S t u c c o T r i m Pa i n t e d Bl a c k F o x SW 7 0 2 0 Br i c k V e n e e r Mc N e a r Ca s c a d a Ce m e n t S t u c c o Pa i n t e d Do v e t a i l SW 7 0 1 8 Attachment 3 ARC1 - 29 A1 1 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 PR O P O S E D S I G N S So u t h R e a r E l e v a t i o n Al l o w a b l e S i g n S t a t i s t i c s Zoni n g C D Si g n T y p e A l l o w e d A l l To t a l N u m b e r A l l o w e d 4 / T e n a n t S p a c e Ma x C u m u l a t i v e A r e a 2 0 0 S . F . / T e n a n t Te n a n t 2 Te n a n t 1 SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 No r t h M a r s h S t r e e t E l e v a t i o n Ra i s e d C h a n n e l L e t t e r & L o g o ( T 1 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Ra i s e d C h a n n e l L e t t e r & L o g o ( T 1 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Ra i s e d C h a n n e l L e t t e r & L o g o ( T 1 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Ra i s e d C h a n n e l L e t t e r & L o g o ( T 1 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Ra i s e d C h a n n e l L e t t e r & L o g o ( T 2 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Ra i s e d C h a n n e l L e t t e r & L o g o ( R e s i d e n t i a l ) Ar e a ( 2 x 8 ) = 1 6 S . F . Wa l l M o u n t e d S i g n ( T 2 ) Ra i s e d C h a n n e l L e t t e r & L o g o Ar e a ( 2 x 1 0 ) = 2 0 S . F . Wa l l M o u n t e d S i g n ( O p t i o n a l O f fi c e ) Ra i s e d C h a n n e l L e t t e r & L o g o Ar e a ( 2 x 1 0 ) = 2 0 S . F . Wa l l M o u n t e d S i g n ( O p t i o n a l O f fi c e ) Ra i s e d C h a n n e l L e t t e r & L o g o Ar e a ( 4 X 6 ) = 2 4 S . F . Te n a n t 1 T e n a n t 2 Of fi c e Te n a n t (O p t i o n a l ) Ra i s e d C h a n n e l L e t t e r & L o g o ( T 2 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Attachment 3 ARC1 - 30 A1 2 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 PR O P O S E D S I G N S Pr o p o s e d S i g n S t a t i s t i c s 4’-0” HEIGHT 3’ - 0 ” W I D T H Te n a n t 1 Ra i s e d C h a n n e l S i g n s 4 = 4 8 S . F . Wa l l S i g n s 1 = 1 2 S . F . Cu m u l a t i v e A r e a o f S i g n : 5 6 S . F . < 2 0 0 S . F . Te n a n t 2 Ra i s e d C h a n n e l S i g n s 2 = 2 4 S . F . Wa l l S i g n s 2 = 3 2 S . F . Cu m u l a t i v e A r e a o f S i g n : 5 6 S . F . < 2 0 0 S . F . Of fi c e T e n a n t ( O p t i o n a l ) Wa l l S i g n s 2 = 4 4 S . F . Cu m u l a t i v e A r e a o f S i g n : 4 4 S . F . < 2 0 0 S . F . Re s i d e n t i a l E n t r y S i g n Aw n i n g S i g n 1 = 1 6 S . F . Cu m u l a t i v e A r e a o f S i g n : 1 6 S . F . < 2 0 0 S . F . Mo n u m e n t S i g n s = 1 / F r o n t a g e Mo n u m e n t S i g n s 2 = 1 2 S . F . Ar e a o f S i g n s : 1 2 S . F . = 1 2 S . F . M A X . Br i c k V e n e e r B a s e Mc N e a r Sa n t i a g o Ca p s Pr e - M a u n f a c t u r e d Ca p s Ce m e n t S t u c c o B o d y Pa i n t e d Re p o s e G r a y S W 7 0 1 5 We s t S i d e E l e v a t i o n Br o a d S t r e e t E l e v a t i o n SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 Wa l l M o u n t e d L e t t e r & L o g o ( T 1 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Mo n u m e n t S i g n ( R e a r T e n a n t s ) Ar e a ( 3 x 4 ) = 1 2 S . F . Wa l l M o u n t e d L e t t e r & L o g o ( T 2 ) Ar e a ( 2 x 6 ) = 1 2 S . F . Mo n u m e n t S i g n ( R e a r T e n a n t s ) Ar e a ( 3 x 4 ) = 1 2 S . F . Mo n u m e n t S i g n M a t e r i a l s Attachment 3 ARC1 - 31 A1 3 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 Sa n L u i s O b i s p o C o m m u n i t y D e s i g n G u i d e l i n e s 4. 1 - G o a l s f o r D o w n t o w n D e s i g n – E x h i b i t A __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Ch a p t e r 4 - D o w n t o w n D e s i g n G u i d e l i n e s A m e n d e d N o v e m b e r 2 0 0 7 8 D. M a t e r i a l s a n d a r c h i t e c t u r a l d e t a i l s . W h i l e do w n t o w n b u i l d i n g s h a v e a v a r i e t y o f ma t e r i a l s a n d a r c h i t e c t u r a l d e t a i l s , s e v e r a l co n s i s t e n t t h e m e s i n t h e s e a s p e c t s o f d e s i g n in t h e d o w n t o w n h a v e h e l p e d t o d e f i n e i t s di s t i n c t i v e c h a r a c t e r . 1. F i n i s h m a t e r i a l s . T h e e x t e r i o r ma t e r i a l s o f d o w n t o w n b u i l d i n g s in v o l v e s e v e r a l a s p e c t s i n c l u d i n g co l o r , t e x t u r e , a n d m a t e r i a l s . Ma t e r i a l s w i t h i n t e g r a l c o l o r s u c h a s sm o o t h t r o w e l e d p l a s t e r , t i l e , s t o n e , an d b r i c k a r e e n c o u r a g e d . I f t h e bu i l d i n g ' s e x t e r i o r d e s i g n i s co m p l i c a t e d , w i t h m a n y d e s i g n fe a t u r e s , t h e w a l l t e x t u r e s h o u l d b e si m p l e a n d s u b d u e d . H o w e v e r , i f t h e bu i l d i n g d e s i g n i s s i m p l e ( p e r h a p s mo r e m o n o l i t h i c ) , a f i n e l y t e x t u r e d ma t e r i a l , s u c h a s p a t t e r n e d m a s o n r y , ca n g r e a t l y e n r i c h t h e b u i l d i n g ' s ov e r a l l c h a r a c t e r . Ma t e r i a l s s h o u l d c o m p l e m e n t t h o s e o n si g n i f i c a n t a d j a c e n t b u i l d i n g s . T h e fo l l o w i n g m a t e r i a l s a r e c o n s i d e r e d ap p r o p r i a t e f o r b u i l d i n g s w i t h i n t h e do w n t o w n . $ Ex t e r i o r p l a s t e r ( s m o o t h t r o w e l e d p r e f e r r e d ) $ Cu t s t o n e , r u s t i c a t e d b l o c k ( c a s t s t o n e ) , a n d p r e c a s t c o n c r e t e $ Ne w o r u s e d f a c e - b r i c k $ Ce r a m i c t i l e s ( b u l k h e a d o r c o r n i c e ) $ Cl a p b o a r d ( w h e r e a p p r o p r i a t e ) $ Gl a s s b l o c k ( t r a n s o m ) $ Cl e a r g l a s s w i n d o w s Th e f o l l o w i n g e x t e r i o r f i n i s h m a t e r i a l s a r e c o n s i d e r e d i n a p p r o p r i a t e i n t h e do w n t o w n a n d a r e d i s c o u r a g e d : $ Mi r r o r e d g l a s s a n d h e a v i l y t i n t e d g l a s s $ Wi n d o w s w i t h f a l s e d i v i s i o n s ( i . e . , a w i n d o w w h e r e t h e g l a s s c o n t i n u e s un i n t e r r u p t e d b e h i n d a s u r f a c e m o u n t e d m u l l i o n ) $ Vi n y l a n d a l u m i n u m s i d i n g $ Pa i n t e d o r b a k e d e n a m e l m e t a l a w n i n g s $ Ro u g h “ S p a n i s h l a c e ” s t u c c o f i n i s h $ Pl y w o o d s i d i n g $ Co r r u g a t e d s h e e t m e t a l Fi g u r e 4 - 8 – Q u a l i t y o f f i n i s h m a t e r i a l s . Sa n L u i s O b i s p o C o m m u n i t y D e s i g n G u i d e l i n e s 4. 