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05-02-16 Item 1- ARCH-1098-2015 (1301 Calle Joaquin)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued review of a four-story, 114-unit extended stay hotel and associated hotel amenities and Mitigated Negative Declaration of environmental review. PROJECT ADDRESS: 1301 Calle Joaquin BY: Shawna Scott, Contract Planner Rachel Cohen, Associate Planner Phone Number: 805-781-7574 Email: rcohen@slocity.org FILE NUMBER: ARCH-1098-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION Recommend that the Architectural Review Commission adopt the draft Resolution (Attachment 1), which approves the project, based on findings, and subject to conditions, and adopt the Mitigated Negative Declaration (Attachment 9). Staff recommends that the ARC continue review of the applicant’s proposed signage plan based on the applicant’s response to directional items specific to signage, and Staff’s subsequent review. Staff recommends that the ARC review the preliminary signage plan, and provide direction to staff and applicant for either further review by the ARC or the Planning Director. SITE DATA Applicant Intermountain Management, LLC; Myhre Group Architects Representative Tim Walters, RRM Design Group Submittal Date March 19, 2015 Complete Date August 5, 2015 Zoning C-T-SF General Plan Tourist Commercial Site Area 2.84 acres Environmental Status Mitigated Negative Declaration recommended for adoption (circulated for public review August 22, 2015). SUMMARY Meeting Date: May 2, 2016 Item Number: 1 ARC1 - 1 ARCH-1098-2015 (1301 Calle Joaquin) Page 2 The City has received an application for Architectural Review of a 69,293-square foot, four-story, 114-unit extended stay hotel. The ARC conceptually reviewed the project on July 7, 2014, and provided 14 directional items (refer to Attachment 8). The applicant responded to the ARC’s directional items, and the ARC continued review of the project on October 5, 2015 (refer to Attachment 7). Based on ARC’s review of the project, and consideration of public comment regarding the project, 10 directional items were provided for the applicant. Staff has reviewed the applicant’s resubmittal, which includes revised elevations and architectural renderings, revised landscaping plan, and an updated shading study (Attachment 3). In addition, third-party photo- simulations and a shading study were prepared (Attachment 5). Staff finds that the revised plans and supporting information generally comply with ARC direction as well as the City’s Community Design Guidelines, and applicable City regulations, and is recommending approval. Staff has prepared an Initial Study, which resulted in a Mitigated Negative Declaration, and staff is recommending adoption of the Mitigated Negative Declaration. 1.0 COMMISSION’S PURVIEW The ARC continued the project on October 5, 2015, and provided 10 directional items (discussed in section 3.0 below). The ARC’s role is to review the applicant’s response to ARC direction and the response’s consistency with the Community Design Guidelines and applicable City standards. The ARC is also tasked with the review and adoption of the project’s environmental document, in this case a Mitigated Negative Declaration. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site is currently vacant and is located within the Tourist Commercial zone within the Calle Joaquin Auto Sales Special Focus area (C-T-SF), per the General Plan Land Use Element 1. The parcel was created by a previous subdivision, was graded, and supports drainage easements. The nearly level project site does not support any significant vegetation and no trees are present. The project site is bordered to the southeast by Calle Joaquin Road and U.S. Highway 101. 1 Special Focus Areas are defined in the Land Use Element as areas that present opportunities to develop customized land use approaches or special design implementation to enhance their appearance and achieve their respective development potential. Site Size 2.84 acres Present Use & Development Vacant Land Use Designation Tourist Commercial Access Calle Joaquin Road Surrounding Use/Zoning Northwest: C-R, C/OS-20 & C-S-PD; vacant, auto dealerships, Prefumo Creek Commons Northeast: C-T-SF & C/OS-20; vacant, City Farm Southwest: C-T-SF, C-S, & C-S-S; vacant, auto dealerships, Motel 6, Bear Valley Center, AAA Insurance Center, America’s Tire Southeast: C/OS-20; Calle Joaquin, U.S. Highway 101, Bob Jones bike path (southeast of U.S. Highway 101) ARC1 - 2 ARCH-1098-2015 (1301 Calle Joaquin) Page 3 2.2 Project Description 1) Site Plan The project consists of a 69,293-square foot, four-story, 114-unit extended-stay hotel on a 2.84-acre parcel accessed from Calle Joaquin. The structure is setback approximately 90 feet from the edge of Calle Joaquin, and separated by landscaping and parking areas (refer to Attachment 3, Revised Project Plans, prepared by Mhyre Group Architects and dated February 10, 2016). 2) Building Layout The building footprint will be 18,390 square feet, and hotel room types will include: a. studio and accessible studio (40 units); b. double queen and accessible double queen (54 units); c. one bedroom and accessible one bedroom (13 units); and d. two bedrooms and accessible bedrooms (7 units). Hotel amenities would include: a. outdoor swimming pool, fire pits, and barbeque patio within an approximately 5,000- square foot fenced enclosure; b. guest laundry room; c. fitness room; d. breakfast buffet room with tables and serving areas and breakfast patio; and e. meeting/multi-purpose room. 3) Architectural Features, Materials and Colors Proposed building includes the following architectural features, materials and colors: a. an extended, generally rectangular form that includes wall offsets along all elevations, and covered entryways; b. stucco-finished walls in varying muted colors (tans and greens); c. stone veneer; d. flat roofing of varying heights with fiberglass cornice and metal parapet cap; e. aluminum framed windows with varying pane sizing and framing; and f. wood framed canopy and trellises stained to match the window frames and metal cornice. 4) Signage Refer to section 3.3.3 (Signage and Flags). 5) Parking and Hardscape 117 parking spaces would be located along the northwestern, northeastern, and eastern sides of the building (refer to Table 1 below). The parking lot would consist of asphalt paving, and permeable pavement parking stalls. 6) Landscaping The project includes 48,455 square feet of landscaped area. Landscaping includes: a variety of trees (ranging in height from 20 to 80 feet at maturity); shrubs and groundcover; turf areas; shade-tolerant shrubs; and bio-infiltration and vegetated swales. The landscaping plan incorporates predominantly native, drought-tolerant species (Attachment 3, sheet L1). ARC1 - 3 ARCH-1098-2015 (1301 Calle Joaquin) Page 4 Table 1: Zoning Regulations Item Proposed 1 Ordinance Standard 2 Setbacks 18-foot street yard 10-foot street yard Max. Height of Structure 45 feet 45 feet Max. Height of Fence/Wall Combined retaining wall (3 feet) and noise wall (6 feet above ground elevation) 6 feet (within side yard) 8 feet (outside yard) 9 feet (measured from lower side) Building Coverage 15 percent 75 percent Parking Spaces 117 vehicular spaces 6 motorcycle spaces 8 bicycle spaces 118 vehicular spaces 6 motorcycle spaces 8 bicycle spaces Notes: 1. Applicant’s project plans 2. City Zoning Regulations 3.0 PROJECT ANALYSIS 3.1 ARC Directional Items On October 5, 2015, the ARC reviewed the project plans, and provided 10 directional items to be incorporated into plans submitted for final approval (Attachment 3, Sheets A1, A2, A3, A4, A5, and L1). The paragraphs below identify the directional items and the applicant’s response and staff’s analysis of the applicant’s submittal. Directional Item #1: Contact and work with Central Coast Grown, City Farm-San Luis Obispo to provide their site plan within the project plans for consideration of adjacent farming activities (e.g. tractor routes, dirt roads, structures, and etc.). Response to Directional Item #1: The applicant contacted Central Coast Grown, and met representative Steven Marx on November 18th, 2015. At that time, the applicant presented their findings regarding the projected shadow impact on the City Farm, located approximately 300 feet to the north of the hotel’s north elevation. Following the meeting, the applicant toured the City Farm with Mr. Marx, and learned about additional future plans including a planned farm stand, pergola, and school program. Following the meeting, Mr. Marx summarized the meeting in an email (refer to Attachment 6). At the initial meeting, Mr. Marx requested that a third-party consultant conduct a shading study, which was supported by the applicant, in addition to the third-party prepared photo-simulations requested by the ARC. Primary concerns expressed by Mr. Marx included the effects of the project on the City Farm and future farm stand including shading and changes to the existing views as seen from the City Farm. The applicant added the BMW dealership into their computer model and updated their shadow studies and animated visual simulations (refer to Attachment 3, Solar Study). In addition to the applicant-provided information, the City Farm was provided with the ARC1 - 4 ARCH-1098-2015 (1301 Calle Joaquin) Page 5 third-party photo-simulations and shading study (Attachment 5). Upon review of these materials, Mr. Marx noted that shading from the proposed structure would not be a problem for the City Farm. Mr. Marx continued to express concern regarding the photo- simulations, primarily focused on views as seen from the City Farm and proposed farmstand location. Conclusion: The applicant complied with this directional item by meeting with and continuing to coordinate with Mr. Marx regarding the proposed project and its effect on the City Farm. As noted above, previous concerns regarding shading on City Farm crops and orchards were addressed, as the shading studies did not show that the structure would adversely affect crop growth (refer to Attachment 3, Solar Study and Attachment 5, Shading Study). Staff finds that while the third-party prepared photo-simulations do not include a specific viewpoint from the City Farm, one of the viewpoints (Attachment 4, View 01), shows the southbound viewpoint from a location near Calle Joaquin Road and the City Farm. This view provides an approximately representative view that would be experienced by workers and visitors to the City Farm. As seen from the City Farm, the proposed project and the adjacent BMW dealership building would obscure views of the Irish Hills. Directional Item #2: Provide an additional shading analysis, which shall show shading on the winter solstice from sunrise to sunset. The shading analysis shall assess shading by both structural elements and landscape trees. Response to Directional Item #2: As shown in the applicant’s shading study (Attachment 3, Solar Study) the proposed hotel structure and adjacent BMW structure would cast a shadow on the southwest portion of the City Farm near Prefumo Creek on December 21 during early morning hours (7:30 AM/8:00 AM). The structure’s shadow would recede onto the project site by 9:00 AM. The applicant’s study assumes a flat region, and the structure in the study was created from the applicant’s computer modeled elevations. The tree line shown in the applicant’s shading study is based upon the revised landscape plan (Attachment 3, Sheet L1) and assumes trees at full maturity reaching 40- 45 feet in height. The applicant’s shadow study shows that both the proposed landscape trees would cast a shadow on a portion of the City Farm located to the northwest during morning hours on the winter solstice. Shadow studies were also provided by a third-party consultant (refer to Attachment 5, Shading Study). These shadow studies are consistent with the applicant’s modeling. As noted above, the City Farm reviewed this shading study and did not express concerns. The third-party consultant also studied the sun path on June 21, which demonstrates that shadows cast by the proposed hotel would have no impact on the City Farm on the summer solstice. Conclusion: Staff finds the submitted shadow studies addresses ARC’s directional item #2, and also resolve concerns identified by the City Farm by showing that the shading would not significantly affect crop production. Directional Item #3: Provide additional information on the landscaping plan, including the location of specific species, tree height at the time of initial planting and at maturity, and ARC1 - 5 ARCH-1098-2015 (1301 Calle Joaquin) Page 6 rate of growth (how many years to reach maturity). Consider including larger trees upon initial planting efforts. Contact Ron Combs, City Arborist, at (805) 781-7023, for additional information regarding species that would grow well and survive on the subject property. Response to Directional Item #3: The applicant’s original landscape plan dated July 24, 2015 identified the location, species, and height of proposed trees, and identified shrub and groundcover species (refer to Attachment 4, Sheet L1). The applicant’s Landscape Architect, Chris Dufour with RRM design, worked with the City Arborist, Ron Combs to provide an updated landscape plan, which includes tree species, spacing, location, initial planting box or gallon size, rate of growth, and height (refer to Attachment 3, Sheet L1). The plan shows shorter trees along the northern property line, at the request of the City and the ARC, to minimize shade impacts upon the City Farm. The revised landscape plan shows the use of 24-inch box and 15-gallon specimens, which range between 6 to 11 feet in height upon initial planting. The height of these trees at maturity (6 to 20 years, depending on the species) would range between 15 and 80 feet. The applicant intends to plant larger box trees, if available. Conclusion: The applicant’s revised landscape plan includes and addresses the information requested by the ARC, as identified in directional item #3, and incorporates information from the City Arborist regarding species that would grow well on the project site. Directional Item #4: Review and provide additional design modifications to address improving neighborhood compatibility, such as additional stepping down of the building (especially as the building approaches the City Farm), to provide a visual transition from the proposed project to neighboring properties, including current and anticipated future development. Response to Directional Item #4: The applicant reviewed this directional item, and responded that stepping the building down across the long elevation facing north would require the loss of 16 rooms, which would create a large economic impact to the performance of the hotel. The applicant generated an animation to study the change in impact from two different angles and concluded that this revision would not measurably improve the farm’s view toward the southern hills, particularly if or when a structure building is built between the hotel and the farm (i.e. proposed BMW dealership). The applicant’s visualizations indicate that a structure located on the lot between the proposed hotel and the City Farm would block some views of the hotel as seen from a close perspective. Viewpoints from the City Farm, approximately 200 feet from the City Farm’s southern boundary, would provide views of the hotel structure in addition to the ridgeline of the Irish Hills to the south. The applicant provided visual animations showing both a full and partial fourth floor , which do not show a significant change in the visual appearance of the hotel as seen from the City Farm, particularly due to the adjacent structure, which would block some views of the hotel when looking south. Comparative still shot views of the animations as seen from the City Farm are presented below. Figure 1 shows the full top floor, and Figure 2 shows the removal of approximately 16 rooms from the top floor on the northern facing side of the proposed hotel. The applicant will present the full visual animation during their presentation. ARC1 - 6 ARCH-1098-2015 (1301 Calle Joaquin) Page 7 Figure 1: Applicant visual of hotel with full top floor. Figure 2: Applicant visual of hotel with partial top floor. Conclusion: As noted above, while the applicant provided animated simulations showing the partial removal of the fourth floor (stepping down to the north), revised elevations were not provided as requested by the ARC and recommended by staff. The applicant notes that this change would create a significant economic impact on the project. The applicant has not sufficiently responded to directional item #4 and the ARC should discuss if the project should provide additional stepping and reduction in massing, particularly adjacent to the City Farm. Directional Item #5: Address neighborhood compatibility in regard to scale and massing, including existing and future development and improvements along Calle Joaquin and on the City Farm. Response to Directional Item #5: The four currently vacant lots on Calle Joaquin, including the project site, are zoned Commercial Tourism (C-T) zone with a Special Focus overlay permitting auto dealerships. The applicant’s study of pre-existing uses on C-T zoned properties in the City indicate that of the approximately 50 commercial lots ARC1 - 7 ARCH-1098-2015 (1301 Calle Joaquin) Page 8 zoned C-T, 29 are hotels and the remainder are generally small retail businesses. Given the current property values, it is reasonable to expect at least one of the remaining three developable lots proximate to the project site would support a hotel development. The applicant provided an exhibit showing these adjacent uses (two hotels, two auto dealerships) in largely conceptual, blocky form (Attachment 3, Compatibility Massing Study). It is anticipated that the height, massing, and scale of a conceptual second hotel would be similar to the proposed project given the dimensional standards and allowances in the zoning code. The auto dealership buildings are shown in the approximate center of each respective lot, and are assumed to be approximately 25 feet in height, and have a building footprint similar in size to existing auto dealerships located off of Los Osos Valley Road. Conclusion: Staff finds that the applicant has submitted materials addressing neighborhood compatibility in response to directional item #5, which presents a unique situation in that the land to the north and northwest currently consists of vacant land and agricultural crops and the land uses to the south and southwest consist of auto dealerships, a smaller-scale motel, retail tire business, and other commercial retail businesses. The scale and mass of proposed and potential future development on these C-T zoned lots are anticipated to be generally consistent with what is allowed in the Zoning Regulations, which will be different than the agriculturally-related uses and structures on the City Farm. The proposed BMW dealership to the north would provide some visual transition, due to the location and lower height of the structure. Directional Item #6: Provide articulation and openings, including potentially increasing the size of windows to break up the blank wall planes, especially the wall facing Calle Joaquin and the wall located toward the middle of the structure. Response to Directional Item #6: As shown in the submitted revised elevations, windows have been added to the blank wall planes that are formed by the steps in the building, and the size of the windows has been increased compared to the previously reviewed plans (refer to Attachment 3, Sheet A5, East and West Elevations). Comparative views of the East and West Elevations are shown in Figure 3 (July 2015) and Figure 4 (Revised January 2016) below. ARC1 - 8 ARCH-1098-2015 (1301 Calle Joaquin) Page 9 Figure 3: East and West Elevations, July 2015 Plans. Figure 4: East and West Elevations, Revised. Conclusion: Staff finds that the applicant has adequately responded to directional item #6 by providing additional and larger windows on the wall planes facing Calle Joaquin. Directional Item #7: Contact San Luis Garbage and provide their written confirmation that the location of the trash and recycling enclosure is acceptable. Response to Directional item #7: San Luis Garbage's approval letter, included with the applicant’s submittal, confirms their review of the proposed plans, and no concerns were identified (refer to Attachment 3, Letter from San Luis Garbage dated April 29, 2015). Conclusion: The location of the trash and recycling enclosure in the southwest corner of the project site has not changed since San Luis Garbage reviewed the proposed plans on April 29, 2015. Therefore, the applicant has sufficiently responded to directional item #7 by providing the letter from San Luis Garbage. Directional Item #8: Provide a third-party visual study demonstrating the appearance of the building from multiple views including Highway 101. The study should include an assumption of potential development on neighboring properties. Response to Directional Item #8: The City retained a third-party visual consultant, TenOver, to prepare photo-simulations of the proposed project and adjacent development. TenOver used the applicant’s plans, photos of the project site and surrounding context as seen from representative views along the Highway 101 corridor and Calle Joaquin, story poles, and computer modeling to simulate the structure. Information regarding the proposed BMW dealership to the northeast was used to generate a simulation of this adjacent use, and assumptions regarding anticipated future development, such as an additional hotel and car dealership, were applied to the simulations. ARC1 - 9 ARCH-1098-2015 (1301 Calle Joaquin) Page 10 Conclusion: Consistent with directional item #8, the applicant funded the preparation of third-party photo-simulations, which include simulations of the proposed hotel project and adjacent development (refer to Attachment 5). Directional Item #9: Include additional dust control mitigation measures considering sensitivity to neighboring farming activities. Response to Directional Item #9: The applicant has stated that they will minimize activities on the construction site that produce dust during periods of high winds in addition to following the measures outlined in the Mitigated Negative Declaration. The prevailing winds from the mountains blow from the northwest toward the southeast; therefore, construction dust on the site will generally blow away from the farm, not toward it. The applicant intends to continue coordinating dust control mitigation with neighboring properties including the San Luis Farm. Conclusion: Dust mitigation measures identified in the Mitigated Negative Declaration are compliant with measures identified by the San Luis Obispo Air Pollution Control District. Consistent with the applicant’s stated intentions, staff has included an additional condition of approval for the ARC’s consideration to further address dust generated during construction: Proposed Condition #14: Prior to issuance of construction permits, the applicant shall show the placement of straw bales and/or temporary wind barrier fencing along the northern-facing property boundaries. The straw bales and wind barrier fencing shall be maintained in functional condition for the duration of grading and ground disturbing activities, and shall be removed following completion of grading and ground disturbing activities and stabilization of loose soil by proposed paving and vegetation. Soil stockpiles shall be covered when not in use. The applicant’s stated intentions supplemented by an additional condition identified by staff, complies with directional item #9. Directional Item #10: Clarify the use of "sand" finished stucco, referenced in condition #3. The use of spray on stucco may be appropriate above 30 feet. Response to Directional item #10: The applicant states that a three-coat stucco system is proposed for the project. “Spray-on” stucco is an Exterior Insulated Finish System or EIFS (comprised of a layer of plaster over a foam-insulated wall), which is not proposed for this project. The exterior stucco is proposed to have two finishes: one a smooth troweled finish and a rough or 'sanded' finish. The rough finish would be similar to the finish of the Hampton Inn and Suites located to the south of the project site. The intent is for both plaster finishes to be stucco, and to not be a spray-applied finish that is typically installed over an EIFS system. Conclusion: The applicant’s response above responds to directional item #10 by clarifying the proposed use of stucco on the structure. ARC1 - 10 ARCH-1098-2015 (1301 Calle Joaquin) Page 11 3.2 General Plan 3.2.1 Conservation and Open Space Element Applicable scenic and viewshed protection policies are identified in the Conservation and Open Space Element and Circulation Element (refer to Attachment 7 for additional discussion of these policies). The applicant provided photo-simulations (see Attachment 3, sheet SC), and the Initial Study considers and addresses this potential impact, and determined that impacts would be less than significant with mitigation (see Attachment 9, Initial Study/Mitigated Negative Declaration, Section 1 Aesthetics). As noted above, additional visual simulations were prepared by a third-party consultant to supplement the documentation provided previously to the ARC (refer to Attachment 5). 3.2.2 Land Use Element Special Focus Area The Land Use Element (LUE) identifies the project site and three adjacent lots as the Calle Joaquin Auto Sales “Special Focus Area”, and the project site is subject to LUE Policy 8.11 specific to this area 2. The proposed project is an allowable use within the Tourist Commercial designation. Property to the northeast is Conservation/Open Space and designated for agricultural development. Currently the property is managed by City Farm and supports irrigated row crops and stormwater management. The County Agricultural Commissioner’s Office reviewed the project, and did not identify any significant concerns regarding land use compatibility3. The updated shading studies, provided by both the applicant and a third-party consultant (at the request of the applicant) (refer to Attachment 3, Solar Study and Attachment 5, Shading Study), demonstrate that the project would not adversely affect crop production on the City Farm. The proposed project would be visible from the northbound and southbound travel lanes of U.S. 101 and Calle Joaquin, in addition to adjacent properties including the City Farm (refer to Attachment 7, ARC Staff Report October 5, 2015 and Attachment 9, Initial Study for additional information). Additional third-party visual simulations from the approximate location of the northbound travel lanes show the project and adjacent potential future development (Attachment 5, View 02 – Step 3) and just the proposed project (Attachment 5, View 02 – Step 4). 3.3 Community Design Guidelines 3.3.1 Architectural Style Architectural design guidelines identified in the CDG (Part B.1 of Section 3.1) are assessed in the previous staff report (refer to Attachment 7, ARC Staff Report October 5, 2015). As 2 Land Use Element Policy 8.11(Calle Joaquin Auto Sales Area) discusses the land use designation of the subject site and states that “These four vacant lots are suitable for commercial mixed use and other uses described under the Tourist Commercial designations. Portions of the site may be appropriate for use as auto sales, depending on market demand. Development of this area must address preservation of and transition to the agricultural parcels/uses to the northwest; connectivity to the Dalidio Ranch area; viewshed preservation; and treatment as a gateway to the City visible from Highway 101.” 3 “The proposed project appears to be adequately buffered from adjacent ag [sic] land based on the building location, room orientation, and landscaping represented on the plan. Development on remaining lots should be similar. Disclosure of the County’s Right-to-Farm Ordinance is recommended” (Lynda Auchinachie 2014). ARC1 - 11 ARCH-1098-2015 (1301 Calle Joaquin) Page 12 previously noted, the project maintains features of its trademarked design, and also incorporates natural-appearing exterior features. The design of the proposed hotel varies from, but is not incompatible with nearby development including several hotels and commercial developments, which incorporate a variety of both trademarked and locally compatible architectural styles. Therefore, the project is generally consistent with this guideline. 3.3.2 Form, Mass, and Rooflines The project’s consistency with Parts B.4, B.5, B.7, and B.8 of Section 3.1 (CDG) is assessed in the previous staff report (refer to Attachment 7, ARC Staff Report October 5, 2015). As discussed above, additional guidance was provided by the ARC regarding form and mass, which the applicant responded to in part (refer to Response to Directional Items #4, #5, and #6, above). 3.3.3 Signage and Flags Table 2: Sign Regulations Item Proposed Ordinance Standard (Sign Regulations) Number of signs Three Two Max. cumulative area (sf) Wall mounted signs: 300 sf 200 Max. Height North and south elevations: 43 feet above grade, above fourth floor windows East elevation: 33 feet above grade, above third floor windows 25 feet above grade, highest point of the second story, unless applicant’s request for exception is granted Wall sign location North and south elevations: above main ground floor entry doors East elevation (highway-facing): no public entry. Signage is only allowed on wall planes supporting a public entrance; an exception may be granted by the community development director1 Illumination Channel lettering Internally illuminated Daytime: teal and red Night: white and red Hazardous glare prohibited Shielded light source Dark background with light lettering Monument Sign Size: 20 square feet Height: 5 feet Maximum size: 24 square feet Maximum height: 6 feet Flag pole One flag pole 30 feet in height One flag pole allowed 45-foot height limit 1 Exception may be granted “in circumstances where the purpose and intent of these regulations is maintained and where the orientation of the public entrance to a building is such that the sign would not have sufficient visibility from the public right-of-way to provide for adequate identification of the business or use” Staff recommends that the ARC continue review of the applicant’s proposed signage plan based on the applicant’s response to directional items specific to signage, and staff’s subsequent review. Staff recommends that the ARC review the preliminary signage plan, ARC1 - 12 ARCH-1098-2015 (1301 Calle Joaquin) Page 13 and provide direction to staff and applicant for either further review by the ARC or the Planning Director. Recommended directional items include: a. Provide an exhibit showing the monument sign, complete with stone base, and showing dimensions, colors (day and night), materials, and method of illumination and treatment. Consider providing push through or some varied dimension to the lettering. b. Clearly identify dimensions of all signage lettering including height and depth. c. Avoid use of white lighted lettering during night-time hours. These items are identified as Condition of Approval No. 12 (Attachment 1, Draft Resolution). 4.0 ENVIRONMENTAL REVIEW The Public Draft Initial Study has been prepared in accordance with the California Environmental Quality Act (CEQA) and a Mitigated Negative Declaration (MND) is recommended for adoption (Attachment 9). The MND finds that with incorporation of mitigation measures, potential impacts to aesthetics, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, noise, and transportation and traffic will be less than significant. A summary of the potential impacts and recommended mitigation measures is presented in Attachment 7 (ARC Staff Report, October 5, 2015) (refer to Attachment 9, Initial Study, for the complete environmental document). 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other City departments are reflected in the Conditions of Approval. 6.0 ALTERNATIVE RECOMMENDATIONS 6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines. 6.2 Continue the project to a date uncertain with directional items. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Applicant Response Letter, Revised Project Plan Set, Attachments 4. Applicant July 2015 Plan Set 5. Third-party photo-simulations and shading study 6. Correspondence from City Farm 7. Directional Items, Minutes, and Staff Report, October 5, 2015 ARC meeting 8. Minutes, July 7, 2014 ARC meeting 9. Initial Study/Mitigated Negative Declaration 10. Applicant’s proposed signage plan Provided to Commissioners: Full size project plans Available at ARC Hearing: Colors and Materials Board, Applicant Animated Visual Simulations ARC1 - 13 RESOLUTION NO. ####-16 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW 114-UNIT HOTEL AND SIGN EXEMPTION INCLUDING ADOPTION OF AN INITIAL STUDY/MITIGATED NEGATIVE DELCARATION, AS PRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MAY 2, 2016 1301 CALLE JOAQUIN (C-T ZONE; ARCH-1098-2015) WHEREAS, 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, on July 7, 2014, pursuant to a proceeding instituted under ARC-C 184-13, Intermountain Management, LLC, applicant; and continued the project to a date uncertain and provided directional items to the applicant and staff; and WHEREAS, 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, on October 5, 2015, pursuant to a proceeding instituted under ARC-C 184- 13, Intermountain Management, LLC, applicant; and continued the project to a date uncertain and provided directional items to the applicant and staff; and WHEREAS, 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, on May 2, 2016, pursuant to a proceeding instituted under ARCH-1098-2015 in consideration of the response to ARC directional items, Intermountain Management, LLC and Myhre Group Architects, 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 the staff at said hearings; 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 (ARCH-1098-2015), 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 zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. ATTACHMENT 1 ARC1 - 14 Resolution No. ####-16 Page 2 2. That the plan modifications made by the applicant comply with ARC direction provided on October 5, 2015. 3. That consistent with the Community Design Guidelines Section 3.1 Part B, because it is compatible in scale, siting, detailing, and overall character with buildings in the neighborhood, which include five existing hotel developments, car dealerships, and an America’s Tire store. 4. That consistent with the Community Design Guidelines, the project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood which includes a number of existing hotel structures (Section 3.1 Part B). 5. That the project is consistent with the General Plan, Conservation and Open Space Policy 9.2.1 (“Views to and from public places, including scenic roadways”) because it is not located within a specific “cone of view” and views of prominent hillsides will be preserved and not walled off from scenic highways for a majority of the viewing duration along Highway 101. 6. That the project is consistent with General Plan Land Use Element Policy 8.11 because it preserves the viewshed and transition to the agricultural parcels to the north with setbacks, variations in vertical and horizontal elevations, use of muted and earth tone exterior colors, and landscaping. SECTION 2. Environmental Review. The Architectural Review Commission hereby adopts the proposed Mitigated Negative Declaration of Environmental Impact finding that it adequately identifies the project’s potentially significant impacts with incorporation of the following mitigation measures and monitoring programs: Aesthetics Mitigation Measure AES-1: Prior to issuance of construction permits, final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission shall review site design, building architecture, colors, grading, lighting, landscaping, and signage for consistency with General Plan polices for viewshed protection and the City’s Community Design Guidelines, and all recommendations shall be incorporated into the proposed project. In addition, the following standards shall supplement City policy, and shall apply to the project site: a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 10-foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines shall not exceed 1 foot-candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure compliance. b. The final site plan shall incorporate landscaping and site improvements in order to create a “soft edge” along all lot boundaries, including drought-tolerant native trees ATTACHMENT 1 ARC1 - 15 Resolution No. ####-16 Page 3 and shrubs. The landscaping plan shall include drought-tolerant, native tree plantings and irrigation within the Calle Joaquin right-of-way; trees shall be spaced to preserve primary views through the project site. c. All mechanical equipment (including backflow plumbing devices and water meters), whether on the ground or installed elsewhere, shall be painted a flat green color and screened from public view with appropriate landscape material, earthen berms, or landscaped walls. d. The final elevations shall identify exterior colors and materials that include natural, muted colors (i.e., muted browns, greens, and tans) consistent with the natural backdrop. Monitoring Program AES-1: These measures shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. Mitigation Measure AES-2: Prior to issuance of construction permits, the applicant shall submit a final landscape plan with road improvement plans for review and approval by the Community Development Department, Utilities Department, and Public Works Department. The landscape plan shall identify the size, quantity, and variety of all landscape plants and trees. Appropriate groundcover mulch and erosion control methods shall be indicated on the plan. The landscape plan shall include an irrigation plan (drip irrigation) and if feasible, connection to the City’s recycled water “purple pipe” system, for all proposed landscape areas. The landscape plan shall comply with the following standards, unless otherwise superseded by the Architectural Review Commission: a. Small trees that are no taller than 15-20 feet, numbers of which are calculated based on a spacing of 50 feet, shall be clustered and interspersed with other plant materials including low to medium-height shrubs and groundcovers (native and native- appearing choices) to create a variety of textures and canopies within the 12-foot wide planting strip between the eastern edge of the Calle Joaquin and U.S. Highway 101 right-of-ways. b. Larger trees with an open character, numbers of which are calculated based on a spacing of 50 feet, shall be clustered along the western edge of the Calle Joaquin right-of-way to maximize views through the southwestern and northeastern lot boundaries. Other smaller trees that are not taller than 40 feet, numbers of which are calculated based on a spacing of 50 feet, shall be interspersed with the larger trees along the frontage of the lot. Trees shall also be planted to complement the hotel building by choosing species that will ultimately meet the roofline of the building at maturity and be planted in locations close to the building. c. Size and quantity of all plants shall be clearly identified on the final landscape plan. Street trees shall be a minimum size of 24-inch box specimens. d. Use of recycled water is regulated by the State Water Board and CDPH. The City delivers recycled water under its Master Reclamation Permit from the State Water Board. The irrigation plans shall be prepared in compliance with the City’s Procedures for Recycled Water Use. f. On-site landscaping, and landscaping located within the parkway, between Calle Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A ATTACHMENT 1 ARC1 - 16 Resolution No. ####-16 Page 4 landscape maintenance agreement shall be recorded prior to issuance of construction permits. The agreement shall run with the land and the responsibility for on-going maintenance shall be transferred to future property owners, as applicable. Maintenance shall be overseen by the Community Development Director in consultation with the Natural Resources Manager. e. Use of recycled water is regulated by the State Water Board and CDPH. The City delivers recycled water under its Master Reclamation Permit from the State Water Board. The irrigation plans shall be prepared in compliance with the City’s Procedures for Recycled Water Use. f. On-site landscaping, and landscaping located within the parkway, between Calle Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A landscape maintenance agreement shall be recorded prior to issuance of construction permits. The agreement shall run with the land and the responsibility for on-going maintenance shall be transferred to future property owners, as applicable. Maintenance shall be overseen by the Community Development Director in consultation with the Natural Resources Manager. Monitoring Program AES-2: These measures shall be incorporated into project landscape plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. Mitigation Measure AES-3: Prior to issuance of construction permits, the applicant shall submit construction plans showing the use of measures to reduce glare on windows facing U.S. Highway 101, which may include but not be limited to recessed windows or coatings. Monitoring Program AES-2: These measures shall be incorporated into project building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. Air Quality Mitigation Measure AQ-1: Fugitive Dust Control Measures. The proposed project shall implement the following dust control measures so as to reduce PM10 emissions in accordance with SLOAPCD requirements. a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (nonpotable) water should be used whenever possible; c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established; ATTACHMENT 1 ARC1 - 17 Resolution No. ####-16 Page 5 f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible after grading unless seeding or soil binders are used; h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible; l. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20 percent opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Monitoring Program AQ-1: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Mitigation Measure AQ-2: Construction Equipment. The proposed project shall implement the following Standard Control Measures for construction equipment as to reduce air emissions in accordance with SLOAPCD requirements. a. Maintain all construction equipment in proper tune according to manufacturer’s specifications; b. Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for sue off-road); c. Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State Off-Road Regulation; d. Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; e. Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by proving alternative compliance; ATTACHMENT 1 ARC1 - 18 Resolution No. ####-16 Page 6 f. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit; g. Diesel idling within 1,000 feet of sensitive receptors is not permitted; h. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; i. Electrify equipment when feasible; j. Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and k. Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. Monitoring Program AQ-2: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Mitigation Measure AQ-3: Construction. In the event the estimated construction phase ozone precursor emissions from the actual fleet for a given phase (site preparation, grading, construction, architectural coatings) exceed the APCD’s threshold of significance after Standard Mitigation Measures are factored into the estimation, the following Best Available Control Technologies (BACT) shall be implemented, including, but not limited to the following. a. Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on- road compliant engines; b. Repowering equipment with the cleanest engines available; c. Installing California Verified Diesel Emission Control Strategies (refer to www.arb.ca.gov/diesel/verdev/vt/cvt.htm; and d. Use of low VOC architectural coatings (71 grams/liter or less). Monitoring Program AQ-3: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Mitigation Measure AQ-4: Developmental Burning. APCD regulations prohibit developmental burning of vegetative material within San Luis Obispo County; therefore, burning of vegetative material shall not occur. Monitoring Program AQ-4: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. ATTACHMENT 1 ARC1 - 19 Resolution No. ####-16 Page 7 Mitigation Measure AQ-5: Permits. Prior to construction, the applicant shall obtain all required permits from SLOAPCD. Portable equipment and engines 50 horsepower (hp) or greater, used during construction activities will require California statewide portable equipment registration (issued by the ARB) or an Air District permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive: a. Power screens, conveyors, diesel engines, and/or crushers; b. Portable generators and equipment with engines that are 50 hp or greater; c. Internal combustion engines; d. Unconfined abrasive blasting operations; e. Concrete batch plants; f. Rock and pavement crushing; g. Tub grinders; and, h. Trommel screens. Monitoring Program AQ-5: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City any required permits or exemptions issued by APCD. Mitigation Measure AQ-6: Naturally Occurring Asbestos. Naturally Occurring Asbestos (NOA) has been identified as a toxic air contaminant by the California Air Resources Board (ARB). Under the ARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities a geologic evaluation shall be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. More information on NOA can be found at http://www.slocleanair.org/business/asbestos.asp. Monitoring Program AQ-6: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City any required permits or exemptions issued by APCD. Biological Resources Mitigation Measure BR-1: Upon application for construction permits, the following measures shall be included on applicable plans: a. If feasible, construction should be limited to the typical dry season (April 15 to October 15) in order to avoid impacts (e.g., erosion and sedimentation, pollutant discharge) to Prefumo Creek and water quality. If work must occur during the rainy season, the applicant shall install adequate erosion and sedimentation controls to prevent any sediment-laden run-off from entering Prefumo Creek. b. Upon completion of construction, disturbed areas will be stabilized or vegetated. c. The lot boundaries shall be marked with temporary construction fencing and flagging to prevent inadvertent disturbances. Soil stockpiling, construction equipment access, and staging areas shall not occur within Lot 5. d. Appropriate permanent hydrocarbon filtering and sedimentation and erosion control ATTACHMENT 1 ARC1 - 20 Resolution No. ####-16 Page 8 measure shall be included in the parking lot design in order to minimize long-term impacts associated with vehicular traffic. No parking lot or roadway drainage shall be directly routed to the Prefumo Creek corridor or City stormdrain system within adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscape area is the preferred method of water filtration. e. Light levels within 35 feet of Prefumo Creek shall be less than 0.5 foot candle and native landscape screening shall be planted between the proposed development and the Lot 5 property boundary to reduce potential light intrusion into the riparian area. Monitoring Program BR-1: These conditions and measures shall be noted on all grading and construction plans. The City Community Development Department shall verify compliance during building inspections. Cultural Resources Mitigation Measure CR-1: Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities that may affect them shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. If pre-historic Native American artifacts are encountered, a Native American monitor should be called into work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Monitoring Program CR-1: These conditions shall be noted on all grading and construction plans. Geology and Soils Mitigation Measure GEO-1: Prior to issuance of grading and construction permits, the applicant shall submit grading and construction plans demonstrating compliance with the Geotechnical Engineering Report (Buena Geotechnical Services, Inc., December 2004) and/or subsequent geotechnical and soils engineering reports prepared and stamped by a certified engineer. Monitoring Program GEO-1: The City Community Development Department and Building Inspector shall verify compliance. Hazards and Hazardous Materials Mitigation Measure HAZ-1: Non-residential density for Lot 3 is limited to 384.75 persons. ATTACHMENT 1 ARC1 - 21 Resolution No. ####-16 Page 9 Monitoring Program HAZ-1: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-2: All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR Part 77. In addition, applicable construction activities must be reported via FAA Form 7460-1 at least 30 days before proposed construction or application for building permit. Monitoring Program HAZ-1: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-3: No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the ALUP. Monitoring Program HAZ-3: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-4: Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including: a. creation of electrical interference with navigation signals or radio communication between the aircraft and airport; b. lighting which is difficult to distinguish from airport lighting; c. glare in the eyes of pilots using the airport; d. uses which attract birds and create bird strike hazards; e. uses which produce visually significant quantities of smoke; and f. uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). Monitoring Program HAZ-4: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-5: Avigation easements will be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit. Monitoring Program HAZ-5: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. ATTACHMENT 1 ARC1 - 22 Resolution No. ####-16 Page 10 Mitigation Measure HAZ-6: All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. Monitoring Program HAZ-6: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Hydrology and Water Quality Mitigation Measure HYD-1: Prior to issuance of grading and construction permits, the applicant shall submit construction plans to the Community Development Department and Public Works Department for review and approval. Plans shall incorporate the following measures: a. All site drainage shall be directed towards the public right-of-way unless other provisions are approved by the City. b. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it is discharged off-site and enters the storm water system. The separator shall be regularly maintained to ensure efficient pollutant removal. c. The project shall, where feasible, incorporate porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas, and outdoor use areas consistent with Land Use Element Policy 6.5.7 (or as amended). d. The project shall comply with the City’s Waterway Management Plan and any additional recommendations prescribed in the Hydrologic and Hydraulic Report (KC Design Group, May 18, 2005). Monitoring Program HYD-1: These conditions shall be noted on, and incorporated into, grading and construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HYD-2: Prior to issuance of grading and construction permits, the applicant shall submit a detailed final hydraulic analysis to the Director of Public Works for review and approval. The analysis shall demonstrate how the project will comply with the requirement to have a design capacity for a 100-year storm. The analysis shall include any needed drainage channel erosion control protection to the satisfaction of the Director of Public Works and Natural Resources Manager. Monitoring Program HYD-2: The City Public Works Department shall verify receipt and approval of required final analysis. Noise Mitigation Measure N-1: Prior to issuance of construction permits, the applicant shall submit plans including the following: ATTACHMENT 1 ARC1 - 23 Resolution No. ####-16 Page 11 a. Screened noise barriers shall be installed along the northern and eastern boundaries of proposed outdoor use areas, including the pool and barbeque patio. The barriers shall be constructed to attenuate noise by a minimum of 7 decibels for the pool area, and 5 decibels for the barbeque patio. b. The design of the hotel shall incorporate the following standards, consistent with the Uniform Building Code, to attenuate transportation-related noise by 30 dB: 1. Provide air conditioning or a mechanical ventilation system, so windows and doors may remain closed. 2. Mount windows and sliding glass doors in low air infiltration rate frames (0.5 cfm or less, per ANSI specifications). 3. Provide solid-core exterior doors with perimeter weather stripping and threshold seals. 4. Cover exterior walls with stucco or brick veneer. 5. Keep glass area in windows and doors below 20% of the floor area in a room. 6. Baffle roof or attic vents facing the noise source. 7. At exterior walls, attach interior sheetrock to studs by resilient channels, or use staggered studs or double walls. 8. Provide windows with a laboratory-tested STC rating of 30 or more. Monitoring Program N-1: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Transportation and Traffic Mitigation Measure TC-1: Prior to issuance of grading and construction permits, the applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees and Traffic Impact Fees as determined by the Deputy Director of Public Works. The applicant shall contribute fair share fees, or shall comply with a cost recovery agreement, for the potential future implementation of Los Osos Valley Road/Calle Joaquin intersection improvements, as determined and conditioned by the Deputy Director of Public Works. Monitoring Program TC-1: The City Public Works Department shall verify receipt of fair share fees and cost sharing agreement, as applicable. TC-2 Prior to issuance of grading and construction permits, the applicant shall submit final road improvement plans demonstrating adequate stopping sight distance studies to the City Public Works Department for review and approval. Issuance of an Encroachment Permit shall be required prior to grading and construction of road improvements. Monitoring Program TC-1: The City Public Works Department shall verify issuance of an Encroachment Permit and receipt of road improvement plans. Utilities and Service Systems ATTACHMENT 1 ARC1 - 24 Resolution No. ####-16 Page 12 Mitigation Measure USS-1: The City’s hydraulic model identifies capacity constraints at the existing sewer crossing of US 101 to just upstream of the Laguna Lift Station. The existing sewer crossing is over capacity during current peak wet weather flows and the pipes surcharge. Replacement of the sewer main, including upsizing to accommodate the project, is planned under the City’s 2015 Infrastructure Renewal Strategy. The project will be responsible for contributing its fair share to these off-site improvements to the City’s wastewater collection system. Monitoring Program USS-1: In conjunction with Community Development, the City Utilities Department shall verify payment of appropriate impact fees prior to issuance of the construction permit. SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division – Community Development Department Conditions 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the ARC. 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. Plans shall clearly note that stucco surfaces are not a sprayed-on product and have a smooth hand- troweled or sand finish appearance to the satisfaction of the Community Development Director. 4. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and balconies, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 5. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures ATTACHMENT 1 ARC1 - 25 Resolution No. ####-16 Page 13 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 on the submitted building plans. 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. 6. Parking lot poles and fixtures shown on building permit plans shall not exceed 20 feet in height measured from the parking lot surface to the top of the fixture. 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. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 50-foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines shall not exceed 1 foot-candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure compliance 7. Specific information on how roof drainage will be handled shall be submitted with working drawings. Gutters and downspouts should be an integral part of building detailing and complement the architectural style. 8. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Any proposed landscape lighting shall be shown on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining the light to the object of interest. 10. 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 ATTACHMENT 1 ARC1 - 26 Resolution No. ####-16 Page 14 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. 11. The maximum building height, including architectural features, shall not exceed 45 feet above grade. 12.Signs for the subject project shall be reviewed by the ARC or the Community Development Director as directed by the ARC and include the following information: a.Provide an exhibit showing the monument sign, complete with stone base, and showing dimensions, colors (day and night), materials, and method of illumination and treatment. Consider providing push through or some varied dimension to the lettering. b.Clearly identify dimensions of all signage lettering including height and depth. c.Avoid use of white lighted lettering during night-time hours. 13.The building plan submittal shall show all upgrades or alterations to the vegetation and landscaping located within the parkway between Calle Joaquin and Highway 101 for the portion located in front of the property as required by the conditions of approval of ARC 9-06. This area shall be properly landscaped and maintained with this development to the satisfaction of the Community Development Department. If a deferral is approved by the Planning Division, a separate covenant agreement to install in the future along with an acceptable surety may be required. 14.Prior to issuance of construction permits, the applicant shall show the placement of straw bales and/or temporary wind barrier fencing along the northern-facing property boundaries. The straw bales and wind barrier fencing shall be maintained in functional condition for the duration of grading and ground disturbing activities, and shall be removed following completion of grading and ground disturbing activities and stabilization of loose soil by proposed paving and vegetation. Soil stockpiles shall be covered when not in use. Building Division – Community Development Department Code Requirements 15.Verify plans provide a complete “Code Analysis” showing allowable areas and any area and or story increases per Chapter 5 CBC. 16.Verify plans submitted clearly show and identify the applicable codes for this project, current adopted codes are the 2013 CA Building Codes and San Luis Obispo Municipal Code. ATTACHMENT 1 ARC1 - 27 Resolution No. ####-16 Page 15 17. Provide as part of the plans an “Exit Plan” that shows all the required and provided exits as well as travel distances as required by Chapter 10 CBC. 18. Plans show a proposed “Meeting Rm/Multipurpose” and it appears that this room will need two means of egress, clearly note on plans the occupancy and occupant load for this room. Chapter 3 and 10 CBC. Engineering Division – Public Works/Community Development Department Conditions 19. 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 20. The building plan submittal shall show any section of damaged or displaced curb, gutter, sidewalk, or driveway approach to be repaired or replaced to the satisfaction of the Public Works Director. The building plan submittal shall show and label on the plans that the street improvements shall include pave-out of the street or repair along the property frontage to correct the existing separation between the asphalt and adjoining gutter line. 21. The City does not support the construction of a new dedicated driveway adjacent to any existing common driveway to remain or immediately adjacent dedicated driveway to be constructed or re-constructed. The final design shall clarify how a common single approach will be maintained in a new location or how the total number of approaches along this frontage will remain the same or will be reduced. 22. Any changes proposed to the reciprocal access easements must be resolved prior to building permit issuance to the satisfaction of the Public Works and Community Development Departments. The expansion of the access easement(s) may be required depending upon the final design to the approval of the City and easement beneficiaries. The landscape and site development plans shall honor the existing access easements unless otherwise approved for abandonment and quit-claim by the grantee. A separate covenant agreement and plan to complete the landscaping in the easement may be required if development on the neighboring parcels abandons the access easement in the future. If temporary landscaping is proposed and supported, a separate agreement to remove the landscaping and irrigation may be required. Any driveway approaches approved for abandonment shall be abandoned per City Standards. Any required quit- claim deeds and other easement agreements, etc. shall be recorded prior to building permit issuance. 23. Any new or replaced driveway approaches shall comply with ADA and city standards. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. ATTACHMENT 1 ARC1 - 28 Resolution No. ####-16 Page 16 24. The building plan submittal shall show and label the right-of-way width, location of frontage improvements, front property line location, and all easements. All existing frontage improvements including street trees shall be shown for reference. 25. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 26. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. 27. 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. 28. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 29. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. 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. 30. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. This development shall comply with the Waterway Management Plan. The building plan submittal shall include a complete hydrologic and hydraulic analysis report in compliance with the Waterway ATTACHMENT 1 ARC1 - 29 Resolution No. ####-16 Page 17 Management Plan Volume III Drainage Design Manual, Floodplain Management Regulations, and Post Construction Stormwater Requirements. 31. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for developed sites. Provide a Post Construction Stormwater Control Plan Template as available on the City’s Website. 32. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 33. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). 34. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 35. The building plan submittal shall show all required street trees. One 15 gallon street tree is required for each 35 linear feet of frontage. The City Arborist shall approve the tree species and planting requirements. 36. The building plan submittal shall show all upgrades or alterations to the vegetation and landscaping located within the parkway between Calle Joaquin and Highway 101 for the portion located in front of the property as required by the conditions of approval of ARC 9-06. This area shall be properly landscaped and maintained with this development to the satisfaction of the Community Development Department. If a deferral is approved by the Planning Division, a separate covenant agreement to install in the future along with an acceptable surety may be required. Open space buffer landscaping will require vegetation and maintenance as well. ATTACHMENT 1 ARC1 - 30 Resolution No. ####-16 Page 18 Transportation Division – Public Works Department Conditions 37. The final landscaping plan provided as part of the building plan submittal shall be modified to provide for minimum sight distance requirements to the satisfaction of the Public Works Department. 38. Environmental review of rezoning the parcels along Calle Joaquin identified a transportation impact at the intersection of Calle Joaquin and LOVR. The applicant shall complete the design and engineers estimate for the associated mitigation measure and enter into a covenant agreement for their fair share participation prior to issuance of building permits. 39. The developer shall also pay their Citywide Transportation Impact & LOVR Sub Area Fees prior to issuance of building permit. Utilities Department Conditions 40. The City’s hydraulic model identifies capacity constraints at the existing sewer crossing of US 101 to just upstream of the Laguna Lift Station. The existing sewer crossing is over capacity during current peak wet weather flows and the pipes surcharge. Replacement of the sewer main, including upsizing to accommodate the project, is planned under the City’s 2015 Infrastructure Renewal Strategy. The Applicant shall contribute its fair share to these off-site improvements to the City’s wastewater collection system prior to issuance of the project’s Building Permit. In the event the City’s Sewer Development Impact Fee is updated to include the necessary improvement before the issuance of the project’s Building Permit, then those fees shall apply. 41. FOG storage within the proposed trash enclosure must be covered. The proposed hose bib shall be connected to the project’s potable water service. 42. Landscape irrigation for the project shall utilize recycled water with a separate metered water service to the existing recycled water line located in Calle Joaquin. The irrigation system shall be designed and operated as described consistent with recycled water standards in the City’s Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted to the Building Department for review during the City’s building permit review process. The applicant may contact the City’s Utilities Project Manager at 781-7239 for more information. 43. Construction water is available on Calle Joaquin from the City’s recycled water distribution system. Information on the City’s construction water permit program is available at the following link: http://www.slocity.org/government/department- directory/utilities-department/documents-and-files ATTACHMENT 1 ARC1 - 31 Resolution No. ####-16 Page 19 44. If the project includes a commercial kitchen a grease interceptor as well as an area inside to wash floor mats, equipment, and trash cans shall be provided with the design. The wash area shall be drained to the sanitary sewer. Code Requirement(s) 45. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available at: http://www.slocity.org/home/showdocument?id=5909 46. The project’s Landscape Plan shall be consistent with provisions of the City’s declared drought emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied water allowance (or MAWA) (Resolution 10628 (2015)). Upon motion by Commissioner_______________________, seconded by Commissioner _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this 2nd day of May, 2016. ___________________________________ Doug Davidson, Liaison Architectural Review Commission ATTACHMENT 1 ARC1 - 32 Attachment 1: Vicinity Map ATTACHMENT 2 ARC1 - 33 R130501 620 SW 5thAvenue, Suite 500 · Portland, Oregon 97204 · t 503.236.6000 f 503.236.7500 · www.myhregroup.com January 21, 2016 Updated February 11, 2016 Marcus Carloni Associate Planner City of San Luis Obispo, CA 919 Palm Street San Luis Obispo, CA 93401 Re: ARCH-1098-2015: 1301 Calle Joaquin (New Hotel) Marcus, Thank you for your letter dated October 21, 2015 which provided guidance for submitting additional information for review by the City’s Architectural Review Commission (ARC) regarding the subject project. The following with attachments is an item by item response to the written directional items provided by City Staff and the ARC. 1. Contact and work with Central Coast Grown, City Farm – San Luis Obispo to provide their site plan within the project plans for consideration of adjacent farming activities (e.g. tractor routes, dirt roads, structures, etc.). Central Coast Grown may be contacted at (805) 769-8344 or P.O. Box 3736, San Luis Obispo, California 93403. Response: We have contacted Central Coast Grown. We met with Steven Marx on November 18th, 2015. At that time, we presented our findings regarding the projected shadow impact on the San Luis Farm, located approximately 300 feet to the north of the hotel’s north elevation. We also presented internally-generated visualizations of how the hotel would be seen from U.S. 101 when traveling north and south. Mr. Marx provided a diagram which described current and expansion of the farm. Following the meeting, I toured the Farm with Mr. Marx where I learned about additional future plans including a planned farm stand, pergola, and school program. Following the meeting, Mr. Marx summarized our meeting in an email that is attached to this letter as Attachment 1. Also following the meeting, the City provided progress drawings for the proposed BMW dealership which will be located on the site between the hotel and the Farm. At the request of the City and the Farm, we have added the BMW dealership into our computer model and updated our shadow studies and visual simulations. The updated shadow studies are attached to this letter as Attachment 2. 2. Provide an additional shading analysis which shall show shading on the winter solstice from sunrise to sunset. The shading analysis shall assess shading by both structural elements and landscape trees. Response: MGA has verified our previous shading analysis and performed additional studies. Following our meeting with the City and the San Luis Farm, we have also included the proposed BMW dealership ATTACHMENT 3 ARC1 - 34 ARC 1098-2015: 1301 Calle Joaquin Directional Items Response Updated February 11, 2016 Page 2 of 5 into these studies to track its impact, if any, on our shadow analyses. Per Attachment 2, our analysis indicates no shadow cast on the farm property to the north of the hotel site on December 21 from 7:30 AM to 4:00 PM. The sun sets at 4:54 PM on December 21 (2015). Our study assumes a flat region. The building was created from our computer modeled elevations and the heights exactly match the proposed plans. The tree line shown on our property is based upon the revised landscape plan and assumes trees at full maturity reaching 40-45 feet in height. Based upon the presence of mountains to the south and west of the project, it is highly likely that the sun will be below the ridge line prior to sunset. Shadow studies have also been provided by a third-party consultant retained by the City of San Luis Obispo and paid for by the Applicant. These shadow studies are consistent with our modeling of the sun’s path on December 21. The third-party consultant also studied the sun path on June 21 but due to the high angle of the sun, shadows cast by our proposed hotel have no impact on the Farm. 3. Provide additional information on the landscaping plan, including the location of specific species, tree height at the time of initial planting and at maturity, and rate of growth (how many years to reach maturity). Consider including larger trees upon initial planting efforts. Contact Ron Combs, City Arborist, at (805) 781-7023, for additional information regarding species that would grow well and survive on the subject property. Response: Our Landscape Architect, Chris Dufour with RRM design, has worked with Ron Combs to provide an updated landscape plan which includes tree species, spacing, location, rate of growth, and height, per Attachment 3. The plan shows shorter trees along the north property line, at the request of the City and the ARC, to minimize shade impact upon the Farm. Larger caliper trees at the time of planting can be provided if available. 4. Review and provide additional design modifications to address improving neighborhood compatibility, such as stepping down of the building (especially as the building approaches the City Farm), to provide a visual transition from the proposed project to neighboring properties, including current and anticipated future development. Response: Following the preliminary ARC hearing in the summer of 2014, the building was stepped down on the end elevation facing the highway at the request of the Commission to create additional articulation and a shorter façade. Stepping the building down across the long elevation facing north would create a large economic impact to the performance of the hotel with the loss of sixteen (16) additional rooms. We have generated an animation to study the change in impact from two different angles and have concluded that this revision would not measurably improve the farm’s view toward the southern hills; particularly if or when a future (Auto Dealership) building is built between the hotel and the farm. Our visualizations indicate that people standing on the farm property facing south would have to be almost 200 feet from the farm’s southern property line before the hotel in its current design could be seen behind the future ATTACHMENT 3 ARC1 - 35 ARC 1098-2015: 1301 Calle Joaquin Directional Items Response Updated February 11, 2016 Page 3 of 5 BMW dealership as proposed. At that point, the ridgeline of the hills to the south could be seen behind the hotel. During our meeting with the City and the San Luis Farm in November, it was acknowledged that stepping the top one or two floors in the longitudinal direction is impractical and would not result in a measurable improvement on views to the south from the Farm which will now be largely impeded by the BMW dealership. However, we have animations which show both the full and the partial fourth floor and the relatively minor difference in impact on the view. 5. Address neighborhood compatibility in regard to scale and massing, including existing and future development and improvements along Calle Joaquin and on the City Farm. Response: The current context of the proposed hotel are vacant properties on all sides. There are small scale commercial buildings about ¼ mile to the south, and larger scale commercial buildings ¾ of a mile to the north. The group of four (4) properties inclusive of our proposed project is zoned Commercial Tourism (C-T). The current edition of the zoning code lists Hotels, Day Cares, Mixed Use, Restaurants, Office or Retail less than 2,000 square feet, Convenience Stores, and Transit Stops as Permitted uses in the zone. A study of the pre-existing uses on C-T zoned properties indicates that of the approximately 50 commercial lots zoned C-T, 29 are hotels and the remainder are generally small retail businesses. Given the current property values, we expect at least one of the remaining three developable Calle Joaquin lots to develop as a hotel. See Attachment 4. The City’s updated General Plan also describes the four lots on Calle Joaquin as a “Special Function” zone which also can allow for the development of Auto Dealerships even though the zoning code does not list these as an approved use. For the purposes of the additional visualizations which are described later in this letter and attached, we have shown the four lots developing as two hotels and two auto dealerships. The height, massing, and scale of the second hotel will likely be similar to what we are proposing given the dimensional standards and allowances in the zoning code. The auto dealership buildings are shown in the middle of the site, are about 25 feet tall, and have a building footprint similar in size to existing Auto Dealerships located off of Los Osos Valley Road. 6. Provide articulation and openings, including potentially increasing the size of windows to break up the blank wall planes, especially the wall facing Calle Joaquin and the wall located toward the middle of the structure. Response: Windows have been added to the blank wall planes that are formed by the steps in the building. See Attachment 5, revised elevations. 7. Contact San Luis Garbage and provide their written confirmation that the location of the trash and recycling enclosure is acceptable. ATTACHMENT 3 ARC1 - 36 A T T A C H M E N T 3 A R C 1 - 3 7 ARC 1098-2015: 1301 Calle Joaquin Directional Items Response Updated February 11, 2016 Page 5 of 5 Attachment 1: Steven Marx Email Attachment 2: Shadow Studies Attachment 3: Landscape Plan (revised) Attachment 4: Compatibility Diagram Attachment 5: Exterior Elevations (revised) with plans Attachment 6: San Luis Garbage Approval Letter End of Document Staff note: Applicant Attachments 3 and 5 are included in the compiled plan set. ATTACHMENT 3 ARC1 - 38 1 Philip Stewart From:Steven R. Marx <smarx@calpoly.edu> Sent:Wednesday, November 18, 2015 2:38 PM To:Steven Marx Cc:Philip Stewart; rcohen@slocity.org; Carloni, Marcus; sscott@swca.com; Hill, Robert; Wendy Brown; Nicki Anderson; Codron, Michael; Levi Seligman Subject:Mariott Hotel project meeting with Central Coast Grown Hi again Just want to pass on my impressions of outcomes from today’s cordial meeting. 1. a. Developer’s shade study needs modification to reflect new information about the footprint of proposed BMW dealership to the north and to confirm the accuracy of sunrise direction in relation to the mapped properties. b. Not clear why the developer’s shade map is trapezoidal rather than rectangular. c. Developer’s shade study needs to be assessed by third party. 2. a. Visual impact of the hotel on various locations of the City Farm, especially those nearest the freeway, where farm stand, approved pergola, school program and CCG public events take place will be strongly affected by the dimensions and location of the proposed BMW dealership. The simulations of views of the hotel from the these locations should incorporate new information about that proposed development. b. The simulations also need to take into account the four to five foot height above the farm fields of the pad on which both hotel and dealership lots are situated. c. These simulations need to be assessed by a third party. 3. Developers of BMW project should meet with representatives of Central Coast Grown to discuss harmonizing their project with adjoining City Farm agricultural, educational and visitor serving activities. Building siting, landscaping, height, and design should be as compatible as possible with those activities and should be considered along with the plans for the Marriott Hotel to reduce negative impacts and produce a coherent overall view. 4. a. Animations simulating views of Marriott development from the freeway should include BMW project. b.These animations should provide for slow motion observation. c. These simulations need to be vetted by third party. 5. Parameters of enhanced dust study should be discussed with adjacent farmers who have experience with dust impacts. from the temporary off ramp. They can be reached at <ggorganicfarms@gmail.com> Thank you. 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0 " ATTACHMENT 3 ARC1 - 52 / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / W W W W W W W W RW RW R W RW RW RW R W G G G G S S S S S S S S S S S S S S 1 1 9 .0 0 ( 1 0 0 Y R F L O O D ) 1 1 8 . 5 0 ( 1 0 0 Y R F L O O D ) E E E E E E E E N5 4 ° 2 2 ' 5 4 " W 5 7 7 . 4 6 ' M N28°1 0'50"E 2 15 .75'M N5 4 ° 2 3 ' 2 0 " W 5 7 5 . 9 0 ' M N27°4 6 '24 "E 2 1 6 .0 3 'M N2 7 °4 6 '24 "E 7 6 4 .6 6 'M G JT JT 1 2 3 4 5 6 7 9 9 8 14 9 10 711 12 12 13 13 13 13 14 14 14 14 14 14 14 12 12 14 14 15 15 15 16 17 17 17 18 19 19 19 19 19 19 19 19 19 19 19 6 17 21 15 18 22 18 19 1919 19 19 23 23 24 26 25 16 27 28 29 30 31 31 31 31 31 12 &216758&7,21.(<KEE ddK y/^d/E''^^dhWKK>dK ^/'E zKd, Z^/E^d>>D/ZK,EE >Z/EDEh&dhZ zE^KZWWZKs Yh>/E^d>>ϭϮΗ,W &>Z E^ d/KE ϴΗEz>KW>^d/EͲ>/E Z/EzEz>KW>^dKZ WWZKs Yh>ϭϬΗEz>KW>^d/EͲ>/E Z/EzEz>KW>^dKZ WWZKs Yh>ϴΗ^W ^/EzE^KZWWZKs Yh>/E^d>>hZ/E> dϯDEh&dhZ zD/^dd KEZ d WZKhd^KZWWZKs Yh>/E^d>>hE Z'ZKhEZ d Ed/KE^z^d D ;DEh&dhZ z^dKZDd ,DͲϰϱϬϬKZ WWZKs Yh>W> K&,K>/E'ϰϮ͕ϯϱϬ&KEE ddKhE Z'ZKhE,D Z^t/d,ϭϬΗ,W W/W KEE ddKhE Z'ZKhE,D Z^t/d,ϭϮΗ,W W/W W ZD > Ws Z^W> K&,K>/E'hDh>d/s sK>hD K&ϮϮ͕ϬϬϬ&K&td Z ;ϵϱd,W Z Ed/> sK>hD Ϳ KE^dZhdϰΖZ d/E/E't>>t/>>ϴΖ^Z E/E't>>͘;^ Z,W>E^Ϳ KEE ddKhE Z'ZKhE,D Z^t/d,ϴΗ,W W/W KE^dZhdϰ͘ϬZ d/E/E't>>/E^d>>^ t Z> EKhdW Z/dzK&^>K^dϲϳϭϬ ^dhhd/>/d/ ^ϱΖ&ZKDWZKWK^ h/>/E'>/',d^;^ Z,/d dhZ>E > dZ/>W>E^dzW͘Ϳ K>>Z^;^ Z,/d dhZ>E > dZ/>W>E^dzW͘Ϳ Z DKs y͘ϰΗ^ Zs/ >d Z>Ehd/E KEE d/KEdK y/^d/E' y͘ϭϮΗtd ZW Z/dzK&^>K^dEZϲϯϯϬ͘/E^d>>ϴΗ&/Z >/E hd/> /ZKEW/W /E^d>>ϴΗyϲΗyϲΗd t/d,s>s W Z/dzK&^>K ^dEZϲϯϰϬ /E^d>>&/Z ,zZEdW Z/dzK&^>K^dEZϲϯϭϬ KE^dZhdϭϴΗD/E,W ^dKZDZ/EDE/&K>EKEE ddK,D Z EWW Z DEh&dhZ Z^^W /&/d/KE^ ϭϮ ϭ Ϭ ϱ Ϭ dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ŝŶ ƚ Ğ ƌ D Ž Ƶ Ŷ ƚ Ă ŝ Ŷ D Ă Ŷ Ă Ő Ğ ŵ Ğ Ŷ ƚ ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ƶ ƌ Ă ů Z Ğ ǀ ŝ Ğ ǁ ^ Ğ ƚ :h > z Ϯ ϰ ͕ Ϯ Ϭ ϭ ϱ 1" = 3 0 ' - 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(1 7 5 < '5 $ , 1 $ * ( ( $ 6 ( 0 ( 1 7 '5 $ , 1 $ * ( ( $ 6 ( 0 ( 1 7 6 ( 7 % $ & . 3 5 , 9 $ 7 ( ' 5 $ , 1 $ * ( ( $ 6 ( 0 ( 1 7 6 ( 7 % $ & . 7 < 3 7 < 3 7 < 3 7 < 3 3$ 7 , 2 3$ 7 , 2 ), 1 , 6 + ) / 2 2 5 (/ ( 9 $ 7 , 2 1 0$ , 1 (1 7 5 < %/ ' * & 7 5 / '$ 7 8 0 6, 7 ( & 7 5 / '$ 7 8 0 35 2 9 , ' ( & 8 5 % %5 ( $ . 6 3 ( 5 & , 9 , / 7 < 3 81 , 7 6 0 $ ; : $ / / $ % 2 9 ( * 5 $ ' ( 6 2 8 1 ' $ 7 7 ( 1 8 $ 7 , 2 1 $ % 2 9 ( 3 $ 7 , 2 ' ( & . 0 $ ; 5 ( 7 $ , 1 , 1 * : $ / / 67 2 1 ( ) , 1 , 6 + 2 1 % 2 7 + 6 , ' ( 6 : $ / / 0 2 8 1 7 ( ' / 2 1 * 7( 5 0 % , . ( 6 7 2 5 $ * ( 63 $ & ( 6 : , 7 + , 1 % / ' * & 8 5 % 3( 5 & , 9 , / 5 7 < 3 & 2 1 & 5 ( 7 ( $3 5 2 1 81 , 7 6 0( & + 0( & + )2 0 ) 2 0 ), 5 ( 5 , 6 ( 5 5 2 2 0 ( 1 7 5 < :, 7 + 6 , * 1 $ * ( ) , 5 ( 63 5 , 1 . / ( 5 5 , 6 ( 5 ) , 5 ( $/ $ 5 0 & 2 1 7 5 2 / 3 $ 1 ( / 7< 3 7< 3 7< 3 7< 3 7< 3 7< 3 6, 7 ( 3 / $ 1 . ( < 1 2 7 ( 6 6, 7 ( 3 / $ 1 . ( < 1 2 7 ( 6 0 2 1 8 0 ( 1 7 6 , * 1 8 1 ' ( 5 6 ( 3 $ 5 $ 7 ( 3 ( 5 0 , 7 & 2 2 5 ' , 1 $ 7 ( : , 7 + / $ 1 ' 6& $ 3 , 1 * 1 ( : $ & & ( 6 6 , % / ( & 2 1 & 5 ( 7 ( 5 $ 0 3 7 2 & 2 0 3 / < : , 7 + 6 7 $ 7 ( ' , 6 $ % / ( ' $ & &( 6 6 67 $ 1 ' $ 5 ' 6 6 ( ( & , 9 , / ) 2 5 $ ' ' / , 1 ) 2 / , 1 ( 2 ) 5 2 2 ) $ % 2 9 ( , 1 9 ( 5 7 ( ' 8 % , . ( 5 $ & . 6 6 + 2 5 7 7 ( 5 0 % , . ( 6 3 $ & ( 6 3 5 2 9 , ' ( ' 1 ( : * 8 $ 5 ' 5 $ , / 2 9 ( 5 5 ( 7 $ , 1 , 1 * : $ / / 6 ( ( & , 9 , / ) 2 5 $ ' ' / ,1 ) 2 ( ; , 6 7 , 1 * ) , 5 ( + < ' 5 $ 1 7 6 ( ( & , 9 , / ) 2 5 $ ' ' / , 1 ) 2 1 ( : ) , 5 ( + < ' 5 $ 1 7 6 ( ( & , 9 , / ) 2 5 $ ' ' / , 1 ) 2 1 ( : * $ 6 0 ( 7 ( 5 6 ( ( 3 / 8 0 % , 1 * ) 2 5 $ ' ' / , 1 ) 2 1 ( : 3 $ 5 . , 1 * / 2 7 / , * + 7 3 2 / ( $ ) ) 1 ( : 3 2 6 7 : $ / / 7 2 3 ) , ; 7 8 5 ( 6 0 2 8 1 7 ( ' $ ) ) 1 ( : / , * + 7 % 2 / / $ 5 ' $ ) ) 1 ( : : $ / / 6 & 2 1 & ( 0 2 8 1 7 ( ' $ ) ) 6, 7 ( 3 / $ 1 1 2 7 ( 6 $ ) , ( / ' 9 ( 5 , ) < $ / / , 1 ) 2 5 0 $ 7 , 2 1 3 5 , 2 5 7 2 & 2 1 6 7 5 8 & 7 , 2 1 , ) & 2 1 ' , 7 , 2 1 6 9 $ 5 < )5 2 0 & 2 1 7 5 $ & 7 ' 2 & 8 0 ( 1 7 6 1 2 7 , ) < $ 5 & + , 7 ( & 7 , 1 : 5 , 7 , 1 * , 0 0 ( ' , $ 7 ( / < % ) , 1 , 6 + * 5 $ ' ( + $ 5 ' 6 8 5 ) $ & ( 6 6 + $ / / 6 / 2 3 ( $ : $ < ) 5 2 0 % 8 , / ' , 1 * 6 6 ( ( & , 9 , / '5 $ : , 1 * 6 7 < 3 & 5 ( ) ( 5 7 2 & , 9 , / ' 5 $ : , 1 * 6 ) 2 5 & 2 2 5 ' , 1 $ 7 , 2 1 2 ) $ / / 3 5 2 3 ( 5 7 < / , 1 ( 6 ', 0 ( 1 6 , 2 1 6 $ 1 ' 6 , 7 ( 8 7 , / , 7 , ( 6 ' 5 ( ) ( 5 7 2 & , 9 , / ' 5 $ : , 1 * 6 ) 2 5 & 2 2 5 ' , 1 $ 7 , 2 1 2 ) 6 , 7 ( $ & & ( 6 6 , % , / , 7 < $ ' $ 3 $ 5 . , 1 * 3$ 5 . , 1 * 6 7 $ / / 6 $ 1 ' & 8 5 % 6 ( / $ 1 ' 6 & $ 3 ( 6 + 2 : 1 ) 2 5 ' ( 6 , * 1 , 1 7 ( 1 7 2 1 / < 5 ( ) ( 5 7 2 / $ 1 ' 6 & $ 3 ( ' 5$ : , 1 * 6 )2 5 $ ' ' , 7 , 2 1 $ / , 1 ) 2 5 0 $ 7 , 2 1 ) ( ; 7 ( 5 , 2 5 / , * + 7 ) , ; 7 8 5 ( 6 6 + 2 : 1 ) 2 5 ' ( 6 , * 1 , 1 7 ( 1 7 2 1 / < 5 ( ) ( 5 7 2 ( / ( & 7 5 , & $ / '5 $ : , 1 * 6 ) 2 5 $ ' ' , 7 , 2 1 $ / , 1 ) 2 5 0 $ 7 , 2 1 * 5 ( ) ( 5 7 2 & 2 9 ( 5 6 + ( ( 7 ) 2 5 3 5 2 - ( & 7 ' ( 9 ( / 2 3 0 ( 1 7 6 8 0 0 $ 5 < 6 7 $ 7 , 6 7 , & 6 6, 7 ( 3 / $ 1 / ( * ( 1 ' 32 / ( 0 2 8 1 7 ( ' 3$ 5 . , 1 * / , * + 7 ) , ; 7 8 5 ( %8 , / ' , 1 * $6 3 + $ / 7 3 $ 9 , 1 * &2 1 & 5 ( 7 ( 3 $ 9 , 1 * 67 $ 0 3 ( ' & 2 1 & 5 ( 7 ( , 1 7 ( * 5 $ / & 2 / 2 5 6, 7 ( $ & & ( 6 6 , % / ( 5 2 8 7 ( 0 , 1 , 0 8 0 & / ( $ 5 7 < 3 '( & 2 5 $ 7 , 9 ( / , * + 7 ) , ; 7 8 5 ( /, * + 7 % 2 / / $ 5 ' '( & 2 5 $ 7 , 9 ( / , * + 7 ) , ; 7 8 5 ( :$ / / 0 2 8 1 7 ( ' 6 & 2 1 & ( 3( 5 0 ( $ % / ( 3 $ 9 ( 0 ( 1 7 , 1 7 ( * 5 $ / & 2 / 2 5 ), 5 ( + < ' 5 $ 1 7 3( 5 0 ( $ % / ( 3 $ 9 ( 0 ( 1 7 # $& & ( 6 6 , % / ( 3 $ 5 . , 1 * , 1 7 ( * 5 $ / $ & & ( 1 7 & 2 / 2 5 3( 5 0 ( $ % / ( 3 $ 9 ( 0 ( 1 7 # 0$ , 1 ( 1 7 5 $ 1 & ( , 1 7 ( * 5 $ / $ & & ( 1 7 & 2 / 2 5 /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ (; 7 ( 5 , 2 5 / , * + 7 , 1 * 5 ( ) ( 5 7 2 ( ) 2 5 $ ' ' , 7 , 2 1 $ / , 1 ) 2 5 0 $ 7 , 2 1 ^ϭ ϭΗ с ϯ Ϭ Ζ Ͳ Ϭ Η ATTACHMENT 3 ARC1 - 56 72 : 1 ( 3 / $ & ( 6 8 , 7 ( 6 6 7 2 5 < + 2 7 ( / * 8 ( 6 7 5 2 2 0 6 3 $ 5 . , 1 * 6 3 $ & ( 6 9$ 1 0 2 7 2 5 & < & / ( 32 2 / ('*(2)1($5(67 75$9(//$1(℄86 & $ / / ( - 2 $ 4 8 , 1 86+,*+:$< 72 3 $ 5 $ 3 ( 7 0 $ ; 6%+:<&/1%+:<('*(2)1($5(67 75$9(//$1( 72 ( 1 & / 2 6 8 5 ( )( 1 & ( 3 5 2 3 ( 5 7 < / , 1 ( ' 5 $ , 1 $ * ( ( $ 6 ( 0 ( 1 7 ' 5 $ , 1 $ * ( ( $ 6 ( 0 ( 1 7 3 5 2 3 ( 5 7 < / , 1 ( 75 $ 6 + 5( & < & / ( (1 & / 2 6 8 5 ( ,1 ) 2 5 ( ) 5 2 1 7 &$ / / ( -2 $ 4 8 , 1 67 5 ( ( 7 ) $ & $ ' ( /2 7 35 2 3 2 6 ( ' + 2 7 ( / 86+,*+:$< ( &+ ( 9 5 2 / ( 7 0( 5 & ( ' ( 6 '( $ / ( 5 72 5 2 2 ) 0 $ ; /27 /2 7 /2 7 /2 7 3 5 2 3 ( 5 7 < / , 1 ( ' 5 $ , 1 $ * ( ( $ 6 ( 0 ( 1 7 3 5 2 3 ( 5 7 < / , 1 ( ' 5 $ , 1 $ * ( ( $ 6 ( 0 ( 1 7 28 7 ' 2 2 5 3 2 2 / 3$ 7 , 2 ( 1 & / 2 6 8 5 ( 3523(57</,1( 3 5 2 3 ( 5 7 < / , 1 ( 3 5 2 3 ( 5 7 < / , 1 ( 62 8 1 ' : $ / / $ % 2 9 ( * 5 $ ' ( (1 7 5 < &$ 1 2 3 < 35 2 3 2 6 ( ' + 2 7 ( / 5 ( 7 $ , 1 , 1 * : $ / / $ % 2 9 ( ' ( & . /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ϭΗ с ϯ Ϭ Ζ Ͳ Ϭ Η ^ϮATTACHMENT 3 ARC1 - 57 32 2 / ), 5 ( 3, 7 ), 5 ( 3, 7 3/ $ 1 7 ( 5 6 6 7 2 1 ( 9 ( 1 ( ( 5 :$ / / : , 7 + : $ / / 7 2 3 /, * + 7 ) , ; 7 8 5 ( 6 7 < 3 , & $ / 67 2 1 ( 9 ( 1 ( ( 5 :$ / / $ 1 ' ) ( 1 & ( :, 7 + 3 2 6 7 7 2 3 /, * + 7 ) , ; 7 8 5 ( 6 ), 5 ( 3, 7 3/ $ 1 7 ( 5 %( 1 & + 67 2 1 ( 9 ( 1 ( ( 5 : $ / / :, 7 + 6 7 2 1 ( & $ 3 + ( , * + 7 9 $ 5 , ( 6 28 7 / , 1 ( 2 ) 75 ( / / , 6 $ % 2 9 ( 28 7 / , 1 ( 2 ) &$ 1 2 3 < $ % 2 9 ( (; 7 ( 5 , 2 5 : $ / / 6& 2 1 & ( 6 7< 3 , & $ / $6 (; 7 ( 5 , 2 5 : $ / / 7 2 3 ), ; 7 8 5 ( 7 < 3 , & $ / 6 ( ( (/ ( & ) 2 5 $ ' ' / , 1 ) 2 $60 6%6& 6$ 6$ /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ϭͬ ϴ Η с ϭ Ζ Ͳ Ϭ Η ^ϯATTACHMENT 3 ARC1 - 58 :(/'('723,3(;/21*5(%$535(02/'('(;3$16,21 -2,17$7$//&21&5(7(6/$%3(1(75$7,216 7<3 &21&5(7(:$6+ 60227+'20(7<3( ',$0(7(56&+('8/(67((/3,3(),//(':,7+&21&5(7(&(17(5('21 )227,1*35,0($1'3$,17 6(((;7(5,25),1,6+6&+('8/(7232)),1,6+685)$&(6((&,9,/(4(4 ',$0(7(5&/ )$ & ( 2 ) 0 $ 6 2 1 5 < '8 0 3 6 7 ( 5 % , 1 & 8 < ' [ 5( & < & / ( % , 1 & 8 < ' [ 0$ 6 2 1 5 < 2 3 ( 1 , 1 * /, 1 ( 2 ) & 2 1 & 5 ( 7 ( &8 5 % % ( / 2 : 7 < 3 , & $ / 0, 1 0, 1 )2 0 )/ 2 2 5 ' 5 $ , 1 6( ( 3 / 8 0 % ' : * 6 6/ $ % 7 2 ( ; 7 ( 1 ' %( < 2 1 ' ) 2 0 # 5( $ 5 $ 1 ' 6 , ' ( 6 2) ( 1 & / 2 6 8 5 ( 7 < 3 5( ) ( 5 7 2 6 , 7 ( 3 / $ 1 )2 5 $ ' ' / & 2 1 & 5 ( 7 ( $3 5 2 1 , 1 ) 2 5 0 $ 7 , 2 1 $/ 2 1 * $ 3 3 5 2 $ & + 0$ 6 2 1 5 < 23 ( 1 , 1 * )2 0 )2 * ) $ 7 2, / *5 ( $ 6 ( 67 2 5 $ * ( '5 $ , 1 7 2 6$ 1 , 7 $ 5 < 6( : ( 5 3 ( 5 3/ 8 0 % , 1 * 35 2 9 , ' ( + 2 6 ( % , % % 3 ( 5 3/ 8 0 % , 1 * : + 2 2 . ) 2 5 67 2 5 $ * ( $ % 2 9 ( $6 (4 (4 *$ 7 ( & $ 6 7 ( 5 6 ( $ & + 6 , ' ( 12 7 , ) < $ 5 & + , 7 ( & 7 2 ) $ 1 < )2 2 7 , 1 * & 2 1 ) / , & 7 6 3 5 , 2 5 72 & 2 1 6 7 5 8 & 7 , 2 1 67 2 1 ( 9 ( 1 ( ( 5 2 9 ( 5 )8 / / < * 5 2 8 7 ( ' & 0 8 3( 5 6 7 5 8 & 7 8 5 $ / * $ 5 , % % ( ' 0 ( 7 $ / *$ 7 ( 3 $ 1 ( / 6 /2 & . $ % / ( + $ 6 3 6 7 ( ( / $ 1 * / ( ' , $ * 2 1 $ / %5 $ & , 1 * % ( < 2 1 ' : + ( 5 ( 5 ( 4 ' 67 ( ( / * $ 7 ( 3 2 6 7 : , 7 + 3$ , 1 7 ( ' 7 2 3 & $ 3 7 < 3 &$ 1 ( % 2 / 7 ' , $ 0 ( 7 ( 5 ; /2 1 * : , 7 + % ( 1 ' 7 < 3 , & $ / ; ; & 0 8 6 ( ( 6 75 8 & 7 8 5 $ / '5$ : , 1 * 6 ) 2 5 5 (, 1 ) 2 5 & ( 0 ( 1 7 &2 1 & ) 2 2 7 , 1 * 6 , = ( $1 ' ' ( 3 7 + 3 ( 5 67 5 8 & 7 8 5 $ / 6 /2 3 ( ' 6 7 2 1 ( & $ 3 :,7 + ' 5 , 3 ( ' * ( ( $ & + 6 ,' ( : $ 6 + ) 2 5 '5$ , 1 $ * ( 6 72 1 ( 9 ( 1 ( ( 5 2 9 ( 5 0 25 7 $ 5 6 ( 7 7 , 1 * % ( ' &21 & & 8 5 % # 7 5$ 6 + ( 1 & / 2 6 8 5 ( /2& $ 7 , 2 1 2 1 / < 6 (( & , 9 , / ' 5 $ : , 1 * 6 3 $, 1 7 ( ' & 0 8 ,17 ( 5 , 2 5 6 , ' ( 2 1 / < 6/ 2 3 ( 72 ' 5 $ , 1 &2 1 & 5 ( 7 ( ) , / / ( ' 78 % ( 6 7 ( ( / 3 2 6 7 6, = ( 3 ( 5 6 7 5 8 & 7 8 5 $ / &2 1 7 , 1 8 2 8 6 + , 1 * ( : ' , $ 0 % 2 / 7 6 * $ 5 , % % ( ' 0 ( 7 $ / * $ 7 ( 6 :, 7 + [ [ 6 7 ( ( / $1 * / ( , 5 2 1 ) 5 $ 0 ( : ', $ * 2 1 $ / % 5 $ & , 1 * 2 3 ( 1 32 6 , 7 , 2 1 0 $ ; 35 2 9 , ' ( * $ 7 ( & $ 6 7 ( 5 6 3( 5 ( / ( 9 $ 7 , 2 1 6 + , * + & 8 5 % : % 8 / / 1 2 6 ( ( ' * ( # 7 5 $ 6 + ( 1 & / 2 6 8 5 ( 6( ( 6 , 7 ( ' ( 7 $ , / 6 $6 5 ( 4 ' ) 2 5 '( * 5 ( ( * $ 7 ( 6 : , 1 * 0 , 1 &/ ( $ 5 %2 / / $ 5 ' 9 ( 5 , ) < 3 5 , 2 5 7 2 &2 1 6 7 5 8 & 7 , 2 1 7 + $ 7 7 + ( 5 ( , 6 1 2 &2 1 ) / , & 7 % ( 7 : ( ( 1 % 2 / / $ 5 ' )2 2 7 , 1 * $ 1 ' 7 5 $ 6 + ( 1 & / 2 6 8 5 ( )2 2 7 , 1 * 1 2 7 , ) < $ 5 & + , 7 ( & 7 , ) &2 1 ) / , & 7 ( ; , 6 7 6 +2 / ( 6 , 1 & 2 1 & 5 ( 7 ( 7 2 $& & 2 0 0 2 ' $ 7 ( & $ 1 ( % 2 / 7 6 6 ( ( ( / ( 9 ) 2 5 $ ' ' / , 1 ) 2 +2 / ( 6 7 2 $ & & 2 0 0 2 ' $ 7 ( &$ 1 ( % 2 / 7 6 6 ( ( ( / ( 9 ) 2 5 $' ' / , 1 ) 2 35 2 9 , ' ( ( 0 3 7 < & ( / / 6 $ 6 5( 4 ' ) 2 5 + 2 6 ( % , % % / , 1 ( $6 (4 8 $ / 67((/)(1&(3$,1772 0$7&+:,1'2:)5$0(6 648$5(78%8/$5 6,'(5$,/648$5(78%8/$5 3,&.(76 5$,/6 648$5(78%8/$5 %277205$,/648$5(78%8/$5 7235$,/ 6 7 ( ( / 3 2 6 7 3$ , 1 7 7 2 0 $ 7 & + :, 1 ' 2 : ) 5 $ 0 ( 6 '( & 2 5 $ 7 , 9 ( 3 2 6 7 7 2 3 /, * + 7 ) , ; 7 8 5 ( 6 6 ( ( (/ ( & ) 2 5 $ ' ' / , 1 ) 2 & / 5 0$ ; 7 < 3 12 7 ( ) 2 5 ' ( 6 , * 1 , 1 7 ( 1 7 2 1 / < & 2 2 5 ' , 1 $ 7 ( : , 7 + ' 2 2 5 +$ 5 ' : $ 5 ( $ & & ( 6 6 , % , / , 7 < $ 1 ' 6 ( & 8 5 , 7 < 32 2 / ( 1 & / 2 6 8 5 ( ) ( 1 & ( $ 1 ' : $ / / 7 2 $ / / 2 : 1 2 * $ 3 6 : + , & + $/ / 2 : ) 2 5 $ 6 3 + ( 5 ( 7 2 3 $ 6 6 7 + 5 2 8 * + *5$'(9$5,(6 3(5&,9,/5(7$,1,1*:$//3(5&,9,/ 32 6 7 $ 7 7 $ & + 0 ( 1 7 3 ( 5 67 5 8 & 7 8 5 $ / (4 8 $ / (4 8 $ / (4 8 $ / 9 , ) 6/ 2 3 ( ' 6 7 2 1 ( & $ 3 : , 7 + '5 , 3 ( ' * ( ( $ & + 6 , ' ( &2 1 ' 8 , 7 3 ( 5 (/ ( & 7 5 , & $ / 6, * 1 $ * ( % < 2 7 + ( 5 6 67 2 1 ( 9 ( 1 ( ( 5 29 ( 5 0 2 5 7 $ 5 6( 7 7 , 1 * % ( ' )2 8 1 ' $ 7 , 2 1 5 ( ) ( 5 72 6 7 5 8 & 7 8 5 $ / )8 / / * 5 2 8 7 ( ' %( / 2 : * 5 $ ' ( 7 2 21 ( & 2 8 5 6 ( $% 2 9 ( * 5 $ ' ( 67 2 1 ( & $ 3 3 / $ 1 6/ 2 3 ( ( $ 6 , ' ( 0( & + $ 1 , & $ / ( 4 8 , 3 0 ( 1 7 6 + 2 : 1 , 6 ', $ * 5 $ 0 0 $ 7 , & 5 ( ) ( 5 7 2 0 ( & + $ 1 , & $ / '5 $ : , 1 * 6 ) 2 5 6 , = ( 6 $ 1 ' 5 ( 4 8 , 5 ( ' &/ ( $ 5 $ 1 & ( 6 / 2 & $ 7 ( ( 4 8 , 3 0 ( 1 7 7 2 0$ ; , 0 , = ( 6 & 5 ( ( 1 , 1 * ) 5 2 0 3 8 % / , & 9 , ( : )2 0 )2 6 ), 1 , 6 + 7 2 :5 $ 3 - $ 0 % )$ & ( 2 ) 0 $ 6 2 1 5 < $/ , * 1 ), 1 , 6 + ( 6 35 2 9 , ' ( $ ' ( 4 8 $ 7 ( *$ 3 7 2 $ / / 2 : ), 1 , 6 + 7 2 :5 $ 3 - $ 0 % & / 5 $6 )2 0 )2 6 )$ & ( 2 ) 0 $ 6 2 1 5 < $/ , * 1 ), 1 , 6 + ( 6 $/ , * 1 ) , 1 , 6 + ) $ & ( 6 0( & + $ 1 , & $ / ( 4 8 , 3 0 ( 1 7 6 + 2 : 1 ,6 ' , $ * 5 $ 0 0 $ 7 , & 5 ( ) ( 5 7 2 0( & + $ 1 , & $ / ' 5 $ : , 1 * 6 ) 2 5 6 , = ( 6 $1 ' 5 ( 4 8 , 5 ( ' & / ( $ 5 $ 1 & ( 6 /2 & $ 7 ( ( 4 8 , 3 0 ( 1 7 7 2 0 $ ; , 0 , = ( 6& 5 ( ( 1 , 1 * ) 5 2 0 3 8 % / , & 9 , ( : 35 2 9 , ' ( $ ' ( 4 8 $ 7 ( *$ 3 7 2 $ / / 2 : ), 1 , 6 + 7 2 : 5 $ 3 %2 7 + 6 , ' ( 6 7 < 3 ), 1 , 6 + 7 2 :5 $ 3 - $ 0 % 3$ , 1 7 , 1 6 , ' ( ) $ & ( 7 < 3 $6 67((/)(1&($1'*$7(3$,17720$7&+:,1'2:)5$0(6 7 2 6 / $ % 3( 5 & , 9 , / & / 5 0$ ; 7 < 3 12 7 ( ) 2 5 ' ( 6 , * 1 , 1 7 ( 1 7 2 1 / < & 2 2 5 ' , 1 $ 7 ( : , 7 + ' 2 2 5 +$ 5 ' : $ 5 ( $ & & ( 6 6 , % , / , 7 < $ 1 ' 6 ( & 8 5 , 7 < 32 2 / ( 1 & / 2 6 8 5 ( ) ( 1 & ( $ 1 ' : $ / / 7 2 $ / / 2 : 1 2 * $ 3 6 : + , & + $/ / 2 : ) 2 5 $ 6 3 + ( 5 ( 7 2 3 $ 6 6 7 + 5 2 8 * + 6(/)/$7&+,1*0(&+$1,60 38//+$1'/(%27+6,'(6 3$'/2&.$%/(&$1(%2/76648$5(78%8/$5 7235$,/648$5(78%8/$5 3,&.(76 5$,/6 648$5(78%8/$5 %277205$,/67((/32673$,17720$7&+:,1'2:)5$0(6 (4 (4 ( 4 8 $ / 6 3 $ & ( 6 9 , ) 3$ ' / 2 & . $ % / ( &$ 1 ( % 2 / 7 6( / ) / $ 7 & + , 1 * 0 ( & + $ 1 , 6 0 3 8 / / + $ 1 ' / ( * $ 7 ( 6:,1*,1**$7(6 '( & 2 5 $ 7 , 9 ( 3 2 6 7 7 2 3 /, * + 7 ) , ; 7 8 5 ( 6 6 ( ( (/ ( & ) 2 5 $ ' ' / , 1 ) 2 32 6 7 $ 7 7 $ & + 0 ( 1 7 6 3 ( 5 67 5 8 & 7 8 5 $ / ; ; & 0 8 6 ( ( 6 75 8 & 7 8 5 $ / '5$ : , 1 * 6 ) 2 5 5 (, 1 ) 2 5 & ( 0 ( 1 7 &2 1 & ) 2 2 7 , 1 * 6 , = ( $1 ' ' ( 3 7 + 3 ( 5 67 5 8 & 7 8 5 $ / 6 /2 3 ( ' 6 7 2 1 ( & $ 3 : , 7 + '5, 3 ( ' * ( ( $ & + 6 , ' ( :$6 + ) 2 5 ' 5 $ , 1 $ * ( 6 72 1 ( 9 ( 1 ( ( 5 2 9 ( 5 0 25 7 $ 5 6 ( 7 7 , 1 * % ( ' 6 (( & , 9 , / ' 5 $ : , 1 * 6 3 $, 1 7 ( ' & 0 8 ,17 ( 5 , 2 5 6 , ' ( 2 1 / < ; ; & 0 8 6 ( ( 67 5 8 & 7 8 5 $ / '5 $ : , 1 * 6 ) 2 5 5( , 1 ) 2 5 & ( 0 ( 1 7 6/ 2 3 ( ' 6 7 2 1 ( & $ 3 : , 7 + '5 , 3 ( ' * ( ( $ & + 6 , ' ( : $ 6 + ) 2 5 ' 5 $ , 1 $ * ( 6 (( & , 9 , / ' 5 $ : , 1 * 6 )2 5 9 $ 5 , ( ' * 5 $ ' ( 6 67 2 1 ( 9 ( 1 ( ( 5 2 9 ( 5 02 7 $ 5 6 ( 7 7 , 1 * % ( ' 6 72 1 ( 9 ( 1 ( ( 5 ) 8 / / *52 8 7 ( ' % ( / 2 : *5$ ' ( 7 2 2 1 ( & 2 8 5 6 ( $%2 9 ( * 5 $ ' ( 6( $ / $ 1 7 $ 1 ' :( ( 3 6 $ 7 % $ 6 ( 3 2 2 / 6 , ' ( 5( ) ( 5 7 2 6 75 8 & 7 8 5 $ / )2 5 ) 2 2 7 , 1 * 6 ,= ( $ 1 ' ' ( 3 7 + 6& $ / ( 6$ 6& $ / ( 6& 6& $ / ( 6% 6& $ / ( 6$ 6& $ / ( 6% 6& $ / ( 6' 6& $ / ( 6$ 6& $ / ( 6& 6& $ / ( 6% 6& $ / ( 6& 6& $ / ( 6$ 6& $ / ( 6$ /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ^ϰATTACHMENT 3 ARC1 - 59 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ (; , 6 7 , 1 * & 2 1 ' , 7 , 2 1 6 6 , 7 ( 9 , ( : / 2 2 . , 1 * 6 2 8 7 + ) 5 2 0 + : < 35 2 3 2 6 ( ' & 2 1 ' , 7 , 2 1 6 6 , 7 ( 9 , ( : / 2 2 . , 1 * 6 2 8 7 + ) 5 2 0 + : < (; , 6 7 , 1 * & 2 1 ' , 7 , 2 1 6 6 , 7 ( 9 , ( : / 2 2 . , 1 * 1 2 5 7 + ) 5 2 0 + : < 35 2 3 2 6 ( ' & 2 1 ' , 7 , 2 1 6 6 , 7 ( 9 , ( : / 2 2 . , 1 * 1 2 5 7 + ) 5 2 0 + : < AN I M A T I O N T R A V E L P A T H PRO P O S E D SITE ST A R T ST A R T FI N I S H ^ATTACHMENT 3 ARC1 - 60 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z Z s / t ^ d & Z h Z z ϭ Ϭ d , ͕ Ϯ Ϭ ϭ ϲ ϭϮϭϬϱϬ ϭ 32 2 / )2 / ' , 1 * * / $ 6 6 '2 2 5 6 , 1 2 3 ( 1 :(/ & 2 0 ( '( 6 . &2 3 , ( 5 (/ ) $ %$ & . 6 ( 5 9 ( 5 &2 0 0 8 1 , 7 < 7$ % / ( % $ 1 4 8 ( 7 7 ( 6 ( $ 7 , 1 * +$ 1 * 2 8 7 $ 5 ( $ ,& ( & 2 ) ) ( ( %8 ) ) ( 7 / , 1 ( 32 6 , 7 , 2 1 ), 5 ( 3, 7 ), 5 ( 3, 7 %% 4 3/ $ 1 7 ( 5 75 ( ( 32 7 3/ $ 1 7 ( 5 3/ $ 1 7 ( 5 67 8 ' , 2 7: 2 %( ' 5 2 2 0 21 ( %( ' 5 2 2 0 '2 8 % / ( 48 ( ( 1 67 $ , 5 (/ ( 9 (/ ( 9 0( & + /2 1 * 7 ( 5 0 %, . ( 6 7 2 5 67 8 ' , 2 67 8 ' , 2 0( & + $ 1 , & $ / 3/ 8 0 % , 1 * '2 8 % / ( 48 ( ( 1 (/ ( & 7 5 , & $ / &2 5 5 , ' 2 5 &$ 7 9 67 2 5 $ * ( 81 , 6 ( ; )$ 0 , / < *8 ( 6 7 /$ 8 1 ' 5 < (0 3 /2 8 1 * ( /$ 8 1 ' 5 < 67 2 5 $ * ( /$ 8 1 ' 5 < &2 5 5 , ' 2 5 ), 7 1 ( 6 6 6$ / ( 6 2) ) , & ( :2 5 . $5 ( $ :2 5 . $5 ( $ *( 1 0* 5 6( 5 9 ( 5 67 2 5 ,1 $ 3 , 1 & + 67 2 5 9( 6 7 , % 8 / ( /2 % % < %5 ( $ . ) $ 6 7 %8 ) ) ( 7 )2 2 ' 35 ( 3 0( ( 7 , 1 * 5 0 08 / 7 , 3 8 5 3 2 6 ( 67 2 5 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 ,1 $ 3 , 1 & + 67 $ , 5 (/ ( 9 (/ ( 9 0( & + 32 2 / 67 2 5 $ * ( $&&(66,%/('%/48((1 $&&(66,%/(678',2 &2 5 5 , ' 2 5 21(%('5220 $&&7:2 %('5220 0$ , 1 (1 7 5 < %5 ( $ . ) $ 6 7 3$ 7 , 2 %% 4 3$ 7 , 2 32 2 / 3$ 7 , 2 6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ / $5 & + , 7 ( & 7 8 5 $ / /2 8 9 ( 5 6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ / /$ 1 ' 6 & $ 3 ( ), 5 ( 5, 6 ( 5 5 0 0$ 3 $5 ( $ /$ 1 ' 6 & $ 3 ( ), 5 ( 3, 7 .( < 1 2 7 ( 6 /,1(2)522)$%29(6((6(&21')/2253/$1 522)3/$16 75(//,6$%29(6((3$7,2'(7$,/6 322/ %<27+(56 216(3$5$7(3(50,7 :,1'2:6+$',1*'(9,&(%<2:1(55('8&7,21 ,1/,*+775$160,66,21 3529,'( +$1'*5,3 &21&5(7(&23,1*352),/($5281'322/3(5,0(7(53(50$55,275(48,5(0(176 322//,)7%<27+(56:(767$1'3,3(/2&$7,21,167$,5 *5$3+,&6+2:1,6',$*5$00$7,& /( * ( 1 ' $& & ( 6 6 , % / ( 6 3 $ & ( 8 1 , 7 6, * + 7 + ( $ 5 , 1 * , 0 3 $ , 5 ( ' 8 1 , 7 67((/$/7(51$7,1*75($'67$,5:,7+/2&.$%/(522)+$7&+ /2&.$%/(522)$&&(66'225 &$123<75(//,6%(/2: 52 2 0 7 < 3 ( $& & ( 6 6 , % / ( ' 2 8 % / ( 4 8 ( ( 1 )8 / / < $ & & ( 6 6 , % / ( 8 1 , 7 6 5 ( 4 ' 0 , 1 , 0 8 0 : , 7 + 5 2 / / , 1 6 + 2 :( 5 3 ( 5 7 $ % / ( $& & ( 6 6 , % / ( * 8 ( 6 7 5 2 2 0 ' , 6 7 5 , % 8 7 , 2 1 $& & ( 6 6 , % / ( 7 : 2 % ( ' 5 2 2 0 *8 ( 6 7 5 2 2 0 ' , 6 7 5 , % 8 7 , 2 1 52 2 0 7 < 3 ( 67 8 ' , 2 $& & ( 6 6 , % / ( 6 7 8 ' , 2 72 7 $ / *8 ( 6 7 5 2 2 0 6 ) 2 5 7 + ( + ( $ 5 , 1 * , 0 3 $ , 5 ( ' 5 ( 4 ' 3 ( 5 $ ' $ : + ( 5 ( 5 2 2 0 6 52 2 0 *5 2 8 1 ' )/ 2 2 5 6( & 2 1 ' )/ 2 2 5 7+ , 5 ' )/ 2 2 5 )2 8 5 7 + )/ 2 2 5 )2 8 5 7 + )/ 2 2 5 72 7 $ / 7: 2 % ( ' 5 2 2 0 '2 8 % / ( 4 8 ( ( 1 $& & ( 6 6 , % / ( ' 2 8 % / ( 4 8 ( ( 1 21 ( % ( ' 5 2 2 0 $& & ( 6 6 , % / ( 2 1 ( % ( ' 5 2 2 0 52 / / , 1 $& & ( 6 6 , % / ( 6 7 8 ' , 2 6+ 2 : ( 5 78 % ; ; ; $& & ( 6 6 , % / ( 2 1 ( % ( ' 5 2 2 0 ; $& & ( 6 6 , % / ( ' 2 8 % / ( 4 8 ( ( 1 ; $& & ( 6 6 , % / ( 6 7 8 ' , 2 ; $& & ( 6 6 , % / ( ' 2 8 % / ( 4 8 ( ( 1 ; 52 2 0 7 < 3 ( 67 8 ' , 2 52 2 0 3 5 2 9 , ' ( 9 , 6 8 $ / $ / $ 5 0 6 , ( 6 7 5 2 % ( 6 &2 1 1 ( & 7 ( ' 7 2 ) , 5 ( $ / $ 5 0 6 < 6 7 ( 0 3 5 2 9 , ' ( 9 , 6 8 $ / 1 2 7 , ) , & $ 7 , 2 1 ' ( 9 , & ( 6 72 $ / ( 5 7 3 $ 7 5 2 1 2 ) 3 + 2 1 ( & $ / / 6 $ 1 ' '2 2 5 . 1 2 & . 6 2 5 % ( / / 6 3 5 2 9 , ' ( ( / ( & 7 5 , & $ / 2 8 7 / ( 7 6 7 2 )$ & , / , 7 $ 7 ( 7 + ( 8 6 ( 2 ) 7 ( ; 7 7 ( / ( 3 + 2 1 ( 6 12 7 ( 2 1 ( & ) 5 2 2 0 0 8 6 7 % ( $& & ( 6 6 , % / ( % 8 7 1 2 0 2 5 ( 7 + $ 1 2 ) 52 2 0 6 7 + $ 7 & 2 8 1 7 7 2 : $ 5 ' 6 7 + ( 5( 4 8 , 5 ( ' & ) 5 2 2 0 6 0 $ < % ( $ & & ( 6 6 , % / ( 21 ( % ( ' 5 2 2 0 $& & ( 6 6 , % / ( 7 : 2 % ( ' 5 2 2 0 21 ( % ( ' 5 2 2 0 '2 8 % / ( 4 8 ( ( 1 67 8 ' , 2 21 ( % ( ' 5 2 2 0 '2 8 % / ( 4 8 ( ( 1 67 8 ' , 2 '2 8 % / ( 4 8 ( ( 1 67 8 ' , 2 '2 8 % / ( 4 8 ( ( 1 & ) 52 2 0 ; &2 0 0 8 1 , & $ 7 , 2 1 ) ( $ 7 8 5 ( * 8 ( 6 7 5 2 2 0 & ) 5 2 2 0 5 ( 4 8 , 5 ( 0 ( 1 7 6 $& & ( 6 6 , % / ( 7 : 2 % ( ' 5 2 2 0 &2 0 0 8 1 , & $ 7 , 2 1 ) ( $ 7 8 5 ( 5 0 ' , 6 7 5 , % 8 7 , 2 1 ϯͬ ϯ Ϯ ͟ с ϭ ͛ Ͳ Ϭ ͟ ATTACHMENT 3 ARC1 - 61 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z Z s / t ^ d & Z h Z z ϭ Ϭ d , ͕ Ϯ Ϭ ϭ ϲ ϭϮϭϬϱϬ Ϯ 21 ( %( ' 5 2 2 0 7: 2 %( ' 5 2 2 0 21 ( %( ' 5 2 2 0 '2 8 % / ( 48 ( ( 1 67 $ , 5 67 8 ' , 2 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 &2 5 5 , ' 2 5 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 $& & ( 6 6 , % / ( 21 ( % ( ' 5 2 2 0 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 $& & ( 6 6 , % / ( '% / 4 8 ( ( 1 67 $ , 5 (/ ( 9 '28%/(48((1 '28%/(48((1 21(%('5220 7:2 %('5220 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 /, 1 ( 1 67 2 5 $ * ( '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 ,& ( &$ 7 9 67 2 5 $ * ( &2 5 5 &+ 8 7 ( &2 5 5 67 2 5 &2 5 5 , ' 2 5 (/ ( 9 /2 : 5 2 2 ) /2 : 5 2 2 ) /2 : 5 2 2 ) /2 : 5 2 2 ) /2 : 5 2 2 ) .( < 1 2 7 ( 6 /, 1 ( 2 ) 5 2 2 ) $ % 2 9 ( 6 ( ( 6 ( & 2 1 ' ) / 2 2 5 3 / $ 1 5 2 2 ) 3/ $ 1 6 75 ( / / , 6 $ % 2 9 ( 6 ( ( 3 $ 7 , 2 ' ( 7 $ , / 6 32 2 / % < 2 7 + ( 5 6 2 1 6 ( 3 $ 5 $ 7 ( 3 ( 5 0 , 7 :, 1 ' 2 : 6 + $ ' , 1 * ' ( 9 , & ( % < 2 : 1 ( 5 5 ( ' 8 & 7 , 2 1 ,1 / , * + 7 7 5 $ 1 6 0 , 6 6 , 2 1 35 2 9 , ' ( + $ 1 ' * 5 , 3 & 2 1 & 5 ( 7 ( & 2 3 , 1 * 3 5 2 ) , / ( $ 5 2 8 1 ' 32 2 / 3 ( 5 , 0 ( 7 ( 5 3 ( 5 0 $ 5 5 , 2 7 5 ( 4 8 , 5 ( 0 ( 1 7 6 32 2 / / , ) 7 % < 2 7 + ( 5 6 :( 7 6 7 $ 1 ' 3 , 3 ( / 2 & $ 7 , 2 1 , 1 6 7 $ , 5 * 5 $ 3 + , & 6 + 2 : 1 , 6 ' , $ * 5 $ 0 0 $ 7 , & /( * ( 1 ' $& & ( 6 6 , % / ( 6 3 $ & ( 8 1 , 7 6, * + 7 + ( $ 5 , 1 * , 0 3 $ , 5 ( ' 8 1 , 7 67 ( ( / $ / 7 ( 5 1 $ 7 , 1 * 7 5 ( $ ' 6 7 $ , 5 : , 7 + / 2 & . $ % / ( 5 2 2 ) + $ 7 & + /2 & . $ % / ( 5 2 2 ) $ & & ( 6 6 ' 2 2 5 &$ 1 2 3 < 7 5 ( / / , 6 % ( / 2 : ϯͬ ϯ Ϯ ͟ с ϭ ͛ Ͳ Ϭ ͟ ATTACHMENT 3 ARC1 - 62 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z Z s / t ^ d & Z h Z z ϭ Ϭ d , ͕ Ϯ Ϭ ϭ ϲ ϭϮϭϬϱϬ ϯ 21 ( %( ' 5 2 2 0 7: 2 %( ' 5 2 2 0 21 ( %( ' 5 2 2 0 '2 8 % / ( 48 ( ( 1 67 $ , 5 67 8 ' , 2 67 8 ' , 2 $& & ( 6 6 , % / ( 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 &2 5 5 , ' 2 5 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 21 ( %( ' 5 2 2 0 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 67 $ , 5 (/ ( 9 '28%/(48((1 '28%/(48((1 21(%('5220 7:2 %('5220 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 ,& ( &$ 7 9 67 2 5 $ * ( &2 5 5 &+ 8 7 ( &2 5 5 67 2 5 &2 5 5 , ' 2 5 (/ ( 9 /2 : 5 2 2 ) /2 : 5 2 2 ) /2 : 5 2 2 ) /2 : 5 2 2 ) /2 : 5 2 2 ) .