1 - G o a l s f o r D o w n t o w n D e s i g n – E x h i b i t A __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Ch a p t e r 4 - D o w n t o w n D e s i g n G u i d e l i n e s A m e n d e d N o v e m b e r 2 0 0 7 6 C. F a ç a d e d e s i g n . N e w s t r u c t u r e s a n d r e m o d e l s s h o u l d p r o v i d e s t o r e f r o n t w i n d o w s , d o o r s , en t r i e s , t r a n s o m s , a w n i n g s , c o r n i c e t r e a t m e n t s a n d o t h e r a r c h i t e c t u r a l f e a t u r e s t h a t co m p l e m e n t e x i s t i n g s t r u c t u r e s , w i t h o u t c o p y i n g t h e i r a r c h i t e c t u r a l s t y l e . 1. O v e r a l l c h a r a c t e r . I n g e n e r a l , b u i l d i n g s s h o u l d h a v e e i t h e r f l a t o r s t e p p e d r o o f l i n e s wi t h p a r a p e t s , a n d e s s e n t i a l l y f l a t f a c a d e s . W a l l s w i t h r o u n d o r c u r v i l i n e a r l i n e s , o r la r g e p o i n t e d o r s l a n t e d r o o f l i n e s s h o u l d g e n e r a l l y b e a v o i d e d . 2. P r o p o r t i o n s i n r e l a t i o n t o c o n t e x t . B u i l d i n g s s h o u l d b e d e s i g n e d w i t h co n s i d e r a t i o n o f t h e c h a r a c t e r i s t i c p r o p o r t i o n s ( r e l a t i o n s h i p o f h e i g h t t o w i d t h ) o f ex i s t i n g a d j a c e n t f a c a d e s , a s w e l l a s t h e r h y t h m , p r o p o r t i o n , a n d s p a c i n g o f t h e i r ex i s t i n g d o o r a n d w i n d o w o p e n i n g s . 3. S t o r e f r o n t r h y t h m . A n e w b u i l d i n g f a c a d e t h a t i s p r o p o s e d t o b e m u c h " w i d e r " th a n t h e e x i s t i n g c h a r a c t e r i s t i c f a c a d e s o n t h e s t r e e t s h o u l d b e d i v i d e d i n t o a s e r i e s of b a y s o r c o m p o n e n t s , d e f i n e d b y c o l u m n s o r m a s o n r y p i e r s t h a t f r a m e w i n d o w s , do o r s a n d b u l k h e a d s . C r e a t i n g a n d r e i n f o r c i n g a f a c a d e r h y t h m h e l p s t i e t h e s t r e e t to g e t h e r v i s u a l l y a n d p r o v i d e s p e d e s t r i a n s w i t h f e a t u r e s t o m a r k t h e i r p r o g r e s s d o w n th e s t r e e t . Fi g u r e 4 - 6 – M a i n t a i n s t o r e f r o n t r h y t h m . 4. I n d i v i d u a l s t o r e f r o n t p r o p o r t i o n s . S t o r e f r o n t s s h o u l d n o t o v e r p o w e r t h e b u i l d i n g fa ç a d e , a n d s h o u l d b e c o n f i n e d t o t h e a r e a f r a m e d b y t h e s u p p o r t p i e r s a n d t h e l i n t e l ab o v e , c o n s i s t e n t w i t h c l a s s i c “ M a i n S t r e e t ” a r c h i t e c t u r e . 5. W a l l s u r f a c e s . W a l l s u r f a c e s , p a r t i c u l a r l y a t t h e s t r e e t l e v e l , s h o u l d b e v a r i e d a n d in t e r e s t i n g , r a t h e r t h a n u n b r o k e n a n d m o n o l i t h i c , b e c a u s e b l a n k w a l l s d i s c o u r a g e pe d e s t r i a n t r a f f i c . T h i s c a n b e a c h i e v e d i n a n u m b e r o f w a y s i n c l u d i n g : $ Di v i d i n g t h e f a c a d e i n t o a s e r i e s o f d i s p l a y w i n d o w s w i t h s m a l l e r p a n e s o f gl a s s ; DE S I G N G U I D E L I N E S C O M P L I A N C E Fa ç a d e d e s i g n . N e w s t r u c t u r e s a n d r e m o d e l s s h o u l d p r o v i d e s t o r e f r o n t w i n d o w s , d o o r s , en t r i e s , t r a n s o m s , a w n i n g s , c o r n i c e t r e a t m e n t s a n d o t h e r a r c h i t e c t u r a l f e a t u r e s t h a t com p l e m e n t e x i s t i n g s t r u c t u r e s , w i t h o u t c o p y i n g t h e i r a r c h i t e c t u r a l s t y l e . 1. Ove r a l l c h a r a c t e r . I n gen e r a l , b u i l d i n gs s h o u l d h a v e e i t h e r f l a t o r s t e p p e d r o o f l i n e s wi t h p a r a p e t s , a n d e s s e n t i a l l y f l a t f a c a d e s . W a l l s w i t h r o u n d o r c u r v i l i n e a r l i n e s , o r lar g e p o i n t e d o r s l a n t e d r o o f l i nes s h o u l d g e n e r a l l y b e a v o i d e d . 1. F i n i sh m a t eri a l s. Th e ext eri or mat e r i a l s o f d o w n t o w n b u i l d i n gs inv o l v e s e v e r a l a s p e c t s i n c l u d i n g col o r , t e x t u r e , a n d m a t e r i a l s . Ma t e r i a l s w i t h i n t e gra l c o l o r s u c h a s smo o t h t r o w e l e d pla s t e r , t i l e , s t o n e , an d b r i c k a r e e n c o u r a ged . I f t h e bu i l d i n g ' s e x t e r i o r d e s i g n i s com p l i c a t e d , w i t h m a n y d e s i g n fe a t u r e s , t h e w a l l t e x t u r e s h o u l d b e sim p l e a n d s u b d u e d . H o w e v e r , i f t h e bu i l d i n g d e s i g n i s s i m p l e ( p e r h a p s mor e m o n o l i t h i c ) , a f i n e l y t e x t u r e d mat e r i a l , s u c h a s p a t t e r n e d m a s o n r y , can g r e a t l y e n r i c h t h e b u i l d i n g ' s ove r a l l c h a r a c t e r . Ma t e r i a l s s h o u l d c o m p l e m e n t t h o s e o n sig n i f i c a n t a d j a c e n t b u i l d i n g s . T h e fo l l o w i n g m a t e r i a l s a r e c o n s i d e r e d ap p r o p r i a t e f o r b u i l d i n g s w i t h i n t h e do w nt ow n. $ Ex t e r i o r p l a s t e r ( s m o o t h t r o w e l e d p r e f e r r e d ) $ Cut s t o n e , r u s t i c a t e d b l o