( < 1 2 7 ( 6 /, 1 ( 2 ) 5 2 2 ) $ % 2 9 ( 6 ( ( 6 ( & 2 1 ' ) / 2 2 5 3 / $ 1 5 2 2 ) 3/ $ 1 6 75 ( / / , 6 $ % 2 9 ( 6 ( ( 3 $ 7 , 2 ' ( 7 $ , / 6 32 2 / % < 2 7 + ( 5 6 2 1 6 ( 3 $ 5 $ 7 ( 3 ( 5 0 , 7 :, 1 ' 2 : 6 + $ ' , 1 * ' ( 9 , & ( % < 2 : 1 ( 5 5 ( ' 8 & 7 , 2 1 ,1 / , * + 7 7 5 $ 1 6 0 , 6 6 , 2 1 35 2 9 , ' ( + $ 1 ' * 5 , 3 & 2 1 & 5 ( 7 ( & 2 3 , 1 * 3 5 2 ) , / ( $ 5 2 8 1 ' 32 2 / 3 ( 5 , 0 ( 7 ( 5 3 ( 5 0 $ 5 5 , 2 7 5 ( 4 8 , 5 ( 0 ( 1 7 6 32 2 / / , ) 7 % < 2 7 + ( 5 6 :( 7 6 7 $ 1 ' 3 , 3 ( / 2 & $ 7 , 2 1 , 1 6 7 $ , 5 * 5 $ 3 + , & 6 + 2 : 1 , 6 ' , $ * 5 $ 0 0 $ 7 , & /( * ( 1 ' $& & ( 6 6 , % / ( 6 3 $ & ( 8 1 , 7 6, * + 7 + ( $ 5 , 1 * , 0 3 $ , 5 ( ' 8 1 , 7 67 ( ( / $ / 7 ( 5 1 $ 7 , 1 * 7 5 ( $ ' 6 7 $ , 5 : , 7 + / 2 & . $ % / ( 5 2 2 ) + $ 7 & + /2 & . $ % / ( 5 2 2 ) $ & & ( 6 6 ' 2 2 5 &$ 1 2 3 < 7 5 ( / / , 6 % ( / 2 : ϯͬ ϯ Ϯ ͟ с ϭ ͛ Ͳ Ϭ ͟ ATTACHMENT 3 ARC1 - 63 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z Z s / t ^ d & Z h Z z ϭ Ϭ d , ͕ Ϯ Ϭ ϭ ϲ ϭϮϭϬϱϬ ϰ 21 ( %( ' 5 2 2 0 7: 2 %( ' 5 2 2 0 21 ( %( ' 5 2 2 0 $& & ( 6 6 , % / ( '% / 4 8 ( ( 1 67 $ , 5 67 8 ' , 2 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 &2 5 5 , ' 2 5 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 21 ( %( ' 5 2 2 0 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 67 $ , 5 (/ ( 9 ; '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 67 8 ' , 2 /, 1 ( 1 67 2 5 $ * ( '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 67 8 ' , 2 67 8 ' , 2 67 8 ' , 2 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 '2 8 % / ( 48 ( ( 1 ,& ( &$ 7 9 67 2 5 $ * ( &2 5 5 &+ 8 7 ( &2 5 5 67 2 5 &2 5 5 , ' 2 5 (/ ( 9 5 ' ) / 2 2 5 5 2 2 ) : 0 ( 7 $ / 5$ , / , 1 * 6 8 5 5 2 8 1 ' 5 ' ) / 2 2 5 5 2 2 ) : 0 ( 7 $ / 5$ , / , 1 * 6 8 5 5 2 8 1 ' 5')/225522) .( < 1 2 7 ( 6 /, 1 ( 2 ) 5 2 2 ) $ % 2 9 ( 6 ( ( 6 ( & 2 1 ' ) / 2 2 5 3 / $ 1 5 2 2 ) 3/ $ 1 6 75 ( / / , 6 $ % 2 9 ( 6 ( ( 3 $ 7 , 2 ' ( 7 $ , / 6 32 2 / % < 2 7 + ( 5 6 2 1 6 ( 3 $ 5 $ 7 ( 3 ( 5 0 , 7 :, 1 ' 2 : 6 + $ ' , 1 * ' ( 9 , & ( % < 2 : 1 ( 5 5 ( ' 8 & 7 , 2 1 ,1 / , * + 7 7 5 $ 1 6 0 , 6 6 , 2 1 35 2 9 , ' ( + $ 1 ' * 5 , 3 & 2 1 & 5 ( 7 ( & 2 3 , 1 * 3 5 2 ) , / ( $ 5 2 8 1 ' 32 2 / 3 ( 5 , 0 ( 7 ( 5 3 ( 5 0 $ 5 5 , 2 7 5 ( 4 8 , 5 ( 0 ( 1 7 6 32 2 / / , ) 7 % < 2 7 + ( 5 6 :( 7 6 7 $ 1 ' 3 , 3 ( / 2 & $ 7 , 2 1 , 1 6 7 $ , 5 * 5 $ 3 + , & 6 + 2 : 1 , 6 ' , $ * 5 $ 0 0 $ 7 , & /( * ( 1 ' $& & ( 6 6 , % / ( 6 3 $ & ( 8 1 , 7 6, * + 7 + ( $ 5 , 1 * , 0 3 $ , 5 ( ' 8 1 , 7 67 ( ( / $ / 7 ( 5 1 $ 7 , 1 * 7 5 ( $ ' 6 7 $ , 5 : , 7 + / 2 & . $ % / ( 5 2 2 ) + $ 7 & + /2 & . $ % / ( 5 2 2 ) $ & & ( 6 6 ' 2 2 5 &$ 1 2 3 < 7 5 ( / / , 6 % ( / 2 : ϯͬ ϯ Ϯ ͟ с ϭ ͛ Ͳ Ϭ ͟ ATTACHMENT 3 ARC1 - 64 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z Z s / t ^ d & Z h Z z ϭ Ϭ d , ͕ Ϯ Ϭ ϭ ϲ ϭϮϭϬϱϬ ϯͬ ϯ Ϯ ͟ с ϭ ͛ Ͳ Ϭ ͟ $ _ 1 2 5 7 + ( / ( 9 $ 7 , 2 1 % _ ( $ 6 7 ( / ( 9 $ 7 , 2 1 & _ : ( 6 7 ( / ( 9 $ 7 , 2 1 ' _ 6 2 8 7 + ( / ( 9 $ 7 , 2 1 7+,5')/225¶´6(&21')/225¶´*5281')/225´)2857+)/225¶´723$5$3(7¶´723$5$3(7¶´ (1 7 5 < & $ 1 2 3 < ¶ ´ *5 2 8 1 ' ) / 2 2 5 ´ 7+,5')/225¶´6(&21')/225¶´*5281')/225´)2857+)/225¶´723$5$3(7¶´723$5$3(7¶´723$5$3(7¶´723$5$3(7¶ ´7+,5')/225¶´6(&21')/225¶´*5281')/225´)2857+)/225¶´723$5$3(7¶´723$5$3(7¶´723$5$3(7¶´723$5$3(7¶ ´ 7 2 6 2 8 1 ' : $ / / ¶ ´ 6( & 2 1 ' ) / 2 2 5 ¶ ´ 7+ , 5 ' ) / 2 2 5 ¶ ´ )2 8 5 7 + ) / 2 2 5 ¶ ´ 7 2 3 $ 5 $ 3 ( 7 ¶ ´ 7 2 3 $ 5 $ 3 ( 7 ¶ ´ ϱ0(&+$1,&$/(1&/2685(%(<21' 67 $ , 5 : ( / / $ & & ( 6 6 '2 2 5 :2 2 ' ) 5 $ 0 ( ' & $ 1 2 3 < 6 7 $ , 1 72 0 $ 7 & + : , 1 ' 2 : ) 5 $ 0 ( 6 0( 7 $ / & 2 5 1 , & ( 0( & + $ 1 , & $ / ( 1 & / 2 6 8 5 ( 67 2 1 ( & / $ ' ' , 1 * 7 2 0$ 7 & + % 8 , / ' , 1 * % ( <2 1 ' :2 2 ' 7 5 ( / / , 6 6 7 $ , 1 7 2 0$ 7 & + : , 1 ' 2 : ) 5 $ 0 ( 6 0( 7 $ / & 2 5 1 , & ( 67 $ , 5 : ( / / $ & & ( 6 6 '2 2 5 :2 2 ' ) 5 $ 0 ( ' & $ 1 2 3 < 67 $ , 1 7 2 0 $ 7 & + : , 1 ' 2 : )5 $ 0 ( 6 0 ( 7 $ / & 2 5 1 , & ( ), % ( 5 * / $ 6 6 & 2 5 1 , & ( 0 ( 7 $ / 3 $ 5 $ 3 ( 7 &$ 3 0( 7 $ / 5 $ , / $ / 8 0 , 1 8 0 : , 1 ' 2 : )5 $ 0 ( %5 $ 1 ' 6 , * 1 $ * ( 6 7 8 & & 2 ) , 1 , 6 + 67 2 1 ( 9 ( 1 ( ( 5 0$ , 1 ( 1 7 5 < 6 7 2 5 ( ) 5 2 1 7 :2 2 ' 7 5 ( / / , 6 6 7 $ , 1 7 2 0$ 7 & + : , 1 ' 2 : ) 5 $ 0 ( 6 0( 7 $ / & 2 5 1 , & ( :2 2 ' 7 5 ( / / , 6 6 7 $ , 1 7 2 0$ 7 & + : , 1 ' 2 : ) 5 $ 0 ( 6 0( 7 $ / & 2 5 1 , & ( %, . ( 6 7 2 5 $ * ( $& & ( 6 6 ' 2 2 5 ATTACHMENT 3 ARC1 - 65 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ 12 5 7 + ( $ 6 7 & 2 5 1 ( 5 ϲ 62 8 7 + ( $ 6 7 & 2 5 1 ( 5 ATTACHMENT 3 ARC1 - 66 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ 0$ , 1 ( 1 7 5 < $ 3 3 5 2 $ & + ) 5 2 0 7 + ( : ( 6 7 (1 7 5 $ 1 & ( 3 $ 7 , 2 0$ , 1 ( 1 7 5 $ 1 & ( 0$ , 1 ( 1 7 5 < $ 3 3 5 2 $ & + ) 5 2 0 7 + ( ( $ 6 7 ϳATTACHMENT 3 ARC1 - 67 A MYHRE GROUP ARCHITECTS dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ ΞDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ͕/ŶĐ͘dŚĞƐĞĚƌĂǁŝŶŐƐĂƌĞƚŚĞƉƌŽƉĞƌƚLJŽ ĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐĂŶĚĂƌĞŶŽƚƚŽďĞƌĞƉƌŽĚƵĐĞĚŝŶĂŶLJŵĂŶŶ ĞƌĞdžĐĞƉƚǁŝƚŚƚŚĞƉƌŝŽƌǁƌŝ ĞŶĂƉƉƌŽǀĂůŽĨDLJŚƌĞ'ƌŽƵƉƌĐŚŝƚĞĐƚƐ ͘ϲϮϬ^tϱƚŚǀĞŶƵĞ͕^ƵŝƚĞϱϬϬ WŽƌƚůĂŶĚ͕KƌĞŐŽŶϵϳϮϬϰ ϱϬϯ͘Ϯϯϲ͘ϲϬϬϬ ǁǁǁ͘ŵLJŚƌĞŐƌŽƵƉ͘ĐŽŵ /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ %$ 5 % ( & 8 ( 3 $ 7 , 2 ( $ 6 7 %$ 5 % ( & 8 ( 3 $ 7 , 2 / 2 2 . , 1 * : ( 6 7 32 2 / ' ( & . / 2 2 . , 1 * ( $ 6 7 32 2 / ' ( & . / 2 2 . , 1 * : ( 6 7 ϴATTACHMENT 3 ARC1 - 68 /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ͕ Ϯ Ϭ ϭ ϱ ϭϮϭϬϱϬ dŽ ǁ Ŷ Ğ W ů Ă Đ Ğ ^ Ƶ ŝ ƚ Ğ Ɛ Ͳ ^ Ă Ŷ > Ƶ ŝ Ɛ K ď ŝ Ɛ Ɖ Ž ͕ 17 6 ^,ATTACHMENT 3 ARC1 - 69 JU L Y 2 4 , 2 0 1 5 ATTACHMENT 3 ARC1 - 70 ATTACHMENT 3 ARC1 - 71 San Luis Garbage Company 4388 Old Santa Fe Road • San Luis Obispo, CA 93401 805-543-0875 April 29, 2015 Matt Lhotka MYHRE Architects 620 SW 5th Ave Suite 500 Portland, Oregon 97204 RE: TownePlace Suites Hotel – Calle Joaquin San Luis Garbage has reviewed the updated plans for the TownePlace Suites Hotel, located on Calle Joaquin in San Luis Obispo, CA. We approve the Site Plan (S1) dated April 29, 2015 for commercial frontload service. Thank you for your cooperation. Rigo Diaz Operations Manager San Luis Garbage Company (805) 471-7975 ATTACHMENT 3 ARC1 - 72 P:F:CO N T A C T : MY H R E G R O U P A R C H I T E C T S 62 0 S W 5 T H A V E N U E SU I T E 5 0 0 PO R T L A N D , O R 9 7 2 0 4 50 3 . 2 3 6 . 6 0 0 0 50 3 . 2 3 6 . 7 5 0 0 AR C H I T E C T PH I L I P S T E W A R T ph i l i p s @ m y h r e g r o u p . c o m IN D E X DO C U M E N T I N D E X PR O J E C T T E A M To w n e P l a c e S u i t e s Sa n L u i s O b i s p o 13 0 1 C a l l e J o a q u i n Sa n L u i s O b i s p o , C A 9 3 4 0 1 AR C S U B M I T T A L R E V I S I O N # 2 JU L Y 2 4 , 2 0 1 5 AR C H I T E C T U R A L R E V I E W S E T D O C U M E N T S PL A N N I N G A P P L I C A T I O N F O R M PR O J E C T N A R R A T I V E ( D E S C R I P T I O N O F T H E P R O P O S E D U S E ) AR C H I T E C T U R A L R E V I E W C H E C K L I S T GR E E N B U I L D I N G C H E C K L I S T & N A R R A T I V E TP S M A R R I O T T E X T E R I O R S I G N A G E G U I D E L I N E S RR M D E S I G N M E M O R A N D U M - P R O J E C T B A C K G R O U N D / L O C A T I O N S U M M A R Y WA T E R W A Y M A N A G E M E N T P L A N R E P O R T ST O R M W A T E R P O S T C O N S T R U C T I O N R E Q U I R E M E N T S - A P P E N D I X I PR E / P O S T D E V E L O P M E N T P E A K F L O W R A T E S F O R 2 - Y E A R T H R O U G H 10 0 - Y E A R S T O R M E V E N T S - A P P E N D I X I I GR A D I N G / D R A I N A G E S H E E T A N D U N D E R G R O U N D R E T E N T I O N I N F O R M A T I O N - A P P E N D I X I I I EX I S T I N G / P R O P O S E D C U T A N D F I L L M A P - A P P E N D I X I V EX I S T I N G I N F O R M A T I O N F R O M A U T O M A L L E X P A N S I O N D E V E L O P M E N T R E P O R T - A P P E N D I X V ST O R M W A T E R C O N T R O L P L A N - P O S T C O N S T R U C T I O N R E Q U I R E M E N T S GE N E R A L CS C O V E R S H E E T CI V I L C1 G R A D I N G A N D D R A I N A G E P L A N C2 U T I L I T Y P L A N C3 S T O R M W A T E R M A N A G E M E N T P L A N CU T A N D F I L L M A P LO S O S O S & C A L L E J O A Q U I N I N T E R S E C T I O N S T R I P I N G P L A N AC C E S S O P T I O N S E X H I B I T LA N D S C A P E L1 C O N C E P T U A L L A N D S C A P E P L A N AR C H I T E C T U R A L S1 S I T E P L A N S2 S I T E S E C T I O N S S3 E N L A R G E D P L A N S & S I T E D E T A I L S S4 E N L A R G E D P L A N S & S I T E D E T A I L S A1 G R O U N D L E V E L F L O O R P L A N A2 S E C O N D L E V E L F L O O R P L A N A3 T H I R D L E V E L F L O O R P L A N A4 F O U R T H L E V E L F L O O R P L A N A5 E X T E R I O R E L E V A T I O N S A6 P E R S P E C T I V E R E N D E R I N G S - O V E R A L L A7 P E R S P E C T I V E R E N D E R I N G S - M A I N E N T R Y A8 P E R S P E C T I V E R E N D E R I N G S - B A C K P A T I O SC S I T E C O N T E X T & A N I M A T I O N P A T H I M A G E R Y SH S H A D O W S T U D Y E1 S I T E L I G H T I N G P L A N M1 E X T E R I O R M A T E R I A L S & C O L O R S S A M P L E B O A R D - N T S - LOS O S O S V A L L E Y R D . C A L L E J O A Q U I N C A B R I L L O H W Y 1 P E R F U M O C R E E K S . H I G U E R A S T . SU B U R B A N R D . SHORT ST. L O N G S T . HI N D L N . ME I S S N E R L N . ZA C A L N . GR A N A D A PR O J E C T LO C A T I O N P:F:CO N T A C T : EL E C T R I C A L E N G I N E E R EM E R A L D C I T Y E N G I N E E R S , I N C . 65 0 5 2 1 6 T H S T . S W , S U I T E 2 0 0 MO U N T L A K E T E R R A C E , W A 9 8 0 4 3 42 5 . 7 4 1 . 1 2 0 0 42 5 . 7 4 1 . 1 2 0 1 AD A M F R E N C H af r e n c h @ e m e r a l d c i t y e n g . c o m P:F:CO N T A C T : PL A N N I N G RR M D E S I G N G R O U P 37 6 5 S O U T H H I G U E R A S T . SU I T E 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 5 4 3 . 1 7 9 4 80 5 . 5 4 3 . 4 6 0 9 VI C T O R M O N T G O M E R Y vm o n t g o m e r y @ r r m d e s i g n . c o m CO N C E P T R E N D E R I N G VI C I N I T Y M A P SH E E T TI T L E P:F:CO N T A C T : OW N E R IN T E R M O U N T A I N M G M T . , L L C 23 9 0 T O W E R D R I V E MO N R O E , L A 7 1 2 0 1 31 8 . 3 2 5 . 5 5 6 1 31 8 . 9 9 8 . 3 0 1 5 DA V E R A Y M O N D da v e r @ i n t e r m t n . b i z P:F:CO N T A C T : CI V I L E N G I N E E R RR M D E S I G N G R O U P 37 6 5 S O U T H H I G U E R A S T . SU I T E 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 5 4 3 . 1 7 9 4 80 5 . 5 4 3 . 4 6 0 9 RO B E R T C A M A C H O rc a m a c h o @ r r m d e s i g n . c o m P:F:CO N T A C T : LA N D S C A P E RR M D E S I G N G R O U P 37 6 5 S O U T H H I G U E R A S T . SU I T E 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 80 5 . 5 4 3 . 1 7 9 4 80 5 . 5 4 3 . 4 6 0 9 CH R I S D U F O U R cb d u f o u r @ r r m d e s i g n . c o m IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A DR A W I N G I N D E X PR O J E C T D E V E L O P M E N T S U M M A R Y CU R R E N T U S E : V A C A N T PR O P O S E D U S E : H O T E L R - 1 ( T R A N S I E N T ) GU E S T R O O M S : 1 1 4 ST O R I E S : 4 MA X I M U M B L D G H E I G H T : 4 5 ' - 0 " ( T o p o f H i g h P a r a p e t f r o m a v e r a g e g r a d e ) CO N S T R U C T I O N T Y P E : V - A FI R E S U P P R E S S I O N : F U L L Y S P R I N K L E R E D P E R N F P A 1 3 CL A S S I I I S T A N D P I P E S Y S T E M TO T A L S I T E A R E A : ± 1 2 3 , 3 9 8 S . F . / 2 . 8 3 A C R E S TO T A L B U I L D I N G A R E A : ± 6 9 , 2 9 3 S . F . BU I L D I N G F O O T P R I N T : ± 1 8 , 3 9 0 S . F . EX I S T I N G I M P E R V I O U S A R E A : 0 S . F . EX I S T I N G P E R V I O U S A R E A : ± 1 2 3 , 3 9 8 S . F . PR O P O S E D I M P E R V I O U S A R E A T O T A L : 5 1 , 4 8 1 S . F . PR O P O S E D S I D E W A L K / P A V E M E N T A R E A : ± 3 3 , 0 9 1 S . F . PR O P O S E D P E R M E A B L E P A V E M E N T A R E A : ± 2 1 , 6 9 9 S . F . PR O P O S E D L A N D S C A P E D A R E A : ± 4 7 , 2 1 5 S . F . LA N D S C A P E D A R E A M I N U S S E T B A C K S : ± 2 4 , 1 8 2 S . F . ZO N I N G : C - T - S F - T O U R I S M C O M M E R C I A L OV E R L A Y Z O N E : S P E C I A L F O C U S LE G A L D E S C R I P T I O N : P a r c e l 3 o f p a r c e l m a p S L O 0 4 - 6 1 5 , i n t h e c i t y o f S a n L u i s O b i s p o , Co u n t y o f S a n L u i s O b i s p o , S t a t e o f C a l i f o r n i a , a c c o r d i n g t o t h e m a p r e c o r d e d N o v e m b e r 8 , 2 0 0 6 in b l o c k 6 7 , p a g e s 6 8 - 7 0 o f p a r c e l m a p s , i n t h e o f f i c e o f t h e c o u n t y r e c o r d e r o f s a i d c o u n t y . CO M M E R C I A L D E V E L O P M E N T S T A N D A R D S ( C i t y o f S a n L u i s O b i s p o ) MA X . D E N S I T Y ( Z O N E C - T ) = 1 2 U N I T S / A C R E i n c l . d w e l l i n g s i n m o t e l s , b u t n o t o t h e r h o t e l u n i t s ( O K ) DE N S I T Y C A L C U L A T I O N = 5 . 1 3 ( i n c . 2 5 % l o t 5 ) g r o s s a c r e s x 7 5 p e r s o n s p e r a c r e = 3 8 5 . 7 5 p e r s o n s t o t a l MA X . O C C U P A N C Y = 1 1 6 r o o m s x 1 . 8 p e r s o n s / r o o m = 2 0 9 p e r s o n s + 1 5 ( m a x ) s t a f f = 2 2 4 p e r s o n s ( O K ) MI N . L O T A R E A = 9 , 0 0 0 S F ( O K ) MI N . L O T W I D T H = 6 0 F E E T ( O K ) MI N . L O T D E P T H = 1 0 0 F E E T ( O K ) MA X . L O T C O V E R A G E = 7 5 % ( O K ) MI N . L O T F R O N T A G E = 4 0 F E E T ( O K ) SI G N A G E G U I D E L I N E S - Z O N E : C T AL L S I G N T Y P E S A L L O W E D (2 ) S I G N S P E R T E N A N T S P A C E A L L O W E D MA X I M U M C U M U L A T I V E S I G N A R E A A L L O W E D = 2 0 0 S F MA X . H E I G H T O F A N Y S I G N I S 2 5 F E E T A B O V E G R A D E . SI G N A G E A L L O W E D W H E R E M A I N B L D G E N T R A N C E S O C C U R O N L Y . PR O P O S E D S I G N A G E : D E S I G N / B U I L D - U N D E R S E P A R A T E P E R M I T (1 ) I L L U M I N A T E D M O N U M E N T S I G N ( B R A N D S I Z E - 3 ' - 6 1 / 2 " x 5 ' - 7 1 / 2 " = ~ 2 0 S F ) @ E A S T E N T R A N C E IL L U M I N A T I O N B Y H / O F L U O R E S C E N T L A M P S ( S H I E L D P E R N I G H T S K Y O R D I N A N C E ) (3 ) I L L U M I N A T E D W A L L M O U N T E D S I G N S ( B R A N D S I Z E - 2 2 ' - 6 3 / 1 6 " x 4 ' - 5 1 3 / 1 6 " = ~ 1 0 0 S F E A C H ) AL O N G N O R T H , E A S T , & S O U T H F A C A D E S ( T E A L & R E D B Y D A Y - W H I T E & R E D B Y N I G H T ) PA R K I N G C A L C U L A T I O N S ( H o t e l ) 1 s p a c e p e r g u e s t r o o m + 1 s p a c e p e r 2 0 0 s f ( A s s e m b l y A r e a ) 11 4 g u e s t r o o m s + A s s e m b l y ( 7 3 5 s f / 2 0 0 s f = 4 ) = 1 1 8 V e h i c u l a r S p a c e s R e q u i r e d VE H I C U L A R P A R K I N G S P A C E S P R O V I D E D : 1 1 7 ( i n c l u d e s 5 a c c e s s i b l e & 1 w h e e l c h a i r u s e r o n l y ) MO T O R C Y C L E P A R K I N G P R O V I D E D : 6 M o t o r c y c l e S p a c e s R e q u i r e d ( 1 m o t o r c y c l e p e r 2 0 c a r s ) BI K E P A R K I N G ( 5 % V e h i c u l a r S p a c e s ) : 7 T o t a l - i n c l u d e s 6 l o n g - t e r m ( 8 0 % ) & 2 s h o r t - t e r m ( 1 0 % ) I NT E R M OU NT A I N M A N A G E M E N T A RC H I T E C T U RA L R E V I E W S ET Ju l y 24 , 20 1 5 12 1 0 50 T ow n e P l a c e S u i t e s - S a n L u i s O b i s p o, C A CS ATTACHMENT 4 ARC1 - 73 ATTACHMENT 4 ARC1 - 74 TO W N E P L A C E S U I T E S 4 S T O R Y H O T E L 1 1 4 G U E S T R O O M S 1 1 7 P A R K I N G S P A C E S VA N M O T O R C Y C L E PO O L CALLE JOAQUIN RE C I P R O C A L AC C E S S E A S E M E N T RE C I P R O C A L A C C E S S EA S E M E N T EX I S T I N G CO N C R E T E DR I V E W A Y AP R O N EX I S T I N G CO N C R E T E DR I V E W A Y AP R O N 6 65 PR O P E R T Y L I N E PR O P E R T Y L I N E PROPERTY LINE PROPERTY LINE 5 6 SETBACK 6 SETBACK EN T R Y DR A I N A G E E A S E M E N T DR A I N A G E E A S E M E N T / S E T B A C K P R I V A T E D R A I N A G E E A S E M E N T / S E T B A C K 8 24 ' - 0 " 2 4 ' - 0 " T Y P . 2 4 ' - 0 " 6 ' - 0 " T Y P . 24 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 9 ' - 0 " T Y P . 24 ' - 0 " T Y P . 15 ' - 6 " 6 ' - 6 " 2 0 ' - 0 " 10 ' - 0 " 3 PA T I O PA T I O FI N I S H F L O O R EL E V A T I O N : 1 1 9 . 6 0 MA I N EN T R Y 3 1 ' - 5 " 14 1 ' - 3 " 5 7 ' - 6 " BL D G C T R L DA T U M SI T E C T R L DA T U M 8' - 0 " PR O V I D E C U R B BR E A K S P E R C I V I L . 18 ' - 0 " T Y P . 8 5 5 3 3 UN I T S 9' - 0 " M A X W A L L A B O V E G R A D E ( S O U N D A T T E N U A T I O N ) (6 ' - 0 " A B O V E P A T I O D E C K & 3 ' - 0 " M A X R E T A I N I N G W A L L ) ST O N E F I N I S H O N B O T H S I D E S 1 0 1 ' - 9 " 6 6 157 ' - 8 " (6 ) W A L L - M O U N T E D L O N G TE R M B I K E S T O R A G E SP A C E S W I T H I N B L D G 3 1 4 2 2 2 2 2 0" C U R B PE R C I V I L 57 5 ' - 1 1 " ± 215'-10" ± 57 7 ' - 5 " ± 216'-0" ± 3 4 ' - 9 " 28 ' - 3 " R 4 6 ' - 6 " T Y P 6" C O N C R E T E AP R O N UN I T S ME C H ME C H FO M F O M 68 ' - 4 " 7 FI R E R I S E R R O O M E N T R Y WI T H S I G N A G E ( ' F I R E SP R I N K L E R R I S E R ' & ' F I R E AL A R M C O N T R O L P A N E L ' ) 1 0 9 ' - 7 " 15 8 ' - 6 1 / 2 " 2 84 ' - 8 " 2 7 ' - 6 " 26 ' - 0 " 21 0 ' - 6 " 38 ' - 1 1 " 9 TY P 9 TY P 11 TY P 10 TY P 10 TY P 12 TY P 5 16 6 65 6 6 3 5 6 6 6 6 6 4 3 SI T E P L A N K E Y N O T E S - SI T E P L A N K E Y N O T E S 1. M O N U M E N T S I G N - U N D E R S E P A R A T E P E R M I T - C O O R D I N A T E W I T H L A N D S C A P I N G 2. N E W A C C E S S I B L E C O N C R E T E R A M P T O C O M P L Y W I T H S T A T E D I S A B L E D A C C E S S ST A N D A R D S - S E E C I V I L F O R A D D ' L I N F O 3. L I N E O F R O O F A B O V E 4. ' I N V E R T E D U - B I K E R A C K S ' - 4 S H O R T T E R M B I K E S P A C E S P R O V I D E D 5. N E W 4 2 " G U A R D R A I L O V E R R E T A I N I N G W A L L - S E E C I V I L F O R A D D ' L I N F O 6. E X I S T I N G F I R E H Y D R A N T - S E E C I V I L F O R A D D ' L I N F O 7. N E W F I R E H Y D R A N T - S E E C I V I L F O R A D D ' L I N F O 8. N E W G A S M E T E R - S E E P L U M B I N G F O R A D D ' L I N F O 9. N E W P A R K I N G L O T L I G H T P O L E ( 2 1 ' - 0 " A . F . F . ) 10 . N E W P O S T / W A L L - T O P F I X T U R E S ( M O U N T E D 6 ' - 0 " A . F . F . ) 11 . N E W L I G H T B O L L A R D ( 3 ' - 0 A . F . F . ) 12 . N E W W A L L S C O N C E ( M O U N T E D 6 ' - 0 " A . F . F . ) - SI T E P L A N N O T E S A. F I E L D V E R I F Y A L L I N F O R M A T I O N P R I O R T O C O N S T R U C T I O N . I F C O N D I T I O N S V A R Y FR O M C O N T R A C T D O C U M E N T S , N O T I F Y A R C H I T E C T I N W R I T I N G I M M E D I A T E L Y B. F I N I S H G R A D E & H A R D S U R F A C E S S H A L L S L O P E A W A Y F R O M B U I L D I N G ( S ) , S E E C I V I L DR A W I N G S ( T Y P . ) C. R E F E R T O C I V I L D R A W I N G S F O R C O O R D I N A T I O N O F A L L P R O P E R T Y L I N E S , DI M E N S I O N S , A N D S I T E U T I L I T I E S . D. R E F E R T O C I V I L D R A W I N G S F O R C O O R D I N A T I O N O F S I T E A C C E S S I B I L I T Y , A D A P A R K I N G , PA R K I N G S T A L L S , A N D C U R B S . E. L A N D S C A P E S H O W N F O R D E S I G N I N T E N T O N L Y - R E F E R T O L A N D S C A P E D R A W I N G S FO R A D D I T I O N A L I N F O R M A T I O N . F. E X T E R I O R L I G H T F I X T U R E S S H O W N F O R D E S I G N I N T E N T O N L Y - R E F E R T O E L E C T R I C A L DR A W I N G S F O R A D D I T I O N A L I N F O R M A T I O N . G. R E F E R T O C O V E R S H E E T F O R P R O J E C T D E V E L O P M E N T S U M M A R Y ( S T A T I S T I C S ) . SI T E P L A N L E G E N D PO L E - M O U N T E D PA R K I N G L I G H T F I X T U R E BU I L D I N G AS P H A L T P A V I N G CO N C R E T E P A V I N G ST A M P E D C O N C R E T E (I N T E G R A L C O L O R ) SI T E A C C E S S I B L E R O U T E 3' - 0 " M I N I M U M C L E A R , T Y P DE C O R A T I V E L I G H T F I X T U R E LI G H T B O L L A R D DE C O R A T I V E L I G H T F I X T U R E WA L L M O U N T E D S C O N C E PE R M E A B L E P A V E M E N T (I N T E G R A L C O L O R ) FI R E H Y D R A N T PE R M E A B L E P A V E M E N T @ AC C E S S I B L E P A R K I N G (I N T E G R A L A C C E N T C O L O R ) PE R M E A B L E P A V E M E N T @ MA I N E N T R A N C E (I N T E G R A L A C C E N T C O L O R ) IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A EX T E R I O R L I G H T I N G - R E F E R T O E 1 F O R A D D I T I O N A L I N F O R M A T I O N S1 1" = 3 0 ' - 0 " ATTACHMENT 4 ARC1 - 75 TO W N E P L A C E S U I T E S 4 S T O R Y H O T E L 1 1 4 G U E S T R O O M S 1 1 7 P A R K I N G S P A C E S VA N M O T O R C Y C L E PO O L ED G E O F NE A R E S T TR A V E L LA N E ℄US 1 0 1 C A L L E J O A Q U I N U S H I G H W A Y 1 0 1 +/ - 1 9 1 ' - 0 " +/ - 2 4 4 ' - 0 " TO P A R A P E T 45 ' - 0 " M A X SB HW Y 10 1 C L NB HW Y 10 1 ED G E O F NE A R E S T TR A V E L LA N E TO E N C L O S U R E 7' - 0 " FE N C E 11 9 . 6 0 119 . 0 118 . 0 117 . 0 116 . 0 P R O P E R T Y L I N E D R A I N A G E E A S E M E N T D R A I N A G E E A S E M E N T P R O P E R T Y L I N E 13 0 . 7 5 14 0 . 7 5 15 0 . 7 5 TR A S H / RE C Y C L E EN C L O S U R E IN F O R E F R O N T CA L L E JO A Q U I N 0 50 10 0 115 . 0 114 . 0 113 . 0 ST R E E T F A C A D E 35 ' - 3 " LO T 3 PR O P O S E D H O T E L US H I G H W A Y 1 0 1 +/ - 1 9 1 ' - 0 " 117.50 117.00 116.90 116.1 0 118.40 117.70 116.90 117.10 117.90 121.90 (E ) CH E V R O L E T / ME R C E D E S DE A L E R TO R O O F 45 ' - 0 " M A X LO T 4 LO T 2 LO T 1 LO T 3 13 0 . 7 5 14 0 . 7 5 15 0 . 7 5 P R O P E R T Y L I N E D R A I N A G E E A S E M E N T P R O P E R T Y L I N E D R A I N A G E E A S E M E N T 0 50 10 0 11 9 . 6 0 OU T D O O R P O O L / PA T I O E N C L O S U R E P R O P E R T Y L I N E P R O P E R T Y L I N E P R O P E R T Y L I N E SO U N D W A L L 9' - 0 " A B O V E G R A D E EN T R Y CA N O P Y PR O P O S E D H O T E L 113.50 117.9 0 113.50 118.25 113.50 118.50 119.35 119.15 116.7 5 117.00 117.10 113.50 118.50 118.20 117.8 5 117.90 3' - 0 " R E T A I N I N G W A L L 113.5 0 117.10 ( 6 ' - 0 " A B O V E D E C K ) IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A 1" = 3 0 ' - 0 " S2 ATTACHMENT 4 ARC1 - 76 PO O L FI R E PI T FI R E PI T PL A N T E R S 6' - 0 " S T O N E V E N E E R WA L L W I T H W A L L - T O P LI G H T F I X T U R E S T Y P I C A L ST O N E V E N E E R WA L L A N D F E N C E WI T H P O S T - T O P LI G H T F I X T U R E S FI R E PI T PL A N T E R BE N C H ST O N E V E N E E R W A L L WI T H S T O N E C A P (H E I G H T V A R I E S ) OU T L I N E O F TR E L L I S A B O V E OU T L I N E O F CA N O P Y A B O V E EX T E R I O R W A L L SC O N C E S , TY P I C A L A3 S4 EX T E R I O R W A L L T O P FI X T U R E T Y P I C A L - S E E EL E C . F O R A D D ' L I N F O A3 S4 M S3B1S3C1 S3A1 S3A5 IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A 1/ 8 " = 1 ' - 0 " S3 ATTACHMENT 4 ARC1 - 77 WE L D E D T O P I P E #4 X 1 2 " L O N G R E - BA R 1/ 2 " P R E M O L D E D E X P A N S I O N JO I N T A T A L L C O N C R E T E SL A B P E N E T R A T I O N S ( T Y P . ) CO N C R E T E W A S H (S M O O T H D O M E TY P E ) 6" D I A M E T E R S C H E D U L E 4 0 ST E E L P I P E F I L L E D W I T H CO N C R E T E C E N T E R E D O N FO O T I N G . P R I M E A N D P A I N T SE E E X T E R I O R F I N I S H SC H E D U L E TO P O F F I N I S H S U R F A C E S E E C I V I L EQ . EQ . 1' - 6 " DI A M E T E R C L 26 ' - 0 " FA C E O F M A S O N R Y DU M P S T E R B I N (4 C U . Y D . - 8 3 " x 5 9 " ) RE C Y C L E B I N (4 C U . Y D . - 8 3 " x 5 9 " ) 16 ' - 8 " MA S O N R Y O P E N I N G LI N E O F C O N C R E T E CU R B B E L O W , T Y P I C A L . 2' - 0 " MI N 2' - 0 " MI N 2' - 8 " FO M FL O O R D R A I N - SE E P L U M B . D W G S . SL A B T O E X T E N D 6 " BE Y O N D F O M @ RE A R A N D S I D E S OF E N C L O S U R E T Y P RE F E R T O S I T E P L A N FO R A D D ' L C O N C R E T E AP R O N I N F O R M A T I O N AL O N G A P P R O A C H 3' - 4 " MA S O N R Y OP E N I N G 2' - 8 " FO M FO G ( F A T , OI L , & GR E A S E ) ST O R A G E DR A I N T O SA N I T A R Y SE W E R P E R PL U M B I N G 8" PR O V I D E H O S E B I B B P E R PL U M B I N G W / H O O K F O R ST O R A G E A B O V E A1 S4 EQ . EQ . GA T E C A S T E R S E A C H S I D E NO T I F Y A R C H I T E C T O F A N Y FO O T I N G C O N F L I C T S P R I O R TO C O N S T R U C T I O N ST O N E V E N E E R O V E R FU L L Y G R O U T E D C M U PE R S T R U C T U R A L 16 G A . R I B B E D M E T A L GA T E P A N E L S LO C K A B L E H A S P 2" S T E E L A N G L E D I A G O N A L BR A C I N G B E Y O N D W H E R E R E Q ' D ST E E L G A T E P O S T W I T H PA I N T E D T O P C A P , T Y P . CA N E B O L T . 1 " D I A M E T E R X 2 ' - 0 " LO N G W I T H 9 0 ° B E N D T Y P I C A L 8 "X 8 " X 1 6 " C M U , S E E S TR U C T U R A L D RA W I N G S F O R R EI N F O R C E M E N T CO N C F O O T I N G S I Z E AN D D E P T H P E R ST R U C T U R A L S LO P E D S T O N E C A P W IT H D R I P E D G E E A C H S ID E . 1 / 2 " W A S H F O R D RA I N A G E 6" S TO N E V E N E E R O V E R M OR T A R S E T T I N G B E D C ON C C U R B @ T RA S H E N C L O S U R E L OC A T I O N O N L Y S EE C I V I L D R A W I N G S P AI N T E D C M U I NT E R I O R S I D E O N L Y 1/ 2 % - 1 % SL O P E TO D R A I N 6" CO N C R E T E F I L L E D TU B E S T E E L P O S T - SI Z E P E R S T R U C T U R A L CO N T I N U O U S H I N G E W/ ( 4 ) 1 / 4 " D I A M B O L T S 16 G A . R I B B E D M E T A L G A T E S WI T H 2 " x 2 " x 1 / 4 " S T E E L AN G L E I R O N F R A M E W / DI A G O N A L B R A C I N G ( O P E N PO S I T I O N - 1 2 0 ° M A X ) PR O V I D E G A T E C A S T E R S PE R E L E V A T I O N S 10 " H I G H C U R B W / B U L L N O S E E D G E @ T R A S H E N C L O S U R E , SE E S I T E D E T A I L S AS R E Q ' D F O R 1 2 0 DE G R E E G A T E S W I N G 1" M I N CL E A R BO L L A R D V E R I F Y P R I O R T O CO N S T R U C T I O N T H A T T H E R E I S N O CO N F L I C T B E T W E E N B O L L A R D FO O T I N G A N D T R A S H E N C L O S U R E FO O T I N G . N O T I F Y A R C H I T E C T I F CO N F L I C T E X I S T S HO L E S I N C O N C R E T E T O AC C O M M O D A T E C A N E B O L T S - S E E E L E V F O R A D D ' L I N F O HO L E S T O A C C O M M O D A T E CA N E B O L T S - S E E E L E V F O R AD D ' L I N F O PR O V I D E E M P T Y C E L L S A S RE Q ' D F O R H O S E B I B B L I N E A5 S4 EQ U A L ST E E L F E N C E - P A I N T T O MA T C H W I N D O W F R A M E S 1 1 / 2 " S Q U A R E T U B U L A R SI D E R A I L 3/ 4 " S Q U A R E T U B U L A R PI C K E T S & R A I L S 1 1 / 2 " S Q U A R E T U B U L A R BO T T O M R A I L 1 1 / 2 " S Q U A R E T U B U L A R TO P R A I L 4" S T E E L P O S T , PA I N T T O M A T C H WI N D O W F R A M E S DE C O R A T I V E P O S T - T O P LI G H T F I X T U R E S - S E E EL E C . F O R A D D ' L I N F O 4" C L R . MA X . T Y P . NO T E : F O R D E S I G N I N T E N T O N L Y . C O O R D I N A T E W I T H D O O R HA R D W A R E , A C C E S S I B I L I T Y , A N D S E C U R I T Y . PO O L E N C L O S U R E F E N C E A N D W A L L T O A L L O W N O G A P S W H I C H AL L O W F O R A 4 " S P H E R E T O P A S S T H R O U G H . GR A D E V A R I E S PE R C I V I L RE T A I N I N G W A L L P E R C I V I L PO S T A T T A C H M E N T P E R ST R U C T U R A L EQ U A L EQ U A L EQ U A L ± 2 7 ' - 9 " V I F SL O P E D S T O N E C A P W I T H DR I P E D G E E A C H S I D E CO N D U I T P E R EL E C T R I C A L SI G N A G E B Y O T H E R S 1 1 / 2 " ST O N E V E N E E R OV E R M O R T A R SE T T I N G B E D FO U N D A T I O N R E F E R TO S T R U C T U R A L 1' - 0 " FU L L G R O U T E D BE L O W G R A D E T O ON E C O U R S E AB O V E G R A D E ST O N E C A P P L A N SL O P E E A . S I D E ME C H A N I C A L E Q U I P M E N T S H O W N I S DI A G R A M M A T I C - R E F E R T O M E C H A N I C A L DR A W I N G S F O R S I Z E S A N D R E Q U I R E D CL E A R A N C E S - L O C A T E E Q U I P M E N T T O MA X I M I Z E S C R E E N I N G F R O M P U B L I C V I E W FO M FO S FI N I S H T O WR A P J A M B 16 ' - 8 " FA C E O F M A S O N R Y AL I G N FI N I S H E S PR O V I D E A D E Q U A T E GA P T O A L L O W FI N I S H T O WR A P J A M B 4" C L R A2 S4 FO M FO S 12 ' - 8 " FA C E O F M A S O N R Y AL I G N FI N I S H E S AL I G N F I N I S H F A C E S ME C H A N I C A L E Q U I P M E N T S H O W N IS D I A G R A M M A T I C - R E F E R T O ME C H A N I C A L D R A W I N G S F O R S I Z E S AN D R E Q U I R E D C L E A R A N C E S - LO C A T E E Q U I P M E N T T O M A X I M I Z E SC R E E N I N G F R O M P U B L I C V I E W PR O V I D E A D E Q U A T E GA P T O A L L O W FI N I S H T O W R A P BO T H S I D E S T Y P FI N I S H T O WR A P J A M B PA I N T I N S I D E F A C E , T Y P . A2 S4 ST E E L F E N C E A N D G A T E . PA I N T T O M A T C H W I N D O W FR A M E S T. O . S L A B PE R C I V I L 4" C L R . MA X . T Y P . NO T E : F O R D E S I G N I N T E N T O N L Y . C O O R D I N A T E W I T H D O O R HA R D W A R E , A C C E S S I B I L I T Y , A N D S E C U R I T Y . PO O L E N C L O S U R E F E N C E A N D W A L L T O A L L O W N O G A P S W H I C H AL L O W F O R A 4 " S P H E R E T O P A S S T H R O U G H . SE L F L A T C H I N G M E C H A N I S M & PU L L H A N D L E , B O T H S I D E S PA D L O C K A B L E C A N E BO L T S . 1 1 / 2 " S Q U A R E T U B U L A R TO P R A I L 3/ 4 " S Q U A R E T U B U L A R PI C K E T S & R A I L S 1 1 / 2 " S Q U A R E T U B U L A R BO T T O M R A I L 4" S T E E L P O S T , PA I N T T O M A T C H WI N D O W F R A M E S EQ EQ (7 ) E Q U A L S P A C E S = +6 2 ' - 4 " V I F PA D L O C K A B L E CA N E B O L T SE L F L A T C H I N G M E C H A N I S M & P U L L H A N D L E 3' - 6 " G A T E (2 ) 3 ' - 6 " S W I N G I N G GA T E S = 7 ' - 0 " DE C O R A T I V E P O S T - T O P LI G H T F I X T U R E S - S E E EL E C . F O R A D D ' L I N F O PO S T A T T A C H M E N T S P E R ST R U C T U R A L 8 "X 8 " X 1 6 " C M U , S E E S TR U C T U R A L D RA W I N G S F O R R EI N F O R C E M E N T CO N C F O O T I N G S I Z E AN D D E P T H P E R ST R U C T U R A L S LO P E D S T O N E C A P W I T H D RI P E D G E E A C H S I D E . 1 / 2 " W AS H F O R D R A I N A G E S TO N E V E N E E R O V E R M OR T A R S E T T I N G B E D S EE C I V I L D R A W I N G S P AI N T E D C M U I NT E R I O R S I D E O N L Y 8" X 8 " X 1 6 " C M U , S E E ST R U C T U R A L DR A W I N G S F O R RE I N F O R C E M E N T SL O P E D S T O N E C A P W I T H DR I P E D G E E A C H S I D E . 1/ 2 " W A S H F O R D R A I N A G E S EE C I V I L D R A W I N G S FO R V A R I E D G R A D E S ST O N E V E N E E R O V E R MO T A R S E T T I N G B E D S TO N E V E N E E R F U L L G RO U T E D B E L O W G RA D E T O O N E C O U R S E A BO V E G R A D E SE A L A N T A N D WE E P S A T B A S E (P O O L S I D E ) RE F E R T O S TR U C T U R A L FO R F O O T I N G S IZ E A N D D E P T H SC A L E : 3 / 4 " = 1 ' - 0 " S4A5 SC A L E : 1 / 4 " = 1 ' - 0 " S4C1 SC A L E : 1 / 4 " = 1 ' - 0 " S4B1 SC A L E : 3 / 4 " = 1 ' - 0 " S4A1 SC A L E : 1 1 / 2 " = 1 ' - 0 " S4B4 SC A L E : 1 / 4 " = 1 ' - 0 " S4D3 SC A L E : 1 " = 1 ' - 0 " S4A4 SC A L E : 1 / 4 " = 1 ' - 0 " S4C2 SC A L E : 1 / 4 " = 1 ' - 0 " S4B2 SC A L E : 1 / 4 " = 1 ' - 0 " S4C3 SC A L E : 3 / 4 " = 1 ' - 0 " S4A2 SC A L E : 3 / 4 " = 1 ' - 0 " S4A3 IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A S4 ATTACHMENT 4 ARC1 - 78 PO O L 30 1 ' - 8 7 / 8 " 9 8 ' - 6 1 / 2 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 27 ' - 7 3 / 4 " 30 1 ' - 8 1 / 1 6 " 9 8 ' - 6 1 / 2 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " FO L D I N G G L A S S DO O R S I N O P E N WELC O M E DE S K CO P I E R EL F A BA C K S E R V E R CO M M U N I T Y TA B L E B A N Q U E T T E S E A T I N G HA N G O U T A R E A IC E C O F F E E BU F F E T L I N E PO S I T I O N FI R E PI T FI R E PI T BB Q PL A N T E R TR E E PO T PL A N T E R PL A N T E R ST U D I O 10 4 TW O BE D R O O M 10 2ON E BE D R O O M 10 1 DO U B L E QU E E N 10 3 ST A I R 1 10 5 EL E V 1 10 6 EL E V ME C H 10 7 LO N G T E R M BI K E S T O R . 10 8 ST U D I O 10 9 ST U D I O 11 1 ME C H A N I C A L PL U M B I N G 11 0 DO U B L E QU E E N 11 2 EL E C T R I C A L 11 4 CO R R I D O R 10 0 CA T V / ST O R A G E 11 6 UN I S E X 11 5 FA M I L Y 11 7 GU E S T LA U N D R Y 11 8 EM P LO U N G E 11 9 LA U N D R Y ST O R A G E 12 0 LA U N D R Y 12 1 CO R R I D O R 12 2 FI T N E S S 12 3 SA L E S OF F I C E 12 4 WO R K AR E A 12 6 WO R K AR E A 12 7 GE N MG R 12 5 SE R V E R ST O R 12 8 IN - A - P I N C H ST O R 12 9 VE S T I B U L E 13 0 LO B B Y 13 1 BR E A K F A S T BU F F E T 13 2 FO O D PR E P 13 3 ME E T I N G R M / MU L T I - P U R P O S E 13 4 ST O R 13 5 ST U D I O 13 6 ST U D I O 13 8 ST U D I O 14 0 ST U D I O 14 2 ST U D I O 13 7 DO U B L E QU E E N 13 9 DO U B L E QU E E N 14 1 IN - A - P I N C H ST A I R 2 14 3 EL E V 2 14 4 EL E V ME C H 14 5 PO O L ST O R A G E 14 6 AC C E S S I B L E DB L Q U E E N 14 7 AC C E S S I B L E ST U D I O 14 8 CO R R I D O R 15 1 ON E BE D R O O M 14 9 AC C . T W O BE D R O O M 15 0 MA I N EN T R Y 00 4 BR E A K F A S T PA T I O 00 5 BB Q PA T I O 00 6 PO O L PA T I O 00 7 SC R E E N E D ME C H A N I C A L 00 3 AR C H I T E C T U R A L LO U V E R SC R E E N E D ME C H A N I C A L 00 1 LA N D S C A P E FI R E RI S E R R M 11 3 MA P AR E A LA N D S C A P E FI R E PI T IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A KE Y N O T E S LI N E O F R O O F A B O V E , S E E S E C O N D F L O O R P L A N & R O O F PL A N S . 1 2 TR E L L I S A B O V E , S E E P A T I O D E T A I L S . 3 PO O L ( B Y O T H E R S ) - O N S E P A R A T E P E R M I T . 4 WI N D O W S H A D I N G D E V I C E B Y O W N E R - 3 0 - 5 0 % R E D U C T I O N IN L I G H T T R A N S M I S S I O N . 5 PR O V I D E ' H A N D G R I P ' C O N C R E T E C O P I N G P R O F I L E A R O U N D PO O L P E R I M E T E R P E R M A R R I O T R E Q U I R E M E N T S . 6 PO O L L I F T , B Y O T H E R S . WE T S T A N D P I P E L O C A T I O N I N S T A I R ( G R A P H I C S H O W N I S D I A G R A M M A T I C ) LE G E N D AC C E S S I B L E S P A C E / U N I T SI G H T / H E A R I N G I M P A I R E D U N I T 7 8 ST E E L A L T E R N A T I N G T R E A D S T A I R W I T H L O C K A B L E R O O F H A T C H 9 LO C K A B L E R O O F A C C E S S D O O R 10 CA N O P Y / T R E L L I S B E L O W 3/ 3 2 " = 1 ' - 0 " A1 RO O M T Y P E AC C E S S I B L E D O U B L E Q U E E N FU L L Y - A C C E S S I B L E U N I T S : ( 7 ) R E Q ' D , ( 2 ) M I N I M U M W I T H R O L L - I N S H O W E R ( P E R T A B L E 1 1 0 7 . 6 . 1 . 1 ) AC C E S S I B L E G U E S T R O O M D I S T R I B U T I O N AC C E S S I B L E T W O B E D R O O M GU E S T R O O M D I S T R I B U T I O N RO O M T Y P E ST U D I O AC C E S S I B L E S T U D I O TO T A L GU E S T R O O M S F O R T H E H E A R I N G I M P A I R E D : ( 1 2 ) R E Q ' D ( P E R A D A W H E R E 1 0 0 - 1 5 0 R O O M S ) RO O M # GR O U N D FL O O R SE C O N D FL O O R TH I R D FL O O R FO U R T H FL O O R FO U R T H FL O O R TO T A L TW O B E D R O O M 8 1 DO U B L E Q U E E N 215 10 19 8 0 3117 1 2 12 0 32 10 1 4017 0 2 34 3112 10 29 1 1 4 40 54 7 AC C E S S I B L E D O U B L E Q U E E N ON E B E D R O O M AC C E S S I B L E O N E B E D R O O M 13 RO L L - I N AC C E S S I B L E S T U D I O SH O W E R TU B 14 7 14 8 15 0 24 1 24 2 31 0 40 3 X X X AC C E S S I B L E O N E B E D R O O M X AC C E S S I B L E D O U B L E Q U E E N X AC C E S S I B L E S T U D I O X AC C E S S I B L E D O U B L E Q U E E N X RO O M T Y P E ST U D I O RO O M # 14 2 1. P R O V I D E V I S U A L A L A R M S ( I E . S T R O B E S ) CO N N E C T E D T O F I R E A L A R M S Y S T E M 2. P R O V I D E V I S U A L N O T I F I C A T I O N D E V I C E S TO A L E R T P A T R O N O F P H O N E C A L L S , A N D DO O R K N O C K S O R B E L L S . 3. P R O V I D E E L E C T R I C A L O U T L E T S T O FA C I L I T A T E T H E U S E O F T E X T T E L E P H O N E S . NO T E : O N E ( 1 ) C . F . R O O M M U S T B E AC C E S S I B L E , B U T N O M O R E T H A N 1 0 % O F RO O M S T H A T C O U N T T O W A R D S T H E RE Q U I R E D C . F . R O O M S M A Y B E A C C E S S I B L E . ON E B E D R O O M 14 9 AC C E S S I B L E T W O B E D R O O M 15 0 ON E B E D R O O M 20 4 20 9 DO U B L E Q U E E N 21 0 ST U D I O 30 1 30 3 31 1 41 0 41 7 42 8 ON E B E D R O O M DO U B L E Q U E E N ST U D I O DO U B L E Q U E E N ST U D I O DO U B L E Q U E E N C. F . RO O M X CO M M U N I C A T I O N F E A T U R E G U E S T R O O M (C . F . R O O M ) R E Q U I R E M E N T S AC C E S S I B L E T W O B E D R O O M 1 0 0 0 CO M M U N I C A T I O N F E A T U R E R M . D I S T R I B U T I O N ATTACHMENT 4 ARC1 - 79 30 1 ' - 8 7 / 8 " 9 8 ' - 6 1 / 2 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 27 ' - 7 3 / 4 " 30 1 ' - 8 1 / 1 6 " 9 8 ' - 6 1 / 2 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " ON E BE D R O O M 20 4 TW O BE D R O O M 20 2 ON E BE D R O O M 20 1 DO U B L E QU E E N 20 3 ST A I R 1 20 5 ST U D I O 20 9 ST U D I O 21 1 DO U B L E QU E E N 21 0 DO U B L E QU E E N 21 2 CO R R I D O R 20 0 ST U D I O 23 4 ST U D I O 23 8 ST U D I O 24 0 AC C E S S I B L E ON E B E D R O O M 24 2 ST U D I O 23 7 DO U B L E QU E E N 23 9 AC C E S S I B L E DB L Q U E E N 24 1 ST A I R 2 24 3 EL E V 2 24 4 DO U B L E QU E E N 24 7 DO U B L E QU E E N 24 8 ON E BE D R O O M 24 9 TW O BE D R O O M 25 0 DO U B L E QU E E N 21 6 DO U B L E QU E E N 21 3 DO U B L E QU E E N 21 7 LI N E N ST O R A G E 21 9 DO U B L E QU E E N 22 5 DO U B L E QU E E N 22 7 DO U B L E QU E E N 22 9 DO U B L E QU E E N 23 1 DO U B L E QU E E N 23 3 ST U D I O 21 8 ST U D I O 22 4 ST U D I O 22 6 DO U B L E QU E E N 22 8 DO U B L E QU E E N 23 0 DO U B L E QU E E N 23 2 IC E 21 4 CA T V ST O R A G E 21 5 CO R R 22 1 CH U T E 22 0 CO R R 22 2 ST O R 22 3 CO R R I D O R 23 5 EL E V 20 6 7 7 10 LO W R O O F LO W R O O F LO W R O O F LO W R O O F LO W R O O F 10 10 10 10 10 10 10 10 KE Y N O T E S LI N E O F R O O F A B O V E , S E E S E C O N D F L O O R P L A N & R O O F PL A N S . 1 2 TR E L L I S A B O V E , S E E P A T I O D E T A I L S . 3 PO O L ( B Y O T H E R S ) - O N S E P A R A T E P E R M I T . 4 WI N D O W S H A D I N G D E V I C E B Y O W N E R - 3 0 - 5 0 % R E D U C T I O N IN L I G H T T R A N S M I S S I O N . 5 PR O V I D E ' H A N D G R I P ' C O N C R E T E C O P I N G P R O F I L E A R O U N D PO O L P E R I M E T E R P E R M A R R I O T R E Q U I R E M E N T S . 6 PO O L L I F T , B Y O T H E R S . WE T S T A N D P I P E L O C A T I O N I N S T A I R ( G R A P H I C S H O W N I S D I A G R A M M A T I C ) LE G E N D AC C E S S I B L E S P A C E / U N I T SI G H T / H E A R I N G I M P A I R E D U N I T 7 8 ST E E L A L T E R N A T I N G T R E A D S T A I R W I T H L O C K A B L E R O O F H A T C H 9 LO C K A B L E R O O F A C C E S S D O O R 10 CA N O P Y / T R E L L I S B E L O W IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A 3/ 3 2 " = 1 ' - 0 " A2 ATTACHMENT 4 ARC1 - 80 30 1 ' - 8 7 / 8 " 9 8 ' - 6 1 / 2 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 27 ' - 7 3 / 4 " 30 1 ' - 8 1 / 1 6 " 9 8 ' - 6 1 / 2 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " ON E BE D R O O M 30 4 TW O BE D R O O M 30 2 ON E BE D R O O M 30 1 DO U B L E QU E E N 30 3 ST A I R 1 30 5 ST U D I O 30 9 ST U D I O 31 1 AC C E S S I B L E ST U D I O 31 0 DO U B L E QU E E N 31 2 CO R R I D O R 30 0 ST U D I O 33 4 ST U D I O 33 8 ST U D I O 34 0 ON E BE D R O O M 34 2 ST U D I O 33 7 DO U B L E QU E E N 33 9 DO U B L E QU E E N 34 1 ST A I R 2 34 3 EL E V 2 34 4 DO U B L E QU E E N 34 7 DO U B L E QU E E N 34 8 ON E BE D R O O M 34 9 TW O BE D R O O M 35 0 DO U B L E QU E E N 31 6 DO U B L E QU E E N 31 3 DO U B L E QU E E N 31 7 ST U D I O + 31 9 DO U B L E QU E E N 32 5 DO U B L E QU E E N 32 7 DO U B L E QU E E N 32 9 DO U B L E QU E E N 33 1 DO U B L E QU E E N 33 3 ST U D I O 31 8 ST U D I O 32 4 ST U D I O 32 6 DO U B L E QU E E N 32 8 DO U B L E QU E E N 33 0 DO U B L E QU E E N 33 2 IC E 31 4 CA T V ST O R A G E 31 5 CO R R 32 1 CH U T E 32 0 CO R R 32 2 ST O R 32 3 CO R R I D O R 33 5 EL E V 30 6 7 7 10 LO W R O O F LO W R O O F LO W R O O F LO W R O O F LO W R O O F 10 10 10 1010 10 10 10 KE Y N O T E S LI N E O F R O O F A B O V E , S E E S E C O N D F L O O R P L A N & R O O F PL A N S . 1 2 TR E L L I S A B O V E , S E E P A T I O D E T A I L S . 3 PO O L ( B Y O T H E R S ) - O N S E P A R A T E P E R M I T . 4 WI N D O W S H A D I N G D E V I C E B Y O W N E R - 3 0 - 5 0 % R E D U C T I O N IN L I G H T T R A N S M I S S I O N . 5 PR O V I D E ' H A N D G R I P ' C O N C R E T E C O P I N G P R O F I L E A R O U N D PO O L P E R I M E T E R P E R M A R R I O T R E Q U I R E M E N T S . 6 PO O L L I F T , B Y O T H E R S . WE T S T A N D P I P E L O C A T I O N I N S T A I R ( G R A P H I C S H O W N I S D I A G R A M M A T I C ) LE G E N D AC C E S S I B L E S P A C E / U N I T SI G H T / H E A R I N G I M P A I R E D U N I T 7 8 ST E E L A L T E R N A T I N G T R E A D S T A I R W I T H L O C K A B L E R O O F H A T C H 9 LO C K A B L E R O O F A C C E S S D O O R 10 CA N O P Y / T R E L L I S B E L O W IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A 3/ 3 2 " = 1 ' - 0 " A3 ATTACHMENT 4 ARC1 - 81 30 1 ' - 8 7 / 8 " 9 8 ' - 6 1 / 2 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " 27 ' - 8 1 / 4 " 15 ' - 9 1 / 2 " 9' - 3 " 15 ' - 5 " 14 ' - 1 1 1 / 2 " 15 ' - 5 1 / 2 " 14 ' - 5 1 / 2 " 14 ' - 1 1 " 14 ' - 1 1 " 15 ' - 4 1 / 2 " 14 ' - 5 1 / 2 " 15 ' - 4 1 / 2 " 14 ' - 1 1 " 14 ' - 6 " 14 ' - 1 1 " 15 ' - 1 0 " 10 ' - 0 " 15 ' - 1 0 3 / 8 " 27 ' - 7 3 / 4 " 30 1 ' - 8 1 / 1 6 " 9 8 ' - 6 1 / 2 " 5 ' - 0 " 1 8 ' - 5 " 5 ' - 7 " 6 ' - 0 " 1 7 ' - 6 1 / 2 " 5 ' - 0 " 1 ' - 0 " 5 ' - 0 " 2 4 ' - 2 " 4 ' - 1 0 " 6 ' - 0 " ON E BE D R O O M 40 4 TW O BE D R O O M 40 2 ON E BE D R O O M 40 1 AC C E S S I B L E DB L Q U E E N 40 3 ST A I R 1 40 5 ST U D I O 40 9 ST U D I O 41 1 DO U B L E QU E E N 41 0 DO U B L E QU E E N 41 2 CO R R I D O R 40 0 ST U D I O 43 4 ST U D I O 43 8 ST U D I O 44 0 ON E BE D R O O M 44 2 ST U D I O 43 7 ST U D I O 43 9 ST U D I O 44 1 ST A I R 2 44 3 EL E V 2 X4 4 DO U B L E QU E E N 41 6 DO U B L E QU E E N 41 3 ST U D I O 41 7 LI N E N ST O R A G E 41 9 DO U B L E QU E E N 42 5 DO U B L E QU E E N 42 7 DO U B L E QU E E N 42 9 DO U B L E QU E E N 43 1 DO U B L E QU E E N 43 3 ST U D I O 41 8 ST U D I O 42 4 ST U D I O 42 6 DO U B L E QU E E N 42 8 DO U B L E QU E E N 43 0 DO U B L E QU E E N 43 2 IC E 41 4 CA T V ST O R A G E 41 5 CO R R 42 1 CH U T E 42 0 CO R R 42 2 ST O R 42 3 CO R R I D O R 43 5 EL E V 40 6 7 7 8 9 3R D F L O O R R O O F W / M E T A L RA I L I N G S U R R O U N D 3R D F L O O R R O O F W / M E T A L RA I L I N G S U R R O U N D 3R D F L O O R R O O F 9 KE Y N O T E S LI N E O F R O O F A B O V E , S E E S E C O N D F L O O R P L A N & R O O F PL A N S . 1 2 TR E L L I S A B O V E , S E E P A T I O D E T A I L S . 3 PO O L ( B Y O T H E R S ) - O N S E P A R A T E P E R M I T . 4 WI N D O W S H A D I N G D E V I C E B Y O W N E R - 3 0 - 5 0 % R E D U C T I O N IN L I G H T T R A N S M I S S I O N . 5 PR O V I D E ' H A N D G R I P ' C O N C R E T E C O P I N G P R O F I L E A R O U N D PO O L P E R I M E T E R P E R M A R R I O T R E Q U I R E M E N T S . 6 PO O L L I F T , B Y O T H E R S . WE T S T A N D P I P E L O C A T I O N I N S T A I R ( G R A P H I C S H O W N I S D I A G R A M M A T I C ) LE G E N D AC C E S S I B L E S P A C E / U N I T SI G H T / H E A R I N G I M P A I R E D U N I T 7 8 ST E E L A L T E R N A T I N G T R E A D S T A I R W I T H L O C K A B L E R O O F H A T C H 9 LO C K A B L E R O O F A C C E S S D O O R 10 CA N O P Y / T R E L L I S B E L O W IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A 3/ 3 2 " = 1 ' - 0 " A4 ATTACHMENT 4 ARC1 - 82 A M Y H R E G R O U P A R C H I T E C T S To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A ©M y h r e G r o u p A r c h i t e c t s , I n c . T h e s e d r a w i n g s a r e t h e p r o p e r t y o f My h r e G r o u p A r c h i t e c t s a n d a r e n o t t o b e r e p r o d u c e d i n a n y m a n n e r Ğdž Đ Ğ Ɖ ƚ ǁ ŝ ƚ Ś ƚ Ś Ğ Ɖ ƌ ŝ Ž ƌ ǁ ƌ ŝ Ʃ Ğ Ŷ Ă Ɖ Ɖ ƌ Ž ǀ Ă ů Ž Ĩ D LJ Ś ƌ Ğ ' ƌ Ž Ƶ Ɖ ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ɛ ͘ ϲ Ϯ Ϭ ^ t ϱ ƚ Ś ǀ Ğ Ŷ Ƶ Ğ ͕ ^ Ƶ ŝ ƚ Ğ ϱ Ϭ Ϭ W Ž ƌ ƚ ů Ă Ŷ Ě ͕ K ƌ Ğ Ő Ž Ŷ ϵ ϳ Ϯ Ϭ ϰ 5 0 3 . 2 3 6 . 6 0 0 0 w w w . m y h r e g r o u p . c o m /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮ ϭ Ϭ ϱ Ϭ 3/ 3 2 ” = 1 ’ - 0 ” A | N O R T H E L E V A T I O N B | E A S T E L E V A T I O N C | W E S T E L E V A T I O N D | S O U T H E L E V A T I O N TH I R D F L O O R 21 ’ - 3 ” SE C O N D F L O O R 11 ’ - 3 ” GR O U N D F L O O R 0”FO U R T H F L O O R 31 ’ - 3 ” T. O . P A R A P E T - 3 42 ’ - 6 ” T. O . P A R A P E T - 4 45 ’ - 0 ” EN T R Y C A N O P Y 11 ’ - 1 ” GR O U N D F L O O R 0” TH I R D F L O O R 21 ’ - 3 ” SE C O N D F L O O R 11 ’ - 3 ” GR O U N D F L O O R 0”FO U R T H F L O O R 31 ’ - 3 ” T. O . P A R A P E T - 3 42 ’ - 6 ” T. O . P A R A P E T - 4 45 ’ - 0 ” T. O . P A R A P E T - 1 33 ’ - 3 ” T. O . P A R A P E T - 2 35 ’ - 9 ” TH I R D F L O O R 21 ’ - 3 ” SE C O N D F L O O R 11 ’ - 3 ” GR O U N D F L O O R 0”FO U R T H F L O O R 31 ’ - 3 ” T. O . P A R A P E T - 3 42 ’ - 6 ” T. O . P A R A P E T - 4 45 ’ - 0 ” T. O . P A R A P E T - 1 33 ’ - 3 ” T. O . P A R A P E T - 2 35 ’ - 9 ” T. O . S O U N D W A L L 6’ - 0 ” SE C O N D F L O O R 11 ’ - 3 ” TH I R D F L O O R 21 ’ - 3 ” FO U R T H F L O O R 31 ’ - 3 ” T. O . P A R A P E T - 3 42 ’ - 6 ” T. O . P A R A P E T - 4 45 ’ - 0 ” A5 ME C H A N I C A L EN C L O S U R E BE Y O N D ST A I R W E L L A C C E S S DO O R WO O D F R A M E D C A N O P Y . S T A I N TO M A T C H W I N D O W F R A M E S & ME T A L C O R N I C E ME C H A N I C A L E N C L O S U R E ST O N E C L A D D I N G T O MA T C H B U I L D I N G B E - YO N D . WO O D T R E L L I S S T A I N T O MA T C H W I N D O W F R A M E S & ME T A L C O R N I C E . ST A I R W E L L A C C E S S DO O R WO O D F R A M E D C A N O P Y . ST A I N T O M A T C H W I N D O W FR A M E S & M E T A L C O R N I C E FI B E R G L A S S C O R N I C E M E T A L P A R A P E T CA P ME T A L R A I L A L U M I N U M W I N D O W FR A M E BR A N D S I G N A G E S T U C C O F I N I S H ST O N E V E N E E R MA I N E N T R Y (S T O R E F R O N T ) WO O D T R E L L I S S T A I N T O MA T C H W I N D O W F R A M E S & ME T A L C O R N I C E . WO O D T R E L L I S S T A I N T O MA T C H W I N D O W F R A M E S & ME T A L C O R N I C E . FO L D I N G D O O R S . NA N A W A L L O R S I M I L A R . BI K E S T O R - AG E A C C E S S DO O R ATTACHMENT 4 ARC1 - 83 A M Y H R E G R O U P A R C H I T E C T S To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A ©M y h r e G r o u p A r c h i t e c t s , I n c . T h e s e d r a w i n g s a r e t h e p r o p e r t y o f My h r e G r o u p A r c h i t e c t s a n d a r e n o t t o b e r e p r o d u c e d i n a n y m a n n e r Ğdž Đ Ğ Ɖ ƚ ǁ ŝ ƚ Ś ƚ Ś Ğ Ɖ ƌ ŝ Ž ƌ ǁ ƌ ŝ Ʃ Ğ Ŷ Ă Ɖ Ɖ ƌ Ž ǀ Ă ů Ž Ĩ D LJ Ś ƌ Ğ ' ƌ Ž Ƶ Ɖ ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ɛ ͘ ϲ Ϯ Ϭ ^ t ϱ ƚ Ś ǀ Ğ Ŷ Ƶ Ğ ͕ ^ Ƶ ŝ ƚ Ğ ϱ Ϭ Ϭ W Ž ƌ ƚ ů Ă Ŷ Ě ͕ K ƌ Ğ Ő Ž Ŷ ϵ ϳ Ϯ Ϭ ϰ 5 0 3 . 2 3 6 . 6 0 0 0 w w w . m y h r e g r o u p . c o m /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮ ϭ Ϭ ϱ Ϭ NO R T H E A S T C O R N E R A6 SO U T H E A S T C O R N E R ATTACHMENT 4 ARC1 - 84 A M Y H R E G R O U P A R C H I T E C T S To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A ©M y h r e G r o u p A r c h i t e c t s , I n c . T h e s e d r a w i n g s a r e t h e p r o p e r t y o f My h r e G r o u p A r c h i t e c t s a n d a r e n o t t o b e r e p r o d u c e d i n a n y m a n n e r Ğdž Đ Ğ Ɖ ƚ ǁ ŝ ƚ Ś ƚ Ś Ğ Ɖ ƌ ŝ Ž ƌ ǁ ƌ ŝ Ʃ Ğ Ŷ Ă Ɖ Ɖ ƌ Ž ǀ Ă ů Ž Ĩ D LJ Ś ƌ Ğ ' ƌ Ž Ƶ Ɖ ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ɛ ͘ ϲ Ϯ Ϭ ^ t ϱ ƚ Ś ǀ Ğ Ŷ Ƶ Ğ ͕ ^ Ƶ ŝ ƚ Ğ ϱ Ϭ Ϭ W Ž ƌ ƚ ů Ă Ŷ Ě ͕ K ƌ Ğ Ő Ž Ŷ ϵ ϳ Ϯ Ϭ ϰ 5 0 3 . 2 3 6 . 6 0 0 0 w w w . m y h r e g r o u p . c o m /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮ ϭ Ϭ ϱ Ϭ MA I N E N T R Y A P P R O A C H F R O M T H E W E S T EN T R A N C E P A T I O MA I N E N T R A N C E MA I N E N T R Y A P P R O A C H F R O M T H E E A S T A7 ATTACHMENT 4 ARC1 - 85 A M Y H R E G R O U P A R C H I T E C T S To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A ©M y h r e G r o u p A r c h i t e c t s , I n c . T h e s e d r a w i n g s a r e t h e p r o p e r t y o f My h r e G r o u p A r c h i t e c t s a n d a r e n o t t o b e r e p r o d u c e d i n a n y m a n n e r Ğdž Đ Ğ Ɖ ƚ ǁ ŝ ƚ Ś ƚ Ś Ğ Ɖ ƌ ŝ Ž ƌ ǁ ƌ ŝ Ʃ Ğ Ŷ Ă Ɖ Ɖ ƌ Ž ǀ Ă ů Ž Ĩ D LJ Ś ƌ Ğ ' ƌ Ž Ƶ Ɖ ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ɛ ͘ ϲ Ϯ Ϭ ^ t ϱ ƚ Ś ǀ Ğ Ŷ Ƶ Ğ ͕ ^ Ƶ ŝ ƚ Ğ ϱ Ϭ Ϭ W Ž ƌ ƚ ů Ă Ŷ Ě ͕ K ƌ Ğ Ő Ž Ŷ ϵ ϳ Ϯ Ϭ ϰ 5 0 3 . 2 3 6 . 6 0 0 0 w w w . m y h r e g r o u p . c o m /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮ ϭ Ϭ ϱ Ϭ BA R B E C U E P A T I O E A S T BA R B E C U E P A T I O L O O K I N G W E S T PO O L D E C K L O O K I N G E A S T PO O L D E C K L O O K I N G W E S T A8 ATTACHMENT 4 ARC1 - 86 A M Y H R E G R O U P A R C H I T E C T S To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A ©M y h r e G r o u p A r c h i t e c t s , I n c . T h e s e d r a w i n g s a r e t h e p r o p e r t y o f My h r e G r o u p A r c h i t e c t s a n d a r e n o t t o b e r e p r o d u c e d i n a n y m a n n e r Ğdž Đ Ğ Ɖ ƚ ǁ ŝ ƚ Ś ƚ Ś Ğ Ɖ ƌ ŝ Ž ƌ ǁ ƌ ŝ Ʃ Ğ Ŷ Ă Ɖ Ɖ ƌ Ž ǀ Ă ů Ž Ĩ D LJ Ś ƌ Ğ ' ƌ Ž Ƶ Ɖ ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ɛ ͘ ϲ Ϯ Ϭ ^ t ϱ ƚ Ś ǀ Ğ Ŷ Ƶ Ğ ͕ ^ Ƶ ŝ ƚ Ğ ϱ Ϭ Ϭ W Ž ƌ ƚ ů Ă Ŷ Ě ͕ K ƌ Ğ Ő Ž Ŷ ϵ ϳ Ϯ Ϭ ϰ 5 0 3 . 2 3 6 . 