c k ( c a s t s t o n e ) , a n d p r e c a s t c o n c r e t e $ Ne w or us e d f a ce -bri ck $ Cle a r gla s s w i n d o w s 3. S t o r e f r o n t r h yth m . A n e w b u i l d i n g f a c a d e t h a t i s p r o p o s e d t o b e m u c h " w i d e r " tha n t h e e x i s t i n g c h a r a c t e r i s t i c f a c a d e s o n the str ee t shou ld be divide d i n t o a se ri es of b a y s o r c o m p o n e n t s , d e f i n e d b y c o l u mns o r m a s o n r y p i e r s t h a t f r a m e w i n d o w s , do o r s a n d b u l k h e a d s . C r e a t i n g a n d r e i n f o r c ing a f a c a d e r h yth m h e l p s t i e t h e s t r e e t toget h e r v i s u a l l y a n d p r o v i d e s p e d e s t r i a n s w i t h f e a t u r e s t o m a r k t h e i r p r o gre s s d o w n the str ee t. 5. Wal l s u r f a c e s . W a l l s u r f a c e s , p a r t i c u l a r l y a t t h e s t r e e t l e v e l , s h o u l d b e v a r i e d a n d int e r e s t i n g, r a t h e r t h a n u n b r o k e n a n d mon o l i t h i c , b e c a u s e b l a n k w a l l s d i s c o u r a ge pe d e s t r i a n t r a f f i c . T h i s c a n b e a c h i e v e d i n a n u m b e r o f w a y s i n c l u d i n g : $ Di v i d i n g t h e f a c a d e i n t o a s e r i e s o f d i s p l a y w i n d o w s w i t h s m a l l e r p a n e s o f gla s s ; Sa n L u i s O b i s p o C o m m u n i t y D e s i g n G u i d e l i n e s 4. 1 - G o a l s f o r D o w n t o w n D e s i g n – E x h i b i t A __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Ch a p t e r 4 - D o w n t o w n D e s i g n G u i d e l i n e s A m e n d e d N o v e m b e r 2 0 0 7 2 c. F o r n e w p r o j e c t s a d j a c e n t t o b u i l d i n g s i n c l u d e d o n t h e C i t y ’ s I n v e n t o r y o f Hi s t o r i c R e s o u r c e s t h e r e s h a l l b e a h e i g h t e n e d s e n s i t i v i t y t o t h e m a s s a n d s c a l e o f th e s i g n i f i c a n t b u i l d i n g s . d. T h e p r o j e c t p r o v i d e s u p p e r s t o r y s e t b a c k s f r o m t h e f r o n t b u i l d i n g f a ç a d e a l o n g th e s t r e e t c o n s i s t e n t w i t h L U E P o l i c y 4 . 1 6 . 4 . P o r t i o n s o f t h e b u i l d i n g a b o v e 5 0 fe e t s h o u l d b e s e t b a c k s u f f i c i e n t l y s o t h a t t h e s e u p p e r b u i l d i n g w a l l s a r e n o t vi s i b l e t o p e d e s t r i a n s o n t h e s i d e w a l k a l o n g t h e b u i l d i n g ’ s f r o n t a g e ( s e e F i g u r e 4 - 3) . 2. N e w b u i l d i n g s s h a l l n o t o b s t r u c t v i e w s f r o m , o r s u n l i g h t t o , p u b l i c l y - o w n e d g a t h e r i n g pl a c e s i n c l u d i n g , b u t n o t l i m i t e d t o , M i s s i o n P l a z a , t h e J a c k H o u s e g a r d e n s , a n d Y C L C Ch e n g P a r k . I n t h e s e l o c a t i o n s , n e w b u i l d i n g s s h a l l r e s p e c t v i e w s o f t h e h i l l s , f r a m i n g ra t h e r t h a n o b s c u r i n g th e m . 3. N e w b u i l d i n g s s h o u l d no t s h a d e t h e n o r t h e r l y si d e w a l k o f M a r s h , Hi g u e r a o r M o n t e r e y St r e e t s a t n o o n o n De c e m b e r 2 1 st . In f o r m a t i o n de m o n s t r a t i n g t h i s ob j e c t i v e s h a l l ac c o m p a n y a l l ap p l i c a t i o n s f o r ar c h i t e c t u r a l r e v i e w a s de t a i l e d o n a p p l i c a t i o n ch e c k l i s t s . Th e C i t y ’ s G e n e r a l P l a n L a n d U s e E l e m e n t i n c l u d e s p o l i c i e s t h a t e x p l i c i t l y c a l l f o r u p p e r f l o o r se t b a c k s f o r d o w n t o w n b u i l d i n g s . S p e c i f i c a l l y : x Po l i c y 4 . 1 6 . 4 i s i n t e n d e d t o i n s u r e t h a t n e w b u i l d i n g s f i t w i t h i n t h e c o n t e x t a n d sc a l e o f e x i s t i n g d e v e l o p m e n t . T h e p o l ic y s a y s n e w b u i l d i n g s “ s h o u l d b e s e t ba c k a b o v e t h e s e c o n d o r t h i r d l e v e l t o m a i n t a i n a s t r e e t f a ç a d e t h a t i s c o n s i s t e n t wi t h t h e h i s t o r i c p a t t e r n o f d e v e l o p m e n t . ” x Po l i c y 4 . 5 s a y s t h a t “ n e w b u i l d i n g s s h o u l d n o t o b s t r u c t s u n l i g h t f r o m r e a c h i n g si d e w a l k s o n t h e n o r t h w e s t s i d e o f M a r s h s t r e e t , H i g u e r a S t r e e t a n d M o n t e r e y St r e e t a t n o o n o n t h e w i n t e r s o l s t i c e . ” x Po l i c y 4 . 1 3 s a y s t h a t n e w b u i l d i n g s “ n e a r b y p u b l i c l y - o w n e d g a t h e r i n g s p a c e s su c h a s M i s s i o n P l a z a … s h a l l r e s p e c t v i e w s o f t h e h i l l s , f r a m i n g r a t h e r t h a n ob s c u r i n g t h e m . Th e o b j e c t i v e s e m b o d i e d i n t h e s e p o l i c i e s a r e ab l e t o b e r e a l i z e d t h r o u g h a p p r o p r i a t e b u i l d i n g se t b a c k s . T h e p o l i c i e s a r e i m p l e m e n t e d b y D e s i g n G u id e l i n e s S e c t i o n 4 . 2 . B a nd a r e f u r t h e r i l l u s t r a t e d by F i g u r e s 4 - 1 , 4 - 2 a n d 4 - 3 . T h e s e p o l i c i e s a n d g u i d e l i n e s w o r k t o g e t h e r t o i n s u r e t h a t s e t b a c k s a r e pr o v i d e d f o r u p p e r s t o r i e s , c o n s i s t e n t w i t h t h e G e n e r a l P l a n . Fi g u r e 4 - 1 – S o l a r a c c e s s a t t h e s i d e w a l k l e v e l . A l o n g M a r s h , Hi g u e r a a n d M o n t e r e y S t r e e t , u p p e r f l o o r s e t b a c k s m a y b e r e q u i r e d t o in s u r e s o l a r a c c e s s c o n s i s t e n t w i t h g u i d e l i n e 4 . 2 . B . 3 . Sa n L u i s O b i s p o C o m m u n i t y D e s i g n G u i d e l i n e s 4. 