6 0 0 0 w w w . m y h r e g r o u p . c o m /E d Z D K h E d / E D E ' D E d Z , / d d h Z > Z s / t ^ d :Ƶ ů LJ Ϯ ϰ ƚ Ś ͕ Ϯ Ϭ ϭ ϱ ϭϮ ϭ Ϭ ϱ Ϭ EX I S T I N G C O N D I T I O N S S I T E V I E W L O O K I N G S O U T H F R O M H W Y - 1 0 1 PR O P O S E D C O N D I T I O N S S I T E V I E W L O O K I N G S O U T H F R O M H W Y - 1 0 1 EX I S T I N G C O N D I T I O N S S I T E V I E W L O O K I N G N O R T H F R O M H W Y - 1 0 1 PR O P O S E D C O N D I T I O N S S I T E V I E W L O O K I N G N O R T H F R O M H W Y - 1 0 1 AN I M A T I O N T R A V E L P A T H PRO P O S E D SITE ST A R T ST A R T FI N I S H SC ATTACHMENT 4 ARC1 - 87 IN T E R M O U N T A I N M A N A G E M E N T AR C H I T E C T U R A L R E V I E W S E T Ju l y 2 4 , 2 0 1 5 12 1 0 5 0 To w n e P l a c e S u i t e s - S a n L u i s O b i s p o , C A NT S SH ATTACHMENT 4 ARC1 - 88 JU L Y 2 4 , 2 0 1 5 ATTACHMENT 4 ARC1 - 89 ATTACHMENT 4 ARC1 - 90 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 1 - S T E P 1 GO I N G S O U T H O N U S - 1 0 1 ATTACHMENT 5 ARC1 - 91 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 1 - S T E P 2 GO I N G S O U T H O N U S - 1 0 1 ATTACHMENT 5 ARC1 - 92 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 1 - S T E P 3 GO I N G S O U T H O N U S - 1 0 1 ATTACHMENT 5 ARC1 - 93 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 2 - S T E P 1 GO I N G N O R T H O N U S - 1 0 1 ATTACHMENT 5 ARC1 - 94 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 2 - S T E P 2 GO I N G N O R T H O N U S - 1 0 1 ATTACHMENT 5 ARC1 - 95 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 2 - S T E P 3 GO I N G N O R T H O N U S - 1 0 1 ATTACHMENT 5 ARC1 - 96 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 2 - S T E P 4 GO I N G N O R T H O N U S - 1 0 1 ATTACHMENT 5 ARC1 - 97 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 3 - S T E P 1 GO I N G N O R T H O N C A L L E J O A Q U I N ATTACHMENT 5 ARC1 - 98 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 3 - S T E P 2 GO I N G N O R T H O N C A L L E J O A Q U I N ATTACHMENT 5 ARC1 - 99 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 VI E W 0 3 - S T E P 3 GO I N G N O R T H O N C A L L E J O A Q U I N ATTACHMENT 5 ARC1 - 100 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 SH A D I N G S T U D Y SU M M E R S O L S T I C E - J U N E 2 0 T H 6 A M 9 A M 7 A M 10 A M 8 A M 11 A M ATTACHMENT 5 ARC1 - 101 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 SH A D I N G S T U D Y SU M M E R S O L S T I C E - J U N E 2 0 T H 12 P M 3 P M 1 P M 4 P M 2 P M 5 P M ATTACHMENT 5 ARC1 - 102 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 SH A D I N G S T U D Y WI N T E R S O L S T I C E - D E C E M B E R 2 1 S T 8 A M 11 A M 9 A M 12 P M 10 A M 1 P M ATTACHMENT 5 ARC1 - 103 80 5 . 5 4 1 . 1 0 1 0 53 9 M a r s h S t r e e t Sa n L u i s O b i s p o , C A in f o @ t e n o v e r s t u d i o . c o m te n o v e r s t u d i o . c o m SE T N O T F O R CO N S T R U C T I O N Al l d i m e n s i o n s t o be v e r i f i e d o n s i t e C A L L E J O A Q U I N V I S U A L & S H A D I N G S T U D Y S A N L U I S O B I S P O , C A D A T E : 0 1 / 1 1 / 2 0 1 6 SH A D I N G S T U D Y 2 P M 3 P M 4 P M WI N T E R S O L S T I C E - D E C E M B E R 2 1 S T ATTACHMENT 5 ARC1 - 104 From:Steven R. Marx To:philips@myhregroup.com Cc:Shawna Scott Subject:photos from City Farm SLO Date:Thursday, March 10, 2016 3:20:59 PM Hello Phillip First shot is from site of future farm stand. Our southern property line marked by stakes in foreground. Second shot is from halfway across our field. Third, Fourth and Fifth shots are from farm road near our northern property line. Steven ATTACHMENT 6 ARC1 - 105 ATTACHMENT 6 ARC1 - 106 ATTACHMENT 6 ARC1 - 107 ATTACHMENT 6 ARC1 - 108 ATTACHMENT 6 ARC1 - 109 From:Steven R. Marx To:Philip Stewart Cc:Shawna Scott Subject:Re: Calle Joaquin Hotel Project Date:Thursday, March 10, 2016 8:48:56 AM Hello Phillip One picture, taken from the location of the far (northern) border of City Farm provides the foreground of the image referred to in my previous email (copied below). I will take more pictures today and send them to you. Steven Hello folks Philip Stewart and Wendy and I discussed these simulations. He mentioned that they were not recent but produced at the same time as the Ten Over studies we responded to below. None of these studies so far has shown what the proposed hotel will look from the vantage point of the farmstand and visiting area near the turnout at the end of Calle Joaquin, which is the most crucial visual impact. I reiterated our need for a third party expert simulation that shows both foreground and background and that might provide a plausible alternative to the alarming simulation we provided below earlier: https://www.flickr.com/photos/124814213@N08/22485286377/in/album- 72157660956301166/ In the most recent batch of images and animations, the foreground is left as a set of abstract shapes which provide no indication of what the whole scene will look like. We continue to have concerns that the animations and photographs in Ten Over studies are not from the relevant viewpoints. We find that the simulations of the views of the lots between the Marriott project and the present Mercedes dealership seem inaccurate and that the projection of the appearance of both the BMW dealership and another expected hotel are inaccurately large and blocky thus serving to hide the impact of the Marriott. It would be helpful if City staff and consultants could follow up on some of these concerns. Steven Marx On Mar 10, 2016, at 8:26 AM, Philip Stewart <philips@myhregroup.com> wrote: Hi Steven – We are in the process of preparing additional ‘still’ visuals as discussed in our call a couple of weeks back. ATTACHMENT 6 ARC1 - 110 · View from location of future farm stand / pagoda looking toward proposed hotel · View from central location on the farm looking toward the proposed hotel with a full and a partial / recessed fourth floor We’ve got the images completed but lack the foreground information that you requested to help the pictures seem ‘real’. Google maps and google earth unfortunately do not help, as you know, their imagery is generally derived from vehicles on the street or satellite. Do you by chance have pictures already taken from these locations? We could use the foreground from pictures in the stills that we have created. I will also send an email to Shawna to see if Ten Over Studio (3rd Party Consultant) can provide photographs that they may have already taken. Thanks in advance for your help. Philip L. Stewart, AIA, NCARB Principal <image001.gif> 620 SW 5th Avenue, Suite 500 Portland, Oregon 97204 t 503.236.6000 f 503.236.7500 d 503.402.6558 c 503.616.1936 philips@myhregroup.com www.myhregroup.com <image002.png> <image003.png> ATTACHMENT 6 ARC1 - 111 From:Steven R. Marx To:Shawna Scott; Wendy Brown Subject:Re: Calle Joaquin / Towneplace Suites Photosimulations and Shading Study Date:Sunday, March 06, 2016 5:19:17 PM Thanks Shawna. Simulations with photos like the Ten Over ones from several farm locations, including the produce stand would be a good supplement to Philip’s, which in my opinion provide little clarity. Steven On Mar 2, 2016, at 1:12 PM, Shawna Scott <sscott@swca.com> wrote: Hi Steven, Thank you for your review and comments. Based on the information provided by the independent consultant TenOver, by City Farm, and information provided by the applicant per the ARC directional items, staff has determined that the Marriott Towneplace Suites hotel project is ready to move forward to the ARC for review. Additional visual simulations of the project including proposed and potential development on adjacent lots as seen from the Highway 101 corridor were developed by an independent consultant to the City, TenOver. Due to highway safety concerns, photographs were taken from the closest available locations in order to represent existing and future views as seen from the Highway. The simulations were prepared based on stationary photographs, use of story poles to confirm building location, mass, and height, and use of information provided to the City by the adjacent developer (BMW) regarding the proposed car dealership proposed to be located between the Marriott Towneplace Suites hotel and the City Farm. No development proposals have been submitted to the City for the other two lots located to the southwest; therefore, general assumptions regarding future development of these lots based on existing City zoning regulations were used to develop building simulations for these two lots. These potential projects were included in the simulations in response to the ARC’s direction, and are intended to provide a potential picture of what build-out of these four looks would look like. The simulations of the adjacent structures are not intended to hide or obscure the project under consideration; please refer to TenOver’s northbound view simulation (View 02 – Step 4), which does not include a simulation of a future hotel development adjacent to the proposed project in order to more clearly see the proposed development. As indicated by Philip Stewart’s email (February 25, 2016), the applicant will provide additional simulations showing the future view from the City Farm future farmstand, and will include a simulation of the proposed farmstand in the animated simulations. The additional information will include still shots, as well, to provide more accurate ATTACHMENT 6 ARC1 - 112 foreground detail. I will review all submitted information with City staff. The City is aware that this supplemental information may or may not rectify your concerns regarding the project. Similar to the previous hearing, you will have opportunities to provide additional public comment both prior to and during the public hearing for the project. Thank you, Shawna ______________________________________________ Shawna Scott | SWCA Environmental Consultants 1422 Monterey Street, San Luis Obispo, CA 93401 O 805.543.7095 x 6811 | M 805.748.3498 www.swca.com | sscott@swca.com From: Steven R. Marx [mailto:smarx@calpoly.edu] Sent: Thursday, February 25, 2016 1:18 PM To: Shawna Scott Cc: Rachel Cohen (rcohen@slocity.org); Philip Stewart; Wendy Brown; John C. Phillips; Levi Seligman; Nicki Anderson; Brian Engleton Subject: Re: Calle Joaquin / Towneplace Suites Photosimulations and Shading Study Hello folks Philip Stewart and Wendy and I discussed these simulations. He mentioned that they were not recent but produced at the same time as the Ten Over studies we responded to below. None of these studies so far has shown what the proposed hotel will look from the vantage point of the farmstand and visiting area near the turnout at the end of Calle Joaquin, which is the most crucial visual impact. I reiterated our need for a third party expert simulation that shows both foreground and background and that might provide a plausible alternative to the alarming simulation we provided below earlier: https://www.flickr.com/photos/124814213@N08/22485286377/in/al bum-72157660956301166/ In the most recent batch of images and animations, the foreground is left as a set of abstract shapes which provide no indication of what the whole scene will look like. We continue to have concerns that the animations and photographs in Ten Over studies are not from the relevant viewpoints. We find that the simulations of the views of the lots between the Marriott project and the present Mercedes dealership seem inaccurate and that the projection of the ATTACHMENT 6 ARC1 - 113 appearance of both the BMW dealership and another expected hotel are inaccurately large and blocky thus serving to hide the impact of the Marriott. It would be helpful if City staff and consultants could follow up on some of these concerns. Steven Marx On Feb 16, 2016, at 4:34 PM, Shawna Scott <sscott@swca.com> wrote: Hi Steven, The additional information provided by the applicant is available for download here: https://www.dropbox.com/sh/kf3yy94wmrdzshb/AABkPYNKKr3U1DvanE9 5dcaXa?dl=0 Thank you, Shawna ______________________________________________ Shawna Scott | SWCA Environmental Consultants 1422 Monterey Street, San Luis Obispo, CA 93401 O 805.543.7095 x 6811 | M 805.748.3498 www.swca.com | sscott@swca.com From: Shawna Scott Sent: Thursday, February 11, 2016 8:07 AM To: 'Steven R. Marx' Cc: Rachel Cohen (rcohen@slocity.org); Philip Stewart; Wendy Brown; John C. Phillips; Levi Seligman; nicki.anderson@centralcoastgrown.org; Brianengleton@gmail.com Subject: RE: Calle Joaquin / Towneplace Suites Photosimulations and Shading Study Hi Steven, Thank you for your additional comments. The applicant is working on some additional revisions to the elevations, which we will forward to you once received. Thank you, Shawna ATTACHMENT 6 ARC1 - 114 ______________________________________________ Shawna Scott | SWCA Environmental Consultants 1422 Monterey Street, San Luis Obispo, CA 93401 O 805.543.7095 x 6811 | M 805.748.3498 www.swca.com | sscott@swca.com From: Steven R. Marx [mailto:smarx@calpoly.edu] Sent: Tuesday, February 09, 2016 4:02 PM To: Shawna Scott Cc: Rachel Cohen (rcohen@slocity.org); Philip Stewart; Wendy Brown; John C. Phillips; Levi Seligman;nicki.anderson@centralcoastgrown.org; Brianengleton@gmail.com Subject: Re: Calle Joaquin / Towneplace Suites Photosimulations and Shading Study Hi Shawna Thanks for sending this. The information here seems more complete and convincing than earlier versions. The shade study convinces me that shade on crops will not be a problem. However I still have two concerns. 1)There’s no view simulation from the farm itself, and in particular from the location at the entrance where we have planned our farmstand. It would be helpful to have a professionally created simulation from this view: https://www.flickr.com/photos/124814213@N08/22485286377/in/al bum-72157660956301166/ 2) The northbound freeway views are the most significant in terms of impact on the northbound entrance to the City. The ones shown on page 6 are not shot from the freeway itself but from a vantage point that looks to be about 70 feet to the right of the freeway’s right lane. In terms of view shed, the relevant vantage point would be from vehicles on the freeway pavement. Sincerely, Steven Marx Central Coast Grown On Feb 8, 2016, at 4:18 PM, Shawna Scott <sscott@swca.com> wrote: ATTACHMENT 6 ARC1 - 115 Hi Steven, Thank you for your comments and time spent reviewing and discussing the Marriott – Towneplace Suites hotel project on Calle Joaquin, and sharing more information regarding the City Farm during and following our meeting at the City. The photo-simulations and shading study for the project currently under review have been completed by TenOver, a firm independently retained through the City of San Luis Obispo. You can download and view the photo-simulations and shading study here: https://www.dropbox.com/s/z3k52sjycvhuj22/020116%20Vi sual%20Second%20Draft%20%26%20Shading.pdf?dl=0 If you have any questions or difficulty with the download, please let me know. Thank you, Shawna ______________________________________________ Shawna Scott | SWCA Environmental Consultants 1422 Monterey Street, San Luis Obispo, CA 93401 O 805.543.7095 x 6811 | M 805.748.3498 www.swca.com | sscott@swca.com ATTACHMENT 6 ARC1 - 116 From:Steven R. Marx To:Steven Marx Cc:Philip Stewart; rcohen@slocity.org; Carloni, Marcus; Shawna Scott; Hill, Robert; Wendy Brown; Nicki Anderson; Codron, Michael; Levi Seligman Subject:Mariott Hotel project meeting with Central Coast Grown Date:Wednesday, November 18, 2015 2:37:45 PM Hi again Just want to pass on my impressions of outcomes from today’s cordial meeting. 1. a. Developer’s shade study needs modification to reflect new information about the footprint of proposed BMW dealership to the north and to confirm the accuracy of sunrise direction in relation to the mapped properties. b. Not clear why the developer’s shade map is trapezoidal rather than rectangular. c. Developer’s shade study needs to be assessed by third party. 2. a. Visual impact of the hotel on various locations of the City Farm, especially those nearest the freeway, where farm stand, approved pergola, school program and CCG public events take place will be strongly affected by the dimensions and location of the proposed BMW dealership. The simulations of views of the hotel from the these locations should incorporate new information about that proposed development. b. The simulations also need to take into account the four to five foot height above the farm fields of the pad on which both hotel and dealership lots are situated. c. These simulations need to be assessed by a third party. 3. Developers of BMW project should meet with representatives of Central Coast Grown to discuss harmonizing their project with adjoining City Farm agricultural, educational and visitor serving activities. Building siting, landscaping, height, and design should be as compatible as possible with those activities and should be considered along with the plans for the Marriott Hotel to reduce negative impacts and produce a coherent overall view. 4. a. Animations simulating views of Marriott development from the freeway should include BMW project. b.These animations should provide for slow motion observation. c. These simulations need to be vetted by third party. 5. Parameters of enhanced dust study should be discussed with adjacent farmers who have experience with dust impacts. from the temporary off ramp. They can be reached at <ggorganicfarms@gmail.com> Thank you. Steven Marx On Nov 17, 2015, at 7:18 PM, Steven Marx <stevenmarx0@icloud.com> wrote: ATTACHMENT 6 ARC1 - 117 Hello folks In preparation for our meeting tomorrow, I took two pictures that may add to our understanding of the impacts of the proposed project on City Farm. Both are of the Embassy Suites Hotel located at the northern end of the Calle Joaquin Ag Preserve. It’s four stories, like the proposed Mariotte. Both pictures were shot from a location roughly 250 feet from the hotel, which is roughly the distance that separates the City Farm ag fields from the projected Mariotte building. The first one, shot in the morning, shows how the north facade of the building would dominate the visual space of the farm. The second, shot at 3:30 in the afternoon of November 17, shows the extent of the shadow of the building, which would affect cropland during three months of the growing season. Sincerely, Steven Marx <IMG_4730.jpg> IMG_4730 <IMG_4759.jpg> IMG_4759 ATTACHMENT 6 ARC1 - 118 ATTACHMENT 7 ARC1 - 119 ATTACHMENT 7 ARC1 - 120 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 5, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: Commissioner Ken Curtis Staff: Community Development Director Michael Codron, Interim Community Development Liaison Marcus Carloni, Associate Planner Rachel Cohen, Assistant Planner Walter Oetzell, City Consultant Shawna Scott, and Recording Secretary Sarah Reinhart ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of August 17, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: Community Development Director Codron shared his background in working with City of San Luis Obispo; encouraged feedback and shared his desire to provide advisory body members with quality reports, clear recommendations, and overall support; noted looking forward to implementing changes that will help improve letter correspondence management. Chair Wynn welcomed the new Interim-Community Development staff liaison Carloni. There were no further comments made from the public. PUBLIC HEARINGS: 1. 1301 Calle Joaquin. ARCH-1098-2015; Review of a four-story, 114-unit extended stay hotel and associated hotel amenities and Mitigated Negative Declaration of environmental review; C-T-SF zone; Intermountain Management LLC and Myhre Group Architects, applicant. Commr. Soll stated she visited the farm and met with Central Coast Grown Board President Marx. Commr. Andreen stated that he spoke with President Marx regarding the project prior to the hearing. ATTACHMENT 7 ARC1 - 121 ARC Minutes October 5, 2015 Page 2 City Consultant Scott presented the staff report, recommending the Architectural Review Commission to adopt the draft Resolution, approving the project, based on findings, and subject to conditions, and to adopt the Mitigated Negative Declaration. Staff recommended that the Architectural Review Commission continue with the review of the applicant’s proposed signage plan based on the applicant’s response to directional items specific to signage, and staff’s subsequent review. Staff recommended that this continuance be placed on the Architectural Review Commission’s consent agenda on a date to be determined and appropriately noticed. In response Commr. Andreen’s inquiry, City Consultant Scott clarified that the Commission had discretionary authority to raise issues and direct staff for revisions or analysis regarding the mitigated declaration; explained that the Commission could vote to continue the project and request additional information; noting that approving this project would include approving the mitigated negative declaration. Ms. Scott also confirmed that the Commission had final approval, with the exception of an appeal, whereas it would be reviewed by the City Council. In response to Commr. Root’s inquiry, Ms. Scott explained that a shading study had been submitted by the applicant; clarified that the parking plan did not identify the Calle Joaquin access to the San Luis Ranch as an option; indicated that the traffic plan addressed traffic issues at the intersection of Los Osos Valley Road. Commr. Root inquired whether there are plans for development in the adjacent and surrounding parcels. Assistant Planner Cohen responded stating there is a proposal for a dealership to the north of this project; noted that there are no plans in the southern lot; stated that the lot nearest to Alfano Motors is owned by Mr. Alfano, and there is no knowledge of future development. In response to Commr. Root, Assistant Planner Cohen clarified that the median landscape would be coordinated with Cal Trans. In response to Commr. Nemcik’s inquiry, Ms. Scott explained that the adjacent lots were in the Tourist Commercial Zone, with the exception of the lots zoned Open Space/ Conservation. In response to inquiry from Chair Wynn, Ms. Scott clarified that City Farm is operating under the Open Space/Conservation zone. In response to inquiry from Commr. Ehdaie, Ms, Scott, noted that an EIR was completed as part of the LUCE update where they looked at the full development (of the Special Focus Area), and considered communal traffic impacts of the parcels. In response to inquiry from Commr. Ehdaie, Community Development Director Codron explained that there is a Calle Joaquin Agricultural Master Plan; clarified that the area is intended to be in perpetuity as a long-term farm; noted that the farm currently has a 20- year term lease with an option to extend [with Central Coast Grown]; pointed out that ATTACHMENT 7 ARC1 - 122 ARC Minutes October 5, 2015 Page 3 the City’s Master Plan will eventually incorporate the San Luis Ranch property as part of the Agricultural Open Space. Community Development Director Codron also explained that Central Coast Grown manages the property on behalf of the City for a dollar a year and, in exchange, they run a program that is consistent with the Master Plan. In response to inquiry from Commr. Soll, Ms. Scott stated that the zoning code in this area establishes a 45-foot height limit, noting that the height limit is 75 feet in the downtown area and given discretionary review. APPLICANT: Applicant representatives Philip Stewart and Robert Camacho, from Myhre Group Architects, and Chris Dufor, from RRM Design Group, provided a detailed overview of the project and reviewed the updated site plans and design elements including the front patio. They stated that the hotel would be in keeping with the design elements of the area; pointed out that they implemented and addressed feedback from the previous Architectural Review Commission review and demonstrated continued willingness to comply with staff recommendations. The applicant representatives answered Commissioners’ questions regarding the flood plan, landscape, pedestrian, and bike paths. They indicated that it would take 10-15 years for the trees in the landscape to mature; clarified that some of the grass will be drought resistant but the majority will be medium water usage; specified that the grass will be part of a biofiltration system. Commr. Andreen requested to see site plan renderings that most closely resembled the final outcome from Calle Joaquin and 101 freeways; inquired about the type of tree specimens that would be used to scale down the size of the building. The Applicant clarified that that the renderings did not show all of the trees and landscape; explained that they had not finalized which trees would be used. Chair. Wynn inquired about the landscape plan and the size and location of the trees. The applicant noted, after receiving instructions from Senior Planner, Phil Dunsmore, direction was provided for planting the trees. In response to Commr. Andreen inquiries, the applicant indicated that the trees would eventually reach 50 feet in height, over the next 10-15 years, and that the trees would be large enough to screen in the building. In response to Chair Wynn, the applicant stated that utilizing larger trees may be an option depending on the tree specimen to try and scale down the building. The applicant responded to Commr. Ehdaie’s inquiries noting that, due to the narrowness and size of the lot, the building was scaled down. The applicant explained that there will be sidewalks on all four sides of the project that will connect to the public sidewalks and confirmed access to long-term bike storage. ATTACHMENT 7 ARC1 - 123 ARC Minutes October 5, 2015 Page 4 Consultant Scott clarified that there is a long-term plan for a bike lane on Calle Joaquin. Chair Wynn recommended adding a condition for the garbage company to review the garbage location. In response to Commr. Wynn’s inquiries, the applicant clarified that the windows will be cohesive, adding that there is a possibility to further add articulation to the two large green walls by adding windows. PUBLIC COMMENTS: Wendy Brown, San Luis Obispo, Treasurer of Central Coast Grown and City Farm tenant, voiced opposition to the project; expressed feelings of exclusion from the previous hearing because City Farm was not notified of the project; shared concerns over the scale of the building masking the agricultural area; opined that the trees and landscaping will not disguise the massive building; recognized that the applicants tried to make changes according to the Commission’s recommendations but felt this would have been more effective had City Farm been able to testify at the 2014 hearing; urged the Commission to limit the adjacent buildings to City Farm to a two-story building, and advised against adding large trees that might shade the agricultural areas; shared concerns over the shading study; and stated that the project needs to be further reviewed by the City Council or the Planning Commission. Nikki Andersen, San Luis Obispo, City Farm Manager and Educator, voiced opposition to the project; stated that it is important to preserve the agricultural heritage of the city; shared concerns with the lack of transparency and community engagement in regard to this project; noted that City Farm has not been open to the public due to the adjacent construction; opined that the project is not consistent with the City which supports long- term agricultural heritage; expressed concerns with the building damaging the visibility of the surrounding area, noting it would alter the feeling of City Farm and potentially give the wrong message to students visiting the farm. Matthew Bowling, Arroyo Grande, Principle of Organic Farm, voiced opposition to the project; stated that he has a small farm near the project and everything his farm grows needs to be sold; pointed out the short-term effects regarding traffic, noise, and dust which can negatively affect their organic produce; expressed frustration with people constantly crossing his property; stated that he may have to build a fence; noted that he would like to farm long-term in the area; voiced concerns regarding the hotel damaging the area; explained the importance of support to the farming community; explained that his farm feeds 19 schools in the area and he would like to continue to farm in a safe place without a large hotel in such close proximity. Steven Marx, San Luis Obispo, Board President of Central Coast Grown, voiced opposition to the project; provided renderings of what the hotel would look like from City Farm; pointed out that the building is largely out of scale with the area; expressed concerns regarding the farm workers, farmers, students, and the whole community, relating to this piece of land as a food source and having to be subjugated to be in the ATTACHMENT 7 ARC1 - 124 ARC Minutes October 5, 2015 Page 5 shadow of a massing building; stated that Matt Bowling has been resilient and resourceful, regarding farming and managing the on-going issues of this project. Mr. Marx pointed out that there is a 20-year long lease between Central Coast Grown and the City; noted that the City’s General Plan states that it should “preserve the signature agricultural entrance to the southern portion of the city;” expressed disappointment in the lack of notification on behalf of the City, which has allowed this project to continue without the input from City Farm; stated that the Architectural Review Commission did not give adequate consideration to the issues stated in the Community Design Guidelines; expressed appreciation to the Commissioner that visited the site; noted that the Commission would benefit from their input; explained that construction of this building would be in violation of the General plan; opined that the building will be visually distracting and it would overshadow the eucalyptus groves; stated that the project is in violation of the Calle Joaquin Agricultural Master plan; pointed out statements made by Chair Wynn at the previous hearing, stating that the community will have concerns about the development of a large building. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Wynn inquired about the General Plan, the Land Use and Circulation Element, the Master Plan, the San Joaquin Plan, and if any other prior documents limit the proposal. Ms. Scott clarified that there are no documents that would limit the approval of this building; noting that the Commission has discretionary review of the design and the negative declaration. In response to inquiries from Chair Wynn regarding City noticing responsibilities, Interim Community Development Liaison Carloni explained that the notifications of public hearings are sent to adjacent neighbors, tenants, and registered businesses within a 300-foot radius of the project site; stated that a notice is also displayed at the property and published in the newspaper. Planner Cohen pointed out that City Farm was added to the City’s noticing list after it was acknowledged that they did not receive a hearing notice for the conceptual review hearing; stated that they were notified of the current hearing, and they will continue to receive notices of all public hearings within 300 feet. In response to inquiry by Commr. Ehdaie, Assistant Planner Cohen pointed out that City Farm owners became aware of the previous hearing after reading the newspaper. In response to inquiry by Commr. Root, Ms. Scott explained that the “Right to Farm Letter” is a mitigation measure which provides the hotel ownership to be aware of their neighbor’s right to farm and is meant to assist in land-use conflicts. ATTACHMENT 7 ARC1 - 125 ARC Minutes October 5, 2015 Page 6 Commr. Andreen identified that, under the California Environmental Quality Act, the mitigated negative declaration requires to look if the mitigation is sufficient to reduce the impact to less than significant; asked what “significant” meant in this context and what measures or documents the Commission had to reach that conclusion. Ms. Scott clarified that the conclusion must be based on substantial evidence in the records, review of the plans, renderings, simulation, public testimony, and staff presentations. In response to inquiry by Commr. Nemcik, Ms. Scott explained that there is no specific solar study requirement from the California Environmental Quality Act; noted that staff looked to see if shading would result in conversion or if it would impair the agricultural area; pointed out that the applicant submitted a solar study; stated that staff also looked at greater lengths of shading based on sun angle; concluded that, based on the placement of this structure, there is adequate distance between the structure and the farm. Chair Wynn concurred with Ms. Scott’s findings on the project not physically overshadowing the adjacent area; noted that the tall trees on the western boundary would, in fact, overshadow the agricultural land. Ms. Scott clarified that standard dust control measures are required; indicated that mitigated measures could be modified to further mitigate the impact of dust getting on the produce. Commr. Andreen, voiced concerns that the language from the Land Use and Circulation Element had not been adequately considered; noted that it was unfortunate that City Farm was not involved earlier in the process; affirmed that the aesthetic impacts are significant and did not feel comfortable making a decision based on the evidence that was provided. Commr. Nemcik, concurred with Commr. Andreen, on the lack of imagery necessary to make a finding. Commr. Soll stated that, after visiting the site, the view from the ground provides a different perspective; voiced concerns over the size of the building and the Commission’s ability to mitigate; expressed concerns regarding neighborhood compatibility; opined that this project does not meet Community Design Guidelines. Chair Wynn pointed out that this project is allowable in the zone. Commr. Root expressed feeling too overwhelmed to make a decision without clear findings; noted being lost in the same language; noted direct conflict between the screening of the hotel by the trees and the additional shading this would create to the farming land; stated not feeling comfortable making a decision without further input. In response to Commr. Soll’s inquiry, Chair Wynn explained that, during the first hearing, he stated that people would be nervous about a tall, long building being developed, but noted that the applicant modified the original design; noted that the current building is substantially better than the one on the initial concept review; noted that his current concerns have to do with the aesthetic and the negative declaration and ATTACHMENT 7 ARC1 - 126 ARC Minutes October 5, 2015 Page 7 pointed out that the current building meets design guidelines but, given the new information that wasn’t available during the first hearing, it changes the review. Commr. Root concurred that all of the issues that were brought up at the previous hearing were addressed; voiced concerns regarding the large walls lacking articulation; expressed concerns against using colors and shades that match the surrounding geography, advised toward using compatible colors but not mimic the surroundings; stated that, architecturally, the building is consistent with the surrounding area. Commr. Ehdale indicated that the design and the architectural style of the current building is better than the first one presented and compatible with the design guidelines; voiced concerns that City Farm was not notified and were not a part of the design process; stressed the importance of stakeholders being involved and providing feedback. Also, noted concerns with compatibility with the adjacent parcels and the neighborhood. Chair Wynn expressed that he would like to continue this project to a date uncertain to allow staff the opportunity to provide additional aesthetic visualizations that meet the California Environmental Quality Act requirements to show that the aesthetic impacts have been mitigated to a less-than-significance level. Staff could also be looking at additional measures for additional dust control that can be tied to crop production times of the adjacent neighbor, shading, and specificity in the landscaping plan; explained in the interest of transparency that the farm also provided their site plan to be aware of production times and location. Commr. Soll stated that the building looks better but the scale and mass issues from the 2014 hearing were not addressed; expressed concerns with moving forward without addressing the mass and scale issues, and neighborhood compatibility based on the design guidelines. Commr. Andreen concurred with the scale and mass issues and suggested the building should transition down on the side of the farm; noting that, if the farm is to succeed, the building should transition down. Chair Wynn advised staff to clarify the location for the trash enclosure and explain conditions 3 and 16. Commr. Andreen inquired about the explanation of ARC1-82 – Evaluation of Environmental Impacts. Interim Community Development Liaison Carloni, clarified that the evaluation of environmental impact page is referencing the land use and circulation elements and the open space elements. Ms. Scott explained that, sometimes, there are quantifiable thresholds that must be identified when reviewing environmental impacts such as air quality and sometimes ATTACHMENT 7 ARC1 - 127 ARC Minutes October 5, 2015 Page 8 [thresholds are] more subjective and based on evidence like aesthetics unless there is something in place such as an ordinance to help mitigate impacts. The Commission discussed issues with height requirements, dust impacts on crops, and site constraints of having a long, narrow lot. Chair Wynn stated that the visual studies will help understand the scale and mass; reiterated that, ultimately, everyone will be nervous about a building that is very big and very long. Commr. Root stated not being concerned with visualization because the building will only be visible for a few seconds from the road but noted concerns with the neighborhood compatibility. Commr. Andreen advised that the building should be modified in a way that lessens the long view. The applicant clarified that the color palate will not mimic surrounding areas, but it is intended to be compatible; offered to show a simulated video of the view obstruction from the 101 freeway. Ms. Scott pointed out that, for a quarter mile traveling northbound, views from Cerro San Luis and the Morros will be blocked. Chair Wynn advised that further visual analysis be done by a professional. Community Development Director Codron stated that views are not protected from one property to the next; explained that this parcel is not in the vista although the 101 highway is a scenic highway; explained further review is recommended regarding environmental review and what the threshold is. Commr. Andreen explained that one of the design guidelines, regarding open space areas and areas where the public congregates, is to protect views of the public; stated that open space areas where the public gathers applies to a place like City Farm; noted that open space area has a higher view protection. On motion by Commr. Andreen, seconded by Commr. Root to continue to a date uncertain and ask that the applicant work with staff and neighbors to achieve the following recommendations: including more visuals and before and after renderings; include additional measures for dust control; review shading during alternative times including shading of landscaping; provide more specificity of landscape, including tree size and planted sizes; requested that City Farm provide their site plans to the applicant; find measures to better address neighborhood compatibility in terms of scale; evaluate potential transition down on the vertical articulation stepping down toward the farm side of the building; review trash enclosure location with San Luis Garbage; provide clarification on condition 3 regarding hand-troweled versus sand finish appearance, potentially allowing a sprayed-on finish above 30 feet where it will be less ATTACHMENT 7 ARC1 - 128 ARC Minutes October 5, 2015 Page 9 visible; include language considering articulation in openings, based on findings and subject to conditions. AYES: Commrs. Nemcik, Soll, Ehdaie, and Wynn NOES: None RECUSED: None ABSENT: Commr. Cutis The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast Marcus Carloni provided an agenda forecast of upcoming projects. 3. Commission: Commr. Andreen, suggested that additional training is needed to better understand the mitigated declaration and the California Environmental Quality Act. ADJOURNMENT: The meeting adjourned at 7:30 p.m. Respectfully submitted by, Sarah Reinhart Recording Secretary Approved by the Architectural Review Commission on November 16, 2015. ATTACHMENT 7 ARC1 - 129 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a four-story, 114-unit extended stay hotel and associated hotel amenities and Mitigated Negative Declaration of environmental review. PROJECT ADDRESS: 1301 Calle Joaquin BY: Shawna Scott, Contract Planner Rachel Cohen, Associate Planner Phone Number: 805-781-7574 Email: rcohen@slocity.org FILE NUMBER: ARCH-1098-2015 FROM: Marcus Carloni, Associate Planner RECOMMENDATION Recommend that the Architectural Review Commission adopt the draft Resolution (Attachment 1), which approves the project, based on findings, and subject to conditions, and adopt the Mitigated Negative Declaration (Attachment 8). Staff recommends that the ARC continue review of the applicant’s proposed signage plan based on the applicant’s response to directional items specific to signage, and staff’s subsequent review. Staff recommends that this continuance be placed on the ARC’s consent agenda, on a date to be determined and appropriately noticed. SITE DATA Applicant Intermountain Management, LLC Myhre Group Architects Representative Tim Walters, RRM Design Group Submittal Date March 19, 2015 Complete Date August 5, 2015 Zoning C-T-SF General Plan Tourist Commercial Site Area 2.84 acres Environmental Status Mitigated Negative Declaration recommended for adoption circulated for public review August 22, 2015). SUMMARY The City has received an application for Architectural Review of a 69,293-square foot, four-story, 114-unit extended stay hotel. The ARC conceptually reviewed the project on July 7, 2014, and provided 14 directional items (refer to Attachment 5). The applicant has now submitted plans for final review (Attachment 3, Revised Project Plans). Meeting Date: October 5, 2015 Item Number: 1 ARC1 - 1 ATTACHMENT 7 ARC1 - 130 ARCH-1098-2015 (1301 Calle Joaquin) Page 2 Staff has reviewed the applicant’s resubmittal, which includes a revised site plan and elevations, architectural renderings, and additional information regarding lighting, signage, materials, grading and drainage, solar access, circulation, and landscaping. Staff finds that the revised plans and supporting information comply with ARC direction as well as the City’s Community Design Guidelines, and applicable City regulations, and is recommending approval. Staff has prepared an Initial Study, which resulted in a Mitigated Negative Declaration (Attachment 8). Staff is recommending adoption of the Mitigated Negative Declaration. 1.0 COMMISSION’S PURVIEW The ARC continued the project on July 7, 2014, and provided 14 directional items (discussed in section 3.0 below). The ARC’s role is to review the applicant’s response to ARC direction and the response’s consistency with the Community Design Guidelines and applicable City standards. The ARC is also tasked with the review and adoption of the project’s environmental document, in this case a Mitigated Negative Declaration. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site is currently vacant and is located within the Tourist Commercial zone within the Calle Joaquin Auto Sales Special Focus area (C-T-SF), per the General Plan Land Use Element 1. The parcel was created by a previous subdivision, was graded, and supports drainage easements. The nearly level project site does not support any significant vegetation and no trees are present. The project site is bordered to the southeast by Calle Joaquin Road and U.S. Highway 101. 2.2 Project Description 1) Site Plan The project consists of a 69,293-square foot, four-story, 114-unit extended-stay hotel on a 2.84-acre parcel accessed from Calle Joaquin. The structure is setback approximately 90 feet 1 Special Focus Areas are defined in the Land Use Element as areas that present opportunities to develop customized land use approaches or special design implementation to enhance their appearance and achieve their respective development potential. Site Size 2.84 acres Present Use & Development Vacant Land Use Designation Tourist Commercial Access Calle Joaquin Surrounding Use/Zoning Northwest: C-R, C/OS-20 & C-S-PD; vacant, auto dealerships, Prefumo Creek Commons Northeast: C-T-SF & C/OS-20; vacant, City Farm Southwest: C-T-SF, C-S, & C-S-S; vacant, auto dealerships, Motel 6, Bear Valley Center, AAA Insurance Center, America’s Tire Southeast: C/OS-20; Calle Joaquin, U.S. Highway 101, Bob Jones bike path (southeast of U.S. Highway 101) ARC1 - 2 ATTACHMENT 7 ARC1 - 131 ARCH-1098-2015 (1301 Calle Joaquin) Page 3 from the edge of Calle Joaquin, and separated by landscaping and parking areas (Attachment 3, Revised Project Plans). 2) Building Layout The building footprint will be 18,390 square feet, and hotel room types will include: a. studio and accessible studio (40 units); b. double queen and accessible double queen (54 units); c. one bedroom and accessible one bedroom (13 units); and d. two bedrooms and accessible bedrooms (7 units). Hotel amenities will include: a. outdoor swimming pool, fire pits, and barbeque patio within an approximately 5,000- square foot fenced enclosure; b. guest laundry room; c. fitness room; d. breakfast buffet room with tables and serving areas and breakfast patio; and e. meeting/multi-purpose room. 3) Architectural Features, Materials and Colors Proposed building includes the following architectural features, materials and colors: a. an extended, generally rectangular form that includes wall offsets along all elevations, and covered entryways (project renderings are shown below in Figure 1); b. stucco-finished walls in varying muted colors (tans and greens); c. stone veneer; d. flat roofing of varying heights with fiberglass cornice and metal parapet cap; e. aluminum framed windows with varying pane sizing and framing; and f. wood framed canopy and trellises stained to match the window frames and metal cornice. Figure 1: Perspective view looking west towards the project 4) Signage Refer to section 3.3.2 (Signage and Flags). 5) Parking and Hardscape 117 parking spaces would be located along the northwestern, northeastern, and eastern sides of the building (refer to Table 1 below). The parking lot would consist of asphalt paving, and permeable pavement parking stalls. ARC1 - 3 ATTACHMENT 7 ARC1 - 132 ARCH-1098-2015 (1301 Calle Joaquin) Page 4 6) Landscaping The project includes 48,455 square feet of landscaped area. Landscaping includes: a variety of trees (ranging in height from 20 to 80 feet at maturity); shrubs and groundcover; turf areas; shade-tolerant shrubs; and bio-infiltration and vegetated swales. The landscaping plan incorporates predominantly native, drought-tolerant species (Attachment 3, Revised Project Plans, Sheet L1). Table 2: Zoning Regulations Item Proposed 1 Ordinance Standard 2 Setbacks 18-foot street yard 10-foot street yard Max. Height of Structure 45 feet 45 feet Building Coverage 15 percent 75 percent Parking Spaces 117 vehicular spaces 6 motorcycle spaces 8 bicycle spaces 118 vehicular spaces 6 motorcycle spaces 8 bicycle spaces Notes: 1. Applicant’s project plans 2. City Zoning Regulations 3.0 PROJECT ANALYSIS 3.1 ARC Directional Items On July 7, 2014, the ARC reviewed the conceptual designs of the project, and provided 14 directional items to be incorporated into plans submitted for final approval (Attachment 5). The paragraphs below identify the directional items and the applicant’s response and staff’s analysis of the applicant’s submittal. Directional Item #1: Provide more information in future project plans to show how common outdoor use areas, such as the pool and patio on the north side, are protected from noise and prevailing winds. Response to Directional Item #1: The conceptual project site plan showed the proposed pool and patio on the northern side of the hotel. This location exposes the outdoor use area to noise from U.S. Highway 101, and prevailing winds typical for the area. The revised design of the project shows the pool, patio, and barbeque area moved to the southwest side of the hotel building (Attachment 3, Revised Project Plans, Sheet S1). The pool is shown to the southeast of the patio. A noise attenuation wall, treated with veneer and screened with landscaping, is proposed along the outer boundary of this outdoor use area, which would attenuate noise generated by the highway, consistent with the Acoustic Study prepared for the project (Attachment 8, Initial Study/Mitigated Negative Declaration, Attachment 7 (Acoustic Study). Detailed elevations of the noise attenuation wall and pool enclosure are provided in Attachment 3, Revised Project Plans, Sheets S2, S3, and S4. Conclusion: Staff finds the revised design addresses ARC’s directional item #1 by using the structure to block prevailing winds, and by incorporating a landscaped noise attenuation wall to reduce noise exposure in the outdoor use areas. ARC1 - 4 ATTACHMENT 7 ARC1 - 133 ARCH-1098-2015 (1301 Calle Joaquin) Page 5 Directional Item #2: Consider further reductions in the total amount of on-site parking provided and utilize permeable paving and other hardscapes where feasible. Response to Directional Item #2: The original project included 116 rooms and 130 parking spaces (an excess of approximately ten vehicular parking spaces). The current plans include 114 rooms and 117 parking spaces (i.e. one space per room, and three spaces for the Assembly Area). 