1 - G o a l s f o r D o w n t o w n D e s i g n – E x h i b i t A __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Ch a p t e r 4 - D o w n t o w n D e s i g n G u i d e l i n e s A m e n d e d N o v e m b e r 2 0 0 7 7 $ Co n s t r u c t i n g t h e f a c a d e w i t h s m a l l h u m a n s c a l e m a t e r i a l s s u c h a s b r i c k o r de c o r a t i v e t i l e a l o n g b u l k h e a d s ; $ Pr o v i d i n g t r a d i t i o n a l r e c e s s e d e n t r i e s ; a n d $ Ca r e f u l s i z i n g , p l a c e m e n t a n d o v e r a l l d e s i g n o f s i g n a g e . Fi g u r e 4 - 7 – D o w n t o w n b u i l d i n g d e s i g n e l e m e n t s . 6. D o o r w a y s . D o o r w a y s s h o u l d b e r e c e s s e d , a s d e s c r i b e d i n S e c t i o n D . 3 , b e l o w , a n d sh o w n i n F i g u r e 4 - 9 . 7. B u l k h e a d s . S t o r e f r o n t w i n d o w s s h o u l d n o t b e g i n a t t h e l e v e l o f t h e s i d e w a l k , b u t sh o u l d s i t a b o v e a b a s e , c o m m o n l y c a l l e d a “ b u l k h e a d , ” o f 1 8 t o 3 6 i n c h e s i n h e i g h t . Bu l k h e a d s s h o u l d b e d e s i g n e d a s p r o m i n e n t a n d v i s i b l e e l e m e n t s o f b u i l d i n g fa c a d e s , a n d s h o u l d b e t r e a t e d s e n s i t i v e l y t o e n s u r e c o m p a t i b i l i t y w i t h t h e o v e r a l l ap p e a r a n c e o f t h e b u i l d i n g . D e s i r a b l e m a t e r i a l s f o r b u l k h e a d f a c i n g i n c l u d e t h o s e al r e a d y c o m m o n i n t h e d o w n t o w n : o r n a m e n t a l g l a z e d t i l e i n d e e p r i c h h u e s , e i t h e r pl a i n o r w i t h M e d i t e r r a n e a n o r M e x i c a n p a t t e r n s ; d a r k o r l i g h t m a r b l e p a n e l s ; a n d pr e - c a s t c o n c r e t e . Pending Design Guideline Co n f o r m a n c e t o D o w n t o w n D e s i g n G u i d e l i n e s Ap p r o x . e d g e of s i d e w a l k o n no r t h e r l y M a r s h St r e e t Ex t e n t s o f B u i l d i n g sh a d o w Go o g l e S k e t c h u p So l a r S t u d y De c 2 1 s t @ N o o n Co r n i c e Wi n d o w L i n t e l Wi n d o w S i l l Tr a n s o m W i n d o w Di s p l a y W i n d o w Re v e a l Mu l t i P a n e d Gl a z i n g Si g n b o a r d (F a s c i a ) Re c e s s e d S t o r e F r o n t Bu l k h e a d Attachment 3 ARC1 - 32 A1 4 DA T E : N O V E M B E R 1 7 , 2 0 1 4 #2 0 1 4 0 0 2 CL E A R A N C E D I A G R A M SC A L E : 1 / 8 ” = 1 ’ - 0 ” 0 4 8 16 32 Attachment 3 ARC1 - 33 66 7 M A R S H S T R E E T | M F I L I M I T E D RE N D E R I N G F R O M M A R S H A N D B R O A D 9L H Z Attachment 4 ARC1 - 34 66 7 M A R S H S T R E E T | M F I L I M I T E D RE N D E R I N G F R O M M A R S H 9L H Z Attachment 4 ARC1 - 35 66 7 M A R S H S T R E E T | M F I L I M I T E D RE N D E R I N G F R O M B R O A D 9L H Z Attachment 4 ARC1 - 36 66 7 M A R S H S T R E E T | M F I L I M I T E D AE R I A L S I T E V I E W 9L H Z Attachment 4 ARC1 - 37 66 7 M A R S H S T R E E T | M F I L I M I T E D AE R I A L V I E W F R O M B R O A D 9L H Z Attachment 4 ARC1 - 38 66 7 M A R S H S T R E E T | M F I L I M I T E D AE R I A L V I E W F R O M M A R O T 9L H Z Attachment 4 ARC1 - 39 66 7 M A R S H S T R E E T | M F I L I M I T E D AE R I A L V I E W F R O M M A R O R T 9L H Z Attachment 4 ARC1 - 40 66 7 M A R S H S T R E E T | M F I L I M I T E D AE R I A L V I E W F R O M M A R A D I O M O 9L H Z Attachment 4 ARC1 - 41 MA R S H S T R E E T BROADSTREET CO M P A C T UP UP 35' - 4"5' - 0"50' - 0" 95 ' - 5 " 4' - 6 " 12 3 4 5 6 7 8 96 . 0 7 96 . 0 7 90.33 90.33 RE T A I L 1 , 7 0 2 S F RE T A I L 1 , 9 7 2 S F Ne w B u l b O u t Ne w P r o p e r t y L i n e Ex i s t i n g C u r b Tr a s h Ne w C u r b Me c h . / E l e c t . Bi k e S t o r a g e Be l o w S t a i r El e v a t o r Lo b b y Ex i s t i n g P r o p e r t y L i n e Gr o u n d F l o o r S t a t i s t i c s Re t a i l 1 : 1 , 7 0 2 S F Re t a i l 2 : 1 , 9 7 2 S F Gr o s s B u i l d i n g : 4 , 2 0 2 S F 1 2 Mo d i f i e d p l a n l i n e se t b a c k l i n e Attachment 5 ARC1 - 42 San Luis Obispo Community Design Guidelines 4.1 – Goals for Residential Project Design Chapter 4 - Downtown Design Guidelines The San Luis Obispo downtown is the heart of the community in several essential ways. The downtown is the city’s center for shopping, cultural, entertainment, social, and governmental activities. It is also the area that most strongly defines San Luis Obispo in its national reputation as a livable city, and in how residents and visitors describe San Luis Obispo to those who have not seen it. Many downtown buildings date from the late 19th and early 20th century. The plaza around historic Mission San Luis Obispo de Tolosa, including open portions of San Luis Obispo Creek, is the venue for a variety of special events. Nowhere in the city is design more important. 4.1 - Goals for Downtown Design The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial role in maintaining this character and vitality. Another principal goal of these guidelines is to implement the vision of the downtown Conceptual Physical Plan wherever feasible. 4.2 - Design and Development Guidelines A. Street orientation. Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas, courtyards, or outdoor eating areas. B. Height, scale. Multi-story buildings are desirable because they can provide opportunities for upper- floor offices and residential units1, and can increase the numbers of potential customers for ground floor retail uses, which assists in maintaining their viability. Multi-story buildings should be set back above the second or third level to maintain a street façade that is consistent with the historic pattern of development, maintaining the general similarity of building heights at the sidewalk edge. Different building heights may be appropriate as follows: 1. The height and scale of new buildings and alterations to existing buildings shall fit within the context and vertical scale of existing development and provide human scale and proportion. Some tools to achieve this include: a. In no case may the height of a building at the back of sidewalk exceed the width of the adjoining right-of-way (see Figure 4-2). b. New buildings that are significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions. 1 – One goal of the Housing Element of the General Plan is to encourage mixed use projects in the downtown that provide housing on upper floors above the commercial street frontage. c. For new projects adjacent to buildings included on the City’s Inventory of Historic Resources there shall be a heightened sensitivity to the mass and scale of the significant buildings. Attachment 6 ARC1 - 43 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 42 d. The project provides upper story setbacks from the front building façade along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the building’s frontage (see Figure 4-3). 