21,699 square feet of permeable pavers are proposed, consistent with this directional item (refer to Attachment 3, Revised Project Plans, Sheet S1 and the Stormwater Management Plan sheet). Conclusion: Staff finds the revised design addresses ARC’s directional item #2 by reducing parking to the minimum spaces required by Zoning Regulations, and by incorporating permeable paving. Directional Item #3: Provide additional offsets in the building footprint. Response to Directional Item #3: The original project site plan showed a generally rectangular structural footprint with subtle horizontal off-sets (Attachment 4, Staff Report + Plans, July 7, 2014, Sheet 2). The applicant has shifted the overall footprint to the southern side of the lot and proposes greater footprint offsets via an “L” shaped footprint with the building wrapping around the pool/patio area. Conclusion: The revised plans provide greater footprint offsets compared to the originally proposed project; therefore, staff finds that the revised project complies with directional item #3. Directional Item #4: Provide a consistent and cohesive architectural style. Response to Directional Item #4: The revised plans incorporate a more consistent and cohesive architectural style (Attachment 3, Revised Project Plans, Sheets A5, A6, A7, and A8). The project style incorporates natural-appearing exterior features including stucco and stone that incorporate the colors of the surrounding landscape. Architectural details, including use of muted colors and stone, are consistently provided on all sides of the building. The wood framed canopy and trellises will be stained to match the window frames and metal cornice. Proposed balconies, variations in window framing and treatments, and store-front entries are angular and appear compatible when viewed across the wall plane. Conclusion: The original project considered during conceptual review showed elements from several architectural styles (i.e. Art Deco, Spanish Juliette, and Prairie) (see Attachment 4, Staff Report + Plans, July 7, 2014). Staff finds that the revised project eliminates architecturally incompatible elements, and incorporates a consistent style and design theme on all structure elevations, in compliance with directional item #4. Directional Item #5: Use quality architectural materials and detailing which are authentic to the selected style. ARC1 - 5 ATTACHMENT 7 ARC1 - 134 ARCH-1098-2015 (1301 Calle Joaquin) Page 6 Response to Directional Item #5: The colors and materials board shows the use of stucco, simulated stone veneer, Coronado stone, and Mountain Strip stone. Permadize® metal features include burgundy metallic aluminum (windows, coping, downspouts, and storefront-style main entrance) and medium bronze balconies, roof, canopies, and railings. Permadize® is manufactured with metallic-like particle texturizers, which are advertised to add increased resistance to abrasion, chalking, and fading. Conclusion: Staff finds that the proposed materials and detailing are compatible with and authentic to the architectural style of the building, consistent with directional item 5. Directional Item #6: Show the depth and materials of veneers, architectural features, and details on wall planes. Response to Directional Item #6: The revised plans show focused details of the main entry, entrance patio, pool area, and wall planes (Attachment 3, Revised Project Plans, Sheets A5, A6, A7, and A8). The plans show the relative depth and appearance of trim, balconies, and stone veneer. Conclusion: The revised plans reduce the amount of ground to roof stone veneer, and incorporates the use of protruding trim to separate wall treatments (i.e. between stone veneer and stucco). Proposed fourth-floor balconies extend out from the wall plane on a defined ledge above the third-floor windows. Additionally, the plans show trellis features that highlight the main entrance, as well as other minor entries, that complement the overall architecture. Staff finds the revisions to comply with directional item #6. Directional Item #7: Comply with maximum building height standard of 45 feet above grade. Response to Directional item #7: The revised building elevations illustrate the structure within the 45-foot height limit (Attachment 3, Revised Project Plans, Sheets S2 and A5). Conclusion: Compliant with ARC direction, the applicant has reduced the overall height of the structure to comply with maximum height regulations. Staff recommends that that applicant submit plans clearly demonstrating that the 45-foot height limit is measured from existing average natural grade to ensure compliance (see Condition 11). Directional Item #8: Incorporate measures to reduce the overall mass of the structure, such as stepping (especially the wall facing the highway), variation in roof heights, and clarified depth and dimensions. Response to Directional Item #8: The revised plans show variations in vertical elevations, including the dimensions of each wall plane. The southeastern facade facing U.S. Highway 101 is approximately 35 feet in height, and roof heights vary from approximately 35 to 45 feet. Plan elevations show dimensions and variations in both horizontal and vertical elements (Attachment 3, Revised Project Plans, Sheets S2, A5, and A6). ARC1 - 6 ATTACHMENT 7 ARC1 - 135 ARCH-1098-2015 (1301 Calle Joaquin) Page 7 Conclusion: The revised plans do not show a reduction in structural area; however, the proposed revisions show modifications to the form of the structure through varying parapet/roof lines, setting back the upper story with the use of balconies and a change to the footprint of the entire structure to reduce the appearance of a solid, rectangular form as seen from U.S. Highway 101. Staff finds that although the massing has not been reduced that the modifications made to the wall planes, shape of the structure and varying upper level setbacks are consistent with ARC directional item #8. Directional Item #9: Add step massing to the entry feature to herald it more. Consider the idea of creating a porte cochere (covered passageway). Response to Directional Item #9: The proposed entry feature on the northeast side of the structure includes store-front designed windows and doorways, and a wooden trellis covered passageway. The trellis is angled slightly upwards, and is approximately 11 feet in height with stone veneer pole bases. This feature extends approximately 30 feet from the structure wall. The plans (east elevation) show stepped massing along the northern- facing elevation (Attachment 3, Revised Project Plans, Sheets S2, A5, and A6). Conclusion: The originally proposed project included an entry feature that appeared to blend into the building, and was not readily distinguishable as the main entry. The revised plans do not include stepped massing as part of the design for the main entrance; however they do include additional features highlighting the front entrance to the hotel, including incorporation of a wooden trellis, landscaped and paved entry walkway, and patio. A paved design feature is proposed within the access road, in front of the building entry (Attachment 3, Revised Project Plans, Sheet S1). Staff finds this entry feature is heralded by these elements, consistent with directional item #9. Directional Item #10: Look at possibly dividing the building space into separate structures or adding horizontal offsets to the building footprint. Response to Directional item #10: The rectangular configuration of the lot, and presence of 30-foot drainage easement (15 feet along both the northern and southern property lines), and parking and circulation requirements constrain the development footprint; therefore, the applicant has not provided plans showing the building divided into separate structures. Horizontal offsets are shown, including an offset of the northwestern section of the structure. Additional offsets of varying depths are shown on all sides of the structure (Attachment 3, Revised Project Plans, Sheets S2, A5, and A6). Conclusion: The original project site plan showed a generally rectangular structural footprint with subtle horizontal off-sets (Attachment 3, Revised Project Plans, Sheet 2). As noted above, the site is generally constrained by the lot configuration, necessary drainage easements, and required access improvements. While the applicant was unable to provide a feasible design that includes more than one building, staff finds that directional item #10 is addressed by providing greater footprint offsets including an “L” shaped footprint to the east. Additional offsets are provided along all elevations, and include wall treatments including stone and colored stucco to better distinguish the variation. ARC1 - 7 ATTACHMENT 7 ARC1 - 136 ARCH-1098-2015 (1301 Calle Joaquin) Page 8 Directional Item #11: Incorporate quality, authentic materials into the project design. Response to Directional Item #11: Please refer to responses to Directional Items #5 regarding building and accentuating materials. Directional Item #12: Provide additional landscape screening near noise attenuation barriers. Response to Directional Item #12: The proposed landscape plan shows landscaping surrounding the noise attenuation barrier (pool and patio perimeter wall) (Attachment 3, Revised Project Plans, Sheets L1 and A6). Conclusion: Staff finds the proposed landscape plan consistent with directional item 12, because it provides screening along the noise attenuation wall. Directional Item #13: Use natural earth tones for building colors and limit the use of pure white in the palette. Response to Directional item #13: The proposed colors and materials board shows the use of earth-tone colors compatible with the surrounding landscape, including shades of green and tan. Pure white is not proposed; a light tan color is identified for stucco trim and accents. A color board will be available at the ARC hearing. Conclusion: Staff finds the proposed color board consistent with directional item #13; the use of pure white has been eliminated, and the color scheme includes shades of green and tan, compatible with the natural surrounding landscape. Directional Item #14: Provide a colors and materials board with actual samples reflecting the direction by the Architectural Review Commission. Response to Directional Item #14: The applicant has provided a colors and materials board, which will be available at the ARC hearing, in compliance with directional item 14. 3.2 General Plan 3.2.1 Conservation and Open Space Element U.S. 101 and Los Osos Valley Road are designated in the Conservation and Open Space Element (COSE) as having view corridors of “high scenic value” southwest of the site, and moderate scenic value” northeast of the site. The project site is not located within a specific cone of view” as identified by the COSE (refer to Figure 2 below). ARC1 - 8 ATTACHMENT 7 ARC1 - 137 ARCH-1098-2015 (1301 Calle Joaquin) Page 9 Figure 2: COSE Scenic Roadways and Vistas. The star indicates the approximate location of the project site. Policy 9.2.1 of the COSE (“Views to and from public places, including scenic roadways”) mandates that new development projects not wall off scenic roadways and block views, and indicates that development projects in the view-shed of a scenic roadway shall be considered by the ARC. Pursuant to COSE Program 9.3.6 view blockage along scenic roadways is considered a significant impact and requires consideration during environmental review. An initial study was conducted to review the project and determined that based on the size and location of the proposed structure, existing views of prominent hillsides would be retained as viewers travel along U.S. 101. Highway 101 Northbound motorist would experience partially blocked views of Cerro San Luis Mountain (located approximately 1 mile to the northwest) and Bishop Peak (approximately 3.25 miles to the north) for approximately 0.25 mile (approximately 13 seconds), and the project’s approximately 90- foot setback from Calle Joaquin would retain primary views of Cerro San Luis. As seen from the southbound lanes of Highway 101, views of the Irish Hills (approximately 1/3 a mile to the west) are partially blocked by existing trees adjacent to the highway, and the foreground of the western extent of the hills (as seen from this section of U.S. 101) would be partially blocked for approximately 0.4 mile (approximately 22 seconds). Based on the size and location of the proposed structure, a majority of existing views of prominent hillsides would be retained as viewers travel along U.S. 101. Due to the location of the C-T zoned lots, including the project site, and orientation of the lots towards U.S. Highway 101, the development would block views of the agricultural lands to the north of the site for ARC1 - 9 ATTACHMENT 7 ARC1 - 138 ARCH-1098-2015 (1301 Calle Joaquin) Page 10 approximately 13 seconds, and once drivers pass existing development on Calle Joaquin and the proposed hotel development, views of the City Farm would be clearly visible. Mitigation measures are established for lighting, landscaping, mechanical equipment and color and materials to ensure that scenic views are not impacted (Attachment 8, Initial Study/Mitigated Negative Declaration, Section 1 Aesthetics). Proposed setbacks, variations in vertical and horizontal elevations, use of muted and earth tone exterior colors, and landscaping will help blend the structure with the natural backdrop and proximate urban development near the Los Osos Valley Road Interchange and U.S. 101 corridor. 3.2.2 Land Use Element Special Focus Area The Land Use Element (LUE) identifies the project site and three adjacent lots as the Calle Joaquin Auto Sales “Special Focus Area”, and the project site is subject to LUE Policy 8.11 specific to this area 2. The proposed project is an allowable use within the Tourist Commercial designation. Property to the northeast is Conservation/Open Space and designated for agricultural development. Currently the property is managed by City Farm and supports irrigated row crops and stormwater management. Implementation of the proposed project would not directly impact solar access on the adjacent Open Space lot, which provides a riparian and agricultural buffer to the north and northeast. The County Agricultural Commissioner’s Office reviewed the project, did not identify any significant concerns regarding land use compatibility and noted that, “The proposed project appears to be adequately buffered from adjacent ag [sic] land based on the building location, room orientation, and landscaping represented on the plan. Development on remaining lots should be similar. Disclosure of the County’s Right-to-Farm Ordinance is recommended” (Attachment 7, County Agricultural Commission’s Office Letter). The applicant provided a shadow study (see Attachment 3, Revised Project Plans, Sheet SH), which demonstrates that due to the distance between the building and the northern property line (180 feet), shadows cast by the building would not extend beyond the northern property boundary; although landscape trees along the northern boundary would cast shadows to the north, beyond the property boundary, during a portion of the day. The effects would be minimal, as the light would be filtered and the shadow would not be constant. In addition, the project is set back approximately 90 feet from the northeast property line, and one lot (also zoned C-T), is located between the proposed project lot and the City Farm, creating an approximately 290-foot buffer. The project incorporates perimeter landscaping, bioswales, and permeable pavement, which provides a transition from the hotel structure and vacant and agricultural land to the north. The project does not include any features that would restrict connectivity to the Dalidio Ranch area. 2 Land Use Element Policy 8.11(Calle Joaquin Auto Sales Area) discusses the land use designation of the subject site and states that “These four vacant lots are suitable for commercial mixed use and other uses described under the Tourist Commercial designations. Portions of the site may be appropriate for use as auto sales, depending on market demand. Development of this area must address preservation of and transition to the agricultural parcels/uses to the northwest; connectivity to the Dalidio Ranch area; viewshed preservation; and treatment as a gateway to the City visible from Highway 101.” ARC1 - 10 ATTACHMENT 7 ARC1 - 139 ARCH-1098-2015 (1301 Calle Joaquin) Page 11 3.3 Community Design Guidelines 3.3.1 Signage and Flags Table 2: Sign Regulations Item Proposed Ordinance Standard (Sign Regulations) Number of signs Three Two Max. cumulative area (sf) Wall mounted signs: 300 sf 200 Max. Height North and south elevations: 43 feet above grade, above fourth floor windows East elevation: 33 feet above grade, above third floor windows 25 feet above grade, highest point of the second story, unless applicant’s request for exception is granted Wall sign location North and south elevations: above main ground floor entry doors East elevation (highway-facing): no public entry. Signage is only allowed on wall planes supporting a public entrance; an exception may be granted by the community development director1 Illumination Channel lettering Internally illuminated Daytime: teal and red Night: white and red Hazardous glare prohibited Shielded light source Dark background with light lettering Monument Sign Size: 20 square feet Height: 5 feet Maximum size: 24 square feet Maximum height: 6 feet Flag pole One flag pole 30 feet in height One flag pole allowed 45-foot height limit 1 Exception may be granted “in circumstances where the purpose and intent of these regulations is maintained and where the orientation of the public entrance to a building is such that the sign would not have sufficient visibility from the public right-of-way to provide for adequate identification of the business or use” Staff recommends that the ARC continue review of the applicant’s proposed signage plan based on the applicant’s response to directional items specific to signage, and Staff’s subsequent review. Staff recommends that this continuance be placed on the ARC’s consent agenda, on a date to be determined and appropriately noticed. Recommended directional items include: a. Provide an exhibit showing the monument sign, complete with stone base, and showing dimensions, colors (day and night), materials, and method of illumination and treatment. Consider providing push through or some varied dimension to the lettering. b. Clearly identify dimensions of all signage lettering including height and depth. c. Avoid use of white lighted lettering during night-time hours. These items are identified as Conditions of Approval No. 12 (Attachment 1, Draft Resolution). ARC1 - 11 ATTACHMENT 7 ARC1 - 140 ARCH-1098-2015 (1301 Calle Joaquin) Page 12 4.0 ENVIRONMENTAL REVIEW The Public Draft Initial Study has been prepared in accordance with the California Environmental Quality Act (CEQA) and a Mitigated Negative Declaration (MND) is recommended for adoption Attachment 8). The MND finds that with incorporation of mitigation measures, potential impacts to aesthetics, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, noise, and transportation and traffic will be less than significant. A summary of the potential impacts and recommended mitigation measures is provided below: Aesthetics: The project site is visible from U.S. Highway 101 at the southern gateway into the City. Impacts of lighting, colors and materials, landscaping and mechanical equipment were identified in the initial study. Aesthetics Mitigation: Comply with City ordinances for landscaping and lighting standards, and incorporate features that reduce window glare. Air Quality: The project would generate construction-related emissions exceeding San Luis Obispo County Air Pollution Control District (SLOAPCD) thresholds, and may create a dust nuisance. Air Quality Mitigation: Comply with SLOAPCD recommended mitigation to reduce emissions below identified thresholds. Biological Resources: Project is located approximately 200 feet from Prefumo Creek and would result in potential construction-related and operational impacts. Biological Resources Mitigation: Implement erosion and sedimentation control measures, construct permanent hydrocarbon filters into parking lot design, and implement lighting and landscaping standards to minimize light intrusion into riparian area. Cultural Resources: No resources were documented during site surveys; however, standard regulations apply in the event of an unexpected discovery. Cultural Resources Mitigation: Comply with resource protection standards in the event of a discovery. Geology and Soils: Project site would potentially be affected by seismic activity (no faults on property) and expansive soils, grading activities may result in erosion and down-gradient sedimentation. Geology and Soils Mitigation: Comply with recommendations identified in geotechnical report, comply with existing building regulations, and implement erosion and sedimentation control plan. Hazards and Hazardous Materials: Project is located within the Airport Land Use Plan Aviation Safety Area S1b. The project was reviewed by the Airport Land Use Commission, and site-specific standards were identified to ensure compliance with the Airport Land Use Plan. Hazards and Hazardous Materials Mitigation: Comply with density limitations, Federal Aviation ARC1 - 12 ATTACHMENT 7 ARC1 - 141 ARCH-1098-2015 (1301 Calle Joaquin) Page 13 Agency notification required, avoid any uses that would interfere with air traffic, record avigation easement, provide disclosure regarding air traffic to owners and occupants. Hydrology and Water Quality: Project site is within a 100-year flood zone, and is subject to Floodplain Management Regulations. Project may result in construction-related and operational impacts to water quality. Hydrology and Water Quality Mitigation: Comply with the City’s Waterway Management Plan and implement drainage and pollutant control measures. Noise: The project site is affected by noise generated by traffic on U.S. Highway 101, potentially exceeding thresholds identified in the City Noise Ordinance. Noise Mitigation: Construct noise attenuation wall (as proposed), incorporate internal noise attenuation measures into construction plans. Transportation and Traffic: Project-specific and cumulative traffic impacts including congestion. Site access and drainage improvements must meet City Public Works standards. Transportation and Traffic Mitigation: Implement mitigation identified by Public Works, including fair share contribution to off-site road improvements, payment of impact fees, obtain Encroachment Permit and construct access improvements. Utilities: Project would contribute to demand for a sewer main capacity upgrade. Utilities Mitigation: Applicant will contribute fair share fees to the City. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other City departments are reflected in the directional items provided above, and the Conditions of Approval. 6.0 ALTERNATIVE RECOMMENDATIONS 6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines. 6.2 Continue the project to a date uncertain with directional items. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Revised Project Plans 4. Staff Report + Plans, July 7, 2014, July 7, 2014 ARC meeting 5. Minutes from July 7, 2014 ARC meeting and the letter to applicant with directional items 6. Applicant’s proposed signage plan 7. County Agricultural Commission’s Office Letter 8. Initial Study/Mitigated Negative Declaration (the full ARC report and attachments are available on the City’s website http://www.slocity.org/government/department- directory/community-development/documents-online/environmental-review-documents/- ARC1 - 13 ATTACHMENT 7 ARC1 - 142 ARCH-1098-2015 (1301 Calle Joaquin) Page 14 folder-807 Provided to Commissioners: Full size project plans Available at ARC Hearing: Colors and Materials Board ARC1 - 14 ATTACHMENT 7 ARC1 - 143 RESOLUTION NO. ####-15 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW FOUR-STORY, 114-UNIT EXTENDED STAY HOTEL INCLUDING ADOPTION OF AN INITIAL STUDY/MITIGATED NEGATIVE DECLARATION, AS PRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED OCTOBER 5, 2015 1301 CALLE JOAQUIN (C-T ZONE; ARCH-1098-2015) WHEREAS, 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 on July 7, 2014, to review the project and provide directional items to the applicant and staff, Intermountain Management, LLC and Myhre Group Architects, applicant; and WHEREAS, 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, on October 5, 2015, pursuant to a proceeding instituted under ARCH-1098- 2015; review of a proposed hotel development, Intermountain Management, LLC and Myhre Group Architects, 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 the staff at said hearings; 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 (ARCH-1098-2015), 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 zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. 2. That the plan modifications made by the applicant comply with ARC direction provided on July 7, 2014. 3. That the project is consistent with the Community Design Guidelines Section 3.1 Part B, because it is compatible in scale, siting, detailing, and overall character with buildings in the neighborhood which include 5 existing hotel developments, car dealerships, and an America’s Tire store. ATTACHMENT 1 ARC1 - 15 ATTACHMENT 7 ARC1 - 144 Resolution No. ####-15 1301 Calle Joaquin Page 2 4. That consistent with the Community Design Guidelines, the project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood which includes a number of existing hotel structures (Section 3.1 Part B). 5. That the project is consistent with General Plan, Conservation and Open Space Policy 9.2.1 Views to and from public places, including scenic roadways”) because it is not located within a specific “cone of view” and views of prominent hillsides will be preserved and not walled off from scenic roadways. 6. That the project is consistent with General Plan Land Use Element Policy 8.11 because it preserves the viewshed and transition to the agricultural parcels to the northwest with setbacks, variations in vertical and horizontal elevations, use of muted and earth tone exterior colors, and landscaping. SECTION 2. Environmental Review. The Architectural Review Commission hereby adopts the proposed Mitigated Negative Declaration of Environmental Impact finding that it adequately identifies the project’s potentially significant impacts with incorporation of the following mitigation measures and monitoring programs: Aesthetics Mitigation Measure AES-1: Prior to issuance of construction permits, final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission shall review site design, building architecture, colors, grading, lighting, landscaping, and signage for consistency with General Plan polices for viewshed protection and the City’s Community Design Guidelines, and all recommendations shall be incorporated into the proposed project. In addition, the following standards shall supplement City policy, and shall apply to the project site: a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 10-foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines shall not exceed 1 foot-candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure compliance. b. The final site plan shall incorporate landscaping and site improvements in order to create a “soft edge” along all lot boundaries, including drought-tolerant native trees and shrubs. The landscaping plan shall include drought-tolerant, native tree plantings and irrigation within the Calle Joaquin right-of-way; trees shall be spaced to preserve primary views through the project site. c. All mechanical equipment (including backflow plumbing devices and water meters), whether on the ground or installed elsewhere, shall be painted a flat green color and screened from public view with appropriate landscape material, earthen berms, or landscaped walls. ATTACHMENT 1 ARC1 - 16 ATTACHMENT 7 ARC1 - 145 Resolution No. ####-15 1301 Calle Joaquin Page 3 d. The final elevations shall identify exterior colors and materials that include natural, muted colors (i.e., muted browns, greens, and tans) consistent with the natural backdrop. Monitoring Program AES-1: These measures shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. Mitigation Measure AES-2: Prior to issuance of construction permits, the applicant shall submit a final landscape plan with road improvement plans for review and approval by the Community Development Department, Utilities Department, and Public Works Department. The landscape plan shall identify the size, quantity, and variety of all landscape plants and trees. Appropriate groundcover mulch and erosion control methods shall be indicated on the plan. The landscape plan shall include an irrigation plan (drip irrigation) and if feasible, connection to the City’s recycled water “purple pipe” system, for all proposed landscape areas. The landscape plan shall comply with the following standards, unless otherwise superseded by the Architectural Review Commission: a. Small trees that are no taller than 15-20 feet, numbers of which are calculated based on a spacing of 50 feet, shall be clustered and interspersed with other plant materials including low to medium-height shrubs and groundcovers (native and native- appearing choices) to create a variety of textures and canopies within the 12-foot wide planting strip between the eastern edge of the Calle Joaquin and U.S. Highway 101 right-of-ways. b. Larger trees with an open character, numbers of which are calculated based on a spacing of 50 feet, shall be clustered along the western edge of the Calle Joaquin right-of-way to maximize views through the southwestern and northeastern lot boundaries. Other smaller trees that are not taller than 40 feet, numbers of which are calculated based on a spacing of 50 feet, shall be interspersed with the larger trees along the frontage of the lot. Trees shall also be planted to complement the hotel building by choosing species that will ultimately meet the roofline of the building at maturity and be planted in locations close to the building. c. Size and quantity of all plants shall be clearly identified on the final landscape plan. Street trees shall be a minimum size of 24-inch box specimens. d. Use of recycled water is regulated by the State Water Board and CDPH. The City delivers recycled water under its Master Reclamation Permit from the State Water Board. The irrigation plans shall be prepared in compliance with the City’s Procedures for Recycled Water Use. f. On-site landscaping, and landscaping located within the parkway, between Calle Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A landscape maintenance agreement shall be recorded prior to issuance of construction permits. The agreement shall run with the land and the responsibility for on-going maintenance shall be transferred to future property owners, as applicable. Maintenance shall be overseen by the Community Development Director in consultation with the Natural Resources Manager. ATTACHMENT 1 ARC1 - 17 ATTACHMENT 7 ARC1 - 146 Resolution No. ####-15 1301 Calle Joaquin Page 4 e. Use of recycled water is regulated by the State Water Board and CDPH. The City delivers recycled water under its Master Reclamation Permit from the State Water Board. The irrigation plans shall be prepared in compliance with the City’s Procedures for Recycled Water Use. f. On-site landscaping, and landscaping located within the parkway, between Calle Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A landscape maintenance agreement shall be recorded prior to issuance of construction permits. The agreement shall run with the land and the responsibility for on-going maintenance shall be transferred to future property owners, as applicable. Maintenance shall be overseen by the Community Development Director in consultation with the Natural Resources Manager. Monitoring Program AES-2: These measures shall be incorporated into project landscape plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. Mitigation Measure AES-3: Prior to issuance of construction permits, the applicant shall submit construction plans showing the use of measures to reduce glare on windows facing U.S. Highway 101, which may include but not be limited to recessed windows or coatings. Monitoring Program AES-3: These measures shall be incorporated into project building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. Air Quality Mitigation Measure AQ-1: Fugitive Dust Control Measures. The proposed project shall implement the following dust control measures so as to reduce PM10 emissions in accordance with SLOAPCD requirements. a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (nonpotable) water should be used whenever possible; c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible after grading unless seeding or soil binders are used; ATTACHMENT 1 ARC1 - 18 ATTACHMENT 7 ARC1 - 147 Resolution No. ####-15 1301 Calle Joaquin Page 5 h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible; l. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20 percent opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Monitoring Program AQ-1: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Mitigation Measure AQ-2: Construction Equipment. The proposed project shall implement the following Standard Control Measures for construction equipment as to reduce air emissions in accordance with SLOAPCD requirements. a. Maintain all construction equipment in proper tune according to manufacturer’s specifications; b. Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for sue off-road); c. Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State Off-Road Regulation; d. Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; e. Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by proving alternative compliance; f. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit; g. Diesel idling within 1,000 feet of sensitive receptors is not permitted; ATTACHMENT 1 ARC1 - 19 ATTACHMENT 7 ARC1 - 148 Resolution No. ####-15 1301 Calle Joaquin Page 6 h. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; i. Electrify equipment when feasible; j. Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and k. Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. Monitoring Program AQ-2: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Mitigation Measure AQ-3: Construction. In the event the estimated construction phase ozone precursor emissions from the actual fleet for a given phase (site preparation, grading, construction, architectural coatings) exceed the APCD’s threshold of significance after Standard Mitigation Measures are factored into the estimation, the following Best Available Control Technologies (BACT) shall be implemented, including, but not limited to the following. a. Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on- road compliant engines; b. Repowering equipment with the cleanest engines available; c. Installing California Verified Diesel Emission Control Strategies (refer to www.arb.ca.gov/diesel/verdev/vt/cvt.htm; and d. Use of low VOC architectural coatings (71 grams/liter or less). Monitoring Program AQ-3: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Mitigation Measure AQ-4: Developmental Burning. APCD regulations prohibit developmental burning of vegetative material within San Luis Obispo County; therefore, burning of vegetative material shall not occur. Monitoring Program AQ-4: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Mitigation Measure AQ-5: Permits. Prior to construction, the applicant shall obtain all required permits from SLOAPCD. Portable equipment and engines 50 horsepower (hp) or ATTACHMENT 1 ARC1 - 20 ATTACHMENT 7 ARC1 - 149 Resolution No. ####-15 1301 Calle Joaquin Page 7 greater, used during construction activities will require California statewide portable equipment registration (issued by the ARB) or an Air District permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive: a. Power screens, conveyors, diesel engines, and/or crushers; b. Portable generators and equipment with engines that are 50 hp or greater; c. Internal combustion engines; d. Unconfined abrasive blasting operations; e. Concrete batch plants; f. Rock and pavement crushing; g. Tub grinders; and, h. Trommel screens. Monitoring Program AQ-5: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City any required permits or exemptions issued by APCD. Mitigation Measure AQ-6: Naturally Occurring Asbestos. Naturally Occurring Asbestos NOA) has been identified as a toxic air contaminant by the California Air Resources Board ARB). Under the ARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities a geologic evaluation shall be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. More information on NOA can be found at http://www.slocleanair.org/business/asbestos.asp. Monitoring Program AQ-6: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City any required permits or exemptions issued by APCD. Biological Resources Mitigation Measure BR-1: Upon application for construction permits, the following measures shall be included on applicable plans: a. If feasible, construction should be limited to the typical dry season (April 15 to October 15) in order to avoid impacts (e.g., erosion and sedimentation, pollutant discharge) to Prefumo Creek and water quality. If work must occur during the rainy season, the applicant shall install adequate erosion and sedimentation controls to prevent any sediment-laden run-off from entering Prefumo Creek. b. Upon completion of construction, disturbed areas will be stabilized or vegetated. c. The lot boundaries shall be marked with temporary construction fencing and flagging to prevent inadvertent disturbances. Soil stockpiling, construction equipment access, and staging areas shall not occur within Lot 5. d. Appropriate permanent hydrocarbon filtering and sedimentation and erosion control measure shall be included in the parking lot design in order to minimize long-term ATTACHMENT 1 ARC1 - 21 ATTACHMENT 7 ARC1 - 150 Resolution No. ####-15 1301 Calle Joaquin Page 8 impacts associated with vehicular traffic. No parking lot or roadway drainage shall be directly routed to the Prefumo Creek corridor or City stormdrain system within adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscape area is the preferred method of water filtration. e. Light levels within 35 feet of Prefumo Creek shall be less than 0.5 foot candle and native landscape screening shall be planted between the proposed development and the Lot 5 property boundary to reduce potential light intrusion into the riparian area. Monitoring Program BR-1: These conditions and measures shall be noted on all grading and construction plans. The City Community Development Department shall verify compliance during building inspections. Cultural Resources Mitigation Measure CR-1: Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities that may affect them shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. If pre-historic Native American artifacts are encountered, a Native American monitor should be called into work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Monitoring Program CR-1: These conditions shall be noted on all grading and construction plans. Geology and Soils Mitigation Measure GEO-1: Prior to issuance of grading and construction permits, the applicant shall submit grading and construction plans demonstrating compliance with the Geotechnical Engineering Report (Buena Geotechnical Services, Inc., December 2004) and/or subsequent geotechnical and soils engineering reports prepared and stamped by a certified engineer. Monitoring Program GEO-1: The City Community Development Department and Building Inspector shall verify compliance. Hazards and Hazardous Materials Mitigation Measure HAZ-1: Non-residential density for Lot 3 is limited to 384.75 persons. ATTACHMENT 1 ARC1 - 22 ATTACHMENT 7 ARC1 - 151 Resolution No. ####-15 1301 Calle Joaquin Page 9 Monitoring Program HAZ-1: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-2: All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR Part 77. In addition, applicable construction activities must be reported via FAA Form 7460-1 at least 30 days before proposed construction or application for building permit. Monitoring Program HAZ-1: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-3: No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the ALUP. Monitoring Program HAZ-3: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-4: Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including: a. creation of electrical interference with navigation signals or radio communication between the aircraft and airport; b. lighting which is difficult to distinguish from airport lighting; c. glare in the eyes of pilots using the airport; d. uses which attract birds and create bird strike hazards; e. uses which produce visually significant quantities of smoke; and f. uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). Monitoring Program HAZ-4: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HAZ-5: Avigation easements will be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit. Monitoring Program HAZ-5: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. ATTACHMENT 1 ARC1 - 23 ATTACHMENT 7 ARC1 - 152 Resolution No. ####-15 1301 Calle Joaquin Page 10 Mitigation Measure HAZ-6: All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. Monitoring Program HAZ-6: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Hydrology and Water Quality Mitigation Measure HYD-1: Prior to issuance of grading and construction permits, the applicant shall submit construction plans to the Community Development Department and Public Works Department for review and approval. Plans shall incorporate the following measures: a. All site drainage shall be directed towards the public right-of-way unless other provisions are approved by the City. b. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it is discharged off-site and enters the storm water system. The separator shall be regularly maintained to ensure efficient pollutant removal. c. The project shall, where feasible, incorporate porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas, and outdoor use areas consistent with Land Use Element Policy 6.5.7 (or as amended). d. The project shall comply with the City’s Waterway Management Plan and any additional recommendations prescribed in the Hydrologic and Hydraulic Report (KC Design Group, May 18, 2005). Monitoring Program HYD-1: These conditions shall be noted on, and incorporated into, grading and construction plans. The City Community Development Department and Building Inspector shall verify compliance. Mitigation Measure HYD-2: Prior to issuance of grading and construction permits, the applicant shall submit a detailed final hydraulic analysis to the Director of Public Works for review and approval. The analysis shall demonstrate how the project will comply with the requirement to have a design capacity for a 100-year storm. The analysis shall include any needed drainage channel erosion control protection to the satisfaction of the Director of Public Works and Natural Resources Manager. Monitoring Program HYD-2: The City Public Works Department shall verify receipt and approval of required final analysis. Noise ATTACHMENT 1 ARC1 - 24 ATTACHMENT 7 ARC1 - 153 Resolution No. ####-15 1301 Calle Joaquin Page 11 Mitigation Measure N-1: Prior to issuance of construction permits, the applicant shall submit plans including the following: a. Screened noise barriers shall be installed along the northern and eastern boundaries of proposed outdoor use areas, including the pool and barbeque patio. The barriers shall be constructed to attenuate noise by a minimum of 7 decibels for the pool area, and 5 decibels for the barbeque patio. b. The design of the hotel shall incorporate the following standards, consistent with the Uniform Building Code, to attenuate transportation-related noise by 30 dB: 1. Provide air conditioning or a mechanical ventilation system, so windows and doors may remain closed. 2. Mount windows and sliding glass doors in low air infiltration rate frames (0.5 cfm or less, per ANSI specifications). 3. Provide solid-core exterior doors with perimeter weather stripping and threshold seals. 4. Cover exterior walls with stucco or brick veneer. 5. Keep glass area in windows and doors below 20% of the floor area in a room. 6. Baffle roof or attic vents facing the noise source. 7. At exterior walls, attach interior sheetrock to studs by resilient channels, or use staggered studs or double walls. 8. Provide windows with a laboratory-tested STC rating of 30 or more. Monitoring Program N-1: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Transportation and Traffic Mitigation Measure TC-1: Prior to issuance of grading and construction permits, the applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees and Traffic Impact Fees as determined by the Deputy Director of Public Works. The applicant shall contribute fair share fees, or shall comply with a cost recovery agreement, for the potential future implementation of Los Osos Valley Road/Calle Joaquin intersection improvements, as determined and conditioned by the Deputy Director of Public Works. Monitoring Program TC-1: The City Public Works Department shall verify receipt of fair share fees and cost sharing agreement, as applicable. TC-2 Prior to issuance of grading and construction permits, the applicant shall submit final road improvement plans demonstrating adequate stopping sight distance studies to the City Public Works Department for review and approval. Issuance of an Encroachment Permit shall be required prior to grading and construction of road improvements. Monitoring Program TC-1: The City Public Works Department shall verify issuance of an Encroachment Permit and receipt of road improvement plans. ATTACHMENT 1 ARC1 - 25 ATTACHMENT 7 ARC1 - 154 Resolution No. ####-15 1301 Calle Joaquin Page 12 Utilities and Service Systems Mitigation Measure USS-1: The City’s hydraulic model identifies capacity constraints at the existing sewer crossing of US 101 to just upstream of the Laguna Lift Station. The existing sewer crossing is over capacity during current peak wet weather flows and the pipes surcharge. Replacement of the sewer main, including upsizing to accommodate the project, is planned under the City’s 2015 Infrastructure Renewal Strategy. The project will be responsible for contributing its fair share to these off-site improvements to the City’s wastewater collection system. Monitoring Program USS-1: In conjunction with Community Development, the City Utilities Department shall verify payment of appropriate impact fees prior to issuance of the construction permit. SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division – Community Development Department Conditions 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“ Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the ARC. 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. Plans shall clearly note that all stucco surfaces are not a sprayed-on product and have a smooth hand-troweled or sand finish appearance to the satisfaction of the Community Development Director. 4. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and balconies, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. ATTACHMENT 1 ARC1 - 26 ATTACHMENT 7 ARC1 - 155 Resolution No. ####-15 1301 Calle Joaquin Page 13 5. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to 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. 6. Parking lot poles and fixtures shown on building permit plans shall not exceed 20 feet in height measured from the parking lot surface to the top of the fixture. 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. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 50-foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines shall not exceed 1 foot-candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure compliance. 7. Specific information on how roof drainage will be handled shall be submitted with working drawings. Gutters and downspouts should be an integral part of building detailing and complement the architectural style. 8. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Any proposed landscape lighting shall be shown on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining the light to the object of interest. 10. 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. ATTACHMENT 1 ARC1 - 27 ATTACHMENT 7 ARC1 - 156 Resolution No. ####-15 1301 Calle Joaquin Page 14 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. 11. The maximum building height, including architectural features, shall not exceed 45 feet above average natural grade. 12. Signs for the subject project shall be reviewed by the ARC at a future date and include the following information: a. Provide an exhibit showing the monument sign, complete with stone base, and showing dimensions, colors (day and night), materials, and method of illumination and treatment. Consider providing push through or some varied dimension to the lettering. b. Clearly identify dimensions of all signage lettering including height and depth. c. Avoid use of white lighted lettering during night-time hours. 13. The building plan submittal shall show all upgrades or alterations to the vegetation and landscaping located within the parkway between Calle Joaquin and Highway 101 for the portion located in front of the property as required by the conditions of approval of ARC 9-06. This area shall be properly landscaped and maintained with this development to the satisfaction of the Community Development Department. If a deferral is approved by the Planning Division, a separate covenant agreement to install in the future along with an acceptable surety may be required. Engineering Division – Public Works/Community Development Department Conditions 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. The building plan submittal shall show any section of damaged or displaced curb, gutter, sidewalk, or driveway approach to be repaired or replaced to the satisfaction of the Public Works Director. The building plan submittal shall show and label on the plans that the street improvements shall include pave-out of the street or repair along the property frontage to correct the existing separation between the asphalt and adjoining gutter line. ATTACHMENT 1 ARC1 - 28 ATTACHMENT 7 ARC1 - 157 Resolution No. ####-15 1301 Calle Joaquin Page 15 16. The City does not support the construction of a new dedicated driveway adjacent to any existing common driveway to remain or immediately adjacent dedicated driveway to be constructed or re-constructed. The final design shall clarify how a common single approach will be maintained in a new location or how the total number of approaches along this frontage will remain the same or will be reduced. 17. Any changes proposed to the reciprocal access easements must be resolved prior to building permit issuance to the satisfaction of the Public Works and Community Development Departments. The expansion of the access easement(s) may be required depending upon the final design to the approval of the City and easement beneficiaries. The landscape and site development plans shall honor the existing access easements unless otherwise approved for abandonment and quit-claim by the grantee. A separate covenant agreement and plan to complete the landscaping in the easement may be required if development on the neighboring parcels abandons the access easement in the future. If temporary landscaping is proposed and supported, a separate agreement to remove the landscaping and irrigation may be required. Any driveway approaches approved for abandonment shall be abandoned per City Standards. Any required quit- claim deeds and other easement agreements, etc. shall be recorded prior to building permit issuance. 18. Any new or replaced driveway approaches shall comply with ADA and city standards. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 19. The building plan submittal shall show and label the right-of-way width, location of frontage improvements, front property line location, and all easements. All existing frontage improvements including street trees shall be shown for reference. 20. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 21. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. 22. 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 ATTACHMENT 1 ARC1 - 29 ATTACHMENT 7 ARC1 - 158 Resolution No. ####-15 1301 Calle Joaquin Page 16 Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. 23. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 24. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. 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. 25. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. This development shall comply with the Waterway Management Plan. The building plan submittal shall include a complete hydrologic and hydraulic analysis report in compliance with the Waterway Management Plan Volume III Drainage Design Manual, Floodplain Management Regulations, and Post Construction Stormwater Requirements. 26. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for developed sites. Provide a Post Construction Stormwater Control Plan Template as available on the City’s Website. 27. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 28. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" ATTACHMENT 1 ARC1 - 30 ATTACHMENT 7 ARC1 - 159 A T T A C H M E N T 8 A R C 1 - 1 6 0 A T T A C H M E N T 8 A R C 1 - 1 6 1 A T T A C H M E N T 8 A R C 1 - 1 6 2 A T T A C H M E N T 8 A R C 1 - 1 6 3 A T T A C H M E N T 8 A R C 1 - 1 6 4 A T T A C H M E N T 8 A R C 1 - 1 6 5 A T T A C H M E N T 8 A R C 1 - 1 6 6 A T T A C H M E N T 8 A R C 1 - 1 6 7 CC CCity of San Luis Obispoity of San Luis Obispoity of San Luis Obispoity of San Luis Obispo INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER # 1098-15 1. Project Title: Calle Joaquin Hotel Development 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street, San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Phil Dunsmore, Senior Planner, Community Development – Development Review (805) 781-7522 4. Project Location: 1301 Calle Joaquin Road, San Luis Obispo, California 5. Project Sponsor’s Name and Address: Agent: Tim Walters, RRM Design Group Applicant: Myhre Group Architects 620 SW 5th Avenue, Suite #500 Portland, Oregon 97204 6. General Plan Designation: Tourist Commercial, Special Focus 7. Zoning: Commercial Tourist, Special Focus (C-T-SF) 8. Description of the Project: The applicant, Myhre Group Architects, represented by Philip Stewart, has applied for Architectural Review to allow for a 69,293-square foot, four- story, 114-unit extended-stay hotel on a 2.84-acre parcel accessed from Calle Joaquin. The maximum height of the structure would be 45 feet. Hotel room types would include: studio and accessible studio (40 units), double queen and accessible double queen (54 units), one bedroom and accessible one bedroom (13 units), and two bedrooms and accessible bedrooms (7 units). Hotel amenities would include an outdoor swimming pool, fire pits, and barbeque patio within an approximately 5,000- square foot fenced enclosure; guest laundry room; fitness room; breakfast buffet room with tables and serving areas; breakfast patio; and a meeting/multi-purpose room. No conference or commercial cooking facilities are proposed. A noise wall (concrete with stone veneer) would be constructed along the edge of the outdoor patio. Occupancy would be 221 persons, including 206 guests and 15 employees. Figure 1. Vicinity Map ATTACHMENT 9 ARC1 - 168 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 2 The parking lot would include 117 vehicular spaces (including five accessible spaces and one wheelchair user only space), and six motorcycle spaces. The parking lot would consist of asphalt paving, and permeable pavement parking stalls. Eight bicycle spaces are proposed, including six wall-mounted, long term bike storage spaces located within the first floor, and two short-term spaces. As proposed, the project would result in 21,699 square feet of permeable paver area and 33,100 square feet of sidewalk/paving area. The building footprint would be 18,390 square feet. The project includes 48,455 square feet of landscaped area, 47,215 square feet of landscaping and four bio-swales (1,240 square feet). Landscaping would include: a variety of trees (ranging in height from 20 to 80 feet at maturity); shrubs and groundcover; turf areas; shade-tolerant shrubs; and bio-infiltration and vegetated swales. Signage would include an illuminated 20-square foot monument sign at the entrance, and three illuminated wall mounted signs (approximately 100 square feet each) on the north, east, and south elevations. The project includes a 30-foot tall flag pole, 21-foot tall parking lot light poles, post-top light fixtures mounted at 6 feet, 3-foot tall light bollards, and lighted wall sconces mounted at 6 feet. The project would include disturbance of the entire 2.84-acre parcel, including 55 cubic yards of cut and 6,330 cubic yards of imported fill. Approximately 7,850 cubic yards of spoils would be generated, resulting in a total export of 1,575 cubic yards. The remainder of the material would be balanced onsite. Stormwater management would include use of the existing drainage easements along the northeast and southwest property boundaries, and four internal bio-swales. 9. Project Entitlements: The project requires approval by the Architectural Review Commission (ARC). 10. Surrounding Land Uses and Settings: The project site is located at 1301 Calle Joaquin Road, Assessor’s Parcel Number (APN) 053- 152-003. The project site is within the Tourist Commercial land use designation, and is located within the Calle Joaquin Auto Sales Site Area, Special Focus area. The project site and adjacent parcels to the northeast and southwest are within the Commercial Tourist, Special Focus zone. The parcel to the northwest is within the Conservation/Open Space, 20-acre minimum zone. Other surrounding land use zones include Commercial Retail and Commercial Services-Planned Development to the west, along Los Osos Valley Road and Auto Park Way. Conservation-Open Space and Public/Public Facilities zones are located east of U.S. Highway 101. The parcel was created by a previous subdivision, was graded, and supports drainage easements. The nearly level project site does not support any significant amount of vegetation, and no trees are present. The project parcel and adjacent parcels are vacant. The City Farm property is located on the parcel to the northwest, adjacent to Prefumo Creek. Calle Joaquin and U.S. Highway 101 are located to the southeast. Land uses in the area include auto sales to the west and south, and a motel and commercial development to the south. 11. Other public agencies whose approval is required: Regional Water Quality Control Board, Air Pollution Control District, County Airport Land Use Commission ATTACHMENT 9 ARC1 - 169 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 3 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages. X Aesthetics Greenhouse Gas Emissions Population / Housing Agriculture Resources X Hazards & Hazardous Materials Public Services X Air Quality X Hydrology / Water Quality Recreation X Biological Resources Land Use / Planning X Transportation / Traffic X Cultural Resources Mineral Resources X Utilities / Service Systems X Geology / Soils X Noise Mandatory Findings of Significance FISH AND WILDLIFE FEES The Department of Fish and Wildlife has reviewed the CEQA document and written no effect determination request and has determined that the project will not have a potential effect on fish, wildlife, or habitat (see attached determination). X The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Wildlife for review and comment. STATE CLEARINGHOUSE X This environmental document must be submitted to the State Clearinghouse for review by one or more State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). ATTACHMENT 9 ARC1 - 170 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 4 DETERMINATION (To be completed by the Lead Agency): On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made, by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. --X-- I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “potentially significant” impact(s) or “potentially significant unless mitigated” impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date For: Derek Johnson, Printed Name Community Development Director ATTACHMENT 9 ARC1 - 171 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 5 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 19, "Earlier Analysis," as described in (5) below, may be cross- referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they addressed site-specific conditions for the project. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance ATTACHMENT 9 ARC1 - 172 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 6 1. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? 1, 2 --X-- b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, open space, and historic buildings within a local or state scenic highway? 2 --X-- c) Substantially degrade the existing visual character or quality of the site and its surroundings? 2 --X-- d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? 1, 3 --X-- Evaluation The project site is located along the northern terminus of Calle Joaquin Road, approximately 90 feet west of U.S. Highway 101 (U.S. 101), and approximately 750 to 1,000 feet east of Los Osos Valley Road. U.S. 101 and Los Osos Valley Road are designated in the Conservation and Open Space Element (COE) as having view corridors of “high scenic value” southwest of the site, and “moderate scenic value” northeast of the site (Figure 11: Scenic Roadways and Vistas). The project site is not located within a specific “cone of view” as identified by the COSE. The project site is currently vacant, and appears agricultural in nature, due to the presence of low growing crops to the immediate north and northeast. Development visible from both Los Osos Valley Road and U.S. 101 include car dealerships, gas stations, commercial centers, and Motel 6; the Embassy Suites hotel and large shopping centers and parking areas are visible near Madonna Road (approximately 0.5 mile to the north). The City’s water resource recovery facility (WRRF) is visible to the east of U.S. 101, although vegetation provides screening. Other development includes the Los Osos Valley Road interchange (currently undergoing re-construction), billboards, and transmission towers and lines. The Irish Hills, Santa Lucia Foothills, South Hills, Cerro San Luis, and Bishop’s Peak provide a topographic and scenic backdrop to the City. The project site is visible from both the southbound and northbound travel lanes of U.S. 101 for approximately 0.9 mile. As seen from the northbound lanes, the site is visible after a driver passes the Los Osos Valley Road southbound off-ramp, and the site dominates the western view after passing the Motel 6 and Chevrolet car dealership. As seen from U.S. 101 south of the site, Cerro San Luis and Bishop’s Peak provide a solid backdrop. As seen from U.S. 101 directly east of the project site, the project site is located within a valley between the Irish Hills and Cerro San Luis, and the natural setting to the northwest is generally level, with large trees along the Prefumo Creek corridor visible in the distance. As a driver travels further north, Cerro San Luis, Embassy Suites, and the Promenade shopping center become more visible, in the primary view corridor looking north. As seen from U.S. 101 southbound travel lanes, the site is visible after the driver passes the Promenade shopping center and Embassy Suites; the Irish Hills provide a solid backdrop, looking south. Commercial development along Los Osos Valley Road can be seen behind the Prefumo Creek corridor. Policy 9.2.1 of the COE and Policy 15.1.2 of the Circulation Element mandate that new development projects not wall off scenic roadways and block views and that the Architectural Review Commission (ARC) review consider protection of view corridors. Pursuant to COE Policy 9.3.6 and 15.1.2 of the Circulation Element, view blockage along scenic roadways is considered a significant impact and requires consideration during environmental review. LUCE Program 8.11, Calle Joaquin Auto Sales Area, states that development must address viewshed preservation and treatment as a gateway to the City visible from Highway 101. a), b), c) The project site is most visible along a stretch of U.S. 101 designated to have high to moderate scenic value. Any development on the project site would be clearly visible as seen from U.S. 101, similar to existing development. Any structure would partially block views of the Irish Hills, Cerro San Luis, and Bishop’s Peak, and would result in a visual change from open space to urban development. Construction of the proposed project would require the use of equipment and temporary structures, which would be visible from U.S. 101. These effects would be temporary, and limited to the construction phase. Therefore, potential short-term impacts would be less than significant. The proposed project would be 45 feet in height and would include structures, a parking area, landscaping, signage, and lighting. The structure would be setback approximately 90 feet the edge of Calle Joaquin, and separated by a landscaping and parking areas. Proposed elevations for the building show stucco-finished walls in varying muted colors (tans and greens), with stone veneer, and flat roofing of varying heights, with fiberglass cornice and metal parapet cap. Accents include aluminum window ATTACHMENT 9 ARC1 - 173 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 7 frames, windows with varying pane sizing and framing, and wood framed canopy and wood trellises stained to match the window frames and metal cornice. The project style incorporates natural-appearing exterior features including stucco and stone that incorporate the colors of the surrounding landscape. The project has an extended, generally rectangular form, but includes wall offsets along all elevations, and covered entryways. Architectural details, including use of muted colors and stone, are consistently provided on all sides of the building. The structure includes flat roofing along all elevations at varying heights. The front entry includes a canopy over the entryway. Wall signage is illuminated (teal and red during the day, white and red at night), and is located on the north, east, and south facades (100 square feet each). Due to exposure to noise generated on U.S. Highway 101, noise attenuation consisting of a solid wall is identified within the swimming pool and barbeque patio areas; landscaping is provided along the perimeter of the wall. Parking areas would be located along the northwestern, northeastern, and eastern sides of the building. Landscaping including a variety of tall trees, shrubs, and groundcover would be installed and maintained between the structure and Calle Joaquin, between Calle Joaquin and U.S. 101, and along all property boundaries and within the parking areas. The landscaping plan incorporates predominantly native, drought-tolerant species. The ARC reviewed conceptual plans and elevations for the proposed hotel on July 7, 2014. Recommendations provided by the ARC generally included: provision of parking around the structure to facilitate access for guests; design of outdoor use areas should consider high winds in the area; incorporate permeable surfaces; add horizontal and vertical offsets to break up the massing of the structure; provide more complementary and harmonious architectural styles, embrace one style as opposed to separate styles for exterior features and elements; add details for lighting and landscaping; use natural earth tone colors that blend with the stone features; and incorporate less stone on the exterior walls. Following conceptual review by the ARC, the applicant has worked with City staff to redesign the structure to reduce the massing and singular blocky shape of the building through horizontal and vertical offsets, reduce the height of the building to 45 feet (consistent with the Ordinance), incorporate taller trees, colors, and materials to reduce the appearance of massing and encourage compatibility with the regional landscape, and present a consistent architectural theme and appropriate accents and details. The applicant will return to the ARC for final design review and approval. The proposed development would be visible for approximately 0.9 mile as seen from U.S. 101. The structure would partially block views of the Irish Hills, Cerro San Luis, and Bishop’s Peak (in the distance). As seen from the northbound travel lanes, views of vegetation, the western extent of Cerro San Luis, and Bishop’s Peak (in the distance) would be partially blocked for up to approximately 0.25 mile; the project’s approximately 90-foot front setback would retain primary views of Cerro San Luis. As seen from the southbound lanes, views of the Irish Hills are partially blocked by existing trees adjacent to the highway, and the foreground of the western extent of the hills (as seen from this section of U.S. 101) would be partially blocked for approximately 0.4 mile. Based on the size and location of the proposed structure, a majority of existing views of prominent hillsides would be retained as viewers travel along U.S. 101. Proposed setbacks, variations in vertical and horizontal elevations, exterior colors and materials, and landscaping would help blend the structure with the natural backdrop and proximate urban development, including the Hampton Inn and Embassy Suites, both near the U.S. 101 corridor. Mitigation is identified, which would further ensure that the project would not result in significant visual impacts. Mitigation Measures: The applicant shall comply with the following measures: AES-1 Prior to issuance of construction permits, final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission shall review site design, building architecture, colors, grading, lighting, landscaping, and signage for consistency with General Plan polices for viewshed protection and the City’s Community Design Guidelines, and all recommendations shall be incorporated into the proposed project. In addition, the following standards shall supplement City policy, and shall apply to the project site: a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 10- foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines ATTACHMENT 9 ARC1 - 174 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 8 shall not exceed 1 foot-candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure compliance. b. The final site plan shall incorporate landscaping and site improvements in order to create a “soft edge” along all lot boundaries, including drought-tolerant native trees and shrubs. The landscaping plan shall include drought-tolerant, native tree plantings and irrigation within the Calle Joaquin right-of-way; trees shall be spaced to preserve primary views through the project site. c. All mechanical equipment (including backflow plumbing devices and water meters), whether on the ground or installed elsewhere, shall be painted a flat green color and screened from public view with appropriate landscape material, earthen berms, or landscaped walls. d. The final elevations shall identify exterior colors and materials that include natural, muted colors (i.e., muted browns, greens, and tans) consistent with the natural backdrop. AES-2 Prior to issuance of construction permits, the applicant shall submit a final landscape plan with road improvement plans for review and approval by the Community Development Department, Utilities Department, and Public Works Department. The landscape plan shall identify the size, quantity, and variety of all landscape plants and trees. Appropriate groundcover mulch and erosion control methods shall be indicated on the plan. The landscape plan shall include an irrigation plan (drip irrigation) and if feasible, connection to the City’s recycled water “purple pipe” system, for all proposed landscape areas. The landscape plan shall comply with the following standards, unless otherwise superseded by the Architectural Review Commission: a. Small trees that are no taller than 15-20 feet, numbers of which are calculated based on a spacing of 50 feet, shall be clustered and interspersed with other plant materials including low to medium-height shrubs and groundcovers (native and native-appearing choices) to create a variety of textures and canopies within the 12-foot wide planting strip between the eastern edge of the Calle Joaquin and U.S. Highway 101 right-of-ways. b. Larger trees with an open character, numbers of which are calculated based on a spacing of 50 feet, shall be clustered along the western edge of the Calle Joaquin right-of-way to maximize views through the southwestern and northeastern lot boundaries. Other smaller trees that are not taller than 40 feet, numbers of which are calculated based on a spacing of 50 feet, shall be interspersed with the larger trees along the frontage of the lot. Trees shall also be planted to complement the hotel building by choosing species that will ultimately meet the roofline of the building at maturity and be planted in locations close to the building. c. Size and quantity of all plants shall be clearly identified on the final landscape plan. Street trees shall be a minimum size of 24-inch box specimens. d. Use of recycled water is regulated by the State Water Board and CDPH. The City delivers recycled water under its Master Reclamation Permit from the State Water Board. The irrigation plans shall be prepared in compliance with the City’s Procedures for Recycled Water Use. f. On-site landscaping, and landscaping located within the parkway, between Calle Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A landscape maintenance agreement shall be recorded prior to issuance of construction permits. The agreement shall run with the land and the responsibility for on-going maintenance shall be transferred to future property owners, as applicable. Maintenance shall be overseen by the Community Development Director in consultation with the Natural Resources Manager. Conclusion: Less than significant impact with mitigation. d) Existing sources of light and glare in the area include street lighting, car dealerships, and shopping centers. COE Policy 9.2.3 states that outdoor lighting shall avoid unnecessary operation, spillage of lighting to areas not needing or wanting illumination, glare, and frequencies that interfere with astronomical viewing. The project would comply with Section 17.23.050 of the Zoning Regulations (Night Sky Preservation). The additional lighting created by the project would not result in a noticeable increase in light or glare, or effect on the night sky. During certain times of the day, sunlight may reflect against windows creating glare visible from U.S. 101. Mitigation is identified that would reduce this potential impact to less than significant. Mitigation Measure: The applicant shall comply with the following measure: ATTACHMENT 9 ARC1 - 175 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 9 AES-3 Prior to issuance of construction permits, the applicant shall submit construction plans showing the use of measures to reduce glare on windows facing U.S. Highway 101, which may include but not be limited to recessed windows or coatings. Conclusion: Less than significant impact with mitigation. As discussed above, the proposed project appears to be consistent with the City General Plan and Zoning Code, and would not include any features that would result in a significant adverse effect to aesthetic resources following implementation of mitigation measures. The project may be further refined through review and approval by the Architectural Review Commission. 2. AGRICULTURE RESOURCES. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? 2, 4, 5, 6 --X-- b) Conflict with existing zoning for agricultural use or a Williamson Act contract? 2 --X-- c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? 2 --X-- Evaluation Onsite soils within Lots 1, 2, 3, and 4 include: Cropley clay (0 to 2 percent slopes) and Salinas silty clay loam (0 to 2 percent slopes). These soils types are Class III, non-irrigated. The site would be considered prime farmland, if irrigated. Based on review of the Farmland Mapping and Monitoring Program Important Farmland Map (2010), the project site is designated “Prime Farmland”. The project site is zoned Commercial Tourist - Special Focus, and was previously graded. The project site is not irrigated and does not support agricultural uses. Land to the north and northeast is under agricultural production. The project site and adjacent parcels are not under Williamson Act contracts. The 1994 General Plan Land Use Element EIR identified a significant, unavoidable impact to prime farmland as a result of proposed and approved land use changes and anticipated future development of the project site. At the time, the City Council adopted a Statement of Overriding Considerations upon approval of the Land Use Element, and designation of the site as “Services and Manufacturing” (Resolution 8332). The overriding considerations stated the following: “Accommodating a reasonable share of anticipated regional growth within the urban reserve line, contiguous to existing development, while preserving land outside the urban reserve line”. Mitigation for the loss of prime farmland is incorporated into General Plan Land Use Element Policy 1.13.5, and was implemented when the property was annexed into the City. The mitigation required that half of the ownership area to be annexed be preserved as open space, which was achieved upon approval of the annexation. The 2014 LUCE Final EIR identified a Class II (less than significant impact with mitigation) as a result of future development on prime farmland, unique farmland, and/or farmland of statewide importance (refer to Impact AG-2 in the Final EIR). Required mitigation includes permanent protection of an area of equal quality, which was previously achieved when the property was annexed into the City, and the site was zoned for urban development. The proposed project has no bearing on the adequacy of the 1994 Land Use Element EIR’s or 2014 LUCE EIR’s conclusions regarding the loss of prime farmland or statement of overriding considerations because: the amount of land to be converted by the development is the same as what was considered in the Land Use Element (1994); the proposed project does not adversely affect the existing open space parcel; and, since the adoption of the Land Use Element Update in 1994, the City has acquired many acres of agricultural lands and other properties with unique natural resources, primarily outside the City limits and in cases, outside the City’s urban reserve area, and this proactive natural resources program was a key consideration to evaluating the specific impacts of the loss of prime farmland on this property and adjacent properties. ATTACHMENT 9 ARC1 - 176 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 10 a), b) The site is currently zoned for urban development and does not currently support agricultural production. As noted above, the loss of prime farmland was evaluated as part of the 1994 Land Use Element Update Final EIR, and the resulting impact was mitigated by the creation of the adjacent open space parcel (Open Space Lot 5). Therefore, the proposed project would not result in any changes that would affect the basis of the overriding considerations. Therefore, potential impacts would be less than significant. Conclusion: Less than significant impact. c) Property to the northeast is within the City Farm, and supports irrigated row crops. Implementation of the proposed project would not directly affect Open Space Lot 5, which provides a buffer to the north and northeast. Based on review by the County Agricultural Commissioner’s Office: “The proposed project appears to be adequately buffered from adjacent ag [sic] land based on the building location, room orientation, and landscaping represented on the plan. Development on remaining lots should be similar. Disclosure of the County’s Right-to-Farm Ordinance is recommended” (Lynda Auchinachie 2014). The applicant provided a shadow study (MGA 2015), which demonstrates that due to the distance between the building and the northern property line (180 feet), shadows cast by the building would not extend beyond the northern property boundary; although landscape trees along the northern boundary would cast shadows to the north, beyond the property boundary, during a portion of the day. The effects would be minimal, as the light would be filtered and the shadow would not be constant. Therefore, potential impacts would be less than significant. Approval of the proposed project would not result in any uses that would impair or otherwise adversely affect crop production, and the project would not result in any other changes that would result in conversion of Farmland to non-agricultural use. Conclusion: Less than significant impact. As discussed above, the proposed project would not result in any adverse effects to agricultural, on or off-site. No mitigation is necessary. 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? 7 --X-- b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? 2, 8, 9 --X-- c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? 2, 8, 9 --X-- d) Expose sensitive receptors to substantial pollutant concentrations? 8, 9 --X-- e) Create objectionable odors affecting a substantial number of people? --X-- Evaluation The City of San Luis Obispo is located within the jurisdiction of the San Luis Obispo Air Pollution Control District (SLOAPCD). SLOAPCD is located within the South Central Coast Air Basin. Based on review by the SLOAPCD (Melissa Guise, 2014), implementation of the project may result in the generation of construction emissions, exposure to naturally occurring asbestos (if present), potential exposure to material containing asbestos (if present), generation of fugitive dust, and operational emissions. Air emissions modeling was conducted using CalEEMod, and worksheets are attached to this Initial Study. The project does not include demolition activities. Compliance with existing regulations and consistency with the SLOAPCD CEQA Handbook (2012) would address potential air quality impacts, as noted below. ATTACHMENT 9 ARC1 - 177 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 11 a) SLOAPCD adopted the 2001 Clean Air Plan (CAP) in 2002. The 2001 CAP is a comprehensive planning document intended to provide guidance to the SLOAPCD and other local agencies, including the City, on how to attain and maintain the state standards for ozone and PM10. The CAP presents a detailed description of the sources and pollutants which impact the jurisdiction, future air quality impacts to be expected under current growth trends, and an appropriate control strategy for reducing ozone precursor emissions, thereby improving air quality. The proposed project is consistent with the general level of development anticipated and projected in the CAP. The project is consistent with the CAP’s land use planning strategies, including locating a business within an urban area on an existing roadway, near transit services and shopping areas. Therefore, potential impacts would be less than significant. Conclusion: Less than significant impact. b), c) SLOAPCD monitors air pollutant levels to assure that air quality standards are met, and if they are not met, to develop strategies to meet the standards. Depending on whether the standards are met or exceeded, the air basin is classified as being in “attainment” or as “non-attainment”. SLOAPCD is currently in non-attainment for 1-hour and 8-hour ozone and 24-hour and annual arithmetic mean respirable particulate matter (PM10). Pursuant to the 2014 LUCE Final EIR, required mitigation measures include standards to reduce fugitive dust and combustion emissions, consistent with the most current SLOAPCD-recommended construction-related mitigation measures. Compliance with these standards is monitored during the building permit plan check process and by field inspections conducted by Building Division inspectors. All secondary effects caused by construction are expected to be short term. Long-term operational impacts may require implementation of mitigation measures, which would reduce vehicle miles traveled, energy consumption, and off- gassing of architectural coatings. Implementation of the proposed project would require grading and construction, which would generate air emissions. Up to 2.84 acres of grading may occur. Use of portable equipment over 50 horsepower (hp) would require a permit from SLOAPCD. Operation of the hotel would result in additional trips, including employees and guests. Grading and Construction. The project would result in the disturbance of approximately 2.84 acres. Grading activities would result in the import of 6,330 cubic yards of soil, and the export of 1,575 cubic yards of soil. Construction activities would generate fugitive dust particles, ozone precursors, and diesel exhaust that could result in an increase in criteria pollutants and could also contribute to the existing non-attainment status for ozone and PM10. Reactive organic gasses (ROG) would be released during drying of architectural coatings. Site preparation and grading would involve the greatest amount of heavy equipment and the most substantial generation of fugitive dust. Potential construction emissions were estimated using CalEEMod. Based on limited information about grading and construction, defaults were applied. Table 1 below shows the estimated construction-related emissions. Based on the air quality modeling, the construction of the project would generate emissions exceeding quarterly Tier 1 thresholds, and mitigation is necessary. Table 1. Construction Emissions (Unmitigated) ROG and NOx (lbs/day) PM10 (lbs/day) DPM (lbs/day)1 ROG and NOx (tons/quarter) PM10 (tons/quarter) DPM (tons/quarter)1 Project Emissions 233.55 9.16 4.25 1.12 0.065 0.095 Daily Threshold 137 n/a 7.0 --- --- --- Mitigation Required Yes n/a No --- --- --- Tier 1 Threshold (t/q) --- --- --- 2.5 2.5 0.13 Mitigation Required --- --- --- No No No 1. The DPM estimations were derived from the “PM10 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst case scenario because it includes other PM10 exhaust other than DPM. ATTACHMENT 9 ARC1 - 178 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 12 Construction of the proposed project would generate ROG and NOx emissions exceeding identified daily (pounds/day). Pursuant to the SLOAPCD CEQA Handbook (2012), required mitigation includes implementation of Standard Mitigation Measures and Best Available Control Technology (BACT) for construction equipment. The proposed project would not exceed identified thresholds for PM10; however, ground disturbance may generate fugitive dust that may create a dust nuisance. Standard dust control mitigation measures would apply. Table 2 below shows implementation of Tier 3 engines, diesel particulate filters (Tier 3), and use of low VOC architectural coatings (71 grams/liter). Based on implementation of these measures, potential adverse impacts during the construction phase of the project would be mitigated to less than significant and off-site mitigation would not be required. Emissions from actual construction fleet would be verified by the SLOAPCD, including review and approval of BACT prior to construction. Table 2. Construction Emissions (Mitigated) ROG and NOx (lbs/day) PM10 (lbs/day) DPM (lbs/day)1 ROG and NOx (tons/quarter) PM10 (tons/quarter) DPM (tons/quarter)1 Project Emissions 103.45 5.43 1.2 0.548 0.01 0.009 Daily Threshold 137 n/a 7.0 --- --- --- Additional Mitigation Required No n/a No --- --- --- Tier 1 Threshold (t/q) --- --- --- 2.5 2.5 0.13 Mitigation Required --- --- --- No No No 1. The DPM estimations were derived from the “PM10 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst case scenario because it includes other PM10 exhaust other than DPM. Operation and Area Source. The majority of project-related operational emissions would be due to vehicle trips to and from the site. Based on the default trip generation rates identified in CalEEMod, the project is expected to generate 931 average daily (weekday) trips and up to 934 average daily (weekend) trips during operation. Area sources would also contribute to emissions. As shown in Table 3 below, the proposed project would not generate emissions exceeding SLOAPCD thresholds during operation (both daily and annual). Table 3. Area Source and Operational Emissions (Unmitigated) ROG NOx CO SO2 PM10 DPM Project Emissions (lbs/day) 5.98 8.52 34.70 0.050 3.19 0.29 Threshold (lbs/day) 25 550 n/a 25 1.25 Mitigation Required No No n/a No No Project Emissions (tons/year) 1.01 1.49 5.73 8.85e-003 0.54 0.05 Annual Threshold (tons/year) 25 n/a n/a 25 n/a Mitigation Required No n/a n/a No n/a Mitigation Measures: Construction-related air quality impacts could be reduced to a less than significant level through implementation of the following standard mitigation measures: ATTACHMENT 9 ARC1 - 179 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 13 AQ-1 Fugitive Dust Control Measures. The proposed project shall implement the following dust control measures so as to reduce PM10 emissions in accordance with SLOAPCD requirements. a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (nonpotable) water should be used whenever possible; c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible after grading unless seeding or soil binders are used; h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (min.vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible; l. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20 percent opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. AQ-2 Construction Equipment. The proposed project shall implement the following Standard Control Measures for construction equipment as to reduce air emissions in accordance with SLOAPCD requirements. a. Maintain all construction equipment in proper tune according to manufacturer’s specifications; b. Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for sue off-road); c. Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State Off-Road Regulation; d. Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; e. Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by proving alternative compliance; f. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit; g. Diesel idling within 1,000 feet of sensitive receptors is not permitted; h. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; i. Electrify equipment when feasible; j. Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and k. Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. AQ-3 Construction. In the event the estimated construction phase ozone precursor emissions from the actual fleet for a given phase (site preparation, grading, construction, architectural coatings) exceed the APCD’s threshold of significance after Standard Mitigation Measures are factored into the estimation, the following Best Available Control Technologies ATTACHMENT 9 ARC1 - 180 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 14 (BACT) shall be implemented, including, but not limited to the following. a. Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on-road compliant engines; b. Repowering equipment with the cleanest engines available; c. Installing California Verified Diesel Emission Control Strategies (refer to www.arb.ca.gov/diesel/verdev/vt/cvt.htm; and d. Use of low VOC architectural coatings (71 grams/liter or less). AQ-4 Developmental Burning. APCD regulations prohibit developmental burning of vegetative material within San Luis Obispo County; therefore, burning of vegetative material shall not occur. AQ-5 Permits. Prior to construction, the applicant shall obtain all required permits from SLOAPCD. Portable equipment and engines 50 horsepower (hp) or greater, used during construction activities will require California statewide portable equipment registration (issued by the ARB) or an Air District permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive: a. Power screens, conveyors, diesel engines, and/or crushers; b. Portable generators and equipment with engines that are 50 hp or greater; c. Internal combustion engines; d. Unconfined abrasive blasting operations; e. Concrete batch plants; f. Rock and pavement crushing; g. Tub grinders; and, h. Trommel screens. Conclusion: Less than significant impact with mitigation. d) The project site is not located in the vicinity of sensitive receptors. Residential development is located approximately 900 feet from the project site, across from U.S. 101 and San Luis Obispo Creek. Mitigation measures identified above would reduce the emission of DPM below identified thresholds, including prohibition of diesel idling within 1,000 feet of sensitive receptors. Hotel guests and employees may be exposed to toxic air contaminants (TOCs) generated by trucks and vehicles on U.S. Highway 101. Based on the Health Risk Assessment (Intrinsik Environmental Sciences, US, Inc. 2014) prepared for the site, the maximum predicted cancer risk associated with exposures to TOCs would be 27.6 in one million, which is well below the SLOAPCD projected cancer risk threshold (for residential uses) of 89 in one million. According to the SLOAPCD Naturally Occurring Asbestos Zones map, the project site is located in an area that is known to contain naturally occurring asbestos. Naturally occurring asbestos has been identified by the State Air Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks are common in the City of San Luis Obispo and may contain naturally occurring asbestos. The proposed project would result in grading and therefore may encounter naturally occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any construction or grading activities at the site, the applicant must comply with all applicable requirements outlined in the Asbestos ATCM, which include preparation of an Asbestos Dust Mitigation Plan and/or an Asbestos Health and Safety Program. Therefore, implementation of the proposed project would not exposure sensitive receptors to substantial pollutant concentrations. Mitigation Measures: Construction-related air quality impacts could be reduced to a less than significant level through implementation of the following standard mitigation measures: AQ-6 Naturally Occurring Asbestos. Naturally Occurring Asbestos (NOA) has been identified as a toxic air contaminant by the California Air Resources Board (ARB). Under the ARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities a geologic evaluation shall be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, an exemption ATTACHMENT 9 ARC1 - 181 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 15 request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. More information on NOA can be found at http://www.slocleanair.org/business/asbestos.asp. Conclusion: Less than significant impact with mitigation. e) The project site is located approximately 700 feet from the City WRRF at its closest point. The WRRF occasionally generates objectionable odors, a situation that is immediately remedied by City Utilities staff. Guests and employees of the proposed hotel development may occasionally be affected by objectionable odors, however, these effects would be infrequent, short term, and would not affect a substantial number of people. The proposed project does not include any elements that would generate objectionable odors. Therefore, potential impacts would be less than significant. Conclusion: Less than significant impact with mitigation. As proposed, the project would not result in significant air quality impacts due to exceedance of an identified threshold. Mitigation is identified to address potential effects during construction. Therefore, potential impacts would be mitigated to less than significant. 4. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 10 --X-- b) Have a substantial adverse effect, on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 10, 11 --X-- c) Have a substantial adverse effect on federally protected wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? 10, 11 --X-- d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? 10 --X-- e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? 1, 3 --X-- f) Conflict with the provisions of an adopted habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? --X-- Evaluation The project site was previously subdivided and graded for development, and Lots 1, 2, 3, and 4 are disturbed and vacant. Prior to the City’s approval of the subdivision, the project site was farmed. Based on a previous biological resources assessment conducted for the site (Althouse and Meade 2005), no special-status plants were documented onsite. A Wetland Determination Study (Althouse and Meade 2005) identified a farmed wetland in the southwest portion of the overall property, within Lot 5 (Open Space lot); however, this feature was determined to be non-jurisdictional. Prefumo Creek is located adjacent to the western boundary of Lot 5, approximately 200 feet from the northwestern boundary of Lots 1, 2, 3, and 4. Prefumo Creek is a ATTACHMENT 9 ARC1 - 182 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 16 perennial blue-line creek, which acts as an overflow for Laguna Lake (approximately 0.6 mile north/northwest of the project site). The previous biological assessment identified five special-status species with the potential to occur within the Prefumo Creek corridor: California red-legged frog (Rana draytonii) a Federally Threatened (FT) and California Species of Concern (SCS); South/Central steelhead, (Oncorhynchus mykiss irideus) FT species; southwestern pond turtle (Actinemys marmorata) CSC; Coast range newt (Taricha torosa), SCS; and Cooper’s hawk (Accipter cooperii). No trees are onsite; however, the site may serve as foraging habitat for raptors and other birds. Based on review by the City Natural Resources Manager, an updated biological survey was not determined to be necessary based on the current condition of the site and existing information regarding Prefumo Creek. a) Based on the project location, potential impacts to special-status species within the Prefumo Creek corridor and adjacent upland habitat would be short-term (limited to the construction period) and long-term effects would be indirect, and related to stormwater runoff, water quality, and the installation of night lighting. Based on the existing lot configuration, no development would occur within 200 feet of Prefumo Creek, and conditions of the project site do not support habitat for special-status species, aside from foraging by avian species. Inadvertent disturbance outside of the project boundaries, or accidental discharge of sediment, materials, or pollutants into the creek would result in an adverse impact to special-status species including South- central California coast steelhead, southwest pond turtle, California red-legged frog, and coast range newt. In the long-term, the creation of additional light sources may adversely affect special-status species within and proximate to the creek corridor. The applicant is required to comply with Regional Water Quality Control Board stormwater regulations and Low Impact Development (LID) standards, which would protect down-gradient water quality. Additional mitigation is identified to minimize exterior lighting, incorporate landscaping between the development and the adjacent Open Space Lot 5, installation of temporary construction fencing to avoid inadvertent disturbance, and compliance with erosion control, water quality, and required hazardous materials spill prevention and contingency plans. Based on implementation of identified mitigation, potential impacts to special-status species would be less than significant. Mitigation Measures: The applicant shall be required to implement the mitigation identified below: BR-1 Upon application for construction permits, the following measures shall be included on applicable plans: a. If feasible, construction should be limited to the typical dry season (April 15 to October 15) in order to avoid impacts (e.g., erosion and sedimentation, pollutant discharge) to Prefumo Creek and water quality. If work must occur during the rainy season, the applicant shall install adequate erosion and sedimentation controls to prevent any sediment-laden run-off from entering Prefumo Creek. b. Upon completion of construction, disturbed areas will be stabilized or appropriately planted. c. The lot boundaries shall be marked with temporary construction fencing and flagging to prevent inadvertent disturbances. Soil stockpiling, construction equipment access, and staging areas shall not occur within Lot 5. d. Appropriate permanent hydrocarbon filtering and sedimentation and erosion control measure shall be included in the parking lot design in order to minimize long-term impacts associated with vehicular traffic. No parking lot or roadway drainage shall be directly routed to the Prefumo Creek corridor or City stormdrain system within adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscape area is the preferred method of water filtration. e. Light levels within 35 feet of Prefumo Creek shall be less than 0.5 foot candle and native landscape screening shall be planted between the proposed development and the Lot 5 property boundary to reduce potential light intrusion into the riparian area. Conclusion: Less than significant impact with mitigation. b), c) Prefumo Creek is located approximately 200 feet from the property line, and Open Space Lot 5 provides a natural buffer between the proposed development and the creek. The City Zoning Regulations require a 35-foot setback for Prefumo Creek, which is accommodated by the existing lot configuration. No jurisdictional riparian or wetland habitat or sensitive natural communities are present within or adjacent to the project site. Inadvertent disturbance or discharge of pollutants into the creek corridor would have an adverse effect on vegetation and water quality. Mitigation is identified, which would mitigate potential effects to less than significant. ATTACHMENT 9 ARC1 - 183 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 17 Mitigation Measure: Implement BR-1. Conclusion: Less than significant impact with mitigation. d) The proposed change would not introduce new development within a migration corridor, or within 200 feet of Prefumo Creek. No trees are located onsite. Therefore, the proposed change would not have an adverse effect on species migration. Conclusion: Less than significant impact. e) The City Zoning Regulations identify a 35-foot setback from Prefumo Creek (Section 17.16.025), which is accommodated within Open Space Lot 5 (200-foot buffer). The project complies with the required 35-foot setback for Prefumo Creek, and no trees are onsite or proposed for removal. Therefore, the proposed project is consistent with noted regulations regarding biological resources. Conclusion: Less than significant impact. f) The project site is not located in an area subject to an adopted habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. No impact would occur. Conclusion: No impact. Implementation of the proposed project would result in potentially significant impacts to biological resources, primarily indirect effects related to the construction phase, operational lighting, and stormwater quality. Mitigation is identified that would address identified effects. 5. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historic resource as defined in §15064.5. 12, 13 --X-- b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5) 12, 13 --X-- c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? --X-- d) Disturb any human remains, including those interred outside of formal cemeteries? 12, 13 --X-- Evaluation The project site is considered to be within an “archeologically sensitive area” because it is proximate to Prefumo Creek. Based on a surface archaeological survey of the site (Singer 2004), no prehistoric or historic cultural materials were document. The site has subsequently been graded in preparation for a previously-approved development. Pursuant to Government Code Section 65352.3 (Senate Bill 18), the City consulted with California Native American Tribes about the previously proposed General Plan Amendment and rezoning (no longer required due to the approval of the City’s LUCE) for the purpose of protecting traditional tribal cultural places and sacred sites. The project site is not located in an area known to present significant paleontological resources. a) Based on the previous investigation and lack of structural development onsite, there are no structures or architectural features of historical significance; therefore, no impact would occur. Conclusion: No impact. b), c), d) Based on the previous investigation, no archaeological resources are present onsite. Standard City conditions would apply in the event cultural or paleontological resources are exposed during site development. Mitigation Measure: The following measure shall apply to the proposed project: ATTACHMENT 9 ARC1 - 184 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 18 CR-1 Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities that may affect them shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. If pre-historic Native American artifacts are encountered, a Native American monitor should be called into work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Conclusion: Less than significant impact with mitigation. No significant cultural resources were identified during referenced surveys; however, standard City conditions are required in the event of inadvertent discovery. 6. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: 14, 15, 16, 17 --X-- I. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. --X-- II. Strong seismic ground shaking? --X-- III. Seismic-related ground failure, including liquefaction? --X-- IV. Landslides? --X-- b) Result in substantial soil erosion or the loss of topsoil? 5 --X-- c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off site landslide, lateral spreading, subsidence, liquefaction or collapse? 14, 15, 17 --X-- d) Be located on expansive soil, as defined in Table 1802.3.2 of the California Building Code (2013), creating substantial risks to life or property? 17 --X-- e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? --X-- Evaluation The project site is located within the Coast Range Geomorphic Province, which extends along the coastline from central California into Oregon. This region is characterized by extensive folding, faulting, and fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central and northern coast of California. There are no known fault lines on the site or in the immediate vicinity. However, there are active faults within 5 miles north of the project area. The fault system is within the Los Osos Valley area and is known as the Los Osos/Hosgri fault. Other active faults in the region include the San Andreas fault zone (approximately 30 miles to the northeast), the Nacimiento fault (approximately 12 miles to the northeast), and the San Simeon-Hosgri fault (approximately 12 miles to the west). The City is in Seismic Zone 4, a seismically active region of California and strong ground shaking should be expected during the life of proposed structures. Structures must be designed in compliance with seismic design criteria established in the Uniform Building Code and City Codes. The project site is generally level, and is not subject to potential geologic hazards including landslides and slope stability. Based on a Geotechnical Engineering Report (Buena Geotechnical Services, Inc. 2004) submitted for the project site (associated ATTACHMENT 9 ARC1 - 185 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 19 with the previous subdivision), the site is generally suitable for development. Underlying soils consist of generally loose sandy clays on top of firm clayey sands, with a potential for expansion. The site has a low potential for liquefaction. Recommendations identified by the soils engineer must be incorporated into the grading and construction plans, including grading and foundation plans. Grading will be conducted pursuant to the City’s grading regulations, which would adequately address potential soil concerns. a), c) There are no known fault lines on the site or in the immediate vicinity; however, there are active faults within five miles of the project site. Based on compliance with existing regulations and standards identified by Buena Geotechnical Services, Inc., which will be verified by the City Building Inspector, potential effects as a result of seismic activity would be less than significant, and no additional measures are necessary. Mitigation Measure: The following measure shall apply to the proposed project: GEO-1 Prior to issuance of grading and construction permits, the applicant shall submit grading and construction plans demonstrating compliance with the Geotechnical Engineering Report (Buena Geotechnical Services, Inc., December 2004) and/or subsequent geotechnical and soils engineering reports prepared and stamped by a certified engineer. Conclusion: Less than significant impact with mitigation. b) The erosion hazard for the project site is less than significant. The project site is nearly level, and substantial grading is not expected (approximately 2.84 acres). Exposure of soils to rainwater and other runoff may result in erosion and down-gradient sedimentation during construction and post-construction if soils are not stabilized. Development of the project site is subject to the City’s Storm Water Management Program, which was required under the State Water Resources Control Board (SWRCB) Phase II Storm Water Regulations. Under the City Program, Best Management Practices (BMPs) and Pollution Prevention Methods (PPMs) are required to be incorporated into grading and construction plans to protect water quality by minimizing or controlling the amount of pollutants and runoff exiting the site, and by eliminating the use of polluting materials and/or avoiding exposure of potential pollutants to rainwater and other runoff. Erosion control measures that would be required for the project during construction may include, but not be limited to: scheduling ground disturbance to avoid the rain events (if feasible), use of hydroseeding, planting, and mulch to stabilize soils, dust control to stabilize stockpiles, unpaved roads, and graded areas, protection of storm drain inlets, use of sediment traps, construction of a stabilized page of aggregate and filter fabric at the construction access entrance, street sweeping, and use of silt fencing, sand/gravel bags, and fiber rolls. All construction projects in the city require the installation, maintenance, routine inspection (i.e. weekly, before predicted rain events, after rain events and during prolonged rain events) and the repair or replacement as needed BMPs throughout the course of the construction project in order to protect local water quality. Most BMPs (i.e. concrete / tool washouts and street sweeping) are required year long and others are specifically required during the rainy season (i.e. October 15th through April 15th) or prior to a predicted rain event, even if that rain event is predicted during the summer months. Enforcement of stormwater regulations occurs all year long. Failure to develop a plan and/or failure to implement the plan in accordance with the Central Coast Regional Water Quality Control Board’s erosion and sediment control requirements prior to October 15, 2008, will result in the issuance of a “Notice to Comply.” For sites with exposed soil, a Project Stop Work Notice may be issued at this time unless you are actively installing the erosion and siltation control measures. After October 15th, a Project Stop Work Notice will be issued for all work except the installation of erosion control measures, and the Regional Water Quality Control Board will be notified. Therefore, based on compliance with existing state and local regulations, potential impacts as a result of erosion and down-gradient sedimentation would be less than significant, and no additional mitigation measures are necessary. Conclusion: Less than significant impact. d) There is a potential for expansive material at the project site. Based on compliance with existing regulations and recommendations identified in the Geotechnical Engineering Report, which will be verified by the City during review of the building permit, potential impacts would be less than significant. Mitigation Measure: Implement GEO-1. ATTACHMENT 9 ARC1 - 186 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 20 Conclusion: Less than significant impact with mitigation. e) Development would connect to the municipal sewer system, and onsite septic or wastewater treatment and disposal would not occur; therefore, no impact would occur. Conclusion: No impact. As noted above, the proposed development is subject to existing codes and regulations, which address geologic and soils hazards. Development would be constructed consistent with recommendations identified by the previous site engineer, or as determined by the project engineer and the City Building Inspector. 7. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? 8 --X-- b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? 8, 18, 19 --X-- Evaluation Human activities, such as fossil fuel combustion and land use changes release carbon dioxide (CO2) and other compounds, cumulatively termed greenhouse gas (GHG) emissions. GHGs are effective in trapping infra-red radiation which otherwise would have escaped the atmosphere, thereby warming the atmosphere, the oceans, and earth’s surface. GHGs are any gas that absorbs infrared radiation in the atmosphere. AB 32, the “California Global Warming Solutions Act of 2006” codifies the Statewide goal of reducing GHG emissions to 1990 levels by 2020 (essentially a 15% reduction below 2005 emission levels) and the adoption of regulations to require reporting and verification of statewide GHG emissions. GHGs include the following gases: CO2, methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). In California, the main sources of GHG emissions are from the transportation and energy sectors. Potential impacts of climate change in California may include loss in snow pack, sea level rise, more extreme heat days per year, more high ozone days, more large forest fires, and more drought years (CalEPA, April 2010). Senate Bill (SB) 97, signed in August 2007, acknowledges that climate change is an environmental issue that requires analysis in California Environmental Quality Act (CEQA) documents. In March 2010, the California Resources Agency (Resources Agency) adopted amendments to the State CEQA Guidelines for the feasible mitigation of GHG emissions or the effects of GHG emissions. The adopted guidelines give lead agencies the discretion to set quantitative or qualitative thresholds for the assessment and mitigation of GHGs and climate change impacts. In 2008, the City of San Luis Obispo conducted a baseline GHG emissions inventory, which was followed by adoption of a Climate Action Plan (2012 CAP) for reducing greenhouse gas emissions. The CAP includes a GHG emissions reduction target and emissions reduction strategies designed to help the City achieve that target. The adopted target is a reduction of community- wide emissions to 1990 levels by 2020, consistent with AB 32. The 2012 CAP identifies strategies to guide the development and implementation of GHG reduction measures in the City of San Luis Obispo and quantifies the emissions reductions that are anticipated to result from these strategies. Community GHG reduction strategies are divided into six sectors: buildings, renewable energy, transportation & land use, water, solid waste, and parks & open space. The GHG emissions forecast in the 2012 CAP shows that implementation of all of the strategies in the 2012 CAP would achieve a 15% reduction from baseline levels by 2020, which would meet required AB 32 State reduction goals. Having an adopted CAP allows the City of San Luis Obispo to streamline the CEQA review process of certain development projects – the CAP serves as the City’s qualified GHG reduction plan because it contains the following required plan elements: • Community-wide GHG emissions inventory and "business-as-usual" forecast of 2020 community-wide GHG emissions; • GHG reduction targets consistent with AB 32 (i.e. a level, based on substantial evidence, below which the contribution to greenhouse gas emissions from activities covered by the plan would not be cumulatively considerable); • Analysis of local and state policies and actions that may impact GHG emissions within the jurisdiction; • Quantification of GHG reduction measures demonstrating that, if implemented, the GHG reduction targets will be met; ATTACHMENT 9 ARC1 - 187 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 21 • Implementation and monitoring strategy and timeline; and • Adequate environmental review of the CAP. Incorporation of these plan elements allows the CAP to be used in the cumulative impacts analysis of projects where the City of San Luis Obispo is the lead agency. As described in the 2012 CAP, to analyze a project’s consistency with the CAP, “the environmental document for the project must identify those requirements specified in the CAP that apply to the project, and if those requirements are not otherwise binding or enforceable, should be incorporated as mitigation measures applicable to the project (CEQA 15183.5b).” The City is in the process of developing a mitigation matrix for projects that exceed specified GHG thresholds. The matrix will include quantifiable CAP reduction measures consistent with SB 97 direction. The proposed project’s consistency with the 2012 CAP is analyzed qualitatively against State and local GHG reduction policies, and the applicable implementation strategies contained in the 2012 CAP. The City of San Luis Obispo has not yet adopted GHG emissions thresholds for use in CEQA documents. In March 2012, the SLOAPCD adopted CEQA thresholds for GHG emissions in order to achieve goals outlined in the County’s EnergyWise Plan. In addition the 2014 LUCE includes policies in place to minimize cumulative GHG emissions resulting from build-out of the City. There are three thresholds that can be used to evaluate the level of significance of GHG emissions impacts for residential and commercial projects. The three thresholds are described below: • Qualified GHG Reductions Strategies. A project would have a significant impact if it is not consistent with a qualified GHG reduction strategy that meets the requirements of the State CEQA Guidelines. If a project is consistent with a qualified GHG reduction strategy, it would not have a significant impact; or • Bright-Line Threshold. A project would have a significant impact if it exceeds the “bright-line threshold” of 1,150 metric tons CO2E/year; or • “Efficiency” Threshold. A project would have a significant impact if the efficiency threshold exceeds 4.9 metric tons of CO2E/service population/year. The service population is defined as the number of residents plus employees for a given project. a) Construction and development of the project would generate GHG emissions as a result of construction equipment operation, generation of vehicle trips, and area sources including consumer products, landscape maintenance, architectural coating, waste disposal, and water and wastewater uses. As noted in the Air Quality section of this Initial Study, emissions modeling was conducted using CalEEMod (refer to Table 4 below). Operational GHG emissions would be generated from energy use, vehicle trips, and area sources. In addition to consistency with the City’s Climate Action Plan (2012 CAP) (refer to discussion under [b] below), the project currently incorporates many measures identified in the SLOAPCD CEQA Handbook (2012), including the following: • Improvement of job/housing balance opportunities within the city • Provides good access to and from the project for pedestrians, bicyclists, and transit users • Provides shade tree planting in parking lots • Transit stop approximately 0.5 mile from the site on Auto Park Way/Los Osos Valley Road • Constructed within the city near commercial, recreational, and residential areas • Includes onsite showers • Would be constructed to be consistent with 2013 Title 24 requirements • Provides shade trees along southern exposure of the building • Includes drought-tolerant landscaping • Increases development density within the urban reserve line • Provides onsite eating (continental breakfast) and vending machines Based on the results of CalEEMod emissions modeling, the proposed project would not exceed the identified “Bright Line Threshold” of 1,150 metric tons CO2e (refer to Table 4 below). ATTACHMENT 9 ARC1 - 188 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 22 Table 4. GHG Emissions Annual Emissions (metric tons CO2e) Construction Emissions 327.92 Amortized (25 years) 13.12 Operational Emissions 1,012.11 Total 1,025.23 Bright-line Threshold 1,150.00 Mitigation Required No Based on the project’s consistency with the 2012 CAP and results of air emission modeling, the project would not result in cumulatively considerable generation of GHG, and impacts would be less than significant. Conclusion: Less than significant impact. b) The proposed project would result in development consistent with the anticipated growth under the inventory and assumptions of the 2012 Climate Action Plan (CAP). As described in the 2012 CAP, State policies to reduce GHG emissions associated with energy use, including the Renewable Portfolio Standard, Title 24 of the California Building Code, and the California Solar Initiative, would reduce anticipated emissions associated with future projects. In addition, the City General Plan, Community Design Guidelines, and Zoning Regulations include policies that reduce energy use from buildings and equipment, including design standards that maximize passive ventilation and cooling systems and use of natural lighting within buildings, and energy efficiency performance standards for proposed buildings taller than 50 feet. The proposed project is consistent with anticipated growth under the inventory and assumptions of the 2012 CAP. The project will comply with the City General Plan, Community Design Guidelines, and Zoning Regulations, which include policies that reduce energy use from buildings and equipment, including design standards that maximize passive ventilation and cooling systems and use of natural lighting within buildings. The project would be conditioned to comply with these existing requirements. Therefore, GHG emissions from the project would not conflict with California’s commitment to GHG reduction under AB 32. Conclusion: Less than significant impact. As noted above, the project would not result in a significant impact related to GHG emissions, due to the inclusion of mitigation measures and compliance with existing standards. 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? --X-- b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? --X-- c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? --X-- d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 20 --X-- ATTACHMENT 9 ARC1 - 189 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 23 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? 21, 22 --X-- f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? --X-- g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? 23 --X-- h) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? 2, 15 --X-- Evaluation a) Construction and operation of the project would not require routine transport, use, or disposal of hazardous materials; therefore, potential impacts would be less than significant. Conclusion: Less than significant impact. b) Construction of the proposed project would require the use of fuels and materials, if spilled, could result in a hazard to the public. In addition to compliance with state and local water quality regulations (refer to Sections 6 and 9 of this Initial Study), the applicant would implement mitigation requiring the development and implementation of a Storm Water Pollution Prevention Plan, which would include regular inspection of equipment and materials, and feasible measures to quickly contain and clean up an accidental spill or leak. Any remaining materials onsite prior to construction would be removed and transported to an approved facility. In the long-term, the applicant would be required to prepare a Hazardous Materials Business Plan, which would approved by the County Department of Public Health. This plan would document the safe and legal storage and use of standard materials, including paints, oils, fuels, cleaning materials, and other compounds onsite. Therefore, potential impacts would be less than significant. Conclusion: Less than significant impact. c) The proposed project is not located within 0.25 mile of an existing or proposed school; therefore, no impact would occur. Conclusion: No impact. d) Based on review of the California Department of Toxic Substances Control EnviroStor and California State Water Board Geotracker databases (accessed June 1, 2014), and review of the California Toxic Substances Control Cortese List, the project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Therefore, no impact would occur. Conclusion: No impact. e), f) The project site is subject to the Airport Land Use Plan (ALUP, amended 2005). The project site is located within Airport Land Use Plan Aviation Safety Area S1b, is located within the City’s Airport Compatible Open Space Plan (ACOS), and is located over one nautical mile from the San Luis Obispo County Airport active runways (1.66 miles or 1.44 nautical miles). This is described as an area within gliding distance of prescribed flight paths for aircraft operations at less than 500 feet above ground level. The Airport Land Use Plan (ALUP) provides development standards for Aviation Safety Compatibility. If projects are consistent with the ALUP, then it can be assured that potential impacts are reduced to a less than significant level. ATTACHMENT 9 ARC1 - 190 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 24 The applicant’s requested density is based on 5.13 gross acres, which includes 2.84 acres (project Lot 3) and 2.29 acres (25 percent of Open Space Lot 5), which was approved by the County ALUC. Based on ALUP Table 7, a maximum non-residential density of up to 75 persons per acre is allowed because the project site is within an approved ACOS and is located over one nautical mile from the airport’s active runways. Based on ALUP Table 8, density is determined for Transient Lodgings (Hotels, Motels, bed and breakfasts) as 1.8 persons per room, plus one person per 60 square feet of floor area of any restaurants, coffee shops, bars, or night clubs, plus one person per 10 square feet of floor area of meeting rooms. As proposed, the project would be consistent with identified density limitations: Calculations: 5.13 gross acres x 75 persons per acre = 384.75 persons total Max occupancy = 114 rooms x 1.8 persons per room = 206 persons + 15 staff persons = 221 persons The proposed structure would be 45 feet in height. At this height, the building would not be an obstruction to air navigation (the identified limit is 200 feet above ground level in this area). As proposed, the project would not be inconsistent with the ALUP, and would not result in a safety hazard related to airport operations. Standard conditions included as part of the ALUC consistency determination (April 16, 2014) are included as mitigation measures (refer to HAZ-1 through HAZ-6). Therefore, potential impacts would be less than significant. Mitigation Measures: Development shall comply with the following mitigation measures: HAZ-1 Non-residential density for Lot 3 is limited to 384.75 persons. HAZ-2 All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR Part 77. In addition, applicable construction activities must be reported via FAA Form 7460-1 at least 30 days before proposed construction or application for building permit. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the ALUP. HAZ-4 Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including: a. creation of electrical interference with navigation signals or radio communication between the aircraft and airport; b. lighting which is difficult to distinguish from airport lighting; c. glare in the eyes of pilots using the airport; d. uses which attract birds and create bird strike hazards; e. uses which produce visually significant quantities of smoke; and f. uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). HAZ-5 Avigation easements will be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit. HAZ-6 All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. Conclusion: Less than significant impact based on compliance with mitigation measures listed above. g) Based on review of the City of San Luis Obispo Local Hazard Mitigation Plan, the proposed project would not conflict with or impair implementation of the plan. The project would not impede emergency access. Therefore, potential impacts would be less than significant. ATTACHMENT 9 ARC1 - 191 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 25 Conclusion: Less than significant impact. h) The project site is located within a moderate fire severity area. The proposed project would be constructed consistent with the California Building Code and Fire Code, and would be reviewed and inspected for compliance by the City Fire Department prior to occupation. The site design includes access suitable for emergency responders and safe egress onto Calle Joaquin. Therefore, potential impacts related to fire would be less than significant. Conclusion: Less than significant impact. As proposed, the project would not be exposed to or create a significant hazard to occupants or the public. Standard mitigation related to the San Luis Obispo County Airport shall be implemented. 9. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? 2 --X-- b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? 2, 24 --X-- c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on or off site? 2, 25 --X-- d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off site? 2, 25, 26, 27, 28 --X-- e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? 2, 25, 26, 28 --X-- f) Otherwise substantially degrade water quality? 2 --X-- g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? --X-- h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? 2, 25, 26, 27 --X-- i) Expose people or structures to significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? 2 --X-- j) Inundation by seiche, tsunami, or mudflow? 2 --X-- Evaluation Information regarding municipal water and the underlying groundwater basin was obtained from the City of San Luis Obispo 2010 Urban Water Management Plan (2011). Data from this report and the City Public Works Department is incorporated into the discussion below. In addition, the project is required to comply with the Waterway Management Plan Drainage Design Manual City Engineering Standard 1010.B., Floodplain Management Regulations, and the Central Coast Regional Water Quality Control Board’s Post-Construction Stormwater Regulations (effective March 6, 2014). ATTACHMENT 9 ARC1 - 192 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 26 Water Supply. The applicant proposes to use City water as the domestic water source. Groundwater, the Whale Rock Reservoir, the Salinas Reservoir, and the Nacimiento Reservoir contribute water to the City’s supply. The water is treated at the City water treatment plant prior to distribution. Total annual water use in the City was 5,541 acre feet in 2012. The 2014 LUCE estimated that water demand will increase to 7,815 acre feet per year upon build-out. The estimated water supply is 9,980 acre feet, including the City’s primary water supply (7,815 acre feet), reliability reserve (1,214 acre feet), and secondary water supply (951 acre feet). Based on the City’s Urban Water Management Plan and 2014 LUCE Final EIR, the City does not anticipate a need for supplemental water supplies through the year 2035 and build-out of the LUCE. In October 2006, the City completed construction of a Water Reuse Project, which included eight miles of distribution pipelines and improvements to the City’s Water Reclamation Facility. In 2013, 176.82 acre feet of recycled water was used for landscape irrigation for several City parks, the Laguna Lake Golf Course, a middle school, landscaping along U.S. 101, and other landscape medians. The project site is located within the Water Reuse Master Plan Area, and the distribution system extends to the site. Drainage and Flooding. The entire project site is located within a 100-year flood zone, based on the Waterway Management Plan (2003) and Federal Emergency Management Agency (FEMA) maps, and is subject to compliance with the Waterway Management Plan Drainage Design Manual, City Engineering Standard 1010.B, Floodplain Management Regulations. The site is located within the lower Prefumo Creek basin, which is a sub-basin of the San Luis Obispo Creek Watershed. The project site is also located within a special floodplain management zone, which has been determined to have a potentially significant effect on downstream flooding and bank stability. In accordance with City Policy for this zone, projects must demonstrate that: the project would not significantly increase the floodwater surface elevations for the 100-year storm, and the project would not significantly decrease floodplain storage volume onsite. Prefumo Creek is located along the western property boundary, approximately 200 feet from the edges of the project’s northern boundary. Lot 5 provides an open space buffer between the project site and the creek. Land Use Element Policies 6.6.5, 6.6.6., and 6.6.7 require the following: use of methods to facilitate rainwater percolation for roof areas and outdoor hardscaped areas where practical to reduce surface water runoff and aid in groundwater recharge; project designs must minimize drainage concentrations and impervious coverage; and, appropriate runoff control measures shall be included that minimize discharge of urban pollutants into area drainages. Policy 6.6.8 requires implementation of erosion control measures. Consistent with these policies and the Low Impact Development guidelines required in the City’s Storm Water Management Program, new construction will be required to utilize Best Management Practices in handling site drainage and runoff. Based on Hydrologic and Hydraulic Analysis (KC Design Group, Inc. 2005) prepared for the previous annexation and subdivision project (prior to grading of the site), site development can be designed to comply with City Policy, and reduce potential drainage impacts to less than significant. Since the site is located in Flood Zone A (as determined by FEMA), the finished floor elevation for all structures must be raised one foot above the 100-year storm elevation. All facilities and utilities onsite must be protected from inundation by floodwater. a), f) Implementation of the project would include approximately 2.84 acres of site disturbance within a nearly level area. Disturbance of soils and use of equipment may result in the discharge of sediment, hydrocarbons, and other pollutants into the City storm system, and potentially Prefumo Creek. Operation of the project would include use of parking areas; accidental leaks or spill may result in the transport of oils and fuels into stormwater and down-gradient surface waters. Discharge of any pollutants (e.g. herbicides, pesticides, janitorial cleaning products, and toxic substances such as motor oil, gasoline, and anti- freeze) or heated water (e.g. from steam cleaning sidewalks) into a storm water system or directly into surface waters is illegal and subject to enforcement action by the Regional Water Quality Control Board. The proposed project is subject to several existing regulations and programs, including the City’s Storm Water Management Program, the 2014 LUCE, the City’s Waterway Management Plan Drainage Design Manual (City Engineering Standard 1010.B., Floodplain Management, State Water Resources Control Board (SWRCB) Phase II Storm Water Regulations, and Central Coast Regional Water Quality Control Board Post-Construction Stormwater Regulations (effective March 6, 2014). BMPs and PPMs are required to be incorporated into grading and construction plans for the short and long-term management and protection of water quality. Based on compliance with existing regulations, and incorporation of identified mitigation measures to protect water quality, the project ATTACHMENT 9 ARC1 - 193 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 27 would not violate any water quality standards or waste discharge requirements, and potential impacts would be less than significant. Mitigation Measures: In addition to compliance with existing stormwater regulations, the applicant shall comply with the following mitigation measures: HYD-1 Prior to issuance of grading and construction permits, the applicant shall submit construction plans to the Community Development Department and Public Works Department for review and approval. Plans shall incorporate the following measures: a. All site drainage shall be directed towards the public right-of-way unless other provisions are approved by the City. b. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it is discharged off-site and enters the storm water system. The separator shall be regularly maintained to ensure efficient pollutant removal. c. The project shall, where feasible, incorporate porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas, and outdoor use areas consistent with Land Use Element Policy 6.5.7 (or as amended). d. The project shall comply with the City’s Waterway Management Plan and any additional recommendations prescribed in the Hydrologic and Hydraulic Report (KC Design Group, May 18, 2005). Conclusion: Less than significant impact with mitigation. b) The water use factor for hotel rooms is 0.43 acre feet per year (afy) per unit; therefore, development of a 114-unit hotel would result in a water demand of 49 afy. The project site is located within the Water Reuse Master Plan Area, and the distribution system extends to the site. Recycled water may be available for use by the applicant for landscaping within the Calle Joaquin right-of way. Based on review of the Urban Water Management Plan (2011) and review by the City Utilities Department, existing water supply is available to serve the project, and use of municipal water for the project would not deplete groundwater resources. Conclusion: Less than significant impact. c), d), e) The proposed project does not include any modifications to Prefumo Creek, and would therefore not alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on or off site. Based on the Hydrologic and Hydraulic Report (KC Design Group, Inc. 2005) prepared for the project site, the 100-year runoff rate for the project site (Lot 3) and adjacent Lots 1, 2, 4, and 5 was 0.20 cubic meters per second (cms), and upon full development, the rate was estimated to be 0.46 cms, resulting in a net increase of 0.26 cms. This was estimated to raise the upstream and downstream 100-year flood elevation by 5 millimeters (mm) and 4 mm, respectively. Grading conducted onsite consisted of balanced cut and fill, which raised the minimum building floor elevation by one foot above the FEMA 100-year flood elevation, and created drainage swales between Lots 1, 2, 3, and 4, and created onsite stormwater storage of 66,140 cubic yards (cy). The project site is currently vacant, and includes no impervious surfaces. Implementation of the project would create approximately 51,490 square feet of impervious surfaces, including sidewalk/paving (33,100 square feet) and the building itself (18,390 square feet). The project incorporates the use of permeable pavers within the parking area, totaling 21,699 square feet. In addition to the permeable pavers, runoff reduction measures include roof drain disconnects, infiltration, bio-filtration, and soil amendment. The project would displace approximately 64,350 cubic feet of floodplain surface storage, which is addressed by the use of permeable pavers (22,000 cubic feet of paver storage volume) and construction of an underground retention chamber (42,350 cubic feet of storage). The project would also maintain existing drainage basins located along the northeastern and southwestern property boundaries, and would include a stormwater management system including four bio-swales, permeable pavers, piping, curbs, and rock slope protection (RSP, or rip-rap). In addition to LID features, the project is required to implement BMPs consistent with Central Coast Regional Water Quality Control Board regulations (effective March 6, 2014). ATTACHMENT 9 ARC1 - 194 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 28 Additional concerns regarding erosion and down-gradient sedimentation are addressed in Section 6 (Geology and Soils). Based on the proposed project design and compliance with existing regulations, the project would not change existing drainage patterns in a manner that would result in substantial erosion or siltation, or discharge of pollutants into surface waters on or off-site. As noted above, past grading onsite created stormwater drainage swales that would accommodate a 100-year storm and associated flooding, without increasing flood water elevations upstream or downstream. The proposed project includes stormwater easements consistent with existing conditions. As required by mitigation measure HYD-1, the applicant is required to submit plans consistent with the City’s Waterway Management Plan (Waterway Management Plan Drainage Design Manual, City Engineering Standard 1010.B. Floodplain Management Regulations) for review and approval by the City Public Works Department. Therefore, based on the project’s stormwater management and drainage plans, and approval by the City Public Works Department, the project would not change drainage patterns or stormwater runoff resulting in flooding on or offsite. Conclusion: Less than significant impact with mitigation. Mitigation Measure: The applicant shall comply with the following measure: HYD-2 Prior to issuance of grading and construction permits, the applicant shall submit a detailed final hydraulic analysis to the Director of Public Works for review and approval. The analysis shall demonstrate how the project will comply with the requirement to have a design capacity for a 100-year storm. The analysis shall include any needed drainage channel erosion control protection to the satisfaction of the Director of Public Works and Natural Resources Manager. g), h) The 100-year floodplain for Prefumo Creek is located over the project site. The Flood Zone is designated Zone A (FEMA 2012), which indicates that no base flood elevation is determined. Past grading raised the elevation of the site one foot over the base flood elevation, and natural drainage swales were constructed between Lots 1, 2, 3, and 4. Based on the existing condition of the site, stormwater management measure summarized above (see c, d, and e) compliance with existing regulations and plans including the Waterway Management Plan (Waterway Management Plan Drainage Design Manual, City Engineering Standard 1010.B. Floodplain Management Regulations), and review and approval of grading and construction plans by City Public Works, the proposed development would not impede or redirect flood flows. Therefore, potential impacts would be less than significant. Mitigation Measure: Implement HYD-1 and HYD-2. Conclusion: Less than significant impact with mitigation. i), j) The project site is not located in an area at risk of flooding as result of levee or dam failure, mudflow, tsunami, or seiche; therefore, no impact would occur. Conclusion: Less than significant/no impact. Based on review by the City Public Works and Utility Departments, proposed project design, and compliance with existing regulations, no significant impacts would occur. 10. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? --X-- b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? 1, 2, 3, 14, 18, 21, 26, 28 --X-- c) Conflict with any applicable habitat conservation plan or natural community conservation plan? --X-- Evaluation ATTACHMENT 9 ARC1 - 195 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 29 a) The proposed hotel development would not physically divide the City. Therefore, no impact would occur. Conclusion: No impact. b) The project site is currently vacant, and surrounding uses include car dealerships, Motel 6, a tire shop, AAA offices, and commercial development along Calle Joaquin, Los Osos Valley Road, and the Auto Park Way cul-de-sac. The proposed project is subject to the City General Plan and Zoning Code, Land Use and Circulation Element (LUCE), the Airport Area Specific Plan, San Luis Obispo Creek Waterway Management Program, and Airport Land Use Plan. These plans include standards to protect aesthetic quality and scenic viewsheds, biological resources, cultural resources, and public health and safety. Specific requirements or policies identified in these documents are discussed in specific resource sections. Based on project design and compliance with existing regulations, the project would not be inconsistent with policies adopted for the purpose of avoiding or mitigating environmental effects. Conclusion: Less than significant impact. c) The project site is not located in an area subject to a habitat conservation plan or community conservation plan; therefore, no impact would occur. Conclusion: No impact. As proposed, the project is consistent with the City General Plan and applicable regional plans. 11. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? --X-- b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? --X-- Evaluation a), b) No known mineral resources are present within the project site; therefore implementation of the proposed hotel development plan would not result in the loss of valuable mineral resources. Conclusion: No impact. 12. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 29, 30 --X-- b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? 29 --X-- c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? --X-- d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? --X-- e) For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? 21 --X-- --X-- ATTACHMENT 9 ARC1 - 196 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 30 f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Evaluation The project site is located approximately 100 feet from U.S. 101, and the structure itself would be located 191 feet from the nearest highway travel lane. Based on the City Noise Ordinance (1996), the acceptable threshold of exposure to transportation noise sources is 60 decibels (dB) (outdoor) and 45 dB (indoor) for hotels, motels, and office buildings. Noise exposure ranging from 60 dB to 75 dB is conditionally acceptable (mitigation may be required). The project site is also located within the 50 dB noise contour for the San Luis Obispo County Airport. The project site is located approximately 300 feet northeast of Motel 6, which is considered a noise-sensitive use. The maximum stationary noise exposure for noise-sensitive uses is 50 dB (hourly daytime) and 45 dB (hourly nighttime). The applicant submitted an Acoustic Study (David Dubbink Associates 2014). The results of the study are incorporated into the analysis below. a), b) Based on the Acoustic Study, the proposed hotel would be affected by transportation-related noise generated along the U.S. 101 corridor. Noise levels would range from 72 dB approximately 80 feet from the Calle Joaquin frontage to 62 dB in the rear of the lot, at a distance measured approximately 15 feet above ground level. The hotel would be located approximately 90 feet from the edge of Calle Joaquin, and a proposed outdoor use area including the swimming pool and patio would be located approximately 135 feet from the edge of Calle Joaquin, and 244 feet from the centerline of U.S. 101. Outdoor use areas, including the swimming pool and barbeque facilities, would be exposed to noise levels exceeding the Noise Element threshold (60 dB) by approximately 5 to 7 decibels. Although it is expected that noise generated by pool users may reach this noise level, attenuation is recommended to ensure consistency with the Noise Element. The applicant proposes to construct a concrete noise wall with stone veneer around the swimming pool and associated patio, as recommended in the Acoustic Study. The pool would be located within the southeastern portion of the outdoor use area, and the barbeque/patio facilities would be located to northwest of the pool. Regarding interior noise levels, the indoor standard for occupied spaces is a not to exceed level of 45 Ldn. Based on the Acoustic Study, the highest noise exposure levels are at the front portion of the hotel measured at the second floor elevation. The assumed future level at this elevation is approximately 71 decibels. Estimates made of noise levels at the third and fourth floor levels increase at a decibel per floor. A noise level reduction of at least 26 to 28 decibels will be required to meet the City’s interior noise standard of 45 Ldn. Conventional construction reduces noise transmission by around 20 decibels and the needed additional reduction can be achieved by specifying appropriate construction materials and techniques. Based on the location and anticipated use of the proposed hotel, and distance to the nearest sensitive receptor (Motel 6, approximately 300 away), operational noise would not exceed allowable thresholds in the long-term. In the short-term, construction related noise may generate noise and vibrations, however, the effects would be short-term and therefore, less than significant assuming compliance with the Noise Ordinance. Mitigation Measures: The applicant is required to incorporate the following measures into proposed plans to ensure consistency with the Noise Element: N-1 Prior to issuance of construction permits, the applicant shall submit plans including the following: a. Screened noise barriers shall be installed along the northern and eastern boundaries of proposed outdoor use areas, including the pool and barbeque patio. The barriers shall be constructed to attenuate noise by a minimum of 7 decibels for the pool area, and 5 decibels for the barbeque patio. b. The design of the hotel shall incorporate the following standards, consistent with the Uniform Building Code, to attenuate transportation-related noise by 30 dB: 1. Provide air conditioning or a mechanical ventilation system, so windows and doors may remain closed. 