2. New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them. 3. New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21st. Information demonstrating this objective shall accompany all applications for architectural review as detailed on application checklists. The City’s General Plan Land Use Element includes policies that explicitly call for upper floor setbacks for downtown buildings. Specifically: Policy 4.16.4 is intended to insure that new buildings fit within the context and scale of existing development. The policy says new buildings “should be set back above the second or third level to maintain a street façade that is consistent with the historic pattern of development.” Policy 4.5 says that “new buildings should not obstruct sunlight from reaching sidewalks on the northwest side of Marsh street, Higuera Street and Monterey Street at noon on the winter solstice.” Policy 4.13 says that new buildings “nearby publicly-owned gathering spaces such as Mission Plaza … shall respect views of the hills, framing rather than obscuring them. The objectives embodied in these policies are able to be realized through appropriate building setbacks. The policies are implemented by Design Guidelines Section 4.2.B and are further illustrated by Figures 4- 1, 4-2 and 4-3. These policies and guidelines work together to insure that setbacks are provided for upper stories, consistent with the General Plan. Figure 4-1 – Solar access at the sidewalk level. Along Marsh, Higuera and Monterey Street, upper floor setbacks may be required to insure solar access consistent with guideline 4.2.B.3. Attachment 6 ARC1 - 44 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 43 Figure 4-2 - Building Height to Street Width Ratio. This figure illustrates guideline 4.2.B.1.a. In this figure, ‘x’ is equal to the distance between the centerline of the street and the building face at the back of sidewalk (usually the property line). ‘Y’ is equal to the upper-floor setback (measured from the building face at the back of sidewalk to upper-level building faces as shown above). This guideline uses the width of the adjoining street to determine maximum height at the back of sidewalk and the minimum amount of setback required for upper-level building walls. Figure 4.3 - Visibility of Upper Stories from the Sidewalk. This figure illustrates guidelines 4.2.B.1.d. and provides guidance on the amount of setback suggested for upper floors, per the following examples: w × s p - 5.0 sidewalk width (w) = 12.0' primary height (p) 3550 10 2.7' 25 10.0'6.7' 40 16.0' setback = se c o n d a r y h e i g h t ( s ) In all cases, consistency with this guideline will be evaluated based on a sidewalk width of 12’. The table above provides examples of suggested setbacks for common primary building heights. The suggested setback will be based on the actual primary and secondary heights of the proposed building, which must fit within the context and scale of existing development. Primary building heights should maintain the general similarity of building heights at the sidewalk edge. Attachment 6 ARC1 - 45 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 44 4. Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses. Appropriate techniques to assure that tall buildings respect the context of their setting and provide an appropriate visual transition to adjacent structures include, but are not limited to: a. For large projects that occupy several lots, variable roof heights and architectural features that penetrate the roof plane are encouraged to diminish the mass and scale of the taller structure; Figure 4.4 – Articulated roofs. Articulated roofs should be used to provide interest and to diminish the mass and scale of taller buildings. b. Reinforce the established horizontal lines of facades in adjacent buildings; F i g u r e 4 . 5 – Figure 4.5 -- Horizontal lines. Reinforcing established horizontal lines is one way to provide a logical transition between adjacent buildings with different heights. c. Maintain the distinction between the first and upper floors by having a more transparent ground floor. On upper floors, consider using windows or other architectural features that will reinforce the typical rhythm of upper story windows found on traditional commercial buildings and provide architectural interest on all four sides of the building; Attachment 6 ARC1 - 46 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 45 d. Larger buildings (where frontages exceed 50 feet) should be clearly expressed at the street frontage by changing material or setback to respect the historic lot pattern and rhythm of downtown development; e. Abrupt changes in building heights and/or roof orientation should be diminished by offsets of building form and mass; f. Use roof overhangs, cornices, dentals, moldings, awnings, and other decorative features to decrease the vertical appearance of the walls; g. Use recesses and projections to visually divide building surfaces into smaller scale elements; h. Use color to visually reduce the size, bulk and scale of the building; i. Use planter walls and other pedestrian-oriented features on the ground floor such as windows, wall detailing, and public art. j. Consider the quality of natural and reflected light in public spaces within and around the project site and choose materials and colors to enhance lighting effects with respect to available solar exposure. 5. The following guidelines are established in recognition of the particular service demands of buildings downtown. Planning for the following considerations must be done early so that proposed building designs correctly depict final construction. a. Utility boxes for phone, cable, electricity, natural gas, information systems and/or other services should be located along service alleys, within the building, or in a sub-grade vault. b. Location of backflow prevention devices and the fire sprinkler riser must be identified on project plans submitted for Architectural Review and shall be located inside the building, consistent with County Health Department requirements. c. Minimum sidewalk width should be 8-feet clear of obstructions for pedestrians (furniture, news racks, street trees etc.) across 100% of the project frontage. Minor deviations may occur where necessary to preserve street trees, or where right-of-way limitations reduce available sidewalk width. While wider sidewalks are desirable, they may not be feasible in all locations where on-street parking, loading zones or travel lanes are determined to be a higher priority, and where building setbacks are considered architecturally incompatible. d. Service access to the building for loading and maintenance functions should not exceed 20% of the project frontage on any facing street. Attachment 6 ARC1 - 47 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 46 C. Façade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 1. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. 2. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings. 3. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. Figure 4-6 – Maintain storefront rhythm. 4. Individual storefront proportions. Storefronts should not overpower the building façade, and should be confined to the area framed by the support piers and the lintel above, consistent with classic “Main Street” architecture. 5. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This can be achieved in a number of ways including: a. Dividing the facade into a series of display windows with smaller panes of glass; b. Constructing the facade with small human scale materials such as brick or decorative tile along bulkheads; Attachment 6 ARC1 - 48 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 47 c. Providing traditional recessed entries; and d. Careful sizing, placement and overall design of signage. Figure 4-7 – Downtown building design elements. 6. Doorways. Doorways should be recessed, as described in Section D.3, below, and shown in Figure 4-9. 7. Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a “bulkhead,” of 18 to 36 inches in height. Bulkheads should be designed as prominent and visible elements of building facades, and should be treated sensitively to ensure compatibility with the overall appearance of the building. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete. Attachment 6 ARC1 - 49 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 48 D. Materials and architectural details. While downtown buildings have a variety of materials and architectural details, several consistent themes in these aspects of design in the downtown have helped to define its distinctive character. 1. Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. The following materials are considered appropriate for buildings within the downtown. Exterior plaster (smooth troweled preferred) Cut stone, rusticated block (cast stone), and precast concrete New or used face-brick Ceramic tiles (bulkhead or cornice) Clapboard (where appropriate) Glass block (transom) Clear glass windows The following exterior finish materials are considered inappropriate in the downtown and are discouraged: Mirrored glass and heavily tinted glass Windows with false divisions (i.e., a window where the glass continues uninterrupted behind a surface mounted mullion) Vinyl and aluminum siding Painted or baked enamel metal awnings Rough “Spanish lace” stucco finish Plywood siding Corrugated sheet metal Corrugated fiberglass Split face concrete block Exposed concrete block without integral color Figure 4-8 – Quality of finish materials. Attachment 6 ARC1 - 50 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 49 2. Remodeling. Storefront remodeling often covers original decorative details, or retains them only as visual “leftovers.” Existing details should not be wasted in remodeling efforts. If enough remain, they can be restored as part of the original design. If only a few remain, they can be incorporated as design features in a new storefront. In either case, the design of changes to a façade should grow out of the remaining traditional details and create a harmonious background that emphasizes those details. 3. Doorways. Doors and storefront systems should be of materials and have details and ornament appropriate to the building wall materials (for example, an older brick building would more appropriately have wood and glass doors with brass fittings than aluminum-framed doors). See Figure 4-9. a. Storefront entrance doors should be recessed within the building façade to provide an area for pedestrians to transition from the interior space to the public sidewalk. The appropriate depth of the recess will depend upon the storefront design and available space, but should be at least the width of the entrance door. b. Doors themselves should be primarily of glass, to avoid conflicts between entering and exiting patrons. c. Door and entry designs and materials should be compatible with the other storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials common in the downtown, while indoor/outdoor carpeting and wood planking are inappropriate materials. 4. Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensive blank walls do not. a. When windows are added or changed, it is important that the design be compatible with the themes common on the same block. b. Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged. c. Permanent, fixed security grates or grilles in front of windows are not permitted. Any necessary security grilles should be placed inside, behind the window display area. Figure 4-9 – A quality doorway for upper floor uses Attachment 6 ARC1 - 51 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 50 d. Traditional storefront transom windows should be retained whenever feasible. If the ceiling inside the structure has been lowered, the ceiling should be stepped up to meet the transom so that light will penetrate the interior of the building. e. Existing windows should be maintained, and not "walled-in" or darkened to provide more interior wall or storage space. 5. Awnings. Awnings should be retained and/or incorporated where feasible and compatible with the storefront. a. Where the facade of a commercial building is divided into distinct bays (sections defined by vertical architectural elements, such as masonry piers), awnings should be placed within the vertical elements rather than overlapping them. The awning design should respond to the scale, proportion and rhythm created by the bay elements and fit into the space created by the bay. b. Awning shape should relate to the window or door opening. Barrel-shaped awnings should be used to complement arched windows while square awnings should be used on rectangular windows. See Figure 4-10. c. Awnings may not be internally illuminated. d. Awnings can be either fixed or retractable. e. The materials and color of awnings need to be carefully chosen. The use of second floor awnings shall be coordinated with lower storefront awnings. Canvas is the most appropriate material for awnings. Metal, plastic (vinyl), or other glossy materials are not appropriate. f. Awnings should be functional and at least four feet wide. g. A single building face with multiple tenants should use consistent awning design and color on each building floor, unless the building architecture differentiates the separate tenancies. See Figure 4-11. Figure 4-10 – Awning shape relates to opening Attachment 6 ARC1 - 52 San Luis Obispo Community Design Guidelines 4.2 – Design and Development Guidelines Chapter 4 – Downtown Design Guidelines June 2010 51 Figure 4.11 – Same awning style on upper and lower floors 6. Other details. A number of other details should be incorporated into exterior building design to add a degree of visual richness and interest while meeting functional needs. These details include such items as: a. Light fixtures, wall mounted or hung with decorative metal brackets b. Metal grillwork, at vent openings or as decorative features at windows, doorways or gates c. Decorative scuppers, catches and down-spouts, preferably of copper d. Balconies, rails, finials, corbels, plaques, etc. e. Flag or banner pole brackets. f. Crafted artworks. E. Public spaces, plazas and courtyards. Public spaces on downtown sites should be designed as extensions of the public sidewalk by providing pedestrian amenities such as benches and fountains, and by continuing the pavement treatment of the sidewalk. a. Plazas and courtyards are encouraged within the downtown. b. Primary access to public plazas and courtyards should be from the street; secondary access may be from retail shops, restaurants, offices, and other uses. c. Shade trees or architectural elements that provide shelter and relief from direct sunlight should be provided. d. Courtyards should be buffered from parking areas or drive aisles by low walls, landscaping, or other features to clearly define the edges of the pedestrian space. e. Ample seating should be provided. f. Bicycle parking should be provided. Attachment 6 ARC1 - 53 © Sh e e t N u m b e r Sh e e t T i t l e Re v i s i o n s Co n s u l t a n t Dra w n B y : Co m m . N o . : PIC / A I C : Pr o j e c t T i t l e Da t e : Do c u m e n t P h a s e : Ch e c k e d B y : 86 6 5 H a y d e n P l a c e Cu l v e r C i t y , C A 9 0 2 3 2 Te l : 3 1 0 8 9 5 2 2 0 0 Fa x : 3 1 0 8 9 5 2 1 9 9 ww w . c u n i n g h a m . c o m ®Cu n i n g h a m G r o u p Ar c h i t e c t u r e , I n c . Cop y r i g h t by C u n i n g h a m G r o u p A r c h i t e c t u r e , I n c . ( A l l R i g h t s R e s e r v e d ) 6/26/201311:56:19AMC:\RevitLocal\05-0542-2a_2b_jsanchez.rvt 06 / 2 0 / 2 0 1 3 05 - 0 5 4 2 MH A JV W Ga r d e n S t r e e t T e r r a c e s _ S c h e m e 1 Bu i l d i n g S e c t i o n s A. 8 PR E L I M I N A R Y NO T F O R CO N S T R U C T I O N No . D a t e D e s c r i p t i o n Bu i l d i n g S e c t i o n s Da t e : 0 8 - 0 8 - 2 0 1 3 Dr a w n B y : M J H FF H o t e l - L e v e l 1 Le v e l 2 Le v e l 3 Le v e l 4 Ro o f A B C D F H G E T/S l a b V a l e t T/S l a b C o u r t Re t a i l B .46' - 2" Fla t 0 2 Fla t 0 5 Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m H o t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m All o w e d M a x . H e i g h t Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m H o t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m .14' - 8"10' - 6"10' - 6"10' - 6" Fu n c t i o n / M e e t i n g S p a c e Lo b b y PA R K I N G TE R R A C E Po o l L e v e l Pa r k i n g L e v e l Br o a d S t r e e t Ga r d e n S t r e e t Le v e l 2 Le v e l 3 Le v e l 4 1 2 3 4 7 8 5 FF R e t a i l T/S l a b V a l e t T/S l a b C o u r t Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m All o w e d M a x . H e i g h t Ho t e l R o o m Ho t e l R o o m Ho t e l R o o m Re t a i l A PA R K I N G 10' - 6"10' - 6"10' - 6".13' - 8" Po o l L e v e l 6 12' - 6"4' - 0"10' - 6"10' - 6".13' - 10" Pa r k i n g L e v e l A.7 1 / 1 6 " = 1 ' - 0 " 1 Se c t i o n 1 A.7 1 / 1 6 " = 1 ' - 0 " 2 Se c t i o n 3 A. 6 Bu i l d i n g H e i g h t 51 ’ - 4 ” Bu i l d i n g H e i g h t 51 ’ - 4 ” 0' 32 ' 16 ' 8' 0' 32 ' 16 ' 8' Attachment 7 ARC1 - 54 © Sh e e t N u m b e r Sh e e t T i t l e Re v i s i o n s Co n s u l t a n t Dra w n B y : Co m m . N o . : PIC / A I C : Pr o j e c t T i t l e Da t e : Do c u m e n t P h a s e : Ch e c k e d B y : 86 6 5 H a y d e n P l a c e Cu l v e r C i t y , C A 9 0 2 3 2 Te l : 3 1 0 8 9 5 2 2 