2. Mount windows and sliding glass doors in low air infiltration rate frames (0.5 cfm or less, per ANSI specifications). 3. Provide solid-core exterior doors with perimeter weather stripping and threshold seals. ATTACHMENT 9 ARC1 - 197 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 31 4. Cover exterior walls with stucco or brick veneer. 5. Keep glass area in windows and doors below 20% of the floor area in a room. 6. Baffle roof or attic vents facing the noise source. 7. At exterior walls, attach interior sheetrock to studs by resilient channels, or use staggered studs or double walls. 8. Provide windows with a laboratory-tested STC rating of 30 or more. Conclusion: Less than significant impact with mitigation. e), f) The project site is within the projected 50 dB airport noise contour for the San Luis Obispo County Airport, as shown on ALUP Figure 1 (Airport Noise Contours). The Airport is located approximately 1.6 miles to the south. Uses categorized as “Extremely Noise Sensitive” and “Moderately Noise Sensitive” are allowable outside of the 55 dB contour. The site is located outside of the 65 dB single event noise contour. Based on the ALUP, the maximum allowable interior noise exposure from single event aviation noise sources for noise sensitive land uses is 50 to 60 dB (depending on the use); therefore development would not be exposed to interior noise levels exceeding the allowable threshold for a single event. Therefore, based on the project location, the project would be consistent with ALUP noise policies, and would not be exposed to aircraft noise exceeding identified thresholds. Based on review of ALUP Section 5.3 Land Use Compatibility Table: 1) Hotels and Motels within the “Less than 55” Airport Noise Exposure (dB CNEL) contour are an Allowed land use. In addition, mitigation is identified to attenuate transportation- related noise to 45 dB (interior exposure), which would further reduce potential exposure to aircraft-related noise. Therefore, potential impacts would be less than significant. Conclusion: Less than significant impact. Based on the proposed project design, detailed noise analysis, and incorporation of mitigation measures, no significant impact would occur. 13. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? --X-- b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? --X— --X-- Evaluation a) The proposed project is not anticipated to induce substantial population growth in the City as a result of new jobs resulting in relocation into the City, and would not include an extension of City infrastructure. Therefore, the project would not induce growth within or outside of the City. Conclusion: Less than significant impact. b), c) The proposed project would not require the removal or displacement of existing housing or persons. No impact would occur. Conclusion: No impact. The proposed hotel development would not result in any changes to the General Plan or City infrastructure that would increase population or affect the population/housing balance. ATTACHMENT 9 ARC1 - 198 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 32 14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? --X-- b) Police protection? --X-- c) Schools? --X-- d) Parks? --X-- e) Other public facilities? --X-- Evaluation The proposed project site is served by the City Police Department and City Fire Department. CalFire, the County Sheriff, and California Highway Patrol may also respond to emergencies in the area. The project site is within the San Luis Coastal Unified School District. Solid waste is managed by the San Luis Obispo Regional Integrated Waste Management Authority and Santa Barbara Regional Integrated Waste Management Authority (depending on the nature of the solid waste). Several parks and public recreational facilities are located within the City. a), b), c), d), e) The proposed development project is consistent with the City General Plan, Zoning Code, and Airport Area Specific Plan, and would not create significant impacts to local public services because it would not induce population growth and does not include a use that would significantly increase demand resulting in the requirement for new facilities. Regarding cumulative effects, the applicant is required to pay fees, which would go towards provision of municipal services. Therefore, potential impacts would be less than significant. Conclusion: Less than significant impact. The proposed 114-unit hotel would be adequately served by City, County, and State public services. Payment of standard development (fair-share) fees would be required to address each project’s contribution to cumulative demand. 15. RECREATION. a) Would the project increase the use of existing neighborhood or regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? --X-- b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? --X-- Evaluation a), b) The proposed project would not generate population growth affecting existing or future recreational facilities through increased use. No additional public recreational facilities or opportunities are proposed, aside from continued preservation of Lot 5 (Open Space) and the City’s potential construction of a pedestrian or bike path within the open space area. The project would not impede City plans for additional facilities; therefore, potential impacts to recreation would be less than significant. Conclusion: Less than significant impact. The proposed 114-unit hotel would be adequately served by existing City and regional parks and recreational opportunities. ATTACHMENT 9 ARC1 - 199 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 33 16. TRANSPORTATION/TRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? 2, 31, 35 --X-- b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? 2, 31, 32, 35 --X-- c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? 21, 22 --X-- d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? 35 --X-- e) Result in inadequate emergency access? --X-- f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? 2, 35 --X-- Evaluation The evaluation of potential transportation/traffic impacts is based on a Transportation Impact Analysis Report (Omni-Means 2014) and review by the City Public Works Department. The results of the report are incorporated by reference in to the analysis below. The report is appended to this Initial Study. Access to the project site is provided by Calle Joaquin. Roadways affected by project development include Calle Joaquin, Los Osos Valley Road, and U.S. 101. The intersection of Calle Joaquin Road and Los Osos Valley Road is signalized. Los Osos Valley Road is designed as a Parkway Arterial in the City’s Circulation Element. Calle Joaquin is an arterial. The desired level of service (LOS) for City arterial streets (outside of the Downtown area) is LOS D or better. Existing LOS is shown in Table 5 below; all existing intersections are operating at acceptable levels of service. Table 5. Existing Intersection Level of Service Intersection Target LOS AM Peak Hour PM Peak Hour Delay (sec) LOS Delay LOS LOVR/Calle Joaquin (signalized) D 7.1 A 11.1 B LOVR/U.S. 101 Southbound (signalized) D 22.7 C 30.8 C LOVR/U.S. 101 Northbound (signalized) D 20.8 C 27.0 C Source: 2014 LUCE, Omni Means 2014 The City, with California Department of Transportation (Caltrans) oversight, is currently constructing improvements to correct operational deficiencies at the U.S. 101/Los Osos Valley Road Interchange, including widening Los Osos Valley Road and the adjacent bridge crossing over San Luis Obispo Creek, improving pedestrian and bicycle access, improving the South Higuera Street/Los Osos Valley Road intersection, and reconstruction of all four on and off-ramps. Without the project, all noted intersections would operate at LOS F at General Plan build-out (2035). With the project, LOS at the noted intersections would improve to LOS C or D at General Plan build-out (2035). In addition, the City of San Luis Obispo Bicycle Transportation Plan ATTACHMENT 9 ARC1 - 200 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 34 provides the location of bicycle routes in the vicinity of the project, including a Class I bike path from Prado Road, east side of the drainage swale, south of Prefumo Creek, and east of Calle Joaquin Road. a), b) Based on Institute of Transportation Engineers (ITE) Trip Generation Manual standard rates, hotels generate 8.17 average daily trips per room; therefore operation of the proposed 114-room hotel would result in the generation of approximately 931 average daily trips. Peak hour trip generation for the proposed project is shown below, in Table 6. Table 6. Project Trip Generation Project Type AM Peak Hour Trips PM Peak Hour Trips Total In Out Total In Out Hotel 61 36 25 69 35 34 Source: Omni Means 2014 At the time the traffic study was conducted, it considered the proposed hotel development on Lot 3, and future development of adjacent Lots 1, 2, and 4, under a reasonable worst case scenario (shopping center development). Table 7 shows the resulting effect of this cumulative development on intersection level of service. Based on this analysis, the development of all four lots would not result in a project-specific impact under existing plus project (Year 2016) conditions. Additional trips generated by the development of all four lots would degrade level of service, but not below the City’s LOS D threshold; therefore, no mitigation is required to alleviate peak hour congestion. Table 7. Existing Plus Project Intersection Level of Service Intersection Existing Plus Project AM Peak Hour Plus Project PM Peak Hour AM Peak PM Peak Delay (sec) LOS Delay LOS LOVR/Calle Joaquin (signalized) A B 10.6 B 36.5 C LOVR/U.S. 101 Southbound (signalized) C C 25.5 C 52.9 D LOVR/U.S. 101 Northbound (signalized) C C 22.6 C 37.6 D Source: 2014 LUCE, Omni Means 2014 By the year 2035, the City predicts that full improvements to U.S. 101/Los Osos Valley Road would be implemented. Table 8 on the following page shows predicted cumulative intersection level of service in the year 2035 and development of all four lots under a reasonable worst-case scenario. Additional traffic resulting from the development of all four lots would increase delays and traffic congestion at the Calle Joaquin/Los Osos Valley Road intersection and along the Los Osos Valley Road corridor and U.S. 101 interchange by the year 2035. Based on the transportation analysis (Omni Means 2014), the project would not result in project-specific adverse effects, but would contribute to the cumulative degradation of LOS at the Los Osos Valley Road/Calle Joaquin Road intersection under worst-case conditions. ATTACHMENT 9 ARC1 - 201 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 35 Table 8. Year 2035 Cumulative No-Project Plus Project Intersection Level of Service Intersection No Project Plus Project AM Peak Hour Plus Project PM Peak Hour AM Peak PM Peak Delay (sec) LOS Delay LOS LOVR/Calle Joaquin (signalized) A A 12.1 B 71.4 E LOVR/U.S. 101 Southbound (signalized) B C 24.4 C 48.4 D LOVR/U.S. 101 Northbound (signalized) C B 24.7 C 21.1 C Source: Omni Means 2014 City recommended mitigation for this cumulative impact includes upgrading the traffic signal at the intersection of Los Osos Valley Road and Calle Joaquin Road, construction of a second left-turn lane on the Calle Joaquin approach to Los Osos Valley Road, and modification of lane usage on the westbound approach of Calle Joaquin where the project is located. These mitigation measures would apply to all four lots; therefore, design of the improvements is required prior to initial development of the lots, and fair share contribution would be required from each of the lot developers at the building permit stage. In addition, the current and future applicants would be required to contribute to the City’s Transportation Impact Fee program, in addition to the Los Osos Valley Road interchange sub-area fee program. This additional fee mechanism was developed by the City to assess planned area development to contribute its fair share to the cost of proposed interchange improvements. Based on implementation of these mitigation measures, potentially significant cumulative impacts would be less than significant. Based on consultation with the City Public Works Department, the applicant has submitted a design schematic showing intersection striping and improvements at the Los Osos Valley Road and Calle Joaquin intersection and an engineer’s cost estimate to implement the improvements (RRM Design Group 2015), consistent with City recommended mitigation for this intersection under cumulative conditions. These improvements show reconstruction of the existing intersection and roadway approach, sidewalks, removal of one ornamental tree adjacent to the roadway, driveway improvements serving adjacent lots, a relocated utility pole, curb and gutter improvements, signage, and striping. The construction of these improvements would occur within an existing developed and paved area, and would be subject to all City ordinance and standard requirements in place for resource protection. These ordinances and standards include, but are not limited to, compliance with SLOAPCD air quality measures, cultural resources protection, hazardous materials documentation and remediation (as applicable), protection of creek corridors, stormwater management and water quality regulations, and implementation of a traffic control plan addressing vehicular, pedestrian, and bicycle traffic during construction. Based on compliance with existing regulations, no additional significant impacts would occur as a result of the identified road improvements. It should be noted that implementation of these improvements would only occur if future development of Lots 1, 2, and 4 would generate traffic that would result in a reduction in LOS below LOS D, as determined by the City Public Works Department. If construction and operation of the hotel occurs while the Los Osos Valley Road/U.S. 101 Interchange project is underway, the cumulative effect could be significant. However, this effect would be short-term; therefore, potential short-term construction related impacts would be less than significant. Mitigation Measure: The applicant shall comply with the following measure: TC-1 Prior to issuance of grading and construction permits, the applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees and Traffic Impact Fees as determined by the Deputy Director of Public Works. The applicant shall contribute fair share fees, or shall comply with a cost recovery agreement, for the potential future implementation of Los Osos Valley Road/Calle Joaquin intersection improvements, as determined and conditioned by the Deputy Director of Public Works. ATTACHMENT 9 ARC1 - 202 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 36 Conclusion: Less than significant with mitigation. c) The project site is located within Airport Land Use Plan Aviation Safety Area S1b, is located within the City’s Airport Compatible Open Space Plan (ACOS), and is located over one nautical mile from the San Luis Obispo County Airport active runways (1.66 miles or 1.44 nautical miles). The applicant’s requested density is 221 persons, which is within the density allowed by the ALUP. The proposed structure would be 45 feet in height (maximum). At this height, the building would not be an obstruction to air navigation (the identified limit is 200 feet above ground level in this area). As proposed, the project would not be inconsistent with the ALUP, and would not result in a safety hazard related to airport operations. Standard conditions included as part of the ALUC consistency determination (April 16, 2014) are included as mitigation measures (refer Mitigation Measures HAZ-1 through HAZ-6). Therefore, potential impacts would be less than significant. Mitigation Measures: Comply with Measures HAZ-1 through HAZ-6. Conclusion: Less than significant impact with mitigation. d) The proposed project would be accessed from Calle Joaquin, a dead-end cul-de-sac at its northern extent near the project site. The roadway in this location is not currently striped, and does not provide a safe environment for vehicles, pedestrians, and bicyclists accessing the project area. Based on review by the Public Works Department, recommendations for roadway improvements to ensure public safety for all transportation modes include: striping, incorporation of a bicycle lane, construction of sidewalks, and maintenance of a vegetated buffer between the side walk and the curb. The proposed project includes two options for safe access onto the project site; the first identifies a driveway easement area to be added to the existing 40-foot reciprocal driveway on the northeast property boundary, and the second identifies use of the existing reciprocal driveway, and provision of a 24-foot wide access entrance extending to Lot 4 (northeast property boundary). The project site improvements include trees to either side of the driveway connection with Calle Joaquin Road would potentially result in safe sight distance obstructions creating a potentially significant safety impact. Mitigation to clear obstructions from sight lines would mitigate this impact to less than significant. Public Works review and approval of final road improvement plans and access improvements, in addition to issuance of an Encroachment Permit, would be required prior to grading and construction. Therefore, potential impacts would be less than significant. Mitigation Measure: The applicant shall comply with the following measure: TC-2 Prior to issuance of grading and construction permits, the applicant shall submit final road improvement plans demonstrating adequate stopping sight distance studies to the City Public Works Department for review and approval. Issuance of an Encroachment Permit shall be required prior to grading and construction of road improvements. Conclusion: Less than significant impact with mitigation. e) Emergency access is adequate on all sides of the development. Standard City Fire conditions would be required regarding access to the site and all floors of the structure. Based on compliance with the Fire Code, potential impacts would be less than significant. Conclusion: Less than significant impact. f) The project site is accessible to pedestrians and bicyclists, and as noted above, proposed improvements to the Los Osos Valley Road/U.S. 101 interchange would include improved pedestrian and bicycle facilities. The project site is approximately 0.5 mile from the transit stop at Auto Park Way. The adopted Bicycle Transportation Plan calls for an East / West Class I bicycle connection in the vicinity of the project. Based on review by the City Public Works Department provision of a bicycle lane on Calle Joaquin Road is required, and would be partially funded by contribution of fair share fees (Mitigation Measure TC-1 above). Based on implementation of this condition, potential impacts would be less than significant. Mitigation Measures: Comply with Mitigation Measure TC-1. ATTACHMENT 9 ARC1 - 203 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 37 Conclusion: Less than significant impact with mitigation. Implementation of the proposed project would contribute to traffic congestion on Los Osos Valley Road and Calle Joaquin Road, and would result contribute to a potentially unacceptable level of service under cumulative conditions. Mitigation, including roadway and intersection improvements have been addressed by the applicant and are incorporated as mitigation measures. The applicant would provide fair-share contributions to these road improvements, in addition to payment of fees to City programs to improve circulation and reduce congestion in the area. 17. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? --X-- b) Require or result in the construction or expansion of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 24, 33 --X-- c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 25 --X-- d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new and expanded entitlements needed? 24 --X-- e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? 24, 33 --X-- f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? 34 --X-- g) Comply with federal, state, and local statutes and regulations related to solid waste? --X-- Evaluation The proposed project would be served by the City Utilities Department for domestic water supply, recycled water supply, and wastewater collection and treatment. Solid waste is managed by the San Luis Obispo Regional Integrated Waste Management Authority and Santa Barbara Regional Integrated Waste Management Authority (depending on the nature of the solid waste). Several parks and public recreational facilities are located within the City. a) The proposed project would not include an onsite septic system. Therefore, no impact would occur. Conclusion: Less than significant impact. b), d), e) Based on the 2013 Water and Wastewater Development Impact Fee Study, non-residential retail uses generate 60 gallons of wastewater per day, per 1,000 square feet of structural area. The proposed 69,293-square foot hotel would generate approximately 4,158 gallons of wastewater per day. Based on the Urban Water Management Plan and review by the City Utilities Department, existing water and wastewater treatment facilities have the capacity to serve the project (please also refer to Section 9 Hydrology). The applicant is required to pay water and wastewater impact fees, which were adopted to ensure that new development pays its fair share of the cost of constructing the water supply, treatment, and distribution facilities that will be necessary to service it, as well as wastewater treatment facilities. Utility connections are located within Calle Joaquin, and the applicant would not require the construction of new lines or pump stations to serve the project. Therefore, impacts would be less than significant. Mitigation Measure: The applicant shall comply with the following measure: ATTACHMENT 9 ARC1 - 204 Issues, Discussion and Supporting Information Sources ER # 1098-15 (Calle Joaquin Hotel Development) Sources Potentially Significant Issues Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 38 Mitigation Measure USS 1: The City’s hydraulic model identifies capacity constraints at the existing sewer crossing of US 101 to just upstream of the Laguna Lift Station. The existing sewer crossing is over capacity during current peak wet weather flows and the pipes surcharge. Replacement of the sewer main, including upsizing to accommodate the project, is planned under the City’s 2015 Infrastructure Renewal Strategy. The project will be responsible for contributing its fair share to these off-site improvements to the City’s wastewater collection system. Conclusion: Less than significant with mitigation. c) As discussed in Sections 6 and 9 (Geology/Soils and Hydrology/Water Quality), the proposed project is require to comply with existing City and RWQCB standards to manage and filter stormwater and runoff. Based on review by the City Public Works Department, no off-site drainage facilities or features would be required. Conclusion: Less than significant impact. f), g) Construction and operation of the proposed project would generate solid waste. It is anticipated that a majority of waste would be disposed at the Cold Canyon Landfill. Operational waste would be temporarily stored onsite, consistent with City Municipal Code Section collected by the San Luis Garbage Company. As of 2009, the Cold Canyon Landfill operated at 32 percent of its permitted daily capacity, and as of June 2010, the landfill had a remaining capacity of approximately 1.83 million cubic yards. In November 2012, the County Board of Supervisors approved a proposed to expand the landfill’s disposal-area footprint by approximately 46 acres (additional 13.1 million cubic yards) (San Luis Obispo County 2012). Therefore, existing landfills would have the capacity to serve the project. Implementation of the proposed project would contribute to the demand for public utilities and services. The applicant would provide fair-share contributions, which would be used by the City to improve facilities pursuant to adopted plans and programs. 18. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? --X- Please refer to Section 4 Biological Resources, which includes an assessment of the project’s potential effects on special status fish and wildlife species and their habitat. Based on the project’s location, existing condition, and implementation of mitigation measures, the project would not have the potential to significantly degrade the quality of the environment, or substantially reduce habitat or species populations. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future projects)? --X-- Based on the location of the project, existing condition of the project site, and implementation of mitigation measures including contribution of fees to existing programs, the project would not result in any impacts that are cumulatively considerable. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? --X-- Please refer to Sections 3 (Air Quality), 8 (Hazards and Hazardous Materials), 12 (Noise), and 16 (Transportation/Traffic). Based on the location of the proposed project and implementation of mitigation measures, the project would not have a substantially adverse direct or indirect effect on the public. ATTACHMENT 9 ARC1 - 205 ER # 1098-15 (Calle Joaquin Hotel Development) City of San Luis Obispo 39 Initial Study Environmental Checklist 2015 19. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a) Earlier analysis used. Identify earlier analyses and state where they are available for review. N/A b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. N/A c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions of the project. 20. SOURCE REFERENCES. 1. City of SLO Conservation & Open Space Element, 2006. 2. City of SLO Land Use and Circulation Element and Final EIR, last revised December 2014. 3. City of San Luis Obispo Zoning Regulations, December 2013. 4. California Department of Conservation Farmland Mapping and Monitoring Program, July 2013 5. Natural Resources Conservation Service Web Soil Survey, Accessed May 9, 2014 6. General Plan Land Use Element Update Final EIR, 1994 7. Clean Air Plan for San Luis Obispo County, Air Pollution Control District, 2001. 8. CEQA Air Quality Handbook, Air Pollution Control District, 2012. 9. Health Risk Assessment, Intrinsik Environmental Sciences (US), Inc., May 16, 2014 10. Biological Assessment, Althouse and Meade, May 2005 11. Wetland Determination Study, Althouse and Meade, June 23, 2005 12. Cultural Resources Survey and Impact Assessment, C.A. Singer & Associates, Inc., December 7, 2004 13. City of San Luis Obispo Archaeological Resource Preservation Program Guidelines, October 2009. 14. City of SLO General Plan Safety Element, July 2000 15. California Building Code, 2013 16. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo Earthquake Fault Zoning Act, effective January 1, 1990 17. Geotechnical Engineering Report, Buena Geotechnical Services, December 31, 2004 18. City of SLO 2012 Climate Action Plan, August 2012 19. CALEPA Climate Action Team Biennial Report, April 2010 20. California Department of Toxic Substances Control, Envirostor and GeoTracker, Accessed June 1, 2014 21. County Airport Land Use Plan dated May 18, 2005. 22. City of SLO Airport Compatible Open Space Plan, April 2005 23. City of SLO Local Hazard Mitigation Plan 24. City of SLO 2010 Urban Water Management Plan, 2011 25. Hydrologic and Hydraulic Analysis, KC Design Group, Inc., June 21, 2005 26. Waterway Management Plan, City and County of San Luis Obispo, 2003 27. Federal Emergency Management Agency, FIRM, November 16, 2012 28. City of SLO Land Use Element, 1994 29. City of SLO Noise Element, 1996 30. Acoustic Study, David Dubbink Associates, May 7, 2014 31. Los Osos Valley Road Interchange in the City of San Luis Obispo on US-101 Project Report, August 1, 2011 32. Institute of Transportation Engineers (ITE) Trip Generation Manuals. 33. City of SLO 2013 Water and Wastewater Development Impact Fee Study, 2013 34. Cold Canyon Landfill Final EIR, May 2012 35. Transportation Impact Analysis Report, Omni Means, August 2014 ATTACHMENT 9 ARC1 - 206 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 40 Attachments: 1. Location Map 2. Land Use Map 3. Zoning Map 4. Site Plans 5. CalEEMod Worksheets A. Winter Unmitigated Emissions B. Winter Mitigated Emissions C. Annual Unmitigated Emissions D. Annual Mitigated Emissions 6. 7. 8. Health Risk Assessment, Intrinsik Environmental Sciences, 2014 Acoustic Study, David Dubbink, 2014 Transportation Impact Analysis Report, Omni Means, August 2014 ATTACHMENT 9 Attachments are available to view online at: http://www.slocity.org/Home/ShowDocument?id=8297 ARC1 - 207 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO 41 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 REQUIRED MITIGATION AND MONITORING PROGRAMS Aesthetics AES-1 Prior to issuance of construction permits, final project design shall require architectural review to assure that impacts to scenic resources are addressed in accordance with City policy. The Architectural Review Commission shall review site design, building architecture, colors, grading, lighting, landscaping, and signage for consistency with General Plan polices for viewshed protection and the City’s Community Design Guidelines, and all recommendations shall be incorporated into the proposed project. In addition, the following standards shall supplement City policy, and shall apply to the project site: a. All free-standing exterior light fixtures shall have a maximum height of twenty feet as measured from the fixture to finished grade. All lighting shall incorporate fully shielded light sources, with illumination levels at or below 10-foot candles when measured below the light source at finished grade. Light levels at and beyond the property lines shall not exceed 1 foot-candle. The City shall review a complete lighting plan and photometrics plan as part of the construction plans to ensure compliance. b. The final site plan shall incorporate landscaping and site improvements in order to create a “soft edge” along all lot boundaries, including drought-tolerant native trees and shrubs. The landscaping plan shall include drought- tolerant, native tree plantings and irrigation within the Calle Joaquin right-of-way; trees shall be spaced to preserve primary views through the project site. c. All mechanical equipment (including backflow plumbing devices and water meters), whether on the ground or installed elsewhere, shall be painted a flat green color and screened from public view with appropriate landscape material, earthen berms, or landscaped walls. d. The final elevations shall identify exterior colors and materials that include natural, muted colors (i.e., muted browns, greens, and tans) consistent with the natural backdrop. Monitoring Program: These measures shall be incorporated into project grading and building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. AES-2 Prior to issuance of construction permits, the applicant shall submit a final landscape plan with road improvement plans for review and approval by the Community Development Department, Utilities Department, and Public Works Department. The landscape plan shall identify the size, quantity, and variety of all landscape plants and trees. Appropriate groundcover mulch and erosion control methods shall be indicated on the plan. The landscape plan shall include an irrigation plan (drip irrigation) and if feasible, connection to the City’s recycled water “purple pipe” system, for all proposed landscape areas. The landscape plan shall comply with the following standards, unless otherwise superseded by the Architectural Review Commission: a. Small trees that are no taller than 15-20 feet, numbers of which are calculated based on a spacing of 50 feet, shall be clustered and interspersed with other plant materials including low to medium-height shrubs and groundcovers (native and native-appearing choices) to create a variety of textures and canopies within the 12- foot wide planting strip between the eastern edge of the Calle Joaquin and U.S. Highway 101 right-of-ways. b. Larger trees with an open character, numbers of which are calculated based on a spacing of 50 feet, shall be clustered along the western edge of the Calle Joaquin right-of-way to maximize views through the southwestern and northeastern lot boundaries. Other smaller trees that are not taller than 40 feet, numbers of which are calculated based on a spacing of 50 feet, shall be interspersed with the larger trees along the frontage of the lot. Trees shall also be planted to complement the hotel building by choosing species that will ultimately meet the roofline of the building at maturity and be planted in locations close to the building. c. Size and quantity of all plants shall be clearly identified on the final landscape plan. Street trees shall be a minimum size of 24-inch box specimens. d. Use of recycled water is regulated by the State Water Board and CDPH. The City delivers recycled water under its Master Reclamation Permit from the State Water Board. The irrigation plans shall be prepared in compliance with the City’s Procedures for Recycled Water Use. f. On-site landscaping, and landscaping located within the parkway, between Calle Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A landscape maintenance agreement shall be recorded prior to issuance of construction permits. The agreement shall run with the land and the responsibility for on-going ATTACHMENT 9 ARC1 - 208 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 42 maintenance shall be transferred to future property owners, as applicable. Maintenance shall be overseen by the Community Development Director in consultation with the Natural Resources Manager. e. Use of recycled water is regulated by the State Water Board and CDPH. The City delivers recycled water under its Master Reclamation Permit from the State Water Board. The irrigation plans shall be prepared in compliance with the City’s Procedures for Recycled Water Use. f. On-site landscaping, and landscaping located within the parkway, between Calle Joaquin and U.S. Highway 101, shall be maintained by the developer/landowner. A landscape maintenance agreement shall be recorded prior to issuance of construction permits. The agreement shall run with the land and the responsibility for on-going maintenance shall be transferred to future property owners, as applicable. Maintenance shall be overseen by the Community Development Director in consultation with the Natural Resources Manager. Monitoring Program: These measures shall be incorporated into project landscape plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. AES-3 Prior to issuance of construction permits, the applicant shall submit construction plans showing the use of measures to reduce glare on windows facing U.S. Highway 101, which may include but not be limited to recessed windows or coatings. Monitoring Program: These measures shall be incorporated into project building plans for review and approval by the City Community Development Department. Compliance shall be verified by the City during building inspections. Air Quality AQ-1 Fugitive Dust Control Measures. The proposed project shall implement the following dust control measures so as to reduce PM10 emissions in accordance with SLOAPCD requirements. a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (nonpotable) water should be used whenever possible; c. All dirt stock pile areas should be sprayed daily as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible after grading unless seeding or soil binders are used; h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible; l. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20 percent opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. ATTACHMENT 9 ARC1 - 209 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 43 Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. AQ-2 Construction Equipment. The proposed project shall implement the following Standard Control Measures for construction equipment as to reduce air emissions in accordance with SLOAPCD requirements. a. Maintain all construction equipment in proper tune according to manufacturer’s specifications; b. Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for sue off-road); c. Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State Off-Road Regulation; d. Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road heavy- duty diesel engines, and comply with the State On-Road Regulation; e. Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by proving alternative compliance; f. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit; g. Diesel idling within 1,000 feet of sensitive receptors is not permitted; h. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; i. Electrify equipment when feasible; j. Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and k. Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. AQ-3 Construction. In the event the estimated construction phase ozone precursor emissions from the actual fleet for a given phase (site preparation, grading, construction, architectural coatings) exceed the APCD’s threshold of significance after Standard Mitigation Measures are factored into the estimation, the following Best Available Control Technologies (BACT) shall be implemented, including, but not limited to the following. a. Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road and 2010 on-road compliant engines; b. Repowering equipment with the cleanest engines available; c. Installing California Verified Diesel Emission Control Strategies (refer to www.arb.ca.gov/diesel/verdev/vt/cvt.htm; and d. Use of low VOC architectural coatings (71 grams/liter or less). Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. AQ-4 Developmental Burning. APCD regulations prohibit developmental burning of vegetative material within San Luis Obispo County; therefore, burning of vegetative material shall not occur. Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. AQ-5 Permits. Prior to construction, the applicant shall obtain all required permits from SLOAPCD. Portable equipment and engines 50 horsepower (hp) or greater, used during construction activities will require California statewide ATTACHMENT 9 ARC1 - 210 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 44 portable equipment registration (issued by the ARB) or an Air District permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive: a. Power screens, conveyors, diesel engines, and/or crushers; b. Portable generators and equipment with engines that are 50 hp or greater; c. Internal combustion engines; d. Unconfined abrasive blasting operations; e. Concrete batch plants; f. Rock and pavement crushing; g. Tub grinders; and, h. Trommel screens. Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City any required permits or exemptions issued by APCD. AQ-6 Naturally Occurring Asbestos. Naturally Occurring Asbestos (NOA) has been identified as a toxic air contaminant by the California Air Resources Board (ARB). Under the ARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations, prior to any grading activities a geologic evaluation shall be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. More information on NOA can be found at http://www.slocleanair.org/business/asbestos.asp. Monitoring Program: These conditions shall be noted on all project grading and building plans. The applicant shall provide the City any required permits or exemptions issued by APCD. Biological Resources BR-1 Upon application for construction permits, the following measures shall be included on applicable plans: a. If feasible, construction should be limited to the typical dry season (April 15 to October 15) in order to avoid impacts (e.g., erosion and sedimentation, pollutant discharge) to Prefumo Creek and water quality. If work must occur during the rainy season, the applicant shall install adequate erosion and sedimentation controls to prevent any sediment-laden run-off from entering Prefumo Creek. b. Upon completion of construction, disturbed areas will be stabilized or vegetated. c. The lot boundaries shall be marked with temporary construction fencing and flagging to prevent inadvertent disturbances. Soil stockpiling, construction equipment access, and staging areas shall not occur within Lot 5. d. Appropriate permanent hydrocarbon filtering and sedimentation and erosion control measure shall be included in the parking lot design in order to minimize long-term impacts associated with vehicular traffic. No parking lot or roadway drainage shall be directly routed to the Prefumo Creek corridor or City stormdrain system within adequate filtration methods such as an oil/water separator or bioswale planted with grasses and groundcover species designed for such use. A bioswale within a designated landscape area is the preferred method of water filtration. e. Light levels within 35 feet of Prefumo Creek shall be less than 0.5 foot candle and native landscape screening shall be planted between the proposed development and the Lot 5 property boundary to reduce potential light intrusion into the riparian area. Monitoring Program: These conditions and measures shall be noted on all grading and construction plans. The City Community Development Department shall verify compliance during building inspections. Cultural Resources CR-1 Prior to issuance of grading and construction permits, the following shall be included on all grading and construction plan sets: If excavations encounter significant paleontological resources, archaeological resources, or cultural materials, then construction activities that may affect them shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development ATTACHMENT 9 ARC1 - 211 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 45 Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. If pre-historic Native American artifacts are encountered, a Native American monitor should be called into work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Monitoring Program: These conditions shall be noted on all grading and construction plans. Geology and Soils GEO-1 Prior to issuance of grading and construction permits, the applicant shall submit grading and construction plans demonstrating compliance with the Geotechnical Engineering Report (Buena Geotechnical Services, Inc., December 2004) and/or subsequent geotechnical and soils engineering reports prepared and stamped by a certified engineer. Monitoring Program: The City Community Development Department and Building Inspector shall verify compliance. Hazards and Hazardous Materials HAZ-1 Non-residential density for Lot 3 is limited to 384.75 persons. Monitoring Program: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. HAZ-2 All tall structures shall be reviewed by the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR Part 77. In addition, applicable construction activities must be reported via FAA Form 7460-1 at least 30 days before proposed construction or application for building permit. Monitoring Program: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the ALUP. Monitoring Program: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. HAZ-4 Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including: a. creation of electrical interference with navigation signals or radio communication between the aircraft and airport; b. lighting which is difficult to distinguish from airport lighting; c. glare in the eyes of pilots using the airport; d. uses which attract birds and create bird strike hazards; e. uses which produce visually significant quantities of smoke; and f. uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). Monitoring Program: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. HAZ-5 Avigation easements will be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit. Monitoring Program: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. ATTACHMENT 9 ARC1 - 212 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 46 HAZ-6 All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. Monitoring Program: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Hydrology and Water Quality HYD-1 Prior to issuance of grading and construction permits, the applicant shall submit construction plans to the Community Development Department and Public Works Department for review and approval. Plans shall incorporate the following measures: a. All site drainage shall be directed towards the public right-of-way unless other provisions are approved by the City. b. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it is discharged off-site and enters the storm water system. The separator shall be regularly maintained to ensure efficient pollutant removal. c. The project shall, where feasible, incorporate porous paving, landscaping, or other design element to reduce surface water runoff in driveways, parking areas, and outdoor use areas consistent with Land Use Element Policy 6.5.7 (or as amended). d. The project shall comply with the City’s Waterway Management Plan and any additional recommendations prescribed in the Hydrologic and Hydraulic Report (KC Design Group, May 18, 2005). Monitoring Program: These conditions shall be noted on, and incorporated into, grading and construction plans. The City Community Development Department and Building Inspector shall verify compliance. HYD-2 Prior to issuance of grading and construction permits, the applicant shall submit a detailed final hydraulic analysis to the Director of Public Works for review and approval. The analysis shall demonstrate how the project will comply with the requirement to have a design capacity for a 100-year storm. The analysis shall include any needed drainage channel erosion control protection to the satisfaction of the Director of Public Works and Natural Resources Manager. Monitoring Program: The City Public Works Department shall verify receipt and approval of required final analysis. Noise N-1 Prior to issuance of construction permits, the applicant shall submit plans including the following: a. Screened noise barriers shall be installed along the northern and eastern boundaries of proposed outdoor use areas, including the pool and barbeque patio. The barriers shall be constructed to attenuate noise by a minimum of 7 decibels for the pool area, and 5 decibels for the barbeque patio. b. The design of the hotel shall incorporate the following standards, consistent with the Uniform Building Code, to attenuate transportation-related noise by 30 dB: 1. Provide air conditioning or a mechanical ventilation system, so windows and doors may remain closed. 2. Mount windows and sliding glass doors in low air infiltration rate frames (0.5 cfm or less, per ANSI specifications). 3. Provide solid-core exterior doors with perimeter weather stripping and threshold seals. 4. Cover exterior walls with stucco or brick veneer. 5. Keep glass area in windows and doors below 20% of the floor area in a room. 6. Baffle roof or attic vents facing the noise source. 7. At exterior walls, attach interior sheetrock to studs by resilient channels, or use staggered studs or double walls. 8. Provide windows with a laboratory-tested STC rating of 30 or more. ATTACHMENT 9 ARC1 - 213 ER # 1098-15 (Calle Joaquin Hotel Development) CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2015 47 Monitoring Program: These conditions shall be noted on, and incorporated into, construction plans. The City Community Development Department and Building Inspector shall verify compliance. Transportation and Traffic TC-1 Prior to issuance of grading and construction permits, the applicant shall contribute its fair share of Los Osos Valley Road interchange sub-area fees and Traffic Impact Fees as determined by the Deputy Director of Public Works. The applicant shall contribute fair share fees, or shall comply with a cost recovery agreement, for the potential future implementation of Los Osos Valley Road/Calle Joaquin intersection improvements, as determined and conditioned by the Deputy Director of Public Works. Monitoring Program: The City Public Works Department shall verify receipt of fair share fees and cost sharing agreement, as applicable. TC-2 Prior to issuance of grading and construction permits, the applicant shall submit final road improvement plans demonstrating adequate stopping sight distance studies to the City Public Works Department for review and approval. Issuance of an Encroachment Permit shall be required prior to grading and construction of road improvements. Monitoring Program: The City Public Works Department shall verify issuance of an Encroachment Permit and receipt of road improvement plans. Utilities and Service Systems USS-1 The City’s hydraulic model identifies capacity constraints at the existing sewer crossing of US 101 to just upstream of the Laguna Lift Station. The existing sewer crossing is over capacity during current peak wet weather flows and the pipes surcharge. Replacement of the sewer main, including upsizing to accommodate the project, is planned under the City’s 2015 Infrastructure Renewal Strategy. The project will be responsible for contributing its fair share to these off-site improvements to the City’s wastewater collection system. Monitoring Program: In conjunction with Community Development, the City Utilities Department shall verify payment of appropriate impact fees prior to issuance of the construction permit. ATTACHMENT 9 ARC1 - 214 AT T A C H M E N T 1 0 AR C 1 - 21 5 AT T A C H M E N T 1 0 AR C 1 - 21 6 AT T A C H M E N T 1 0 AR C 1 - 21 7 AT T A C H M E N T 1 0 AR C 1 - 21 8 AT T A C H M E N T 1 0 AR C 1 - 21 9 AT T A C H M E N T 1 0 AR C 1 - 22 0