0 0 Fa x : 3 1 0 8 9 5 2 1 9 9 ww w . c u n i n g h a m . c o m ®Cu n i n g h a m G r o u p Ar c h i t e c t u r e , I n c . Cop y r i g h t by C u n i n g h a m G r o u p A r c h i t e c t u r e , I n c . ( A l l R i g h t s R e s e r v e d ) 6/26/201311:56:19AMC:\RevitLocal\05-0542-2a_2b_jsanchez.rvt 06 / 2 0 / 2 0 1 3 05 - 0 5 4 2 MH A JV W Ga r d e n S t r e e t T e r r a c e s _ S c h e m e 1 Bu i l d i n g S e c t i o n s A. 8 PR E L I M I N A R Y NO T F O R CO N S T R U C T I O N No . D a t e D e s c r i p t i o n Bu i l d i n g S e c t i o n s Da t e : 0 8 - 0 8 - 2 0 1 3 Dr a w n B y : M J H G G, 5 6, D A9 M O1 E EN L A R G E D G A R D E N S T R E E T E L E V A T I O N EN L A R G E D M A R S H S T R E E T E L E V A T I O N 3 / 3 2 ” = 1 ’ - 0 ” 3 / 3 2 ” = 1 ’ - 0 ” 1 - EX T E R I O R C E M E N T P L A S T E R 2 - B R I C K 3 - S L O P E D T I L E R O O F I N G 4 - S T A I N L E S S S T E E L C A B L E 5 - P A I N T E D S T E E L 6 - G L A S S 7 - W O O D S I D I N G 8 - A R T I F I C I A L W O O D 9 - C O M P O S I T E A C C E N T P A N E L A - EX I S T I N G B U I L D I N G F A C A D E T O R E M A I N B - S H A D I N G T R E L L I S C - B A L C O N Y D - G U A R D R A I L E - W I N D O W A N D F R A M E F - D O O R A N D F R A M E G - C A N O P Y H - A W N I N G J - V E G E T A T E D W A L L K - S E R V I C E D O O R L - I D E N T I F I C A T I O N S I G N A G E M - S T A I R N - M E C H A N I C A L E Q U I P M E N T S C R E E N O - T E X T U R A L T R E L L I S FE A T U R E L E G E N D FI N I S H L E G E N D 3HL C O A 5 6, D 9, M 2 A 5, C G A. 8 1 1 5, N 1 1 1 1 1 J 1 2 2 2 O F B El e v a t i o n s 0' 32 ' 16 ' 8' 0' 32 ' 16 ' 8' Attachment 7 ARC1 - 55 © Sh e e t N u m b e r Sh e e t T i t l e Re v i s i o n s Co n s u l t a n t Dra w n B y : Co m m . N o . : PIC / A I C : Pr o j e c t T i t l e Da t e : Do c u m e n t P h a s e : Ch e c k e d B y : 86 6 5 H a y d e n P l a c e Cu l v e r C i t y , C A 9 0 2 3 2 Te l : 3 1 0 8 9 5 2 2 0 0 Fa x : 3 1 0 8 9 5 2 1 9 9 ww w . c u n i n g h a m . c o m ®Cu n i n g h a m G r o u p Ar c h i t e c t u r e , I n c . Cop y r i g h t by C u n i n g h a m G r o u p A r c h i t e c t u r e , I n c . ( A l l R i g h t s R e s e r v e d ) 6/26/201311:56:19AMC:\RevitLocal\05-0542-2a_2b_jsanchez.rvt 06 / 2 0 / 2 0 1 3 05 - 0 5 4 2 MH A JV W Ga r d e n S t r e e t T e r r a c e s _ S c h e m e 1 Bu i l d i n g S e c t i o n s A. 8 PR E L I M I N A R Y NO T F O R CO N S T R U C T I O N No . D a t e D e s c r i p t i o n Bu i l d i n g S e c t i o n s Da t e : 0 8 - 0 8 - 2 0 1 3 Dr a w n B y : M J H 1J 7 A C, 4 C 9, M O 3 EN L A R G E D B R O A D S T R E E T E L E V A T I O N EN L A R G E D G A R D E N A L L E Y E L E V A T I O N 3 / 3 2 ” = 1 ’ - 0 ” 3 / 3 2 ” = 1 ’ - 0 ” O 5, N 2 A H 1 - EX T E R I O R C E M E N T P L A S T E R 2 - B R I C K 3 - S L O P E D T I L E R O O F I N G 4 - S T A I N L E S S S T E E L C A B L E 5 - P A I N T E D S T E E L 6 - G L A S S 7 - W O O D S I D I N G 8 - A R T I F I C I A L W O O D 9 - C O M P O S I T E A C C E N T P A N E L A - EX I S T I N G B U I L D I N G F A C A D E T O R E M A I N B - S H A D I N G T R E L L I S C - B A L C O N Y D - G U A R D R A I L E - W I N D O W A N D F R A M E F - D O O R A N D F R A M E G - C A N O P Y H - A W N I N G J - V E G E T A T E D W A L L K - S E R V I C E D O O R L - I D E N T I F I C A T I O N S I G N A G E M - S T A I R N - M E C H A N I C A L E Q U I P M E N T S C R E E N O - T E X T U R A L T R E L L I S FE A T U R E L E G E N D FI N I S H L E G E N D 5, N 3 O 2 7 J A. 9 1 1 1 1 2 2 B K K El e v a t i o n s 0' 32 ' 16 ' 8' 0' 32 ' 16 ' 8' Attachment 7 ARC1 - 56 © Sh e e t N u m b e r Sh e e t T i t l e Re v i s i o n s Co n s u l t a n t Dra w n B y : Co m m . N o . : PIC / A I C : Pr o j e c t T i t l e Da t e : Do c u m e n t P h a s e : Ch e c k e d B y : 86 6 5 H a y d e n P l a c e Cu l v e r C i t y , C A 9 0 2 3 2 Te l : 3 1 0 8 9 5 2 2 0 0 Fa x : 3 1 0 8 9 5 2 1 9 9 ww w . c u n i n g h a m . c o m ®Cu n i n g h a m G r o u p Ar c h i t e c t u r e , I n c . Cop y r i g h t by C u n i n g h a m G r o u p A r c h i t e c t u r e , I n c . ( A l l R i g h t s R e s e r v e d ) 6/26/201311:56:19AMC:\RevitLocal\05-0542-2a_2b_jsanchez.rvt 06 / 2 0 / 2 0 1 3 05 - 0 5 4 2 MH A JV W Ga r d e n S t r e e t T e r r a c e s _ S c h e m e 1 Bu i l d i n g S e c t i o n s A. 8 PR E L I M I N A R Y NO T F O R CO N S T R U C T I O N No . D a t e D e s c r i p t i o n Bu i l d i n g S e c t i o n s Da t e : 0 8 - 0 8 - 2 0 1 3 Dr a w n B y : M J H PE R S P E C T I V E V I E W R E N D E R I N G - B R O A D S T R E E T A N D M A R S H S T R E E T DE T A I L S G, H , I DE T A I L S J, K , L DE T A I L S M, N , O DE T A I L S P, Q , R DE T A I L S D, E , F DE T A I L S A, B , C A. 1 0 BR O A D S T R E E T MA R S H S T R E E T Pe r s p e c t i v e V i e w Attachment 7 ARC1 - 57 © Sh e e t N u m b e r Sh e e t T i t l e Re v i s i o n s Co n s u l t a n t Dra w n B y : Co m m . N o . : PIC / A I C : Pr o j e c t T i t l e Da t e : Do c u m e n t P h a s e : Ch e c k e d B y : 86 6 5 H a y d e n P l a c e Cu l v e r C i t y , C A 9 0 2 3 2 Te l : 3 1 0 8 9 5 2 2 0 0 Fa x : 3 1 0 8 9 5 2 1 9 9 ww w . c u n i n g h a m . c o m ®Cu n i n g h a m G r o u p Ar c h i t e c t u r e , I n c . Cop y r i g h t by C u n i n g h a m G r o u p A r c h i t e c t u r e , I n c . ( A l l R i g h t s R e s e r v e d ) 6/26/201311:56:19AMC:\RevitLocal\05-0542-2a_2b_jsanchez.rvt 06 / 2 0 / 2 0 1 3 05 - 0 5 4 2 MH A JV W Ga r d e n S t r e e t T e r r a c e s _ S c h e m e 1 Bu i l d i n g S e c t i o n s A. 8 PR E L I M I N A R Y NO T F O R CO N S T R U C T I O N No . D a t e D e s c r i p t i o n Bu i l d i n g S e c t i o n s Da t e : 0 8 - 0 8 - 2 0 1 3 Dr a w n B y : M J H PE R S P E C T I V E V I E W R E N D E R I N G - M A R S H S T R E E T A N D G A R D E N S T R E E T DE T A I L S S, T , U DE T A I L S V, W , X DE T A I L S A, B , C A. 1 1 MA R S H S T R E E T GA R D E N S T R E E T Pe r s p e c t i v e V i e w Attachment 7 ARC1 - 58